Clarification on the 110% Rebuilding Threshold and Expedited Plan Check

As the Palisades community begins the critical process of rebuilding after the recent fires, it is vital that everyone involved—architects, agents, builders, and homeowners—has accurate information regarding the rebuilding process and how the City of Los Angeles Building Department’s expedited plan check procedures work. There is widespread misinformation regarding the 110% threshold of the prior home size, which we would like to clarify.

This update is specific to the City of LA, and does not apply to LA County or Malibu parcels.

Key Clarifications Regarding the 110% Threshold

All fire rebuild projects, regardless of size, qualify for expedited plan check. Projects under 110% of the original home size are expected to take roughly 3 months, while larger projects are expected to take 4-5 months. These timelines are estimates subject to change as more projects enter the review process.

1. Coastal Zone, Not in a Categorical Exclusion Overlay

Who is affected: Exceeding the 110% limitation has the most significant impact on a small subset of properties in the Palisades, primarily those located directly on coastal bluffs.

Why it matters: Projects exceeding 110% on these properties require a full Coastal Development Permit, which is very time-consuming. Staying within 110% of the original home size helps these specific properties avoid the extended review timeline.

2. Properties Within Coastal Zone but in a Categorical Exclusion Overlay

Zoning allowances: Owners can rebuild beyond 110% of the original home size, up to full zoning code allowances, without sacrificing an expedited city review or requiring a full Coastal Development Permit in most cases.

Expedited process: These projects are subject only to a 2-3 month coastal exemption process called a Categorical Exclusion, which is fast and efficient.

3. Properties Outside Coastal Jurisdiction

Majority of properties: Over 50% of the homes destroyed in the Palisades fall outside the Coastal Zone.

Maximum flexibility: These properties can fully utilize the maximum zoning allowances without adhering to the 110% limitation while still benefiting from the expedited plan check process.

Common Concerns and Clarifications

Loss of Certain Exemptions

Exceeding 110% may lead to the loss of exemptions from certain regulations which will be waived for projects below the 110% threshold. The city is in the process of determining which regulations this will apply to.

Some concerns exist regarding natural gas line availability; however, we are optimistic that this issue will be resolved soon and that there are alternate strategies available to maintain gas connection for most properties with proper up-front strategic planning.

Economic Considerations: For many homeowners, restricting rebuilding to 110% of the previous structure is simply not economically viable. Utilization of the full zoning code floor area allowance allows for a more practical and financially sound rebuild in many cases.

Why This Information Is Crucial

Informed Decision-Making: Homeowners and professionals must fully understand their rights to build within the zoning code. Limiting projects unnecessarily could lead to suboptimal outcomes both financially and functionally.

Dispelling Misinformation: A significant number of stakeholders incorrectly believe the 110% threshold is a hard cap with severe consequences. In reality, for the vast majority of properties, it is not a restrictive barrier and the benefits of increased floor area will often outweigh the impacts of exceeding this threshold.

Call to Action

Please share this information with your networks—fellow architects, agents, builders, and homeowners. Knowledge is the key to rebuilding the Palisades stronger and better. Misunderstanding the 110% rule should not delay or restrict the community’s ability to recover.

For questions or personalized guidance, contact Crest Real Estate. We are here to help navigate these regulations and ensure a smooth rebuilding process.

From the Desks of;

Jason & Steven Somers