Architecting in Stilettos

Episode 10 (Housing Laws Series) - SB79 - Nine-Stories Tall and Right Next Door

In Episode 9, we talked about the wave of housing laws already reshaping California—and the bigger question of where growth should go.
This week, we’re stepping into what happens when one of those laws, SB 79, lands right at your doorstep. This isn’t just a professional discussion for us—both Katie and Arlene are homeowners in neighborhoods that could be directly impacted.
In Episode 10 of Architecting in Stilettos, we’re unpacking what SB 79 really means, not just as architects or potential developers, but as people who live on these streets too. We’re not here to panic or preach—we’re here to talk honestly about density, design, and how neighborhoods adapt when the rules change.
To help keep all of this in context, we’re also including a cheat-sheet worksheet that places these newer laws alongside previously approved housing legislation—so it’s easier to keep the facts straight and see how different rules can be stacked for maximum impact on real sites.
View our worksheet here: https://www.dropbox.com/scl/fi/exy4parf8eginthwa1kw7/2025-CA_Housing_Laws_Cheat_Sheet_amkSTUDIO.pdf?rlkey=n6lf749vvki6w6489y33686us&dl=0

Episode 9 (Housing Laws Series) - California’s Housing Reset: What Just Happened?

California didn’t just pass a housing bill — it passed nearly 30 of them. And the ripple effects are already showing up in our neighborhoods.
In Episode 9 of Architecting in Stilettos, we break down what actually changed — from SB 9 lot splits and parking-free housing under AB 2097, to CEQA reform with AB 130 and small-lot development under SB 684 and SB 1123.
This isn’t an anti-housing rant or a neighborhood panic button.It’s a clear-headed look at where California is headed — and the bigger question of where growth should really go.

Episode 8 - "A Rabbi and a Priest walk into a bar..."

Today’s episode is titled “A Rabbi and a Priest Walk Into a Bar.” It’s a playful way of looking at something very real: the spaces we design—be it a synagogue, a church, a nightclub, or venue—often share more in common than you’d expect. In light of the heartbreaking events in Bondi Beach, we’ve been reminded that honoring our differences begins with understanding our common ground. Our clients—who lead communities, host celebrations, create sacred moments—are the real heroes. And we’re just here to help shape the space where those connections happen.

Episode 7 (Wildfire Series) - Beyond the Flames: A (retired) Fire Chief’s Perspective on Prevention

🎙️ Welcome to Episode 7 of Architecting in Stilettos – Wildfire Recovery Series finale.
Today, we’re joined by Scott Wiedensohler, a recently retired Division Chief with the Orange County Fire Authority and a seasoned leader with over 30 years of fire service experience in both Operations and Community Risk Reduction.
Born and raised in Southern California, Scott is a mission-driven leader known for team building, critical thinking, and his ability to connect the dots between frontline needs and long-term planning. He’s been married for 26 years, is a proud father of two, and has built a career around ensuring that communities—and the professionals who serve them—are safer, more prepared, and better informed.
Scott now serves as a fire-hardening consultant with Proactive Fire Solutions, a team of fire service professionals offering decades of expertise in fire prevention, community planning, and emergency operations. Their mission is to provide smart, code-informed solutions to architects, designers, engineers, contractors, HOAs, and homeowners in an increasingly fire-prone California.
Check their brochure out here https://www.dropbox.com/scl/fi/ztcxzjpfy3qpynmob69yc/Proactive-Fire-Solutions-PFS.pdf?rlkey=ekfgwvxq165jjeu7t9vp0m1gq&dl=0
From defensible space planning to fuel modification, fire master plans, fire behavior modeling, and more—Scott and the team at Proactive Fire Solutions are helping reshape how communities build and rebuild with safety in mind.

Episode 6 (Wildfire Series) - Where do we go from here? Strategizing your rebuild after the fires, with Mike Nalbandian

🎧 Episode 6: Where Do We Go From Here? Strategizing a Rebuild or Sale after the January Fires
with Mike Nalbandian, Realtor & Experienced Banker
Recorded in April 2025, just a few months after the devastating January wildfires in Southern California, this episode tackles a critical question faced by so many displaced homeowners: How do I land on my feet again?
Our guest, Mike Nalbandian, DRE, NMLS, brings a unique and deeply relevant perspective. A Southern California local and seasoned real estate agent at Equity Union Real Estate, Mike also comes from an extensive background in mortgage lending, finance, and executive banking. His mission? Helping clients make objective, informed, and emotionally balanced decisions—whether they're rebuilding, relocating, or considering a sale.
In this episode, we discuss:
🏡 Rebuilding vs. selling: how to evaluate both options financially and emotionally
💵 Loan packages and financial tools available after a natural disaster
🔍 What homeowners need to consider when re-entering the housing market
💡 How to think clearly—and strategically—after losing your home
Whether you're navigating your own post-disaster recovery, supporting someone who is, or just want to understand what it takes to bounce back, this episode will give you grounded insight and next steps.
Mike can be reached at realestatebymiken@gmail.com and through his website at https://mikenalbandian.com/

Episode 5 (Wildfire Series) - Recouping after a Fire Loss

Episode 5: Recouping after a Fire Loss w/ Ara Juljulian, Homeowner
While the January wildfires were still fresh in everyone’s minds, we sat down with homeowner Ara Juljulian, who experienced a devastating fire loss years earlier in Arrowhead, CA. Though not from the recent Altadena or Pacific Palisades burn areas, Ara's story offers powerful, first-hand insight into the emotional, financial, and logistical aftermath of losing a home to wildfire.
In this episode, Ara walks us through:
What it’s like to face the immediate chaos after the fire
The painful realities of navigating insurance claims
The unexpected lessons learned in the recovery process
 
🌲 Whether you’re rebuilding, helping someone who is, or just want to be prepared—this series is for you.
 

Episode 4 (wildfire series) - Decoding your insurance policy with Abe Bedros

In this episode of Architecting in Stilettos, we’re joined by insurance expert Abe Bedros, CIC, CiSC, CRIS — Vice President at The Liberty Company Insurance Brokers — for a conversation every property owner needs to hear.
So your home or business was lost in a wildfire... now what?
Abe walks us through:
🔍 How to actually read your insurance policy after a disaster
🧾 What’s covered, what’s not, and the fine print that matters most
🧠 What to expect from your insurance company in the first 30, 60, and 90 days
⚠️ Common mistakes and missed opportunities that could delay your recovery
💬 Scenarios involving homeowners, second home owners, and business owners
This episode is for anyone rebuilding in the wake of disaster — or anyone who simply wants to be better prepared. Because when the worst happens, understanding your policy could be your best defense.
🎧 Episode 4 is live now.Link in bio. Stay tuned — we’ve got more wildfire recovery insights coming up.
Additional resource from Abe: https://www.dropbox.com/scl/fi/91trwjj26fy2lznuns744/Abe-s-resource-6-trends-affecting-commercial-property-ins.pdf?rlkey=2xhoksyovn5l2aen5mgzv5llp&dl=0
#ArchitectingInStilettos #WildfireRecovery #DisasterInsurance #Insurance101 #RebuildCalifornia #WomenInArchitecture #AbeBedros #LibertyCompany #ArchitectsWhoGetIt #PostDisasterPlanning #CaliforniaFires

Episode 3 (wildfire series) - Thoughts on Mortgages & Loans with Yvonne Santos

On this first of four episodes dedicated to the wildfires, we are joined by Yvonne Santos, VP/ Business development Officer at New Day Commercial Capital. 
Yvonne describes how to pick up the pieces after a natural disaster, such as the wildfires that Pacific Palisades and Altadena experienced in January. We discuss what to do with your current mortgage, how to potentially strategize with neighbors, and how to potentially qualify for future loans. 
The show notes: 
**Due to the fluidity of the current information landscape, the following links and handouts are current as of the posting of this podcast**
🏡 Wildfire Recovery Guide: Altadena & Pacific Palisades 
🔨 The Rebuilding Process
AIA Pasadena & Foothill Chapter Resources
Rebuilding Options:
Rebuild the same home with up to a 110% increase in size (area, height and/or mass). The plan check should be streamlined and permitting fees waved for those rebuilding after a fire loss.
Design a new home from the ground up. This can be a custom or a pre-approved plan or a hybrid. Stay tune for; Some example designs for some typical Altadena lots that we will add to our website.
Install temporary housing on-site for up to 3 years.
AIA Roadmap to rebuilding Process Diagram https://www.dropbox.com/scl/fi/x0b9t4ybr6oa3xymwmiph/Roadmap-to-Rebuilding_Process-Diagram_English.pdf?rlkey=hnbiw1kioktzxbzlcyu5b0f9k&dl=0
Free Consultations: The "Ask an Architect" program offers complimentary guidance on fire-resistant design, permitting, and structural safety. ​aiapf.org+5TLRS+5Pasadena Now+5
Rebuilding FAQs: Detailed answers to common questions about the rebuilding process. ​Archinect+3ABC7 Los Angeles+3Governor of California+3
🚨 Emergency Funding & Permitting Updates
Permit Fee Waivers
Pacific Palisades: Building permit fees are waived for residents rebuilding after the wildfires. ​Pasadena Now+18SM Mirror+18ad05.asmrc.org+18
Streamlined Permitting
Statewide: Governor Newsom's executive orders have cut permitting delays and suspended certain environmental regulations to expedite rebuilding. Governor of CaliforniaGovernor of California​
Solar Panel Requirements
Exemptions: Legislation has been introduced to exempt low- and middle-income homeowners rebuilding after wildfires from mandatory solar panel installations. CapRadio​
 
💰 Financing Options & Tools
Small Business Administration (SBA) Disaster Loans
Homeowners: Loans up to $500,000 at a 2.5% interest rate, with no payments due for 12 months. Must apply by May 30, 2025.  Home​
Nonprofits: Loans up to $2 million at a 3.625% interest rate, with similar deferment terms. Small Business Administration​
Application: Visit the SBA Disaster Assistance website to apply. ​https://www.sba.gov/funding-programs/disaster-assistance
From Episode 3: Yvonne’s Post-Disaster Mortgage Calculator https://www.dropbox.com/scl/fi/9xmae9hqjfyy6ng4fksja/Yvonne-s-worksheet-post-disaster-financing-calculator.xlsx?rlkey=9qv7ykxexv96b2ux114o8rcx4&dl=0
Purpose: Estimate potential mortgage payments and financing options post-disaster.​
Access: Use the calculator to plan your rebuilding budget effectively.
Yvonne can be reached at yvonne@sbaloans.ccsend.com
💰 Insurance resources
From Episode 4 : Abe’s handout – 6 Trends Affecting Commercial Property Insurance https://cms.zywave.com/sharedcontentdownload/11aac3f3-67e5-4b06-9c79-a43db591786d
📌 Purpose:
To inform property owners, developers, and investors about current shifts in the commercial property insurance market that could impact their bottom line and planning strategies.
🔑 Key Takeaways:
Premiums Are Rising: Insurance costs are increasing due to natural disasters, inflation, and reinsurance market constraints.
Valuation Accuracy Is Critical: Undervaluing property leads to coverage gaps; accurate replacement cost appraisals are essential.
Climate Risk Is Reshaping Coverage: Insurers are reassessing risk models, particularly in wildfire- and flood-prone areas.
More Scrutiny on Older Properties: Aging infrastructure and deferred maintenance can lead to higher premiums or denial of coverage.
Policy Terms Are Stricter: Expect more exclusions, reduced limits, and increased deductibles.
Proactive Risk Management Pays Off: Implementing mitigation strategies can reduce premiums and increase insurability.
Abe can be reached at abedros@libertycompany.com
📐 Additional Resources
SB 9 Information: Details on lot splits and additional dwelling units under Senate Bill 9. ​CA Housing and Community Development
LA County Rebuilding: Guidelines and resources for rebuilding in Los Angeles County. ​Governor of California+3Governor of California+3Times of San Diego+3
Permit Requirements: Checklist for plan submittal requirements for wildfire rebuild projects. ​LADBS
Commercial property Debris Cleanup Deadlines: June 1, 2025 – debris removal permits must be submitted. June 30, 2025- completion of debris removal process.
 
For personalized assistance, reach out to us at (949) 863-3000 and ask to speak with Arlene or Katie.
 
Note: This information is current as of May 2025. For the most up-to-date guidance, please refer to the official websites and resources provided.
 

Episode 2 - Sewers and Trash - Unsexy, Sneaky, Project Killers

Let’s talk about the real foundation of any project… and no, it’s not the design. It’s sewers and trash💩🗑️ and a few other boring-ish details (like electrical service, anyone?⚡⚡)
Not the sexiest topics, we know. But if you don’t think about them early in your project, you’re in for some serious (and expensive) surprises later. In this episode of Architecting in Stilettos, we break down why these unglamorous details are critical to getting your project off the ground—before the first sketch is even drawn. 
🎧 Episode 2 drops March 26th! Tune in and let’s get real about a few more reasons why it's so hard to build in California.
#ArchitectingInStilettos #PodcastEpisode #WomenInArchitecture #CaliforniaBuilding #AMKStudio
Website: https://www.amkstudio.com/
LinkedIn: www.linkedin.com/in/arlene-edjourian
               www.linkedin.com/in/kathryn-flores
Instagram: @weareamkstudio
              www.instagram.com/weareamkstudio
 

Episode 1- Why is it so hard to build in California

In today’s episode, we launch the season topic “Why is it so hard to build in California” and kick things off with a discussion around costs, permits, timing and other project killers that make building in California as daunting as it comes.