The three mobile home parks below the El Medio bluffs were destroyed in the fire.
It is ironic that the City, County and State’s mantra is affordable housing, but if there is not a push to preserve what existed in Pacific Palisades, at least 330 people will be without a place to live.
Mobile home residents need help with debris removal. They also need a guarantee from officials, that the area should remain low-income housing because of the Mello Act.
There were three mobile home parks along Pacific Coast Highway between Temescal Canyon Road and Sunset Boulevard, Malibu Village, Tahitian Terrace and Palisades Bowl. Malibu Village, the smallest of the three parks, residents purchased the land where their homes are situated.
In the other two parks, the people own their homes but pay rent on the land where their home is situated.
Tahitian Terrace owned by the McDonald family and nearest to Temescal Canyon had 154 properties. Next to it is Palisades Bowl, owned by the Biggs Family, with 176 units.
All burned in the fire. Now residents want to move back, but the future is uncertain because of the owners next step. The land that overlooks Pacific Coast Highway and the Pacific Ocean is highly desirable.
The land in Tahitian and the Bowl is under state jurisdiction: California Department of Housing and Community Development (HDC). The City and DWP are responsible for utilities and policing. The units are also under the Mello Act (a 1981 law that requires the preservation of low-income housing in the coastal zone).
Depending on the age of a home, those built after 1981 pay county property taxes, those with homes built prior pay state vehicle fees.
The properties are also under rent stabilization controls, through either city or state regulations.
To further complicate the problem, FEMA has ordered the Army Corps of Engineers to clear single-family residences. But a mobile home park is considered commercial property because it is a business that rents out land for housing. Currently ACE is not clearing commercial property.
In a March 28, 2025 update, condominiums and townhouses can now be included in the debris removal process. CTN asked L.A. County Supervisor Lindsey Horvath if mobile home parks would also be included.
Horvath’s public information officer Constance Farrell replied “They are on a case-by-case bases based on today’s guidance. We are pushing for inclusion without exception.”
CTN reached out to State Senator Ben Allen to see if he could intercede on the residents’ behalf. In a March 28 email, Allen wrote: “My office has been pushing out the need for folks to fill out their Right of Entry forms by the upcoming deadline through different channels, so we are hopeful that everyone is aware of what they need to do at this point.
“We’re also working on SB 749 targeted at preserving mobile home parks as a natural source of affordable housing and homeownership. In particular, the bill will require extended noticing requirements from park owners who are intending to close or change use of the park, as well as require a notice of opportunity to purchase the park to the residents and other qualified entities if they intend to sell the land.”
The Tahitian Terrace owner and its residents have handed in Right of Entries (ROE) to the County.
Palisades Bowl residents, many of whom have turned in ROE’s, were told that after this weekend, they would not be able to access their property.
In a February 25 letter to residents, Bowl owners wrote “The Army Corps of Engineers informed us that to proceed with the clean-up, we are required to provide this notice to you. Please be advised that effective January 7, 2025, and as a consequence of the complete destruction of the Community, including your previously leased premises, your lease and tenancy is terminated, as a matter of law. However, and consistent with Civil Code section 798.62, should the Community be rebuilt, your rights under that provision of the Mobile home Residency Law will be honored. Once we understand the timeline for cleanup, we will provide an additional notice identifying the last date on which you may schedule time to access the Community for purposes of removing any personal property owned by you that survived the fire.”
CTN contacted the Corps, because the County handles Right of Entry.
The Corps is not yet clearing commercial properties, such as mobile home parks. As soon as CTN receives clarification, the story will be updated.
This editor has been reporting on issues with Palisades Bowl since 2006. Then owner of Palisades Bowl, Eddie Biggs wanted renters to buy the land, a “conversion.” Lawsuits were filed with the city arguing that Biggs’ plan was in violation of the Coastal Act and also the Mello Act (a 1981 law that requires the preservation of low-income housing in the coastal zone). Biggs lost on the appellate court level. Subsequently he passed, and the land went to family.
In the meantime, Tahitian Terrace and Palisades Bowl residents wait to see if the Corp will perform debris removal.
Before the fire, this is how Tahitian Terrace looked. It is situated on the hillside above the Pacific Ocean. Next to it, is the Palisades Bowl Mobile Home Park.
I fully support low income housing. But I’m confused why Barbara Corcoran of the Shark Tank show lived at Tahitian Terrace? And several actors lived there as well.
It’s an outrage that hundreds of lease-paying residents have been unhoused without any kind of assurance of future housing in this situation.
Sue, great article as always! Keep up the excellent reporting. You are a blessing to the community.