City of West Covina
Everything You Need to Know About SB-684 Development in West Covina
California has updated its land-use rules to help meet the growing need for "middle housing." These changes make it easier to add more homes to a property, speed up the approval process, and let developers delay permit fees until the project is completed or the building is ready for people to move in. The new SB-684 law simplifies the process for getting approval for projects with up to 10 homes on smaller urban lots. Starting July 1, 2024, cities like West Covina will have to approve developments that follow these new guidelines.
What is SB-684 and how does it affect properties in West Covina?
Senate Bill 684, also known as SB-684 streamlines the process for approving smaller housing developments in California. It applies to projects with up to 10 units on urban parcels smaller than 5 acres. Local officials should decide on these projects within 60 days, skipping public hearings and discretionary reviews. Certain regulations, including those from the California Environmental Quality Act (CEQA), are not applied.
What can homeowners build under SB-684 in West Covina?
What are the lot limitations under SB-684?
SB-684 covers properties up to 5 acres in size, allowing 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 West Covina, SB-684 restricts new residential units to less than 1,750 square feet.
What are the setbacks?
A minimum distance of 4 feet from both the side and rear property lines is required.
What is the parking requirement under SB-684?
In West Covina, each unit is generally required to have one off-street parking spot. However, this rule might be waived if the property is located within half a mile of a major transit stop or a highly accessible 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 West Covina, SB-684 applies to zones designated for either multi-family housing or vacant lots within single-family residential purposes.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 expands the provisions of SB-684 by allowing the development of up to 10 small homes, not only in multi-family zones but also on vacant lots in single-family neighborhoods. This update supports projects for affordable housing and enhances chances for homeownership in areas that previously had more strict rules.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can impact property development. Land designated as prime farmland, wetlands, agricultural zones, or hazardous waste sites typically cannot be subdivided unless it is designated for residential use or complies with state safety standards. Furthermore, properties that are under conservation agreements or serve as habitats for protected species are usually not eligible for development. These protections are intended to preserve valuable land and wildlife.
Can you build in high-risk CEQA zones?
It varies. Building in high-risk CEQA zones has specific restrictions:
Fire Hazard Areas
Construction is limited in regions classified as high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Lines
Building on active fault lines is prohibited unless it complies with strict earthquake safety regulations.
Flood-Prone Areas
Development is restricted in flood-prone areas unless it follows floodplain management or federal flood control guidelines.
Floodways
Construction in floodways requires certification to ensure it won’t increase flood risk.
Is it allowed to demolish an affordable unit?
No, in West Covina, you cannot demolish or modify affordable housing units that are safeguarded by agreements, laws, or regulations designed to maintain affordability for low-income families.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, current tenants' rights are protected. Projects cannot demolish or change units that have rent or price controls set by West Covina. This protection applies to homes rented in the last 5 years, regardless of their current status—occupied, vacant, or demolished. It also extends to properties taken off the rental market 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?
Under SB-684, certain projects qualify for ministerial approval. This process involves local authorities reviewing applications based on clear, predefined criteria, bypassing public hearings and discretionary reviews. It’s designed for developments that meet specific conditions, such as a designated number of residential units and compliance with zoning and density requirements.
What are objective standards?
Objective standards are specific rules set by local governments to regulate housing design and construction. They include regulations for zoning, lot division, and design details. These standards are straightforward and not overly demanding, allowing projects to meet density goals without having to meet extra conditions, such as increased setbacks or parking, beyond what’s normally required by building codes.
How much does the permit cost?
The cost of planning and building permits is based on the total number of lots and housing units included in a project. Starting May 20, 2024, the recently passed SB-937 will allow developers to postpone some fees until they receive an occupancy certificate, helping to reduce initial costs.
What are the steps to get the permits?
To get permits for a project under SB-684 in West Covina, you can follow these steps:
- Confirm Eligibility Ensure your property is correctly zoned, less than 5 acres in size, and meets all other necessary qualifications.
Check zoning eligibility for your property instantly.
- Submit a Tentative Map Application File for a tentative map, specifying that the project falls under SB-684.
- Application Review The City of West Covina will review your submission and issue a decision within 60 days. If denied, feedback will be provided. If no decision is made within this period, approval is automatic.
- Submit the Final Map After your tentative map is approved, apply for the final map.
- Apply for Building Permits Building permits can be issued prior to final map recording, provided that required conditions are satisfied.
- Meet Conditions and Record the Final Map Fulfill all approval 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 West Covina City?
This comparison outlines how SB-684 and SB-9 impact various development elements in West Covina, including unit sizes, setbacks, lot dimensions, and eligible zones. It provides an in-depth breakdown of how these regulations affect building practices locally.
