Rebuild Options

These are the basic options as we see it. Of course there may be more or variants.

There is a silver lining in that whatever is built back will be incredibly comfortable (new home energy performance Title 24 is excellent), the new house will be structurally way more sound, and the current code especially in Very High Severity Fire Zones (VHSFV) calls out for fire resistant materials way better than the old codes your homes were originally constructed with. Your homes were as resilient as the weakest link. These will be totally new, so hopefully there is some piece mind with that.

In all of these options the Building Department is presenting 2 permitting tracks. If you build less than 110% of the existing permitted square footage then the permits will be expedited. Meaning…1-2 months? (remains to be seen). You will also be permitted any “Existing, Non-conforming” elements, meaning parts of your house than were permitted way back when, but not allowed by code now can stay. Stay under 110% and you will remain grandfathered.

If you exceed 110% then everything will need to follow current zoning code and you will go into the typical permitting process. This is not a deal breaker. Everything about construction takes time. However our recent experience with the County is 3-5 months (for no particular reason. They are just slow, opaque and a bit dysfunctional). LA city is much faster and transparent at 2-3 months. These speeds are real. If anyone tells you different, be prepared to be disappointed.

 
 

Janes cottage

Build Back (Similar)

Building back very similar to what you had has a few advantages:

  1. You liked what you had, so try to get it back. The permitting will be expedited within the 110% of existing square footage. There is a better chance your insurance will cover more.

  2. If you can provide your architect/designer with documents then a lot of the drawing and design can be done by a draftsperson/ as-built company. They can assembly .dwg (cad) drawings cheaply: plans, elevations, a roof plan and a 3D model (revit or sketchup) as a starting point, getting you half way towards a permit set.

  3. The architect/designer will spend less time drafting and less time designing. With the base cad drawings they can still make modifications to the interior, elevations, and possibly add a bit. The 3D model can help you visualize quickly and you can get into the fun aspects of seeing materials and spaces take form.

  4. For historic homes or houses originally designed as a tract, think the Jane’s, the community already is preparing a resource of materials, details and finishes that will be a shared resource. This will be true for many other neighborhoods as well. Please introduce us!

  5. Furthering on this idea contractors can share resources for specific elements potentially lowering costs and time. Depending on a few factors its conceivable that additional elements such as engineering and design details can also be shared collectively.

  6. Utilities will most likely be relocated in similar locations. Depending on the survival of these elements: supply water lines, sewer/waste lines, and gas lines may be salvageable and costly new trenching, metering, or pipe resizing may be avoided.

  7. This modest approach may keep the greedy little hands of government and utility companies away because the design is “existing and grandfathered”. If you had conditions that were permitted way back when but not to current zoning code: this is called, “Existing, Non-conforming”, then you will most likely be able to keep that. Or at least have a very solid argument.

  8. Un-permitted additions? Who knows if you will be able to claim that…It will be a fight. But at least with this approach you can cloak yourself potentially behind other documents like Assessor’s records and tangential closed permits that can form an argument of that square footage’s acceptance.

Catalog approach

Build Back (Different)

Building back different but still under 110% of existing has advantages as well:

  1. You can rethink your original house! Perhaps the perimeter can more or less stay the same, but you want a different elevation? Maybe it’s a new style and look? Ok that’s great! You can rethink the footprint as well so long as it stays under the 110% of the original permitted recorded square footage. Building Dept. record, not Assessor’s or MLS.

  2. This approach will require more design and work on the side of the architect/designer and as such will cost more than Build Back (Similar.) Because design is involved we highly recommend if you do this approach, you hire someone experienced and with design skills. But you can also get more out of a new approach. Up to you!

  3. You may encounter a more traditional architect/ owner agreement with this approach. This means a percentage of construction cost. Typically 10-20%. The design is unknown, you may ask for a lot of options, this potentially costs more.

  4. There is a movement to prepare pre-designed plans/ elevations out of a catalogue similar to the Sears catalogue. Many of your homes may have had their genesis as Sears homes. Pretty cool. They are called The Foothill Catalogue, check them out.

  5. This or any other purchased plan approaches may eliminate a lot of design costs if owners can paint within the lines when it comes to altering. This approach may lower construction costs if the same contractor is used as well. These catalogue plans will still require a set of permit ready design documents drawn for your site, as well as Title 24 and structural engineering. Make sure this all is included in your agreement. This is true for all permit ready designs. And if the plan exceeds 110% of your existing permitted plans then it will not be expedited.

  6. Because you are still building back “Like for Like”, meaning under 110% of the recorded permitted square footage you will be expedited and should be able to maintain any “Existing, Non-conforming” aspects of your original house. For instance if your house was within the setback or had other elements not in the current code (CRC). We are also uncertain and so will probably the building department. Will fireplaces be allowed? How about gas appliances? These are all hampered under current code, but will they be allowed within the “Like for Like” designation as grandfathered even when you change the design/footprint? Please answer if you know.

House + ADU

a New Vision

This is an opportunity to rethink it all. The value of your property in many ways is your land. They aren’t making more of that in California. You have dome seed money with insurance, perhaps you always though about knowing it down. Now may be your moment?

  1. There is a good chance you will go over the 110% “Like for Like” and be guided into a typical permitting process.

  2. Similar to Build Back (Different) this approach will require more design and work on the side of the architect/designer. Again we recommend you work with someone experienced with a strong set of design skills and previous work on local projects with the local permitting agencies. You should have a clear idea of any overarching regulatory agencies before you embark on this process. This may include the Coastal Commission (if in the Palisades), Historical or Specific Plan overlays. These will take time. Also any “Existing, Non-conforming” elements of the original house will not be allowed and your new design will need to conform to current zoning rules and CA Residential Building (CRC) codes.

  3. But the current CA zoning rules allow for a lot. Most likely a lot more than your original house. Depending on your zoning overlay you will be able to maximize the square footage related to your lot size (FAR), you can build up to the height restriction of your zone.

  4. Depending on your zone: for Single Family zones residences you can build up to 3 units with a Primary structure, detached or attached ADU, and JADU. If your lot is zoned for multifamily then this can be more. CA needs housing options and has recently changed the rules to allow for this. These new options allow for more flexibility of use of your property. A second or third address can be rented, house a relative, still function as a pool house or tinkerer/ artist/ office studio and provide flexibility over time as your own family needs change over time, allowing you to potentially own your property for longer.

  5. The ADU and JADU options can be added later. In this way you may consider building within the “Like for Like” on the primary home and then add something like a new ADU later. Just make sure the primary home is designed with this in mind as many of the original CA house plans are front yard oriented and these backyard additions want to reorient your primary home towards the back. Care should also be considered in creating the primary house that this second or third address have spatial and access separation. If you rent or house a family member you will want them to get to the unit and have within that unit privacy separation away from the main house. No small feat.

  6. Work with a professional and they can help you visualize (literally using 3D modeling and rendering) your property as an investment and suggest how it can be used over time.