What is SB-684 and how does it affect properties in La Habra Heights?

Senate Bill 684 (SB-684) is aimed at streamlining the approval process for small housing projects in California, focusing on developments with up to 10 units on urban lots of less than 5 acres. In La Habra Heights, this means that local officials should decide on development proposals within 60 days, without the need for public hearings or additional reviews. Certain regulations, such as those from the California Environmental Quality Act (CEQA), might be waived, making it easier to proceed with housing projects.

The current status of SB-684

The CityStructure team reached out to La Habra Heights' planning department on August 29, 2024, to clarify how SB-684 will be implemented locally. Given that the law is still new and may require time for review and interpretation, we have not yet received a response. In the meantime, we will follow state regulations and provide updates as more details become available.

What can homeowners build under SB-684 in La Habra Heights?

What are the lot limitations under SB-684?

SB-684 allows properties up to 5 acres to be split into as many as 10 lots. Each lot should be at least 600 square feet in size.

What is the size limitation for the new units?

In La Habra Heights, new homes built under SB-684 cannot surpass 1,750 square feet.

What are the setbacks?

Buildings should be at least 4 feet away from both the side and rear property lines.

What is the parking requirement under SB-684?

In La Habra Heights, each unit should have one off-street parking space, 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?

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Who and which properties qualify for SB-684?

Which zoning districts are eligible for SB-684?

In La Habra Heights, SB-684 applies to zones 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 expands the provisions of SB-684 by allowing the construction of up to 10 homes on vacant lots intended for single-family use. This change aims to enhance the availability of affordable housing and create more chances for individuals to buy homes in areas that previously allowed only multi-family developments.

Do the environmental requirements or overlays on the lot restrict the property development under SB-684?

Yes, environmental rules can limit what can be built under SB-684. Land designated as wetlands, agricultural land, prime farmland, or hazardous waste sites generally cannot be developed unless it is approved for residential use and meets state safety standards. Areas protected for conservation or as wildlife habitats are also typically off-limits to development.

Can you build in high-risk CEQA zones?

Maybe. Building may be possible in high-risk CEQA areas, but there are specific restrictions. In La Habra Heights, construction is not allowed in areas marked as Very High Fire Severity Zones. Also, building near active earthquake faults is restricted unless strict safety requirements are met.

For flood zones, development is only permitted if it complies with flood management regulations. Projects in floodways should provide a certification showing they won’t increase flooding risks.

Is it allowed to demolish an affordable unit?

No, SB-684 prevents the demolition of affordable housing units in La Habra Heights. Development projects should ensure they do not remove or change housing that is protected by agreements or regulations intended to keep it 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, tenant rights are protected. Under SB-684, projects cannot involve demolishing or altering:

• Housing units with rent or price controls established by La Habra Heights.
• Homes that had tenants in the past 5 years, even if they are now vacant or demolished.
• Properties where the Ellis Act was used to remove rental units from 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 projects under SB-684, a ministerial approval permit is required. This permit simplifies the process by allowing local officials to review projects based on clear rules, without requiring discretionary reviews or public hearings. If a project meets certain criteria, such as unit count and zoning rules, it can be approved more quickly.

What are objective standards?

Objective standards are specific rules set by local authorities for building and designing homes. They include details on zoning, lot sizes, and design features. These rules are meant to be simple and not overly strict, helping projects meet density goals without needing extra setbacks or additional parking spaces.

How much does the permit cost?

The costs for Planning and Building permits vary depending on how many lots and homes you plan to build. Starting 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 lower 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 La Habra Heights, follow these steps:

• Check Eligibility
  Make sure the property is properly zoned, is under 5 acres, and meets all the required criteria.

Check zoning eligibility for your property instantly.

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• Submit Tentative Map Application
  File an application for a tentative map, noting that it’s for SB-684.
• Review Process
  the City of La Habra Heights officials will review the application within 60 days. If it’s denied, feedback will be given. If there is no response within 60 days, the application is automatically approved.
• Apply for Final Map Approval
  Once the tentative map is approved, apply for final map approval.
• Apply for Building Permits
  Apply for building permits before the final map is officially recorded, provided certain conditions are met.
• Meet Approval Conditions
  Complete all required conditions and then 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 La Habra Heights City?

In La Habra Heights, SB-684 and SB-9 affect unit sizes, setbacks, lot sizes, density, and development areas differently. This comparison explains their impact on these factors and how each law influences local building projects.

Apply SB-684 rules to your property to see what you can build, the cost, and return.

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