What is SB-684 and how does it affect properties in Unincorporated Los Angeles County?

Senate Bill 684 or SB-684 streamlines the approval process for small housing developments in California, specifically for projects with up to 10 units on urban lots under 5 acres. Local authorities are required to make decisions within 60 days, without requiring public hearings or discretionary reviews. Certain regulations, including those under the California Environmental Quality Act (CEQA), do not apply.

The current status of SB-684

SB-684 is a recent law that is not well-known, which can make it difficult for people to understand and use, especially since there are not many resources available to help.

CityStructure contacted the county's planning department, and on September 6, 2024, Leon Freeman, the county’s planner, clarified to the CityStructure team when we reached out to him, that "We don’t have an ordinance. One of our priorities is preparing an implementation memo for the state code; we hope to have it available soon."

To fully take advantage of this law, it is essential to understand the state's rules and how to apply them correctly. Simple and clear instructions can help people make the most of what SB-684 offers.

What can homeowners build under SB-684 in Unincorporated Los Angeles County?

What are the lot limitations under SB-684?

In Unincorporated Los Angeles County, properties can be up to 5 acres in size, with a maximum of 10 lots allowed. Each lot should be at least 600 square feet.

What is the size limitation for the new units?

New units under SB-684 cannot be larger than 1,750 square feet.

What are the setbacks?

Setbacks require a minimum distance of 4 feet from both the side and rear property lines.

What is the parking requirement under SB-684?

Each unit requires one off-street parking space unless the property is 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?

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Who and which properties qualify for SB-684?

Which zoning districts are eligible for SB-684?

In Unincorporated Los Angeles County, SB-684 applies to both multi-family housing or vacant lots within single-family residential zoning districts.

How Does SB-1123 or Senate Bill 1123 Impact SB-684?

SB-1123 broadens the scope of SB-684 by allowing up to 10 small homes to be built, not only in multi-family areas but also on vacant lots within single-family neighborhoods. This expansion promotes affordable housing projects and increases homeownership opportunities in areas that previously faced more restrictive regulations.

Do the environmental requirements or overlays on the lot restrict the property development under SB-684?

Yes, environmental rules can limit development. Properties identified as wetlands, agricultural land, prime farmland, or hazardous waste sites are usually not eligible for subdivision unless marked for residential use or meeting state safety standards.

Similarly, land under conservation agreements or labeled as wildlife habitats is often restricted to protect the environment and species.

Can you build in high-risk CEQA zones?

Possibly. In Unincorporated Los Angeles County, construction is prohibited in Very High Fire Severity Zones, as noted by state maps or the Department of Forestry and Fire Protection. Building near active earthquake faults is also restricted unless strict safety measures are followed.

For flood zones, building is allowed if it meets floodplain management or federal flood control standards. In floodways, projects need a “no-rise” certification to show they won’t increase flood risks.

Is it allowed to demolish an affordable unit?

No, SB-684 prohibits demolishing affordable housing. Projects should avoid removing or altering homes protected by agreements or laws that keep them affordable for low-income individuals.

What are the restrictions on ownership and development after completing a project under SB-684?

Are the rights of current tenants protected?

Yes, existing tenant rights are secured. SB-684 prohibits projects from demolishing or altering:

• Homes with rent or price controls in Unincorporated Los Angeles County.
• Residences that had tenants within the past 5 years, even if they are now vacant or have been demolished.
• Properties where the Ellis Act was utilized 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?

Projects under SB-684 need a "ministerial permit," which simplifies the approval process. This permit lets local authorities quickly review projects based on established rules without needing lengthy reviews or public hearings. Projects that meet requirements like unit limits and zoning can be approved more easily.

What are objective standards?

Objective standards are clear rules set by local authorities for building and designing homes. These rules cover things like zoning, lot sizes, and design details. They’re meant to be simple and practical, allowing projects to meet density targets without extra setbacks or parking requirements.

How much does the permit cost?

Permit costs related to planning and building permits depend on the number of lots and residential units in the project. Starting May 20, 2024, a new law (SB-937) will let developers delay some fees until they receive an occupancy certificate, which helps reduce initial costs.

What are the steps to get the permits?

To secure permits under SB-684 in Unincorporated Los Angeles County, take these steps:

• Confirm Eligibility: Ensure the property is properly zoned, less than 5 acres in size, and meets all relevant criteria.

Check zoning eligibility for your property instantly.

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• Submit a Tentative Map Application: File an application for a tentative map, indicating it is for SB-684.
• Review Process: City officials will review the application within 60 days. If it is denied, you will receive feedback. If there is no response within 60 days, the application is considered approved.
• Apply for Final Map Approval: After the tentative map is approved, apply for final map approval.
• Submit for Building Permits: Apply for building permits before recording the final map, provided all required conditions are met.
• Fulfill Approval Conditions: Complete all necessary conditions and record the final map to finalize 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 Unincorporated Los Angeles County?

SB-684 and SB-9 have different impacts on unit sizes, setbacks, lot sizes, housing density, and development areas in Unincorporated Los Angeles County. This comparison highlights how each law affects these factors and local construction projects.

Apply SB-684 rules to your property to see what you can build, the cost, and return.

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