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Everything You Need to Know About SB-684 Development in Pomona
Beginning July 1, 2024, cities such as Pomona should review applications for projects that align with SB-684 requirements. This law is part of California’s larger project to promote middle housing by allowing developments of up to 10 units on urban lots under 5 acres. SB-684 eases the approval process, raises unit limits per property, and gives developers the option to postpone permit fees until either construction is finished or an occupancy certificate is issued.
What is SB-684 and how does it affect properties in Pomona?
SB-684 is a new California law designed to streamline the approval process for smaller housing developments. It applies to projects with up to 10 units on parcels less than 5 acres in size. The law requires that local agencies decide on these applications within 60 days, bypassing the need for public hearings or extensive reviews. California Environmental Quality Act (CEQA) is also eliminated to speed up the process further.
The current status of SB-684
The CityStructure team reached out to Pomona's planning department on November 4, 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 Pomona?
What are the lot limitations under SB-684?
SB-684 pertains to lots that are 5 acres or less. When a lot is divided, each resulting lot should cover at least 600 square feet.
What is the size limitation for the new units?
In Pomona, SB-684 allows new units up to 1,750 square feet in size.
What are the setbacks?
Structures should be set back a minimum of 4 feet from both side and rear property boundaries.
What is the parking requirement under SB-684?
Each unit in Pomona should have at least one off-street parking space unless the property is within a half-mile of significant transit hubs or in an area with accessible public transportation options.
How many units can you have on your property following SB-684 restrictions?
Who and which properties qualify for SB-684?
Which zoning distrpricts are eligible for SB-684?
In Pomona, SB-684 applies to multi-family zones and to vacant lots in residential areas where single-family housing is zoned.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
While SB-684 streamlines approvals for small housing projects in multi-family zones, SB-1123 expands on this by allowing up to 10 homes on vacant lots zoned for single-family use, especially those close to essential community services. This measure seeks to increase affordable housing and encourage homeownership in underserved areas.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit development under SB-684. Properties on hazardous waste sites, wetlands, agricultural land, or prime farmland are generally restricted unless they are zoned for residential use or meet state safety criteria. Areas designated for conservation or wildlife habitat are typically protected from development.
Can you build in high-risk CEQA zones?
It depends. In Montebello, development in high-risk CEQA zones may be allowed but with specific restrictions:
- Building is not allowed in Very High Fire Severity Zones identified by the state or Department of Forestry and Fire Protection.
- Development along active fault lines in seismic zones should meet safety standards.
- Projects in flood zones should adhere to federal flood regulations.
- Projects in designated floodways need certification to confirm they won’t raise flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits the demolition of affordable housing units in Montebello. The law protects low-income housing from removal or modification.
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 demolishing or modifying:
- Properties are subject to Pomona's rent control regulations.
- Properties that have been rented at any time within the past 5 years, whether occupied, vacant, or already demolished.
- Properties where rental units were withdrawn under the Ellis Act 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?
A ministerial permit is required for projects under SB-684, allowing quick approvals based on established local criteria, without the need for public hearings or extensive reviews. If the project complies with zoning and density guidelines, it can be promptly approved.
What are objective standards?
Objective standards refer to defined requirements set by local authorities for residential projects. These standards cover zoning, lot subdivision, and design elements without imposing additional conditions like larger setbacks or more parking spaces than typically required.
How much does the permit cost?
Permit costs vary depending on the project’s scale. As of May 20, 2024, SB-937 allows developers to delay certain impact fees until the project is finished and ready for occupancy, offering greater flexibility in managing costs.
What are the steps to get the permits?
To secure permits under SB-684 in Pomona, follow these steps:
1. Confirm eligibility. Ensure the property aligns with zoning requirements, is less than 5 acres, and meets all other necessary criteria.
Check zoning eligibility for your property instantly.
2. File the Tentative Map Request. Begin by filing a request for the tentative map, ensuring it is marked as related to the SB-684 project.
3. City Review and Response. The City of Pomona will review the submission and respond within 60 days. If it is denied, they will explain the reasons and provide suggestions for revisions. If there is no response after 60 days, the application gains automatic approval.
4. Request Approval for the Final Map. After the preliminary map is approved, proceed by requesting final map approval.
5. Apply for Building Permits. You may apply for building permits before the final map is recorded, as long as all necessary conditions are fulfilled.
6. Finalize Conditions and Record the Final Map. Satisfy any outstanding conditions and record the final map to complete the subdivision process officially.
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 Pomona City?
A comparison of SB-684 and SB-9 in Pomona shows differences in setback requirements, allowed lot and unit sizes, and the particular areas designated for new development.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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