City of South El Monte
Everything You Need to Know About SB-684 Development in South El Monte
As part of a growing trend to encourage "middle housing" across the U.S., California has updated its land use laws. These changes are designed to allow more homes on each property, speed up the approval process, and let developers delay permit fees until the project is finished or the occupancy certificate is issued. The new SB-684 law makes it easier to get approval for projects with up to 10 units on urban lots smaller than 5 acres. Starting July 1, 2024, cities like South El Monte will be required to accept applications for developments that meet the requirements of SB-684.
What is SB-684 and how does it affect properties in South El Monte?
Senate Bill 684, also known as SB-684 is intended to simplify the approval process for small housing projects in California, specifically for developments with up to 10 units on urban lots smaller than 5 acres. In South El Monte, this law means that local officials should decide on development proposals within 60 days, bypassing public hearings and extra reviews. Some regulations, like those from the California Environmental Quality Act (CEQA), may be waived, easing the path for housing projects.
The current status of SB-684
SB-684 is a new law that not many people are familiar with, which makes it hard for many to understand and use, especially with limited resources available.
CityStructure contacted the city's planning department, and on November 7, 2024, Gerardo Marquez, South El Monte’s planning manager, clarified to the CityStructure team when we reached out to him, that "Applicants would need to follow state regulations and abide by applicable city standards."
To make the most of this law, it's important to grasp the state's rules and how to apply them properly. Clear and simple guidance can help applicants get the full benefits of SB-684.
What can homeowners build under SB-684 in South El Monte?
What are the lot limitations under SB-684?
Under SB-684, properties in South El Monte with a maximum size of 5 acres can be divided into up to 10 lots, with each lot required to be at least 600 square feet.
What is the size limitation for the new units?
For new homes constructed under SB-684, the maximum size allowed is 1,750 square feet.
What are the setbacks?
Buildings should maintain a minimum distance of 4 feet from both side and rear property lines.
What is the parking requirement under SB-684?
Each unit is required to have one off-street parking space in South El Monte unless 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?
Who and which properties qualify for SB-684?
Which zoning districts are eligible for SB-684?
In South El Monte, SB-684 applies to both multi-family housing and vacant lots within single-family zoning districts.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 broadens the scope of SB-684 by allowing the development of as many as 10 small homes not only in multi-family districts but also on vacant lots within single-family neighborhoods. This revision fosters the growth of affordable housing initiatives and enhances the chances for homeownership in regions that were once subject to more stringent rules.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit development under SB-684. Land classified as wetlands, agricultural zones, prime farmland, or hazardous waste sites typically cannot be divided unless it’s designated for residential use or complies with the state safety guidelines. Similarly, areas under conservation agreements or identified as wildlife habitats are usually restricted to preserve these environments and species.
Can you build in high-risk CEQA zones?
Possibly. In high-risk CEQA areas, construction might be allowed but with specific restrictions. In South El Monte, building is prohibited in Very High Fire Severity Zones as indicated by state maps or the Department of Forestry and Fire Protection. Construction is also restricted near active earthquake fault lines unless stringent safety standards are followed.
For flood zones, development can proceed only if it complies with floodplain management rules or federal flood control regulations. Projects located in floodways need to have no-rise certification to ensure they won’t increase flood risks.
Is it allowed to demolish an affordable unit?
No, under SB-684, demolishing affordable housing units is not allowed. Development projects should avoid removing or altering housing that is protected by agreements or regulations designed to maintain affordability for low, very low, or extremely low-income residents.
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 protected. Under SB-684, projects cannot include demolishing or altering:
- Housing units with rent or price controls set by South El Monte.
- Homes that had tenants within the last 5 years, even if they are now empty or demolished.
- Properties where the Ellis Act was used to take rental units off the market 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?
For developments under SB-684, a ministerial approval permit is necessary. This permit simplifies the approval process by allowing local officials to review projects based on established criteria, without requiring discretionary reviews or public hearings. Projects that meet specific conditions, such as unit count and zoning requirements, can be approved more quickly.
What are objective standards?
Objective standards are clear rules established by local authorities for constructing and designing homes. They cover aspects such as zoning, lot sizes, and design features. These standards are designed to be straightforward and not excessively restrictive, helping projects achieve density goals without requiring extra setbacks or additional parking spaces.
How much does the permit cost?
The costs associated with planning and building permits depend on the number of lots and housing units in a project. Beginning May 20, 2024, the new legislation, SB-937, will enable developers to delay certain fees until they obtain an occupancy certificate, which will help reduce initial costs.
What are the steps to get the permits?
To get permits under SB-684 in South El Monte, follow these steps:
- Check Eligibility
Ensure the property is correctly zoned, is less than 5 acres in size, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
File an application for a tentative map, indicating it is for SB-684. - Review Process
South El Monte City officials will review the application within 60 days. If denied, feedback will be provided. If no response is received within 60 days, the application is automatically approved. - Apply for Final Map Approval
After receiving approval for the tentative map, apply for final map approval. - Apply for Building Permits
Apply for building permits before the final map is officially recorded, as long as specific conditions are met. - Meet Approval Conditions
Fulfill all required 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 South El Monte City?
In South El Monte, SB-684 and SB-9 have different effects on unit sizes, setbacks, lot sizes, density, and development areas. This comparison outlines how each law impacts these aspects and their influence on local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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