A developer has filed new plans to tear down commercial buildings at 2127 S. Westwood Boulevard in West Los Angeles and replace them with a seven-story building holding 87 apartments, all one-bedroom units. The project would rise without a single on-site parking space. It's the second application filed for this exact address, and a far smaller one than the last try.
Developer Passo submitted the proposal under planning case number EAR-2026-3177-AH-VHCA, requesting affordable housing incentives that allow a taller, denser building than current zoning would otherwise permit, according to Urbanize LA. Aero Collective is designing the podium-style building, which qualifies for the incentives through a mix of low- and moderate-income units.
A Much Smaller Vision Than 2024's
Passo's filing replaces a far bigger vision for the same stretch of road. In October 2024, developer SCAH-LA filed plans for a nine-story complex spanning 2125 to 2141 S. Westwood Boulevard that would have combined the 2127 parcel with adjacent properties to the south for a total of 345 homes, the outlet reported at the time.
The site abuts a newly built five-story mixed-use building at 2107 S. Westwood Boulevard from RBM of California, which includes 92 predominantly market-rate residential units, roughly 1,500 square feet of retail space, and eight deed-restricted very low-income units secured through density-bonus incentives, per the same outlet's reporting.
No Parking, By Design
Skipping on-site parking altogether isn't unusual on this stretch of Westwood Boulevard, and it's perfectly legal under state law. California Assembly Bill 2097, which took effect in January 2023, bars public agencies from enforcing minimum parking mandates on residential or commercial projects within half a mile of a major transit stop, according to the California Department of Housing and Community Development.
The financial math behind that choice is significant. Each parking space in Los Angeles adds roughly $55,000 to total construction costs, according to Los Angeles Department of City Planning figures cited by Abundant Housing LA, which helps explain why garage-free designs have become common in dense affordable housing near transit.
Part of a Bigger Streamlining Push
The Westwood Boulevard filing arrives amid a citywide effort to fast-track affordable housing approvals. In December 2025, the Los Angeles City Council unanimously passed the Affordable Housing Streamlining Ordinance, permanently codifying Mayor Karen Bass's Executive Directive 1 into municipal code and requiring planners to finish pre-construction reviews within 60 days for 100% affordable proposals, according to the Los Angeles Times. That push has already cut average pre-construction review timelines from nine months down to 22 days, per The Real Deal.
By July, Mayor Bass reported that Executive Directive 1 and its streamlining provisions were backing nearly 47,000 affordable housing units across the city's development pipeline, according to Hoodline.
Passo's Growing Westside Footprint
Passo has proposed at least a half-dozen developments across Westside neighborhoods, and the Westwood Boulevard corridor is a clear focus. In September 2025, the developer filed separate Executive Directive 1 plans for a seven-story, 103-unit affordable complex at 2323 Westwood Boulevard, a few blocks south near UCLA's planned Research Park. Passo is also building elsewhere on the Westside with the same design team: a 72-unit project at 4129 Centinela Avenue in Del Rey reached full framing in June, and a 73-unit project at 4706 Centinela Avenue topped out in July, according to ArchiWise.
Public agencies have shown appetite for these newly built units too. In June, the Housing Authority of the City of Los Angeles acquired a newly completed 44-unit Executive Directive 1 complex in neighboring Sawtelle for about $16.7 million to expand its public portfolio, according to Hoodline.
Whether paper entitlements like the one filed for 2127 S. Westwood Boulevard translate quickly into actual construction remains an open question. High regional financing costs continue to slow the jump from approval to groundbreaking even under the streamlined 60-day review track, according to an AIA Los Angeles advocacy report.
