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Everything You Need to Know About SB-684 Development in San Gabriel
As "middle housing" gains more focus across the U.S., California is updating its land use laws. These changes aim to make it easier to build more homes on a single property, speed up the approval process, and let developers postpone certain payments until the project is finished or the building is ready to be lived in. The new SB-684 law simplifies the approval for projects with up to 10 homes on urban lots smaller than 5 acres. Starting July 1, 2024, cities like San Gabriel will be required to accept applications for developments that meet these new rules.
What is SB-684 and how does it affect properties in San Gabriel?
SB-684 or Senate Bill 684 streamlines the approval process for smaller housing projects in California. It covers developments with a maximum of 10 units on urban lots of less than 5 acres. Local authorities should decide on these projects within 60 days and can do so without holding public hearings or discretionary reviews. Certain regulations, such as those under the California Environmental Quality Act (CEQA), are not applicable.
The current status of SB-684
SB-684 is still relatively new and not widely recognized, making it challenging for many to navigate due to limited resources and understanding.
CityStructure contacted the city's planning department, and on August 27, 2024, Marlon Cervantes, San Gabriel’s associate planner, clarified to the CityStructure team when we reached out to him that:
"Senate Bill 684 applies to the properties in San Gabriel that meet the criteria established by the bill. The City has not formally adopted an ordinance with regard to the bill, however, any requirements for streamlining of projects that meet the criteria would apply."
To fully take advantage of the law, it’s crucial to understand the state’s guidelines and how to apply them correctly. Clear, straightforward guidance can help applicants maximize the benefits of SB-684.
What can homeowners build under SB-684 in San Gabriel?
What are the lot limitations under SB-684?
SB-684 covers properties that are up to 5 acres in size, allowing them to be split into a maximum of 10 parcels. Each parcel be at least 600 square feet.
What is the size limitation for the new units?
Under SB-684 in San Gabriel, new housing units are limited to a maximum of 1,750 square feet.
What are the setbacks?
Setbacks require maintaining a minimum distance of 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Under SB-684 in San Gabriel, each unit is typically allocated one off-street parking space. This requirement can be adjusted if the property is located within half a mile of a major transit stop or a high-quality 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 San Gabriel, SB-684 applies to areas designated for either multi-family housing or vacant lots within single-family residential zones.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 expands SB-684 by allowing the construction of up to 10 small homes not only in multi-family zones but also on vacant lots within single-family neighborhoods. This modification promotes affordable housing and enhances chances for homeownership in areas that once faced limitations.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit development. Land designated as prime farmland, wetlands, agricultural use, or hazardous waste sites generally cannot be subdivided unless it's been approved for residential use or meets state safety standards. Additionally, properties with conservation agreements or those serving as habitats for protected species are off-limits for development. These rules help safeguard important land and wildlife.
Can you build in high-risk CEQA zones?
Possibly. however, building in high-risk CEQA zones has specific restrictions:
Fire Hazard Zones
Construction is not allowed in areas marked as high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones
Development is prohibited on active fault lines unless it meets earthquake safety codes.
Flood Zones
Building in flood-prone areas is limited unless it follows floodplain management or federal flood control guidelines.
Floodways
Development in floodways requires certification to ensure it does not increase flood risks.
Is it allowed to demolish an affordable unit?
No, in San Gabriel affordable housing units that are protected by agreements, regulations, or laws designed to keep rents low for low-income residents cannot be demolished or changed.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, current tenant rights are guaranteed. Housing projects cannot demolish or modify units with rent or price controls set by San Gabriel City. This protection extends to residences that were rented within the last 5 years, regardless of their current status. It also applies to properties removed from the rental market under the Ellis Act in 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?
For projects under SB-684, some may qualify for a ministerial approval process. This means that local officials review applications based on clear guidance without needing public hearings or discretionary reviews. This simplified process is available for developments that meet particular requirements, such as the number of residential units and adherence to zoning and density rules.
What are objective standards?
Objective standards are specific rules established by local governments to guide the design and construction of housing projects. These standards cover aspects like zoning, lot division, and architectural features. They are intended to be clear and not so restrictive that they prevent a project from meeting density targets or impose extra requirements, such as larger setbacks or more parking, beyond what standard building codes usually demand.
How much does the permit cost?
The fees for planning and building permits are based on the total number of lots and residential units in a project. Beginning May 20, 2024, SB-937 will allow developers to delay some fees until they secure an occupancy certificate, which will help reduce upfront costs.
What are the steps to get the permits?
To secure permits under SB-684 in San Gabriel City, follow these steps:
- Check Eligibility
Make sure your property is correctly zoned, is under 5 acres, and meets all the necessary requirements.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
Apply for a tentative map and indicate that it is for SB-684 purposes. - Review Process
The City of San Gabriel will review your application and make a decision within 60 days. If the application is denied, you’ll receive feedback. If there’s no decision by the end of the 60-day period, your application will be considered approved. - Submit Final Map Application
Once your tentative map is approved, apply for the final map. - Apply for Building Permits
Apply for building permits, which can be issued before the final map is recorded if certain conditions are met. - Meet Approval Conditions
Satisfy all approval conditions and 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 San Gabriel City?
This overview outlines the differences between SB-684 and SB-9 in San Gabriel. It explains how each regulation affects aspects such as unit sizes, setbacks, lot dimensions, quantities, density, and allowed development areas, offering insight into their impact on local development.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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