City of Hermosa Beach
Everything You Need to Know About SB-684 Development in Hermosa Beach
Multiple housing units can now be built more easily on a single property thanks to California’s updated housing rules. The approval process is quicker, and developers can delay certain fees until construction is complete. SB-684 encourages the development of smaller housing options, like apartment buildings, by simplifying the approval process for projects with up to 10 homes on lots under 5 acres. Beginning July 1, 2024, cities like Hermosa Beach will start accepting applications under this law, creating new opportunities for urban development. The goal is to transform eligible properties into affordable housing with flexible options for renting or selling in popular areas
What is SB-684 and how does it affect properties in Hermosa Beach?
SB-684 or Senate Bill 684 aims to streamline the approval process for smaller housing projects in California, focusing on developments with up to 10 units on urban lots under 5 acres. In Hermosa Beach, this means local officials must make decisions on development proposals within 60 days, without requiring public hearings or additional reviews. Certain regulations, including those under the California Environmental Quality Act (CEQA), might be waived, making it simpler to move forward with these housing projects.
The current status of SB-684
The CityStructure team reached out to Hermosa Beach's planning department on August 29, 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 Hermosa Beach?
What are the lot limitations under SB-684?
Under SB-684, properties in Hermosa Beach with a maximum size of 5 acres can be divided into up to 10 lots, with each lot required to be at least 600 square feet.
What is the size limitation for the new units?
The maximum size for new homes built under SB-684 is limited to 1,750 square feet.
What are the setbacks?
Structures should be at least 4 feet away from the side and rear property boundaries.
What is the parking requirement under SB-684?
Each unit in Hermosa Beach should provide one off-street parking space unless the property is within half a mile of a major transit station or a well-served transit area.
How many units can you have on your property following SB-684 restrictions? Check your address to get an instant answer of the Development Options for your property.
Who and which properties qualify for SB-684?
Which zoning districts are eligible for SB-684?
In Hermosa Beach, SB-684 applies to areas zoned for both multi-family and vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
Senate Bill 1123 enhances SB-684 by allowing up to 10 homes to be built on vacant lots that were intended for single-family houses. This change aims to provide more affordable housing choices and create opportunities for more people to own homes in areas that once allowed only only multifamily lot.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development under SB-684. Land designated as wetlands, agricultural areas, prime farmland, or hazardous waste sites generally cannot be subdivided unless zoned for residential use or meeting state safety standards. Likewise, areas under conservation agreements or recognized as wildlife habitats are typically off-limits to protect these environments and species.
Can you build in high-risk CEQA zones?
Possibly, but with certain restrictions. In high-risk CEQA zones, construction may be allowed if specific conditions are met. In Hermosa Beach, building is not allowed in Very High Fire Severity Zones as marked on state maps or by the Department of Forestry and Fire Protection. Additionally, construction near active earthquake fault lines is restricted unless strict safety measures are followed.
For flood zones, development is only allowed if it adheres to floodplain management guidelines or federal flood control regulations. Projects within floodways require no-rise certification to confirm they won’t elevate flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits the demolition of affordable housing units. Projects should ensure that they do not remove or modify housing that is protected by agreements or regulations intended to keep it affordable for low, very low, or extremely low-income individuals.
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. SB-684 prohibits projects from demolishing or altering:
- Housing units are subject to rent or price controls in Hermosa Beach.
- Homes that had tenants in the last 5 years, even if they are now vacant or 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?
Developments under SB-684 require a ministerial approval permit. This type of permit speeds up the process, allowing local officials to review projects based on clear guidelines without needing public hearings or additional reviews. If a project meets specific conditions, such as the number of units and zoning rules, it can be approved more quickly.
What are objective standards?
Objective standards are specific guidelines set by local authorities for building and designing homes. They include details on zoning, lot sizes, and design elements. These standards aim to be clear and manageable, allowing projects to meet density goals without needing extra setbacks or more parking spaces.
How much does the permit cost?
The cost of permits for Planning and Building varies based on the number of lots and houses you want to build. Beginning on May 20, 2024, a new law (Senate Bill SB-937) will allow builders to postpone certain fee payments until they get their occupancy certificate. This adjustment is designed to reduce upfront expenses, helping more projects stay on track financially and be successful.
What are the steps to get the permits?
To secure permits under SB-684 in Hermosa Beach, take these steps:
- Check Eligibility
Verify that the property is properly zoned, less than 5 acres in size, and meets all requirements.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
Apply for a tentative map, specifying that it is for SB-684. - Review Process
City officials in Hermosa Beach will review the application within 60 days. If it is denied, you will receive feedback. If there is no response within 60 days, the application will be considered automatically approved. - Apply for Final Map Approval
Once the tentative map is approved, apply for final map approval. - Apply for Building Permits
Apply for building permits before the final map is officially recorded, provided specific conditions are met. - Meet Approval Conditions
Complete all required conditions and then 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 Hermosa Beach City?
In Hermosa Beach, SB-684 and SB-9 have different effects on unit sizes, setbacks, lot sizes, density, and development areas. This comparison outlines how each law impacts these aspects and their influence 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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