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Everything You Need to Know About SB-684 Development in San Dimas

As more attention is being given to "middle housing" across the U.S., California is updating its land use laws. These changes are designed to make it easier to build more homes on a single property, speed up approvals, and allow developers to delay paying certain fees until the project is complete or the building is ready for occupancy. The new SB-684 law makes it simpler to get approval for projects with up to 10 homes on urban lots smaller than 5 acres. Starting July 1, 2024, cities like San Dimas will need to accept applications for developments that follow the SB-684 guidelines.

What is SB-684 and how does it affect properties in San Dimas?

SB-684 or Senate Bill 684 makes it easier to get approval for small housing projects in California. It covers developments with up to 10 units on city lots smaller than 5 acres. Local authorities should approve these projects within 60 days, without requiring public hearings or lengthy reviews. The law also removes certain regulations, like those under the California Environmental Quality Act (CEQA).

The current status of SB-684

The CityStructure team reached out to San Dimas' planning department on September 7, 2024, to clarify how SB-684 will be implemented locally. Given that the law is still new and may require time for review and interpretation, we have not yet received a response. In the meantime, we will follow state regulations and provide updates as more details become available.

What can homeowners build under SB-684 in San Dimas?

What are the lot limitations under SB-684?

Under SB-684 in San Dimas, properties can be up to 5 acres in size. A maximum of 10 lots is allowed on each property, and each lot should be at least 600 square feet.

What is the size limitation for the new units?

In San Dimas, SB-684 sets a size limit of 1,750 square feet for new residential units.

What are the setbacks?

Buildings should have a four-foot setback from the side and rear property lines.

What is the parking requirement under SB-684?

Under SB-684, each unit requires one off-street parking space, unless the property is within half a mile of a major transit stop or in 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 San Dimas, SB-684 applies to multi-family housing and vacant lots within single-family residential zones.

How Does SB-1123 or Senate Bill 1123 Impact SB-684?

SB-684 was focused on making it easier to approve the building of up to 10 smaller homes in multi-family areas. However, SB-1123 has expanded these regulations to also cover vacant lots in single-family areas. This change promotes affordable housing by allowing up to 10 homes on these vacant lots close to key community amenities, enhancing opportunities for affordable homeownership in areas that previously had limitations on such developments.

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

Under SB-684, there are environmental conditions that can limit property development:

Prime Farmland or Important Farmland: Properties classified as prime or important farmland, or those protected by local agricultural rules, cannot be subdivided unless they're designated for residential use.
Wetlands: Properties identified as wetlands by the United States Fish and Wildlife Service cannot be developed.
Hazardous Waste Sites: Properties on hazardous waste sites or recognized by the Department of Toxic Substances Control cannot be developed unless confirmed suitable for residential use by state or local agencies.
Conservation Land: Land protected by conservation plans or other measures cannot be developed.
Habitat for Protected Species: Land that is home to protected species under state or federal laws cannot be developed.
Land Under Conservation Easement: Properties with conservation easements cannot be developed.

Can you build in high-risk CEQA zones?

Building in high-risk CEQA zones in San Dimas has certain restrictions:

Fire Hazard Zones: Construction is not allowed in areas classified as very high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Building on active earthquake fault lines is not allowed unless the project meets strict safety standards and building codes.
Flood Zones: Construction in flood-prone areas is possible only if the site is approved for floodplain management or meets federal flood control standards.
Floodways: Building in floodways requires a no-rise certification to ensure that the project does not increase flooding risk.

Is it allowed to demolish an affordable unit?

No, SB-684 does not allow the demolition of affordable housing units. Projects cannot tear down or change homes protected by agreements or rules that keep them affordable for low, very low, or extremely 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, SB-684 protects the rights of current tenants by preventing projects from demolishing or altering:

Residential units with rent or price controls in San Dimas.
Homes that had tenants in 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?

Under SB-684, residential projects use a ministerial approval process. This means approvals are based on clear, fixed guidelines rather than personal opinions. As a result, there's no need for CEQA reviews, discretionary reviews, or public hearings, making the approval process faster and simpler.

What are objective standards?

Objective standards are clear and consistent rules used to assess projects. They rely on set criteria instead of personal judgments, ensuring that evaluations are uniform and predictable. This provides homeowners and developers with straightforward guidelines for their projects.

How much does the permit cost?

The costs for planning and building permits are defined by the overall number of lots and housing units included in a project. Beginning on May 20, 2024, a new law (SB-937) will allow developers to delay specific fees until they receive an occupancy certificate. This change helps reduce initial expenses, making it easier for projects to remain financially viable and move forward to completion.

What are the steps to get the permits?

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

Check Eligibility: Make sure the property is properly zoned, is no larger than 5 acres, and meets all other requirements.

Check zoning eligibility for your property instantly.

Submit Tentative Map Application: Apply for a tentative map and specify that it's for SB-684.
Review Process: The City of San Dimas will review your application within 60 days. If it's denied, you'll get feedback. If there's no decision in 60 days, your application is automatically approved.
File Final Map Application: Once your tentative map is approved, submit the final map application.
Apply for Building Permits: Apply separately for building permits. These can be issued before the final map is recorded if certain conditions are met.
Fulfill Approval Conditions: Complete all required conditions for the tentative map 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 San Dimas City?

In San Dimas, SB-684 and SB-9 affect construction in different ways. They contrast in terms of unit sizes, setbacks, lot sizes, density, and the areas where development is allowed. This comparison shows how each rule influences building projects in its specific way.

Apply SB-684 rules to your property to see what you can build, the cost, and return.

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