Yelp
Everything You Need to Know About SB-684 Development in Glendale
California’s recent land use law updates, including SB-684, simplify building multiple homes on a single property by speeding up approvals, allowing fee delays until construction is complete, and encouraging “gentle density” through small, community-friendly housing clusters like pocket neighborhoods and cottage courts—options that better blend into neighborhoods than large apartments; starting July 1, 2024, cities like Glendale will begin accepting applications under this law, creating new possibilities for urban growth.
What is SB-684 and how does it affect properties in Glendale?
Senate Bill 684, or SB-684 is designed to fast-track and simplify the approval of smaller housing projects across California. It applies to developments of 10 units or fewer on urban parcels less than 5 acres in size. Local authorities are required to make decisions within 60 days, eliminating the need for public hearings or lengthy assessments. Moreover, these projects are not bound by certain regulations, such as the California Environmental Quality Act (CEQA).
The current status of SB-684
As SB-684 is relatively new and not widely known, it may pose challenges due to limited familiarity and resources. CityStructure contacted the city's planning department, and on August 28, 2024, Dennis Joe, Glendale’s senior planner, clarified to the CityStructure team when we reached out to him, that:
"The City of Glendale is behind with California State Senate Bills and SB-684 is one of the updates we need to look into."
To make the most of this new law for your property, it’s essential to understand the state’s guidelines thoroughly. Clear instructions will help applicants take full advantage of the law’s benefits.
What can homeowners build under SB-684 in Glendale?
What are the lot limitations under SB-684?
SB-684 applies to lots that are 5 acres or smaller. These properties can be split into less than 10 individual parcels, each with a minimum area of 600 square feet.
What is the size limitation for the new units?
SB-684 in Glendale restricts the size of new housing units to 1,750 square feet.
What are the setbacks?
There should be a minimum distance of 4 feet between the property lines at the side and rear and any structure.
What is the parking requirement under SB-684?
SB-684 typically requires each unit to have up to one off-street parking space. However, this requirement may be waived if the property is within half a mile of a major transit station or located in a high-quality transit zone.
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 covers zones designated for either multi-family and vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 expands on SB-684 by allowing the construction of up to 10 homes on vacant lots in areas designated for single-family residences. This change encourages more affordable housing options and creates additional opportunities for people to become homeowners in regions that previously only allowed single-family homes.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit development under SB-684. Land classified as prime farmland, wetlands, or designated for agriculture or hazardous waste cannot be subdivided unless it's approved for residential use or meets specific state safety standards. Additionally, properties under conservation agreements or serving as habitats for protected species are off-limits for development. These guidelines protect important land and wildlife areas.
Can you build in high-risk CEQA zones?
It’s possible, but there are several restrictions:
Fire Hazard Zones
Building is banned in areas marked as high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones
Construction on active earthquake fault lines is not allowed unless it meets rigorous earthquake safety and building standards.
Flood Zones
Development in flood-prone areas is restricted unless it follows approved floodplain management practices or federal flood control regulations.
Floodways
To build floodways, you need certification proving that the project won’t increase flood risks.
Is it allowed to demolish an affordable unit?
No, you cannot demolish or alter an affordable housing unit. If the unit is protected by an agreement, regulation, or law that maintains affordable rent for low to very low-income residents, it should be preserved.
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 indeed protected. New housing developments cannot demolish or alter units with rent control or price limits set by the City of Glendale. This protection also covers homes that were rented within the past 5 years, even if they are currently empty or have been demolished. Additionally, properties removed from the rental market using the Ellis Act in the past 15 years are also protected from alteration or demolition.
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 may qualify for a ministerial approval permit. This type of permit involves the local government deciding to approve or deny the project based on set criteria, without requiring discretionary reviews or public hearings. It is used for projects that meet specific guidelines, such as limits on the number of residential units and zoning or density rules.
What are objective standards?
Objective standards are specific rules established by local authorities that define how a housing project should be designed and constructed. They address aspects like zoning, land use, and design requirements. These standards are meant to be precise and not so restrictive that they hinder a project from achieving density goals or impose extra conditions, such as increased setbacks or additional parking, beyond standard building code requirements.
How much does the permit cost?
The cost of Planning and Building permits varies based on the number of lots and homes you plan to build. Starting May 20, 2024, a new law (Senate Bill SB-937) will allow builders to delay some payments until they receive their occupancy certificate. This change aims to lower expenses, making it easier for more projects to stay within budget and succeed.
What are the steps to get the permits?
To obtain permits under SB 684 in Glendale City, follow these steps:
1. Check Eligibility
Confirm that your property is properly zoned, does not go beyond 5 acres, and fulfills all other relevant requirements.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
Submit your tentative map application, specifying that it falls under SB-684.
3. Application Review
The City of Glendale will assess your application and make a decision within 60 days. If your application is rejected, you’ll receive feedback. If no decision is made within 60 days, your application is automatically approved.
4. Submit Final Map Application
Once the tentative map is approved, you need to apply for the final map.
5. Apply for Building Permits
Submit applications for building permits separately. These can be issued before the final map is recorded, provided you meet specific conditions.
6. Meet Approval Conditions
Ensure all conditions related to the tentative map are met 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 Glendale City?
This overview illustrates the differences between SB-684 and SB-9 in Glendale City. It details how each regulation affects unit sizes, setbacks, lot dimensions and counts, density, and development areas. This helps to clarify their impact on local development.
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 Glendale
All You Need to Know About Building on Properties in Glendale Under SB-9
How to get your permits fast or the benefits of using SB-423 in Glendale
How to Make My ADU a Profitable Investment in Glendale?