City of El Segundo
Everything You Need to Know About SB-684 Development in El Segundo
Building several homes on one property is now easier due to California’s updated housing rules. These changes speed up approvals and let developers delay certain fees until after construction is done. SB-684 promotes the building of "middle housing," like small apartment buildings, by making it simpler to approve projects with up to 10 units on urban lots under 5 acres. Starting July 1, 2024, cities like El Segundo will begin accepting applications under SB-684, offering new opportunities for urban growth. The law aims to turn eligible properties into affordable housing with flexible options for renting or selling in sought-after areas.
What is SB-684 and how does it affect properties in El Segundo?
Senate Bill 684, or SB-684, simplifies the approval process for small housing developments in California. It covers projects with up to 10 units on urban lots less than 5 acres in size. With this bill, local authorities should make decisions within 60 days, eliminating the need for public meetings and extensive reviews. Additionally, certain rules, like those in the California Environmental Quality Act (CEQA), are not applied.
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 division, and on September 9, 2024, El Segundo, clarified to the CityStructure team when we reached out to them, that the applicants should follow the information the state has offered for SB-684.
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 Segundo?
What are the lot limitations under SB-684?
SB-684 covers properties up to 5 acres in size. These can be divided into up to 10 parcels, with each parcel having a minimum size of 600 square feet.
What is the size limitation for the new units?
In El Segundo, SB-684 restricts the size of new housing units to a maximum of 1,750 square feet.
What are the setbacks?
The required setbacks are up to 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Under SB-684, up to one off-street parking space per unit is required. However, this requirement can be waived if the property is located within half a mile of a major transit stop or a high-quality 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 El Segundo, SB-684 is applicable to zoning areas designated for multi-family and vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 enhances 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 supports affordable housing and increases opportunities for people to own homes in places that previously allowed only single-family houses.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict property development under SB-684. You cannot divide land classified as prime farmland, wetlands, or designated for agriculture and hazardous waste unless it has been approved for residential use or adheres to state safety regulations. Additionally, properties involved in conservation efforts or serving as habitats for protected species are excluded from development. These measures are in place to safeguard critical land and wildlife.
Can you build in high-risk CEQA zones?
It depends. Building in high-risk CEQA zones may be restricted by several factors:
Fire Hazard Areas
Construction is prohibited in regions identified as extreme fire risk by state or forestry maps.
Earthquake Fault Areas
You cannot build on active fault lines unless the project complies with earthquake safety standards and building codes.
Flood Zones
Development is limited in flood-prone areas unless it adheres to floodplain management or federal flood control standards.
Floodways
Construction in floodways requires certification to confirm it won’t elevate flood risks.
Is it allowed to demolish an affordable unit?
No, demolishing or modifying an affordable housing unit is not allowed in El Segundo. If the unit is secured by agreements, laws, or ordinances that ensure it remains affordable for low- to very low-income individuals, it should be preserved.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, tenants' rights are protected. Housing projects are not allowed to demolish or alter units with rent control or pricing restrictions established by the City of El Segundo. This rule also covers properties where tenants lived within the past 5 years, even if the units have since been vacated or demolished. Furthermore, properties taken off the rental market through the Ellis Act in the last 15 years are also protected from such changes.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
The development might be eligible for a ministerial permit, which means the local authorities make a decision based on straightforward criteria, without requiring public hearings or discretionary reviews. This type of permit applies to projects that follow specific requirements, such as the number of residential units and compliance with zoning and density rules.
What are objective standards?
Objective standards are specific regulations established by local officials that outline how a housing project should be designed and constructed. These standards cover aspects like zoning, land use, and architectural details. They are intended to provide clear guidelines without being so restrictive that they hinder a project's ability to meet density targets or impose additional requirements, such as extra setbacks or parking, beyond what standard building codes dictate.
How much does the permit cost?
The cost of permits for Planning and Building varies based on the number of lots and homes you intend to develop. Beginning May 20, 2024, a new law (Senate Bill SB-937) will allow builders to delay some payments until they obtain their occupancy certificate. This change is designed to lower expenses, making it easier for more projects to remain within budget and succeed.
What are the steps to get the permits?
To secure permits under SB 684 in El Segundo City, you need to complete several steps:
1. Verify Eligibility
Ensure your property is zoned correctly, not larger than 5 acres, and satisfies all other criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
Apply for a tentative map and indicate that it is for SB-684.
3. Review Process
The City of El Segundo will evaluate your application and make a decision within 60 days. If your application is denied, you will receive feedback. If there is no decision within 60 days, your application is automatically considered approved.
4. File Final Map Application
After the tentative map gets approval, apply for the final map.
5. Apply for Building Permits
Submit applications for building permits separately. Permits can be granted before the final map is recorded if certain conditions are met.
6. Meet Approval Conditions
Satisfy all requirements 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 El Segundo City?
This overview compares SB-684 and SB-9 in El Segundo City. It highlights how each policy affects various factors including unit sizes, setbacks, lot sizes, and numbers, the density of units, and eligible development areas. It provides insight into how these regulations influence development within the city.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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