Designing the Next Dingbat to Ease LA's Housing Shortage

Historic Los Angeles housing typologies reflected the community during which they were designed. Today, LA has a variety of needs, with access to housing at the top. However, the need is nuanced. What is needed is housing that combines sustainability, economy, and flexibility for change, offering a variety of unit sizes and cost options, cost-effective construction, resource protection, and scalability to fit existing individual LA lots.

Los Angeles's housing tells the story of its past communities. Today, while LA faces a severe housing shortage, simply building more isn't enough. The city needs homes that check multiple boxes: they must be affordable to build and develop, environmentally responsible, and flexible enough to adjust to their neighborhood needs. Most importantly, they need to offer variety of sizes and price points while fitting into LA's current neighborhood lots.

Consider that:

• 99.9% of LA is built out

• 78% of housing is single-family

• 54% of residents live in multi family housing

• 29% of residents pay more than 50% of their income for housing

In response, we designed The Florence Project, a new building typology that seamlessly fits on a standard city lot. We think it’s the next Dingbat. The design is flexible, contains a variety of unit types, maximizes efficiency with a single stair design, uses common construction methods, interfaces effectively with the existing power grid and fits higher density living into the urban scale of much of LA. It responds to available building technology, urban constraints, and the realities of financing. It complements the values and goals of the community at large.

“Built in the 1950s and ‘60s, dingbat apartments were simple, efficient wood structures with stucco walls. What set them apart were the garage ports located underneath one or two levels of apartments.”

Increasing density on LA’s historically single-family or small commericial lots, we are increasing scale efficiencies, we are paving the way for better mass transit, a stronger financial base for improved infrastructure, a more cohesive community, walkable streets, employment opportunities, and economic viability. This densification is not just a change, it’s a positive transformation that enhances and reshapes the social, professional, and personal fabric of our community.

The following demonstrates the application of this building typology to Florence Avenue and highlights two future developments: Dingbat’s Devonshire Street and Vineland Avenue.

Florence Avenue

Florence Avenue, currently under construction, is a 100% affordable project designed around efficiency. It replaces a single family home on a standard 100' x 50' LA. The 15 units are a mix of studios, two, and three-bedroom units distributed over three stories with a single stairwell serving them all, the maximum number of units allowed to be served by a single stair.

The 15-unit size also enables the building to be severed by an overhead service from LADWP, saving time and expense associated with a pad-mounted transformer. While the design is simple, a focus point is the lobby with a cantilever above accentuating the front doors.

1156 Florence is a simple and efficient building that creates a path toward quickly addressing the Los Angeles housing crisis. This project falls under ED1, an emergency directive issued in the city of LA, mandating all agencies to prioritize housing. This directive has facilitated expedited approval processes through Planning, Building and Safety, Housing, and DWP.

Project Goals

• Reuse standard LA lot sizes

• Increase density 800%

• Increase housing affordability

• Maintain existing community character with mixed unit sizes and affordability

• Increase cost efficiencies through economies of scale possible with higher density

Devonshire Street

Currently in design, AERO is replacing a 1,234sf three-bedroom single-family home with a 10,647sf three-story 100% affordable housing development. The design calls for a mix of studios, one-, two-, and three-bedroom units with one market-rate Managers Unit. The development also includes a three-bedroom ADU.

Vineland Avenue

At Vineland Ave AERO is replacing a 969sf three-bedroom single family home with a 9,166sf four-story 100% affordable housing development. The project features 15 units with a mix of studios, one-, two-, and three-bedroom apartments and a three-bedroom ADU. Also included in the plan is a market-rate Manager’s Unit.

New California Housing Laws for 2025

AERO rounds up the latest housing laws that will have the most impact on multi-family housing development projects in LA. These updates provide key changes to regulations that directly affect housing development, including fees, zoning, entitlements, and more. Stay informed about these important updates to ensure your projects remain compliant and benefit from new opportunities.

AB 1820

Local agencies must provide developers with a good faith estimate of all fees and exactions within 30 business days of submitting an SB 330 preliminary application and again, as an itemized list, within 30 business days of project approval.

This means developers will get a full accounting of fees early on in the entitlement process.

AB 1893

In response to the recent rise in builder’s remedy projects, this bill establishes clearer legal pathways while introducing new regulations to manage their growth. It also implements significant updates to the Housing Accountability Act, a cornerstone of California’s housing policy.

AB 2553

This broadens the definition of a major transit stop to include 20-minute headways, increasing properties eligible for streamlined processes and parking requirement exemptions.

Reach out if you have a site that may qualify for the expanded coverage, and we can discuss how CHIP in the City of Los Angeles may impact this.

AB 2729

The expiration period for housing entitlements is extended by 18 months for entitlements issued before January 1, 2024, and expiring before December 31, 2025, with some exceptions.

AB 3177

This bill limits local agencies’ ability to require land dedication for roadway widening in housing projects.

SB 937

Impact fee payments for housing projects are deferred until final inspection or certificate of occupancy, with exceptions.

This is a really interesting state law, and we are excited to see how it is implemented. Impact fees play a big role in the early financing of a new development.

SB 1211

Up to 8 detached ADUs are permitted on lots with existing multifamily dwellings, as long as the number of ADUs does not exceed the number of existing units.

In the new year, we will be reviewing the finalized City of Inglewood objective design guidelines and the new inclusionary housing requirements. Coming Q1 2025

Reach out to better understand these new housing laws in the context of your project, and read our post on CHIP to learn how this program impacts development projects.

A Modular Update

AERO COLLECTIVE kicked off 400 E Adams Street in early 2022. The project is taking advantage of modular construction, and this summer, we reached an important milestone—the modules have been installed! Construction started on the building site in October of 2023, and in-factory production of the modules started in January of this year. This August, we poured the podium, and the 48 modules, each containing two fully finished units, made the 830-mile journey from Nampa, Idaho, to Los Angeles, California. It took only five days for the setter to crane in the modular units and strap them together. The next step is to roof and side the buildings and connect the utilities. We’re anticipating an early April 2025 finish date. 

About the Project: 400 E Adams

Taking advantage of Transit Oriented Community (TOC) incentives, AERO worked with the developer to design an 84-unit apartment complex in Historic South-Central that provides much-needed workforce housing to the neighborhood while still being financially viable. The contemporary design of this infill development features four levels of prefabricated modular units above on-grade parking. It contains a mix of studios and one-bedroom units aimed at the neighborhood’s working professionals. 

Eight of the proposed apartments will be set aside as affordable housing at the extremely low-income level. The remaining units will be priced for households earning between 120 and 150 percent of the area median income. Building amenities include a rooftop deck, 32 parking stalls, and 82 parking spaces for bikes.

Supporting the Next Generation of Architects

Inside OUT

Woodbury College just wrapped up its Inside OUT program, which pairs students with small businesses in L.A. neighborhoods. AERO was an early supporter, hosting the school, students, and their clients for design reviews in the AERO studio. With neighbor and client Miracle Theatre participating, we were also lucky to see our work through a student's eye and see their vision for honoring the building’s architectural details and interior design and bringing the design intent to a new outdoor space. Watch the video for an overview of the program with a cameo of AERO principal Andrew Crane. 

ACE Mentoring 

Principal Brion Moran is kicking off his third year volunteering at Inglewood City Honors Preparatory High School with ACE, mentoring students who are exploring architecture, construction, and engineering career choices. ACE is a national mentoring program. Last year, the Southern California Chapter awarded high school seniors over $175,000 in scholarships for their college education.

How Los Angeles’ Citywide Housing Incentive Program (CHIP) Impacts Development Projects

CHIP is a program within LA’s 2021-2029 Housing Element, also known as the Plan to House LA. Its goal is to expand opportunities for developing mixed-income and 100% affordable housing projects. It amends the Los Angeles Municipal Code and streamlines project review procedures. Another added benefit is that it brings LA’s code in compliance with current state law, removing a layer of confusion about what can and cannot be built. With it are incentives to expand affordable housing near transit, jobs, along corridors, and in higher opportunity areas. Below, we give an overview of the program set to take effect in early 2025. There are six core strategies that resulted in four draft ordinances, with one ordinance creating three new programs to help make it easier to develop housing projects in LA. 

Six Core Strategies 

CHIP was created around six core strategies that resulted in four draft ordinances. The six strategies, in no particular order include: 

1. Adaptive Reuse: removes barriers to converting office and commercial properties into residential uses

2. Update to Affordable Housing Incentive Programs: amends and expands the Density Bonus and Transit Oriented Communities (TOC) programs 

3. Opportunity Corridors: increases housing along major streets located in Higher Opportunity Areas

4. Affordable Housing Overlay: provides land use incentives for affordable housing developments in Moderate, High, and Highest Resource areas and on underutilized faith-based owned properties, parking lots, and publicly owned sites 

5. Missing Middle: removes limitations to build smaller scale infill housing, particularly in Higher Opportunity Areas and near transit 

6. Process Streamlining: removes procedural barriers to create a more streamlined process for approving projects with an affordable housing component 

Four Draft Ordinances

Four draft ordinances memorialize the CHIP strategies above. They include: 

• Citywide Housing Incentive Program Ordinance: encompasses several of the above CHIP strategies (numbers 2, 3, and 4 from the list above) and led to the three new programs described in the next section

• Citywide Adaptive Reuse Ordinance: helps carry out strategy number 1 from the above list

• Housing Element Sites and Minimum Density Ordinance: addresses housing replacement, by-right development for 20% affordable project, establishes minimum density criteria, and ensures no net loss of affordable housing 

• Resident Protections Ordinance: enhances and builds upon current regulations concerning tenant protections, affordability term duration, and amenities for affordable housing units 

Three New Programs 

Three new programs are proposed within the CHIP ordinance that will function together as a local density bonus program under the State Density Bonus Law. They are: 

• State Density Bonus Program: this revises LA’s local Density Bonus Ordinance to align with State Density Bonus Law  

• Mixed Income Incentive Program (MIIP): this program focuses on creating mixed income housing, including smaller scale infill housing, along certain major street corridors near transit and in the City’s High and Highest Resource Areas

• Affordable Housing Incentive Program (AHIP): this program extends the types of zones eligible for 100% affordable housing and provides tailored land use incentives on top of incentives offered through the State Density Bonus Law 

Stay tuned for future posts diving into the complexities of each program and reach out to AERO to look at your sites under CHIP.

Your Guide to Leveraging ED 1

You want to deliver affordable housing quickly and efficiently but understanding the intricacies of the ED 1 program can be challenging.

That’s why we developed the Guide to Leveraging ED 1.

AERO helps you navigate the right mix of density, construction type and unit mix, including ADU’s, that work best for your project site and proforma. We understand attracting affordable housing providers and financiers is key to project success.

Why? Because we understand how proformas work and want to show that even for-profit developers can take advantage of ED 1. All it takes is a little ingenuity and a framework that minimizes complexity in the design and construction process.

We want to show you the 6 steps to a smarter way of approaching your ED 1 project. Complete the form to download your Guide to Leveraging ED 1 today!

Take a Walk Through Inglewood

Click the image to download a PDF of the walking map.

Welcome to Inglewood, a place where history, culture and creativity converge to form a thriving community. This isn't just a location on the map; it's the place we call home, and it's the center of our architectural passion. The city's energy and potential have ignited a fire within us, propelling us to design and build spaces that not only redefine streetscapes but also redefine lives.

From revitalizing historical landmarks to crafting modern, sustainable structures that embrace the spirit of the city, our mission is clear: to create spaces that inspire and unite. But we don't stop at bricks and mortar; we craft experiences, shape narratives and contribute to the ongoing story of Inglewood. To demonstrate how all of this has come to fruition over time, we want to take you on a tour of our Inglewood projects. 

So, lace up your virtual walking shoes and come along as we take you on a stroll through the streets of Inglewood.  

AERO COLLECTIVE Office

COMPLETED

Our tour starts at our home base: the  AERO COLLECTIVE Office. 

In 2015 AERO COLLECTIVE opened its doors to the public. Situated in the heart of Inglewood's historic downtown on Market Street, this location, previously used as an electric repair and retail store, has been reimagined as an expansive, industrial open-floor environment designed to nurture creative ideas. Locating our office in Inglewood embodies our vision for the local community, signaling the potential for growth and a strong sense of community.

Market Street Art Installation

COMPLETED

Our journey brings us back to where we started, the AERO COLLECTIVE office, for one of our most meaningful and memorable projects to date. For context, the housing shortage crisis has cast a long shadow over Los Angeles, driving up rent and land prices and leaving a growing population of displaced individuals. 

We addressed this matter through the medium of art. Our debut exhibition took the form of blue cardboard model houses cascading down the facade of our office, like cascading raindrops, weaving a narrative that linked our hope for rain in drought-prone Southern California to the housing crisis. While the exhibition has long since passed, you can still enjoy photos of it.

The Miracle Theater

COMPLETED

Since its construction in 1937, the Miracle Theater has gone by many names and has served many purposes, including as a church, a movie theater and a cultural center. Located just across the street from our office, we’re lucky enough to get to see this beautiful historic building every day. In 2016, we were tasked with helping to transform it into one of the top live music venues in the South Bay. We modernized concessions, preserved the exterior facade and added sidewalk dining at the entrance to allow concert-goers to congregate before and after shows, as well as when the theater isn’t hosting a show, filling the street with activity.

244 S Market Street

IN PROGRESS 

This existing mid-century commercial building spread across a generous 11,000 square foot lot, was our canvas for transformation. This structure was initially divided into three separate storefronts, and we were entrusted with the task of studying updates to the exterior design. Our goal was to create an aesthetic that not only attracted potential tenants but also met the stringent criteria of the city's architectural design review process.

The Dime

IN PROGRESS

We’re headed back to historic Market Street for The Dime: a classic neighborhood cocktail lounge that is perfect for anyone and any occasion. With this design, we used traditional materials, including brick and steel, to provide a classic and stylish interior. The interior compliments the atmosphere of downtown Inglewood and activates the street, adding to the vitality of downtown. We recommend heading up to the rooftop bar to take in the gorgeous city views.

Inglewood Swap Meet Study

COMPLETED 

As we continue our stroll, we come across a site that has had a remarkable transformation. This site was originally a mid-century JCPenney department store, gracing the stretch between La Brea and Market Street, and at one time presented itself as a grand 2-3 story retail establishment. Today, it bears witness to a vibrant metamorphosis, where it houses a bustling swap meet with numerous vendors occupying a single floor. The study involved exploring ways the vast 60,000 square feet could be ingeniously repurposed into a diverse array of smaller, more functional spaces. From the inception of a lively food court to the creation of dynamic creative offices and intimate hospitality areas, this iconic structure is still waiting for its next chapter to begin while preserving the essence of its historical footprint.

Inglewood Chamber of Commerce

IN PROGRESS

Now, we make our way to the office of an organization that is close to our hearts. As members of the local Chamber of Commerce for a number of years, with one AERO partner sitting on the board as well, we jumped at the chance to provide our design services pro bono to guide the renovation of their 1948 office building. 

We designed spaces for the community to gather while maintaining the historic elements of the existing building. A new front entrance and elevation accommodate ADA access while inserting a large glass storefront opens the Chamber to the community it serves. In the front half of the building, the original wood truss ceilings are exposed to create a grand entrance for the public, along with a number of new skylights to allow natural light to flood in. Ultimately, the Chamber’s office serves as a hub for business community members to meet and share ideas.

Hilltop Coffee + Kitchen Inglewood

COMPLETED 

Our next stop takes us to an award-winning coffee shop located adjacent to Inglewood City Hall and Stevie Wonder’s radio station, KJLH. What now serves as a place for gathering, communal work and connecting over a cup of coffee used to be one of Inglewood’s first bank buildings. During the renovation, we found a way to pay homage to the building’s historical significance and preserve and showcase the original bank vault door. Today, the space is centered around a communal coffee bar that encourages all people to come together and connect. The Inglewood spot was opened as Hilltop’s second location and counts  Issa Rae from HBO's Insecure among its contributors.

213 S La Brea Urgent Care

IN PROGRESS

In our ongoing exploration of Inglewood, our next destination is a mid-century retail building with immense potential. Spanning an impressive 7,500sf across three lots, this space is set to undergo a remarkable metamorphosis into a modern medical office complex. Our vision includes three commercial units, all seamlessly connected via a central corridor. 

But we're not just stopping at functional spaces – this project will feature cutting-edge amenities such as EV chargers and solar panels, amplifying our commitment to sustainability. With natural daylighting gracing every tenant space, we are designing a vibrant and eco-conscious environment. This future urgent care center is poised to deliver essential medical services to the community, blending style and sustainability in perfect harmony.

2020 IGAP Submission - MLK Bench

COMPLETED 

Here is a project that beautifully marries two of our passions: art and social justice. With our submission for the 2020 Inglewood Growing Artists Projects (IGAP), our goal was to amplify the profound words of Dr. Martin Luther King. Conceived for Inglewood's annual MLK street fair, our IGAP submission was designed as a powerful public intervention that took the form of street furniture, with ten meticulously crafted powder-coated steel seats bearing poignant quotes from Dr. King. 

These quotes underscored the transformative potential that arises when individuals unite to enhance the common good. The seats were strategically positioned into four distinct groupings, each situated on different blocks along Market Street, converging around mid-block pedestrian crossings.

123 S Cedar Street

IN PROGRESS 

This 42-unit infill apartment building utilizes a state density bonus with five units set aside as affordable. The building will feature a mix of studios, one- and two-bedroom apartments. The contemporary design is highlighted with a dynamic building form wrapped in a metal skin.

Residency Art Gallery at Hollywood Park

COMPLETED 

The art scene in Inglewood is vibrant and diverse, and it's one of the many reasons we love it here. When we were approached by our longtime neighbors, Residency Art Gallery, to design a new location for them in a new development, we were thrilled. This South Central Los Angeles contemporary art gallery has established its brand in Inglewood's historic downtown, and we were responsible for translating that brand to this new location. 

We kept the 800sf buildout to a minimum, creating a flexible open space that will serve as the perfect background for any of the exciting shows they bring to this new gallery space for the community in the future. We’re excited to see how Residency Art Gallery continues to enrich the artistic landscape of this dynamic city.

401 S. Prairie Headquarters

SOLD

This next office building project brings us to the heart of Inglewood's bustling entertainment hub. Situated at a prime intersection in the city, this project involves the transformation of the former headquarters of the late Lakers owner, Jerry Buss. To the west lies the historic downtown, alongside a vibrant new entertainment zone featuring iconic venues such as the L.A. Forum, Sofi Stadium, YouTube Theater, the NFL network's headquarters, Hollywood Park Casino and the future home of the Clippers Stadium. 

An intriguing aspect of this project is the upcoming Inglewood Transit Connector, set to make a dramatic 90-degree turn around the site, just 40 feet in the air. Our architectural approach rejuvenated the building's facade, introducing a contemporary aesthetic and maximizing natural light within. Notably, we added a distinctive "crown" to the structure, adorned with signage visible to those passing by on trains, ensuring this dynamic location is a standout landmark in the heart of Inglewood's entertainment scene.

Inglewood Community Center

IN PROGRESS

Imagine, if you will, an empty retail store that was constructed in 1938 in the heart of council district #3. It was waiting for a second chance at life, and found it as a community center and police substation, providing a safe and accessible place for local community members to gather. 

The most vital element of any community center is making it inviting to the community. We relocated the front door to the corner facing the intersection, allowing ample exterior gathering space in front of the building. We also opened the space onto a back courtyard, giving the community the option to gather indoors or outdoors. With office space and restrooms set aside for the police substation, officers are more connected to the people they serve.

400 Centinela

IN PROGRESS

For this next stop, we are changing course to show you a type of project that is essential to our mission: affordable housing. In collaboration with The Architects Collective, we’ve designed a two-building complex that combines affordable housing with a new headquarters for the Social Justice Learning Institute (SJLI), a non-profit organization dedicated to improving the education, health and well-being of youth and communities of color. When finished, the complex will include 120 affordable housing units for a mix of family sizes and housing earmarked for people experiencing homelessness.

The beauty of this complex comes from the on-site programming for its future residents. It features an outdoor courtyard, extensive garden space for growing vegetables, fruits, herbs and a large kitchen designed to host cooking and harvesting classes for residents. We crafted the exterior two-story brick colonnade because it is both grounding and timeless. One design feature we’re excited about is the “crown” at the top of the Centinela building, a feature that came out of a community engagement participant’s Lego model. We couldn’t have designed this project without the input from our dedicated and creative Inglewood community members who attended these events.

The Social Justice Learning Institute Headquarters

IN PROGRESS

Inglewood thrives on the commitment of various non-profit organizations, each dedicated to addressing a spectrum of complex social and economic challenges. One such organization, the Social Justice Learning Institute, holds a special place in our hearts. Our close partnership with them is rooted in a shared belief in their mission, which is centered around enhancing the education, health and overall well-being of youth and communities of color. This commitment is not only a testament to the strength of Inglewood's community, but it also exemplifies the positive change that can be achieved when passionate individuals and organizations unite to uplift and empower their neighbors.

We are collaborating with The Architects Collective on the design of the organization's new headquarters. This innovative space will be a part of the 400 Centinela development, the affordable housing complex we explored earlier in our tour. The new headquarters will be a consolidation of multiple offices into one central, dynamic hub. Inside, you'll find a state-of-the-art podcast studio, a richly stocked library, thoughtfully designed meeting rooms and a serene garden space, all geared toward fostering creativity and community engagement. With this new building, the Social Justice Learning Institute will have the capacity to expand its programming, further strengthening its commitment to empowering and uplifting the community it serves.

Drobe Stogies

COMPLETED 

We love places that bring people together, and Drobe Stogies does just that. Serving as one of the premiere cigar shops in Inglewood, Drobe provides visitors with a sophisticated environment to gather socially and professionally. AERO was tasked with designing their members-only bar and custom menswear shop. We reenvisioned the facade of the store to accommodate a menswear retail space and allow the cigar shop to engage more directly with the sidewalk. There’s a reason people flock here, no matter what time of day!

Our Tour Draws to a Close

Our tour of Inglewood may have come to an end, but your exploration of the neighborhood doesn’t have to. We highly recommend visiting in person, but we’re a little biased. If you’d like to keep learning about Inglewood and keep tabs on the progress we’re making on the in-progress projects we mentioned, follow us on Facebook, Instagram and LinkedIn. We’re always posting about Inglewood development news and AERO project updates.

California’s 2024 Housing Laws: What AB 1287 Means for Your Next Project

AB 1287 was signed into law in October 2023 and went into effect on January 1, 2024. The amendment's goal is to create more affordable housing options geared toward different income levels. AB 1287 is a bonus program on top of the existing state density bonus, meaning that to be eligible, a developer must already maximize the number of very-low, low, or moderate-income units as allowed by the existing California Density Bonus Law. Those percentages are as follows: 

• 15% Very Low-Income Units

• 24% Low-Income Units

• 44% Moderate Income Units (for sale projects)

If one of these percentages is met, then a density bonus of up to 50% is available. If additional very low or moderate-income units are set aside, then an additional density bonus is available, up to 50% for a total density bonus of 100%. Density bonuses are based on the following calculations: 

Standard State Density Bonus Law

AB 1287

Here are two examples that put the above into practice based.

---

Example 1 - Standard State Affordable Density Project

20 unit development 

3 units are set aside for very low-income (15%)

A density bonus of 50% allows the developer to build an additional 10 units 

The new unit count is 30 units, with 3 units set aside for very low-income 

---

Example 2 - Uses New State Density Bonus Law AB 1287

20 unit development 

3 units are set aside for very low-income (15%)

A density bonus of 50% allows the developer to build an additional 10 units 

In addition

3 units are set aside for moderate-income (15% of the original 20-unit development)

An additional density bonus of 50% allows the developer to build an additional 10 units 

The new unit count is 40 units, with 3 units set aside for very low-income and 3 units set aside for moderate-income

In addition to the increased density, the projects also receive an additional development incentive. 

---

Recap

Standard State Density Bonus Law: A 20 unit development increases to 30 units with 3 units set aside for very low income

AB 1287: A 20 unit development increases to 40 units with 3 units set aside for very low income and 3 units set aside for moderate income

Like most laws, there are gray areas, we are still waiting for each municipality's interpretation of AB1287 so it’s best to build your consultant team with people experienced in taking advantage of California’s density bonuses. Schedule a free consultation with AERO, and we can help you navigate the best options for your parcel. 

Meet David

Have you met AERO’s newest project architect yet? David joined the team earlier this year and in addition to his design and project management chops, he’s also an avid sketch artist. Keep an eye on our social media to see what David is creating, and head over to his bio page to learn more about his background.

Let AERO Be Your Guide

The 2023 ULI Fall Meeting is officially underway. Look for Brion Moran, AERO Principal, in the crowd or reach out to him to meet up and discuss what’s hot (all things affordable housing) and what’s not (market-rate housing)  in LA’s development landscape. 

To make your LA experience even better, we created a map of AERO’s hospitality projects to guide you toward good food and good vibes. Whether you're an architecture enthusiast or a real estate professional looking for inspiration, these projects deliver.

So, as you participate in the ULI Fall Conference, set aside some time to explore the city. We promise you won't be disappointed.

The FAQs You Need to Read Before Starting Your Non-profit Capital Project

One of AERO’s core values is Positive Net Impact, and working with non-profits is one way we live that value. Using architecture to help our community better deliver their services is rewarding. Embarking on a capital project can seem daunting, from selecting the right partners to managing large amounts of input before making decisions to ensuring community support is behind your project. We've assembled the following FAQs to get you started and help take some of the mystery out of the process.

Are you available to help support our community engagement efforts?

Yes! AERO can produce renderings and work with you to develop community engagement activities that result in actionable feedback. Our team is available to present at community meetings and will support you in building goodwill toward your project.

How do you help large boards come to a consensus and make decisions?

AERO has a long track record of working with clients with multiple decision makers. We cater our approach to how your board interacts, working with you early to understand your internal decision making process and coming up with a schedule that allows time in the process for your internal review meetings and decision making process. 

Can you help us translate our mission into a physical space?

We understand that clarity in your mission is critical to your organization’s success. All of our projects start with a thorough understanding of our clients’ missions and brands. From there, we look for opportunities to translate the foundation of an organization into a physical building and/or space. We love seeing this manifestation from the spoken word to the physical world. 

What factors should I keep in mind when building my project budget?

Important factors to remember include the size of your project, special features your space might have, and the condition of the building (for renovations) and/or building site. The more complex a project is, the more team members needed to execute it. Typically, we charge a standard hourly rate during the Pre-Design Phase, develop a fixed fee for the design and documentation phases, and then provide construction administration on an hourly basis. AERO uses the standard AIA contract to govern our projects.

How do I figure out what my site can support? 

Bring an architect in for best results before you commit to a site. We suggest starting with a Pre-design Phase during your site due diligence. As part of the pre-design, we’ll conduct a zoning and code analysis, confirm parking needs to support your use, help you figure out energy needs, and help you determine if your space needs an ADA accessibility review. 

How long will my project take?

Every site and municipality is unique. The overall timeline will become clearer after an initial consultation with our team. You can book a consultation here.

What is the cost of construction?

There are a lot of factors to consider. Once we better understand your project, we can share historical cost information with you based on the numerous office projects we have completed. 

What experience does AERO have working with non-profits?

AERO has worked with non-profit organizations in a variety of building types and functions, from the Inglewood Chamber of Commerce to The Miracle Theatre to the Social Justice Institute. 

What’s the value of working with AERO?

Because we are a small firm, our Principals are extensively involved in every project we do. That means you benefit from decades of experience and expertise in exactly the types of challenges you are trying to solve. We understand the types of spaces and amenities your staff and clients seek.

My project is in Inglewood. What is the value of working with a firm local to the area?

As proud members of the Inglewood community, we are committed to improving the quality of design and planning in the area. Our involvement with civic engagement (AERO Partner Brion serves on the Inglewood Chamber of Commerce Board), volunteer organizations, and local community groups helps us better serve our clients by understanding nuanced priorities in the Inglewood area. We also have strong relationships with individuals in city planning and the building department, helping to easily navigate the approval process. Check out some of our Inglewood projects. 

What is the process for working with an architect?

We like to think about projects in six phases, each with a unique goal:

Pre-design - we help you determine if the space you are considering can support your needs and work with your budget. We help with due diligence and develop test-fit diagrams to see how your space needs can be accommodated within the building footprint.

Schematic design - once you pick a space, we start work on translating your brand into physical space.

Design development - we collaborate with the project engineers and other expert consultants to design the systems and structure and further refine the design of the space.  

Construction documents - once you sign off on the design, our team will begin producing the technical drawings needed to get the space built and submitted to the city for building permits. 

Bidding - during this phase we support you in selecting a contractor to build your space. 

Construction administration - this is where  your project becomes reality. We work to support the owner and general contractor during the construction process as a resource to make sure the project is executed as designed. 

Every project takes its own path through these six phases. Our job is to guide you through them and help get decisions made. 

Who else do we need to hire? 

Every project needs a different team structure. AERO provides full architecture and interior design services. In addition to us on your team, typical consultants include: 

• Owner’s Representative / Project Manager

• Mechanical, electrical and plumbing engineer

• Structural engineer

• Landscape architect

• Civil engineer 

• Lighting designer

• Acoustical engineer 

• Certified Access Specialist (CASp)

• Exterior building Maintenance consultant (EBM)

• Fire sprinkler engineer

• Audiovisual consultant 

• Security Consultant 

Once we better understand your goals and project needs, we can help you craft your team. 

Why should we have an Owner’s Representative on our team? 

An Owner’s Representative represents your interests in the project and ensures the entire project team is held accountable to deadlines and deliverables. They help projects run smoothly and provide their expertise on any issues that may arise during the design and construction process. 

Three Keys to Success

1. Have a budget in mind before you start your project; AERO can help you develop it.

2. Have a schedule in mind so that the team understands the pace of work that needs to be accomplished. 

3. Bring in your architect early to help perform due diligence on a space before you commit to leasing or purchasing the space. 

What are the various requirements that need to be incorporated into designing a space for our non-profit? 

We answer that question by talking to staff and gaining an understanding of what their day-to-day jobs entail, in addition to surveying other users of the space to understand what services or products they receive and how they interact with your staff. When we better understand how you work and how people want to be served by you, we can better design a space that supports the flow of activity. 

A Real World ED 1 Affordable Housing Case Study

More good news for developers looking to build 100% affordable housing in Los Angeles is that the Mayor has issued Executive Directive 1 (ED 1), making getting projects through the approval process easier and quicker. ED 1 allows eligible projects to receive expedited processing, clearances and approvals through the ED 1 Ministerial Approval Process.

With faster approvals, the City, developers and architects can work more efficiently together to get affordable housing projects designed and constructed. More housing is a huge win for our City as we continue to look for solutions to the housing crisis that works for all parties involved. Projects like these are also central to AERO’s mission, “looking for well-intentioned development projects and positive opportunities created by investment in our community.” 

What’s an eligible project? 

ED 1 applies to all shelters and 100% affordable housing projects with an active or valid City Planning application or referral form filed with City Planning and any ED 1 eligible projects under review by LADBS or LAHD. Units must be for rent (vs. for sale), and the project needs to include five or more units. 

For ED 1, the City is defining affordable housing projects as those with five or more units, with all units affordable at either 80% of Area Median Income or lower or at mixed income with up to 20% of units at 120% Area Median Income and the balance at 80% Area Median Income.

A real world example

AERO is working with developer common.LA on a project in South Los Angeles that qualifies for ED 1. The project includes one lot and will add approximately 15 housing units. Utilizing ED 1, state law AB 2097 and a number of other affordable housing state laws allows the project to  eliminate parking, open space requirements and CPIO requirements like the inclusion of commercial use in a project. Combining all these factors we’re seeing a growing path towards for profit 100% affordable housing development. Most notably, when parking requirements and requirements for open space are lifted we can fit more units on a single parcel.By developing that parcel to capacity with rent-producing units, our clients can see a better return-on-investment and communities can increase their housing stock. We’re underway with the design of this ED-1 project and a few more, so stay tuned and follow our progress. 

Have a project you think qualifies for ED 1? Give us a call to discuss your options.

Meet Makaela!

Makeaela Hall joins us from Antioch College in Yellow Springs, OH. She’s spending her summer with the AERO team to grow her skills as a future architect. In her Junior year, Makaela is pursuing a self-directed design major that will build an interdisciplinary approach to architecture. Her interests lie in art, design and environmental sustainability. By intertwining these fields of study she aims to design buildings with indoor and outdoor environments that exemplify a thoughtful approach to environmental sustainability. We’re excited to have Makaela with us for the summer!

California's 2023 Housing Laws, What You Need to Know

We understand how difficult it is to keep up with ever changing housing legislation in California. That’s why we put together this explainer blog post on the different laws available to help get more housing projects moved forward. Credit to Holland & Knight for their excellent guide on California's 2023 Housing Laws, which inspired this post.

Housing on Commercially Zoned Land

AB 2011 and SB6 – Housing Development on Commercially Zoned Sites

AB 2011 creates a ministerial, CEQA-exempt approval process for multifamily housing developments that meet specified objective standards and are Below Market Rate (BMR) on commercially zoned property. The streamlined review process is very similar to SB 35 of 2017 and requires prevailing wage. The law sunsets in 2033.

SB 6 allows residential development (no BMR requirements) on property zoned for retail and office space without needing a rezoning and allows project applicants to invoke the Housing Accountability Act to limit local discretion to deny or condition approval. Requires prevailing wage.

Streamlining and Parking Reform 

AB 2234 – Timelines for Post-Entitlement Permits

AB 2234 establishes a concrete and time-limited approval process for issuing post-entitlement ministerial permits, including building permits, demolition permits, and permits for minor or standard excavation, grading, or off-site improvements.

AB 2668 – SB 35 “Cleanup”

AB 2668 makes a series of technical and clarifying changes to SB 35 of 2017, a law that provides for streamlined ministerial approval of qualifying housing and mixed-use projects that conform to objective zoning requirements, pay prevailing wages, and meet minimum affordable housing requirements.

AB 2097 – No Parking Minimums within Half-Mile of Public Transit

AB 2097 prohibits public agencies from imposing minimum parking requirements on residential, commercial, or other development projects located within a half-mile of public transit. Public agencies may only impose parking minimums on such projects if the agency can make certain written findings that the inability to impose parking requirements would have substantial negative impacts.

Accessory Dwelling Units 

AB 2221 – ADU Law Cleanup

AB 2221 contains clean-up language and clarifications to reduce permitting delays for ADU applicants. The law also requires agencies that deny an ADU application to provide a full set of comments to the applicant with a list of items that are deficient and a description of how the application can be remedied.

SB 897 – Increased Height Limits for ADUs, Detached ADUs at Proposed Multifamily Projects

SB 897 increases the height limits that local governments may impose on ADUs by allowing 18 feet for detached ADUs located on lots that are within a half-mile of a major transit stop, or detached ADUs on lots with an existing or proposed multistory, multifamily dwelling; or 25 feet or base zone height (whatever is lower) for attached ADUs.

Density 

AB 2334 – State Density Bonus Law Amendments – Defining “Base Density;” Concessions in Very Low Vehicle Travel Areas

AB 2334 provides that if the density under the zoning ordinance is inconsistent with the density allowed under the land use element of the general plan or specific plan, the greater shall prevail. In addition, this law dictates a method for determining the “base density” in terms of units in cases where a local jurisdiction’s general plan, specific plan, or zoning does not provide dwelling unit per acre standard for dens

Housing Element Annual Progress Reports 

AB 2094 and AB 2653 – Greater Requirements for Annual Reports on Housing Progress

AB 2094 requires that the annual report specifically detail the local government’s progress in meeting RHNA targets for the “extremely low income” category.

AB 2653 requires that the annual report additionally provide: the number of new housing units built, the number of housing units demolished, information specifying rental versus for-sale housing, and details regarding approved projects that benefit from AB 2011 or the State Density Bonus Law.

Co-creating 400 Centinela

The first phase of our affordable housing project at 400 Centinela is complete. We spent three months digging deep into the community's needs to understand how this housing development could positively impact future residents and the community. Working with our partners, The Architects Collective, Venice Community Housing and Social Justice Learning Institute, we launched a four-part series of community engagement workshops. The goal — to work with the community to co-create a new affordable housing campus. This approach leads to higher community buy-in and builds excitement for the project's possibilities. Knowing what the community wants helps us design a building more responsive to actual needs. 

The project site will have two buildings, the mixed use project combines Social Justice Learning Institute headquarters on the ground floor and affordable housing above with the smaller building being 100% residential. The first session focused on the Social Justice Learning Institute and included its staff. We explored the shortcomings of their existing space and what they want in their new headquarters. A primary desire for the tone of the building design is that it has the presence of an institute of learning that welcomes the community in. Outdoor spaces, abundant natural light and functionality also rose to the top of wish lists. The subsequent three sessions focused on community needs and were open to anyone interested in the project. 

For architecture to be impactful, there needs to be a level of co-creation. The design process starts with educating people on the opportunities, constraints, choices and trade-offs. 

During our first visioning session with the community, we started with the question - What does Inglewood mean to you? The answers helped our team understand the value that connection points, unique public art and access to green space held for future residents and neighbors. 

Our second community visioning session focused on designing the ideal property. Using a printed site map with the building outlines and programming dots representing program options - think garden, stairway, lobby, parking spots, etc - groups of community members developed their ideal plan. Each dot is sized to the amount of space the programming component needs, helping people understand exactly how much, or how little, can be incorporated into the site and buildings. 

In the third community visioning session, we broke out the legos and had fun with building massing. After presenting floor plan ideas for different-sized apartments, we worked with people to build the structure out of legos. Giving the community the feeling and understanding of what the 3D built environment looks like. The second part of this session was a story telling exercise. Participants were led by a story teller facilitator to share their personal stories of Inglewood. This was a great tool to give more context to the community surrounding the building. 

We regrouped in December to wrap up this series of meetings. This gave our team a chance to present back to the community everything we heard and interpreted from the fall workshops. The energy on this project is palpable. 

The next step — bringing everything our team heard into a cohesive building design. The emerging design is two buildings on a single site with ample outdoor connectivity between both buildings. There is an outdoor courtyard for residents, and the SJLI building has a large garden space for growing vegetables, fruits and herbs. A learning kitchen is incorporated to teach residents and community members how to harvest and cook different foods. The building features a two-story brick colonnade giving it a timeless design and helping to ground the structure. Taking inspiration from one participant's Lego model, the top of the building meets the sky in an intentional and non-boxy way.

We are still in the early stages of this project, but it has already greatly impacted the community. The engagement work accomplished alongside our partners is being codified into a guide that establishes best practices for approaching future affordable housing projects in Inglewood. It's perfectly timed to be used by projects taking advantage of the Clippers' $100 million community benefits package, which includes $75 million directed toward building 400 affordable housing units, a rent relief program, and financial assistance for first-time homebuyers.

New Project Alert: Repurposing Existing Sites for the Future

We love working with clients that are innovating to provide much needed housing. At Flora, we’re creating a mixed use development by repurposing the existing  infrastructure of a retail center. The redevelopment of parking lots and commercial pads to new residential uses is a real opportunity to move quickly.  The project is located in Jefferson Square in LaQuinta. Stay tuned to AERO’s social media to watch the project take shape.

Andrew is a Guest Speaker at Upcoming Los Angeles Multifamily Event

Andrew will be a guest speaker at an upcoming Los Angeles Multifamily event on February 23rd! He will join other notable panelists to discuss developing, designing, and delivering in a competitive market. 

Click the link below to learn more about this event and purchase tickets.

Plan Check Complete - Melrose and La Brea

Our dynamic 66-unit, 4-story apartment building at Melrose and La Brea is with the City for Plan Check. It’s a big step in getting this Transit Oriented Development one step closer to being built. 

This project highlights an idiosyncrasy in Los Angeles’ zoning code. When a residential building includes commercial uses, it limits the number of allowable stories. In this case with the TOC bonus, the building would have been limited to three. However, if it’s 100% residential you are only limited by building height. This allowed our team to design one extra story for this project. That's one story taller than if it were a mixed-use project at the same site.

Fontana Mixed-use Apartments Breaks Ground

AERO is helping developer, Jose Carcelen, realize his vision for this 29-unit mixed-use apartment building with ground floor restaurant. Jose grew up in Fontana and walked the area daily to and from school. Now he’s helping the community realize its vision to renovate downtown into an “Uptown Vision.” Residents celebrated the vision being realized at the early November groundbreaking and the entire team was thrilled that Mayor Acquanetta Warren made it out to the festivities. Click here to read more about the project.