City of West Hollywood
Everything You Need to Know About SB-684 Development in West Hollywood
To keep up with the demand for "middle housing," California has made it easier to build more homes on a single property. The updated rules allow projects to get approved faster, and developers can postpone paying some fees until construction is finished or the building is ready to be lived in. The new SB-684 law makes it simpler to get approval for projects that add up to 10 homes on smaller urban properties. Starting July 1, 2024, cities like West Hollywood will be required to approve these types of projects that follow the new rules.
What is SB-684 and how does it affect properties in West Hollywood?
Senate Bill 684, also known as SB-684 streamlines the approval process for small housing projects across California. It applies to developments with up to 10 units on urban lots under 5 acres. In West Hollywood, this means that local officials must decide on applications within 60 days, bypassing the need for public hearings or discretionary reviews. Furthermore, certain regulations, such as those from the California Environmental Quality Act (CEQA), do not apply.
The current status of SB-684
Since SB-684 is relatively new and not widely known, many people may be unfamiliar with it, and applicants could face challenges due to limited resources and understanding.
CityStructure contacted the city's planning department, and on November 13, 2024, Korina Arvizu, West Hollywood's assistant planner, clarified to the CityStructure team when we reached out to him that:
"State law will apply to your application. Our team is preparing applicable materials."
Knowing the state rules and following them carefully can help overcome these challenges. Having clear instructions on how to follow these rules will enable applicants to make the most of SB-684.
What can homeowners build under SB-684 in West Hollywood?
What are the lot limitations under SB-684?
SB-684 allows properties up to 5 acres in size to be divided into a maximum of 10 individual lots, with each lot required to be at least 600 square feet.
What is the size limitation for the new units?
In West Hollywood, SB-684 sets the maximum size for new residential units at 1,750 square feet.
What are the setbacks?
A minimum of 4 feet should be maintained from the side and rear property lines.
What is the parking requirement under SB-684?
Under SB-684 in West Hollywood, each unit is required to have one off-street parking space, except when the property is within half a mile of a major transit hub or a well-connected transit zone.
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 Hollywood, SB-684 applies to zoning areas designated for both multi-family housing or vacant lots within single-family use.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 broadens the scope of SB-684 by allowing the construction of up to 10 small residences, not only in multi-family areas but also on vacant lots within single-family neighborhoods. This revision helps affordable housing projects and increases opportunities for homeownership in areas that once imposed stricter regulations.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental factors can limit development. Properties identified as hazardous waste sites, wetlands, agricultural zones, or prime farmland are not eligible for subdivision unless they are designated for residential purposes or comply with state safety regulations. Furthermore, properties protected by conservation agreements or used as wildlife habitats are typically excluded from development to ensure the preservation of critical land and species.
Can you build in high-risk CEQA zones?
Building might be possible in high-risk CEQA zones, but specific regulations apply.
In West Hollywood, there are restrictions: construction is not allowed in fire hazard areas marked Very High Fire Severity Zones by state maps or the Department of Forestry and Fire Protection. In earthquake fault zones, construction on active fault lines is limited unless the project meets strict earthquake safety standards.
Development in flood zones is restricted unless it follows floodplain management or federal flood control regulations, and projects in floodways should be certified to ensure they do not increase flood risk.
Is it allowed to demolish an affordable unit?
No. In West Hollywood, demolishing affordable housing units isn't an option. Development projects should avoid removing or altering existing homes that are secured by laws or agreements to ensure affordability for low, very low, or extremely low-income households.
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. Development cannot involve demolishing or modifying:
- Housing units with rent or price controls established by the City of West Hollywood.
- Homes that have been occupied by tenants within the last 5 years, even if they are now vacant or demolished.
- Properties where the Ellis Act was used to remove rental units from 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?
Projects under SB-684 require a ministerial permit. This process allows local authorities to review applications based on established criteria without the requirement for public hearings or discretionary reviews. The expedited approval is available for projects that meet certain requirements, including the number of units and adherence to zoning and density rules.
What are objective standards?
Objective standards are detailed guidelines set by local governments to manage how housing projects are designed and built. They address zoning, lot divisions, and design elements. These standards aim to be straightforward and not overly restrictive, allowing projects to achieve their density goals without imposing additional requirements like larger setbacks or extra parking beyond standard codes.
How much does the permit cost?
The fees for planning and building permits are based on the overall count of lots and residential units in a project. Beginning May 20, 2024, the newly passed SB-937 will enable developers to delay certain fees until they obtain an occupancy certificate, which will assist in lowering initial expenses.
What are the steps to get the permits?
To get permits under SB-684 in West Hollywood, follow these steps:
- Confirm Eligibility Verify that your property is correctly zoned, less than 5 acres, and meets all requirements.
Check zoning eligibility for your property instantly.
- Submit a Tentative Map Application File for a tentative map, making it clear that the application is for SB-684.
- Review Process The City of West Hollywood will review your application and provide a decision within 60 days. If your application is denied, you will receive feedback. If no decision is made within this period, the application is marked approved.
- Apply for Final Map Approval After the tentative map is approved, apply for approval of the final map.
- Apply for Building Permits You can apply for building permits before the final map is officially recorded if specific conditions are met.
- Meet Approval Conditions Satisfy all required 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 West Hollywood City?
To discuss how SB-684 and SB-9 vary in West Hollywood City, this comparison focuses on their impact on factors like unit sizes, setbacks, lot dimensions, density, and development zones. It provides a thorough look at how each regulation affects local construction practices.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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