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Building Permit Application Process for Los Angeles Wildfire Victims Rebuilding Homes
The recent fires in Los Angeles and Ventura Counties have caused extensive damage, destroying or damaging over 12,000 structures. In response, Governor Gavin Newsom issued an executive order to expedite the rebuilding process by waiving certain regulatory requirements, including the California Environmental Quality Act (CEQA) and the California Coastal Act. This act aims to help affected communities rebuild efficiently while maintaining safety and resilience.
Provisions of Executive Order N-4-25
The executive order suspends the following regulations for eligible properties:
- California Environmental Quality Act (CEQA): Projects to repair or replace properties substantially damaged or destroyed are exempt from CEQA review.
- California Coastal Act: Permitting requirements under the Coastal Act are waived for eligible rebuilding projects within the coastal zone.
To qualify for these exemptions, projects must meet the following criteria:
- The new structure should be located in the same position as the previous one.
- The footprint and height should not exceed 110% of the original structure.
- The property should have been legally established and existed before the fire event.
Extended Price Gouging Protections
The prohibition on price gouging for building materials, housing, emergency supplies, and repair services will remain in effect until January 7, 2026, in Los Angeles County.
State Agency Involvement
The Department of Housing and Community Development (HCD), the Office of Land Use and Climate Innovation, the Office of Emergency Services, and the Department of General Services (DGS) are required to report on state permitting requirements that could impede rebuilding efforts within 30 days and update the report every 60 days.
Building Code Review
HCD, in consultation with other agencies, will review the Building Standards Code (Title 24) and recommend potential suspensions to facilitate rapid, safe, and cost-effective rebuilding within 60 days.
Expedited Local Permitting
HCD will coordinate with local governments to explore pre-approved plans and waivers to ensure all necessary permits for residential rebuilding are issued within 30 days. Reports on progress and recommendations will be provided every 60 days.
Review Process Under the Coastal Act in Pacific Palisades
Since much of the impacted area falls within the City's Coastal Zone, it is generally subject to the Coastal Act's requirements, in addition to standard building permit regulations. However, under Executive Order N-5-25 and EEO No. 1, repair, rebuilding, or restoration work for fire-damaged structures is exempt from Coastal Act permit requirements.
According to the Public Resources Code (PRC), certain projects do not require a Coastal Development Permit (CDP).
“The replacement of any structure, other than a public works facility, destroyed by a disaster. The replacement structure shall conform to applicable existing zoning requirements, shall be for the same use as the destroyed structure, shall not exceed either the floor area, height, or bulk of the destroyed structure by more than 10 percent, and shall be sited in the same location on the affected property as the destroyed structure.”
Eligible projects under PRC Section 30610(g) and EEO No. 1 may apply for a Coastal Exemption (CEX) and/or a Categorical Exclusion (CATEX). Projects proposing increases beyond 10% in floor area, height, or bulk should follow the standard Coastal Zone development requirements.
Subsequent Executive Orders
Following Executive Order N-4-25, additional orders have been issued to support the recovery process, including Executive Order N-9-25.
Types of Coastal Review
Projects in the Palisades may require different types of Coastal Review, depending on whether the work involves repair/rebuild or expansion beyond allowable limits. Applicants should consult Planning Staff to determine the appropriate review process based on project scope and location. The City of Los Angeles features Single Permit (SPJA) and Dual Permit (DPJA) Jurisdiction Areas.
Coastal Exemption (CEX):
- Eligible projects in Single Permit Jurisdiction Areas can apply for a CEX through the Department of City Planning Online Application Portal.
- The City-issued CEX is subject to a 20-working day appeal period with the California Coastal Commission (CCC).
- Dual Permit Jurisdiction projects should contact the CCC South Coast District Office for exemption applications.
Categorical Exclusion Order (CATEX):
- Projects seeking expansion beyond 10% may apply for a CATEX.
- Applicants should review the CATEX Map to confirm eligibility and submit applications through the Department of City Planning Online Application Portal.
- Compliance with Order E-79-8 is required, and the application will be forwarded to the CCC for a 10-working day review period.
Palisades Highlands Coastal Development Permit:
- Properties within Palisades Highlands are governed by Coastal Development Permit No. A-381-78.
- Applicants should follow the conditions and map exhibit associated with the permit.
Coastal Development Permit (CDP):
- Projects exceeding "Eligible Project" criteria and not qualifying for CEX, CATEX, or Highlands CDP should apply for a CDP.
- CDP applications require a public hearing and are subject to local and CCC appeal periods.
- Single Permit Jurisdiction Area projects file with the City only, while Dual Permit Jurisdiction Area projects should obtain CDPs from both the City and CCC.
Check FREE what you're allowed build on your property
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