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Everything You Need to Know About SB-684 Development in La Puente
In the U.S., there’s a growing effort to encourage "middle housing," and California is changing its rules to help make this happen. The new SB-684 law makes it easier to approve residential projects with up to 10 units on smaller urban lots (less than 5 acres). It also speeds up the permit process and allows developers to postpone certain payments until the project is complete or the building is ready to be occupied. Starting July 1, 2024, cities like La Puente will be required to accept projects that meet the SB-684 standards.
What is SB-684 and how does it affect properties in La Puente?
SB-684 (Senate Bill 684) simplifies the approval process for small housing projects in California. It covers developments of up to 10 units on city lots smaller than 5 acres. Local officials are required to approve these projects within 60 days, and they do not need to hold public hearings or conduct detailed reviews. The law also eliminates some regulations, including certain requirements from the California Environmental Quality Act (CEQA).
The current status of SB-684
The CityStructure team reached out to La Puente's planning department on September 8, 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 Puente?
What are the lot limitations under SB-684?
Under SB-684 in La Puente, properties can be a maximum of 5 acres. Each property can be divided into up to 10 lots, with each lot required to be at least 600 square feet.
What is the size limitation for the new units?
SB-684 limits new residential units in La Puente to a maximum size of 1,750 square feet.
What are the setbacks?
Residential units should be set back 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Each unit should have one off-street parking space under SB-684 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 La Puente, 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 the provisions of SB-684 by enabling the construction of as many as 10 homes on vacant lots that were intended for single-family residences. This change is intended to boost the supply of affordable housing and offer more options for people looking to buy homes in neighborhoods that once restricted developments to multi-family units.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Under SB-684, certain environmental conditions may restrict property development:
- Prime or Important Farmland: Land classified as prime or important farmland protected by local agricultural rules cannot be divided unless designated for residential use.
- Wetlands: Land identified as wetlands by the U.S. Fish and Wildlife Service cannot be developed.
- Hazardous Waste Sites: Properties listed as hazardous waste sites or recognized by the Department of Toxic Substances Control can’t be developed unless they are confirmed suitable for residential use by state or local agencies.
- Conservation Land: Land protected by conservation plans or other protection measures is off-limits for development.
- Habitat for Protected Species: Land that serves as habitat for protected species under state or federal laws is not eligible for development.
- Land Under Conservation Easement: Properties with conservation easements cannot be developed.
Can you build in high-risk CEQA zones?
It depends. Building in high-risk CEQA zones in La Puente comes with specific restrictions:
- Fire Hazard Zones: Construction is prohibited in areas designated as very high fire risk by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Building on active earthquake fault lines is prohibited unless the project meets strict safety standards and building codes.
- Flood Zones: Construction in flood-prone areas is allowed only if the site is approved for floodplain management or meets federal flood control standards.
- Floodways: Building in floodways requires a no-rise certification to ensure the project doesn’t increase the risk of flooding.
Is it allowed to demolish an affordable unit?
No, SB-684 does not permit the demolition of affordable housing units. Projects cannot remove or change homes protected by agreements or rules meant 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 La Puente.
- 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 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 developments under SB-684, a ministerial approval process is used. This approach means that decisions are 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 costs for Planning and Building permits vary according to the number of lots and homes you plan to build. Starting May 20, 2024, new legislation (SB-937) will allow builders to postpone some payments until they receive their occupancy certificate. This change aims to lower initial costs, helping more projects stay on track financially and succeed.
What are the steps to get the permits?
To get permits under SB-684 in La Puente City, follow these steps:
- Check Eligibility: Ensure your property is properly zoned, does not exceed 5 acres, and meets all required criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application: Apply for a tentative map, clearly indicating that it is for SB-684.
- Review Process: The City of La Puente will review your application within 60 days. If it is denied, you will receive feedback. If no decision is made within 60 days, your application is approved.
- File Final Map Application: After the tentative map is approved, submit your final map application.
- Apply for Building Permits: Apply for building permits separately. If certain conditions are met, they may be issued before the final map is recorded.
- Fulfill Approval Conditions: Complete all requirements for the tentative map and record the final map to finish 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 Puente City?
In La Puente, SB-684 and SB-9 influence construction in unique ways. They differ in unit sizes, setbacks, lot sizes, density, and permissible building areas. This comparison illustrates how each regulation shapes construction projects differently.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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