What is SB-684 and how does it affect properties in Montebello?

SB-684 is a recent California law aimed at simplifying the approval process for smaller housing projects. It targets developments with a maximum of 10 units on lots smaller than 5 acres. The law requires that local authorities should make decisions within 60 days, eliminating the need for public meetings or detailed assessments. Additionally, some environmental restrictions are waived to accelerate the approval process.

The current status of SB-684

SB-684 is a new law that not many people are familiar with, which can make it harder to navigate, especially since there aren't many resources to guide you. CityStructure contacted the city's planning department, and on November 7, 2024, Emilie Fernandez, an assistant planner for Montebello, clarified to the CityStructure team when we reached out to her, that:

"SB-684 has not been adopted into the local code or through an ordinance. The applicant should follow the state regulations."

To get the most out of this law for your property, it's important to have a good understanding of the state's rules. Having clear and simple information will help you make the most of what the law has to offer.

What can homeowners build under SB-684 in Montebello?

What are the lot limitations under SB-684?

SB-684 applies to properties no larger than 5 acres. When subdividing a lot, each new lot should be at least 600 square feet.

What is the size limitation for the new units?

In Montebello, under SB-684, new units can be as large as 1,750 square feet.

What are the setbacks?

New structures should have a minimum setback of 4 feet from both the side and rear property lines.

What is the parking requirement under SB-684?

Each unit in Montebello should provide one off-street parking space unless the property is within half a mile of major transit hubs or well-served by public transportation.

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 Montebello, SB-684 applies to multi-family zones and vacant lots within residential neighborhoods designated for single-family homes.

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

SB-684 simplifies the approval process for small housing projects in multi-family zones, while SB-1123 broadens this by allowing up to 10 homes on vacant single-family lots, particularly those near key community services. This change aims to boost affordable housing options and support homeownership in areas with fewer housing choices.

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

Yes, environmental rules can limit where development can happen. Properties located on hazardous waste sites, wetlands, agricultural land, or prime farmland are generally restricted unless they are zoned for residential use or comply with state safety standards. Conservation areas or wildlife habitats are usually off-limits to protect the environment.

Can you build in high-risk CEQA zones?

It depends. In Montebello, development in high-risk CEQA zones may be allowed, but certain restrictions apply. These include:

• Construction is prohibited in Very High Fire Severity Zones, as designated by state maps or the Department of Forestry and Fire Protection.
• Development is restricted on active fault lines in earthquake-prone areas, requiring adherence to safety standards.
• Projects in flood zones should comply with federal flood control regulations.
• Projects in floodways should be certified to ensure they do not increase flood risks.

Is it allowed to demolish an affordable unit?

No, SB-684 prevents the demolition of affordable units in Montebello. The law ensures that homes intended to remain 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. Development projects cannot involve the demolition or alteration of:

• Properties governed by Montebello's rent control laws.
• Properties that were previously rented within the last 5 years, regardless of whether they are currently vacant or demolished.
• Properties that have had rental units eliminated via the Ellis Act within the past 15 years.

How do you get permits for a project under SB-684?

What type of permit applies to a development under SB-684?

For SB-684 developments, a ministerial permit is required. This type of permit allows for rapid approval based on specific criteria set by local authorities, bypassing the need for public hearings or detailed reviews. If the project adheres to zoning and density regulations, it can be swiftly authorized.

What are objective standards?

Objective standards are clearly defined criteria set by local authorities for residential projects. These criteria outline requirements for zoning, lot configuration, and design elements, without adding extra requirements such as extended setbacks or additional parking spaces beyond what's typical.

How much does the permit cost?

The cost of planning and building permits varies based on the project's scale. Starting May 20, 2024, SB-937 will allow developers to postpone certain impact fees until the construction is completed and the property is ready for occupancy, providing additional flexibility in managing expenses.

What are the steps to get the permits?

To secure permits under SB-684 in Montebello, follow these steps:

1. Verify eligibility. Confirm that the property complies with zoning rules, is less than 5 acres in size, and meets all other applicable conditions.

Check zoning eligibility for your property instantly.

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2. Submit the Tentative Map Request. Start by submitting a request for the tentative map, making sure it is designated as part of the SB-684 project.

3. City Review and Feedback. The City of Montebello will assess your application and respond within 60 days. If rejected, they will provide the reasons and offer suggestions for improvements. If no response is received within 60 days, the application will be automatically approved.

4. Submit Final Map Approval Request. Once the preliminary map is approved, submit the request to obtain final map approval.

5. Apply for Building Permits. You may apply for building permits before the final map is officially recorded, as long as all the required conditions are met.

6. Complete the Conditions and Submit the Final Map. Meet any remaining conditions and submit the final map to officially conclude 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 Montebello City?

Here’s a look at how SB-684 and SB-9 differ in Montebello, focusing on setback rules, maximum lot and unit sizes, and the specific zones approved for new construction.

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

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