SHRA/SB 684/1123

STARTER HOME REVITALIZATION ACT (SB 684/1123)

The Starter Home Revitalization Act (SHRA) of 2021 is a California law that seeks to increase homeownership opportunities by streamlining the subdivision approval process for projects resulting in up to 10 new parcels/dwelling units. The SHRA was recently amended by Senate Bill (SB) 1123 and Assembly Bill (AB) 130, both of which took effect on July 1, 2025. Previous amendments from SB 684 took effect on July 1, 2024.

For planning inquiries related to the SHRA, email planning.SHRA@lacity.org. Additional resources can also be found in the Resources & Contact tab.

Key Provisions

The SHRA requires a ministerial approval process for a parcel map or a tentative and final map for subdivisions and/or housing development projects that meet all site and project-based eligibility criteria. Key provisions include:

• Projects can result in up to 10 new lots/dwelling units (excluding a remainder parcel or ADU/JADUs)
• No CEQA review, public hearings, or appeals
• Projects allowed on lots zoned for multifamily residential use or lots that are vacant and zoned for single-family residential use
• Exclusions for high or very high fire hazard severity zones and other environmentally sensitive sites

Key SHRA Standards

The SHRA includes development and subdivision standards that apply to all projects allowed under the law. These standards include:

• Any proposed housing units must be constructed on fee simple ownership lots OR be part of a common interest development (ex. condominium), a housing cooperative, a community land trust, or a tenancy in common.
• A maximum average total floor space among the proposed units of 1,750 net habitable square feet
• Minimum lot size of 600 square feet (multifamily zones) or 1,200 square feet (vacant & zoned for single-family).
• Minimum Density Requirements
  • Housing Element Sites: SHRA projects proposed on these must result in at least the number of units projected for that parcel in the Housing Element, including any required lower-income units.
  • Non-Housing Element Sites: SHRA projects proposed on these sites must result in at least 66% of the maximum allowable residential density or 20 dwelling units per acre (1 unit per 2,178 square feet of lot area), whichever is greater.

Application of Local Objective Standards

The SHRA generally allows cities to impose objective zoning, subdivision, or design standards that are not explicitly prohibited by the law or would have the effect of imposing a prohibited standard.

Note: Included below is a partial list of provisions. Please consult the memorandum for detailed instructions.

The following objective standards cannot be applied to SHRA projects:

• Allowable Density: Local density regulations cannot prohibit the creation of up to 10 new 600 or 1,200 square-foot parcels.
  • Floor Area Ratio (FAR): Housing units created pursuant to the SHRA are guaranteed at least a 1.0 (3-7 units) or a 1.25 FAR (8-10 units).
• Rear/Side Setbacks from the original lot line beyond 4 feet.
• Setbacks between units or other building separation requirements.
• No minimum lot width, depth, or frontage standard.
• Off-street automobile parking minimums of more than 1 space per unit and any parking requirements if the site is near qualifying transit stops or car share vehicles.

In addition, the City may not impose any objective zoning, subdivision, or design standards that would physically preclude development at the site’s protected density (30 units/acre or maximum local zoning density, whichever is greater) or have the effect of imposing a prohibited standard.

Applicants may submit a written request in their application to waive or modify any objective standards that would physically preclude a SHRA project. Please see the SHRA Implementation Memo and/or the SHRA sections in the Preliminary Parcel Map Filing Instructions & Checklist (CP13-1801) or the Tentative Tract Map Filing Instructions & Checklist (CP-6110) for more information.

Eligibility Requirements

All SHRA projects need to meet all of the following site and project-based eligibility criteria:

Site Eligibility Requirements

• The site is zoned for multifamily residential uses or is vacant and zoned for single-family residential development. The SHRA defines “vacant” in this context as a site that has no permanent structure at the time an application is submitted, unless the permanent structure is abandoned and uninhabitable. Please see the SHRA Implementation Memo for more information.
  • Eligible Multifamily Zones: R2, RD, RW2, R3, RAS3, R4, RAS4, R5, and all C Zones
  • Eligible Single-Family Zones (if vacant): A, RA, RE, RS, R1, RU, RZ, and RW1
• The site (pre-subdivision) is no larger than 5 acres (multifamily zones) or 1.5 acres (vacant & zoned for single-family).
• The site is not located in a High or Very High Fire Hazard Severity Zone or other areas identified for conservation or as habitat for protected species.

Please consult the Department’s Zone Information and Map Access System (ZIMAS) to assess whether a site is eligible for the SHRA. Enter the address in the pop-up window, click the "Planning and Zoning" menu on the left side of the screen, and then scroll down to the "SHRA / SB 684 Eligibility" hyperlink.

Project Eligibility Requirements:

• Subdivision creates no more than 10 lots, not including a remainder parcel that retains existing land uses, does not contain new residential units, and is not exclusively dedicated to serving the housing development.
• No more than 10 units total,
  • Excluding ADUs/JADUs (multifamily zones)
  • Please see Question #8 in the SHRA Implementation Memo’s Frequently Asked Questions Section for more information about ADU/JADU guidelines.

Renter Protections

Renter Protections:
All housing replacement requirements and review procedures from the Housing Crisis Act of 2019 (HCA) and Resident Protections Ordinance (RPO) (LAMC Sec. 16.60) will still apply to any SHRA project that would result in the demolition of one or more residential units.

Additionally, SHRA projects cannot involve the demolition or alteration of:

• Deed-restricted affordable housing, units subject to rent control (e.g., RSO) or that have been occupied by tenants within the past 5 years

SHRA projects that have, or will require demolition of a single-family dwelling not subject to any of the above conditions may provide a signed No Net Loss Declaration (CP-4069) to certify compliance with the HCA/RPO as well as the SHRA’s demolition protections. SHRA projects that do not qualify for a No Net Loss Declaration may require a Replacement Unit Determination from the Los Angeles Housing Department.

Procedures

City Planning has established the following guidelines and processes to review SHRA applications.

• SHRA applications must be approved or denied within 60 days of the date City Planning receives a completed application.
• SHRA applications may be limited to the division of land, but applicants are  encouraged to seek concurrent approval of the housing development.
• SHRA applications will be assessed the normally applicable Parcel Map (up to four lots) or Tract Map (5-10 lots) application fees, depending on the size of the project. Please consult the City Planning Fee Estimator for the most up-to-date fee amount. Applicants are also advised to pay any other fees required by other Advisory Agency departments in a timely manner. SHRA applications will not be deemed complete by City Planning until all required fees from Advisory Agency departments are paid.

If a property contains protected trees, consult with Los Angeles’s Bureau of Public Works’s Urban Forestry Division early on in the process to verify eligibility requirements.

• For detailed application instructions, please refer to the Preliminary Parcel Map Filing Instructions & Checklist (CP13-1801) or the Tentative Tract Map Filing Instructions & Checklist (CP-6110) on the forms page (see here).

Resources & Contact

Resources

SHRA Implementation Memo

SHRA Government Code Sections (GCS)

• GCS 65852.28
• GCS 65914.4.5
• GCS 66499.41

Contact

Email planning.SHRA@lacity.org with Planning-related questions. Direct other questions to the relevant City departments and agencies below: