Introducing Irvine & Associates

The California housing landscape often feels like a complex, unfinished brick-and-mortar project, with layers of regulations and red tape adding unexpected delays. Developers know the challenge: laying the foundation is one thing, but getting every brick approved and in place can be a marathon. At Irvine & Associates, we’re constantly analyzing the blueprints of state policy to identify pathways that expedite residential development. Today, our firm stands ready to help you navigate two critical legislative breakthroughs that are reshaping how we build: Senate Bill (SB) 684 and Senate Bill (SB) 1123. These aren't just new laws; they're foundational shifts that can dramatically accelerate your residential projects.

Understanding the Seismic Shift in California Housing Development

California's persistent housing crisis demands innovative solutions, and recent legislative efforts like SB 684 and SB 1123 are designed to cut through the traditional complexities of land use and permitting. For real estate developers, these bills represent a significant opportunity to streamline the entitlement process, particularly for small-scale residential projects and starter homes.

SB 684: Streamlining Multifamily Zone Projects (Effective July 1, 2024)

SB 684, an expansion of the Starter Home Revitalization Act, revolutionizes the approval process for housing developments consisting of 10 or fewer single-family homes located in multifamily zoning districts. What makes this law a game-changer? It mandates a ministerial approval process, which means eligible projects are exempt from discretionary review, environmental review under the California Environmental Quality Act (CEQA), and the right to appeal. This translates to significantly faster timelines, with local agencies required to approve or deny applications within a mere 60 days; if they don't, the project is deemed approved.

To qualify for this expedited pathway, your project must meet specific criteria:

• The subdivision must result in 10 or fewer parcels, and the housing development 10 or fewer residential units, excluding Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs).
• The lot size must be less than 5 acres and zoned for multifamily residential development.
• Crucially, the site must be substantially surrounded by qualified urban uses (meaning at least 75% of its perimeter adjoins or is separated only by an improved public right-of-way from residential, commercial, public institutional, transit, or retail uses).
• Newly created lots under SB 684 must be at least 600 square feet.
• A critical check involves the City’s Housing Element: if your parcel is identified there, your development must yield at least the number of units (including affordable units) projected for that parcel. If it's not listed, the project must meet the maximum allowable residential density permitted by zoning.
• Ineligible sites include those previously established under SB 684 or SB 9, parcels with Rent Stabilization Ordinance (RSO) units, those occupied by tenants within the last five years, or sites on hazardous waste lists.
• Projects can accommodate various ownership models, including fee-simple, common interest developments, housing cooperatives, or community land trusts, and are subject to local inclusionary housing ordinances.

SB 1123: Opening Doors in Single-Family Zones (Effective July 1, 2025)

Building on SB 684, SB 1123 expands these streamlining benefits to allow the construction of up to 10 homes on vacant lots within single-family zoning districts, particularly those near jobs, schools, transit, and other amenities. This is a monumental step toward increasing affordable homeownership opportunities in areas traditionally restricted to single-family use, promoting more inclusive communities. SB 1123 also explicitly permits newly created units to be owned as a tenancy in common and clarifies that ADUs and Junior ADUs on these new parcels will not count toward the 10-unit cap.

The Irvine & Associates Advantage: Navigating the New Landscape

This is where Irvine & Associates steps in, acting as your trusted guide through this evolving regulatory environment. Our deep understanding of land use and development standards—including floor area ratio, density, height, setbacks, and design—positions us uniquely to help you capitalize on these new laws.

1. Comprehensive Property Research: Before a single plan is drawn, our team conducts meticulous property research and analysis of current zoning and land use restrictions. We utilize tools like ZIMAS to verify site eligibility against the specific requirements of SB 684 and SB 1123, including verifying urban use surroundings, Housing Element projections, and absence from hazardous waste lists. This critical upfront work ensures your project is on solid ground.

2. Expert Entitlement Processing: The shift to ministerial approval means precision in your application is paramount. We specialize in preparing the exact entitlement request language, project descriptions, justifications, and exhibits needed for timely submissions. We ensure your project complies with all applicable objective zoning, subdivision, and design standards, which are key to ministerial review. This includes navigating requirements for setbacks (e.g., ensuring front setbacks don't preclude development at 30 units per acre) and maximizing allowable residential density.

3. Seamless Permit Expediting: The 60-day approval timeline is ambitious, but our firm’s expertise in building permit expediting and close collaboration with City agencies like Los Angeles City Planning (LACP), Los Angeles Department of Building & Safety (LADBS), and the Bureau of Engineering ensures your application moves efficiently. We handle the complexities of fees (including LAUSD Developer Fee, Park Fee, and Affordable Housing Linkage Fee, mindful of ADU exemptions under SB 13) and required documentation, from Preliminary Parcel Maps to Tentative Tract Maps.

4. Maximizing Unit Potential with ADUs/JADUs: SB 684 and SB 1123 present excellent opportunities to further increase housing density by allowing ADUs and JADUs that do not count against the 10-unit cap. Our team integrates these possibilities into your project design, ensuring compliance with both the City’s ADU Ordinance and State ADU Law.

5. Strategic Solutions for Complexities: Even with streamlining, projects can face unique challenges. We provide strategic guidance on issues like lot access (potentially leveraging the Small Lot Subdivision Ordinance for alleys or easements) and navigate specific requirements for projects in areas like the California Coastal Zone, where public hearings are still necessary for coastal development permits for ADUs.

Partner with Irvine & Associates for Your Next Residential Development

California’s commitment to accelerating housing production, particularly for affordable housing and missing middle housing, is clear. The changes brought by SB 684 and SB 1123 offer a tangible path forward for developers looking to contribute to this vital effort. With over 6,000 approved units, 70+ approved projects, and 400+ affordable units in our portfolio, Irvine & Associates possesses the established expertise and dynamic leadership to guide your project from initial concept to successful occupancy. Our proactive monitoring of state policy and regulatory changes ensures our clients always benefit from timely, informed guidance.

Don't let the intricacies of new legislation become another brick wall in your project. Contact Irvine & Associates today for a proposal and let us help you transform potential into reality, building not just structures, but vibrant, accessible communities for all Californians.