City of Bradbury
Everything You Need to Know About SB-684 Development in Bradbury
The updated land use laws in California are created to make it easier to build more homes on a single property. These changes simplify the approval process and allow developers to delay certain fees until construction is finished. The new SB-684 law supports the growing trend for "middle housing" by easing approval for projects with up to 10 units on urban lots under 5 acres. Starting July 1, 2024, cities like Bradbury will begin accepting applications under SB-684, creating new opportunities for urban development. SB-684 could help developers turn eligible properties into affordable communities with flexible options for renting or selling in popular areas.
What is SB-684 and how does it affect properties in Bradbury?
SB-684 or Senate Bill 684 makes it easier to approve small housing projects in California. It applies to developments with a maximum of 10 housing units on urban lots that are less than 5 acres in size. Local authorities are required to decide on these projects within 60 days, without the need for public hearings or detailed reviews. Moreover, some regulations, including those from the California Environmental Quality Act (CEQA), do not apply to these projects.
The current status of SB-684
Since SB-684 is relatively new and not widely known, many people may not be familiar with it, which can create difficulties for applicants who have limited resources or knowledge.
CityStructure contacted the city's planning department, and on September 4, 2024, Jim Kasama, Bradbury’s city planner, clarified to the CityStructure team when we reached out to him, that;
"The City of Bradbury has not adopted provisions for SB 684. Applicants are to follow the State statute."
To navigate the challenges, it's important to fully understand and apply the state's guidelines. Having clear instructions on how to follow the rules will help applicants take full advantage of SB-684.
What can homeowners build under SB-684 in Bradbury?
What are the lot limitations under SB-684?
SB-684 applies to properties that are up to 5 acres and allows them to be split into no more than 10 individual lots. Each lot should be at least 600 square feet.
What is the size limitation for the new units?
In Bradbury, SB-684 restricts new residential units to a maximum size of 1,750 square feet.
What are the setbacks?
A minimum distance of 4 feet should be maintained from both side and rear property lines.
What is the parking requirement under SB-684?
In Bradbury, SB-684 sets the requirement for one off-street parking space per unit, unless the property is within half a mile of a major transit hub or a well-served 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 Bradbury, SB-684 applies to properties in multi-family zones and to vacant lots in single-family home areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 expands the provisions of SB-684. While SB-684 is designed to make it easier to approve up to 10 smaller housing units in areas intended for multi-family homes, SB-1123 also includes vacant lots in single-family neighborhoods. This change helps create more affordable housing by allowing the construction of up to 10 homes on these vacant lots that are close to community resources, making it possible for people to own homes in areas that used to be restricted to single-family houses.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental factors can limit development. Properties classified as prime farmland, wetlands, agricultural zones, or hazardous waste sites usually cannot be subdivided unless they are designated for residential use or meet state safety standards. Properties under conservation agreements or used as wildlife habitats are generally not eligible for development to protect vital land and species.
Can you build in high-risk CEQA zones?
Yes, but there are specific regulations. In Bradbury, construction in high-risk CEQA zones is subject to the following:
- Fire Hazard Areas: Building is prohibited in areas identified as Very High Fire Severity Zones by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Construction on active fault lines is restricted unless the project meets stringent earthquake safety requirements.
- Flood Zones: Development in flood-prone areas is limited unless it complies with floodplain management or federal flood control regulations.
- Floodways: Projects in floodways should be certified to ensure they do not increase flood risk.
Is it allowed to demolish an affordable unit?
No, in Bradbury, affordable housing units cannot be demolished or altered. Units protected by agreements, regulations, or laws designed to keep rents low for low-income families are not allowed to be removed or modified.
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 ensured. The development cannot involve the demolition and alteration of:
- Housing units with rent or price controls set by the City of Bradbury.
- Homes that have had tenants within the last 5 years, even if they have been demolished or are now vacant.
- Properties where the Ellis Act has been used to remove rental units from the market in 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?
Developments under SB-684 may go through a ministerial approval permit process. This permit allows local officials to evaluate applications according to preset rules, bypassing public hearings and discretionary reviews. The faster approval process is available for projects that meet specific requirements, including the number of residential units and compliance with zoning and density regulations.
What are objective standards?
Objective standards are specific rules established by local authorities to regulate the design and construction of housing projects. They cover aspects like zoning, lot splits, and design features. These standards are meant to be clear and not overly restrictive, enabling projects to meet density targets without additional requirements like larger setbacks or extra parking beyond standard building codes.
How much does the permit cost?
The costs for Planning and Building permits can vary depending on how many lots and units you plan to build. Starting on May 20, 2024, a new law (Senate Bill SB-937) will allow builders postpone some payments until they receive a certificate of occupancy for their project. This change is intended to help reduce costs, making it easier for more projects to stay within budget and be successful.
What are the steps to get the permits?
To get permits under SB-684 in Bradbury, follow these steps:
1. Verify Eligibility
Confirm that your property is correctly zoned, less than 5 acres, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit a Tentative Map Application
File for a tentative map and make sure to specify that it is for SB-684.
3. Review Process
Bradbury City will review your application and provide a response within 60 days. If denied, you will receive feedback. If no decision is made within this period, the application is automatically approved.
4. Apply for Final Map Approval
After the tentative map is approved, apply for the final map approval.
5. Apply for Building Permits
You may apply for building permits before the final map is officially recorded, provided certain conditions are met.
6. Meet Approval Conditions
Complete all required conditions and record the final map to finalize 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 Bradbury City?
This comparison looks at the differences between SB-684 and SB-9 in Bradbury, focusing on how each law influences things like the size of units, the distance from property lines, lot sizes, population density, and areas where development is allowed. It offers a detailed overview of how these laws affect building projects in the area.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
Related Articles
ADU Solutions for Aging in Place in Bradbury
All You Need to Know About Building on Properties in Bradbury Under SB-9
How to get your permits fast or the benefits of using SB-423 in Bradbury
How to Make My ADU a Profitable Investment in Bradbury?