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Everything You Need to Know About SB-684 Development in Rancho Palos Verdes
The increasing emphasis on "middle housing" in the U.S. has led California to update its land use regulations. These changes are created to enable more homes on each property, speed up approval timelines, and allow developers to delay permit fee payments until the project is completed or an occupancy certificate is issued. The new SB-684 law streamlines the approval process for projects with up to 10 units on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Rancho Palos Verdes will be required to accept applications for developments under SB-684.
What is SB-684 and how does it affect properties in Rancho Palos Verdes?
SB-684 or Senate Bill 684 simplifies the approval process for small-scale housing developments in California. It covers projects with up to 10 units on urban lots of less than 5 acres. Decisions on these projects should be made by local officials within 60 days, avoiding the requirement for public hearings and discretionary reviews. Furthermore, certain regulations, such as those from the California Environmental Quality Act (CEQA), are not applicable.
The current status of SB-684
Since SB-684 is a recent law that is not well-known, many people may not be familiar with it, and applicants could face challenges because there is limited information available.
CityStructure contacted the city's planning department, and on September 6, 2024, Amy Seeraty, Rancho Palos Verdes’ senior planner, clarified to the CityStructure team when we reached out to her that:
"SB 684 would apply to properties within the City of Rancho Palos Verdes zoned Multiple-Family (RM). We currently do not have an ordinance, so we would reference state law in permitting any submittals pursuant to this law."
To tackle these challenges, it's crucial to understand the state's guidelines and how to use them correctly. Providing clear, simple instructions on how to follow these rules will help applicants take full advantage of SB-684.
What can homeowners build under SB-684 in Rancho Palos Verdes?
What are the lot limitations under SB-684?
SB-684 covers properties up to 5 acres and allows them to be divided into up to 10 separate lots. Each lot should be at least 600 square feet in size.
What is the size limitation for the new units?
In Rancho Palos Verdes, SB-684 restricts new residential units to a maximum of 1,750 square feet in size.
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 SB-684 in Rancho Palos Verdes, each unit should have one off-street parking space. However, this requirement can be waived if the property is within half a mile of a major transit stop 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 Rancho Palos Verdes, SB-684 applies to areas designated for multi-family housing or to vacant lots within single-family neighborhoods.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 was created to make it easier to approve the construction of up to 10 small homes in multi-family zones. Now, with SB-1123, these rules also apply to empty lots in single-family areas. This change supports affordable housing by allowing up to 10 homes on vacant lots near important community services, increasing options for affordable homeownership in areas that used to have restrictions on such developments.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental laws can limit development. Land classified as prime farmland, wetlands, agricultural zones, or hazardous waste sites typically cannot be divided unless it is designated for residential use or meets state safety guidelines. Additionally, properties protected by conservation agreements or serving as habitats for endangered species are usually not eligible for development. These rules are in place to safeguard important land and wildlife.
Can you build in high-risk CEQA zones?
Possibly, but with conditions. In Rancho Palos Verdes, building in high-risk CEQA zones comes with specific restrictions:
- Fire Hazard Areas: Construction is banned in regions identified as high fire risk by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Building on active fault lines is not allowed unless the project meets strict earthquake safety regulations.
- Flood Zones: Development is restricted in flood-prone areas unless it adheres to floodplain management or federal flood control standards.
- Floodways: Projects in floodways should be certified to ensure they do not increase the risk of flooding.
Is it allowed to demolish an affordable unit?
No, it’s not allowed. Affordable housing units protected by agreements, regulations, or laws to keep rents low for low-income families cannot be demolished 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 demolish or modify units that have rent or price controls established by Rancho Palos Verdes City. This protection also applies to homes that were occupied in the last 5 years, even if they are now vacant or have been demolished. Properties that were taken off the rental market under the Ellis Act in the past 15 years are also covered by these restrictions.
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, certain developments qualify for ministerial approval. In this streamlined process, local authorities review applications based on established guidelines, eliminating the requirement for public hearings or discretionary reviews. This expedited process applies to projects that meet specific criteria, such as a set number of residential units and adherence to zoning and density rules.
What are objective standards?
Objective standards are clear rules set by local governments to regulate the design and construction of housing developments. These guidelines address zoning, lot divisions, and design elements. They are not meant to be overly restrictive or hinder a project from achieving density goals, nor should they impose additional conditions, like bigger setbacks or more parking spaces, than what's typically required by building codes.
How much does the permit cost?
The fees for Planning and Building permits depend on the total number of lots and units in a project. Beginning on May 20, 2024, a new law (SB-937) will enable developers to postpone certain fees until they receive an occupancy certificate. This adjustment lowers upfront expenses, aiding projects in maintaining financial stability and progressing toward completion.
What are the steps to get the permits?
To get permits under SB-684 in Rancho Palos Verdes, follow these steps:
1. Verify Eligibility Ensure your property is properly zoned, under 5 acres, and meets all relevant requirements.
Check zoning eligibility for your property instantly.
2. Submit a Tentative Map Application Apply for a tentative map, specifically stating that it falls under SB-684.
3. Application Review Rancho Palos Verdes City will review your submission and respond within 60 days. If denied, feedback will be provided. If no decision is made within that time, the application is automatically approved.
4. Submit a Final Map Application Once the tentative map is approved, submit your final map for approval.
5. Apply for Building Permits You can submit building permit applications even before the final map is officially recorded if certain conditions are met.
6. Complete Approval Requirements Fulfill all required conditions, then 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 Rancho Palos Verdes City?
This comparison highlights the key differences between SB-684 and SB-9 in Rancho Palos Verdes. It covers how each law affects home sizes, setbacks, lot sizes, numbers, density, and where development can occur, offering a clear overview of their impact on local construction.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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