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Everything You Need to Know About SB-684 Development in San Diego City
Homeowners looking to increase their property’s value might consider splitting their lots and adding new homes. Since San Diego is one of the first cities in California to use SB-684, it’s important to understand these new rules. However, navigating the regulations and requirements can be tough if you're new to it. The key is to know the steps, such as handling zoning laws, getting the right permits, and following local rules. Knowing these details can help homeowners make the most of their property.
What is SB-684 and how does it affect properties in San Diego City?
Senate Bill 684 or SB-684 makes it easier and faster to get approval for small housing projects in California. It applies to developments with 10 or fewer units on urban lots under 5 acres. Local agencies should approve these projects within 60 days without public hearings or detailed reviews. Projects are also exempt from some rules, like the California Environmental Quality Act (CEQA).
What can homeowners build under SB-684 in San Diego City?
What are the lot limitations under SB-684?
Under SB-684 applies to lots that are no more than 5 acres. You could subdivide this lot into 10 or fewer parcels. The newly created parcels are required to have an area of at least 600 square feet.
At least 75% of the perimeter of the existing parcel is required to adjoin or be separated only by an improved public right-of-way from, neighboring parcels developed with residential, commercial, public institutional, transit or transportation passenger facilities, or retail use.
What is the size limitation for the new units?
Under SB 684 in San Diego, the maximum size of new housing units cannot be more than 1,750 square feet.
What are the setbacks?
Setbacks between new units aren’t needed unless required by the building code. Side and rear yard setbacks from the original property line can be reduced to 4 feet if the zoning rules require a larger distance.
What is the parking requirement under SB-684?
Parking requirements in San Diego City can be reduced to one space per unit, even if the Municipal Code usually requires more based on location or unit size. Parking spaces can be either enclosed or covered. In some cases, no off-street parking is required, such as when the project is within half a mile of a frequent transit route (bus or rail), a ferry terminal, or a car share vehicle within a block.
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 San Diego city, the zoning districts eligible for this type of development are those designated for Multiple Dwelling Unit development. However, SB-684 includes also the zoning districts that are designated for vacant lots within single-family.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 expands SB-684 by allowing up to 10 small homes to be built not just in multi-family zones but also on vacant lots in single-family neighborhoods. This change supports affordable housing efforts and offers more opportunities for homeownership in areas that previously had stricter rules.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental requirements can limit development under SB-684. If the lot has hazardous waste, wetlands, protected areas, or is in zones like the Multi-Habitat Planning Area or Prime farmland, it could restrict building unless cleared for residential use.
Is it allowed to build on a property in Coastal Zones?
No, it is not allowed to build on a property in Coastal Zones using SB 684 provisions. Projects in Coastal Overlay Zones require a Coastal Development Permit and are not eligible for the SB 684 tentative map process. SB 684 provides a streamlined process for certain types of development, but properties within Coastal Zones require a different approval process due to additional regulations designed to protect coastal resources and manage coastal development.
Can you build in high-risk CEQA zones?
It depends. Building in high-risk areas is not allowed if:
- The property is within a Very High Fire Severity Zone.
- The property is in an earthquake fault zone unless it meets seismic building code standards.
- The property is in a regulatory floodway or Special Flood Hazard Area, unless it has a Letter of Map Revision from FEMA or meets FEMA floodplain management criteria.
Is it allowed to demolish an affordable unit?
No, it is not allowed to demolish an affordable unit. The housing development cannot involve the demolition, alteration, or conversion of existing housing that is protected by laws or agreements to keep rents affordable for low, very low, or extremely low-income households.
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 current tenants are protected. The housing development cannot involve the demolition, alteration, or conversion of:
- Housing units with rent or price controls set by the City of San Diego.
- Homes where tenants have lived in the past 5 years, including those that have been torn down or vacated.
- Properties where the owner has used the Ellis Act 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?
The project may go through a ministerial approval permit process. Ministerial approval refers to a simplified process where a local government automatically approves or denies a housing development application without discretionary review or public hearings. This process applies to certain types of projects that meet specific criteria, such as a limited number of residential units and compliance with particular zoning and density requirements.
What are objective standards?
Objective standards refer to clear and specific rules set by local agencies that govern the design and improvement of a housing development project. These standards include zoning, subdivision, and design guidelines that the project follows. However, these standards cannot be so restrictive that they prevent the development of a project from meeting certain density requirements or require additional measures, like more setbacks or covered parking, beyond what is typically required by the building code.
How much does the permit cost?
The cost of planning and building permits varies based on the number of lots and residential units in a project. Beginning May 20, 2024, a new law (SB-937) will allow developers to postpone some fees until they get an occupancy certificate, helping to lower upfront costs.
What are the steps to get the permits?
To get permits under SB 684 in San Diego City, follow these steps:
1. Verify Eligibility
Ensure your parcel is zoned correctly, no larger than 5 acres, and meets all other criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
File your application for a tentative map, noting it’s for SB 684.
3. Review Process
The Development Services Department (DSD) will review and approve or deny the application within 60 days. They will provide feedback if the application is denied.
4. File Final Map Application
After your tentative map is approved, apply for a final map.
5. Apply for Building Permits
Submit separate applications for building permits. If needed, permits can be issued before the final map is recorded, but certain conditions should be met.
6. Meet Approval Conditions
Complete any conditions of approval for the tentative map and record the final map to finalize the subdivision.
Check with the Development Services Department for specific details and fees.
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 San Diego City?
Here’s a look at how SB-684 and SB-9 differ in San Diego City. This overview breaks down how each policy affects unit sizes, setbacks, lot sizes and numbers, unit density, and development locations. It provides a clear picture of how these regulations influence development in the city.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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