City of Palmdale
Everything You Need to Know About SB-684 Development in Palmdale
Applying for SB-684 in Palmdale City can offer substantial benefits, with potentially strong returns. If a developer has a qualifying parcel that meets SB-684 requirements, creating a small community of entry-level, affordable homes can be an appealing strategy for infill housing in a prime location, allowing for various housing options (for sale, for rent, etc.).
What is SB-684 and how does it affect properties in Palmdale?
SB-684 also known as Senate Bill 684 simplifies the approval process for small-scale housing developments in California. It pertains to projects with up to 10 units on urban lots under 5 acres. Local authorities should make decisions on these projects within 60 days without public hearings or discretionary reviews. Certain regulations, like those under the California Environmental Quality Act (CEQA), are also waived.
The current status of SB-684
Since SB-684 is new and not widely known, many may be unfamiliar with it, and applicants could face challenges due to limited resources and knowledge.
CityStructure contacted the city's planning department, and on September 4, 2024, Brenda Molina, a planning aide for Palmdale, clarified to the CityStructure team when we reached out to her, that:
"Currently SB-684 has not been added to our Palmdale Municipal Code, and state regulations should be followed."
To address the challenges, it's important to understand the state's rules and how to apply them correctly. Providing clear instructions on how to navigate these regulations will help applicants make the most of SB-684.
What can homeowners build under SB-684 in Palmdale?
What are the lot limitations under SB-684?
SB-684 applies to properties not larger than 5 acres, allowing them to be divided into up to 10 parcels. Each parcel should be at least 600 square feet in size.
What is the size limitation for the new units?
In Palmdale, SB-684 restricts new housing units to a maximum of 1,750 square feet.
What are the setbacks?
Setbacks require maintaining at least 4 feet from the side and rear property lines.
What is the parking requirement under SB-684?
In Palmdale, SB-684 requires that each unit have one off-street parking spot. This rule can be waived if the property is within half a mile of a major transit hub or a well-served 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 Palmdale, SB-684 applies to zones designated for multi-family or vacant lots within single-family districts.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 was initially created to simplify the process of approving up to 10 smaller residences in multi-family zones. With SB-1123, these rules are now also applicable to vacant lots in single-family areas. This change encourages the development of affordable housing by allowing up to 10 homes on empty lots located near important community resources, supporting affordable homeownership in areas that previously had limitations on such projects.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development. Land categorized as prime farmland, wetlands, agricultural areas, or hazardous waste sites typically cannot be subdivided unless it has been approved for residential use or meets specific state safety standards. Additionally, properties with conservation agreements or those used as habitats for protected species are generally not eligible for development. These measures are in place to protect valuable land and wildlife.
Can you build in high-risk CEQA zones?
Maybe. Building in high-risk CEQA zones is subject to several restrictions:
- Fire Hazard Zones: Construction is not allowed in areas marked as high fire risk by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Building on active fault lines is prohibited unless the project meets stringent earthquake safety standards.
- Flood Zones: Development in areas prone to flooding is limited unless it complies with floodplain management or federal flood control requirements.
- Floodways: Construction in floodways requires certification to confirm that it will not increase flood risks.
Is it allowed to demolish an affordable unit?
No, in Palmdale, affordable housing units protected by agreements, regulations, or laws meant to keep rents low for low-income families cannot be demolished or modified.
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 protected. Projects cannot demolish or change units with rent or price controls established by Palmdale City. This protection applies to homes that were rented within the last 5 years, even if they are now vacant or demolished. It also includes properties taken off the rental market under the Ellis Act 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?
SB-684 allows certain developments to go through a ministerial approval process. In this process, local officials evaluate applications using clear guidelines, bypassing public hearings and discretionary reviews. This efficient approach is available for projects that meet specific requirements, such as a defined number of residential units and compliance with zoning and density standards.
What are objective standards?
Objective standards are specific regulations set by local authorities to direct the design and construction of housing projects. These rules address zoning, lot division, and design elements. They are meant to be straightforward and not overly restrictive, allowing projects to achieve density goals without imposing extra requirements like larger setbacks or more parking than what standard building codes typically require.
How much does the permit cost?
The charges for Planning and Building permits differ depending on the number of lots and homes included in a project. As of May 20, 2024, a new regulation (SB-937) will allow developers to postpone certain fees until they receive their occupancy certificate. This adjustment aims to decrease upfront expenses, helping projects remain financially viable and achieve their intended outcomes.
What are the steps to get the permits?
To secure permits under SB-684 in Palmdale, use the following process:
- Verify Eligibility
Ensure your property is properly zoned, under 5 acres, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
- File Tentative Map Application
Submit an application for a tentative map, specifying that it is for SB-684 purposes. - Review Process
The City of Palmdale will assess your application and decide within 60 days. If your application is rejected, you'll get feedback. If no decision is made in 60 days, your application is deemed approved. - Submit Final Map Application
After the tentative map is approved, apply for the final map. - Apply for Building Permits
Request building permits, which can be granted before the final map is recorded if certain conditions are met. - Meet Approval Requirements
Fulfill all conditions 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 Palmdale City?
This analysis compares SB-684 and SB-9 in Palmdale, highlighting how each regulation influences factors like unit sizes, setbacks, lot dimensions, and allowed development areas. It provides a comprehensive look at how these rules affect 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 Palmdale
All You Need to Know About Building on Properties in Palmdale Under SB-9
How to get your permits fast or the benefits of using SB-423 in Palmdale
How to Make My ADU a Profitable Investment in Palmdale?