City of Manhattan Beach
Everything You Need to Know About SB-684 Development in Manhattan Beach
California is changing its land use laws to make it simpler to build more homes on a single property, speed up the approval process, and let developers delay paying some fees until the project is finished or the building is ready for occupancy. The new SB-684 law is part of a national push to promote "middle housing," making it easier to approve projects with up to 10 homes on smaller urban lots. Starting July 1, 2024, cities like Manhattan Beach will be required to accept projects that follow these updated rules.
What is SB-684 and how does it affect properties in Manhattan Beach?
SB-684 or Senate Bill 684 simplifies the approval process for small housing projects throughout California. This legislation affects developments with up to 10 units on urban lots smaller than 5 acres. In Manhattan Beach, this means that local officials have 60 days to make decisions on applications without requiring public hearings or discretionary reviews. Additionally, some regulations, including those from the California Environmental Quality Act (CEQA), are not enforced.
The current status of SB-684
The CityStructure team reached out to Manhattan Beach's planning department on August 27, 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 Manhattan Beach?
What are the lot limitations under SB-684?
Under SB-684, properties can be up to 5 acres in size and can be subdivided into no more than 10 individual lots, each with a minimum area of 600 square feet.
What is the size limitation for the new units?
In Manhattan Beach, the new residential units are limited to 1,750 square feet.
What are the setbacks?
Setbacks require a minimum distance of 4 feet from both side and rear property lines.
What is the parking requirement under SB-684?
For parking, SB-684 requires one off-street parking space per unit, unless the property is located within half a mile of a major transit hub 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?
In Manhattan Beach, SB-684 applies to zoning areas designated for multi-family or vacant lots within single-family.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 expands SB-684 by allowing the construction of up to 10 homes on vacant lots initially designated for single-family housing. This adjustment seeks to improve affordable housing access and increase purchasing options for buyers in neighborhoods that previously restricted development to multi-family units.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental requirements can affect development. Properties that are wetlands, agricultural areas, prime farmland or hazardous waste sites cannot be split into smaller lots unless they are specifically set aside for residential use or meet state safety criteria. Similarly, properties with conservation agreements or those designated as wildlife habitats are typically off-limits for development to protect crucial land and wildlife.
Can you build in high-risk CEQA zones?
Yes, but there are specific rules to follow. In Manhattan Beach, there are restrictions on building in high-risk CEQA zones. Construction is not allowed in fire hazard areas designated as Very High Fire Severity Zones by state maps or the Department of Forestry and Fire Protection. Building on active fault lines is also restricted in earthquake fault zones unless stringent earthquake safety standards are met.
For flood zones, development is restricted unless it complies with floodplain management or federal flood control regulations. Projects located in floodways should be certified to confirm they do not elevate flood risk.
Is it allowed to demolish an affordable unit?
No, in Manhattan Beach, affordable units cannot be demolished. Any development should avoid demolishing or altering housing protected by laws or agreements that ensure affordability 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, the rights of tenants are protected. SB-684 projects cannot involve the demolition or alteration of:
- Housing units are subject to rent or price controls set by the City of Manhattan Beach.
- Residences that had tenants within the past 5 years, even if they are no longer occupied or have been demolished.
- Properties where the Ellis Act was used to remove rental units from the market 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?
Developments under SB-684 require a ministerial approval permit. This type of permit lets local authorities assess applications based on predefined rules, avoiding public hearings and discretionary reviews. The faster approval process applies to projects that meet specific criteria, including unit numbers and zoning and density requirements.
What are objective standards?
Objective standards are definitive guidelines set by local authorities for designing and constructing housing projects. They cover aspects like zoning, lot splitting, and design features. These standards are meant to be straightforward and not overly restrictive, enabling projects to meet density targets without adding extra requirements such as larger setbacks or additional parking beyond standard building codes.
How much does the permit cost?
Permit fees for Planning and Building depend on the number of homes and lots in the project. Beginning May 20, 2024, a new regulation (SB-937) will allow developers to defer certain fees until they receive their occupancy certificate. This update is intended to reduce upfront costs, helping more projects remain financially sustainable and reach their goals.
What are the steps to get the permits?
To secure permits under SB-684 in Manhattan Beach, follow these steps:
1. Confirm Eligibility
Check that your property is properly zoned, is under 5 acres in size, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
2. File a Tentative Map Application
Submit an application for a tentative map, clearly indicating it is for SB-684.
3. Review Process
The City of Manhattan Beach will review your application and respond within 60 days. If your application is denied, you will get feedback. If no decision is made within this period, the application is automatically approved.
4. Apply for Final Map Approval
After your tentative map is approved, move forward with applying for final map approval.
5. Apply for Building Permits
You can apply for building permits before the final map is officially recorded, as long as you meet specific conditions.
6. Fulfill Approval Conditions
Complete all required 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 Manhattan Beach City?
To compare SB-684 and SB-9 in Manhattan Beach, this analysis highlights the differences between the two laws regarding unit sizes, setbacks, lot dimensions, density, and development zones. It offers a detailed examination of their respective impacts on local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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