City of Agoura Hills

Everything You Need to Know About SB-684 Development in Agoura Hills

State of California land use law is going through a lot of changes to allow a higher unit density per property, created a faster permitting process, and even issued bills to postpone the payment for the permit fees until the end of the project or certificate of occupancy was issued. Along with the trend of facilitating Middle housing in the US, the new SB-684 Land use allows for a streamlined approval process for projects of 10 or fewer residential units on urban lots under 5 acres. Any city, including Agoura Hills, has to accept projects submitted under SB-684 starting on July 1, 2024.

What is SB-684 and how does it affect properties in Agoura Hills?

SB-684 or Senate Bill 684 simplifies the process for approving small housing projects throughout California. It covers developments with a maximum of 10 units on urban lots smaller than 5 acres. Local officials are required to make decisions within 60 days without the need for public hearings or discretionary reviews. Additionally, some regulations, including those from the California Environmental Quality Act (CEQA), are not applicable.

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 September 4, 2024, Katrina Garcia, Agoura Hills' associate planner, clarified to the CityStructure team when we reached out to her, that:

"We don't have a specific ordinance that addresses SB 684."

In this case, implementing this bill requires compliance with state regulations.

To make the most of this new law for your property, it’s essential to understand the state’s guidelines thoroughly. Clear instructions will help applicants take full advantage of the law’s benefits.

What can homeowners build under SB-684 in Agoura Hills?

What are the lot limitations under SB-684?

SB-684 is for properties up to 5 acres and allows dividing them into a maximum of 10 separate lots. Each lot is required to be at least 600 square feet.

What is the size limitation for the new units?

In Agoura Hills, SB-684 limits new residential units to a maximum of 1,750 square feet.

What are the setbacks?

A minimum distance of 4 feet is required between new buildings and the side and rear property lines.

What is the parking requirement under SB-684?

In Agoura Hills, SB-684 sets the requirement for one off-street parking space per unit, unless the property is within half a mile of a major transit hub 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 Agoura Hills, SB-684 applies to multi-family and vacant lots within single-family zoning areas.

How Does SB-1123 or Senate Bill 1123 Impact SB-684?

Initially, SB-684 focused on making it easier to approve up to 10 small "starter" homes in multi-family areas. SB-1123 builds on this by allowing these provisions to also apply to vacant lots in single-family zones. This change supports affordable housing by enabling up to 10 homes on empty lots near essential community resources, encouraging affordable homeownership in areas where it was previously limited.

Do the environmental requirements or overlays on the lot restrict the property development under SB-684?

Yes, development can be restricted by environmental factors. Typically, properties classified as hazardous waste sites, wetlands, agricultural zones, or prime farmland cannot be subdivided unless they are designated for residential use or meet state safety standards. Additionally, properties under conservation agreements or serving as wildlife habitats are usually not eligible for development to preserve important land and species.

Can you build in high-risk CEQA zones?

Yes, but there are specific regulations to follow. In Agoura Hills, construction in high-risk CEQA zones is subject to certain restrictions. Building is prohibited in fire hazard areas identified as Very High Fire Severity Zones by state maps or the Department of Forestry and Fire Protection. Construction on active fault lines is restricted in earthquake fault zones unless the project meets strict earthquake safety standards.

In flood zones, development is limited unless it complies with floodplain management or federal flood control regulations. Projects in floodways should be certified to ensure they do not increase flood risk.

Is it allowed to demolish an affordable unit?

No, in Agoura Hills, demolishing an affordable unit is not allowed. The development cannot include the demolition and alteration of existing housing protected by laws or agreements aimed at keeping rents affordable for low, very low, or extremely low-income households.

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 existing tenants are protected. Development cannot involve demolishing or altering:

Housing units with rent or price controls set by the City of Agoura Hills.
Homes that have been occupied by tenants at any point in the last 5 years, even if the home is now vacant or has been demolished.
Properties where the Ellis Act was used to remove rental units from the market 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?

Projects under SB-684 need a ministerial permit. This permit process lets local authorities review applications based on clear, established rules without requiring public hearings or special approvals. Approval is faster for projects that meet specific requirements, such as the number of units and compliance with zoning and density rules.

What are objective standards?

Objective standards are clear guidelines set by local governments to control the design and construction of housing projects. These standards cover zoning, how lots can be divided, and design elements, aiming to be straightforward without imposing extra requirements, like larger setbacks or additional parking beyond standard codes.

How much does the permit cost?

The Planning and Building permits can vary significantly based on the number of lots and units you decide to build. The great part is that on May 20, 2024, a new Senate Bill (SB-937) was issued to allow home builders to delay the payment of certain impact fees until a certificate of occupancy is issued for their project, which will lower financing costs and allow more projects to pencil.

What are the steps to get the permits?

To secure permits under SB-684 in Agoura Hills, follow these steps:

1. Confirm Eligibility

Ensure your property is properly zoned, is under 5 acres, and meets all required criteria.

Check zoning eligibility for your property instantly.

2. Submit a Tentative Map Application. Apply for a tentative map, noting that it is for an SB-684 project.

3. Review Process. The City of Agoura Hills will review your application and respond within 60 days. If the application is denied, they’ll provide feedback. If there’s no response within 60 days, the application is automatically approved.

4. Apply for Final Map Approval. Once the tentative map is approved, you can apply for final approval of the map.

5. Apply for Building Permits. You may apply for building permits before the final map is officially recorded, as long as certain conditions are met.

6. Complete Approval Requirements. Finish any required conditions and officially 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 Agoura Hills City?

To understand the differences between SB-684 and SB-9 in Agoura Hills City, this analysis examines how each law influences various factors such as unit sizes, setbacks, lot dimensions, density, and development areas. It offers an in-depth comparison of their effects on local construction projects.