The TOD and smart growth implications of the LA adaptive reuse ordinance

The Los Angeles Adaptive Reuse Ordinance (ARO) is an incentive program that encourages building reuse through regulatory exemptions. The ARO was partially intended to reduce vehicle miles travelled (VMT) by encouraging mixed commercial and residential uses in existing buildings within Downtown Los Angeles. Researchers and planners claim that the ARO helped reduce VMT, but these claims are not supported by analysis. This study evaluates the contributions of the ARO to transit-oriented growth in the City of Los Angeles. Two methods of analysis are used: a spatial analysis examining the number of ARO projects within a half-mile radius of Metro stations, and a statistical analysis examining the number of new buildings constructed in Downtown Los Angeles from 1985 to 2013. It finds that the majority of ARO projects (72%) have been developed within a half-mile radius of Metro rail stations. Furthermore, the ARO appears to have accelerated downtown development activity, reversing development trends and potentially providing an additional tool for developers during economic lulls. These findings suggest that the ARO has helped to accommodate and spur transit-oriented growth while preserving historic resources in the City of Los Angeles.