City of Monrovia
Everything You Need to Know About SB-684 Development in Monrovia
California is updating its land use laws to make it easier to build more homes on a single property, speed up the approval process, and allow developers to delay certain payments until the project is completed or the building is ready for people to move in. The new SB-684 law is part of a nationwide effort to encourage "middle housing," which makes it easier to approve projects with up to 10 homes on smaller urban lots. Starting July 1, 2024, cities like Monrovia will have to accept projects that meet these new guidelines.
What is SB-684 and how does it affect properties in Monrovia?
SB-684 also known as Senate Bill 684 simplifies the approval process for smaller housing projects in California. It covers developments of up to 10 units on urban lots of less than 5 acres. Local authorities are required to make decisions within 60 days, avoiding public hearings and detailed reviews. Furthermore, certain regulations, such as those from the California Environmental Quality Act (CEQA), do not apply.
What can homeowners build under SB-684 in Monrovia?
What are the lot limitations under SB-684?
SB-684 applies to parcels up to 5 acres in size, allowing them to be divided into no more than 10 lots. Each lot should be at least 600 square feet.
What is the size limitation for the new units?
In Monrovia, SB-684 restricts new housing units to a maximum of 1,750 square feet.
What are the setbacks?
Setbacks require a minimum distance of 4 feet from the side and rear property lines.
What is the parking requirement under SB-684?
For SB-684 in Monrovia, each unit should have one off-street parking spot. This requirement may be waived if the property is within half a mile of a major transit stop or an area with good transit 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 Monrovia, 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 on SB-684 by enabling up to 10 homes to be constructed on vacant lots that were designated for single-family use. This update aims to increase affordable housing availability and provide more choices for buyers in areas that were previously limited only to multi-family properties.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development. Land that is categorized as prime farmland, wetlands, or used for agriculture, as well as sites with hazardous waste, generally cannot be subdivided unless they are specifically approved for residential use or meet state safety requirements. Additionally, properties under conservation agreements or those that provide habitat for protected species are typically excluded from development. These measures aim to protect valuable land and wildlife.
Can you build in high-risk CEQA zones?
Maybe. Building in high-risk CEQA zones is subject to several restrictions in Monrovia:
- Fire Hazard Zones: Construction is not allowed in areas marked as Very High Fire Severity 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, demolishing or modifying affordable housing units in Monrovia is not allowed. Units protected by agreements, regulations, or laws that ensure they remain affordable for low-income residents cannot be destroyed or modified.
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 secured. Projects cannot involve the demolition or modification of units that have rent or price controls established by Monrovia City. This protection applies to homes that were rented out in the last 5 years, even if they are now vacant or have been demolished. Properties where rental units were removed under the Ellis Act within the past 15 years are also covered by these protections.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
Under SB-684, developments can go through a ministerial approval process. This means local authorities review applications based on set criteria, avoiding the need for public hearings and detailed discretionary reviews. This streamlined procedure is applicable to projects that adhere to specific conditions, such as the number of residential units and zoning regulations.
What are objective standards?
Objective standards are specific regulations set by local authorities to guide the design and construction of housing projects. They include rules on zoning, land division, and design aspects. These standards are intended to be straightforward and not so restrictive that they prevent achieving density goals or add extra requirements beyond usual building codes.
How much does the permit cost?
The fees for Planning and Building permits vary depending on how many homes and lots are included in the project. Starting on May 20, 2024, a new law (SB-937) will let developers delay some payments until they obtain an occupancy certificate. This change is designed to ease initial costs, making it easier for projects to stay financially on track and succeed.
What are the steps to get the permits?
To secure permits under SB-684 in Monrovia, use the following process:
1. Check Eligibility: Ensure your property is properly zoned, is less than 5 acres, and meets all requirements.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map: File an application for a tentative map, specifying that it is for SB-684.
3. Review Process: The City of Monrovia will review your application and provide a decision within 60 days. If your application is denied, you will be given reasons for the denial. If there is no decision within this period, your application is automatically approved.
4. Submit Final Map: After approval of the tentative map, apply for the final map.
5. Apply for Building Permits: Apply for building permits separately. These can be issued before the final map is officially recorded, as long as certain conditions are met.
6. Meet Approval Conditions: Fulfill all conditions required for the tentative map approval and record the final map to 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 Monrovia City?
This overview looks at the differences between SB-684 and SB-9 as they apply in Monrovia, highlighting their effects on unit sizes, setback requirements, minimum lot sizes, density limits, and areas where development is allowed.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
Related Articles
ADU Solutions for Aging in Place in Monrovia
All You Need to Know About Building on Properties in Monrovia Under SB-9
How to get your permits fast or the benefits of using SB-423 in Monrovia
How to Make My ADU a Profitable Investment in Monrovia?