Mayor Bass Issues New Executive Actions to Further Streamline Palisades Rebuilding

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Two New Executive Actions Will Waive Local Rebuilding Requirements and Establish Virtual Library of Pre-Approved Building Designs for Resident Use

Debris Removal Over 85% Complete; Nearly 300 Rebuilding Plans Approved

LOS ANGELES – Just over six months since the start of the devastating January wildfires, Los Angeles Mayor Karen Bass today issued two new executive actions to expedite the rebuilding process in Pacific Palisades: 

• Emergency Executive Order 8 will further streamline the permitting process for those seeking to rebuild beyond 110% to align with California Governor Gavin Newsom’s recent order, including an expansion of the scope of single-family home projects eligible for the State's emergency suspension of CEQA and the California Coastal Act. 
• Executive Directive 13 will launch a pre-approved standard plan pilot program for single-family homes, creating a public-facing, virtual library of pre-approved, code-compliant designs to fast-track rebuild projects. 

Additionally, the City will issue an open call to architects and building professionals to submit their designs for City pre-approval and inclusion in the virtual library, which will continue to grow over time.

“While our recovery is on track to be the fastest in modern California history, I know that nothing will erase the unimaginable pain and loss that the Palisades community has endured,” said Mayor Karen Bass. “With debris removal months ahead of expectations, construction underway, and new action taken today to further streamline the rebuilding process, we continue to push forward in our all out effort to get families home.”

In alignment with Governor Gavin Newsom’s recent order, Emergency Executive Order 8 ensures everyone looking to rebuild – including those seeking to build a home that’s different than what they had before or to expand or redesign their home – benefit from the same streamlined process as those building like-for-like, as established in Emergency Executive Order 1 that Mayor Bass signed less than a week after the start of the wildfires. 

Emergency Executive Order 8 waives local Coastal Act review processes as long as common sense streamlined environmental protections are in place, providing an expanded pathway for the rebuilding of single-family homes in the Coastal Zone that do not qualify as like-for-like, but comply with underlying zoning. These local waivers will simplify the review processes for rebuilding single-family homes in the Palisades, particularly in its Coastal areas.

Months ahead of expectations, more than 85% of residential properties in the City of L.A. that were destroyed by the Palisades Fire have been cleared of debris and have received final sign off, a required step in the rebuilding process. Nearly 300 plans for projects relating to rebuilding in the Palisades have been approved. The first permit was issued 57 days after the start of the wildfires, more than twice as fast as permits were issued after the devastating Camp and Woolsey Fires. 

Read the full executive actions below.

EMERGENCY EXECUTIVE ORDER NO. 8

AND 

PARTIALLY REVISED EMERGENCY EXECUTIVE ORDER NO. 1

Return and Rebuild

Issue Date: July 23, 2025

Subject:  Expanding Pathways for Expedited Residential Rebuilding

INTRODUCTION

On March 18, 2025, I issued a revised Emergency Executive Order 1 (EO1) to aid in the community rebuilding and recovery efforts in the aftermath of the Wildfires of January 2025. EO1 provided a streamlined path for rebuilding of "like-for-like" Eligible Projects. In addition, EO1 provided general rebuilding and reconstruction rules for the rebuilding of all structures damaged or destroyed by the Wildfires.

On July 7th, 2025, the Governor signed Executive Order N-29-25 to expand the scope of projects eligible for the State's emergency suspension of CEQA and the California Coastal Act (Coastal Act), previously detailed in Executive Orders N-20-25 and N-4-25. The scope of projects was expanded to include the rebuilding of single-family residential structures damaged or destroyed by the Wildfires that are not “like-for-like” but nonetheless comply with local zoning.

Consistent with the Governor’s latest order, this Emergency Executive Order No. 8 (EO8) is intended to provide expanded local streamlining for zoning-compliant non "like-for-like" single-family residential projects that are seeking to rebuild structures damaged or destroyed by the Wildfires within the Coastal Zone. This Order should be read in a manner consistent with, and intended to implement to the fullest extent possible, the Governor’s Executive Order No. N-29-25.

This order also revises parts of EO1 by updating the “General Rebuilding and Reconstruction Rules”. 

Therefore, to provide an expanded streamlined path for the rebuilding of the City of Los Angeles' fire-devastated coastal communities, pursuant to City Charter Section 231, subsection (i), and under the provisions of the Los Angeles Administrative Code Section 8.29 that authorize me to promulgate, issue and enforce emergency rules, regulations, orders, and directives, I hereby declare the following order to be necessary for the protection of life and property and I hereby order, effective immediately, that:

A. Eligible EO8 Projects 

1. Qualification and Review Rules for Eligible EO8 Projects

   A project that meets the definition of an “Eligible EO8 Project” as defined in subparagraph a, below, shall be exempt from certain procedures and standards in the Los Angeles Municipal Code (LAMC) as provided in subparagraph b, below. A project that does not meet the definition of an Eligible EO8 Project shall be subject to all applicable requirements of the LAMC, and any plan, policy, or guideline adopted pursuant to the LAMC, subject to Paragraph B.1. A project that does not meet the definition of an Eligible EO8 Project might meet the requirements of EO1. 

   1. Definitions. The following definitions shall be used for purposes of this Order.
      1. “Eligible EO8 Project” shall mean a project that meets all of the following criteria:
         1. The project is a single-family residential project, including new accessory structures and supportive infrastructure, such as foundation systems, utilities, and driveways, and any other supportive infrastructure necessary to construct, install, or use the single-family residential building and related structures and facilities;
         2. The project is to repair, restore, demolish, or replace property or facilities substantially damaged or destroyed by the Wildfires;
         3. The project complies with all objective zoning standards in Chapter 1 of the LAMC and complies with the following height requirements: 
            1. Height. Non-hillside R1 properties in the Coastal Zone shall follow the R1 height requirements of LAMC 12.21.1 for a Lot in Height District 1 that is not located in a Hillside Area or Coastal Zone. 
         4. The project is located within the Coastal Zone;
         5. The project replaces the same number of units that existed at the time of the Wildfire, with the exception of a new accessory dwelling unit (ADU); 
         6. The project does not include any lot consolidation, subdivision, or lot line adjustment;
         7. The project is built at least 10 feet from a canyon bluff or 25 feet from a coastal bluff;
         8. The project complies with any and all Environmental Protection Measures (EPMs) adopted by the Director of Planning pursuant to subparagraph c of this Paragraph 1, and the project will not have a significant impact to biological resources; and 
         9. The project obtains building permits for repair or reconstruction within seven years from issuance of EO8; and the work is completed within three years of obtaining building permits; unless the applicable deadline(s) are extended by a subsequent order or Council resolution. 
      2. “Wildfires” shall mean, individually or collectively, the Palisades, Hurst, Kenneth, Archer, and Sunset Fires that occurred in January 2025, in whole or in part within the City of Los Angeles.
   2. Project Review Provisions. The project review of Eligible EO8 Projects shall be as follows: 
      1. The project is not subject to any requirement to obtain a discretionary permit under the LAMC for purposes of complying with the Coastal Act, including but not limited to requirements set forth in LAMC Chapter 1, Sections 12.20.2 and 12.20.2.1 and LAMC Chapter 1A, Section 13B.9;
      2. An Eligible EO8 Project may include a new ADU approved pursuant to EO1; and
      3. All other ministerial or discretionary processes in the LAMC that are not otherwise addressed in paragraph B.1, below, are required. 
   3. Environmental Protection Measures. Pursuant to the procedures established in LAMC Section 11.5.15, the Director of Planning shall prepare and adopt EPMs to protect biological resources from any project approved under EO8. For purposes of EO8, “biological resources” shall mean candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 commencing with Section 1900) of Division 2 of the Fish and Game Code).

B. Partial Revisions to Emergency Executive Order No. 1

1. General Rebuilding and Reconstruction Rules. Paragraph 4 in EO1 (General Rebuilding and Reconstruction Rules) is replaced in its entirety with the following:
   1. Expedited Permit Review: I further direct all applicable City departments to conduct and conclude all of the City's initial building permitting reviews required for reconstruction projects that are on a site with a structure substantially damaged or destroyed by the Wildfires, and to complete all appropriate reviews for such projects within 30 days following the submission of a complete application, subject to and consistent with the California Coastal Act (Division 20 of the Public Resources Code, commencing with section 30000), as applicable. To the extent practicable, all required reviews and approvals shall be conducted simultaneously, not sequentially, by all City Departments so as to meet the time periods specified in this paragraph.
      1. Inspections by the Department of Building and Safety shall be conducted within two business days of a submitted request. 
      2. I further direct all applicable City Departments to process clearances and utility releases related to building permit applications, certificates of occupancy, or temporary certificates of occupancy within five business days for all rebuild projects.
      3. Nothing in this subparagraph a. is intended to change timelines for review and approval of discretionary entitlements by the City Planning Department under LAMC Chapter I or Chapter 1A.
   2. Public Works Review. For any reconstruction project that is on a site with a structure substantially damaged or destroyed by the Wildfires but that does not qualify as Eligible Projects in EO1, Public Works review set forth in LAMC Sections 46.00 through 46.06 and 62.161 through 62.162 are exempt from otherwise required discretionary processes, including but not limited to noticing, hearings, findings, and appeals. Applicable clearances, department reviews, fees, and tree replacements shall be required, and shall be reviewed through a ministerial administrative process.
   3. Mello Act. Consistent with the Governor’s Executive Order, projects to repair, restore, demolish, or replace any residential structure substantially damaged or destroyed as a result of this emergency shall not be deemed "conversion or demolition of existing residential dwelling units" or construction of a "new housing development" if the repaired, restored, or replacement structure contains the same number of dwelling units as the structure that existed immediately prior to the emergency, plus any allowable accessory dwelling units.
   4. Resident Protection Ordinance. Notwithstanding Ordinance No. 188,481, a project to repair, restore, demolish or replace any residential dwelling units substantially damaged or destroyed by the Wildfire shall not be required to provide replacement housing greater than that required under paragraph 9 of the Governor’s Executive Order No. N-20-25. The City Planning Department and the Housing Department shall prepare guidelines to implement the Governor’s Order and this subparagraph.
   5. Replacement Unit Determination. A Replacement Unit Determination (RUD) on sites damaged or destroyed by the Wildfires shall be reviewed by the Los Angeles Housing Department concurrently with an application to the Department of City Planning. A completed and issued RUD shall not be required prior to the project filing and application with the Department of City Planning. 
   6. Hillside Street Access. For any single-family residential project which complies with all objective zoning standards, including those single-family projects outside of the Coastal Zone, the project shall not be subject to the provisions of LAMC Section 12.21 C.10(i). 
   7. Encroachments. Neither the footing nor any portion of the replacement building or reconstruction shall encroach into any area designated within the applicable street width standard, as determined by the City Engineer.
   8. Haul Routes. For any single-family project which complies with all objective zoning standards, including those single-family projects outside of the Coastal Zone, a haul route approval shall be approved ministerially and shall be exempt from any discretionary approval processes, including but not limited to noticing, hearings, findings, and appeals.
   9. Front Yard Setback. If a prevailing setback existed prior to the Wildfire, a single-family residential project may utilize such prevailing setback to establish the front yard setback. Prevailing setback shall be calculated and applied to lots subject to the prevailing setback provisions as outlined in the Zoning Code. 
   10. Notification and Posting. For any single-family residential project which complies with all objective zoning standards, the project shall not be subject to the mailed written notice provisions of LAMC Section 91.106.4.6. Notwithstanding the foregoing, on-site posting, pursuant to LAMC Section 91.106.4.6.2, of a notice of the permit application on the property at which the construction or grading will occur shall continue to be required.
   11. Low Impact Development. Low Impact Development (LID) requirements are suspended for single-family residential projects that replace a single-family dwelling built prior to September 2, 2002 that was damaged or destroyed by the Wildfire.
       1. LID review for projects where such requirements continue to apply may be conducted pursuant to Emergency Executive Order No. 6, Self Certification Pilot Program. LADBS, in collaboration with the Department of Public Works, Bureau of Sanitation, may issue guidelines specific to the implementation of LID review within the Self Certification Pilot Program.
2. Demolition Permits and Historic-Cultural Monuments. Paragraph 6 of EO1 does not apply to the demolition of a Historic-Cultural Monument.

C. Department Reports and Guidelines

1. Clearances. All departments and bureaus listed below shall report back to my Office within 3 working days with recommendations on what permit clearances can reasonably be waived for all single-family residential projects, as well as what clearances that are currently required prior to issuance of a permit could instead be deferred to be required prior to issuance of a certificate of occupancy and/or temporary certificate of occupancy. 
   1. Department of City Planning
   2. Department of Building and Safety
   3. Department of Transportation
   4. Department of Water and Power
   5. Los Angeles Fire Department
   6. Los Angeles Housing Department
   7. Department of Public Works
      1. Bureau of Engineering
      2. Bureau of Sanitation
      3. Bureau of Street Services - Urban Forestry Division
      4. Bureau of Contract Administration
2. Implementation Guidelines: The Department of City Planning, the Department of Building and Safety, and other City Departments as applicable, shall issue guidelines within 10 days to implement this Order, in consultation with the Mayor’s Office. Implementation guidelines may be amended and updated from time to time, as may be necessary.

EXECUTIVE DIRECTIVE NO. 13

Issue Date: July 23, 2025

Subject: Accelerating Rebuilding through a Pre-Approved Standard Plan Pilot Program

In the aftermath of the devastating January 2025 Wildfires, rebuilding efforts are well underway for a growing number of residents. Still, some residents remain daunted by the complexity and cost of designing and constructing a new home. It is incumbent on the City to provide the resources and tools necessary to support our impacted neighbors, and look for ways to streamline processes and reduce costs. 

To that end, the City of Los Angeles shall establish its first Pre-Approved Standard Plan Pilot Program. Initially limited to single-family homes, this pilot program will further the City’s commitment to expediting the permitting process and promoting rebuilding through the development of a public-facing virtual library of pre-approved, code-compliant building designs. Additionally, the City will issue an open call to architects and building professionals to submit their designs for City pre-approval and inclusion in the virtual library. 

Now is the time to remove barriers, accelerate progress, and ensure that every Angeleno has a clear path towards rebuilding their home. By reducing both permitting timelines and design costs, this program will provide a faster, more affordable pathway to recovery for Angelenos impacted by the wildfires. 

Therefore, I hereby direct that:

1. The Department of Building and Safety and the Department of City Planning in coordination with the Mayor’s Office of Business and Economic Development to design and implement a Pre-Approved Standard Plan Pilot Program within 30 days of this directive, ensuring alignment with all related wildfire recovery, and rebuilding efforts.
2. The Department of Building and Safety, in coordination with the Department of City Planning and the Mayor’s Office of Business and Economic Development, shall issue an open call and solicitation to the architectural and residential development sectors within 30 days of this directive. The open call and subsequent design catalogue shall include the following components:
3. An online Submission Portal to launch the program. Applicants should be able to track the progress of their submission through a Standard Plan ID and have access to a downloadable plan book outlining the program requirements.
4. Develop and establish an interactive dashboard that showcases the pre-approved standard plans, and other necessary information pertinent to the rebuild process.