City of Glendora
Everything You Need to Know About SB-684 Development in Glendora
Recent changes to California's land use laws allow more housing units on each property. These updates are created to accelerate the permitting process and offer developers the option to postpone permit fees until their projects are completed. In support of the increasing focus on middle housing in the U.S., SB-684 implements a simplified approval process for residential developments with up to 10 units on urban lots under 5 acres. Beginning July 1, 2024, cities such as Glendora will be required to accept applications under SB-684.
What is SB-684 and how does it affect properties in Glendora?
SB-684 is a recent California law that simplifies the approval process for small housing developments. It applies to projects of up to 10 residential units on urban lots of less than 5 acres. Local governments are required to review and approve these developments within 60 days, without the need for public hearings or additional assessments. The law also eliminates certain environmental regulations, including some under the California Environmental Quality Act (CEQA), to accelerate the approval process.
The current status of SB-684
Because SB-684 is a new and relatively unknown law, it may present challenges as people are still learning about it and resources are limited. CityStructure contacted the city's planning department and on November 7, 2024, Mark Carnahan, Glendale’s city planner, clarified to the CityStructure team when we reached out to him, that:
"The City of Glendora is aware of SB 684 and will comply with this State law where necessary. Compliant projects are free to apply on an eligible parcel."
To fully benefit from this law for your property, it’s important to understand the state’s guidelines. Clear guidance can help applicants make the most of what the law offers.
What can homeowners build under SB-684 in Glendora?
What are the lot limitations under SB-684?
SB-684 applies to properties that are no larger than 5 acres. When a lot is subdivided, each resulting lot should be at least 600 square feet.
What is the size limitation for the new units?
Under SB-684 in Glendora, new units can be up to 1,750 square feet in size.
What are the setbacks?
New buildings should have a minimum setback of 4 feet from both the side and rear property boundaries.
What is the parking requirement under SB-684?
Each unit should provide one off-street parking space in Glendora unless the property is located within half a mile of major transit hubs or areas with excellent public transportation access.
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 Glendora, SB-684 applies to multi-family housing zones and vacant lots within single-family residential areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 simplifies the approval process for small homes in multi-family zones, while SB-1123 expands this flexibility to allow up to 10 homes on vacant lots in single-family zones, particularly near key community amenities. This extension aims to improve affordable housing availability and promote homeownership in areas with limited options.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental restrictions can impact where development can take place. Properties located on hazardous waste sites, wetlands, agricultural land, or prime farmland are typically restricted unless designated for residential use or in compliance with state safety standards. Additionally, areas under conservation easements or identified as wildlife habitats are generally off-limits to preserve ecosystems.
Can you build in high-risk CEQA zones?
Yes, but with strict conditions. In Glendora, development in high-risk CEQA zones is allowed under the following guidelines:
- Construction is prohibited in Very High Fire Severity Zones, as identified by state maps or the Department of Forestry and Fire Protection.
- Development on active fault lines in earthquake-prone areas is restricted and must follow safety regulations.
- Projects in flood zones should comply with federal flood control standards.
- Any projects in floodways should be certified to ensure they do not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits the demolition of affordable units in Glendora. Projects cannot involve the removal or modification of homes that are legally designated to maintain affordability for low-income residents.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, the rights of existing tenants are ensured. New construction cannot include the demolition or modification of:
- Homes that have rent or price controls established by the City of Glendora.
- Properties that were rented out within the last 5 years, even if they are now vacant or have been demolished.
- Properties that removed rental units from the market under the Ellis Act within 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?
Developments under SB-684 require a ministerial permit. This type of permit allows local authorities to process applications based on clear, predefined rules, without the need for public hearings or detailed assessments. Projects that meet the established criteria, such as unit density and zoning rules, can be approved more quickly.
What are objective standards?
Objective standards are clear, predetermined rules set by local authorities for residential construction. These standards cover zoning, lot divisions, and design requirements, without adding extra conditions like increased setbacks or additional parking spaces beyond the usual requirements.
How much does the permit cost?
The cost of Planning and Building permits depends on the number of units and lots in the project. Starting May 20, 2024, SB-937 will allow developers to postpone certain impact fees until the project is completed and ready for occupancy, helping to reduce financing costs and provide more flexibility in budgeting.
What are the steps to get the permits?
To secure permits under SB-684 in Glendora, follow these steps:
1. Verify Eligibility
Ensure your property complies with zoning laws, is under 5 acres, and meets all other necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit a Tentative Map Application
Begin by submitting your tentative map application, clearly identifying it as an SB-684 project.
3. City Review
The City of Glendora will evaluate your application and respond within 60 days. If your application is rejected, they will explain the reasons and offer guidance. If no response is given within the timeframe, the application will be automatically approved.
4. Request Final Map Approval
Once the tentative map is approved, you can proceed to request approval for the final map.
5. Apply for Building Permits
You can apply for building permits before the final map is officially recorded, provided you meet the necessary conditions.
6. Complete Requirements and Record the Final Map
Ensure all outstanding requirements are met and the final map is officially recorded 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 Glendora City?
This comparison highlights the main differences between SB-684 and SB-9 in Glendora, focusing on factors such as setbacks, unit and lot sizes, and eligible areas for new construction.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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