Hidden Hills
Everything You Need to Know About SB-684 Development in Hidden Hills
Building several homes on one property has become easier with California's updated housing policies. The new rules speed up approvals and allow developers to postpone some payments until the construction is finished. SB-684 supports smaller housing projects, such as low-rise apartments, by making it simpler to approve developments with up to 10 units on lots smaller than 5 acres. Starting July 1, 2024, cities like Hidden Hills will begin processing applications under this law, opening the door for more urban growth. The aim is to convert qualifying properties into affordable housing, offering flexible choices for renting or selling in sought-after locations.
What is SB-684 and how does it affect properties in Hidden Hills?
SB-684, also known as Senate Bill 684, streamlines the approval process for smaller housing developments in California, specifically for projects with up to 10 units on urban parcels smaller than 5 acres. In Hidden Hills, local authorities are required to approve these projects within 60 days, eliminating the need for public hearings and detailed reviews. This law also exempts certain projects from specific regulations, including those outlined in the California Environmental Quality Act (CEQA).
What can homeowners build under SB-684 in Hidden Hills?
What are the lot limitations under SB-684?
Under SB-684, properties in Hidden Hills with a maximum size of 5 acres are allowed and 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?
New units constructed under SB-684 are limited to a maximum size of 1,750 square feet.
What are the setbacks?
Buildings should be set back at least 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
In Hidden Hills, each unit is required to include one off-street parking space, unless the property is within half a mile of a major transit stop or a well-connected 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 Hidden Hills, SB-684 applies to zoning districts designated 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 improves SB-684 by allowing the construction of up to 10 homes on empty lots designated for single-family residences. This update seeks to increase affordable housing options and create more opportunities for individuals to become homeowners in areas that previously allowed only multifamily developments.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental rules can limit development under SB-684. Properties considered wetlands, agricultural land, prime farmland, or hazardous waste sites typically cannot be divided unless they are approved for residential use or meet certain state safety standards. Areas that are protected for conservation or wildlife habitats usually also cannot be developed to protect these environments.
Can you build in high-risk CEQA zones?
It depends. In Hidden Hills, construction is prohibited in areas marked as Very High Fire Severity Zones by state maps or the Department of Forestry and Fire Protection. Building near active earthquake faults is also restricted unless strict safety standards are met. In flood zones, development is allowed only if it follows flood management guidelines or federal flood control rules. Projects in floodways need a certification to prove they won’t worsen flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 does not allow the demolition of affordable housing units. Projects should avoid demolishing or altering housing protected by agreements or regulations designed 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, current tenant rights are secured. SB-684 prohibits projects from demolishing or modifying:
- Housing units with rent or price controls in Hidden Hills.
- Homes that had tenants within the last 5 years, regardless of whether they are currently vacant or demolished.
- Properties where the Ellis Act was used to remove rental units from the market in the past 15 years.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
New projects under SB-684 require a ministerial approval permit. This type of permit simplifies the approval process by allowing local officials to evaluate projects based on predefined criteria, avoiding discretionary reviews or public hearings. Projects meeting specific conditions, such as unit count and zoning requirements, can be approved more easily.
What are objective standards?
Objective standards are specific and clear guidelines set by local authorities for building and designing homes. They cover zoning, lot sizes, and design features. These standards are designed to be straightforward and practical, helping projects achieve density goals without requiring additional setbacks or extra parking.
How much does the permit cost?
Permit fees for Planning and Building depend on how many lots and homes you plan to construct. Starting May 20, 2024, a new law (Senate Bill SB-937) will let builders delay some payments until they receive their occupancy certificate. This change aims to lower initial costs, making it easier for more projects to stay within budget and succeed.
What are the steps to get the permits?
To secure permits under SB-684 in Hidden Hills, take these steps:
- Verify Eligibility. Confirm that the property is correctly zoned, under 5 acres in size, and meets all relevant criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application. Apply for a tentative map, noting that it is for SB-684.
- Review Process. Hidden Hills city officials will review your application within 60 days. If the application is denied, feedback will be given. If there is no response within 60 days, the application will be deemed 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 all specific conditions are met.
- Fulfill Approval Conditions. Complete all required 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 Hidden Hills City?
In Hidden Hills, SB-684 and SB-9 affect unit sizes, setbacks, lot sizes, density, and development zones differently. This comparison highlights the impact of each law on these factors and their effect 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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