Orange County SB-684 Implementation: What Property Owners Need to Know

Orange County's SB-684 Approach

Orange County has been proactive in implementing SB-684, recognizing its potential to address housing needs while respecting existing neighborhood character.

Jurisdiction-Specific Requirements

Orange County includes 34 incorporated cities, each with their own SB-684 implementation:

Major Cities and Requirements:

**Anaheim

**

- Minimum original lot

6,000 sq ft

- Each resulting lot

3,000 sq ft minimum

• Special requirements in historic districts

**Irvine

**

• Higher standards due to planned community nature

- Minimum original lot

7,200 sq ft

• Architectural review may be required

**Santa Ana

**

• Standard state minimums apply
• Expedited review for qualifying projects
• Strong support for housing creation

**Newport Beach

**

• Coastal Commission coordination required
• Higher minimum lot sizes in some areas
• Environmental review may be necessary

**Huntington Beach

**

• Coastal zone considerations
• Standard SB-684 requirements
• Beach proximity may affect timelines

County Application Process

*Pre-Application Phase

*

1. Initial property assessment

2. Zoning verification

3. Utility availability check

4. Neighborhood compatibility review

*Formal Application

*

1. Complete application package submission

2. Administrative completeness review

3. Technical analysis and review

4. Public notification (if required)

5. Final approval and conditions

Timeline Expectations

*Typical Orange County Timeline

*

- Application preparation

4-6 weeks

- Submittal to approval

60-90 days

- Processing and recording

2-3 weeks

- Total timeline

4-5 months

*Factors Affecting Timeline

*

• Coastal Commission review (adds 30-60 days)
• Environmental studies (adds 30-45 days)
• Public notification periods (adds 15-30 days)
• Holiday seasons and staff availability

Cost Structure in Orange County

*Application Fees by City

*

- Most cities

$2,500-4,500

- Premium cities (Newport, Irvine)

$3,500-6,000

- County unincorporated areas

$2,800-4,200

*Additional Costs

*

- Coastal Commission review

$1,500-3,000

- Traffic studies

$2,000-5,000 (if required)

- Environmental assessment

$1,500-4,000

Special Considerations

*Coastal Areas

*

• California Coastal Commission oversight
• Sea level rise considerations
• Public access requirements
• Extended review processes

*Airport Proximity

*

• John Wayne Airport flight path restrictions
• Noise considerations may apply
• Height limitations in some areas

*Historic Districts

*

• Additional design review required
• Preservation requirements
• Extended approval timelines

Market Conditions

Orange County's strong real estate market creates favorable conditions for lot splits:

*Average Property Values

*

- Median home price

$1.2-1.8 million

- High-end areas

$2-5 million+

• Strong appreciation trends

*Development Demand

*

• High demand for buildable lots
• Limited inventory drives values
• Strong rental markets support development

Success Factors

*Choosing the Right Professional Team

*

• Use Orange County experienced consultants
• Verify local jurisdiction expertise
• Check references from recent projects

*Community Relations

*

• Engage neighbors early in process
• Address concerns proactively
• Maintain open communication

*Regulatory Compliance

*

• Understand local variations
• Plan for required studies
• Budget for extended timelines

Common Challenges

*Infrastructure Limitations

*

• Water supply constraints in some areas
• Sewer capacity limitations
• Traffic congestion concerns

*Community Opposition

*

• Neighborhood character concerns
• Parking and traffic impacts
• Property value impacts on neighbors

*Regulatory Complexity

*

• Multiple jurisdiction coordination
• Overlapping agency requirements
• Changing regulations and interpretations

Opportunities for Success

*Strategic Property Selection

*

• Target appropriate neighborhoods
• Choose lots with good access
• Consider utility availability

*Optimal Timing

*

• Plan around seasonal patterns
• Coordinate with local development cycles
• Consider market conditions

*Professional Relationships

*

• Build relationships with local officials
• Use established professional networks
• Leverage experienced team members

Orange County's implementation of SB-684 provides significant opportunities for property owners who understand local requirements and work with experienced professionals. Success requires careful planning, adequate budgeting, and patience with the regulatory process.