AIA|LA ADVOCACY REPORT
April 8, 2025
SINGLE-STAIR REFORM (Council File: 25-0247)
On April 2, 2025, Los Angeles City Council passed a motion instructing LADBS, LAFD, and LACP to report back within 90 days with a proposal for “modifications to the City’s Building Code in order to allow for single-exit, single-stairway, multifamily unit residential buildings up to six stories.” This initiative, tracked for several years and gaining momentum, represents a significant step towards unlocking greater housing affordability, particularly within urban infill contexts.
This reform, championed by the leadership of Eduardo Mendoza and the Livable Communities Initiative, acknowledges that the Point Access Block typology offers substantial benefits for smaller parcels by fundamentally altering the spatial and economic constraints of development. For more information, please read Mendoza’s POLICY BRIEF co-written with Stephen Smith – Center for Building in North America.
Technically, the requirement for multiple staircases in taller multifamily buildings consumes a significant portion of a building’s gross floor area – space that could otherwise be used for revenue-generating housing units. On smaller, often narrow urban lots, the area dedicated to two or more stairwells can critically impact the number of units achievable and the overall building footprint. Single-stair design directly addresses this by:
- Optimizing Net-to-Gross Ratio: Eliminating redundant stair cores and associated corridors increases leasable residential space, improving financial viability on smaller sites.
- Reducing Core Area: A smaller stairwell footprint allows for more flexible unit layouts and enables development on previously constrained lots.
- Lowering Construction Costs: Removing an entire stair system (structural components, fire-rated enclosures, ventilation, lighting, and finishes) yields direct material and labor savings, crucial for the feasibility of smaller infill and affordable housing projects.
- Improving Design Efficiency: Compact building forms with reduced perimeter-to-area ratios can enhance energy performance and lower operational costs.
- Reducing Embodied Carbon: Less material usage in the structural core and associated systems lowers the project’s environmental impact.
- Facilitating Diverse Typologies: Spatial efficiencies encourage a wider range of architectural expressions and unit configurations, fostering contextually sensitive, finer-grained development.
- Enabling Incremental Development: The feasibility of smaller, single-stair buildings can empower smaller developers and community-based organizations.
- Addressing the “Missing Middle”: This typology is well-suited for creating smaller apartment buildings and courtyard housing on infill sites, increasing housing choices in walkable neighborhoods.
- International Precedent: Successful implementation in numerous global cities and demonstrated in competitions like Denver’s highlights the viability and safety of this model.
- Focusing LADBS Resources: Simplifying egress requirements for certain building types allows for the potential reallocation of LADBS resources to more complex projects.
Encouraging Point Access Block housing fosters a richer, finer-grained urban texture and character. It creates opportunities for a wider array of unique and diverse architectural typologies along street frontages, breaking the monotony of larger blocks. The smaller scale inherently contributes to enhanced walkability and a more human-scaled environment. By allowing for smaller, context-sensitive infill development, we can enhance and celebrate the unique character of our communities.
The prevalence of bland and bulky apartment buildings in Los Angeles is often a direct consequence of zoning and building codes that incentivize economies of scale over design flexibility and contextual sensitivity. By allowing greater design flexibility, particularly through the thoughtful implementation of housing typologies like Point Access Blocks, we can foster housing development that echoes the charm and walkability of our beloved historic neighborhoods and the vibrant and human-scaled housing found in many successful urban environments worldwide.
By allowing appropriately designed and fire-protected single-stair buildings up to six stories, Los Angeles can unlock the potential of numerous underutilized smaller parcels, making multifamily housing financially viable where it was previously not. This strategic code reform has the potential to significantly increase housing supply, promote diverse urban design, lower construction costs, reduce embodied carbon, and ultimately contribute to a more affordable and vibrant city.
Some additional resources that you may want to reference:
Denver’s recent competition:
Code requirements for staircases – the amount of space needed:
EMPOWERING DESIGN: Navigating and Leveraging the New Zoning Code
The new DTLA 2024 zoning code, which includes the Downtown Community Plan, went into effect on January 27, 2025. It will apply to other areas of Los Angeles as each new community plan is updated on an ongoing basis.
To learn more about the new zoning code and how it will apply to projects in the Downtown LA area, AIA|LA invites you to an essential, interactive virtual workshop on Tuesday, April 23rd at 10:00 AM, presented in direct collaboration with Los Angeles City Planning.
This isn’t just another Zoom meeting – it’s your chance to gain an insider’s understanding of the New Zoning Code’s structure and content directly from the experts who crafted it. Join Senior City Planner Erick Lopez, the driving force behind this transformative code, and City Planner Veena Snehansh, a key contributor to both the New Zoning Code and the Downtown Community Plan.
In this dynamic workshop, you will:
- Demystify the New Code: Gain clarity on its organization and key regulations.
- Master the Interactive Portal: Learn practical skills to effectively utilize the web-based Zoning Code for project research.
- Unlock Project Potential: Develop strategies to confidently determine project feasibility under the new guidelines.
- Identify Design Opportunities: Discover how the New Zoning Code can be a catalyst for innovative and impactful design solutions.
- Engage Directly with City Planners: Participate in an extensive Q&A session to get your specific questions answered by Erick Lopez and Veena Snehansh.
This is your exclusive opportunity to get ahead of the curve, directly engage with the City’s leading planning experts, and ensure your projects thrive under the new regulations.
Don’t miss this FREE, invaluable workshop! Advance RSVP is required.
FEATURED EXPERTS:
- Erick Lopez – Senior City Planner, New Code Implementation Section, Los Angeles City Planning (Architect of the New Zoning Code)
- Veena Snehansh – City Planner, New Code Implementation Section, Los Angeles City Planning (Key Contributor to New Code & Downtown Community Plan)
REGISTER NOW to secure your spot. It’s free w/ advance RSVP.
Prepare for the Workshop with these Resources:
- New Zoning Code (interactive site)
- New Zoning Code (AmLegal version; static)
- New Zoning Code Department Webpage
- Downtown Community Plan
- Downtown CPIO
We look forward to empowering you with the knowledge and skills to navigate and leverage the New Zoning Code for a more vibrant and well-designed Los Angeles.
PROJECT RECOVERY: Rebuilding Los Angeles after the January 2025 Wildfires
Urban Land Institute – Los Angeles, University of California, Los Angeles Ziman Center, and University of Southern California, Lusk Center convened a multidisciplinary working group of architects, real-estate professionals, land-use attorneys, and civic leaders to development an extensive set of recommendations for how region can best repond to the tragic wildfires of early 2025.
CLICK HERE to read the report.
AIA in CALIFORNIA EDUCATIONAL PROGRAMS
The following programs and meetings will help architects gain access and insight into best practices with fire-resilient design. Please review the schedule below and make plans to join as many of these sessions as you have time to attend.
Wednesday, April 2 (12pm) *On Webex
Recovery & Rebuilding (City of Los Angeles)
Q&A w/ LADWP Development Services
Report & Analysis by DueX: Palisades Fire Recovery & Utility Infrastructure Recommendations Report
Monday, April 7 (10am) *On Zoom
REHOUSING LOS ANGELES: An LA Fire Rebuild Update
This webinar is organized by The American Institute of Architects (AIA) Housing and Community Development KC.
Please join us for this discussion on April 7th and hear from architects working on rebuild solutions after the LA fires with AIA Los Angeles, AIA Pasadena & Foothill, National Organization for Minority Architects, and The Foothill Catalog Foundation. The discussion will be led by Kathleen Dorgan and Femi Olamijulo with panelists Jessica Orlando, AIA, DBIA, WELL AP, Steven Lewis, FAIA, NOMAC, Mohamed Sharif, AIA RIBA, Alex Athenson, AIA, and Simon Ha, AIA, LEED AP.
Wednesday, April 9 (12pm – 1pm) *on Zoom
Fire Response Session 3 | Landscape & Defensible Space: Designing for Fire Safety
Wednesday, April 23 (12-1pm) *on Zoom
Fire Response Session 4 | “Nothing About Us, Without Us, Is for Us” – Altadena, from the Ground Up
w/ R. Steven Lewis, FAIA, NOMAC, a Past President of NOMA, in conversation with Charles T. Bryant, AIA, NOMA, a Past President of AIA Pasadena & Foothill.
May 8 (12pm – 1pm) *on Zoom
Fire Response Session 5 | Rebuilding Infrastructure: Long-Term Community Resilience
RSVP HERE = link to be added
May 22 (12pm – 1pm) *on Zoom
Fire Response Session 6 | Rebuilding Equitably: Community-Driven Models for Post-Wildfire Recovery
RSVP HERE = link to be added
DATE TBD (12pm – 1pm) *on Zoom
Fire Response Session 7 |Housing Rights & Assistance: Supporting Displaced Residents
RSVP HERE = link to be added
DATE TBD (12pm – 1pm) *on Zoom
The Insurance Crisis in Response to Wildfires in California – New Models & Ways Forward
RSVP HERE = link to be added
And more programs, initiatives, and activities to be added as needed!
Architects: Your Expertise is Needed Now!
The recent wildfires have devastated our communities, and the need for skilled architects to guide the rebuilding process is more critical than ever. You can make a direct impact right now.
By registering with both the City of Los Angeles and Los Angeles County, you’ll become a vital resource for homeowners seeking to rebuild their lives. Your expertise will help streamline the process, ensuring safe, resilient, and beautiful new homes and communities.
Take Action Today:
- Register with the City of Los Angeles Burea of Contract Administration: [CLICK HERE]
- Register with Los Angeles County Public Works: [CLICK HERE]
Your registration will help connect you with directly with homeowners who need your skills. Be a part of the solution. Rebuild with us.
DO YOU HAVE IDEAS FOR IMPROVING THE REBUILDING PROCESS? Share your valuable insights with LA County Public Works to help shape critical rebuilding policies: [CLICK HERE]
For more context on the County’s initiatives, please review the Eaton & Palisades Fire Recovery webpage.
Together, we can create a stronger, more resilient Los Angeles.
Architects: Help Shape the Future of LA Permitting!
The City of Los Angeles needs your expertise to improve the BuildLA permitting portal. Your feedback will directly impact the functionality and user experience of this critical tool for architects and the entire building community.
Take Action Now:
- Log in to the BuildLA Customer Portal: https://buildlacore.lacity.org/customerportal
- Explore the portal’s features: Create projects, add team members, link permits and services.
- Provide your feedback: Use the “Submit Feedback” link under “Help” within the portal to share your insights on the portal’s functionality, user-friendliness, and any areas for improvement.
Your feedback is crucial for:
- Streamlining the permitting process: Help make the process more efficient and intuitive for everyone.
- Improving collaboration: Enhance the portal’s ability to support teamwork and communication.
- Enhancing the user experience: Ensure the portal is user-friendly and meets the needs of architects and other building professionals.
Don’t miss this opportunity to shape the future of permitting in Los Angeles. Your input will help create a more efficient and effective system for all.
Questions or recommendations? Contact Will Wright and/or Sonia Nanda – BuildLA Sr. Project Manager at the City of Los Angeles..
Thank you for your valuable contribution!
The AIA LA & LACP Professional Volunteer Program (PVP)
Architects & designers passionate about improving the design quality of newly proposed projects throughout the City of Los Angeles are encouraged to participate in the Professional Volunteer Program (PVP), which is a collaborative design review program organized by AIA LA & Los Angeles City Planning (LACP)’s Urban Design Studio.
This year we will be coordinating thirty-one virtual design review sessions, which will serve as opportunities for architects and designers to help the Los Angeles City Planning’s Urban Design Studio critically review upcoming projects throughout our City.
April 1 (10am)
April 8 (10am)
April 15 (10am)
FOR MORE INFORMATION:
Will Wright, Hon. AIA|LA
Director, Government & Public Affairs
t: 213.639.0764
e: will@aialosangeles.org
www.aialosangeles.org
