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Everything You Need to Know About SB-684 Development in Escondido
Homes can now be built more easily on a single property thanks to California’s updated housing rules. The changes speed up the approval process and allow developers to delay certain fees until construction is finished. SB-684 encourages the building of "middle housing," like small apartment buildings, by making it easier to approve projects with up to 10 homes on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Escondido will begin accepting applications under SB-684, opening up new opportunities for urban growth. The law is designed to help turn eligible properties into affordable housing with flexible options for renting or selling in high-demand areas.
What is SB-684 and how does it affect properties in Escondido?
Senate Bill 684, or SB-684 speeds up and simplifies approvals for smaller housing projects in California. It covers developments of 10 units or fewer on urban land less than 5 acres in size. Local authorities are given 60 days to approve these projects, with no public hearings or in-depth reviews required, and certain regulations, including the California Environmental Quality Act (CEQA), don’t apply.
The current status of SB-684
The CityStructure team reached out to Escondido's planning department on November 6, 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 Escondido?
What are the lot limitations under SB-684?
SB-684 is applicable to properties that are no larger than 5 acres. These lots can be split into a maximum of 10 parcels, with each newly created parcel required to be a minimum of 600 square feet.
What is the size limitation for the new units?
In Escondido, under SB-684, newly constructed 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 both the side and rear property boundaries.
What is the parking requirement under SB-684?
In Escondido, SB-684 requires one off-street parking space per unit. However, if the property is within half a mile of a major transit stop or a high-quality transit area, this parking requirement may not be necessary.
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 zoning districts in Escondido that are designated for multi-family housing or vacant lots within single-family housing.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 broadens the provisions 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 encourages the development of affordable housing and enhances the chances for homeownership in regions that once had more strict regulations.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can affect development under SB-684. You cannot split land classified as prime farmland, wetlands, or designated for agriculture and hazardous waste unless it has been approved for residential use or meets certain safety criteria set by state agencies. Additionally, land that is part of a conservation plan or serves as a habitat for protected species cannot be developed. Land under conservation agreements is also restricted.
Can you build in high-risk CEQA zones?
Possibly, but there are several restrictions to consider:
Fire Hazard Areas: Construction is prohibited in zones identified as very high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Building on active earthquake fault lines is not allowed unless the project complies with earthquake safety standards and building codes.
Flood Zones: The building is restricted in areas prone to flooding unless the site has been approved for floodplain management or adheres to federal flood control regulations.
Floodways: Development in floodways requires a no-rise certification to ensure the project does not exacerbate flood risks.
Is it allowed to demolish an affordable unit?
No, demolishing or modifying an affordable housing unit in Escondido is not allowed. If the unit is protected by a covenant, ordinance, or law that ensures low rents for individuals with low to very low incomes, it should be preserved in its current state.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, tenant rights are protected. Housing developments cannot demolish or modify units that are under rent control or price restrictions set by the City of Escondido. This protection extends to homes that had tenants within the last 5 years, even if they have since been vacated or demolished. Additionally, properties that were removed from the rental market under the Ellis Act in the past 15 years are also restricted from such changes.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
A development under SB-684 might be eligible for a ministerial approval permit. This means that the local authorities will approve or reject the application based on set criteria, without the requirement for discretionary reviews or public hearings. This process is used for projects that meet specific standards, such as a certain number of residential units and compliance with zoning and density requirements.
What are objective standards?
Objective standards are specific regulations set by local officials that outline how a housing project should be designed and constructed. These contain zoning regulations, land use rules, and design criteria. However, these standards should not be overly strict, preventing a project from meeting density targets or adding extra conditions, such as additional setbacks or covered parking, that go beyond typical building code requirements.
How much does the permit cost?
The fees for planning and construction permits differ based on the number of lots and housing units involved in a project. Beginning on May 20, 2024, new legislation (SB-937) will enable developers to defer certain fees until they obtain an occupancy certificate, potentially reducing upfront expenses.
What are the steps to get the permits?
To secure permits under SB 684 in Escondido City, follow these steps:
1. Verify Eligibility
Ensure that your property is appropriately zoned, does not surpass 5 acres, and meets all other necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
File an application for a tentative map, specifying that it is for SB-684.
3. Review Process
The City of Escondido will evaluate your application and provide a decision within 60 days. If the application is denied, you will receive feedback. If no decision is made within 60 days, the application is considered approved.
4. File 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 permits can be issued before the final map is recorded, provided certain conditions are met.
6. Meet Approval Conditions
Complete all requirements for the tentative map 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 Escondido City?
This breakdown explains the differences between SB-684 and SB-9 in Escondido City. It covers important factors like unit sizes, setbacks, lot dimensions and quantities, unit density, and allowable development areas.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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