City of Vista
Everything You Need to Know About SB-684 Development in Vista
In response to the growing need for "middle housing," California has revised its land use laws. These updates make it simpler to build more homes on a single property, quicken the approval process, and give developers the option to delay permit fees until the construction is complete or the building is ready for occupancy. The new SB-684 law streamlines the approval for projects with up to 10 homes on smaller urban lots. Beginning July 1, 2024, cities like Vista will need to accept proposals that comply with these new guidelines.
What is SB-684 and how does it affect properties in Vista?
Senate Bill 684, or SB-684 simplifies and speeds up the approval process for small-scale housing developments in California. It applies to projects with a maximum of 10 units on urban parcels smaller than 5 acres. Local agencies have 60 days to either approve or reject these projects without requiring public hearings or extensive reviews, and the projects are exempt from certain regulations, such as the California Environmental Quality Act (CEQA).
What can homeowners build under SB-684 in Vista?
What are the lot limitations under SB-684?
SB-684 applies to lots that can be up to 5 acres. You can split these lots into up to 10 separate parcels, each of which should be a minimum of 600 square feet.
What is the size limitation for the new units?
In Vista, SB-684 restricts new housing units to a maximum of 1,750 square feet.
What are the setbacks?
Setbacks should be up to 4 feet from the side and rear property lines.
What is the parking requirement under SB-684?
In Vista, SB-684 requires up to one off-street parking space per unit. However, this rule might not apply if the property is located 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 Vista, SB-684 applies to zones designated for multi-family housing or vacant lots within single-family structures.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 enhances SB-684 by allowing the development of as many as 10 small homes not only in multi-family zones but also on vacant lots in single-family neighborhoods. This update promotes greater access to affordable housing and increases opportunities for homeownership in areas that had more strict rules in the past.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit development under SB-684. You cannot divide land that is classified as prime farmland, wetlands, or areas designated for agriculture and hazardous waste unless it has been approved for residential use or meets specific safety criteria from state agencies. Additionally, the land cannot be part of a conservation plan or serve as a habitat for protected species. Properties under conservation agreements cannot be developed either. These rules help protect important land and wildlife.
Can you build in high-risk CEQA zones?
Yes, it might be possible, but there are several restrictions:
Fire Hazard Areas
Building is not allowed in regions classified as high fire risk according to state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones
Construction is prohibited on active fault lines unless the project meets earthquake safety codes and standards.
Flood Zones
Building is restricted in areas prone to flooding unless the site is approved for flood management or complies with federal flood control standards.
Floodways
To build on floodways, a no-rise certification is required to ensure the project does not increase flood risks.
Is it allowed to demolish an affordable unit?
In Vista, demolishing or altering an affordable housing unit is prohibited. If the unit is protected by a covenant, ordinance, or law ensuring low rents for individuals with low to very low income, it should be preserved.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, tenant rights are ensured. Housing projects cannot demolish or alter units with rent control or price restrictions imposed by the City of Vista. This rule also applies to homes that had tenants within the last 5 years, even if those homes have been vacated or demolished. Additionally, properties removed from the rental market under the Ellis Act in the past 15 years are also subject to these restrictions.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
A project under SB-684 might qualify for a ministerial permit. This type of permit allows the local government to decide based on set, clear criteria, without the need for discretionary reviews or public hearings. It is used for projects that adhere to specific guidelines, such as the number of residential units and compliance with zoning and density regulations.
What are objective standards?
Objective standards are precise rules set by local officials that dictate how a housing project should be planned and built. These rules address elements like zoning, land subdivision, and design specifications. However, they should not be so restrictive that they prevent a project from fulfilling density requirements or add extra conditions, such as more setbacks or covered parking, beyond the usual building code requirements.
How much does the permit cost?
The expenses related to planning and construction permits differ based on the number of lots and housing units in the project. As of May 20, 2024, a new law (SB-937) will allow developers to postpone certain fees until they secure an occupancy certificate, which may help lessen their initial financial burden.
What are the steps to get the permits?
To effectively get permits under SB-684 in Vista City, you should complete the following steps:
1. Confirm Eligibility
Check that your property is appropriately zoned, does not surpass 5 acres, and meets all other requirements.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
Apply for a tentative map, specifying that it is for SB-684.
3. Review Process
The City of Vista will assess your application and decide within 60 days. If your application is denied, you will receive feedback. If no decision is made within the 60-day period, your application is deemed approved.
4. File Final Map Application
Once the tentative map is approved, apply for the final map.
5. Apply for Building Permits
Submit applications for building permits separately. These permits may be issued before the final map is officially recorded, provided certain conditions are met.
6. Fulfill Approval Conditions
Complete all conditions required for the tentative map 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 Vista City?
This table outlines the differences between SB-684 and SB-9 in Vista City. It covers how each policy affects unit sizes, setbacks, lot dimensions, unit density, and permitted development areas, offering a clear view of how these regulations influence development in the city.
