By Corry Birket and Jolie Delja
Opinion: The future of Downtown Westchester may be shaped by Mayor Bass’ Executive Directive 1 (ED 1), a program that expedites the processing, clearances, and approvals of 100 percent affordable housing projects and shelters in Los Angeles. The goal of ED 1 is to quickly increase the City’s affordable housing stock by streamlining construction review and issuing building permits within 60 days. Indeed, since its issuance in December 2022, ED 1 has been lauded for successfully increasing the number of affordable housing projects proposed and approved across the city. However, the fast-tracking process inherent in ED 1 has led to unintended consequences and faced criticism, including because the affordable housing projects may be very large in scale relative to surrounding neighborhoods and may contain design elements misaligned with the look-and-feel of the communities in which they are situated. There has also been concern that some ED 1 projects have been proposed on parcels that already contain affordable Rent Stabilized Ordinance (RSO) units, and therefore that ED 1 projects would potentially lead to the displacement of low-income renters.
In response to these City-wide concerns, Mayor Bass has issued three revisions to ED 1. These revisions now stipulate that ED 1 projects cannot be built in single-family and duplex neighborhoods, historic districts, high fire zones, coastal protection areas, or hazardous sites. In addition, ED 1 projects cannot be located on a parcel containing 12 or more RSO units. Notably, the Mayor and her Housing Policy team continue to emphasize the importance of geographic equity in affordable housing distribution, acknowledging that ED 1 projects tend to be concentrated in specific areas and not spread throughout the city, leading to an inequitable distribution of affordable housing units.
Local Projects in Downtown Westchester: ED 1 vs. Standard Review
You may have heard about two major projects coming to Westchester: a 489-unit development on the Del Taco/Pep Boys lot and a 266-unit senior housing complex at the Staples and adjacent parking lot. These projects are not ED 1 projects and are going through the standard permitting and review process, which includes environmental assessments and public hearings. In contrast, ED 1 projects are fast-tracked, bypassing lengthy environmental reviews and public input. As a result, they often move forward with little to no community approval.
One key difference between ED 1 projects and standard developments is the lack of on-site parking. Since ED 1 projects are typically located near public transit, the parking requirement is waived to reduce costs and maximize the number of housing units. In addition, ED 1 projects generally lack other community benefits that are typically included in standard developments, such as shopping or dining options on the ground floor.
Westchester: A High Opportunity Area
Westchester has been designated a “High Opportunity Area” by City Planning, meaning it offers better access to jobs, quality schools, and transit, while also experiencing lower levels of environmental hazards. The City’s Housing Element and Citywide Housing Incentive Program (CHIP) aim to direct new housing development toward these “High Opportunity Areas” to expand access to economic mobility for more Angelenos.
However, the designation of Westchester as a “High Opportunity Area” is questionable when considering its proximity to LAX. Living near a major international airport comes with unique environmental and health challenges, such as high levels of traffic, hazardous noise exposure, and air pollution from aircraft emissions, including ultrafine particulate matter. These pollutants may be harmful to residents’ health, particularly children, the elderly, and individuals with pre-existing health conditions.
ED 1 in Westchester: A Disproportionate Burden
A developer has filed an ED 1 application for an eight-story, 413-unit project to replace the parking lot of the former Bed Bath & Beyond. This is just one of several ED 1 proposals for Downtown Westchester and the Westchester area more generally. Of the 1,392 ED 1 units proposed for Westchester, more than 1,000 units are concentrated near the LAX North Runway, an area already burdened by heavy traffic and infrastructure strain. This clustering of affordable housing units may create a lower opportunity district that does not ultimately allow its residents to avail themselves of the benefits of living in a “High Opportunity Area.”
In Council District 11, 79.2 percent of the ED 1 units are proposed for Westchester, while only 20.8 percent are slated for Cheviot Hills, West L.A. and Palms/Mar Vista. Other communities in Council District 11, such as Pacific Palisades, Brentwood, Playa del Rey, and Venice, are exempt from ED 1 projects due to environmental concerns and subsequent protections in high fire zones and coastal protection areas. Yet Westchester, which faces its own environmental challenges due to proximity to the airport, is taking on the large majority of ED 1 units.
The disproportionate allocation of ED 1 units proposed for Westchester raises concerns about ED 1 and how urgent it may be for the Mayor to issue another revision that better promotes geographic equity by more fairly allocating affordable housing responsibilities to all communities in Los Angeles. Westchester should not bear the influx of CD 11’s affordable housing development simply because the other areas have secured exemptions. Westchester also faces infrastructure strain and environmental risks associated with the airport that need to be taken seriously for current and future residents.
Environmental Concerns: LAX Proximity to Proposed ED 1 Projects and Health Risks
The majority of the proposed ED 1 projects in Westchester are located close to the LAX North Runway, an area defined by the Federal Aviation Administration (FAA) as a “Runway Protection Zone.” This zone is intended to provide clear space for aircraft takeoffs and landings, with strict height restrictions for buildings in the area. Additionally, the proposed ED 1 projects would be situated in a region identified by Los Angeles World Airports (LAWA) as a hazardous “Airport Noise Contour,” where residents are exposed to harmful noise and air pollution.
Living in close proximity to an airport exposes residents to hazardous noise and ultrafine particulate matter (UFPs) emitted by aircrafts, both of which have been shown to negatively impact human health. Given these risks, allowing affordable housing in such environmentally compromised areas contradicts the city’s environmental justice policies, which aim to protect vulnerable populations from harmful toxins. ED 1 itself notes that affordable housing projects should not be located in hazardous sites, and additional guardrails are needed in order to ensure that these projects are not located in such close proximity to the hazards of LAX.
Proposals for Addressing the Issue: Additional Guardrails for ED 1
A community group, One Voice Westchester, which advocates for balanced approaches to challenges in Westchester, Playa, and Ladera including the Community Plan Update, has proposed some short-term solutions to mitigate the impact of ED 1. The following solutions were presented to the Neighborhood Council’s Planning & Land Use Committee in November 2024:
1. Cap ED 1 units to 500 per zip code until all zip codes have contributed their proportional share of affordable housing.
2. Implement a “distance rule” to prevent clustering of ED 1 units in low-income areas and promote equitable distribution of affordable housing units.
3. Adopt an Airport Region Exemption within five miles of LAX, or impose a moratorium on new projects until after the 2028 Olympics to avoid disruptions to both airport operations and local traffic.
Sarah Howard, co-founder of One Voice Westchester, stated that “Incentivizing developers to create housing for low-income individuals in highly polluted areas near the airport is cause for great concern. Without additional guardrails to ED 1, this policy risks leaving a legacy of inequity and disproportionality across Los Angeles.”
As a community member of the Neighborhood Council’s Planning & Land Use and Ad Hoc Community Plan Update Committees, Cory Birkett, has also presented a longer-term solution, creating an Airport Community Plan Implementation Overlay (CPIO) as part of the ongoing Community Plan Update. A CPIO could help guide development in Downtown Westchester, particularly the areas most impacted by LAX. A CPIO could promote mixed-use development that strengthens the economic viability of Downtown Westchester, including requiring that new projects include dining, retail, and other commercial uses on the ground floor, while ensuring that parking options are maximized. It could also help create a more walkable downtown, easing some of the traffic congestion caused by the airport. Ideally, a CPIO would help mitigate the environmental and infrastructural pressures that Downtown Westchester faces while fostering a thriving, community-centered hub for both residents and visitors.
Westchester is poised to see significant housing development over the next five years. While the Neighborhood Council and groups like One Voice Westchester are committed to contributing to the city’s affordable housing goals, we all must work together to ensure that development occurs with a balanced and thoughtful approach. The City must work closely with developers, City Planning, and community members to ensure that these projects not only provide much-needed affordable units but also offer community benefits such as quality design, public amenities, and sufficient parking.
Furthermore, it is crucial that the city takes into account the unique environmental challenges that Westchester faces due to its proximity to LAX. Without careful coordination between City Planning, LAWA, and the FAA, the current approach risks the health and well-being of residents in the proposed ED 1 projects, due to environmental hazards. It also risks exacerbating existing traffic congestion and infrastructure strain. By ensuring that ED 1 projects are equitably distributed across CD 11 and sensitive to Westchester’s unique needs, we can help create a sustainable and thriving future for Downtown Westchester.
About the Authors:
Cory Birkett is a member of the Neighborhood Council of Westchester/Playa’s Planning and land Use Committee, the Community Plan Update Ad Hoc Committee and a Westchester resident.
Jolie Delja brings experience in community engagement and advocacy. She is passionate about ensuring that community members and small businesses can flourish in Westchester, Playa, and Ladera. She, along with Sarah Howard, established One Voice Westchester in 2023 to help inform community members about upzoning and its potential impacts.
