City of Lomita
Everything You Need to Know About SB-684 Development in Lomita
Adopting SB-684 in Lomita City offers significant benefits. This legislation can be highly beneficial for developers with qualifying properties, as it facilitates the creation of small, affordable housing communities. This strategy is well-suited for developing properties in desirable areas, offering a range of housing types and business models (such as sales or rentals).
What is SB-684 and how does it affect properties in Lomita?
SB-684 (Senate Bill 684) simplifies the approval process for small-scale housing developments in California. It pertains to projects consisting of up to 10 units situated on urban lots that are less than 5 acres in size. Local authorities have a 60-day timeframe to make decisions on these developments, eliminating the need for public hearings and discretionary assessments. Furthermore, certain regulations, such as the California Environmental Quality Act (CEQA), are exempted.
The current status of SB-684
A new law that not many people know about, SB-684, can be difficult to navigate due to its unfamiliarity and the limited resources available for guidance. CityStructure contacted the city's planning department, and on August 29, 2024, Erika, Lomita’s duty planner, clarified to the CityStructure team when we reached out to her, that:
"The City has not adopted an ordinance in response to Senate Bill 684 therefore will follow what is required by the bill."
To fully benefit from this law for your property, it's essential to have a clear understanding of the state's guidelines. Having simple, straightforward information will help you take full advantage of what the law offers.
What can homeowners build under SB-684 in Lomita?
What are the lot limitations under SB-684?
SB-684 applies to properties that are up to 5 acres in size and allow them to be subdivided into a maximum of 10 parcels. Each parcel has to be a minimum of 600 square feet.
What is the size limitation for the new units?
Under SB-684 in Lomita, new housing units are limited to a maximum size of 1,750 square feet.
What are the setbacks?
Setbacks require a minimum of 4 feet from both the side and rear property boundaries.
What is the parking requirement under SB-684?
Under SB-684 in Lomita, each unit requires one off-street parking space. However, this requirement can be exempted 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?
SB-684 applies to areas designated for either multi-family or vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 broadens the provisions of SB-684 by allowing the construction of up to 10 homes on vacant lots previously designated for single-family residences. This modification aims to enhance the availability of affordable housing and create additional opportunities for prospective homeowners in areas that once limited development to multi-family structures.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit development. Land classified as prime farmland, wetlands, or designated for agriculture and hazardous waste sites unless they have been cleared for residential use or meet specific state safety criteria cannot be divided. Properties that are part of conservation agreements or serve as habitats for protected species are also off-limits for development. These restrictions help preserve important land and wildlife.
Can you build in high-risk CEQA zones?
Maybe. Building in high-risk CEQA zones is subject to several restrictions:
- Fire Hazard Zones: Construction is not allowed 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 prohibited unless the project meets stringent earthquake safety standards.
- Flood Zones: Development in areas prone to flooding is limited unless it complies with floodplain management or federal flood control requirements.
- Floodways: Construction in floodways requires certification to confirm that it will not increase flood risks.
Is it allowed to demolish an affordable unit?
No, affordable housing units that are secured by agreements, regulations, or laws to maintain low rents for low-income households cannot be demolished 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 current tenant's rights residing in the lot are protected. Projects cannot demolish or alter units with rent or price restrictions set by Lomita City. This protection extends to homes that were occupied within the past 5 years, regardless of whether they are currently vacant or have been demolished. Properties removed from the rental market under the Ellis Act in the last 15 years are also subject to these restrictions.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
SB-684 allows certain developments to go through a ministerial approval process. In this process, local officials evaluate applications using clear guidelines, bypassing public hearings and discretionary reviews. This efficient approach is available for projects that meet specific requirements, such as a defined number of residential units and compliance with zoning and density standards.
What are objective standards?
Objective standards are specific regulations established by local governments to guide the design and construction of housing projects. These rules cover aspects like zoning, property division, and design features. They should not be so restrictive that they prevent a project from meeting density targets or add extra requirements, such as larger setbacks or more parking, beyond what typical building codes dictate.
How much does the permit cost?
The costs for Planning and Building permits differ based on how many homes and lots you intend to construct. Beginning on May 20, 2024, a new law (SB-937) will enable developers to postpone specific payments until they obtain their occupancy certificate. This update is intended to reduce upfront expenses, making it easier for various projects to remain financially sustainable and achieve their goals.
What are the steps to get the permits?
To secure permits under SB-684 in Lomita, use the following process:
1. Confirm Eligibility
Verify that your property is correctly zoned, under 5 acres, and meets all the required criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
File an application for a tentative map, clearly indicating that it is for SB-684.
3. Review Process
The City of Lomita will review your application and make a decision within 60 days. If your application is denied, you will receive feedback. If no decision is made within the 60-day window, the application is automatically approved.
4. Submit Final Map Application
Once the tentative map is approved, apply for the final map.
5. Apply for Building Permits
Submit your building permit applications. These permits can be issued before the final map is officially recorded, provided specific conditions are met.
6. Fulfill Approval 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 Lomita City?
This comparison highlights the differences between SB-684 and SB-9 in Lomita City, focusing on unit sizes, spacing, lot sizes and numbers, density, and permitted development areas, offering 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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