Rebuilding in Pacific Palisades Moves Forward
As efforts to rebuild in Pacific Palisades gain momentum, Los Angeles officials have decided to restrict double-chain buildings to single-family home lots. This decision comes on the heels of an executive order from Gov. Gavin Newsom, who has also granted exemptions for Pacific Palisades and other areas affected by the fires in January.
Recently, residents of Pacific Palisades have raised concerns about SB 9, fearing that the relaxed density regulations could drastically change their traditionally detached home neighborhood, potentially increasing fire risks. During the chaotic evacuation on January 7, many residents were forced to flee on foot, leaving their vehicles behind, as emergency crews struggled to gain access.
Some worry that similar conditions could arise as reconstruction efforts in Pacific Palisades unfold. While permit applications for housing units have increased, there hasn’t been much public outcry against this trend so far.
Approximately 4,700 homes were either destroyed or severely damaged in the recent fires in Los Angeles. Governor Newsom’s directives specifically pertain to the Palisades as well as certain areas in Malibu and Altadena, all classified as “very high fire hazard severity zones.” A brief pause in SB 9 projects was initiated to allow local governments in Los Angeles and Malibu to create specific restrictions.
In response, Mayor Karen Bass and City Councilmember Traci Park have taken action by issuing an executive order in Pacific Palisades aimed at curbing future SB 9 developments. Bass expressed gratitude to Newsom for collaborating to bring some reassurance to residents as they begin the rebuilding process.
Expectations of increased density have loomed since the fire, enhancing tensions within the community. Some conversations have been circulating, fueling baseless theories suggesting that wealthier neighborhoods might face zoning changes to make way for low-income apartments. However, residents, like Larry Vein from the Wildfire Recovery Group, fear that a larger population could resurface painful memories from the evacuation, impacting the area they wish to restore.
“The community isn’t in favor of higher density,” Vein commented.
The contrast between city officials aiming to limit construction through SB 9 and efforts to allow additional buildings on single-family lots through other avenues is stark. Both Newsom and Bass had previously issued orders to expedite the approval of accessory dwelling units (ADUs) in the burn zone.
There are fundamental differences in how these two pathways to housing expansion operate. Generally, ADU regulations permit up to three additional units, while SB 9 can facilitate four or more, especially when combined with ADUs. Interestingly, there hasn’t been as much resistance to increasing ADU construction within the community, which has actually been embraced.
Although the Los Angeles Department of Building and Safety hasn’t specifically tracked applications for ADUs or SB 9 projects related to rebuilding, data analysis indicates that as of July 28, 500 homeowners had applied for rebuilding permits in Pacific Palisades, with nearly 15% planning at least one ADU. A few project descriptions mentioned SB 9 usage, but specific numbers remain unclear as the department continues to analyze the requests.
Homeowners often express a preference for constructing an ADU first to expedite their return to Pacific Palisades. For some, building more units under ADU laws or SB 9 offers financial advantages that could help mitigate reconstruction costs.
Residents have generally been supportive of ADUs since their development doesn’t necessarily lead to a population increase. Many see ADUs as opportunities for home offices, guesthouses, or spaces for multigenerational families. In contrast, Vein pointed out that SB 9 duplexes would inevitably double the population density.
Some development organizations are criticizing the restrictions imposed by SB 9. Matthew Lewis from California Immy stated that while residents’ concerns during evacuations are valid, a focus should be on addressing these issues rather than limiting duplex construction.
Lewis also noted that the increasing presence of ADUs in the rebuilding process shows that these options do not inherently drive opposition. Instead, he suggested that community groups and local politicians are employing evacuation fears to oppose a law they’ve long disapproved of.
Bass believes that supporting ADUs and opposing SB 9 in Pacific Palisades can coexist harmoniously, as her office indicated. It’s expected that SB 9 wouldn’t be utilized following a major wildfire, while permitting ADUs would aid homeowners in the rebuilding effort.
“The mayors who support both positions are advocating for community members as they rebuild in Pacific Palisades,” stated spokesman Zachary Seidl.
