City of Whittier
Everything You Need to Know About SB-684 Development in Whittier
Beginning July 1, 2024, cities like Whittier will be required to process applications for projects that meet the requirements of SB-684. This law simplifies the approval process for building up to 10 units on smaller properties (less than 5 acres) and allows developers to delay paying permit fees until the project is completed or the building is ready for people to move in.
What is SB-684 and how does it affect properties in Whittier?
SB-684 is a new California law designed to expedite the approval of smaller housing projects. It applies to developments with up to 10 units on properties less than 5 acres. Under this law, local officials should make decisions within 60 days, removing the need for public hearings or long approval processes. It also reduces certain environmental requirements, like those under the California Environmental Quality Act (CEQA), to help expedite the process.
The current status of SB-684
SB-684 can be difficult to understand because it's a new law that not many people are familiar with, and there are not many resources to guide people through it.
CityStructure contacted the city's planning department, and on November 6, 2024, Monique Garibay, Whittier’s senior planner, clarified to the CityStructure team when we reached out to her, that "The City currently does not have any ordinance relating to SB-684, so we would defer to the state’s regulations."
To take full advantage of this law, it's important to have a clear understanding of the state's rules and how to follow them. Simple and clear instructions will help people make the most of what SB-684 offers.
What can homeowners build under SB-684 in Whittier?
What are the lot limitations under SB-684?
Under SB-684, properties should be no larger than 5 acres. When the lot is divided, each new lot should be at least 600 square feet.
What is the size limitation for the new units?
In Whittier, new units can be up to 1,750 square feet in size.
What are the setbacks?
Each unit should have a minimum setback of 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
In Whittier, one off-street parking space is required for each unit unless the property is within half a mile of a major transit hub or an area with good public transportation access.
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?
For SB-684 in Whittier, eligible zones include areas designated for multi-family housing and vacant lots within single-family residential zones.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 improves SB-684 by allowing up to 10 homes on vacant lots in single-family zones, especially those near key public services. This project aims to boost affordable housing and expand homeownership in high-demand areas.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental conditions may limit development. Properties on hazardous waste sites, wetlands, prime farmland, or protected wildlife habitats are generally restricted unless they meet safety criteria or receive residential clearance.
Can you build in high-risk CEQA zones?
In Whittier, building in high-risk areas might be possible if certain conditions are met:
(A) The building is prohibited in high fire-risk zones.
(B) Projects near fault lines should meet earthquake safety rules.
(C) Flood-prone developments need to follow federal flood safety standards.
(D) Floodway projects require certification to confirm they will not worsen flooding.
Is it allowed to demolish an affordable unit?
No, affordable units in Whittier are protected from demolition. Projects should prevent demolishing units that are legally reserved for affordable rent to support 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 tenants' rights are protected. Development projects cannot demolish or alter:
1. Properties in Whittier that fall under local rent control laws.
2. Properties that have been rented at any point over the last 5 years, regardless of current occupancy status or if they’re vacant or demolished.
3. Properties where units were withdrawn from the rental market under the Ellis Act within 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 simplified permit that speeds up the approval process by following set local guidelines. This streamlined approach disregards public hearings and lengthy reviews, allowing for faster approval as long as the project meets zoning and density rules.
What are objective standards?
Objective standards are clear, specific rules established by local authorities for residential projects. These include zoning, lot size, and design guidelines, ensuring projects meet basic requirements without added demands like increased setbacks or additional parking.
How much does the permit cost?
Permit fees vary based on the project size. Beginning May 20, 2024, SB-937 allows developers to defer some fees until construction is complete and the building is ready for use, helping manage costs.
What are the steps to get the permits?
To apply for a permit in Whittier under SB-684, follow these steps:
1. Verify eligibility. Ensure the property adheres to zoning rules, is under 5 acres, and meets all other required criteria.
Check zoning eligibility for your property instantly.
2. Submit the Tentative Map. Start by submitting a tentative map, specifying that it falls under an SB-684 project.
3. City Review and Feedback. The City of Whittier will review your application and respond within 60 days. If the application is declined, they will explain the reasons and suggest changes. If there is no response within 60 days, the application will automatically gain approval.
4. Request Final Approval of the Plan. After the tentative map is accepted, you can move forward by submitting it for final approval.
5. Apply for Building Permits. Building permits can be applied for before the final map is recorded, as long as all other criteria are met.
6. Complete the Requirements and Submit the Final Map. Meet any remaining conditions and submit 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 Whittier City?
In Whittier, SB-684 and SB-9 have notable differences in setback rules, restrictions on lot and unit dimensions, and the specific zoning areas that permit new developments.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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