The California State Legislature first enacted the HAA in 1982 to limit local government’s ability to deny, reduce the density of, or make infeasible housing development projects, emergency shelters, or farmworker housing that are consistent with objective local development standards and contribute to housing needs. The Legislature strengthened the HAA with statutes in 2017, 2018, and most recently, in 2019 with SB 330.

Under SB 330, an applicant may submit what’s called a “preliminary application” for any qualifying housing development project. In doing so, the applicant locks into place the existing development standards in place at that time against any changes to a less intensive use. SB 330 limits the enforcement of design standards established after January 1, 2020 that are not objective. It also limits the number of hearings that may be held on projects that comply with applicable, objective standards. This law requires cities to create a checklist and application form for preliminary applications, but if a city doesn’t have its own form, applicants may use the California Department of Housing and Community Development’s form. The City of Rancho Cordova is in the process of creating its own checklist and form.

Once an applicant submits a complete preliminary application, they must submit a full application within 180 days. If the city determines that the full application is incomplete (according to the standard 30-day permit streamlining act process), the applicant must submit all missing information within 90 days or the preliminary application expires.

SB 330 allows no more than five “hearings” of any kind for these projects, including community meetings, public hearings, workshops, study sessions or similar meetings, appeals, or meetings of the City Council, Planning Commission or any subcommittee. However, the city will continue to ensure community outreach is part of these projects, but residents can expect it will happen in a faster timeframe due to the process requirements.

The city has received the following SB 330 preliminary applications:

• Trumark Project (formerly Kassis) Updated 2.17.2023

The city has received the following SB 330 applications:

• Trumark Project (formerly Kassis) Application 06.12.23
  • Trumark Project (formerly Kassis) Completeness Letter 07.12.23
  • Trumark Project (formerly Kassis) Conceptual Lighting Plan 07.27.23
  • Trumark Project (formerly Kassis) Completeness Letter 8.25.2023
  • Trumark Project (formerly Kassis) Consistency Letter 10.24.23
  • Trumark Project (formerly Kassis) Applicant Response to Consistency Letter 08.28.24

Disclaimer: All plans and studies are subject to change based upon City staff and outside agency review. 

Under SB 35, an applicant may submit an application for any qualifying multifamily residential project. For projects larger than 10 units, at least 10 percent of the units must be affordable to households making below 80% of the area median income. The project must meet several state requirements, including:

• The project site must have zoning or general plan land use designation that allows residential. If it is a mixed-use, at least two-thirds of the square footage must be residential.
• The project must comply with all objective city zoning and design standards.
• The project must comply with certain other standards, including site and labor standards.

SB 35 projects are ministerial, and therefore are not subject to the California Environmental Quality Act (CEQA).

If the project meets all state mandated criteria, the city must approve the project. However, if you’d like to provide feedback to your state representatives about how these bills are affecting you, here is a link to find and contact your state representatives.

The streamlined design review permit is an alternative to the city’s major design review process and is for projects that comply with development standards and substantially conform with the city’s multifamily design guidelines. Unlike SB 35, environmental review under the California Environmental Quality Act (CEQA) is required. The city must approve these projects if the projects meet the above requirements. Read Rancho Cordova Municipal Code Chapter 23.137 here.

The city has received the following streamlined design review permit applications:

• Sunrise Crossing: Approved
• Sunrise Apartments (Updated 5.1.2023)
  • Harlow Ranch (Updated 12.1.2023)