City of La Verne
Everything You Need to Know About SB-684 Development in La Verne
The state of California is updating its land use regulations to increase the number of units allowed on each property, simplify the permitting process, and give developers the option to postpone permit fee payments until construction is finished or the occupancy certificate is issued. SB-684 is part of a wider effort to promote middle housing and makes it easier to get approval for projects with up to 10 units on urban lots smaller than 5 acres. Beginning July 1, 2024, cities such as La Verne should begin accepting applications for projects that meet the criteria of SB-684.
What is SB-684 and how does it affect properties in La Verne?
SB-684 is a recently passed California law designed to simplify and speed up the approval process for smaller housing developments. It targets projects with up to 10 homes on lots smaller than 5 acres. Under this law, local authorities should decide on these developments within 60 days, bypassing the need for public hearings or additional evaluations. The law also removes some environmental regulations to expedite the approval process.
The current status of SB-684
The CityStructure team reached out to La Verne's planning department 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 Verne?
What are the lot limitations under SB-684?
SB-684 applies to properties that are 5 acres or smaller. When dividing a property, each new lot should be at least 600 square feet.
What is the size limitation for the new units?
In La Verne, homes built under SB-684 can be as large as 1,750 square feet.
What are the setbacks?
New structures should be at least 4 feet away from the side and rear property lines.
What is the parking requirement under SB-684?
Each new home in La Verne should have at least one off-street parking space unless the property is within half a mile of a major transit station or an area with good public transportation access.
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 Verne, SB-684 applies to multi-family residential zones and vacant lots within single-family home neighborhoods.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 streamlines approval for small housing projects in multi-family areas, while SB-1123 extends this flexibility to vacant single-family lots, allowing up to 10 homes, particularly in areas close to important community amenities. This change aims to improve affordable housing availability and promote homeownership in locations with limited housing options.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit development. Properties on hazardous waste sites, wetlands, prime farmland, or agricultural land are usually restricted unless designated for residential use or meeting state safety standards. Areas set aside for conservation or wildlife habitats are typically off-limits to protect ecosystems.
Can you build in high-risk CEQA zones?
It depends. In La Verne, development in high-risk CEQA zones may be permitted, but with conditions. These include:
- No construction in Very High Fire Severity Zones as defined by state maps or the Department of Forestry and Fire Protection.
- Restrictions on development along active fault lines, requiring compliance with earthquake safety standards.
- Flood zone projects should follow federal flood control rules.
- Projects in floodways should be certified to ensure they don't worsen flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits the demolition of affordable housing in La Verne. It ensures that homes designated to stay 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 construction projects cannot involve the destruction or alteration of:
- Properties with rent or price controls enforced by the City of La Verne.
- Properties that were leased in the past 5 years, even if they are currently vacant or demolished.
- Properties that removed rental units under the Ellis Act within 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?
A ministerial permit is required for SB-684 projects. This permit allows local authorities to review applications according to predetermined rules, bypassing the need for public meetings or extensive evaluations. Projects that meet set criteria, such as zoning and unit density, can be quickly approved.
What are objective standards?
Objective standards are clear, predefined regulations set by local authorities for residential projects. These standards focus on zoning, lot subdivisions, and design parameters, without adding extra requirements like larger setbacks or additional parking spaces than what is normally needed.
How much does the permit cost?
The cost of Planning and Building permits varies based on the project's scale. Starting on May 20, 2024, SB-937 will let developers delay certain impact fees until the project is complete and ready for occupancy, offering more flexibility in managing finances.
What are the steps to get the permits?
To secure permits under SB-684 in La Verne, follow these steps:
1. Confirm Eligibility. Ensure the property meets zoning requirements, is less than 5 acres, and fulfills all other 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 Review and Decision. The City of La Verne will review your application and provide a decision within 60 days. If the application is rejected, they will provide the reasons and offer suggestions for improvement. If no response is received within 60 days, the application will be automatically approved.
4. Request Final Map Approval. Once the preliminary map is approved, you can proceed by submitting the request for final map approval.
5. Apply for Building Permits. You may apply for building permits before the final map is officially recorded, provided you meet all the required conditions.
6. Complete Requirements and Record the Final Map. Ensure 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 La Verne City?
Here's a comparison of SB-684 and SB-9 in La Verne, focusing on various aspects like setback regulations, allowed units and lot sizes, and the specific areas where new construction can take place.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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