City of Westlake Village
Everything You Need to Know About SB-684 Development in Westlake Village
As more focus is placed on "middle housing" across the U.S., California has updated its land use laws to help address housing needs. These changes are designed to allow more homes on each property, speed up the approval process, and allow developers to delay paying for permits until after construction is finished or an occupancy certificate is granted. 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 Westlake Village will be required to accept applications for developments that follow the rules set by SB-684.
What is SB-684 and how does it affect properties in Westlake Village?
Senate Bill 684, also known as SB-684 is intended to speed up the approval process for small housing projects in California, specifically for developments with up to 10 units on urban lots under 5 acres. In Westlake Village, local officials have 60 days to approve or deny development proposals without the need for public hearings or discretionary reviews. Some rules, like those from the California Environmental Quality Act (CEQA), may be waived, making it easier to move forward with housing projects.
The current status of SB-684
SB-684 can be tough to navigate because it’s new and not widely known, making it hard for many people to understand, especially with limited resources available for help.
CityStructure contacted the city's planning department, and on September 7, 2024, Megan Sinkula, Westlake Village’s senior planner, clarified to the CityStructure team when we reached out to her, that "The City has not adopted its own ordinance for SB-684. The City will follow the requirements of State law."
To make the most of this law, it’s important to fully understand the state’s rules and how to apply them correctly. Clear instructions will help applicants get the full benefits that SB-684 offers.
What can homeowners build under SB-684 in Westlake Village?
What are the lot limitations under SB-684?
Under SB-684, properties up to 5 acres can be divided into up to 10 lots. Each lot is required to be at least 600 square feet in size.
What is the size limitation for the new units?
In Westlake Village, new homes built under SB-684 cannot be larger than 1,750 square feet.
What are the setbacks?
There should be at least 4 feet between the building and both the side and rear property lines.
What is the parking requirement under SB-684?
In Westlake Village, SB-684 requires each unit to have one off-street parking space, unless the property is within half a mile of a major transit hub or an area with well-connected transit.
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 Westlake Village, SB-684 applies to areas designated for both multi-family housing or vacant lots within single-family housing.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 expands the conditions of SB-684 by allowing the construction of as many as 10 small homes, not only in multi-family zones but also on vacant lots in single-family neighborhoods. This update supports affordable housing projects and enhances opportunities 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 rules can limit development under SB-684. Land designated as wetlands, agricultural zones, prime farmland, or hazardous waste sites generally cannot be divided unless it is zoned for residential use or meets state safety standards. Similarly, areas protected by conservation agreements or identified as wildlife habitats are usually restricted to secure these environments and species.
Can you build in high-risk CEQA zones?
It varies. In high-risk CEQA areas, construction might be possible but with certain restrictions. In Westlake Village, building is not allowed in Very High Fire Severity Zones as shown on state maps or by the Department of Forestry and Fire Protection. Areas near active earthquake fault lines also limit construction unless strict safety measures are met.
For flood zones, development is allowed only if it follows floodplain management rules or federal flood control regulations. Projects in floodways require no-rise certification to confirm they will not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits demolishing affordable housing units in Westlake Village. Development projects should ensure they do not remove or alter housing that is protected by agreements or rules meant to keep it affordable 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, existing tenant rights are protected. Under SB-684, projects cannot include demolishing or changing:
- Housing units with rent or price controls set by Westlake Village.
- Homes that had tenants in the past 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 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, a ministerial approval permit is required. This permit simplifies the process by allowing local officials to review projects based on clear rules, without requiring discretionary reviews or public hearings. If a project meets certain criteria, such as unit count and zoning rules, it can be approved more quickly.
What are objective standards?
Objective standards are specific rules set by local authorities for building and designing homes. They include details on zoning, lot sizes, and design features. These rules are meant to be simple and not overly strict, helping projects meet density goals without needing extra setbacks or additional parking spaces.
How much does the permit cost?
The costs associated with planning and building permits are based on the total number of lots and residential units in a project. Starting May 20, 2024, the recently passed SB-937 will allow developers to postpone specific fees until they acquire an occupancy certificate, helping to reduce upfront costs.
What are the steps to get the permits?
To get permits under SB-684 in Westlake Village, follow these steps:
- Check Eligibility
Make sure the property is properly zoned, is under 5 acres, and meets all the required criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
File an application for a tentative map, noting that it’s for SB-684. - Review Process
Westlake Village officials will review the application within 60 days. If it’s denied, feedback will be given. If there is no response within 60 days, the application is automatically approved. - Apply for Final Map Approval
Once the tentative map is approved, apply for final map approval. - Apply for Building Permits
Apply for building permits before the final map is officially recorded, provided certain conditions are met. - Meet Approval Conditions
Complete all required conditions and then 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 Westlake Village City?
In Westlake Village, SB-684 and SB-9 impact unit sizes, setbacks, lot dimensions, density, and development areas in different ways. This comparison outlines how each law affects these elements and their effects 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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