City of Irwindale
Everything You Need to Know About SB-684 Development in Irwindale
The state of California is revising its land use laws to allow more units per property, streamline the permitting process, and allow developers to delay paying permit fees until the project is completed or the certificate of occupancy is granted. SB-684, introduced as part of the broader shift towards supporting middle housing, simplifies the approval process for developments with up to 10 units on urban lots under 5 acres. Starting July 1, 2024, cities like Irwindale will be required to accept applications for projects that fall under SB-684.
What is SB-684 and how does it affect properties in Irwindale?
SB-684 is a new law in California that makes it easier and faster to approve small housing projects. It applies to developments with up to 10 homes on properties that are under 5 acres in size. Local governments are required to make decisions on these projects within two months, without needing public meetings or extra reviews. The law also removes some environmental rules to help speed up the process.
What can homeowners build under SB-684 in Irwindale?
What are the lot limitations under SB-684?
SB-684 applies to lots that are no larger than 5 acres. When splitting a property, the minimum size for each new lot is 600 square feet.
What is the size limitation for the new units?
In Irwindale, homes built under SB-684 can be up to 1,750 square feet in size.
What are the setbacks?
New buildings should be set back at least 4 feet from the side and rear boundaries of the property.
What is the parking requirement under SB-684?
Each home in Irwindale should have one parking space off the street unless the property is within half a mile of a major transit hub or a well-served 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 Irwindale, SB-684 applies to multi-family zones and vacant lots within residential neighborhoods designated for single-family homes.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 simplifies the approval process for small housing projects in multi-family zones, while SB-1123 broadens this by allowing up to 10 homes on vacant single-family lots, particularly those near key community services. This change aims to boost affordable housing options and support homeownership in areas with fewer housing choices.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit where development can happen. Properties located on hazardous waste sites, wetlands, agricultural land, or prime farmland are generally restricted unless they are zoned for residential use or comply with state safety standards. Conservation areas or wildlife habitats are usually off-limits to protect the environment.
Can you build in high-risk CEQA zones?
It depends. In Irwindale, development in high-risk CEQA zones may be allowed, but certain restrictions apply. These include:
- Construction is prohibited in Very High Fire Severity Zones, as designated by state maps or the Department of Forestry and Fire Protection.
- Development is restricted on active fault lines in earthquake-prone areas, requiring adherence to safety standards.
- Projects in flood zones should comply with federal flood control regulations.
- Projects in floodways should be certified to ensure they do not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prevents the demolition of affordable units in Irwindale. The law ensures that homes intended to remain affordable for low-income residents cannot be removed or altered.
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 developments cannot include the demolition or changes to:
- Properties that have rent or price restrictions imposed by the City of Irwindale.
- Properties that were rented out within the last 5 years, even if they are now vacant or have been torn down.
- Properties that have taken rental units off the market under 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?
For projects under SB-684, a ministerial permit is required. This type of permit enables local authorities to process applications based on set guidelines, without the need for public hearings or in-depth assessments. Projects that align with the established criteria, like zoning and unit density, can be approved quickly.
What are objective standards?
Objective standards refer to clear, set rules defined by local authorities for residential developments. These guidelines cover zoning, lot divisions, and design criteria, without imposing additional conditions such as larger setbacks or extra parking spaces beyond the usual requirements.
How much does the permit cost?
Permit costs for Planning and Building depend on the size and scale of the project. Starting May 20, 2024, SB-937 will allow developers to postpone certain impact fees until the project is finished and ready for occupancy, offering more flexibility with financing and budgeting.
What are the steps to get the permits?
To secure permits under SB-684 in Irwindale, follow these steps:
1. Verify Eligibility. Ensure the property meets zoning laws, is less than 5 acres, and satisfies all necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit a Tentative Map Application. Begin the process by submitting your tentative Map application, clearly indicating that it pertains to an SB-684 project.
3. City Evaluation. The City of Irwindale will review your application and provide a decision within 60 days. If the application is rejected, they will give the reasons and offer suggestions for improvement. If no response is received within 60 days, the application will be automatically approved.
4. Apply for Final Map Approval. Once the preliminary map is approved, you can proceed with submitting the request for final map approval.
5. Submit Building Permit Applications. You can apply for building permits before the final map is officially recorded, provided you meet the necessary conditions.
6. Fulfill Conditions and Record the Final Map. Make sure all outstanding requirements are met, and the final map is recorded to officially 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 Irwindale City?
This comparison emphasizes the differences between SB-684 and SB-9 in Irwindale, such as the required setbacks, the allowable sizes for units and lots, and the areas designated for new construction.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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