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Everything You Need to Know About SB-684 Development in San Francisco
As of July 1, 2024, San Francisco City will start following a new rule, SB-684, for housing projects. This law was introduced to make it simpler to build more homes on smaller lots, speed up the approval process, and allow developers to delay some fees until construction is finished or homes are ready for occupancy. Part of a larger push to expand housing options nationwide, SB-684 aims to quickly approve projects of up to 10 homes on urban lots smaller than 5 acres.
What is SB-684 and how does it affect properties in San Francisco?
SB-684 is a new California law that streamlines the approval of smaller housing projects. It allows up to 10 homes to be built on urban properties under 5 acres, with local officials given 60 days to approve these projects—no public hearings or extensive reviews required. The law also bypasses California Environmental Quality Act (CEQA) requirements, speeding up the process even further.
The current status of SB-684
The CityStructure team reached out to San Francisco's planning department on November 4, 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 Francisco City?
What are the lot limitations under SB-684?
Under SB-684, properties can be up to 5 acres in size. If the property is split into smaller lots, each resulting lot should be at least 600 square feet.
What is the size limitation for the new units?
In San Francisco City, homes built under SB-684 can be a maximum of 1,750 square feet.
What are the setbacks?
The required setbacks are a minimum of 4 feet from the side and rear property lines.
What is the parking requirement under SB-684?
Each home in San Francisco City requires one parking space, except when located within half a mile of major transit hubs or well-connected public transportation areas.
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 Francisco City, SB-684 covers areas where multi-family housing is allowed, as well as vacant lots in zones intended for single-family homes.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 extends SB-684 by allowing up to 10 homes on vacant lots in single-family zones, especially if these lots are close to important community services. This adjustment aims to expand affordable housing options and promote homeownership in areas with limited availability.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, some environmental factors can limit development. Properties with hazardous waste, wetlands, or agricultural land usually cannot be developed unless they meet strict safety standards. Land set aside for conservation or wildlife habitats is generally protected from development.
Can you build in high-risk CEQA zones?
It depends. Development in high-risk CEQA zones is allowed if certain conditions are met:
(A) No building is allowed in areas with extreme fire risk.
(B) Construction on earthquake fault lines requires specific safety measures.
(C) Projects in flood zones should follow federal safety standards.
(D) Developments in floodways require no-rise certification to ensure they will not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 protects affordable housing units in San Francisco City from demolition, helping to keep these options available for 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, existing tenants' rights are protected. New development projects cannot involve demolishing or altering:
(1) Housing units that have rent or price controls established by San Francisco City.
(2) Properties that were rented within the last 5 years, regardless of whether they are currently vacant or were previously demolished.
(3) Properties that withdrew rental units from the market under the Ellis Act 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?
SB-684 requires a "ministerial approval" permit, which allows local authorities to approve projects quickly using clear rules, without the need for public hearings or extensive reviews. If a project follows specific requirements, such as unit limits and zoning rules, it can be approved more easily.
What are objective standards?
Objective standards are straightforward guidelines set by local governments for building homes. These include zoning rules, minimum lot sizes, and design standards, which help developers meet density goals without having to meet additional requirements like extra setbacks or parking spaces.
How much does the permit cost?
The cost of permits for planning and building depends on the size of the lot and the number of units. Starting May 20, 2024, SB-937 allows developers to delay some fees until they receive an occupancy certificate, lowering initial costs and making projects more affordable.
What are the steps to get the permits?
To get permits under SB-684 in San Francisco City, here’s the process:
1. Verify eligibility
Ensure your property is in the right zone, is under 5 acres, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit a Tentative Map Application
File your application for a tentative map, noting that it is for an SB-684 project.
3. Review Process
Local officials in San Francisco City will review your application within 60 days. If they deny it, they will provide feedback. If no response is given within that timeframe, your application is automatically approved.
4. Request Final Map Approval
Once 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 officially recorded, as long as certain conditions are met.
6. Complete Requirements
Fulfill all necessary conditions, then officially 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 San Francisco City?
This comparison outlines the differences between SB-684 and SB-9 in San Francisco City, covering factors like unit sizes, setbacks, lot sizes, and density, showing how each law affects local development projects.
