City of San Fernando
Everything You Need to Know About SB-684 Development in San Fernando
Due to the growing trend of promoting "middle housing" across the U.S., California has updated its land use laws. These changes aim to increase the number of homes on each property, make the approval process faster, and give developers the flexibility to delay permit payments until construction is completed or the occupancy certificate is issued. The new SB-684 law simplifies approval for projects with up to 10 units on urban lots under 5 acres. Starting July 1, 2024, cities like San Fernando will need to accept applications for developments that comply with SB-684.
What is SB-684 and how does it affect properties in San Fernando?
SB-684 or Senate Bill 684 simplifies the approval process for small housing projects throughout California. It applies to developments with up to 10 units on urban lots smaller than 5 acres. In San Fernando, this means that local officials have 60 days to make decisions on applications without the need for public hearings or additional reviews. Additionally, some regulations, including those from the California Environmental Quality Act (CEQA), do not apply.
The current status of SB-684
Challenging to navigate due to its newness and limited awareness, SB-684 can be difficult for many to understand, with few resources available to guide applicants.
CityStructure contacted the city's planning department, and on August 28, 2024, Marina Khrustaleva, San Fernando’s associate planner, clarified to the CityStructure team when we reached out to her that:
"We haven’t adopted a local ordinance triggered by SB-684."
In this case, implementing this bill requires compliance with state regulations.
To fully benefit from the law, it's important to gain a clear understanding of the state's requirements and how to apply them properly. Clear guidance will help applicants take full advantage of what SB-684 offers.
What can homeowners build under SB-684 in San Fernando?
What are the lot limitations under SB-684?
SB-684 allows properties up to 5 acres to be split into no more than 10 lots, with each lot needing to be at least 600 square feet.
What is the size limitation for the new units?
In San Fernando, new residential units under SB-684 are limited to a maximum size of 1,750 square feet.
What are the setbacks?
Setbacks should maintain a minimum of 4 feet from both side and rear property lines.
What is the parking requirement under SB-684?
SB-684 requires one off-street parking space per unit in San Fernando unless the property is located 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?
SB-684 applies to both multi-family housing and vacant lots within single-family residential zones in San Fernando.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 broadens the scope of SB-684 by allowing the construction of up to 10 small homes not only in multi-family zones but also on vacant lots in single-family neighborhoods. This change supports affordable housing and increases opportunities for homeownership in areas that previously had restrictions.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes. Environmental factors can restrict development under SB-684. Properties classified as wetlands, agricultural zones, prime farmland, or hazardous waste sites are generally ineligible for subdivision unless marked for residential use or meeting state safety regulations. Similarly, land under conservation agreements or designated as wildlife habitats is typically off-limits to preserve key areas and species.
Can you build in high-risk CEQA zones?
It depends. For high-risk CEQA zones, construction may be possible but comes with specific limitations. In San Fernando, building is prohibited in Very High Fire Severity Zones, as identified by state maps or the Department of Forestry and Fire Protection. Active fault lines in earthquake fault zones restrict building unless strict safety standards are followed.
Flood zones impose further restrictions, where development is only allowed if it complies with floodplain management or federal flood control rules. Projects within floodways require certification to confirm they will not elevate flood risk.
Is it allowed to demolish an affordable unit?
No, in San Fernando, demolishing affordable units is not allowed. Any development should avoid removing or altering housing that is protected by agreements or laws meant to keep it 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, current tenant rights are safe. Under SB-684, projects cannot include the demolition or modification of:
- Housing units with rent or price controls set by the City of San Fernando.
- Homes that had tenants in the past 5 years, even if the units are now vacant or have been torn down.
- Properties where the Ellis Act was used to take rental units off the market within 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?
A ministerial approval permit is required for developments under SB-684. This permit streamlines the review process by allowing local officials to assess projects based on established criteria without requiring discretionary reviews or public hearings. Projects that meet specific requirements, such as unit count and zoning or density regulations, qualify for this faster approval process.
What are objective standards?
Objective standards are clear guidelines made by local authorities for planning and constructing housing. These standards cover aspects like zoning, lot sizes, and design. They are designed to be simple and not overly strict, helping projects meet density targets without needing bigger setbacks or more parking than what's normally required.
How much does the permit cost?
The cost of planning and building permits depends on the number of lots and housing units in a project. Starting May 20, 2024, SB-937 will allow developers to postpone certain fees until they obtain an occupancy certificate, helping lower initial expenses.
What are the steps to get the permits?
To get permits under SB-684 in San Fernando, follow these steps:
1. Confirm Eligibility
Check if your property is zoned properly, under 5 acres, and meets all required criteria.
Check zoning eligibility for your property instantly.
2. File a Tentative Map Application
Submit a tentative map application, specifying it’s for SB-684.
3. Review Process
San Fernando officials will review your application within 60 days. If denied, feedback will be provided. If no response is given, the application is automatically approved.
4. Apply for Final Map Approval
After your tentative map is approved, apply for final map approval.
5. Apply for Building Permits
You can apply for building permits before the final map is recorded, as long as certain conditions are met.
6. Fulfill Approval Conditions
Complete all necessary conditions, then record the final map to finish 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 Fernando City?
To compare SB-684 and SB-9 in San Fernando, this analysis focuses on how each law influences unit sizes, setbacks, lot dimensions, density, and where development can occur. It analyzes their effects on local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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