Introduction to the Issue
As rebuilding ramps up in Pacific Palisades, Los Angeles leaders are restricting the building of duplexes on single-family-home lots. The move follows an executive order issued by Gov. Gavin Newsom that allows exemptions for the Palisades and other areas devastated by January’s Palisades and Eaton fires from Senate Bill 9. The landmark 2021 law, passed in response to the state’s housing shortage, lets property owners divide single-family-home lots and build up to four units.
Background on Senate Bill 9
In recent days, Palisades residents have raised alarms about SB 9, worrying that their historically single-family-home community would be transformed by the additional density allowed under the law and become more dangerous in the event of future fires. On Jan. 7, the chaotic evacuation amid the flames led residents to abandon their cars on Sunset Boulevard and escape on foot, forcing bulldozers to clear the road so that emergency responders could enter the area. Some 4,700 single-family homes were destroyed or severely damaged in the Palisades fire, the majority of which were in the city of Los Angeles.
Newsom’s Executive Order
Newsom’s order applies to the Palisades and parts of Malibu and Altadena — areas that burned and that are designated as “very high fire hazard severity zones” by the California Department of Forestry and Fire Protection. It mandates a weeklong pause on SB 9 projects to allow the city and county of Los Angeles and Malibu to develop restrictions. In response, L.A. Mayor Karen Bass, who alongside City Councilmember Traci Park had urged Newsom to act this week, issued an executive order blocking future SB 9 development in the Palisades.
Community Reaction
Since the fire, the prospect of greater density, including increased affordable housing, has raised tension in the neighborhood. Some of the debates have been mired in misinformation and conspiracy theories falsely asserting that the wealthy community would be rezoned for mass building of low-income apartments. But residents retain deep scars from January’s tumultuous evacuation and fear that such a situation would be even worse with a larger population, said Larry Vein, founder of wildfire recovery group Pali Strong. They also want the area to return to the predominately single-family-home neighborhood it was, he said.
Comparison with Accessory Dwelling Units (ADUs)
Officials’ push to restrict SB 9 construction stands in stark contrast to their efforts to allow more building on single-family-home lots through different means. Newsom and Bass each issued earlier executive orders to streamline permitting reviews for accessory dwelling units on single-family-home properties in burn zones. There are some practical distinctions between the two ways of adding homes. Generally, ADU law permits up to three units on a lot. SB 9 can allow four or potentially more if combined with ADU law. SB 9 units often can be larger than ADUs as well.
Data on ADU and SB 9 Projects
The Los Angeles Department of Building and Safety does not specifically track permit requests for ADUs or SB 9 projects among home rebuilds, and could not immediately verify their numbers. However, department rebuilding data analyzed by The Times includes a description of each proposed development that is supposed to note if an additional unit is planned. As of July 28, 500 homeowners had submitted permitting applications to rebuild in the Palisades, The Times’ analysis of department data found. Of those, 73 — nearly 15% — included at least one ADU, according to project descriptions. Per the descriptions, three intend to use SB 9, but that number is an undercount, said Devin Myrick, the department’s assistant deputy superintendent of building.
Reactions from Pro-Development Organizations
Some pro-development organizations are blasting the SB 9 restrictions. Matthew Lewis, a spokesperson for California YIMBY, which advocates for greater home building across the state, said that residents’ evacuation concerns are legitimate but that officials should focus on resolving that issue rather than limiting duplexes. Lewis said the proliferation of ADUs in the area’s rebuild shows that it’s not actually the potential for increased building that’s motivating the opposition. Instead, he said community groups and L.A. politicians are using that argument to thwart a law they’ve long disliked because it expressly calls for changes to single-family-home neighborhoods.
Conclusion
The decision to restrict duplexes in Pacific Palisades reflects the complex and often conflicting priorities of housing needs, community character, and safety concerns. While the move is seen as a victory for residents who fear increased density, it also raises questions about the fairness and effectiveness of such restrictions, especially when compared to the more permissive approach to ADUs. As the rebuilding efforts continue, it will be crucial to balance these competing interests and find solutions that address both the housing shortage and the concerns of the community.
FAQs
Q: What is Senate Bill 9, and how does it affect single-family-home lots?
A: Senate Bill 9 is a 2021 law that allows property owners to divide single-family-home lots and build up to four units, aiming to address the state’s housing shortage.
Q: Why are residents in Pacific Palisades opposing the implementation of SB 9?
A: Residents are concerned that the increased density allowed by SB 9 will transform their historically single-family-home community and make it more dangerous in the event of future fires.
Q: How does the restriction on SB 9 projects in Pacific Palisades compare to the approach to Accessory Dwelling Units (ADUs)?
A: While there is a restriction on SB 9 projects, there has been a more permissive approach to ADUs, with efforts to streamline permitting reviews for ADUs on single-family-home properties in burn zones.
Q: What are the potential implications of restricting SB 9 projects in areas like Pacific Palisades?
A: The restriction could limit the availability of new housing units in areas where they are needed, potentially exacerbating the housing shortage, while also reflecting community concerns about density and safety.
