Rebuilding The Pacific Palisades
Introduction
While the devastation of the Los Angeles fires is overwhelming, the rebuilding process presents an opportunity to construct homes that are not only beautiful but also fire-resistant and better suited to modern living.
This blog serves as a guide for rebuilding homes in the Pacific Palisades covering site cleanup, foundations, permitting, and rebuilding incorporating expert insights from engineers and fire management specialists.
We are offering our Project Starter Services complimentary for anyone rebuilding due to the fires. Email info@famearchitects.com if you have any questions or need recommendations for contractors, debris removal, expeditors, etc.
1. Site Cleanup
Site cleanup is being done in two phases and can be handled by the EPA and the US Army Corps of Engineers or both phases can be done by a private company of your choosing:
Phase 1: Removal of Hazardous materials. This is done by the EPA, under the directorship of FEMA (The Federal Emergency Management Agency). Some properties have beeb placed on a deferred list, meaning they will be addressed later to allow FEMA to tackle simpler sites first. If you are on a deferred list and do not want to wait, you may want to use a private contractor instead of the EPA.
Phase 2: Debris Removal. After Phase 1 is complete, the Army Corps of Engineers (ACE) may be utilized to remove the debris from their site. Homeowners may opt out of using ACE and use a private contractor. However, once this is done you cannot opt back in. Therefore, if you are unsure if you will be using ACE, we recommend still opting in, this gives you the option to use ACE or use a private contractor because you can always opt out. It’s important to note that ACE is not necessarily free. They will still bill your insurance company for the debris removal costs, though they will do so at a later time. Lastly, if your property requires a meticulous approach to debris removal because, for example, you want to retain a portion of the existing home, then ACE may not be the best choice because your ability to control what is removed is less.
Private Contractors: If FEMA or ACE are not viable options, homeowners can hire private cleanup crews. However, it is crucial to select professionals with experience in wildfire debris removal - with the large number of sites needing cleaning, it has become more difficult for companies to do Phase 1 and Phase 2. Some dump sites only accept debris from official government-contracted crews, making it even more important that you choose a private contractor who knows their trade and various haul routes.
“People don’t always realize that wildfire debris isn’t just ash—it’s full of chemicals from burned plastics, treated wood, and household items. You don’t want to start building on top of that without proper remediation.”
2. Should You Reuse Your Home’s Existing Foundation?
After the site is cleaned, homeowners often face the question: Can the old foundation be reused? While it's possible to test the foundation for structural integrity, reusing it is often not the best option.
Structural Considerations
Even if a foundation appears intact, the intense heat from wildfires can compromise its structural integrity at a level not visible. Engineers can conduct core sampling to check for any weakening of the concrete, but even if the foundation seems structurally sound, it may no longer meet modern building codes. Structural codes and best practices have evolved significantly over time, and older foundations may struggle to support new fire-resistant construction techniques. If the house is 30+ years old and only the foundations remain, the foundation will need retrofitting, regardless of whether or not they were damaged.
New foundations can incorporate fire-resistant materials such as reinforced concrete and innovative designs that improve resilience against future wildfires. Slab foundations with fireproof barriers and insulation can play a crucial role in wildfire-resistant construction.
Design Considerations
Keeping an old foundation can also limit design possibilities where as rebuilding with a new foundation also allows for better site planning and design flexibility. The most critical part of any home design is the site plan and how the home is positioned and shaped on the site. If you are ostensibly building a new home, you may want the flexibility to make it what you want it to be, and not be limited by the old foundation footprint and shape.
“Even if a foundation looks fine, the intense heat from a wildfire can weaken concrete at a microscopic level. If you’re investing in rebuilding, you want a foundation that will last.”
3. Understanding Permitting and Rebuild Approvals
Navigating the permitting process is a major part of rebuilding. The City of Los Angeles offers two primary classifications for wildfire rebuilds:
Eligible (Qualifying) Rebuilds
A project is considered eligible if it follows the "like-for-like" rule, meaning there is at most A 10% increase in floor area, height, and bulk from the original structure. It does not mean the home must have the same aesthetics as the old one. Eligible Rebuilds receive the following benefits:
Exemptions from certain regulations such as the California Environmental Quality Act (CEQA) and the California Coastal Act (CCA).
Expedited permitting processes. More specifically, the initial permit drawings review will be done within 30 days.
The ability to rebuild non-conforming structures (e.g., older homes that do not meet current zoning requirements for height, stories, parking, etc.).
Exception to the new all-electric mandate, meaning gas utilities can be retained.
Non-Eligible (Non-Qualifying) Rebuilds
If a project deviates more than 110% from the original home, it is classified as non-eligible. This means the above benefits/exemptions do not apply.
The benefits of filing as an Eligible Project are not as significant as they seem:
The California Coastal Act (CCA) exemption is irrelevant for many homes in the Pacific Palisades that are not in a coastal zone.
The promise of a 30-day expedited permit review only applies to the first review. Any necessary corrections (which will take place) will require further review, without a guaranteed timeline.
Non-eligible projects will also be expedited since the city has dedicated a team to processing all fire-related rebuilds.
Non-qualifying rebuilds can still retain gas lines under fire-rebuild exceptions.
Basements cannot be added in eligible rebuilds, making a non-eligible permit more attractive for homeowners wanting this feature.
For any homeowners rebuilding the entire home, we are recommending that they do not prematurely limit themselves to the confines of the eligible rebuild (the 110% rule). For most properties in the Pacific Palisades, there are little to no benefits compared to the non-eligible route. Pursuing a non-eligible project means you have the freedom to build whatever you want on the site within the standard zoning regulations.
“The permitting process is never as straightforward as people hope. Having someone who knows the system can save you months of back-and-forth.”
4. The Bigger Picture – Why You Shouldn’t Rush the Process
In general, many clients focus too much on permitting timelines and not enough on long-term design quality. Key considerations include:
Home design matters as much as, if not more than, size. Freeing yourself from the previous footprint and shape can significantly improve the design quality and livability of the new home.
Permitting is a small part of the project. Homeowners often fixate on the permitting, but the truth is, that permitting is just one small step in a long rebuilding process.
Think about future property value. Rebuilding exactly as before may not maximize the home’s potential. If you weren’t in love with your old home, now is the time to consider a better design.
“People get so focused on getting permits fast that they don’t step back and ask: Do I even want my house to be like it was?”
5. The Role of an Architect in the Rebuild Process
Rebuilding after a wildfire is complex, and hiring an architect early on can make a significant difference, helping with:
Site planning: Ensuring the new home is positioned optimally on the lot.
Navigating permitting: Avoiding common mistakes and taking advantage of the best regulatory pathway.
Designing for the future: Creating a home that is not just a replica of the past but an improved version that meets modern needs and fire-resistant standards.
Fire-Smart Architectural Features
We can integrate elements like defensible space, ember-resistant vents, and metal roofs to significantly reduce wildfire vulnerability while enhancing overall home design. Choosing the right architect with experience in fire-resistant construction can streamline the entire rebuilding process and help homeowners make strategic decisions that will pay off in both safety and long-term value.
“A well-designed home can be both beautiful and fire-resistant—you don’t have to pick one or the other.”
Beyond Compliance—Designing for the Future
Rebuilding after a wildfire is about more than just meeting code requirements and rebuilding quickly; it’s about making choices that enhance resilience, sustainability, and long-term comfort. By carefully considering debris cleanup, foundation integrity, permitting pathways, and fire-resistant design strategies, homeowners can turn devastation into an opportunity for innovation. With the right team of architects, engineers, and builders, the rebuild process can result in homes that are not only safer but also better suited for modern living in fire-prone regions.
We are offering our Project Starter Services complimentary for anyone rebuilding due to the fires. Email info@famearchitects.com if you have any questions or need recommendations for contractors, debris removal, expeditors, etc.