City of Beverly Hills
Everything You Need to Know About SB-684 Development in Beverly Hills
California is updating its housing policies to allow more homes to be built on a single piece of land. The new law speeds up approvals and will enable builders to delay paying certain fees until construction is finished. This aligns with efforts nationwide to promote "middle housing," such as smaller apartment complexes. Starting July 1, 2024, cities like Beverly Hills will begin accepting plans under SB-684, creating more opportunities for building on smaller urban lots of 5 acres or less, with a limit of 10 units per project.
What is SB-684 and how does it affect properties in Beverly Hills?
Senate Bill 684 or SB-684 streamlines the approval process for small housing projects in California. It applies to developments with up to 10 units on urban lots that are less than 5 acres. In Beverly Hills, this means local officials have 60 days to decide on applications without holding public hearings or extra reviews. Also, certain regulations, like those from the California Environmental Quality Act (CEQA), do not apply.
The current status of SB-684
The CityStructure team reached out to Beverly Hills' planning department on August 27, 2024, to clarify how SB-684 will be implemented locally. Given that the law is still new and may require time for review and interpretation, we have not yet received a response. In the meantime, we will follow state regulations and provide updates as more details become available.
What can homeowners build under SB-684 in Beverly Hills?
What are the lot limitations under SB-684?
SB-684 allows properties up to 5 acres to be divided into a maximum of 10 lots. Each lot requires be at least 600 square feet in size.
What is the size limitation for the new units?
In Beverly Hills, new residential units can be no larger than 1,750 square feet.
What are the setbacks?
The setbacks require a minimum of 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
SB-684 requires one off-street parking space for each unit in Beverly Hills, 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 Beverly Hills, SB-684 is applicable to zoning areas for both multi-family and to vacant lots in single-family home areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 aimed to simplify the process for approving small housing projects, specifically up to 10 starter homes in multi-family areas. SB-1123 expands on this by also applying these rules to vacant lots in neighborhoods with single-family homes. This adjustment supports the development of affordable housing by allowing up to 10 homes to be built on these empty lots near essential community services, making homeownership more achievable in previously restricted locations.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit development. Properties classified as wetlands, agricultural areas, prime farmland, or hazardous waste sites typically cannot be divided unless they are marked for residential use or meet state safety standards. Additionally, land with conservation agreements or that serves as habitats for wildlife is usually off-limits for development to protect important ecosystems.
Can you build in high-risk CEQA zones?
Maybe, as there are specific rules. In Beverly Hills, construction is not allowed in areas designated as very high fire risk. Building on active earthquake fault lines is also restricted unless strict safety measures are followed. In flood zones, development can occur only if it complies with floodplain management rules or federal flood control regulations. Projects in floodways need special certification to ensure they don’t increase flood risks.
Is it allowed to demolish an affordable unit?
No, in Beverly Hills, you cannot demolish affordable housing units. The law protects homes that are designed to remain affordable for low- and very low-income residents, ensuring they are not destroyed 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 existing tenants are protected. Projects under SB-684 cannot involve the demolition and alteration of:
- Housing units with rent or price controls set by the City of Beverly Hills.
- Residences that had tenants within the past 5 years, even if they are no longer occupied or have been demolished.
- Properties where the Ellis Act was used to remove rental units from the market within 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?
For developments under SB-684, a ministerial approval permit is required. This permit allows local officials review applications based on established rules, skipping public hearings and discretionary reviews. This streamlined approval is available if the project meets specific criteria like the number of units and zoning and density rules.
What are objective standards?
Objective standards are clear guidelines set by local authorities for designing and building housing projects. They address things like zoning, lot divisions, and design elements. These rules are designed to be clear and not overly restrictive, so projects can meet density goals without extra requirements like larger setbacks or more parking than standard codes.
How much does the permit cost?
The fees for Planning and Building permits can change based on the number of lots and units you intend to construct. As of May 20, 2024, a new law (Senate Bill SB-937) allows builders to delay paying certain fees until they obtain a certificate of occupancy for their project. This update aims to lower expenses, making it more likely for various projects to be within budget and succeed.
What are the steps to get the permits?
To get permits under SB-684 in Beverly Hills, follow these steps:
1. Confirm Eligibility
Make sure your property is correctly zoned, is under 5 acres, and meets all required criteria.
Check zoning eligibility for your property instantly.
2. File a Tentative Map Application
Submit a tentative map application, making it clear that it is for SB-684.
3. Review Process
The City of Beverly Hills will review your application and give a response within 60 days. If your application is rejected, you will receive feedback. If there is no decision within this time frame, your application is considered approved.
4. Apply for Final Map Approval
Once your tentative map is approved, apply for final map approval.
5. Apply for Building Permits
You can apply for building permits before the final map is recorded, as long as you meet certain conditions.
6. Fulfill Approval Conditions
Complete all necessary conditions and record the final map to finalize 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 Beverly Hills City?
To compare SB-684 and SB-9 in Beverly Hills, this analysis examines how each law affects unit sizes, setbacks, lot sizes, density, and development areas. It provides a thorough examination of their impacts on local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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