Yelp
Everything You Need to Know About SB-684 Development in Solana Beach
To address the growing need for "middle housing," California has updated its land use laws. These changes make it easier to add more homes to a property, speed up the approval process, and allow developers to delay paying permit fees until the project is complete or the building is ready for people to move in. The new SB-684 law simplifies the approval process for projects with up to 10 homes on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Solana Beach will need to accept applications for projects that meet these new guidelines.
What is SB-684 and how does it affect properties in Solana Beach?
Senate Bill 684, or SB-684 simplifies the approval process for small-scale housing projects in California. It covers developments with up to 10 units on urban lots under 5 acres in size. Local authorities should decide within 60 days without needing public hearings or discretionary reviews. Moreover, it exempts some regulations, such as the California Environmental Quality Act (CEQA).
What can homeowners build under SB-684 in Solana Beach?
What are the lot limitations under SB-684?
SB-684 is applicable to properties smaller than 5 acres and allows them to be divided into up to 10 parcels. Each parcel should be at least 600 square feet in size.
What is the size limitation for the new units?
In Solana Beach, SB-684 restricts new housing units to a maximum size of 1,750 square feet.
What are the setbacks?
The setbacks require a minimum distance of 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
In Solana Beach, SB-684 requires one off-street parking space per unit. This rule can be waived if the property is within half a mile of a major transit stop 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?
In Solana Beach, SB-684 is applicable to zones designated for multi-family housing or vacant lots within single-family residences.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 widens the provisions of SB-684 by allowing the construction of up to 10 small residences not only in multi-family zones but also on vacant lots in single-family neighborhoods. This change promotes access to affordable housing and boosts chances for homeownership in areas that previously had stricter regulations.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development. Land designated as prime farmland, wetlands, or for agricultural or hazardous waste use cannot be subdivided unless it has been cleared for residential purposes or meets specific state safety criteria. Additionally, properties under conservation agreements or serving as habitats for protected species are also excluded from development. These restrictions aim to protect valuable land and wildlife.
Can you build in high-risk CEQA zones?
Possibly, but several important limitations apply:
Fire Hazard Zones: Building is not allowed in areas identified as high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Construction on active fault lines is banned unless the project follows strict earthquake safety standards.
Flood Zones: Development is restricted in flood-prone areas unless it meets floodplain management regulations or federal flood control standards.
Floodways: Building in floodways requires certification to ensure it will not worsen flood risks.
Is it allowed to demolish an affordable unit?
No, in Solana Beach, affordable housing units protected by agreements, regulations, or laws that ensure low rents for low-income households 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, the rights of current tenants are protected. Development projects cannot demolish or change units that are subject to rent control or price limits set by Solana Beach City. This protection applies to properties that were occupied in the last 5 years, even if they are now vacant or have been demolished. Properties removed from the rental market under the Ellis Act within the last 15 years are also covered by these restrictions.
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, some developments can use a ministerial approval process. This means local officials review the application based on straightforward criteria, skipping public hearings and discretionary assessments. This streamlined method is for projects that meet certain criteria, including the number of residential units and adherence to zoning and density regulations.
What are objective standards?
Objective standards are specific rules set by local authorities to guide the design and construction of housing projects. These guidelines cover zoning, land division, and design elements. They are meant to be clear and practical, without imposing overly restrictive conditions that could prevent achieving density goals or adding extra demands beyond standard building codes.
How much does the permit cost?
The fees for acquiring planning and construction permits vary according to the number of lots and residential units involved in the project. Starting May 20, 2024, new legislation (SB-937) will allow developers to delay specific fees until they obtain an occupancy certificate, potentially reducing their upfront financial obligations.
What are the steps to get the permits?
To obtain permits under SB-684 in Solana Beach, follow these steps:
- Check Eligibility
Ensure your property is appropriately zoned, no larger than 5 acres, and meets all required criteria.
Check zoning eligibility for your property instantly.
- File Tentative Map Application
Submit an application for a tentative map, indicating it is for SB-684. - Application Review
The City of Solana Beach will assess your application and decide within 60 days. If the application is rejected, you’ll get feedback. If no decision is made within the 60-day period, the application is automatically considered approved. - Submit Final Map Application
After getting approval for the tentative map, apply for the final map. - Apply for Building Permits
Submit applications for building permits. These can be issued before the final map is officially recorded, as long as certain conditions are met. - Meet Approval Conditions
Fulfill all required 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 Solana Beach City?
This comparison highlights the differences between SB-684 and SB-9 in Solana Beach. Each policy affects factors such as unit sizes, setbacks, lot dimensions, density, and areas where development is allowed, providing a thorough understanding of their impact on local development.
