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The recent wildfires have shaken Angelenos to their core and rightly so. I imagine it is not dissimilar from those who have experienced fires in Hawaii, other parts of California or elsewhere. Or those who suffered through hurricanes, floods, wind events or any other major natural disaster. I think this was different.

I’ve shared this story with you but for the sake of those new to the show, I’ll share it again to make a point. That point is that while wildfires in Southern California are not new, nor are earthquakes, floods, or civil unrest. The wildfire is an emerging threat that has taken decades to reach this point but has now reached year round catastrophic status. After spending a week plus watching this unfold from half the country away from Los Angeles, I find myself asking a question that probably isn’t really that original. Why is this happening over and over with very little changed. Fires in Southern California. Hurricanes in Texas and Florida. Tornados in the midwest. Flooding in the mid Atlantic and southern U.S., Because that is the natural way of things in these parts of the country. In Southern California, the Santa Ana winds are nothing new. The manner in which they spread embers is not new.  Droughts in this area are new. Much of this area is a dessert. Always has been. Earthquakes have ALWAYS been a part of the region. The question that I see so many asking is, “why does this keep happening?” For the reasons listed above. And, probably the most important reason, greed and an overwhelming urge by public officials to build more, grow faster… A few statements we should probably retire include, “we’re going to build back better” and “our thoughts and prayers are with the victims.” I believe that everyone would be better off if those who know nothing about a subject would be quiet about it. 

It was 1983, my family was living in the far Southeast corner of Chatsworth in the San Fernando Valley. As far back as you could get without being in the mountains that separated the San Fernando Valley from Simi Valley. We raised horses, Arabians. My sister showed them and I cleaned up after them. It was a crappy deal and the reason I still don’t like horses. It was a Saturday, just came back from a Pop Warner football game. By the time we smelled smoke, it was too late. I had on a pair of board shorts and cowboy boots when I made it down to the barn. Hopped on one horse, had another in tow, my sister had the same and by the time we made it to the gate, the ridge behind our house was on fire. 

My mom drove the f-350 with a four horse trailer to get the more skittish horses out and my dad stayed back to do what he could to save the structures. I rode that horse for 23 hours straight. When it was safe to return, the fire burned right up to the door. But no further. My Dad had several stories from that day, it included the car full of guys that drove up to the driveway and told him they were the owners, there to pick up their belongings. The way my dad told the story, they got out of the car, four of them and started to walk up on him. He drew his .38, informed them that ‘it was his home and he and his 6 friends we going to keep it safe.’ At which time the left.

Later that year, my father removed brush around the perimeter of the house and installed rain birds on the roof of the house and the barn. This was my first experience with anything like that. Sure, earthquakes, I have always be accustomed to those, but fires, floods, that’s different.

We now find ourselves in a state of constant emergency across California and beyond. Fires are no longer seasonal in California, nor are floods. Nor do they happen in places where they have in the past. Natural disasters are showing in the form of fires, floods, cyclones, hurricane, tornado, derecho, like the one I told you about that hit us here in Tulsa in 2023. 

I think most people have mistakenly placed their faith and hope in leaders and politicians to pass legislation and craft an organized response to natural disasters. In California, if you haven’t heard about this yet, you will. Check the show notes for a link showing Mayor Karen Bass getting peppered by a reporter about being out of the country as the fires ravaged Pacific Palisades and surrounding areas as well as cutting 17 million from the annual LA Fire Department budget. The water tanks in the Palisades were reportedly not full and it is really hard to understand how this can happen in a place like Southern California where fires are a regular occurrence.

My point is this. If you put your faith in the fire department to put out a wildfire, they can’t. If you put your faith in the police to prevent crime from impacting your life and those you love, they won’t. I believe in, and appreciate the work of our firefighters and police, I do, full stop. Fire and police are responsive not proactive. They can only react after there is something to react to. And, they are completely at the will of politicians for funding and it’s never enough. Compound this with the insurance companies refusing to write policies in areas that are prone to extreme weather events. Which is different now than it was even 5 years ago. I predict that this insurability trend will not only continue, but accelerate. In line with the acceleration of extreme weather events. I also think this is the next iteration of the residential and commercial architecture and design renaissance that began during the pandemic. Things are changing.

If you want to look to someone for help, to save you and your treasures. To fortify your personal environment. To make you as safe as possible using every proactive tool in their arsenal, someone to future proof your home, look to the designers, architects, landscape architects. Architects evaluate topography, surroundings and elevations. They can predict best paths for water to move away from the structure in cases of flooding, they specify the right materials to best defend against fire, they make structures fortresses against those who might try to break in. Look to landscape architects who will plant the right materials for the present and the future be it drought tolerance or fire resistance. They too can help design exteriors for a safer and a more impenetrable environment. Look to designers to craft spaces that allow for internal safety and comfort. Materials that are less likely to burn and more likely to protect your investment. Check the show notes for a link to an eye opening report from my friends and partner sponsors of the show, TimberTech. It features flame spread and ignition resistance information.

I believe the days of blanket trust in our public officials to effectively protect and serve are over. We should wish those we vote into office the best. Pay our taxes and expect them to do what’s right for the entire community. If I sound jaded, I’m not. I’m optimistic because I know what exceptional designers and architects can do. There are some exceptional products out there that speak directly to issues like this. But I also believe that the next level of luxury, that aspirational state that is hard to define but recognized when seen is the feeling of safety and security. I’m really saddened to see my hometown burned, flooded and looted. Protections, safety and security are an issue of self determination. It’s up to each of us, individually to find the level of protection that makes us feel secure. If that is what you’re looking for, look to a designer or architect.

Let’s understand the economics of this. Perhaps city leaders and elected officials want their names on plaques and “credit” for all their good deeds. Or, maybe they want immortality that comes from building big things. There is probably a combination of things. But civic leaders direct city staffs and direct policy that in many cases includes density ratios, zoning and building policy. I was a commissioner for the city of Manhattan Beach for 6 years. The library commission was responsible for overseeing the Manhattan Beach library branch of the County of Los Angeles. During my 6-year stint, we went from a dilapidated, outmoded branch to the completion of a brand new, modern structure that served the people of Manhattan Beach. I saw first hand the inner workings of a city government that wanted big, beautiful things. What municipality doesn’t. I also witnessed city council members fight the budgetary demands up and until the project was completed and then the elbowed each other and everyone else out of the pictures memorializing the opening of the new library.

This is the Build Back Better paradox. You’re not building back better, but it sounds good. Makes a tight headline. It’s certainly clickable. The idea of building back with the same if not greater density is equal to believing you can beat Mother Nature. You can’t. Believing we are going to become a safer society, we won’t. I was on a ride here in Oklahoma last year, with a friend who was raised here. We passed a large plot of land, it had to be at least 15 acres that I could see. A small neighborhood, with dozens and dozens of raised foundations and nothing more. They clearly had been there for a while. I asked what the story was and he explained to me that they built this particular neighborhood back multiple times after tornados repeatedly tore the area apart. They kept building and tornados kept coming. Sound familiar? But they finally stopped building. As will those in Southern California, at some point in the future. Near or far, who is to say?

Don’t build back better. Build back smarter. You cannot change the climate back, this is not something that will happen in our lifetime. We can only adapt to the changing environment and those who can make this transition successfully are the designers, architects, landscape architects, engineers, futurists and visionaries. No amount of tax revenue in the hands of elected officials will make it happen. 

To those who have lost everything, I’m so sorry. To those in office who continue to allow this to happen. Shame on you, you should be voted out of office in favor of creative people with real, quantifiable solutions. And I hope that happens during the next cycle.

By the time you hear this episode, you will have been inundated with stories and reports of lack of leadership, civic mismanagement, relentless self promotion, politicization of the situation specifically by a out-of-state and feckless politicians who have no understanding of the situation but will still call for holding of emergency funding and the like. What you most likely won’t hear are practical solutions. Good, bad, unfeasible. Doesn’t really matter because what’s missing right now are ideas. Because this is the time of year where most in the media are asking design and architecture talent what the big design trends of 2025 are going to be. It’s absolutely asinine and if you think about it, it’s completely pointless. So here are some of my ideas for rebuilding smarter. These are concepts that I have seen in practice and learned through the conversations you hear on Convo By Design. These are being thrown out as thought starters in the hope that as we move forward, we can build back smarter. Not better, not faster, smarter.

1. Every home within the high fire risk area should have it’s own water supply. Years ago, you heard from architect Anthony Laney of Laney LA. He was telling you about a swimming pool that disappeared when a raised deck was lifted from the bottom of the pool and again submerged to reveal the pool. I believe every home in these areas should have something of this nature capable of providing the homeowner with at least 5,000 gallons of water available in case of emergency.
2. I think this same personal aquifer should be connected to both a rain collection system as well as grey water collection, further connected to water the landscape. By doing this, it would serve as rainwater collection, grey water repurposing and be available in case of fire emergency. Years ago, you heard a conversation with the USGBC and Grey Water Corps on the idea of a grey water collection system, which is already available was discussed.
3. If you find yourself in the midwest, you will see storm shelters. Many homes that don’t have basements have them. They save lives. I have immense respect for firefighters and law enforcement. It’s important to realize that they are not there for prevention, they are there to react. It’s unfortunate because many believe that the police are there to protect you, it says so on their vehicles. It’s a misnomer. Police cannot be everywhere. Nor can they read the minds of criminals. We must protect ourselves. A while back, you heard from Saferoom.com. I believe there needs be a return to the concrete basement in residential construction, especially in fire prone areas. Yes, we need to consider earthquakes. That is what engineers are for. Across the U.S. in the 1950’s, in reaction to the ratcheting up cold war, bomb and fallout shelters were built under and around homes. These shelters were concrete and built for around $1,000 or so in 1950’s dollars. Many in Southern California fight against “the basement” and I think that should change. With current material and engineering advancements, building a walkout or full basement could address both security and property damage/ theft in cases of fire emergencies. And, in many cases, basements are NOT counted towards a homes square footage when they are completely below grade. I can imagine a basement to secure valuables and provide security during extreme weather event or home invasion. I would like to see the State of California incorporate tax incentives into basement construction. Instead of building more above ground, build below grade which would provide more open spaces and less density above grade. This space could serve as firebreak against spreading flames.
4. Leave the past in the past. I have been hearing from some in the industry that they want to return the Palisades and Altadena to their former glory in architectural style and detail. And that they want it done quickly. And that the environmental review process needs to be bypassed. These are really terrible ideas. Yes, we need to build back. And we need to re-home those who have lost everything. But if we got into this situation by cutting corners, bypassing safeguards and overbuilding in areas that are not conducive to this amount of development, what do we think will happen. If past is prologue, it’s going to happen again. Not if, but when. Let’s remove the insanely high cost of permitting, remove the layers of bureaucracy. Pause and review the overly stringent codes associated with Title 24 and get back to reasonable and practical building methods. 
5. Review zoning guidelines. We have overbuilt these communities because with great wealth comes great influence and politicians and city staffs love to increase the tax base. But when there are no resources to serve the community, it ceases to function. We have reached the breaking point in many cases. Do we really need to build lot line to lot line save for mandatory easements? Does a family of 4 or 5 really need a 10,000 square foot home? Show me where that is a right? Or better yet, show some civic responsibility.
6. Obscure requirements and zoning. In 2020, the IHO went into effect. The Inclusionary Housing Ordinance. This states that in LA County, this requires low-income housing units or affordable housing units be required as a percentage of residential housing  units built. Now before all the NIMBY’s praise this and the bleeding heart decry it, can we be honest about this? You can put low income housing in the Pacific Palisades and the low income residents will not have the financial means to afford patronizing local businesses. That hurts business, it puts the low income residents in an unfortunate situation and it hurts the city’s tax base. Instead, look to infill projects in areas that need it. The CA Governor’s Office of Land Use and Climate Innovation (did you even know that existed) refers to California’s “Infill Development” as “building within unused and underutilized lands within existing development patterns, typically but not exclusively in urban areas. Infill development is critical to accommodating growth and redesigning our cities to be environmentally and socially sustainable.” When you look at burn-scarred Southern California and demolished cities, what is the goal? If the goal is to build back “better” which has no real meaning, only to say that it will be built back even bigger, then you are destined for the same results at some point. Or, you can build back smarter. According to realtor.com , the home’s for sale in Pacific Palisades, CA. range from $290K to $40M. According to ATTOM Data, in Q4 2024, there were 8,960 residential properties in Pacific Palisades, average age was 59 years and the average square footage was 2,977 for a single family residence. There are a number of estimates out there, but USA Today puts the number of homes destroyed in Pacific Palisades at 1,200 with another 200 other structures damaged or destroyed. These 1,200 homes are where real people lived, loved, gathered and where they kept their most cherished belongings. We are talking about this now, and many are going to say it’s too soon. Perhaps, but it’s always too soon, until it’s too late. There will be those who try to come in, scoop up lots and develop big, massive and expensive residential projects. These homes will command big prices and big tax returns for the municipalities and the state. Some will look at combining lots and build back bigger! Others will say there should be a preservation of older styles to match what the city looked like before. I don’t believe you can look back. But you can look forward to building back with purpose, respecting Pacific Palisades and Altadena. 
7. Thoughtful approach to the future. Some of the easiest ways to approach this now? How about reconfiguration, under grounding of utilities, adding solar installations for residential, commercial and municipal applications? Why not underground fiber while you’re at it? Municipal solar and hydrogen charging stations?  
8. Community approach to emergent groups. An emergent group is a collective of individuals coming together to address a particular issue. When I was living in Manhattan Beach, California, I was recruited by some of my neighbors to join Neighborhood Watch, later, I became block captain which led to an invitation to join CERT, the Community Emergency Response Team. You have heard the stories of neighbors coming to each others aid in times of disaster or emergency. Traditionally, some communities without an organized police or fire have taken the initiative. But we are living in a more complicated, highly dense community environment and it is time for every community that falls in emergency zones (which is just about everyone) to come together in this type of neighbor to neighbor shared assistance partnership. Most police and fire departments welcome the help and usually, it only takes one person to organize it through the city. Doesn’t even have to be a resident and I believe this is a place for the design community to step up. Design professionals are keenly aware of the local regulations, neighborhood differences and this could be an opportunity to not only increase business, which would be a perk, but to help protect your work and that of other creatives in the process. We will be discussing more about this in the future. 
9. Manufactured, Fabricated and Modular Stock. This just might be what changes the future of housing. As one might imagine, this manufactured homes got it’s start on wheels, a natural way of adding to new freedoms brought on by the advent of the automobile. Then, kick the wheels off and you have the same mobile coach, but as a stationary dwelling. That led to a period of time when manufactured homes were advancing and addressing housing issues in real time. Just as the tract home created much needed housing units for retiring GI’s after WWII, so did the Manufactured home industry by providing housing in manufactured home communities. Since the very start of the manufactured home industry, this was viewed as affordable and a lower cost of building for those with lower incomes. We have come a long way in construction and manufacturing. Prefabricated vs. stick built, we could probably bring experts in to debate for weeks, but we don’t have the time for that. What we do have are some companies out there prefabricating and assembling on site which is capable of turning traditional construction upside down. Check out a few of these companies: Stillwater Dwellings,  DVELE, Turkel Design. The idea that one could order a prefabricated home, prep the lot and assemble onsite can do a number of things that speak to issues we are trying to address like sustainability, material shortages, out of control costs,  and 
10. Price of good are going up at a time when the demand for more goods is again on the rise. In 2020-2022, the international and domestic supply chains froze up due to the crush of demand due to the pandemic. From 2022 through 2024 many of the costs came down. But as we enter 2025, the costs are once again on the rise due in part to a number of factors. Brands like Thermador, Bosch and SubZero/ Wolf have already announced price increases between 3 and 8 percent. Other brands are evaluating their price increases as we speak. There are a number of factors to consider as we move cautiously forward. China has been dumping cheap steel which then makes it’s way into U.S. manufacturing and lowers overall manufacturing cost, at the expense of U.S. made steel and others. The Trump administration is cracking down which will increase costs. There is a very real possibility that the immigration crackdown will also affect those who work on and assemble appliances. That will cause cost increase and a lack of individuals to do the work. This will most likely create a shortage of finished appliances. This in turn will create emergency pricing and delays. Tarfiffs aren’t new, you know that. But did you know that the Biden administration bumped Canadian lumber tariffs to 14.5%? An article from freightwaves.com showcased a number of ways tariffs and will continue to affect costs to American purchasers. If this continues as it is likely to do, these costs will continue to rise. This creates a very uncomfortable situation for the design/ build professionals who are going to be tapped with the responsibility of designing and building the homes that not only replace the ones lost in this disaster, but all of the homes not yet destroyed in future disasters. The way we specify, purchase, deliver and install building materials has to change. The supply chain needs to be condensed, organized and strategic. In California, the first Franciscan mission was built in 1796 and a total of 21 were constructed between 1796 and 1833. They were constructed about 30 miles apart for a relatively easy one day journey between each. These outposts needed to be self sufficient. If industry specific supply chains were built in this manner, delivery estimates would be precise, delivery costs would drop, it would be environmentally responsible by cutting the amount of miles product is transported, it could increase local jobs and spur localized product assembly. This is already happening, Amazon has already learned this lesson and you can see these massive fulfillment centers from space. In California alone, there are over 35 current or planned centers for product distribution. This is a longterm objective but one that needs to happen. In the meantime, what would happen if designers were hired sooner, plans approved faster and product could be specified and ordered sooner. What if materials could be staged locally. Ready and waiting for crews to begin work. This would expedite the design build process exponentially, and I predict that it would lower costs significantly. It’s like getting your designer paid for through efficiency offsets.
11. Front Running Vs. Specify-As-You-Go: If we have learned nothing from the great toilet paper shop
12. Expect Exceptionalism. I don’t mean this in the way you hear about it constantly used in political rhetoric. I mean it as stated. Seek exceptionalism in the products and services you purchase both those in the trade and clients alike. Designers really should stop this endless fascination with the pursuit of “trend”, celebrity design and whatever the latest “influencer” is peddling on anti-social media. Designers are professionals who specialize in design. Many designers hold degrees in this, all architects do as well. Landscape architects possess an understanding of what goes where and what it should look like over time. Product manufacturers absorb the cost for research and development to produce a product that the market can then choose, or not. But buying things based on number of followers, not the success of your project.

I am so sorry everyone that has been affected by this tragedy. I hope the recovery is seamless and easy. I hope this never happens again. Let’s be thoughtful in the way we build back by looking to the design professionals first, making our elected leaders earn their jobs by thinking of their constituents first, respecting the true value of fire fighters and law enforcement by looking inward to protect our homes smartly. Let’s return to an era of innovation through new materials and design experience. If we can eliminate the waste, greed and mismanagement, this presents an exceptional opportunity to not only regain former glory, but establish the new paradigm for what a well design, well run fully functional city looks like. If we can do that, were in a good place and who doesn’t want that. -CXD