City of Chula Vista
Everything You Need to Know About SB-684 Development in Chula Vista
California has updated its housing rules to make it easier to build multiple homes on a single property. The new law simplifies the approval process and allows builders to delay paying certain fees until after construction is finished. SB-684 encourages the development of "middle housing," like small apartment buildings, by easing the requirements for projects with up to 10 homes on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Chula Vista will begin accepting applications under SB-684, creating more chances for urban development. This law aims to turn qualifying properties into affordable neighborhoods with flexible options for renting or selling in popular areas.
What is SB-684 and how does it affect properties in Chula Vista?
Senate Bill 684, or SB-684, makes getting approval for smaller housing developments in California easier. It applies to projects with up to 10 units on urban lots less than 5 acres. Local authorities should approve these projects within 60 days without public hearings or extensive reviews, and some regulations, like the California Environmental Quality Act (CEQA), do not apply.
The current status of SB-684
Since SB-684 is relatively new and not widely known, many people may be unfamiliar with it, and applicants could face challenges due to limited resources and understanding.
CityStructure contacted the city's planning department, and on November 14, 2024, Robin Luna, Chula Vista's associate planner, clarified to the CityStructure team when we reached out to him that:
"The city will not be adopting a local code for this (SB-684), and the applicant should follow state regulations."
Understanding state requirements and applying them fully can help handle these challenges. Clear guidance on navigating these rules will help applicants maximize SB-684.
What can homeowners build under SB-684 in Chula Vista?
What are the lot limitations under SB-684?
SB-684 covers lots that are 5 acres or smaller. These lots can be split into no more than 10 parcels, with each parcel required to have a minimum size of 600 square feet.
What is the size limitation for the new units?
Under SB-684 in Chula Vista, new housing units are restricted to a maximum size of 1,750 square feet.
What are the setbacks?
A setback of up to 4 feet is required from the side and rear boundaries of the property.
What is the parking requirement under SB-684?
SB-684 in Chula Vista requires up to one off-street parking space per unit. However, this requirement can be waived if the property is located within half a mile of a major transit stop or an area with frequent transit service.
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 Chula Vista, SB-684 applies to zones designated for either multi-family housing or vacant lots within single-family residences.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 expands SB-684 by allowing the construction of up to 10 small homes in both multi-family zones and on vacant lots in single-family neighborhoods. This change promotes affordable housing and increases homeownership opportunities in areas that had stricter regulations before.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit development under SB-684. Land classified as prime farmland, wetlands, or areas reserved for farming or hazardous waste cannot be subdivided unless approved for residential use or meeting state safety standards. Additionally, land that is part of a conservation plan or serves as a habitat for protected species, as well as land under conservation agreements, is not eligible for development. These regulations are designed to safeguard important land and wildlife from being developed.
Can you build in high-risk CEQA zones?
It’s possible, but there are several restrictions:
- Fire Hazard Zones: Building is not allowed in areas identified as high fire risk on state maps or by the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Construction on active fault lines is prohibited unless the project meets earthquake safety standards and building codes.
- Flood Zones: Development in flood-prone areas is restricted unless the site complies with floodplain management guidelines or federal flood control regulations.
- Floodways: Building in floodways requires a no-rise certification to confirm the project won’t increase flood risks.
Is it allowed to demolish an affordable unit?
In Chula Vista, demolishing or altering an affordable housing unit is prohibited. Units protected by a covenant, ordinance, or law that ensures low rents for individuals with low to very low incomes should be kept.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, tenants' rights are protected. Housing projects are not allowed to demolish or alter units with rent control or price restrictions established by the City of Chula Vista. This protection also applies to homes that have had tenants in the past 5 years, regardless of whether they have been vacated or demolished. Additionally, properties removed from the rental market under the Ellis Act in the last 15 years are similarly protected from these changes.
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 qualify for a ministerial permit. This permit allows local authorities to approve or deny the project based on specific criteria without needing public hearings or detailed reviews. It's for projects that meet certain requirements, such as the number of units and zoning rules.
What are objective standards?
Objective standards are clear guidelines set by local officials that specify how a housing project should be designed and built. These standards cover zoning, land use, and design features. They should not be so strict that they prevent projects from meeting density goals or add unnecessary requirements, like more space between buildings or extra parking beyond what building codes typically require.
How much does the permit cost?
The cost of planning and building permits varies based on the number of lots and residential units in the project. Starting May 20, 2024, a new law (SB-937) will allow developers to postpone some fees until they receive an occupancy certificate, which helps lower initial expenses.
What are the steps to get the permits?
To effectively get permits under SB-684 in Chula Vista City, you should complete the following steps:
1. Confirm Eligibility
Check that your property is properly zoned, is no larger than 5 acres, and meets all other requirements.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
Apply for a tentative map, specifying that it pertains to SB-684.
3. Review Process
The City of Chula Vista will assess your application and decide within 60 days. If denied, you will receive feedback. If no decision is made within 60 days, the application will be deemed approved.
4. Submit Final Map Application
Once the tentative map is approved, apply for the final map.
5. Apply for Building Permits
Submit separate applications for building permits. These can be issued before the final map is officially recorded, provided specific conditions are met.
6. Complete Approval Conditions
Satisfy all conditions required for the tentative map and record the final map to complete 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 Chula Vista City?
This comparison outlines how SB-684 and SB-9 affect Chula Vista City. It explains the differences in how each policy influences factors like unit sizes, setbacks, lot sizes and numbers, density of units, and permitted development areas. This helps to clarify how these regulations guide development in the city.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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