What is SB-684 and how does it affect properties in National City?

Senate Bill 684, or SB-684 simplifies and speeds up the approval process for small housing developments in California. It covers projects with up to 10 units on urban lots that are less than 5 acres. Local authorities are required to approve these projects within 60 days, bypassing public hearings and extensive reviews. Certain regulations, such as those under the California Environmental Quality Act (CEQA), do not apply to these projects.

The current status of SB-684

SB-684 is a recent law that is not widely known, making it difficult for many people to navigate, especially with limited information available.

CityStructure contacted the city's community development department, and on August 29, 2024, Martin Reeder, National City’s assistant community development director, clarified to the CityStructure team when we reached out to him, that:

"Assuming the bill applies to the City (we have zones that allow multifamily development), we would follow the state’s regulations."

To fully benefit from this law, it's crucial to understand the state's rules and how to apply them correctly. Simple and clear instructions can help applicants make the most of what SB-684 offers.

What can homeowners build under SB-684 in National City?

What are the lot limitations under SB-684?

SB-684 covers lots up to 5 acres in size, allowing them to be divided into a maximum of 10 parcels. Each newly created parcel should have a minimum area of 600 square feet.

What is the size limitation for the new units?

In National City under SB 684, new housing units are limited to a maximum of 1,750 square feet.

What are the setbacks?

Setbacks require at least 4 feet from both the side and rear property lines.

What is the parking requirement under SB-684?

For SB-684 in National City, each unit requires one off-street parking space. But if the property is within half a mile of a major transit stop or a well-connected transit area, this rule doesn't apply.

Who and which properties qualify for SB-684?

Which zoning districts are eligible for SB-684?

SB-684 applies to zones that are designated for both 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 scope of SB-684 by allowing the building of as many as 10 small residences not only in multi-family areas but also on vacant lots in single-family neighborhoods. This modification fosters affordable housing development and enhances opportunities for homeownership in regions that once had more stringent regulations.

Do the environmental requirements or overlays on the lot restrict the property development under SB-684?

Yes, environmental regulations can affect development. Land identified as prime farmland, wetlands, agricultural use, or hazardous waste sites, unless cleared for residential use or meeting specific state safety standards, cannot be subdivided. Additionally, properties under conservation agreements or serving as habitats for protected species are not eligible for development. These rules are designed to protect valuable land and wildlife.

Can you build in high-risk CEQA zones?

It depends. Constructing in high-risk CEQA zones involves several limitations:

• Fire Hazard Zones: Building is not allowed in areas designated as high fire risk according to state maps or the Department of Forestry and Fire Protection.
• Earthquake Fault Zones: Construction on active fault lines is banned unless the project complies with strict earthquake safety standards.
• Flood Zones: Development in flood-prone areas is restricted unless it meets floodplain management or federal flood control criteria.
• Floodways: Building in floodways requires certification to ensure that it won’t worsen flood risks.

Is it allowed to demolish an affordable unit?

No, you cannot demolish or alter affordable housing units that are protected by agreements, regulations, or laws to keep rents low for low-income families.

What are the restrictions on ownership and development after completing a project under SB-684?

Are the rights of current tenants protected?

Yes, current tenants' rights are secured. Housing development projects cannot demolish, alter, or convert:

• Units with rent or price controls set by National City.
• Homes where tenants have lived in the past 5 years, including those that have been demolished or vacated.
• Properties where the owner has utilized the Ellis Act to take rental units off the market 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?

For a development under SB-684, the project may use a ministerial approval process. This streamlined procedure allows local authorities to approve or reject a housing application based on set criteria, without discretionary reviews or public hearings. This process is available for projects that fit specific requirements, such as a maximum number of residential units and adherence to zoning and density standards.

What are objective standards?

Objective standards are precise rules established by local authorities that dictate how a housing project should be designed and built. These guidelines cover aspects such as zoning, property division, and overall design. However, these standards shouldn’t be overly restrictive to the point of hindering projects that meet density goals or demanding extra requirements, like increased setbacks or additional parking, beyond standard building code requirements.

How much does the permit cost?

The costs for planning and construction permits are defined by the number of lots and housing units involved in a project. Starting May 20, 2024, new legislation (SB-937) will enable developers to defer specific fees until they receive an occupancy certificate, which could help minimize initial costs.

What are the steps to get the permits?

To get permits under SB-684 in National City, follow these steps:

1. Verify Eligibility

Ensure your parcel is correctly zoned, not larger than 5 acres, and meets all required criteria.

Check if your property is eligible for SB-684

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2. Submit Tentative Map Application

Apply for a tentative map, specifying that it is for SB-684.

3. Review Process

National City will review your application and decide within 60 days. If the application is denied, feedback will be provided. If no decision is reached within 60 days, the application is automatically considered approved.

4. Submit Final Map Application

After your tentative map receives approval, apply for the final map.

5. Apply for Building Permits

Apply for building permits separately. These can be issued before the final map is officially recorded, as long as certain conditions are met.

6. Fulfill Approval Conditions

Meet all conditions required for approval 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 National City?

This comparison analyzes the differences between SB-684 and SB-9 in National City, focusing on their effects on unit sizes, setbacks, lot sizes and numbers, density, and permitted development areas. It provides a detailed perspective on how each regulation influences local development.

Find out what you can build, the budget, and the ROI for your property following SB-684

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