What’s the Issue?

In a formal letter dated July 29, Park called on Governor Gavin Newsom to pause SB 9 applications in Pacific Palisades. Her reasoning? The wildfire damage from the January 2025 Palisades Fire has left the area vulnerable—and now developers are applying to rebuild under SB 9 rules, turning single-family homes into duplexes in a Very High Fire Hazard Severity Zone (VHFHSZ).

That’s not just a zoning concern. It’s a public safety issue, especially when combined with narrow streets, limited infrastructure, and constrained evacuation routes. According to Park, “opportunistic developers” are exploiting emergency rebuilding orders alongside SB 9’s streamlined approvals to fast-track multi-unit projects—without environmental review or community input.

Rebuilding vs. Redeveloping: A Fine Line

After a natural disaster, rebuilding is a right. But SB 9 changes the rules. It allows property owners to do more than just replace what was lost. They can now build more—often without much oversight.

Here’s where it gets tricky. Emergency rebuilding orders are meant to help residents recover quickly. But when those orders are paired with SB 9’s density allowances, it creates a gray area. Should disaster recovery include new development opportunities? Or should high-risk zones be exempt?

Councilmember Park is clearly in the second camp. She believes SB 9 doesn’t fit the reality of hillside neighborhoods with serious fire exposure.

Why This Matters for LA Real Estate

For homeowners and investors, this moment highlights a broader debate: Where should density happen—and where shouldn’t it?

SB 9 was designed to boost housing supply in urban areas. But applying it equally across all neighborhoods—regardless of fire risk or infrastructure—has real consequences. Coastal and hillside communities like Pacific Palisades have limited ingress and egress, older utilities, and fragile ecosystems. The rules that work in Culver City or North Hollywood may not make sense here.

We’re now seeing the growing tension between statewide housing policy and localized risk management. Traci Park’s letter is one of the strongest challenges yet to how SB 9 is being rolled out in high-risk environments.

So, What Happens Next in Duplex Projects Paused in Pacific Palisades

As of now, SB 9 is still active across California—including the Palisades. Governor Newsom hasn’t indicated whether a pause is on the table. But Park’s request could spark further conversations about zoning reform carve-outs, fire zone exceptions, or case-by-case reviews in sensitive areas.

Either way, it’s a reminder that blanket housing laws rarely fit every neighborhood equally.

Considering Property in the Palisades or Another Fire Zone?

If you’re a buyer, investor, or property owner in a high-risk area like Pacific Palisades, zoning laws and rebuild rights can get complicated—fast. Between SB 9, fire regulations, and emergency rebuilding codes, what’s allowed may not always align with what’s wise.

Want to better understand how these rules affect your lot, your rebuild potential, or your project timeline?

Let’s Talk Before You Build

We’ll walk you through SB 9, VHFHSZ codes, and whether your lot qualifies for density bonuses.
Contact us today for a strategy session.

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