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As rebuilding ramps up in Pacific Palisades, Los Angeles leaders are restricting the building of duplexes on single-family-home lots.

The move follows an executive order issued Wednesday by Gov. Gavin Newsom that allows exemptions for the Palisades and other areas devastated by January’s Palisades and Eaton fires from Senate Bill 9. The landmark 2021 law, passed in response to the state’s housing shortage, lets property owners divide single-family-home lots and build up to four units.

In recent days, Palisades residents have raised alarms about SB 9, worrying that their historically single-family-home community would be transformed by the additional density allowed under the law and become more dangerous in the event of future fires. On Jan. 7, the chaotic evacuation amid the flames led residents to abandon their cars on Sunset Boulevard and escape on foot, forcing bulldozers to clear the road so that emergency responders could enter the area.

No outcry has erupted over the addition of accessory dwelling units in the Palisades, even though they could bring similar increases in building, and have been far more common in permit applications.

Some 4,700 single-family homes were destroyed or severely damaged in the Palisades fire, the majority of which were in the city of Los Angeles.

Newsom’s order applies to the Palisades and parts of Malibu and Altadena — areas that burned and that are designated as “very high fire hazard severity zones” by the California Department of Forestry and Fire Protection. It mandates a weeklong pause on SB 9 projects to allow the city and county of Los Angeles and Malibu to develop restrictions.

In response, L.A. Mayor Karen Bass, who alongside City Councilmember Traci Park had urged Newsom to act this week, issued an executive order blocking future SB 9 development in the Palisades.

“I thank Governor Newsom for working with my office to provide some sense of solace for a community working to rebuild,” Bass said in a statement accompanying the order.

Since the fire, the prospect of greater density, including increased affordable housing, has raised tension in the neighborhood. Some of the debates have been mired in misinformation and conspiracy theories falsely asserting that the wealthy community would be rezoned for mass building of low-income apartments.

But residents retain deep scars from January’s tumultuous evacuation and fear that such a situation would be even worse with a larger population, said Larry Vein, founder of wildfire recovery group Pali Strong. They also want the area to return to the predominately single-family-home neighborhood it was, he said.

“The community does not want higher density,” Vein said.

Officials’ push to restrict SB 9 construction stands in stark contrast to their efforts to allow more building on single-family-home lots through different means.

Newsom and Bass each issued earlier executive orders to streamline permitting reviews for accessory dwelling units on single-family-home properties in burn zones.

There are some practical distinctions between the two ways of adding homes. Generally, ADU law permits up to three units on a lot. SB 9 can allow four or potentially more if combined with ADU law. SB 9 units often can be larger than ADUs as well.

Yet the possibility of increased ADU construction has not attracted the same opposition in the community; instead, data indicate that it’s been popular.

The Los Angeles Department of Building and Safety does not specifically track permit requests for ADUs or SB 9 projects among home rebuilds, and could not immediately verify their numbers. However, department rebuilding data analyzed by The Times includes a description of each proposed development that is supposed to note if an additional unit is planned.

As of July 28, 500 homeowners had submitted permitting applications to rebuild in the Palisades, The Times’ analysis of department data found. Of those, 73 — nearly 15% — included at least one ADU, according to project descriptions. Per the descriptions, three intend to use SB 9, but that number is an undercount, said Devin Myrick, the department’s assistant deputy superintendent of building. Myrick said the department was still analyzing its data to come up with the actual number of SB 9 projects.

Property owners have cited ADU construction as a way to return to the Palisades more quickly, with some planning to build an ADU before tackling their primary home. For others, the opportunity for building any additional unit, under ADU law or SB 9, provides a financial benefit that could be used to cover gaps in the cost to rebuild.

Vein said Palisades residents are friendlier to ADUs because their construction may not necessarily lead to a larger population. Many people, he said, would use an ADU to work from home, as a guesthouse or allow members of multigenerational families to have their own space. By contrast, he said, SB 9 duplexes inevitably will add people.

“You’ve just doubled the density,” he said.

Some pro-development organizations are blasting the SB 9 restrictions. Matthew Lewis, a spokesperson for California YIMBY, which advocates for greater home building across the state, said that residents’ evacuation concerns are legitimate but that officials should focus on resolving that issue rather than limiting duplexes.

Lewis said the proliferation of ADUs in the area’s rebuild shows that it’s not actually the potential for increased building that’s motivating the opposition. Instead, he said community groups and L.A. politicians are using that argument to thwart a law they’ve long disliked because it expressly calls for changes to single-family-home neighborhoods.

“What we’re talking about is a powerful constituency making enough noise to cause a suspension of laws that were duly passed by the state Legislature,” Lewis said. “That’s very concerning.”

Bass believes her backing of ADUs and opposition to SB 9 in the Palisades do not conflict, mayoral spokesperson Zachary Seidl said. SB 9 was not anticipated to be used after a major wildfire, he said, while streamlining ADU permitting assists property owners with reconstruction.

“The mayor with both of these positions is supporting community members in the Palisades rebuild,” Seidl said.

Times staff writer Doug Smith contributed to this report.

When survivors from January’s wildfires in Los Angeles County apply to rebuild their homes, their first interaction might be with a robot.

Artificial intelligence will aid city and county building officials in reviewing permit requests, an effort to speed up a process already being criticized as too slow.

“The current pace of issuing permits locally is not meeting the magnitude of the challenge we face,” Gov. Gavin Newsom said when announcing the AI deal in late April.

Some 13,000 homes were lost or severely damaged in the Eaton and Palisades fires, and many families are eager to return as fast as they can. Just eight days after the fire began and while it was still burning, the city received its first home rebuilding application in Pacific Palisades.

Wildfire recovery foundations purchased the AI permitting software, developed by Australian tech firm Archistar, and donated it to the city and county. When property owners submit applications, the software first will examine them for basic compliance with zoning and building codes, suggest corrections and provide a standardized report on the submission for human plan checkers to review.

L.A. County officials hope the software — believed to be the first large-scale use of such permitting technology nationwide after a natural disaster — will slice the time its employees now spend performing menial tasks, such as measuring building heights, counting parking spaces and calculating setbacks, said Mitch Glaser, an assistant deputy director in the county’s planning department.

“We see our planners doing things that are more impactful for our fire survivors,” Glaser said.

Disaster relief and government technology experts said they’re encouraged by the initiative. Municipal permitting is the type of highly technical, repetitive and time-consuming process that AI software could make more efficient, they said, especially as residents are expected to flood local building departments with applications to rebuild.

Still, they warned that for the AI software to be effective, the city and county would have to integrate the technology into its existing systems and quickly correct any errors in implementation. If not, the software could add more bureaucratic hurdles or narrow property owners’ options through overly rigid or incorrect code interpretations.

“This could be fabulously successful and I hope it is,” said Andrew Rumbach, a senior fellow at the Washington-based Urban Institute, where he studies disaster response. “But experimenting with technology in the context of people who’ve lost a lot is risky.”

Immediately after the fires, leaders at all levels of government pledged to waive and streamline rules for property owners to rebuild, promising that regulatory processes wouldn’t hold up residents’ return. Noting the pace of ongoing debris removal, L.A. Mayor Karen Bass has called the region’s recovery “on track to be the fastest in modern California history.” A mayoral spokesperson said that the building department is completing initial permitting reviews twice as fast as before the fire.

More than 200 Pacific Palisades property owners have submitted applications to rebuild or repair their homes, according to a Times analysis of city permitting data, with 11% approved. Last week, 24 property owners submitted applications, the highest amount since the disaster, the analysis shows.

L.A. County, which is responsible for permitting in Altadena and other unincorporated areas, has a separate system for tracking permits which the Times has not been able to independently verify. On Monday, the county listed 476 applications for zoning reviews on its data dashboard, with eight building permits approved. By Tuesday, the number of zoning reviews listed had increased to 486 while the number of building permit approvals dropped to seven.

Besides Newsom, architects, builders and homeowners have grumbled about the permitting process, expressing frustrations at what they say are confusing and inconsistent interpretations of regulations. Last week, actress Mandy Moore, whose family had multiple homes damaged or destroyed in the Eaton fire, blasted the county for “nonsensical red tape” that is making it difficult for her to rebuild.

The wildfire recovery nonprofit Steadfast LA, started by developer and former mayoral candidate Rick Caruso, took the lead on securing the Archistar software and is covering much of the up to $2-million tab for its implementation. LA Rises, the foundation started by Newsom after the fires, will pay Archistar’s $200 fee per application.

Caruso, who declined an interview request from The Times, has said that turning to AI was a no-brainer.

“Bringing AI into permitting will allow us to rebuild faster and safer, reducing costs and turning a process that can take weeks and months into one that can happen in hours or days,” Caruso said in the news release announcing the deal.

Archistar’s AI permitting software has been in development since 2018. The company has contracts with municipalities in Australia and Canada and is expanding to the United States. In the fall, after a successful pilot program in Austin, Texas, Archistar signed an agreement with the city to perform initial assessments of building projects, similar to its intended use in Los Angeles. Austin has not implemented the software yet, but city officials said they believe it could cut preliminary reviews there to one business day from 15.

Once Archistar’s program is online in L.A. County, Glaser said, officials hope it will reduce the first analysis for rebuilding projects to two or three business days from five.

It could save additional time for projects by minimizing revisions and corrections, said Zach Seidl, a Bass spokesperson.

“The biggest potential for reducing permitting time comes from improving the quality of initial plans that homeowners submit to the city,” Seidl said.

Land use consultants and architects in Los Angeles said they were happy with any technology that could hasten approvals of their projects. But they said that AI wouldn’t ease the hardest parts of the permitting process.

Architect Ken Ungar, who is working with roughly two dozen Palisades property owners who are rebuilding, said his biggest headaches come from needing multiple city departments, such as those that oversee fire safety and utilities, to sign off on a project. Applications can get stuck, he said, and even worse sometimes one department requires changes that conflict with another’s rules.

Artificial intelligence, Ungar said, “sounds great. But unless the city of L.A. changes its whole M.O. on how you get building permits, it’s not super helpful.”

The state’s Archistar deal allows the city of Malibu, where the Palisades fire destroyed more than 1,000 homes, to receive the donated software as well. Malibu officials say they’re still deciding on it, noting that the community has specialized building codes addressing development on coastal, hillside and other environmentally sensitive habitats.

Governments are right to look to technology for help in speeding up disaster permitting, Rumbach said, but they also should ensure that human plan checkers provide oversight to account for nuances in zoning and building codes.

“I hope there are people more seasoned in communicating with disaster survivors who are the face of this,” he said. “A lot of people could be frustrated because they don’t want to deal with AI. They want to deal with a person.”

Although L.A. city and county might be the first to use AI for permitting after a major disaster, experts expect the technology to become mainstream soon.

“I’m confident there is no way back,” said Sara Bertran de Lis, director of research and analytics at Johns Hopkins University’s Bloomberg Center for Government Excellence.

L.A. County expects to implement the Archistar software within six weeks after programming and testing, Glaser said. At a recent disaster recovery panel, Bass said the city will do so “in the next couple of months.”