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

Senate Bill 684, also known as SB-684 simplifies the process for approving small-scale housing developments in California. It covers projects with up to 10 units on urban lots less than 5 acres. Local authorities have 60 days to decide on these projects, avoiding public hearings and discretionary reviews. Certain regulations, like those from the California Environmental Quality Act (CEQA), are also exempted.

The current status of SB-684

The CityStructure team reached out to Santa Monica's planning department on August 27, 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 Santa Monica?

What are the lot limitations under SB-684?

SB-684 applies to properties that are up to 5 acres and allows them to be divided into a maximum of 10 lots. Each lot should be at least 600 square feet.

What is the size limitation for the new units?

In Santa Monica, SB-684 limits new residential units to a maximum of 1,750 square feet.

What are the setbacks?

Setbacks require at least 4 feet from the side and rear property lines.

What is the parking requirement under SB-684?

Under SB-684 in Santa Monica, each unit should include one off-street parking space. However, this requirement can be waived if the property is located 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?

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Who and which properties qualify for SB-684?

Which zoning districts are eligible for SB-684?

In Santa Monica, SB-684 applies to areas designated for either multi-family housing or vacant lots within single-family residential development.

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

SB-1123 expands the regulations of SB-684 to allow the building of as many as 10 small residences not only in multi-family zones but also on vacant lots within single-family areas. This adjustment encourages the development of affordable housing and enhances the chances for homeownership in locations that were once limited by previous restrictions.

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

Yes, environmental regulations can impact property development. Land classified as prime farmland, wetlands, agricultural areas, or hazardous waste sites generally cannot be divided unless it’s approved for residential use or meets state safety criteria. Additionally, properties with conservation agreements or those that are habitats for protected species are usually not eligible for development. These measures aim to protect valuable land and wildlife.

Can you build in high-risk CEQA zones?

Possibly. Constructing in high-risk CEQA zones has several restrictions:

• Fire Hazard Zones: Development is limited in areas marked as high fire risk by state maps or the Department of Forestry and Fire Protection.
• Earthquake Fault Zones: Building on active fault lines is prohibited unless it meets stringent earthquake safety standards.
• Flood Zones: Development in flood-prone areas is restricted unless it complies with floodplain management or federal flood control requirements.
• Floodways: Construction in floodways requires certification to ensure it won’t increase flood risks.

Is it allowed to demolish an affordable unit?

No, in Santa Monica, demolishing or altering affordable housing units that are protected by agreements, regulations, or laws aimed at maintaining low rents for low-income families is not allowed.

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 current tenants are protected. Projects are prohibited from demolishing or modifying units with rent or price controls established by Santa Monica. This protection applies to homes that were rented within the last 5 years, even if they are now vacant or demolished. It also includes properties taken off the rental market under the Ellis Act in 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?

Under SB-684, certain developments can follow a ministerial approval process. This approach allows local officials to review applications using clear-cut rules, bypassing public hearings and discretionary assessments. It applies to projects that meet specific requirements, such as a designated number of residential units and compliance with zoning and density rules.

What are objective standards?

Objective standards are specific rules set by local authorities to guide the design and development of housing projects. They include guidelines for zoning, lot division, and design aspects. These standards are meant to be straightforward and not overly restrictive, allowing projects to achieve their density goals without additional requirements like larger setbacks or extra parking beyond what typical building codes specify.

How much does the permit cost?

The expenses related to planning and building permits are determined by the total count of lots and housing units in a project. As of May 20, 2024, the new law SB-937 will enable developers to defer specific fees until they acquire an occupancy certificate, which will assist in reducing upfront costs.

What are the steps to get the permits?

To get permits under SB-684 in Santa Monica, follow these steps:

• Verify Eligibility Ensure your property is appropriately zoned, is under 5 acres, and meets all required criteria.

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• Submit Tentative Map Application Apply for a tentative map, specifying that it’s for SB-684 purposes.
• Review Process The City of Santa Monica will review your application and make a decision within 60 days. If the application is rejected, you'll receive feedback. If no decision is made within this timeframe, your application is automatically approved.
• Submit Final Map Application After getting approval for the tentative map, apply for the final map.
• Apply for Building Permits Request building permits, which can be issued before the final map is recorded, as long as certain conditions are fulfilled.
• Meet Approval Requirements Complete all necessary conditions 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 Santa Monica City?

This comparison reviews the differences between SB-684 and SB-9 in Santa Monica, focusing on their effects on unit sizes, setbacks, lot dimensions, and allowable development areas. It offers a thorough understanding of how these regulations impact local development.

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

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