City of La Canada Flintridge
Everything You Need to Know About SB-684 Development in La Canada Flintridge
In the U.S., there is a growing trend to promote "middle housing," and California is updating its land use laws to support this shift. The new SB-684 law aims to simplify the approval process for residential projects with 10 or fewer units on urban lots under 5 acres. It also speeds up the permitting process and allows developers to delay permit fee payments until the project is complete or the occupancy certificate is issued. Beginning July 1, 2024, cities like La Canada Flintridge will be required to accept projects submitted under SB-684.
What is SB-684 and how does it affect properties in La Canada Flintridge?
Senate Bill 684 (SB-684) aims to simplify the approval process for small housing projects in California, especially for developments with up to 10 units on urban lots smaller than 5 acres. In La Canada Flintridge, this means that local officials are expected to decide on development proposals within 60 days without requiring public hearings or discretionary reviews. Some regulations, such as those from the California Environmental Quality Act (CEQA), may be waived to make it easier to move forward with these projects.
The current status of SB-684
Since SB-684 is a new law, many people are still unfamiliar with it, which can make it challenging to navigate, especially without enough guidance. CityStructure contacted the city's planning department and on November 5, 2024, Harriet Harris, La Canada Flintridge’s assistant planner, clarified to the CityStructure team when we reached out to her, that:
"Our subdivision ordinance has not been updated yet and we would use the applicable state law as appropriate."
To take full advantage of this law for your property, it’s important to clearly understand the state’s rules. Having straightforward information will help you make the most of the opportunities this law provides.
What can homeowners build under SB-684 in La Canada Flintridge?
What are the lot limitations under SB-684?
SB-684 allows properties in La Canada Flintridge, up to 5 acres in size, to be divided into a maximum of 10 lots, with each lot required to be at least 600 square feet.
What is the size limitation for the new units?
New homes constructed under SB-684 are limited to a maximum size of 1,750 square feet.
What are the setbacks?
Buildings are required to be at least 4 feet away from both the side and rear property lines.
What is the parking requirement under SB-684?
In La Canada Flintridge, each unit should have 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 La Canada Flintridge, SB-684 applies to areas zoned for both multi-family and vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 broadens the scope of SB-684 by allowing up to 10 homes to be built on empty lots that were designated for single-family. This update is designed to increase the availability of affordable housing and provide more opportunities for people to purchase homes in neighborhoods that used to allow only multi-family buildings.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development under SB-684. Land classified as wetlands, agricultural zones, prime farmland, or hazardous waste sites typically cannot be divided unless it is designated for residential use or meets state safety standards.
Similarly, areas under conservation agreements or recognized as wildlife habitats are generally off-limits to protect these environments and species.
Can you build in high-risk CEQA zones?
Maybe, but with specific restrictions. In high-risk CEQA zones, construction may be allowed if certain conditions are met. In La Canada Flintridge, building is prohibited in Very High Fire Severity Zones as identified by state maps or the Department of Forestry and Fire Protection. Additionally, construction near active earthquake fault lines is restricted unless rigorous safety measures are followed.
For flood zones, development is only allowed if it follows the floodplain management rules or federal flood control regulations. Projects in floodways should have no-rise certification to ensure they do not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits the demolition of affordable housing units. Projects should not demolish or alter housing that is protected by agreements or regulations aimed at keeping it affordable for low, very low, or extremely low-income individuals.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, current tenant rights are secured. SB-684 restricts projects from demolishing or altering:
- Housing units with rent or price controls in La Canada Flintridge.
- Homes that had tenants within the past 5 years, even if they are now vacant 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?
Projects under SB-684 require a ministerial approval permit. This permit streamlines the process by enabling local officials to assess projects according to set criteria, eliminating the need for discretionary reviews or public hearings. Projects that satisfy particular conditions, like unit count and zoning rules, can be approved more efficiently.
What are objective standards?
Objective standards are clear guidelines established by local authorities for home construction and design. They address aspects such as zoning, lot dimensions, and design elements. These standards are intended to be simple and practical, aiding projects in meeting density targets without needing extra setbacks or additional parking.
How much does the permit cost?
The fees for Planning and Building permits differ based on the number of lots and homes you intend to construct. Beginning May 20, 2024, a new law (Senate Bill SB-937) will permit builders to delay certain payments until they obtain their occupancy certificate. This adjustment is intended to reduce upfront expenses, helping more projects remain within budget and achieve success.
What are the steps to get the permits?
To secure permits under SB-684 in La Canada Flintridge, take these steps:
- Check Eligibility
Confirm that the property is appropriately zoned, under 5 acres in size, and meets all required criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
Submit a tentative map application, indicating it is for SB-684. - Review Process
City officials in La Canada Flintridge will review the application within 60 days. If denied, feedback will be provided. If no response is given within 60 days, the application will be automatically approved. - Apply for Final Map Approval
Once the tentative map is approved, apply for final map approval. - Apply for Building Permits
Apply for building permits before the final map is recorded, provided specific conditions are met. - Meet Approval Conditions
Complete all required conditions 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 La Canada Flintridge City?
This comparison explores how SB-684 and SB-9 differ in La Canada Flintridge, particularly in terms of their effects on unit sizes, setbacks, lot sizes, density, and development zones. It provides a thorough analysis of how each regulation influences local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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