By Sarah Howard and Jolie Delja, One Voice Westchester
Opinion: For over a year, our community has been abuzz over the issue of upzoning. In 2023, with the prospect of thousands of homes in Westchester slated for upzoning into high-density housing districts, our community rallied together. We advocated tirelessly with elected officials and urged City Planning to protect our residential properties in the Westchester Playa Ladera Community Plan Update (CPU). Thanks to the dedication of Councilwoman Traci Park and the efforts of community members, we achieved a significant victory. The revised CPU released in March 2024 protects many of our homes from upzoning. This win is a testament to what we can achieve when we work together. Your voice matters!
The Fight Continues
Now, we face the continuation of a process that is far from settled. Though we have made significant strides in protecting residential areas, these hard-won victories are now at risk. The Citywide Housing Incentive Program (“CHIP,” an Ordinance of the Housing Element), designed to incentivize affordable housing through density bonuses and reduced parking requirements, poses a new issue. While the initial version of CHIP aimed to eliminate single-family zoning across Los Angeles, protections for single-family residences were added in the revised draft released in June 2024. Pressure from special interest groups in support of aggressive development lobbied City Planning to reopen public comments through August 2024. Now, the fate of protections for single-family residences in CHIP remains uncertain. Additional revisions are expected and a public hearing is set for September 26.
The CPU and CHIP processes are iterative and ongoing. Through One Voice Westchester, we aim to highlight the potential impact of upzoning on our community and the unintended consequences it could bring. Many of our commercial, industrial, and faith-based parcels are slated for excessive upzoning, potentially allowing high-rises of six, eight, or even unlimited stories, next to homes.
While upzoning is promoted as a way to create more housing and stimulate economic growth, it is community members who will bear the costs and burdens of this growth, while developers and corporations stand to make millions. Without thoughtful planning and community input, we risk increased traffic, strained infrastructure, and the erosion of the unique character that makes our community special.
The Impact on Small Businesses
One of the most immediate consequences of commercial/industrial upzoning is the pressure it places on property owners to sell. When a property is upzoned, its value initially increases. While this might seem like a win for property owners, it comes with significant economic pressures to build high-density housing, because state and local governments are heavily incentivizing such development. These developments sometimes provide a mixture of affordable units and market-rate units, while other times they are 100 percent affordable housing.
When property values increase due to upzoning, business owners often find themselves priced out of the very neighborhoods they helped build. Consider the potential loss of cherished local businesses: if a commercial parcel is upzoned, like Little Vons in Kentwood or Olive It in the Westchester Triangle, developers will likely come knocking, offering substantial sums to buy the land. If the property owner sells, these beloved establishments could be replaced by high-density housing developments. Even if the owner chooses not to sell, rising property values might lead to higher rents, making it difficult for businesses to survive. The local sandwich shop, the family-owned restaurant, and the local grocery store—all of these are at risk when the property is upzoned.
The Reality of Massive Development
The push toward upzoning is already manifesting in significant ways. Even before the CPU is finalized, massive developments are currently in the pipeline, including:
• 8819 Sepulveda Eastway: 8-story, 413-unit 100 percent affordable housing project with 81 parking spots and no mixed-use (no shops or restaurants on street-level for community use) on the parking lot behind the former Bed Bath & Beyond
• 8704 and 8711 S. Sepulveda Blvd.: 7-story, 146-unit senior housing and 8-story, 120-unit assisted living units to replace the Staples and adjacent parking lot
• 6136 W. Manchester Ave.: 8-story, 489-unit mixed-use residential building with 549 parking spaces (for residents and retail customers) to replace the current Pep Boys and Del Taco
While these projects may address certain needs, they also set a precedent for the size of developments that are profitable in our area. Our major corridors are already strained by the impacts of LAX and the growing influx of 80-plus million annual visitors. Unlike any other community in Los Angeles, we face the unique challenges that come with having a world airport as a neighbor. While sharing a community with LAX has its benefits, it also places burdens on residents and businesses, limiting how much housing our community can reasonably support or accommodate.
A More Conservative Approach to Planning Our Community
One Voice Westchester is for fair housing and we understand that some development is needed and appropriate. While the projects above are already in the pipeline, we are advocating for a more measured, conservative approach to future development. In our response to the CPU, we have outlined requests that aim to balance the need for growth with the preservation of our community’s character. We believe that new development should be sustainable, thoughtful, and—most importantly—inclusive of the voices of those who live and work here.
Our approach emphasizes three key themes:
1. Opposition to Unlimited Heights: We strongly oppose any zoning changes that allow for “No Limit” on building heights.
2. Opposition to High-Rises Next to Homes: We strongly oppose mid- to high-rise structures (5- to 8-stories) next to single-family and duplex homes.
3. Consideration of Density Bonuses: We urge City Planning to carefully consider the negative impacts of state density bonuses–such as those outlined in Assembly Bill 1287–on homes and businesses when planning our community’s future.
It is easy to get lost in the technical details of zoning laws and community plans, but at the heart of this issue is the human element. Our neighborhoods are more than just buildings and streets—they are communities where people live, work, and raise their families. The changes being proposed will affect the lives of real people, from the small business owner who has been a fixture in the community for decades, to the young family just starting out, to our beloved seniors.
A call to action
Now, more than ever, it is crucial for community members to get involved. The decisions being made today will shape the future of our community for decades to come. We encourage you to join us in advocating for a balanced approach to development—one that respects the needs of residents and businesses while allowing for thoughtful growth.
You can stay informed and engaged by following us on social media @onevoicewestchester and visiting our website at onevoicewestchester.com. Together, we can advocate that our community remains a vibrant, welcoming place for all.
About the Authors: Sarah Howard, a local Realtor, understands how zoning changes impact property values and community character. Jolie Delja brings experience in community engagement and advocacy. Together, they are passionate about ensuring that community members and small businesses can flourish in Westchester, Playa, and Ladera. They established One Voice Westchester in 2023 to help inform community members about upzoning and its potential impacts.
Photo by Zsuzsi Steiner.