Photo of Alfred Fraijo Jr.

Alfred Fraijo, Jr. is a partner in the Real Estate, Land Use and Natural Resources Practice Group in the firm's San Francisco and Los Angeles office.

In the months leading to the election, cities and counties began to adopt resolutions and other measures to advance potential rent control measures. In Los Angeles, the City Council approved a Resolution in support of Proposition 10 by a vote of 13-1 last month. The Resolution highlighted the increasingly high rental rates in the area and across California that have created a severe housing affordability crisis. The San Francisco Board of Supervisors approved a similar Resolution in support of Proposition 10 acknowledging the opportunity for policymakers to confront the housing affordability crisis by expanding rent control. On Tuesday, voters defeated Proposition 10 by a vote of 65% to 35%. Notwithstanding this defeat, we anticipate that local governments will continue to explore ways to address housing affordability, including rent control, as a policy priority concern.
Continue Reading Battle for Rent Control May Not be Over

State lawmakers passed over 1,200 bills this year, the most in more than a decade according to sources. Governor Brown signed 1,016 into law as of September 30th. Below is a summary of the bills signed into law regulating the planning and development of housing. The majority will take effect on January 1, 2019.
Continue Reading California Housing Legislation (2017-2018)

Last fall, Governor Jerry Brown signed into law a package of 15 bills in response to the state’s housing shortage and affordability crisis. These bills came into effect on January 1st, 2018. The bills have important implications for development projects in California. Here’s what the latest legislation means for your projects:
Continue Reading California Legislation Guide for Developers

Voters this week approved Measure JJJ, otherwise known as the Build Better L.A. initiative (the “Initiative”), which establishes new labor and affordable-housing requirements for developers in Los Angeles seeking discretionary approvals for residential projects.  The Initiative was promoted by the L.A. County Federation of Labor, which cited the City’s inability to meet the increasing need for affordable housing as motivation for the Initiative.
Continue Reading Voters Overwhelmingly Approve ‘Build Better LA’ Initiative Resulting in New Affordable Housing and Local Hiring Requirements For Developers

The City of Los Angeles Department of Building and Safety (DBS) has released its list of wood frame soft-story buildings that may be required to undergo mandatory retrofitting.  The list can be obtained by request to DBS, and the LA Times has provided a searchable version of the list here.  The publication of the list follows on the heels of the Los Angeles City Council’s enactment of an ordinance requiring mandatory earthquake retrofitting for non-ductile concrete buildings and wood frame soft-first-story buildings in October of 2015.
Continue Reading UPDATE – City of Los Angeles Releases List of 13,500 Soft First Story Buildings Targeted for Earthquake Retrofitting

On February 10, 2016, the Los Angeles City Council adopted the “HI” Hybrid Industrial Live/Work Zone Ordinance, which creates a new zone classification in the City of Los Angeles, the Hybrid Industrial (HI) Zone, with accompanying land use and development standards.  The Ordinance becomes effective March 30, 2016.  Generally, the purpose of this new zone classification is to permit the development of residential live/work units, hotels and other specified commercial uses on property within an existing current industrial zone and designated as Hybrid Industrial in the General Plan.
Continue Reading New Live/Work Ordinance Adopted by L.A. City Council

On October 9th, the Los Angeles City Council voted 12-0 to approve an ordinance requiring mandatory earthquake retrofitting for thousands of buildings in Los Angeles. The ordinance comes nearly a year after the publication of “Resilience by Design,” a report prepared by Mayor Eric Garcetti and Dr. Lucy Jones aimed at improving Los Angeles’s resiliency in the event of a major earthquake.
Continue Reading Los Angeles City Council Approves Major Earthquake Retrofitting Ordinance

After several failed attempts in previous years, the Legislature passed and the Governor signed AB 2 (Alejo) on September 22, 2015. (Stats. 2015, ch. 319.) AB 2 authorizes a new structure for tax increment financing—the planning and financing tool that redevelopment agencies (RDAs) had used to support revitalization projects until 2012, when California dissolved the sixty-year-long operation of RDAs.
Continue Reading Redevelopment Strikes Back

Capping a year-long partnership between the City of Los Angeles and Dr. Lucy Jones, a well-known seismologist with the United States Geological Survey, Mayor Eric Garcetti released  “Resilience by Design” last week, a plan that includes an ambitious set of proposed seismic regulations.  The plan proposes a series of ordinances to be reviewed by the City Council in the coming months, requiring, among other things, mandatory seismic retrofitting of soft-first-story buildings within five years and non-ductile concrete buildings within thirty years.  These buildings have been identified in the plan as the buildings most at risk of collapse or structural failure in a large earthquake.  In the past, the inability to identify funding for large scale retrofitting has scuppered any efforts address the danger.  Perhaps unsurprisingly, the proposal is short on details about assistance to building owners for the costs of retrofitting.  Below is a brief summary of what you need to know.
Continue Reading LA Mayor Proposes Mandatory Earthquake Retrofitting for Commercial and Residential Buildings

On September 29, Governor Brown signed legislation that is seen as creating a robust new financing tool which will expand the existing mechanism of Infrastructure Financing Districts (“IFDs”) and replicate some of the functions of the state’s abolished local redevelopment agencies.  SB 628 (Beall; D-San Jose) authorizes local officials to create Enhanced IFDs and issue bonds to finance capital improvement projects and other specified projects of communitywide significance.  Enhanced IFDs may include any portion of a former redevelopment project area.
Continue Reading Governor Signs Off on New Tax-Increment Financing Structure