City of Claremont
Everything You Need to Know About SB-684 Development in Claremont
Newly adopted land use laws in California aim to make it easier to build more homes on a single property. These changes simplify the approval process and give developers the option to delay certain fees until construction is complete. The new SB-684 law supports the growing demand for "middle housing" by making it easier to approve projects with up to 10 units on urban lots under 5 acres. Starting July 1, 2024, cities like Claremont will begin accepting applications under SB-684, opening up new opportunities for urban development. SB-684 could help developers transform eligible properties into affordable communities with flexible rental or sales options in popular locations.
What is SB-684 and how does it affect properties in Claremont?
SB-684, also known as Senate Bill 684, simplifies the approval process for small housing projects in California. It applies to developments with up to 10 units on urban lots smaller than 5 acres. Local officials must make decisions on these projects within 60 days without the need for public hearings or detailed reviews. The law also eliminates some regulations, including those from the California Environmental Quality Act (CEQA).
The current status of SB-684
SB-684 is a recent law, and since it's still not very well known, many people might not be familiar with it. This lack of awareness can make it harder for applicants, especially those with limited resources or experience.
CityStructure contacted the city's planning department, and on September 10, 2024, Jordan Goose, Claremont’s assistant planner, clarified to the CityStructure team when we reached out to him, that:
"Any submitted applications should follow state regulations. Upon the submission of an application, staff will work with you to process your application as required"
To successfully apply under SB-684, it's important to fully understand the state’s rules. Clear guidance will help applicants make the most of this opportunity.
What can homeowners build under SB-684 in Claremont?
What are the lot limitations under SB-684?
In Claremont, SB-684 allows properties to be as large as 5 acres. Each property can have a maximum of 10 lots, each needing at least 600 square feet.
What is the size limitation for the new units?
In Claremont, SB-684 limits new residential units to a maximum of 1,750 square feet.
What are the setbacks?
Buildings should be set back at least 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Each unit under SB-684 requires one off-street parking space unless the property is within half a mile of a major transit stop or a well-connected 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 Claremont, SB-684 applies to both 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 extends the approval options set by SB-684. Originally, SB-684 focused on making it easier to approve up to 10 smaller housing units in multi-family zones. SB-1123 now includes vacant lots in single-family neighborhoods, encouraging affordable housing by allowing up to 10 homes to be built on these lots close to community resources, which broadens homeownership in areas once limited to single-family homes.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, certain environmental conditions can restrict development. Under SB-684, the following types of properties are not eligible for development:
- Farmland: Lots classified as prime farmland or important farmland are restricted unless they’re specifically designated for housing.
- Wetlands: Land identified as wetlands by the U.S. Fish and Wildlife Service cannot be developed.
- Hazardous Waste Sites: Properties identified as hazardous by the Department of Toxic Substances Control can’t be developed unless declared safe for housing by state or local agencies.
- Conservation Land: Areas protected by conservation plans or designated for natural resource preservation cannot be used for development.
- Protected Species Habitat: Land that serves as a habitat for protected species under state or federal laws is off-limits for building.
- Land with Conservation Easements: Properties with a conservation easement are restricted from development.
Can you build in high-risk CEQA zones?
Maybe. Building in high-risk CEQA zones in Claremont comes with some restrictions:
Fire Hazard Zones: Building is not allowed in areas designated as very high fire risk on state maps or by the Department of Forestry.
Earthquake Fault Zones: You can’t build directly on active earthquake fault lines unless you meet strict safety and building standards.
Flood Zones: You may build in flood-prone areas if the site has flood control measures in place or meets federal flood safety standards.
Floodways: Building is allowed only with a no-rise certification to confirm the project doesn’t increase the flooding risk.
Is it allowed to demolish an affordable unit?
No, SB-684 does not allow the demolition of affordable housing units. Projects protected by agreements to stay affordable for low-income residents cannot be removed or changed.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, SB-684 protects the rights of current tenants by preventing projects from demolishing or changing:
- Residential units with rent or price controls in Claremont.
- Homes that had tenants in the past 5 years, even if they are now empty or demolished.
- Properties where the Ellis Act was used to remove rental units from the market in the last 15 years.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
Residential projects follow a ministerial approval process, which simplifies things by using clear guidelines. This approach relies on fixed criteria rather than personal opinions. As a result, there is no requirement for CEQA reviews, discretionary reviews, or public hearings, making the approval process faster and more straightforward.
What are objective standards?
Objective standards are clear and consistent rules for evaluating projects. They rely on fixed criteria instead of personal opinions, creating a reliable system for developers and officials. This approach ensures that evaluations are uniform and predictable, providing homeowners with clear guidelines for their projects.
How much does the permit cost?
Permit fees for Planning and Building will vary based on the number of lots and units involved in the project. Beginning May 20, 2024, a new law (Senate Bill SB-937) will allow builders to delay certain payments until they receive a certificate of occupancy. This adjustment aims to lower costs, helping more projects stay within budget and succeed.
What are the steps to get the permits?
To get permits under SB-684 in Claremont City, follow these steps:
- Check Eligibility
Ensure your property is correctly zoned, is no larger than 5 acres, and meets all other requirements.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
Apply for a tentative map, indicating it is for SB-684. - Review Process
The City of Claremont will review your application within 60 days. If it’s denied, they will give feedback. If there’s no decision in 60 days, your application is considered approved. - File Final Map Application
After your tentative map is approved, apply for the final map. - Apply for Building Permits
Apply separately for building permits. These can be issued before the final map is recorded if certain conditions are met. - Fulfill Approval Conditions
Complete all required conditions for the tentative map 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 Claremont City?
In Claremont, SB-684 and SB-9 affect construction in different ways. They contrast in terms of unit sizes, setbacks, lot sizes, density, and the areas where development is allowed. This comparison shows how each rule influences building projects in its specific way.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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