// AIA California, Working for You
Greetings. This email about your investment in AIA, is addressing housing in our state, is a bit longer message than usual, but, as it’s an important area for members and there’s a lot happening, I hope you’ll find it an informative worthwhile read.
We know many in the profession are frustrated with the pace of change and hold the fundamental belief that architects, as thoughtful advocates for the built environment, can do more if the regulatory barriers were removed. Without stating the obvious – this is not a simple thing to do.
We are committing resources to and proactively working in three areas to impact the delivery of housing in California: Collaboration with Like Organizations; Information Exchange and Education; and Policy Leadership. I’ll get into impactful progress from the first two categories in a future email, but today, is an update on ongoing actions through Policy Leadership.
In terms of policy, we are deeply invested in projects that contain promises to reduce regulatory barriers, increase consistency across the state, and eliminate unnecessary barriers and requirements that add to cost and uncertainty. Two examples with extensive implications:
- Reform the code appeals process. One of our priority initiatives is to support housing innovation by changing California Law to reform the code appeals and interpretation process. While this seems somewhat abstract in concept, in practice it will give design professionals a mechanism to address unchecked local code amendments, appeal a local code interpretation, and lay the groundwork for a state-level ‘code equivalency process’ that could be transformative for adaptive reuse and other difficult reuse of existing buildings. The current road map we are pressing ahead with would provide:
- A mechanism to challenge local code interpretations, even when a local code official declines to participate
- An appeals path for local code amendments, which have become increasingly widespread, and which are not subject at present to any meaningful state level vetting.
Some of these amendments, such as ‘triggers’ for full new construction code for certain adaptive reuse projects, make many kinds of housing infeasible. Currently there is no mechanism to challenge local amendments, even when they are inconsistent with established state level policies and goals - A mechanism to have appeals heard at the state level without first having to exhaust what might be a long and complicated local appeals process.
- A requirement that state level appeals would be published online, helping create greater code consistency statewide.
- A new mechanism to get certain appeals and a ‘code equivalency determination’ at the state level and also have this set precedent in certain circumstances.
If we are successful, this would allow scaling-to-a-state-level emerging new technologies such as 3D printing and manufactured housing components. It would create a new type of approval that would eliminate the current nightmare of trying to navigate 540 different local opinions and processes for those trying to scale to state level impact.
- Condominium liability reform. We’re also working with coalition partners to push for and contribute to a bill in the pipeline that has the promise to create a significant liability reform for condominiums.Currently in California less than 2% of housing is condominium; in contrast in parts of Cananda, it’s over 50%. Condos in the past were an important affordable path to homeownership. These common interest developments have been at near zero for decades because of excessive and often uninsurable liability placed on design professionals and others involved in project delivery
- Pushing for building code changes to allow more housing types. AIA California advocates for updates to building codes that can unlock new housing opportunities—like supporting single-stair, multifamily buildings higher than the current four stories. These ‘point access block’ designs can make it easier and more cost-effective to build dense, urban housing, with a greater variety of unit layouts typically. As an added bonus – these new design typologies will give design professionals additional “tools” to consider when considering conversion of existing buildings into housing stock.
- Ensuring architects are at the table as state policy is formed. Every year, we review and weigh in on hundreds of housing measures that are introduced in the legislature and ensure that the architectural perspective is at the table when these policies are advanced.
Put simply, we’re deep into the work of code reform, regulatory streamlining, and broader housing policy changes—all aimed at making it easier for members to actually build the housing California needs. These are just some of the MANY ways AIA California is working for you.
Nicki
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Nicki Dennis Stephens, Hon. AIA, LEED Green Assoc.
Executive Vice President
The American Institute of Architects California
1931 H Street, Sacramento, CA 95811
phone: (916) 642-1707 | web: http://www.aiacalifornia.org
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