City of Santa Clarita
Everything You Need to Know About SB-684 Development in Santa Clarita
As "middle housing" gains popularity across the U.S., California is changing its land use laws to make it easier to build more homes on a single property. These updates will speed up project approvals and allow developers to delay certain payments until the project is finished or the building is ready for people to move in. The new SB-684 law simplifies the process for getting approval for developments with up to 10 homes on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Santa Clarita will be required to accept applications for projects that meet these new guidelines.
What is SB-684 and how does it affect properties in Santa Clarita?
SB-684 or Senate Bill 684 simplifies the process for approving smaller housing projects in California. It applies to developments of up to 10 units on urban parcels that are under 5 acres. Local officials are required to make decisions on these projects within 60 days, without needing public hearings or discretionary reviews. Additionally, some regulations, including those from the California Environmental Quality Act (CEQA), are waived.
The current status of SB-684
Since SB-684 is relatively new and not widely known, many people may be unfamiliar with it, and applicants could face challenges due to limited resources and understanding.
CityStructure contacted the city's planning department, and on November 13, 2024, Emily Rubalcava, Santa Clarita's assistant planner, clarified to the CityStructure team when we reached out to him that:
"The City would process any such request subject to state regulations."
Understanding state requirements and applying them fully can help handle these challenges. Clear guidance on navigating these rules will help applicants maximize SB-684.
What can homeowners build under SB-684 in Santa Clarita?
What are the lot limitations under SB-684?
SB-684 applies to properties up to 5 acres in size, permitting them to be divided into no more than 10 parcels. Each parcel should be at least 600 square feet.
What is the size limitation for the new units?
In Santa Clarita, SB-684 restricts new housing units to a maximum size of 1,750 square feet.
What are the setbacks?
Setbacks require maintaining at least 4 feet from both the side and rear property boundaries.
What is the parking requirement under SB-684?
In Santa Clarita, SB-684 requires one off-street parking space per unit. However, this requirement can be modified if 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 Santa Clarita, SB-684 applies to zones designated for multi-family housing and vacant lots within single-family residences.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 extends the guidelines of SB-684 by allowing the building of as many as 10 small homes not only in multi-family zones but also on vacant lots within single-family residential neighborhoods. This adjustment encourages the development of affordable housing and enhances the potential for homeownership in locations that had earlier limitations.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can impose restrictions. Land identified as prime farmland, wetlands, agricultural areas, or hazardous waste sites is usually not eligible for subdivision unless it has been specifically cleared for residential use or complies with state safety standards. Furthermore, properties with conservation agreements or that are habitats for protected species cannot be developed. These regulations are in place to protect important land and wildlife.
Can you build in high-risk CEQA zones?
It’s possible, but there are specific restrictions:
Fire Hazard Zones
Construction is banned in areas identified as high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones
Building on active fault lines is not permitted unless it adheres to strict earthquake safety regulations.
Flood Zones
Development in areas prone to flooding is restricted unless it complies with floodplain management or federal flood control standards.
Floodways
Building in floodways requires certification to verify that it won’t heighten flood risks.
Is it allowed to demolish an affordable unit?
No, in Santa Clarita, affordable housing units safeguarded by agreements, regulations, or laws meant to maintain low rents for low-income tenants cannot be demolished or altered.
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 guaranteed. Housing projects cannot demolish or modify units with rent or price controls set by Santa Clarita City. This protection extends to residences that were rented within the last 5 years, regardless of their current status. It also applies to properties removed from the rental market under the Ellis Act 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, certain developments can go through a ministerial approval process. This approach allows local officials to evaluate applications based on straightforward guidelines, eliminating the need for public hearings or discretionary reviews. This streamlined process is available for projects that meet specific criteria, such as the number of residential units and compliance with zoning and density standards.
What are objective standards?
Objective standards are clear regulations set by local authorities to direct how housing projects are designed and built. They address elements like zoning, lot division, and design features. These standards are meant to be straightforward and not overly restrictive, ensuring that projects can meet density goals without imposing additional requirements, such as increased setbacks or additional parking, beyond what is typically required by building codes.
How much does the permit cost?
The fees for planning and building permits are determined by how many lots and housing units are part of a project. Beginning on May 20, 2024, the new law SB-937 will enable developers to defer specific fees until they receive an occupancy certificate, which will help reduce upfront costs.
What are the steps to get the permits?
To secure permits under SB-684 in Santa Clarita City, follow these steps:
1. Verify Eligibility
Confirm that your property is properly zoned, is less than 5 acres in size, and meets all required criteria.
Check zoning eligibility for your property instantly.
2. File Tentative Map Application
Submit an application for a tentative map, clearly marking it as related to SB-684.
3. Application Review
Santa Clarita City will assess your application and decide within 60 days. If the application is denied, feedback will be provided. If no decision is made within the 60-day period, the application will be automatically approved.
4. Submit Final Map Application
After approval of the tentative map, apply for the final map.
5. Apply for Building Permits
Apply for building permits, which may be issued before the final map is officially recorded, provided specific conditions are met.
6. Fulfill Approval Conditions
Complete all necessary conditions for approval and record the final map to finalize the subdivision.
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 Santa Clarita City?
This summary highlights the contrasts between SB-684 and SB-9 as they apply in Santa Clarita. It details how each regulation influences various elements like unit sizes, setbacks, lot sizes, limits, density, and proper development zones, providing a clearer understanding of their effects on local development.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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