Rebuilding After the Fire, Pacific Palisades
Fire rebuild projects in Pacific Palisades are never just about replacing what was lost—they’re about rebuilding thoughtfully, respecting the neighborhood, and creating homes that are better suited for long-term living.
This project on Swarthmore Avenue began with a wonderful couple who lost their home in the fire and saw the rebuild as an opportunity to create something truly special. The original house was approximately 1,000 square feet, located on a compact 2,800-square-foot lot. These small homes on small lots are a big part of what gives Los Angeles, and the Palisades in particular, its charming, walkable neighborhood character. Preserving that feeling was central to the design approach from the start.
From One Story to Two
The original home was a single-story structure, but the homeowners had long dreamed of a two-story home that could better support their lifestyle. Like every project, we began by visiting the site, meeting with the owners, and discussing their goals, priorities, and vision for the rebuild.
We started with floor plan development, carefully laying out the proposed main level and upper level. Because the lot is small, it was critical that the upper level also function as outdoor space. We introduced roof decks to support indoor-outdoor living, an essential design move on tighter Palisades lots. On the ground level, we created a larger backyard with wide patio sliders that fully open the home to the exterior, allowing the entire backyard to function as an extension of the living space.
Architecture That Feels Familiar, But Fresh
The exterior design was meant to feel homey and somewhat traditional, while still incorporating modern elements. The goal was not to overpower the neighborhood, but to design a home that feels like it belongs, both historically and architecturally, while meeting today’s standards for space, light, and functionality.
Once the floor plans were finalized and aligned with the homeowners’ expectations, we moved into exterior design and zoning analysis.
Navigating Fire Rebuild and Zoning Regulations
Although this project involved a fire-damaged site, it did not qualify as a fire-eligible rebuild under current LADBS criteria. While the new home will be approximately 1,800 square feet, over 800 square feet larger than the original size alone was not the limiting factor. The key issue was height: the original home was one story, and the new design introduced a second story.
Fire rebuild eligibility generally allows:
Up to 10% expansion of the building footprint
Up to 10% increase in building height
Placement within ±20% of the original structure’s lot depth and width
Because the project exceeded the allowable height increase, we were required to comply fully with current zoning regulations rather than fire rebuild exemptions.
This introduced additional constraints, particularly break planes and encroachment planes, which play a major role in shaping residential architecture in Los Angeles.
Fortunately, break plane requirements—which mandate a 5-foot projection every 45 feet of building length, did not apply here, as the structure is under 40 feet long. However, the encroachment plane significantly influenced the roof form and massing.
Encroachment planes work by establishing an imaginary vertical line at the setback up to 20 feet above grade, after which the plane angles inward at 45 degrees. The building must remain within this envelope. This is why hip roofs are so common in Los Angeles, they naturally comply with these angled constraints. Through careful design, we were able to meet these requirements while still achieving the homeowners’ goals.
Permitting and Approvals
After completing the design phase, we engaged our structural engineering team and began assembling a comprehensive set of construction documents for permitting. We take pride in producing plans that fully address LADBS requirements, and this project reflected that approach—the plans received only one plan correction, which is well below average for a project of this complexity.
Following initial submittal and feedback, we coordinated with:
LADBS Building & Safety
City Planning
Bureau of Engineering
One notable challenge arose with City Planning, which required a two-car garage, even though the original home, and many neighboring homes, had only one-car garages. We responded with supporting documentation, including historic street-view imagery and contextual analysis of the neighborhood. After several meetings, we were able to gain approval.
Overall, the permitting process was much smoother and faster than typical. The City has done a commendable job prioritizing fire rebuilds, and when projects are well-documented and zoning-compliant, approvals can move efficiently. While lower-cost designers may offer reduced fees, they often create longer timelines and added frustration during permitting. This project received full approval in approximately 90 days, with roughly 30 days spent awaiting engineering completion.
Looking Ahead
Construction is now underway, and the neighborhood tells a familiar Palisades story, empty lots ready for the next chapter. The homeowners were so pleased with their experience that they recommended us to their next-door neighbors, and we are now designing their home as well.
Rebuilding after a fire is never easy, but with the right team, the process can be thoughtful, efficient, and even exciting. We’re grateful to be part of restoring this neighborhood—one home at a time.
