City of Huntington Park
Everything You Need to Know About SB-684 Development in Huntington Park
California has recently changed its land use laws to make it easier to build multiple homes on a single property. These adjustments streamline the approval process and allow developers to wait until a project is complete to pay certain fees. SB-684, a key part of these updates, is designed to simplify approval for projects with up to 10 housing units on urban lots under 5 acres, helping to meet the demand for more mid-sized housing options. Starting July 1, 2024, cities like Huntington Park will accept applications under this law, creating new opportunities for urban development. This law also supports market-rate housing, making projects more affordable and potentially more profitable for developers.
What is SB-684 and how does it affect properties in Huntington Park?
SB-684 also known as Senate Bill 684 streamlines the approval process for small housing projects in California. It applies to developments with up to 10 units on city lots smaller than 5 acres. Local authorities should approve these projects within 60 days, without requiring public hearings or detailed reviews. The law also removes some regulations, including those from the California Environmental Quality Act (CEQA).
The current status of SB-684
With SB-684 being a recent law, awareness about it is still low, making it somewhat difficult for people to understand and use it effectively, especially with limited resources to guide them. CityStructure contacted the city's planning department and on September 10, 2024, Lemessis Quintero, Huntington Park’s associate planner, clarified to the CityStructure team when we reached out to her, that:
"No City ordinance currently in place. Applicant should follow State regulations."
To make the best use of this law for your property, it’s essential to get a good grasp of the state’s requirements. Having clear information can help applicants fully benefit from what the law has to offer.
What can homeowners build under SB-684 in Huntington Park?
What are the lot limitations under SB-684?
In Huntington Park, SB-684 allows properties to be up to 5 acres. Each property can have up to 10 lots, with each lot requiring to be at least 600 square feet.
What is the size limitation for the new units?
SB-684 restricts new residential units in Huntington Park to a maximum size of 1,750 square feet.
What are the setbacks?
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?
Under SB-684, each unit requires one off-street parking space unless the property is within half a mile of a major transit stop or in 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 Huntington Park, SB-684 applies to both multi-family and vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 expands Senate Bill 684 by enabling the building of up to 10 homes on vacant lots that were originally meant for single-family homes. This change aims to create more affordable housing options and give more people the chance to buy homes in areas that used to permit only multi-family housing.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Under SB-684, development may be restricted by certain environmental conditions:
- Prime Farmland: Land considered prime farmland usually can’t be divided unless it’s set for residential use.
- Wetlands: Areas identified as wetlands cannot be developed.
- Hazardous Waste Sites: Properties on hazardous waste lists cannot be developed unless they’re proven safe for residential use.
- Conservation Land: Protected conservation areas cannot be built on.
- Habitat for Protected Species: Land that serves as a habitat for protected species cannot be developed.
- Land Under Conservation Easement: Properties with conservation easements are off-limits for development.
Can you build in high-risk CEQA zones?
Building in high-risk CEQA zones in Huntington Park has specific restrictions:
- Fire Hazard Zones: You cannot build in areas identified as high fire risk.
- Earthquake Fault Zones: Construction on active fault lines is not allowed unless it meets safety standards.
- Flood Zones: Building is allowed only if the site is approved for flood management.
- Floodways: You need certification to show that your project won’t increase flooding risks.
Is it allowed to demolish an affordable unit?
No, SB-684 does not allow the demolition of affordable housing units. Projects cannot remove or alter homes protected by agreements or rules designed to keep them affordable for low, very low, or extremely low-income residents.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, SB-684 protects the rights of current tenants by preventing projects from demolishing or altering:
- Residential units with rent or price controls in Huntington Park.
- Homes that had tenants within the past 5 years, even if they are now vacant or demolished.
- Properties where the Ellis Act was used to take rental units off the market 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 developments under SB-684, a ministerial approval process is used. This approach means that decisions are made based on fixed rules rather than personal opinions. Consequently, there's no requirement for CEQA reviews, discretionary reviews, or public hearings, making the process quicker and easier.
What are objective standards?
Objective standards are specific, consistent rules for evaluating projects. They are based on set criteria rather than personal opinions, ensuring that assessments are consistent and predictable. This provides clear guidelines for homeowners and developers.
How much does the permit cost?
The cost of permits for Planning and Building depends on how many lots and homes you plan to build. Starting on May 20, 2024, a new law (Senate Bill SB-937) will allow builders to postpone some payments until they receive their occupancy certificate. This change aims to decrease initial costs, making it easier for more projects to stay on budget and succeed.
What are the steps to get the permits?
To get permits under SB-684 in Huntington Park City, follow these steps:
- Check Eligibility: Confirm that your property is correctly zoned, does not exceed 5 acres, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application: Apply for a tentative map, clearly stating that it's for SB-684.
- Review Process: The City of Huntington Park will review your application within 60 days. If it is denied, you will get feedback. If there is no decision within 60 days, your application is considered approved.
- File Final Map Application: Once the tentative map is approved, submit the final map application.
- Apply for Building Permits: Apply for building permits separately. These permits may be issued before the final map is recorded if specific conditions are satisfied.
- Fulfill Approval Conditions: Meet all conditions required for the tentative map and 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 Huntington Park City?
In Huntington Park, SB-684 and SB-9 affect construction in different ways. They vary in terms of unit sizes, setbacks, lot sizes, density, and the areas where building is permitted. This comparison shows how each rule influences construction projects differently.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
Related Articles
ADU Solutions for Aging in Place in Huntington Park
All You Need to Know About Building on Properties in Huntington Park Under SB-9
How to get your permits fast or the benefits of using SB-423 in Huntington Park
How to Make My ADU a Profitable Investment in Huntington Park?