Los Angeles County Department of Regional Planning

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Fire Rebuild/Repair Requirements FAQ

This document provides answers to commonly asked questions regarding the rebuild/repair process at the Department of Regional Planning (DRP) for structures damaged or destroyed during the recent Station Fire (2009). The Station Fire (26 August – 16 October, 2009, 160,577 acres (251 sq mi), 209 structures destroyed, including 89 homes) started in the Angeles National Forest near the U.S. Forest Service ranger station on the Angeles Crest Highway (State Highway 2). DRP is committed to assist fire victims through the process. Special situations that do not fit these general requirements will be evaluated case-by-case.

Please click here for the (Press Release - Local Assistance Centers for L.A. County Fire Victims - 09/15/2009) (PDF).

Governor Schwarzenegger Announces Opening of Local Assistance Centers for Victims of Station Fire

Governor Arnold Schwarzenegger announced the establishment of two Local Assistance Centers (LACs) in Acton and Sylmar to help victims of the Station fire in Los Angeles County. The Acton center will be open on Thursday, September 17 only. The Sylmar center will also open on Thursday, September 17 but will remain open until further notice. Both centers will provide information on state and local services to assist those who have been impacted by this event.

DRP Staff will be available to answer questions at:
Acton Location: 3748 Nickels Avenue
Acton Hours: September 17 only. Hours of operation will be from 9 a.m. to 6 p.m. (Steven Jones)
Sylmar Location: Veterans Memorial Park, 13000 Sayre Street
Sylmar Hours: September 17 and will remain open until further notice. Hours of operation are from 9 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 2 p.m. on Saturdays. The center will be closed on Sundays. DRP Staff will be here on:
Fri. 9/18: (Jaime Cuevas)
Sat. 9/19: (Steven Jones)
Mon. 9/21: (Steven Jones)
Tues-Thurs., 9/22-9/24: TBD (depending on need)

Where can I get planning information about rebuilding?

Antelope Valley Field Office
335 A East Avenue K-6
Lancaster, CA 93536
(661) 723-4475
Mon.-Wed.,Fri: 8:00 am–12:00 pm, 1:00 pm–4:30 pm
Thurs.: 8:00 am–12:00 pm
Planners:
Steven Jones .(JavaScript must be enabled to view this email address)
Todd Clark .(JavaScript must be enabled to view this email address)
Christina Carlon .(JavaScript must be enabled to view this email address)

San Gabriel Valley Field Office
125 S. Baldwin Avenue
Arcadia, CA 91007
(626) 574-0941
Mon. & Wed.: 8:00 am-12:00 pm, 1:00 pm–4:30 pm
Thurs.: 8:00 am-12:00 pm
Planner:
Jaime Cuevas .(JavaScript must be enabled to view this email address)

While the field offices above are intended to be a more convenient location for most property owners, you may also obtain information or submit applications at our downtown office.

320 W. Temple Street, Room 1360
Los Angeles, CA 90012
(213) 974-6470
Mon., Tues., Thurs.: 7:30 am- 5:30 pm
Wed.: 8:30 a.m. to 5:30 p.m.
Planner:
Alice Wong .(JavaScript must be enabled to view this email address)

What planning applications are required to rebuild/repair?

To rebuild a single-family residence or other primary structure that was legally built and conforms with all current code requirements, the following Department of Regional Planning applications are required:

• A site plan review application ($953 fee). If the building does not conform with current code requirements and any modification is requested, other applications and fees will be required. Please contact a planner for more information.
• A Certificate of Compliance ($1570) for parcels that were not created by a legal subdivision or do not already have a recorded Certificate of Compliance.

To repair a legally built one-story accessory structure, such as a garage, the following application is required:

• A Zoning Conformance Review application ($177 fee) for projects that comply with all current code requirements. If the structure does not conform with all current code requirements or any modifications or variances are requested, different applications and filing fees shall be required. Please contact a planner for detailed information.

Review and approval of your project will also be required by other agencies, including but not limited to the Department of Public Works, Department of Health Services, Fire Department, etc. Please contact these agencies directly for additional information prior to submitting your application.

How do I know if my property was created by a legal subdivision or whether a Certificate of Compliance (CofC) is required?

A planner can assist you in determining whether your property was created by a legal subdivison. You must review your Preliminary Title Report to verify whether a CofC was already recorded for your property. If not, then a CofC application is required.

Am I required to build my home in compliance with current requirements?

Yes, all structures must be built according to requirements in effect at the time of approval. Otherwise, a modification request, variance or other discretionary review may be required with additional applications and fees. In most cases, this will require a public hearing and/or notification to neighboring property owners. Please consult a planner for more information.

What if the structure was illegally built or converted?

Structures must be rebuilt or repaired to comply with all current requirements using the procedures set forth in Question 2.

Can I rebuild/repair a nonconforming structure (a structure built lawfully but no longer permitted due to changes in the zone or zoning ordinance)?

• In general, a nonconforming structure may be repaired provided the cost of reconstruction does not exceed 50% of its total market value and that the repair is started within one year of the date of damage.
• In general, for repairs exceeding 50% of the market value or for complete rebuilds, you must obtain approval for the nonconforming structure via a discretionary process such as a modification request, variance, or nonconforming review. In most cases, this will require a public hearing and/or notification to neighboring property owners. Please consult a planner for more details.

May I live in a temporary mobile home on my property?

Yes, due to the damage or destruction of your residence as caused by the Station Fire, you and your family may temporarily use a mobile home as a residence for a maximum of one year.

While in the process of rebuilding, you may also use the temporary mobile home as a residence provided you have obtained all appropriate agency approvals, including DRP approval and building permit issuance. You must comply with the following:

1. The site plan demonstrates a reasonable, practical and economically feasible means of removing the mobile home following completion of construction; and
2. The mobile home has a maximum of one dwelling unit, is a maximum width of 12 feet and has no structural attachments; and
3. The mobile home must be removed prior to the end of 12 months from the date of approval unless a conditional use permit has been obtained.

How long do I have to rebuild?

• For conforming structures, there is no deadline to rebuild. However, site plan approvals are valid for two years, plus one additional year if a time extension has been filed before the plan expiration.
• For nonconforming structures with a maximum reconstruction cost of 50% of its total market value, repair must start within one year of the date of damage.

Do you have plans on file for existing structures on my property?

The Department will do extensive research on any of the affected properties once the damage report has been completed. The files will then be available for review at the Antelope Valley or San Gabriel Field Office.

What happens if you do not have any plans on file for my property?

If your rebuild/repair complies with all current requirements, having previous plans or records on file for your property is not necessary. You will be allowed to rebuild/repair in conformance with all current regulations. Otherwise, DRP will review existing Building Permits and Assessor’s records to evaluate your application.

How can you assist me with my rebuild/repair project?

DRP is committed to expedite applications to rebuild/repair structures damaged or destroyed by the Station fire. It is our intent to expedite review within two weeks. In addition, if you need more information or assistance, a planner will be happy to schedule an individual appointment with you to discuss the application process and requirements and answer any questions you may have.

NOTE: The general information provided above may not reflect requirements for all rebuild/repair projects. Please contact a planner for detailed information about your specific situation.