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Everything You Need to Know About SB-684 Development in La Mesa
In the U.S., there is an increasing push for "middle housing," and California is updating its rules to support this change. The new SB-684 law is designed to make it easier to approve residential projects with up to 10 units on urban lots smaller than 5 acres. It also speeds up the permit process and lets developers delay some payments until the project is finished or the building is ready for occupancy. Starting July 1, 2024, cities like La Mesa will have to accept projects that follow SB-684 guidelines.
What is SB-684 and how does it affect properties in La Mesa?
Senate Bill 684, or SB-684 simplifies the approval procedure for small housing projects in California. It applies to developments with a maximum of 10 units on urban lots smaller than 5 acres. Local officials are required to decide on these projects within 60 days, without the need for public hearings or discretionary reviews. Some regulations, including the California Environmental Quality Act (CEQA), are not applicable.
The current status of SB-684
The CityStructure team reached out to La Mesa's planning department on August 27, 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 Mesa?
What are the lot limitations under SB-684?
SB-684 applies to properties of up to 5 acres in size and allows them to be divided into a maximum of 10 individual parcels. Each parcel should be no smaller than 600 square feet.
What is the size limitation for the new units?
In La Mesa, new housing units built under SB-684 cannot surpass 1,750 square feet in size.
What are the setbacks?
Setbacks should be at least 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Under SB-684 in La Mesa, each unit requires 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 La Mesa, SB-684 applies to areas designated for either multi-family housing or vacant lots within single-family residential use.
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 small homes not only in multi-family areas but also on vacant lots in single-family neighborhoods. This change supports the development of affordable housing and increases opportunities for homeownership in areas that had previously imposed more strict rules.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development. Properties classified as prime farmland, wetlands, or hazardous waste sites cannot be subdivided unless they have been approved for residential or agricultural use. Additionally, lands under conservation agreements or designated as habitats for protected species are not eligible for development. These restrictions are in place to protect important natural areas and wildlife.
Can you build in high-risk CEQA zones?
Building in high-risk CEQA zones is subject to specific restrictions:
- Fire Hazard Zones: Construction is prohibited in areas marked as high fire risk by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Building on active fault lines is not allowed unless the project complies with strict earthquake safety standards.
- Flood Zones: Development in areas prone to flooding is restricted unless it meets floodplain management or federal flood control requirements.
- Floodways: Construction in floodways requires a no-rise certification to ensure that it will not worsen flood risks.
Is it allowed to demolish an affordable unit?
No, in La Mesa, affordable housing units that are protected by agreements, regulations, or laws to maintain low rents for low-income residents cannot be demolished or changed.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, current tenant rights are protected. Housing projects cannot demolish or alter units that have rent or price restrictions set by La Mesa City. This protection applies to homes that were occupied within the past 5 years, even if they are now vacant or have been demolished. Additionally, properties that were removed from the rental market under the Ellis Act in the last 15 years are also protected from these changes.
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, certain projects can use a ministerial approval process. This means local officials review applications based on straightforward rules, bypassing public hearings and discretionary reviews. This efficient method applies to developments that meet specific criteria, like a set number of residential units and compliance with zoning and density requirements.
What are objective standards?
Objective standards are specific rules set by local governments that dictate how housing projects should be designed and built. These guidelines address zoning, property division, and design elements. They are meant to be clear and reasonable, ensuring that projects can meet density targets and do not impose additional requirements, like larger setbacks or extra parking, that go beyond typical building codes.
How much does the permit cost?
The expenses associated with planning and building permits depend on the number of lots and residential units included in a project. Beginning on May 20, 2024, new legislation (SB-937) will allow developers to delay certain fees until they obtain an occupancy certificate, potentially reducing upfront expenses.
What are the steps to get the permits?
To obtain permits under SB-684 in La Mesa City, follow these steps:
1. Confirm Eligibility
Make sure your property is properly zoned, less than 5 acres in size, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map
Application File an application for a tentative map, indicating that it is for SB-684.
3. Review Process
The City of La Mesa will evaluate your application and provide a decision within 60 days. If the application is denied, you will receive feedback. If no decision is made within this timeframe, the application is automatically approved.
4. File Final Map
Application After the tentative map is approved, submit the application for the final map.
5. Apply for Building Permits
Submit applications for building permits. These can be granted before the final map is officially recorded if certain conditions are fulfilled.
6. Fulfill Conditions
Complete all necessary conditions for approval and record the final map to finalize the subdivision.
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 Mesa City?
This comparison outlines the differences between SB-684 and SB-9 in La Mesa City. It covers how each policy affects unit sizes, setbacks, lot sizes, numbers, density, and development locations, providing insight into 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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