City of Azusa
Everything You Need to Know About SB-684 Development in Azusa
California is changing its housing rules to make it easier to build multiple homes on one property. The new law simplifies the approval process and lets builders postpone some fees until after construction. This change supports the nationwide effort to create more "middle housing," like small apartment buildings. Beginning July 1, 2024, cities like Azusa will start accepting applications under SB-684, giving urban areas more chances for development on smaller lots of 5 acres or less, with up to 10 units per project.
What is SB-684 and how does it affect properties in Azusa?
SB-684 (Senate Bill 684) makes it easier and quicker to get approvals for small housing projects in California. It applies to developments with a maximum of 10 units on urban lots that are less than 5 acres. Local officials are required to make decisions within 60 days without holding public hearings or extra reviews. Also, some regulations, including those related to the California Environmental Quality Act (CEQA), do not apply to these projects.
The current status of SB-684
The CityStructure team reached out to Azusa's planning department on August 27, 2024, to clarify how SB-684 will be implemented locally. Given that the law is still new and may require time for review and interpretation, we have not yet received a response. In the meantime, we will follow state regulations and provide updates as more details become available.
What can homeowners build under SB-684 in Azusa?
What are the lot limitations under SB-684?
SB-684 applies to properties no larger than 5 acres and allows them to be split into a maximum of 10 individual lots. Each lot should have a minimum size of 600 square feet.
What is the size limitation for the new units?
In Azusa, SB-684 limits the size of newly constructed residential units to a maximum of 1,750 square feet.
What are the setbacks?
A minimum of 4 feet should be maintained from the side and rear property boundaries.
What is the parking requirement under SB-684?
In Azusa, SB-684 requires one off-street parking space per unit, except when the property is located within half a mile of a major transit stop or in a highly accessible transit area.
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 Azusa, SB-684 applies to zones designated for either multi-family or vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 builds upon the rules set by SB-684. While SB-684 aimed to make it easier to get approvals for up to 10 small homes in areas meant for multi-family housing, SB-1123 broadens this to cover vacant lots in single-family neighborhoods. This update enhances opportunities for affordable housing by allowing the building of up to 10 homes on appropriate vacant lots located near essential community services, which encourages affordable homeownership in areas that were previously limited.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit what you can do with your property. Land that is classified as prime farmland, wetlands, agricultural areas, or hazardous waste sites typically cannot be divided unless it is designated for residential use or meets state safety requirements. Areas under conservation agreements or those that protect endangered species usually cannot be developed to safeguard important land and wildlife.
Can you build in high-risk CEQA zones?
It’s possible, but there are specific conditions. In Azusa, construction in high-risk CEQA areas is subject to certain limitations:
Fire Hazard Areas: Construction is not allowed in areas marked as high fire risk by state officials.
Earthquake Fault Zones: You can’t build on active fault lines unless you follow strict safety rules for earthquakes.
Flood Zones: Development is restricted in areas that are prone to flooding unless it follows specific flood management rules.
Floodways: Projects in these areas should be certified to ensure they won’t worsen flooding issues.
Is it allowed to demolish an affordable unit?
No, in Azusa, demolishing and altering affordable housing units is not allowed. Units protected by agreements, regulations, or laws designed to maintain low rents for low-income families cannot be destroyed or altered.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, the rights of current tenants are protected. Projects cannot demolish or alter units with rent or price controls set by Azusa City. This protection applies to homes that were rented in the last 5 years, even if they are currently empty or have been torn down. Additionally, properties taken off the rental market under the Ellis Act in the last 15 years also have these restrictions.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
For developments under SB-684, a ministerial permit is required. This means that local officials evaluate applications according to preset rules, bypassing the requirement for public hearings or discretionary reviews. This faster approval process is available for projects that meet certain criteria, including a specified number of residential units and compliance with zoning and density regulations.
What are objective standards?
Objective standards are specific guidelines established by local governments to oversee the design and construction of housing projects. These rules cover zoning, lot splits, and design features. They are intended to be straightforward and not overly restrictive, ensuring that projects can meet density targets without imposing extra requirements like larger setbacks or additional parking beyond standard building codes.
How much does the permit cost?
The cost of Planning and Building permits varies widely based on the number of lots and units you want to build. As of May 20, 2024, a new law (Senate Bill SB-937) was introduced, allowing builders to delay paying certain fees until they receive a certificate of occupancy for their project. This change can help lower costs and make it easier for more projects to be affordable and profitable.
What are the steps to get the permits?
To secure permits under SB-684 in Azusa, follow these steps:
1. Confirm Eligibility Make sure your property is correctly zoned, less than 5 acres, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
2. File a Tentative Map Application Submit a tentative map application, clearly indicating it is for SB-684.
3. Review Process Azusa City will evaluate your application and respond within 60 days. If denied, you will receive feedback. If no decision is made within this period, the application is automatically approved.
4. Submit the Final Map Once the tentative map is approved, apply for the final map approval.
5. Apply for Building Permits You can apply for building permits before the final map is officially recorded if certain conditions are met.
6. Meet Approval Conditions Complete all required conditions and record the final map to finish 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 Azusa City?
This comparison looks at the differences between SB-684 and SB-9 in Azusa, focusing on how each law affects things like the size of units, distance from property lines, lot sizes and numbers, density, and where you can build. It provides a detailed look at how these laws influence local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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