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Everything You Need to Know About SB-684 Development in El Cajon
Implementing SB-684 in El Cajon City offers several benefits. The legislation can lead to environmental improvements by encouraging denser communities, which means people might live closer to their workplaces, reducing freeway congestion and commute times. Smaller homes generally use less energy for heating and cooling, which lowers overall energy consumption. Additionally, building in existing areas can take advantage of current utilities and infrastructure, leading to cost savings. However, since SB-684 is relatively new and not widely known, some individuals may struggle due to a lack of familiarity and resources. Spencer Hayes, a city planner in El Cajon, mentions, "The City does not have updated guidance for SB-684, however staff will review and abide by the governing statutes should a project be submitted." To overcome these challenges, it’s important to understand the state requirements and their application. Offering clear guidance on how to navigate these regulations will help applicants effectively use SB-684.
What is SB-684 and how does it affect properties in El Cajon?
Senate Bill 684, or SB-684 streamlines the approval process for small housing projects in California. It applies to projects involving up to 10 units on urban lots of less than 5 acres. Local authorities should decide on these projects within 60 days, bypassing public hearings and discretionary reviews. Additionally, certain regulations, including those from the California Environmental Quality Act (CEQA), are not required.
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 August 30, 2024, Spencer Hayes-Flores, El Cajon's associate planner, clarified to the CityStructure team when we reached out to him, that:
"The City does not have updated guidance for SB-684, however staff will review and abide by the governing statutes should a project be submitted."
In this case, implementing this bill requires compliance with 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 El Cajon?
What are the lot limitations under SB-684?
SB-684 covers properties of up to 5 acres, allowing them to be split into a maximum of 10 parcels. Each parcel should have a minimum size of 600 square feet.
What is the size limitation for the new units?
Under SB-684 in El Cajon, new housing units can be up to 1,750 square feet in size.
What are the setbacks?
The setback distance is at least 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
In El Cajon, SB-684 requires one off-street parking space for each unit. However, this requirement can be waived if the property is within half a mile of a major transit stop 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?
SB-684 applies to zones designated for multi-family housing or vacant lots within single-family housing.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 widens the range of SB-684 by allowing the building of up to 10 small homes not only in multi-family areas but also on vacant lots in single-family neighborhoods. This change supports affordable housing and creates more chances for homeownership in places that previously had stricter rules.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit development. You cannot subdivide land classified as prime farmland, wetlands, agricultural use, or hazardous waste sites unless it’s been approved for residential use or meets state safety standards. Properties with conservation agreements or those that are habitats for protected species are also off-limits for development. These rules help protect important land and wildlife.
Can you build in high-risk CEQA zones?
It depends. There are specific restrictions for construction in high-risk CEQA zones:
- Fire Hazard Zones: Building is not allowed in areas marked as high fire risk by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Construction is not allowed on active fault lines unless it meets strict earthquake safety regulations.
- Flood Zones: Building in flood-prone areas is restricted unless it complies with floodplain management or federal flood control standards.
- Floodways: Development in floodways requires certification to ensure it does not increase flood risks.
Is it allowed to demolish an affordable unit?
No, affordable housing units that are protected by covenants, ordinances, or laws guaranteeing low rents for low-income families cannot be demolished 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, you cannot demolish or alter units that have rent or price limits set by El Cajon City. This protection applies to homes rented in the last 5 years, even if they are no longer occupied or have been demolished. It also includes properties that were removed from the rental market under the Ellis Act 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?
Under SB-684, some projects may qualify for a ministerial approval process. This means local officials review applications based on clear criteria without needing public hearings or discretionary reviews. This simplified process is available for projects that meet specific requirements, such as a certain number of residential units and adherence to zoning and density rules.
What are objective standards?
Objective standards are clear guidelines created by local authorities for designing and building housing projects. They cover areas like zoning, land division, and design features. These rules aim to be straightforward and not too limiting, ensuring they don't hinder a project’s ability to meet density requirements or add unnecessary conditions, like larger setbacks or extra parking.
How much does the permit cost?
The cost of planning and building permits varies depending on the number of lots and residential units in a project. Starting May 20, 2024, a new law (SB-937) will allow developers to postpone some fees until they receive an occupancy certificate, which can help lower initial costs.
What are the steps to get the permits?
To get permits under SB-684 in El Cajon, follow these steps:
1. Verify Eligibility
Ensure your property is properly zoned, is less than 5 acres, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
Submit an application for a tentative map, noting that it is for SB-684.
3. Review Process
The City of El Cajon will review your application and make a decision within 60 days. If your application is denied, you’ll receive feedback. If no decision is made within the 60 days, your application is considered approved.
4. Submit Final Map Application
Once the tentative map is approved, apply for the final map.
5. Apply for Building Permits
File for building permits. These can be issued before the final map is recorded, as long as specific conditions are met.
6. Meet Approval Conditions
Satisfy all approval conditions and record the final map to complete the subdivision.
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 El Cajon City?
This comparison highlights the differences between SB-684 and SB-9 in El Cajon. It describes how each regulation influences factors like unit sizes, setbacks, lot sizes and numbers, density, and areas where development is allowed, giving a clear overview of their effects on local development.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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