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Everything You Need to Know About SB-684 Development in San Marino
As the concept of "middle housing" becomes more popular across the U.S., California is updating its land use laws. These changes are meant to make it easier to build more homes on a single property, speed up how quickly projects get approved, and let developers delay some payments until the project is completed or the building is ready for people to move in. The new SB-684 law makes it easier to get approval for projects with up to 10 homes on urban lots under 5 acres. Starting July 1, 2024, cities like San Marino will have to accept applications for projects that follow these updated rules.
What is SB-684 and how does it affect properties in San Marino?
SB-684 or Senate Bill 684 simplifies the approval process for small housing projects in California, specifically those with up to 10 units on urban lots smaller than 5 acres. Local authorities are required to make decisions within 60 days without public hearings or discretionary reviews. Certain regulations, including those from the California Environmental Quality Act (CEQA), are not applicable.
The current status of SB-684
The CityStructure team reached out to San Marino's planning department on September 6, 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 Marino?
What are the lot limitations under SB-684?
In San Marino, properties can be up to 5 acres in size, with a maximum of 10 lots allowed. Each lot has to be at least 600 square feet.
What is the size limitation for the new units?
New residential units under SB-684 in San Marino cannot surpass 1,750 square feet.
What are the setbacks?
Units should be set back at least 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Each unit should have one off-street parking space unless the property is within half a mile of a major transit stop or 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 Marino, SB-684 applies to both multi-family housing and vacant lots within single-family residential zones.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 broadens the provisions of SB-684 by allowing the construction of up to 10 small homes not only in multi-family zones but also on vacant lots within single-family neighborhoods. This change promotes 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 regulations can limit development. Properties classified as wetlands, agricultural zones, prime farmland, or hazardous waste sites typically cannot be subdivided unless they are designated for residential use or meet state safety standards.
Additionally, areas under conservation agreements or identified as wildlife habitats are usually restricted to protect the environment and species.
Can you build in high-risk CEQA zones?
Maybe. In San Marino, construction is prohibited in Very High Fire Severity Zones as indicated by state maps or the Department of Forestry and Fire Protection. Building near active earthquake fault lines is also restricted unless strict safety measures are followed.
For flood zones, development is allowed if it meets floodplain management standards or federal flood control regulations. Projects in floodways need to obtain no-rise certification to ensure they do not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits the demolition of affordable housing units. Projects should avoid demolishing or altering housing that is protected by agreements or regulations ensuring affordability for low, very low, or extremely low-income individuals.
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. SB-684 prevents projects from demolishing or altering:
- Homes with rent or price controls in San Marino.
- Residences that housed tenants within the last 5 years, even if they are currently vacant or have been demolished.
- Properties where the Ellis Act was used to remove rental units from the market 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?
Residential projects under SB-684 require ministerial approval. This process simplifies development by adhering to clear, predefined guidelines. Unlike more subjective methods, ministerial approval is based on specific criteria, eliminating the need for CEQA evaluation, discretionary reviews, or public hearings. This method speeds up the approval process by avoiding personal judgments and streamlining the steps involved.
What are objective standards?
Objective standards are clear, consistent rules used to evaluate projects. They focus on fixed criteria rather than personal opinions, providing a reliable framework for developers and officials. These standards ensure that evaluations are uniform and predictable, giving homeowners straightforward guidelines for assessing their projects.
How much does the permit cost?
The costs associated with planning and building permits depend on the overall number of lots and residential units involved in a project. Starting May 20, 2024, SB-937 will allow developers to postpone certain fees until they obtain an occupancy certificate, helping to lower initial expenses.
What are the steps to get the permits?
To secure permits under SB-684 in San Marino, take these steps:
- Confirm Eligibility: Verify that the property is properly zoned, under 5 acres in size, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
- Submit a Tentative Map Application: Apply a tentative map, specifying that it’s for SB-684.
- Review Process: San Marino city officials will review your application within 60 days. If denied, you will receive feedback. If there’s no response within 60 days, the application is automatically approved.
- Apply for Final Map Approval: Once the tentative map is approved, apply for final map approval.
- Submit for Building Permits: Apply for building permits before recording the final map, as long as all required conditions are met.
- Fulfill Approval Conditions: Meet all necessary conditions 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 San Marino City?
In San Marino, SB-684 and SB-9 have different effects on unit sizes, setbacks, lot sizes, density, and development areas. This comparison outlines how each law impacts these aspects and their influence 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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