City of La Mirada
Everything You Need to Know About SB-684 Development in La Mirada
Across the U.S., there's a growing effort for "middle housing," and California is updating its laws to encourage this. The new SB-684 law makes it easier to get approval for residential projects with 10 or fewer units on urban lots smaller than 5 acres. It also speeds up the permit process and allows developers to delay paying some fees until the project is finished or the occupancy certificate is issued. Starting July 1, 2024, cities like La Mirada will have to accept projects submitted under SB-684.
What is SB-684 and how does it affect properties in La Mirada?
Senate Bill 684 (SB-684) streamlines the approval process for smaller residential projects in California. It covers developments with up to 10 units on urban properties of 5 acres or less. Local authorities should make decisions on these projects within 60 days, bypassing public hearings and detailed reviews. Moreover, certain regulations, like those from the California Environmental Quality Act (CEQA), are not applicable.
The current status of SB-684
As a recent law, SB-684 is still not widely known, which can make it tricky to understand and apply, particularly with limited resources available. CityStructure contacted the city's planning department and on November 5, 2024, Manuel Muñoz, La Mirada’s community development director, clarified to the CityStructure team when we reached out to him, that:
"We are currently updating the Municipal Code to allow for Small Lot Development as allowed per SB-684. We should have the updates completed by January 2025."
To make the most of this law for your property, it’s essential to have a clear understanding of the state’s guidelines. Having simple, clear information will help you fully benefit from the opportunities it offers.
What can homeowners build under SB-684 in La Mirada?
What are the lot limitations under SB-684?
SB-684 pertains to properties that are up to 5 acres in size. These can be divided into no more than 10 smaller lots, with each lot needing to be at least 600 square feet.
What is the size limitation for the new units?
In La Mirada, SB 684 sets a maximum size limit of 1,750 square feet for new residential units.
What are the setbacks?
Setbacks require maintaining a minimum distance of 4 feet between new structures and the side or rear property lines.
What is the parking requirement under SB-684?
For developments under SB-684 in La Mirada, each unit is required to have one off-street parking space. This requirement may be exempt if the property is situated within half a mile of a major transit stop or a well-connected transit zone.
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 Mirada, 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 broadens the scope of SB-684 by allowing the building of up to 10 homes on empty lots originally designated for single-family housing. This modification seeks to improve access to affordable housing and increase opportunities for people to purchase homes in neighborhoods that used to permit only multi-family construction.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development under SB-684. Properties classified as prime farmland, wetlands, agricultural areas, or hazardous waste sites generally cannot be subdivided unless they are designated for residential use or comply with state safety standards. Additionally, properties under conservation agreements or serving as habitats for protected species are typically not eligible for development. These rules aim to protect important land and wildlife.
Can you build in high-risk CEQA zones?
Building in high-risk CEQA zones in La Mirada might be possible under specific conditions:
- Fire Hazard Areas: Construction is limited in areas marked as Very High Fire Severity by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Building is prohibited on active fault lines unless it meets strict seismic safety requirements.
- Flood Zones: Development is restricted in areas prone to flooding unless it conforms to floodplain management standards or federal flood control regulations.
- Floodways: Projects in floodways must be certified to ensure they do not increase the risk of flooding.
Is it allowed to demolish an affordable unit?
No, demolishing or altering an affordable unit is not allowed. Housing designated to remain affordable for low, very low, or extremely low-income families cannot be destroyed or changed as part of 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, the rights of current tenants are protected. Development cannot include demolishing or modifying:
- Properties with rent or price controls established by La Mirada.
- Homes that have had tenants within the past 5 years, regardless of whether they are still occupied or have been vacated.
- Properties where rental units were removed through the Ellis Act 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?
Under SB-684, the permit process is ministerial. This means that approvals are based on clear, predefined rules, without the need for public hearings or discretionary reviews. This straightforward approach is used for projects that meet certain criteria, such as the number of units and zoning compliance.
What are objective standards?
Objective standards are clear and detailed rules set by local officials to govern how housing projects are designed and developed. They address areas such as zoning, land subdivision, and design elements. These standards are meant to be straightforward and functional, avoiding excessive restrictions that could hinder projects from meeting density goals or adding extra requirements beyond normal building codes.
How much does the permit cost?
The fees associated with Planning and Building permits differ based on the number of homes and lots you intend to construct. Beginning on May 20, 2024, new legislation (SB-937) will enable builders to defer certain payments until they obtain their occupancy certificate. This adjustment is designed to reduce upfront expenses, making it more feasible for a greater number of projects to remain within budget and achieve success.
What are the steps to get the permits?
To secure permits under SB 684 in La Mirada, follow these procedures:
- Verify Eligibility: Confirm your property is correctly zoned, does not surpass 5 acres, and meets all relevant criteria.
Check zoning eligibility for your property instantly.
- File Tentative Map Application: Submit an application for a tentative map, indicating it is for SB 684.
- Application Review: The City of La Mirada will assess your application and make a decision within 60 days. If denied, you will be provided with reasons.
- Submit Final Map: Once the tentative map is approved, apply for the final map.
- Apply for Building Permits: Request building permits separately. These may be granted before the final map is officially recorded if specific conditions are met.
- Complete Conditions: Meet all the conditions 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 La Mirada City?
This comparison highlights the differences between SB-684 and SB-9 in La Mirada City. It explains how each regulation influences aspects like unit sizes, setbacks, lot sizes, and numbers, density, and where development can occur, providing insight into their effects on local development.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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