• Building a Better Westchester-Playa
News & Info Sign Up

The homes we need.

For the community

we love.

Building a Better Westchester-Playa (BaBWP) is an organization of neighbors advocating for local affordable housing and land use decisions that foster racial and socio-economic diversity, environmental sustainability, and greater community well-being.

News & Info Sign Up

Work To Date...

Our group has committed to values of transparency and accountability. Therefore, we publish the work we’ve done in this library, which is easily searchable by tags and key words.
View All

Motion Proposed: Support 1st Floor Commercial in new Downtown Projects

BaBWP presentation to NC-PLUC on 4/8/25: encouraging NC to task CD11 staff to work with Planning, support enforcement of Downtown Westchester’s CDO requirement: first floor commercial-only use.
Read more

Livable Communities Intro Zoom! Monday 3/31 @ 7pm…Please RSVP

Zoom intro meeting to learn about the work of the Livable Communities Initiative, working to create 15-minute bikeable neighborhoods in LA.
Read more

CityView: BaBWP Support Letter + Email Comment Info

BaBWP has expressed it’s support for this project in a letter to Planning we have published here. Also in this post: instructions on how to submit Public Comment up through Wednesday, February 12th.
Read more

Motion Proposed: Support 1st Floor Commercial in new Downtown Projects

BaBWP presentation to NC-PLUC on 4/8/25: encouraging NC to task CD11 staff to work with Planning, support enforcement of Downtown Westchester’s CDO requirement: first floor commercial-only use.
Read more

Livable Communities Intro Zoom! Monday 3/31 @ 7pm…Please RSVP

Zoom intro meeting to learn about the work of the Livable Communities Initiative, working to create 15-minute bikeable neighborhoods in LA.
Read more

CityView: BaBWP Support Letter + Email Comment Info

BaBWP has expressed it’s support for this project in a letter to Planning we have published here. Also in this post: instructions on how to submit Public Comment up through Wednesday, February 12th.
Read more

BaBWP Public Comment Correcting Factual Errors (NC Board Agenda Attachment)

For the 2025-02-04 meeting of the NC Board, BaBWP submitted public comment to correct factual errors sited to support the claim that “we are being set up to become the Westside’s containment zone for homeless.”
Read more

ED1: NC Board 2025-01 Meeting Public Comment

For the 2025-01-14 meeting of the NC Board, BaBWP submitted public comment to clarify support for ED1 affordable housing in the community.
Read more

ED1 Tutorial NC-PLUC Presentation on 11/19/24

On Tuesday, Nov 19, 2024 Building a Better Westchester-Playa presented a tutorial to the NC-PLUC** on the current status of Mayor Karen Bass’s “Executive Directive 1.”
Read more

Intro: Our CPU Map 3 Report

This introductory post provides background on how the BaBWP team reviewed and compared CPU Draft 2 and 3 Maps.
Read more

CPU Edit 1: Manchester West

  • Manchester between Pershing & Lincoln
Our map change recommendations for the west end of Manchester (btwn Pershing & Lincoln)
Read more

CPU Edit 2: Metro Area

Our map change recommendations for the areas close to the Veterans Metro station.
Read more

CPU Edit 3: Ladera

Our map change recommendations for Ladera.
Read more

CPU Edit 4: Arizona Circle

Our map change recommendations for Arizona Circle.
Read more

CPU Edit 5a: Loyola Village

Our map change recommendations for Loyola Village.
Read more

CPU Edit 5b: La Tijera @ Manchester

Our map change recommendations for the area near the intersection of La Tijera and Manchester.
Read more

CPU Edit 5c: Manchester East

Our map change recommendations for Manchester Ave btwn Sepulveda and Police Academy (Osage Ave).
Read more

CPU Edit R1-1: Collector Streets

Proposal #1: transitional up-zoning of R1 parcels @ Collector Street intersections. (1200+ new units.)
Read more

CPU R1-2: Perimeters

Proposal #2: transitional up-zoning of perimeter neighborhood R1 parcels. (912 new units.)
Read more

CPU R1-3: Arterial Intersections

Proposal #3 : transitional up-zoning of R1 parcels @ neighborhood street/arterial intersections. (93 more housing units.)
Read more

For Your Information...

Our City’s Planning and Land Use Policy development process is complex and sometimes opaque, making it hard for Westchester-Playa stakeholders to understand what’s going on. These posts aim to improving public access to important general news and information.

View All

6/5 Town Hall – Traci Park: ED1 Clarifications

Councilwoman Park underscored several important points regarding Executive Directive 1 (ED1) 100% Affordable housing, whether in Westchester or anywhere in the City.
Read more

6/5 Town Hall Correction: ED1 project map missing 2 projects.

Town Hall map correction: the ED1 project map shown in the 6/5/25 Town Hall showed a total of 4 ED1 projects. In fact there are 6 in our area. 
Read more

6/5 Town Hall Correction: ED1 projects have 60 day approval target, but most take longer

Town Hall data point correction: while ED1 policy states a target of approval in 60 days. However, data shows Westchester’s first 4 ED1 projects took longer.
Read more

6/5 Town Hall Omission: ED1 projects in Downtown Westchester are not CDO compliant

Town Hall data point omission: it was not pointed out that two pending Downtown Westchester ED1 projects are not CDO compliant.
Read more

June 5 @ 6pm: Virtual CD11 Town Hall on Local Housing & Development

Be sure to RSVP! A unique opportunity to hear our Council rep’s POV on local housing and development issues, trends and policies
Read more

Tracking 2025-2026 City Budget Crisis Impact on Planning

Monitoring City budget cuts and their impact on future affordable housing plus Community Plan Update processes.
Read more

Chart: Planning Dept Processes for Three Types of Affordable Housing

Planning application processing for affordable housing projects has gotten a bit more confusing with ED1. This chart clarifies how it works.
Read more

Local ED1 Pipeline as of 30-Jan-2025

Updated on 30 Jan 2025. This map shows current and possible ED1 projects for 90045. At this time, no ED1 project applications have been submitted for PDR, Ladera or PV.
Read more

How to Find ED1 Planning Dept Project Files Online

Mayor Bass’s Executive Directive 1 (ED1) 100% affordable residential projects proposed to the Planning Department can be found online. This is a quick tutorial on how to navigate to those records.
Read more

CHIP Status: Moves from City Council to City Attorney

Regularly updated notes on next steps for review of this draft ordinance, due to be finalized before the Feb-2024 State deadline re LA’s improved housing capacity.
Read more

CHIP Ordinance Timeline

Regularly updated notes on the review journey of this draft ordinance. City’s goal: to have this ordinance in place before the State Feb-2025 deadline re additional housing.
Read more

Resident Protections Ordinance

Quick overview: LA Planning Dept recently shared this new draft ordinance (with link): “The Resident Protections Ordinance would establish consistent protections for residents…”
Read more

Sites + Minimum Density Ordinance

Quick overview: LA Planning recently shared this information on this draft ordinance (with link) “intended to enact state housing element law for different types …”
Read more

Tutorial: CHIP Ordinance

Quick overview: Planning recently shared this information on this draft ordinance (with link). “The Citywide Housing Incentive Program (CHIP) Ordinance proposes several new programs that…”
Read more

LAX Employee Housing Challenge

Westchester-Playa hosts LAX and manages a number of challenges related to the airport. Passenger traffic impacts are the most obvious. But there are other very significant…
Read more

2024 Housing Applications Down

The LA Planning Department produces a monthly newsletter. In it, they report housing application data, and for the first half of 2024, trends overall are declining…
Read more

Case in LA: Affordable Adaptive Reuse

To get a sense of how much is going with LA’s new adaptive reuse program for creating new housing, one thing you can do is search “Adaptive Reuse” on Urbanize.LA.com…
Read more

Tutorial: Adaptive Reuse 101

In their August 2024 Market Report, the CommercialEdge real estate blog confirms Los Angeles is clocking in at 24-25% vacant rates. That translates to some 83 million sq feet…
Read more

6/5 Town Hall – Traci Park: ED1 Clarifications

Councilwoman Park underscored several important points regarding Executive Directive 1 (ED1) 100% Affordable housing, whether in Westchester or anywhere in the City.
Read more

6/5 Town Hall Correction: ED1 project map missing 2 projects.

Town Hall map correction: the ED1 project map shown in the 6/5/25 Town Hall showed a total of 4 ED1 projects. In fact there are 6 in our area. 
Read more

6/5 Town Hall Correction: ED1 projects have 60 day approval target, but most take longer

Town Hall data point correction: while ED1 policy states a target of approval in 60 days. However, data shows Westchester’s first 4 ED1 projects took longer.
Read more

Community Plan Update...

Currently LA City Planning is putting the entire Westside—including Westchester-Playa—through a Community Plan Update (CPU) process. When approved by City Council (projected for 2026-2027), the final Westchester-Playa CPU legally memorializes updated land use policy and zoning codes. These posts aim to improve stakeholder access to important CPU news and information.

View All

CPU Process Back on Track, 2025 Still Target for New Draft Maps Publication

The latest from our CPU Planning team: the Planning Dept budget has been resolved, we keep our Planning team and draft maps are expected to be released in 2025!
Read more

LA’s Housing Target

Ultimately what’s driving LA’s push to up-zone more land parcels to create more housing units in the future?…
Read more

Current Community Plan (2004)

Here you’ll find links to the active Westchester-Playa Community Plan Update, completed in 2004…
Read more

CPU Draft 3 Maps Access

Currently, Westchester-Playa is part of LA Planning Department’s larger effort titled Planning the Westside…
Read more

CPU Process Back on Track, 2025 Still Target for New Draft Maps Publication

The latest from our CPU Planning team: the Planning Dept budget has been resolved, we keep our Planning team and draft maps are expected to be released in 2025!
Read more

LA’s Housing Target

Ultimately what’s driving LA’s push to up-zone more land parcels to create more housing units in the future?…
Read more

Current Community Plan (2004)

Here you’ll find links to the active Westchester-Playa Community Plan Update, completed in 2004…
Read more

Local Build Projects...

Given Westchester-Playa’s strategic and desirable location, there are always future building projects in the City Planning pipeline. These posts aim to provide visibility into the Planning process and keep a rolling report on the status of specific projects.

View All

9750 Airport @ 98th / 100% Affordable APPROVED

  • 9750 Airport @ 98th
Building type: Former Sheraton Four Points Adapted to 100% Affordable Housing
Read more

5201-5309 West Knowlton (The Legacy) APPROVED

  • 5102-5309 W Knowlton @ La Cienega
Building type: Density Bonus
Read more

9038 S. Reading (ED1 100% Affordable) APPROVED

  • 9038 Reading
Building type: ED1 100% Affordable
Read more
Side elevation of multi-story Cityview project on Manchester Avenue, Westchester neighborhood of Los Angeles.

CityView @ 6136 Manchester (Density Bonus) APPROVED

  • 6136 Manchester @ La Tijera
Building type: Density Bonus Mixed-Use Commercial
Read more

8615 Ramsgate “The Liberty” (ED1 100% Affordable) APPROVED

  • 8615 Ramsgate
Building type: ED1 100% Affordable
Read more

8820 Sepulveda Blvd (ED1 100% Affordable) PENDING

  • 8820 Sepulveda Boulevard
Building type: ED1 100% Affordable with some Commercial on 1st floor
Read more

8819 Sepulveda Eastway (ED1 100% Affordable) PENDING

  • 8819 Sepulveda Eastway
Building type: ED1 100% Affordable
Read more

9033 Ramsgate (ED1 100% Affordable) APPROVED

  • 9033 Ramsgate
Building type: ED1 100% Affordable
Read more

8911 Ramsgate (ED1 100% Affordable) APPROVED

  • 8911 Ramsgate
Building type: ED1 100% Affordable
Read more

Hertz Lot Replacement

  • 9000 Airport Boulevard
Building type: Warehouse(s)
Read more

Red Tail Crossing (100% Affordable) BUILT

  • 8333 Airport Boulevard
Building type: 100% Affordable Residential + Permanent Supportive Housing
Read more

Next-to-Benny’s APPROVED

  • 7111 Manchester Ave
Building type: Mixed-Use Commercial with Density Bonus (includes 3 VLI Units)
Read more

Staples > Senior Housing

  • 8704 Sepulveda Blvd & 8711 Sepulveda Eastway
Building type: 100% Residential, Market-Rate for Seniors
Read more

Kajima USA (formerly Sandstone)

  • 6733 Sepulveda
Building type: 100% Residential and Market-Rate (No Density Bonus)
Read more

9750 Airport @ 98th / 100% Affordable APPROVED

  • 9750 Airport @ 98th
Building type: Former Sheraton Four Points Adapted to 100% Affordable Housing
Read more

5201-5309 West Knowlton (The Legacy) APPROVED

  • 5102-5309 W Knowlton @ La Cienega
Building type: Density Bonus
Read more

9038 S. Reading (ED1 100% Affordable) APPROVED

  • 9038 Reading
Building type: ED1 100% Affordable
Read more

Neighbors advocating for local

housing.

Building a Better Westchester-Playa (BaBWP) is a group of neighbors advocating for local housing and land use decisions that foster racial and socio-economic diversity, environmental sustainability and community well-being.

News & Info Sign Up