Return & Rebuild
A memo by Jordan Kaplan, CEO for Douglas Emmitt to the City of Los Angeles Leaders….
Following the Palisades Fire, my staff reached out to a number of experts to solicit advice on the best way to respond to this disaster. Fortunately, during the time we were soliciting suggestions, the city and the state issued a number of executive orders that will be extremely helpful to the impacted families and businesses.
We have listed below the most important actions that can be taken by our local governments and italicized the ones that have already been achieved through the Mayor’s Emergency Executive Order #1 (“Mayor’s EO”) and the Governor’s Executive Order N-4-25 (“Governor’s EO) so that the remaining group can be assessed and hopefully implemented as soon as possible.
Streamline the Planning, Permitting, and Design Process
1) Provide Dedicated Resources & Integrated Services
Establish a special permitting center in the impacted burn area(s) with representatives from all development services departments. (Mayor’s EO sec. B1)
Establish a dedicated permit desk or portal for fire victims ("Fire Case Workers") to assist with city records, project planning numbers, and guidance throughout the process for actual property owners.
Improve online platforms to streamline submission and approval processes.
2) Fast-Track Approvals
Provide Fast-track approvals for “Eligible Projects” (Mayor’s EO sec. B4 & B5). Those Eligible Projects include those nonconforming properties being repaired or reconstructed with the same nonconforming use, yards, height, number of stories, lot area, floor area, residential floor area, residential density, loading space, parking or off-site signs as the original building, provided that the rebuilt or restored structures or facilities does not exceed 110% of the square footage, height, and bulk existing immediately prior to the Wildfires. Notwithstanding the above, the project may exceed the 110% allowance if it meets current zoning standards.
Expedite permit review (5 days or waived), building inspections (2 days or waived), and issuance of certificates of occupancy (5 days). (Mayor’s EO sec. B3a & B3b)
Allow architects and engineers to self-certify building plans or leverage third-party certifications.
Engage third-party experts to, when appropriate, supplement the building department, manage increased permit volumes, and conduct inspections. • Introduce pre-submission plan reviews to identify and resolve issues early.
Provide standardized plan templates for architects and engineers to streamline plan review.
Allow contractors to submit pre-approved flexible housing plans that bypass individual permit reviews.
3) Reduce Bureaucratic Red Tape and Streamline Regulatory Processes for Eligible Projects
Waive requirements for Coastal Commission and CEQA (Governor’s EO sec. 1).
Waive requirements for HOA and Design Review Board approvals.
Relax code upgrades for Green, LID, and ADA compliance for Eligible Projects.
Expedite or waive departmental clearances, such as grading, DOT, and urban forestry.
Allow for recreational vehicles, tiny homes, modular structures, and mobile homes on affected properties during rebuild for three years. (Mayor’s EO sec. B8)
Rebuild Community and Neighborhood Infrastructure Simultaneously
Land and Site Preparation:
Immediately assess and secure hillside integrity to prevent mudslides. Palisadian John Danhakl, owner of GeoStabilization International—the nation's largest geohazard mitigation and slope stabilization firm—is offering free, rapid preliminary assistance.
Single source hazardous waste cleanup (being provided by the EPA)
Single source debris removal (opt in through Army Corps of Engineers)
Conduct a unified survey of all lots using a single surveyor to ensure efficiency.
Perform a master soil study for all lots with a single geotechnical firm to streamline soil analysis. • Grade all lots simultaneously to reduce costs and expedite timelines.
Upgrade utilities by burying all power lines and expanding water mains and hydrants to enhance safety against future disasters.
Essential Facilities:
Reopen the schools by utilizing modular classrooms and other semi-permanent structures as needed.
Allow buildings such as medical offices, supermarkets, retail stores, and places of worship to be rebuilt with expedited permitting so that people and businesses can thrive in the area.
Eliminate Financial Barriers That Hinder Rebuilding Efforts for Eligible Properties
Waive all transfer taxes (including ULA) for a period of ten years to incentivize developers to build for-sale single family housing and for-rent multi-family housing.
Suspend or substantially reduce property taxes, without requiring an appeal, beginning the date of the fire for a period of five years or until the structure is completed, whichever is sooner, while people are rebuilding
Retain original property tax Proposition 13 basis regardless of the cost to rebuild.
Eliminate permit fees for Eligible ProjectsA memo sent to the City as a proposal for rebuilding following the Palisades/Eaton Fires.
The following groups provided input and support in the preparation of this memorandum:
Palisades Design Network 16 Westside architects collaborating resources to work with the city on rebuilding following the fire (led by Grant Kirkpatrick, founding partner of KAA Design)
Homebound Tech-enabled home builder specializing in post-disaster reconstruction (Samir Malviya, Vice President of Business)
Ceci Clarke Inc. Homebuilder in Pacific Palisades who also lost her home in the Palisades fire.
Geostabilization Intl Nation’s largest geohazard mitigation and slope stabilization firm. (John Danhakl, Managing Partner)
VVA Project Managers Nationwide company providing integrated project & cost management services (Kevin Gold, Managing Director)
Douglas Emmett Builders Large commercial construction company in Southern California and Hawaii (Robert Lutes, Senior Vice President)