Approved project with two front primary units, three ADUs (two detached, one attached), and no off street ADU parking. Inserts: Sample homes on Norwic Place before the Eaton Fire.
State housing laws designed to increase residential density are coming under scrutiny as Altadena rebuilds from the Eaton Fire.
By Rena Kurlander
In a letter to members, Altadena Heritage outlined concerns about Senate Bill 9 (SB 9) and Senate Bill 1123 (SB 1123), two state housing measures intended to expand development opportunities on land traditionally zoned for single-family homes.
According to Altadena Heritage, much of Altadena lies outside the state’s designated high and very high fire hazard severity zones, making many fire-damaged properties potentially eligible for redevelopment under these laws.
SB 9 allows property owners to add a second primary dwelling unit and, in some cases, split a lot into two parcels. SB 1123 permits up to 10 residential units on qualifying vacant single-family lots that meet specific criteria, depending on local and state review standards.
The laws have become increasingly relevant as rebuilding efforts continue. Citing permit data from EpicLA, Altadena Heritage reported that more than 200 permit applications have been filed in Altadena under SB 9 and more than 20 under SB 1123. It is unclear how these applications compare to the total number of fire-damaged properties in the area.
Several recent projects have drawn community concern, including a multi-unit development approved on Norwic Place and a five-unit residential project approved on Punahou Street. According to the Altadena Heritage letter, both are located on lots previously occupied by single-family homes destroyed in the Eaton Fire.
Altadena Heritage said the developments enabled by the laws could alter neighborhood character, strain infrastructure, and create challenges for emergency evacuation and public safety. The organization also expressed concern that some projects are being pursued by investors who purchased fire-damaged properties rather than by former residents rebuilding their homes.
Similar concerns regarding the potential impact of the laws also have been voiced by the Altadena Historical Society.
“Altadena Historical Society takes the threat of what SB9 and SB1123 pose to Altadena seriously and would like legislative solutions that protect the community’s long-standing character. We do support responsible, well-planned density. We strongly oppose any development in disaster vulnerable areas that puts our community’s character, safety, and critical infrastructure at risk, and we call on our leaders to safeguard Altadena from these harms,” said Veronica Jones, President of the Altadena Historical Society.
“SB 1090 is a good start to push back on this,” said Nic Arnzen, chair of the Altadena Town Council. “As the representative body for Altadena, we recognize there are diverse opinions and perspectives that must be considered when addressing legislation of this scope.”
At the same time, the Altadena Heritage letter acknowledged arguments from housing advocates in support of the measures, including increasing housing supply, creating opportunities for lower-income residents to remain in the community, and providing property owners with additional income that could help finance rebuilding. Housing advocates argue the laws are intended to increase supply and help rebuild housing lost in the fire.
Altadena Heritage noted that Los Angeles County has limited authority to restrict SB 9 projects because of state housing mandates. According to the letter, Los Angeles County Supervisor Kathryn Barger requested clarification from the Department of Regional Planning regarding projects that could significantly affect community character. The department’s response reportedly stated that state housing laws leave local governments with limited discretion over qualifying developments.
Regarding SB 1123, Altadena Heritage said Los Angeles County has requested guidance from the California Department of Housing and Community Development and has temporarily paused SB 1123 applications while awaiting clarification. The pause reflects ongoing uncertainty over how the law applies to fire-damaged parcels during the recovery process.
Altadena Heritage is advocating several legislative changes, including temporary disaster-related exemptions for SB 9 and SB 1123 projects, owner-occupancy requirements intended to discourage investor-driven development, density limits in disaster recovery areas, and additional protections for historic districts.
While expressing support for housing growth and what they describe as “density done sensibly,” Altadena Heritage, the Altadena Historical Society, and the Altadena Town Council each have raised concerns about the application of SB 1123 to wildfire-damaged vacant lots. The organizations also call for additional safeguards for SB 9 projects during Altadena’s recovery.
The Altadena Town Council will hold an emergency community meeting on Wednesday, June 24, from 7:00 pm to 9:00 pm to discuss rebuilding issues facing the community. The meeting will take place at The Collaboratory, 540 W. Woodbury Road.
Leave a Reply