AIA|LA ADVOCACY REPORT
March 26, 2024

From the desk of Will Wright, Hon. AIA|LA
Director of Government & Public Affairs


AIA|LA City Leaders Breakfast Reception w/ Peter Hendrickson, AIA – Associate Vice Chancellor, Design and Construction, UCLA


AIA|LA & LACP Urban Design Studio Roundtable Discussion =  Citywide Adaptive Reuse Ordinance 2.0.

On March 20th, over 75 architects, designers, engineers, and real estate professionals joined a virtual roundtable discussion with the Los Angeles City PlanningUrban Design Studio to learn more about the recently released second draft of the Citywide Adaptive Reuse Ordinance.
The draft AR 2.0 ordinance is a part of the more comprehensive Housing Element Rezoning Program, which aims to help expand more opportunities for housing citywide.  In tandem with the Citywide Housing Incentive Program, the ARO “will expand the existing incentives to encourage converting underutilized buildings into new housing.”

A Brief Summary of the Discussion:

This meeting focused on the Citywide Affordable Reuse Ordinance (ARO) Draft 2. Attendees included architects, developers, and representatives from various organizations.

LINK TO WATCH THE RECORDING ON ZOOM (We’ll get this added to the AIA|LA Youtube Channel soon)

Key topics discussed were:

  • Implementation Timeline: Confirmation is needed in the summer of 2024 for both citywide ordinances.
  • DTLA vs. Citywide Provisions: Clarification sought on how DTLA ARO provisions interact with the citywide ARO, particularly regarding timelines and “joint live-work quarters.”
  • Hotel Conversions: Whether hotels are allowed through ARO conversions, considering the Responsible Hotel Ordinance.
  • Adaptive Reuse Incentives: Questions arose about expanding incentives for affordable housing and the definition of “affordable.”

A CALL TO ACTION:

1.  Review the draft ordinance and share specific recommendations for how to improve it with Will Wright (Will@aialosangeles.org) so that AIA|LA can help consoliate an official response letter.  Deadline:  April 19, 2024.
2. Review AB 2909 and AB 2910 and have your firm share a letter of support.  (See attached) // copy me so we can keep track = (Will@aialosangeles.org)
AB 2909 expands the Mills Act to incentivize the conversion of commercial buildings to residential uses. The Mills Act empowers participating local governments to enter into contracts with owners of “qualified historic properties” who actively participate in the restoration and maintenance of their historic properties while receiving property tax relief. AB 2909 would, beginning January 1, 2026, expand the definition of “qualified historic properties” to include buildings that are at least 30 years old and located in commercial zones, making these properties eligible for Mills Act contracts. Contracts pertaining to this expanded definition require that property tax savings be reinvested in retrofitting and repurposing existing buildings to create new residential rental units. The bill is expected to be heard in the Asm. Local Government Committee on April 10th.
AB 2910 enables Prohousing jurisdictions with compliant Housing Elements to adopt alternative building regulations to facilitate the conversion of commercial or industrial buildings to residential units. Before a city or county may adopt alternative building regulations, the local jurisdiction must submit its proposed regulations to the California Building Standards Commission, which may offer technical assistance or request revisions to the proposed regulations, within a specified timeframe, in order to protect public health, safety, and welfare. The bill is expected to be heard in the Asm. Housing Committee on April 10th.

Recommendations for Next Steps

  1. Provide a definitive implementation timeline for both AROs.
  2. Clarify how DTLA ARO provisions interact with the citywide ARO, particularly regarding timelines and “joint live-work quarters.”
  3. Confirm if hotels are allowed through ARO conversions, considering the Responsible Hotel Ordinance.
  4. Define “affordable” housing within the ARO context.
  5. Consider expanding incentives to include more affordable housing & prioritizing in the City’s budget financial incentives to help lessen the cost burden and risk of office-to-housing conversions, etc.
  6. Develop a clear standard for “% of original building remaining” for adaptive reuse projects.
  7. Create a map or list of designated historic buildings that will require ‘administrative review’.
  8. Provide successful project examples for navigating structural upgrades during adaptive reuse.
  9. Clarify the seismic compliance requirements for rooftop amenity structures and mezzanine additions.
  10. Investigate allowing existing vertical mechanical systems to tie into residential exhaust systems during partial retrofits.

Resources Cited

AIA|LA City Leaders Breakfast Receptions

Please join us at our next four receptions.  We’ll be organizing more in the summer!

 

LACP Design Review Sessions

In 2024, we will coordinate thirty-six 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 the City.

Upcoming sessions include:

Tuesday, April 2 (10am – 12pm)

Tuesday, April 9 (10am – 12pm)

Tuesday, April 16 (10am – 12pm)

Join us here w/ RSVP to gain zoom access.

 

Reach out and get more involved!

FOR MORE INFORMATION:

Will Wright, Hon. AIA|LA
Director, Government & Public Affairs
t: 213.639.0764
e: will@aialosangeles.org
www.aialosangeles.org

 

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