As most of the Palisades is being cleared of debris, rebuilding process is starting. Personally, I’ve submitted my plans and I’ve found it’s equally frustrating as before. If anything, because things are so fluid and the authorities are still figuring out how to interpret the Executive Orders, we are all working through it together. Please make sure that you get your FSO (Final Sign Off) from the LA County of Public Works, you’ll need this to get your final permit signoff. USACE is pretty quick on submitting their forms after clearance, but Public Works is having difficulties process them. Here’s the Public Works number: 844.347.3332
Crest RE Webinar
Crest Real Estate hosted their rebuild webinar #2 regarding LADBS interpretations of Mayor’s EO#1. HERE is the link to the recording.
A few things that came out of the meeting are :
1.LADBS is no longer focused on the square footage, they are focused on footprint and height. You can expand upon 110% of the footprint (including 2nd floor overhang) and 110% of the existing height. Please note that this differs from the Tax Assessor’s interpretation. Tax Assessor is still basing their reassessment on 110% of s.f. or 120% value of pre and post fire.
2.What is determined as an “Eligible Project” - Fire damage, Same use, 110% + ADU
3. Garages - A detached garage can be converted to an attached garage, but this would count towards the allowable 10% expansion. A detached garage can also be rebuilt as an ADU and expanded upon within the same 110% eligible project thresholds.
4. ADUs - New attached and detached ADUs are allowed. New attached and detached ADUs are not counted against the 110% footprint limit. Please note the bluff setbacks: 10feet from canyon bluff, 25 feet from coastal bluff, a coastal analysis is required by license engineer/geologist.
5. Hillside Ordinance is suspended for Eligible Projects. No street dedication or improvement, except noted on this map, However, you will need to check the BOE Map if your project is on the foundation and setback from street centerline. HERE is the map.
6. For Eligible Projects, no City Planning clearances or review is required. They may advise on bluff analysis for ADUs.
7. Mello act will be triggered if the existing building is to be replace with three or more units, or if proposed building is three or more units.
8. SB8 is suspended for projects to repair, restore, demolish or replace units damaged or destroyed and replacement units would not be required. However, a qualified tenants have the first right of refusal for comparable rebuilt units at an affordable rate if determined to qualify as lower income. Therefore the unit itself would not be an affordable unit, but the tenant who is of low income can obtain an affordable rent.
9. RSO still applies under two conditions: The residential property being replace by the project was subject to the RSO, and if the project is completed and any rental units are offered for rent within 5 years after the date the residential property being replaced were damaged, destroyed, or demolished by or as a result of the LA area fires.
OPEN QUESTIONS:
Can basements within the footprint of the original building be added to an elegible project?
How is height being measure for the 10% expansion of an eligible project?
How is floor area limited for eligible projects, if at all
Does the Building Footprint need to maintain the original shape + 10%, or can the shape be modified as long as the building footprint complies within the 110% and “substantially in the same location” provisions?
What is the procedure for reviewing Bluff Analysis for ADU’s in the Coastal Zone.
ZONES WHERE YOU WILL HAVE TO PROVIDE A GEOLOGY AND SOILS REPORT
LADBS also issued a MEMO on geologic and geotechnical considerations for rebuilding in the Palisades Fire area on April 15, 2025. Most of the Palisades are exempt, but according to this map many areas are still required.
DETOX YOUR GARDEN SOIL
Here are some useful articles to detox your soil with wildflowers:
5 Amazing Plants That Cleanse and Detox Your Garden Soil
How to fix polluted soil after L.A. fires without scraping - Los Angeles Times
Stay positive!
XO May