City of Pico Rivera
Everything You Need to Know About SB-684 Development in Pico Rivera
The growing focus on "middle housing" in the U.S. has prompted California to revise its land use laws. These updates are created to allow more homes on a single property, speed up the approval process, and give developers the option to postpone permit fees until the project is finished or the occupancy certificate is granted. The new SB-684 law simplifies the approval process for projects with up to 10 units on urban lots smaller than 5 acres. Beginning July 1, 2024, cities, including Pico Rivera, should accept applications for developments under SB-684.
What is SB-684 and how does it affect properties in Pico Rivera?
SB-684 or Senate Bill 684 streamlines the approval process for smaller residential projects in California. It applies to developments with up to 10 units on urban parcels smaller than 5 acres. Local authorities should decide on these projects within 60 days, bypassing public hearings and detailed reviews. Moreover, certain regulations, such as those from the California Environmental Quality Act (CEQA), are not applicable.
The current status of SB-684
As a new and not widely recognized law, SB-684 may be unfamiliar to many, and applicants might face difficulties due to limited guidance and knowledge. CityStructure contacted the city's planning division, and on September 7, 2024, the city of Pico Rivera, clarified to the CityStructure team when we reached out to them that:
"The City does not have an ordinance we follow state regulations."
To overcome the difficulties, it's important to understand the state's guidelines and how to apply them properly. Offering clear instructions on navigating these rules will help applicants fully benefit from SB-684.
What can homeowners build under SB-684 in Pico Rivera?
What are the lot limitations under SB-684?
SB-684 applies to properties that are no larger than 5 acres. These lots can be divided into up to 10 parcels, with each parcel needing to be at least 600 square feet in size.
What is the size limitation for the new units?
In Pico Rivera, SB 684 limits the size of new housing units to no more than 1,750 square feet.
What are the setbacks?
Setbacks require at least 4 feet between the side and rear property lines and any new construction.
What is the parking requirement under SB-684?
For developments under SB-684 in Pico Rivera, each unit should have one off-street parking spot. This requirement might be exempt if the property is within half a mile of a major transit stop or a well-served 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 Pico Rivera, SB-684 applies to zone districts intended for multi-family or vacant lots within single-family.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 originally aimed to make it easier to approve the construction of up to 10 smaller homes in multi-family zones. With SB-1123, these guidelines now also apply to vacant lots within single-family neighborhoods. This change encourages affordable housing by enabling up to 10 homes on vacant lots near important community amenities, broadening affordable homeownership opportunities in areas that previously had restrictions on such developments.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can impose limits on development under SB-684. Land that is classified as prime farmland, wetlands, agricultural areas, or hazardous waste sites usually cannot be subdivided unless it is designated for residential use or meets state safety criteria. Properties under conservation agreements or those that serve as habitats for protected species are also generally excluded from development. These rules are designed to protect important land and wildlife.
Can you build in high-risk CEQA zones?
Maybe. Building in high-risk CEQA zones in Pico Rivera is subject to specific conditions:
Fire Hazard Areas: Construction is restricted in areas marked as Very High Fire Severity Zones by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Development is prohibited on active fault lines unless it meets strict seismic safety codes.
Flood Zones: Building is limited in areas prone to flooding unless the site adheres to floodplain management standards or federal flood control regulations.
Floodways: Any development in floodways must be certified to ensure it does not increase the risk of flooding.
Is it allowed to demolish an affordable unit?
No. Demolishing an affordable unit is not allowed. Any housing protected by laws or agreements to keep it affordable for low, very low, or extremely low-income households cannot be demolished or altered as part of the development process.
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 cannot include the demolition or modification of:
- Housing units that have rent or price controls established by Pico Rivera.
- Homes that have housed tenants in the past 5 years, even if they are now demolished or empty.
- Properties where the Ellis Act was used to remove rental units 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 projects under SB-684, the permit process is ministerial. This involves a straightforward evaluation where decisions are made based on clear, established rules, bypassing public hearings and discretionary reviews. This streamlined approach is available for developments that meet specific criteria, including the number of residential units and compliance with zoning and density requirements.
What are objective standards?
Objective standards refer to clear and specific rules set by local authorities that govern how housing projects should be designed and developed. These standards include regulations on zoning, land subdivision, and design features. They are meant to be straightforward and practical, ensuring that they don't impose overly restrictive requirements that could prevent projects from meeting certain density goals or add extra demands beyond usual building codes.
How much does the permit cost?
Permit fees for Planning and Building are based on the number of lots and units included in the project. Starting May 20, 2024, a new law (SB-937) will allow developers to delay some fees until they obtain an occupancy certificate. This change reduces initial costs, helping projects remain financially stable and move toward completion.
What are the steps to get the permits?
To get permits under SB 684 in Pico Rivera City, follow these steps:
- Verify Eligibility: Check that your property is properly zoned, is no more than 5 acres, and meets all other requirements.
Check zoning eligibility for your property instantly.
- Submit Tentative Map: Apply for a tentative map, indicating that it is for SB 684.
- Application Review: The City of Pico Rivera will assess your application and decide within 60 days. If it’s rejected, you’ll be given reasons for the denial.
- File Final Map: Once the tentative map is approved, submit an application for the final map.
- Apply for Building Permits: Request building permits separately. These can be granted before the final map is officially recorded, as long as certain conditions are met.
- Meet Approval Conditions: Satisfy all conditions for the tentative map 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 Pico Rivera City?
Here's a breakdown of how SB-684 and SB-9 differ in Pico Rivera City. This comparison outlines how each regulation affects things like the size of units, setbacks, lot sizes and quantities, density, and permitted development areas. It helps clarify how these rules impact local development.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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