City of Hawaiian Gardens
Everything You Need to Know About SB-684 Development in Hawaiian Gardens
Recent changes to California's land use laws, including SB-684, aim to make it easier to build multiple homes on a single property by speeding up approvals and allowing developers to delay certain fees until the project is complete. SB-684 specifically simplifies the approval process for projects with up to 10 units on urban lots under 5 acres, addressing the demand for “middle housing.” Beginning July 1, 2024, cities like Hawaiian Gardens will start accepting applications under this law, paving the way for new urban development. The law also supports market-rate housing, making projects more affordable and potentially more profitable for developers.
What is SB-684 and how does it affect properties in Hawaiian Gardens?
SB-684 or Senate Bill 684 simplifies and speeds up the approval process for small housing projects in California. It applies to developments with up to 10 units on urban lots of less than 5 acres. Local agencies have 60 days to approve these projects without public hearings or in-depth reviews, and they are exempt from some regulations like the California Environmental Quality Act (CEQA).
The current status of SB-684
Since SB-684 is a new law that many people aren’t yet familiar with, it might be challenging to navigate, especially with limited resources available. CityStructure contacted the city's planning department and on August 30, 2024, Kevin M. Nguyen, Hawaiian Gardens’ associate planner, clarified to the CityStructure team when we reached out to him, that:
"SB-684 allows the development of 10 or fewer residential units without the requirement of the discretionary review or public hearing process, subject to the state regulations."
To take full advantage of this law for your property, it’s important to understand the state’s guidelines. Clear information can help applicants make the most of the law’s benefits.
What can homeowners build under SB-684 in Hawaiian Gardens?
What are the lot limitations under SB-684?
SB-684 applies to lots that are up to 5 acres in size. You can divide these lots into a maximum of 10 parcels. Each parcel should be at least 600 square feet.
What is the size limitation for the new units?
In Hawaiian Gardens, SB-684 limits new housing units to a maximum of 1,750 square feet.
What are the setbacks?
A setback of up to 4 feet is required from the side and rear property lines.
What is the parking requirement under SB-684?
In Hawaiian Gardens, SB-684 specifies that up to one off-street parking space is required per unit. However, this requirement might not apply 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 Hawaiian Gardens, SB-684 is applicable to zoning areas designated for multi-family and vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 builds on SB-684 by allowing up to 10 homes to be built on empty lots that were originally zoned for single-family houses. This adjustment aims to increase affordable housing choices, giving more people a chance to own homes in neighborhoods that previously only allowed one house per lot.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can restrict where you can build under SB-684. For instance, properties on protected farmland, wetlands, or areas designated for farming or hazardous waste can’t be split or developed unless they are approved for residential use. Also, properties within wildlife conservation plans or habitats for protected species, or those under conservation agreements, are off-limits. These rules help preserve important land and protect wildlife.
Can you build in high-risk CEQA zones?
Possibly, but there are several limitations:
- Fire Hazard Zones: Construction is prohibited in areas designated as high fire risk by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Building is not permitted on active fault lines unless the project complies with earthquake safety standards and building codes.
- Flood Zones: Construction is restricted in flood-prone areas unless the site is approved for floodplain management or adheres to federal flood control requirements.
- Floodways: Building in floodways requires a no-rise certification to ensure the project does not exacerbate flood risks.
Is it allowed to demolish an affordable unit?
In Hawaiian Gardens, affordable housing units cannot be demolished or altered if they are protected by regulations that maintain lower rents for people with low or very low incomes. These units must remain intact to protect affordable housing availability.
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 protected. Projects cannot remove or alter units with city-imposed rent control or affordable price restrictions in Hawaiian Gardens. This protection also applies to units with tenants who lived there within the last 5 years, even if the units have since been vacated or demolished. Additionally, properties that were removed from the rental market under the Ellis Act in the past 15 years are also protected from these types of changes.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
A development under SB-684 may be eligible for a ministerial permit. This type of permit means the local government will make a decision based on clear, predefined criteria without requiring discretionary reviews or public hearings. It applies to projects that meet specific requirements, such as the number of residential units and compliance with zoning and density rules.
What are objective standards?
Objective standards are specific guidelines established by local authorities that outline how a housing project should be designed and constructed. These standards cover aspects such as zoning, land division, and design criteria. However, they should not be overly restrictive to the point where they hinder a project from meeting density requirements or impose extra demands, like additional setbacks or covered parking, beyond what is generally required by building codes.
How much does the permit cost?
Permit fees for Planning and Building vary depending on the number of lots and homes in the project. Starting May 20, 2024, a new law (Senate Bill SB-937) will allow builders to postpone some fee payments until they get their occupancy certificate. This change is intended to reduce upfront costs, helping more projects stay on budget and succeed.
What are the steps to get the permits?
To effectively get permits under SB-684 in Hawaiian Gardens City, you should complete the following steps:
1. Verify Eligibility
Ensure your property is zoned properly, is no larger than 5 acres, and meets all other necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
Apply for a tentative map, indicating that it is for SB-684.
3. Review Process
The City of Hawaiian Gardens will evaluate your application and decide within 60 days. If the application is denied, feedback will be provided. If no decision is made within 60 days, the application is automatically considered approved.
4. File Final Map Application
After the tentative map is approved, apply for the final map.
5. Apply for Building Permits
File separate applications for building permits. These permits can be issued before the final map is officially recorded, as long as certain conditions are met.
6. Meet Approval Conditions
Fulfill all the requirements for the tentative map 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 Hawaiian Gardens City?
This comparison explains how SB-684 and SB-9 impact Hawaiian Gardens City. It highlights differences in areas like unit sizes, setback requirements, lot sizes, the number of units allowed, and areas where development is allowed. This helps to clarify how each policy shapes development within the city.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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