City of Gardena
Everything You Need to Know About SB-684 Development in Gardena
Recent updates to California's land use laws aim to simplify the process of building more homes on a single property. These changes speed up the approval process and give developers the option to delay certain fees until the project is finished. SB-684 focuses on making it easier to approve projects with up to 10 units on urban lots under 5 acres, addressing the growing need for "middle housing." Beginning July 1, 2024, cities like Gardena will begin accepting applications under this law, opening up new possibilities for urban growth. The law also supports market-rate housing, which can make these projects more affordable and offer developers greater profit potential.
What is SB-684 and how does it affect properties in Gardena?
Senate Bill 684, or SB-684 simplifies the approval process for small-scale housing projects in California. It applies to developments of up to 10 units on urban lots of less than 5 acres. Local officials are expected to make decisions on these projects within 60 days, avoiding public hearings and extensive reviews. Additionally, some regulations, including those from the California Environmental Quality Act (CEQA), do not apply.
The current status of SB-684
The new law, SB-684, is not widely known yet, which can pose challenges for those looking to apply, especially if they lack experience or resources.
CityStructure contacted the city's planning department, and on September 5, 2024, Amanda Acuna, Gardena’s assistant planner, clarified to the CityStructure team when we reached out to her, that:
"SB 684 does apply to the eligible properties as outlined in the state statute."
To successfully apply this new law in your property, it’s important to fully understand the state's guidelines. Clear instructions will help applicants take full advantage of the law.
What can homeowners build under SB-684 in Gardena?
What are the lot limitations under SB-684?
SB-684 applies to parcels up to 5 acres in size. These can be split into a maximum of 10 smaller lots, each of which must be at least 600 square feet.
What is the size limitation for the new units?
In Gardena, SB 684 restricts the size of new residential units at 1,750 square feet.
What are the setbacks?
Setbacks should keep a minimum distance of 4 feet from new buildings to the side and rear property lines.
What is the parking requirement under SB-684?
Under SB-684 in Gardena, each unit should provide one off-street parking space. However, this requirement can 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 Gardena, SB-684 is applicable to areas zoned for either multi-family or vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 builds on SB-684 by allowing the building of up to 10 houses on vacant lots in neighborhoods that primarily have single-family homes. This adjustment promotes affordable housing options and opens up more chances for individuals to own homes in areas that used to only permit single-family dwellings.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit development under SB-684. Areas identified as prime farmland, wetlands, agricultural zones, or hazardous waste sites typically cannot be divided unless they are specifically designated for residential use or meet state safety standards. Additionally, properties with conservation agreements or that serve as habitats for protected species are usually not eligible for development. These regulations are intended to preserve valuable land and wildlife.
Can you build in high-risk CEQA zones?
It might be possible. Constructing in high-risk CEQA zones in Gardena comes with certain conditions:
Fire Hazard Areas: Building is restricted in zones designated as Very High Fire Severity by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Construction is not allowed on active fault lines unless it adheres to stringent seismic safety codes.
Flood Zones: Development is restricted in flood-prone areas unless the site complies with floodplain management standards or federal flood control regulations.
Floodways: Projects in floodways require certification to ensure they do not elevate the risk of flooding.
Is it allowed to demolish an affordable unit?
No, it's not allowed. Affordable units cannot be demolished or altered. Housing that is secured by laws or agreements to maintain affordability for low, very low, or extremely low-income families cannot be destroyed or modified during the development process.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, current tenants' rights are secured. Development cannot involve demolishing or altering:
- Housing with rent or price controls set by Gardena.
- Homes where tenants lived within the last 5 years, even if they have been demolished or are now vacant.
- Properties from which rental units were withdrawn using the Ellis Act 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?
Under SB-684, the permit process is ministerial. It involves a simple review based on set rules, without public hearings or discretionary reviews. This efficient process applies to projects that comply with specific criteria, such as the number of housing units and zoning regulations.
What are objective standards?
Objective standards are specific guidelines established by local authorities to manage the design and development of housing projects. They cover aspects like zoning, land division, and design criteria. These standards are intended to be clear and practical, avoiding overly restrictive conditions that could prevent projects from achieving their density targets or imposing additional requirements beyond standard building codes.
How much does the permit cost?
The fees for Planning and Building permits depend on how many lots and houses you plan to build. Starting May 20, 2024, a new law (Senate Bill SB-937) will allow builders to postpone certain payments until they receive their occupancy certificate. This update aims to reduce costs, making it easier for more projects to stay on track financially and succeed.
What are the steps to get the permits?
To secure permits under SB 684 in Gardena City, follow these steps:
- Check Eligibility: Ensure your property is appropriately zoned, is 5 acres or smaller, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map: File an application for a tentative map, specifying that it pertains to SB 684.
- Review Process: The City of Gardena will evaluate your application and decide within 60 days. If your application is denied, you will receive an explanation.
- Submit Final Map: After the tentative map is approved, apply for the final map.
- Request Building Permits: Apply for building permits separately. These may be issued before the final map is recorded, provided specific conditions are met.
- Fulfill 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 Gardena City?
This overview illustrates the differences between SB-684 and SB-9 in Gardena City. It details how each regulation affects unit sizes, setbacks, lot dimensions and counts, density, and development areas. This helps to clarify their impact on local development.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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