Executive Directive 1 (ED 1)
Executive Directive 1 (ED 1) expedites the processing of shelters and 100% affordable housing projects in the City of Los Angeles. Eligible projects receive expedited processing, clearances, and approvals through the ED1 Ministerial Approval Process. ED1 was most recently updated on July 1, 2024.
The updates in this revised Directive dated July 1, 2024 include:
- Additional protection measures for existing residential tenants;
- Protection of historic resources;
- Environmental safeguards for very high fire hazard severity zones and projects in industrial areas;
- Enhanced project design standards, and;
- Limitations on Density Bonus off-menu incentives and/or waiver of development standards.
Please read the implementation guidelines for additional information.
Eligibility Criteria
ED 1 applies to all Shelter projects and 100 Percent Affordable Housing Projects with an active or valid City Planning application or referral form filed with City Planning, and any ED 1 eligible projects under review by LADBS or LAHD. These projects shall hereafter be referred to as ED 1 projects within this memo.
For the purposes of implementing ED 1, “100 Percent Affordable Housing Project” is defined as:
A housing project with five or more units, and with all units affordable either at 80% of Area Median Income or lower (U.S. Department of Housing and Urban Development (HUD) rent levels), or at mixed income with up to 20% of units at 120% AMI (California Department of Housing and Community Development (HCD) rent levels) and the balance at 80% AMI or lower (HUD/TCAC rent levels), as technically described here: A Housing Development Project, as defined in California Government Code Section(§) 65589.5, that includes 100% restricted affordable units (excluding any manager’s units) for which rental or mortgage amounts are limited so as to be affordable to and occupied by Lower Income households, as defined in California Health and Safety Code §50079.5, or that meets the definition of a 100% affordable housing development in CA Government Code §65915(b)(1)G), as determined by the Los Angeles Housing Department (LAHD).
This definition is limited to projects that are for rent, as opposed to affordable for-sale projects. Rent Schedules with the applicable rents by unit size and income category are maintained by LAHD and are updated annually. source
How Executive Directive 1 (ED1) is Shaping LA’s Future in a bad way
About this post: Mayor Karen Bass implemented the Executive Directive 1 (ED1) Mandate to address the growing issue of housing affordability in LA. While ATC has analyzed application growth, it’s time to delve into the composition of ED1 projects. How many units are being proposed? What types of units? And at what affordability level?
On December 16, 2022, the LA Mayor’s Office issued Executive Directive 1 (ED1) to expedite the permitting process for qualifying 100% affordable housing projects. ED1 has become a rallying point for policymakers, developers, and communities to come together for sustainable, affordable housing solutions. But what is ED1 exactly? And what has its impact been on the LA housing landscape?
Understanding Executive Directive 1
Under ED1, LA city departments must complete the pre-construction review process for all 100% affordable housing developments within 60 days. Building permits must be issued within five days.
Eligible projects receive expedited processing, clearances, and approvals through the ED1 Ministerial Approval Process. These projects are exempt from discretionary review as long as they do not require legislative action (e.g., General Plan Amendment, Zone Change, or Height District Change) or entitlements (outside of Density Bonus or Transit Oriented Communities) to modify otherwise applicable objective standards.
A“100% affordable housing project” is defined as a project with five or more units where:
• All units are at 80% of Area Median Income (AMI) or lower, based on U.S. Department of Housing and Urban Development (HUD) rent levels;
• or Units are mixed-income, with up to 20% of units at 120% AMI, but the balance is at 80% AMI or lower.
The Response
From its introduction to July 1, 2024, there have been 323 applications for ED1 Administrative Review, referred to as ADM applications. ED1 applications also submit a pre-application review (PAR) to check for eligibility before an ADM.
Interested in the number of applications and the average approval timelines? ATC has crunched the numbers below.
Project Breakdown
ATC also has the data on what proposed ED1 Projects look like. See below.
Recent Changes
On July 1, Mayor Karen Bass released her 3rd revision statement. The key takeaways:
- Prohibition on fast-tracked ED1 projects on parcels within an HPOZ
- Prohibition of fast-tracked ED1 projects on parcels containing 12+ units occupied in the 5 years
- Projects seeking Density Bonuses will be eligible for no more than 5 incentives and one waiver
- Calls for increased accountability within LAHD for applications with pending payments
- Future conversions of ADUs on ED1 projects will be deed-restricted
- All entitlements submitted to City Planning or vested before July 1 shall be deemed eligible to proceed under prior regulations
Permanent ED1 Ordinance
In Fall 2023, Los Angeles City Planning prepared a proposed Affordable Housing Streamlining Ordinance to amend the Los Angeles Municipal Code (LAMC) and codify the ED1 review process. Read more from the City of LA here.
The latest changes include eliminating any requests to decrease the required open space and bicycle parking beyond 50 percent. In addition, the minimum floor area ratio (FAR) in residential zones has been increased to 3.5:1.
The new ordinance also prohibits single-family zones from using the ED1 entitlement pathway, and a revised order was issued earlier this year to amend the ED1 parameters.
The new ordinance also prohibits R1 single-family zones from using the ED1 entitlement pathway. Before the announcement, several applications for ED1 projects in R1 single-family zones were submitted for approval, but with significant community pushback.
In a 5-1 vote on November 16, the Los Angeles City Planning Commission approved a draft ordinance.
Executive Directive 7
On November 16, Mayor Karen Bass announced Executive Order 7. The new directive aims to accelerate approvals for all housing projects, including those with market-rate units, and plans to increase the threshold for site plan review entitlements.
Notes on analysis:
ATC arrives at its findings using publicly available data from the City of Los Angeles based on biweekly case reports from Los Angeles City Planning. ATC’s analysis only covers Administrative Review (ADM) planning cases submitted from December 2022 to the end of February 2024 (including some projects legacied into the process).
Numbers may vary slightly depending on whether an application has been terminated or withdrawn since the publication of this data. Also, some projects do not include project plans with unit or affordability breakdowns; instead, we have noted the total number for those analyses. source
ED1 Los Angeles: Fast-Track Your 100% Affordable Housing Development
If you’re a developer in Los Angeles, Executive Directive 1 (ED1) is your golden ticket to dramatically expedite your next 100% affordable housing project. Signed into effect by Mayor Karen Bass in December 2022, ED1 is transforming the landscape of real estate development in LA—especially for builders focused on low-income and supportive housing.
Whether you’re a seasoned builder or a property owner exploring development, this blog will walk you through everything you need to know to take full advantage of ED1’s powerful incentives and fast-track your project through the bureaucracy.
🧭 What Is ED1 Los Angeles?
Executive Directive 1—commonly called ED1—is an emergency order by Mayor Karen Bass that streamlines the approval process for developments that are 100% deed-restricted affordable housing. The goal? Combat LA’s housing crisis by slashing red tape and empowering developers to build faster.
🔑 In short: ED1 gives qualifying affordable housing projects a green light with minimal delays—often referred to as “rubber stamping” development.
⚡ ED1 = Ministerial Approval = Speed
Under ED1, eligible affordable housing developments receive ministerial approval, meaning:
- No public hearings
- No CEQA delays
- No discretionary decision-making
- No drawn-out appeals
This means your project could go from plan to permit in under 60 days—a fraction of the time compared to traditional permitting.
🏗️ ED1 Eligibility Criteria: Does Your Project Qualify?
To benefit from ED1, your project must meet specific requirements:
| Requirement | Details |
|---|---|
| 🏠 100% Affordable Housing | All units (except manager’s) must be deed-restricted affordable. |
| 🧾 Zoning Compliance | Must comply with existing zoning or require only minor deviations. |
| 🧍 Supportive or Low-Income Focus | Designed for Extremely Low, Very Low, or Low-Income households. |
| 🕒 Fast-Track Timeline | Plans must be reviewed and processed within 60 days. |
Projects that qualify under SB 35, AB 2162, or similar state laws typically align well with ED1 standards.
💡 Why Developers Should Act Now
Los Angeles is hungry for affordable housing. With ED1 in effect, city agencies are prioritizing and fast-tracking developments that would normally take months—if not years—to entitle.
Benefits of ED1 for Developers:
- 🚫 No CEQA delays for qualifying projects
- 🏢 Bypass design review boards in many zones
- ⏱️ Shorter pre-construction timelines
- 💰 Lower holding costs and improved ROI
- 🗺️ Ideal for adaptive reuse and infill projects
📍 Where in LA Can You Use ED1?
ED1 applies citywide within the City of Los Angeles. Whether you’re developing in:
- Downtown LA
- South LA
- San Fernando Valley
- Venice
- Hollywood
…you can take advantage of this directive—if your site and proposal meet the eligibility criteria.
Use tools like ZIMAS and consult with a local planning expert to verify zoning, overlays, and use permissions.
📝 What to Expect in the ED1 Process
- Prepare Your Application
Include site plans, affordability breakdowns, and zoning documentation. - Submit to the Planning Department
Mark your project as an ED1 submission. - Receive Priority Routing
Planning, Building & Safety, Transportation, and other departments expedite your review. - Get Ministerial Approval
No hearings. No politics. Just process. - Pull Permits & Build
Once approved, you’re ready to break ground.
⚠️ ED1 Limitations
While ED1 is powerful, it doesn’t:
- Apply to mixed-income or market-rate housing.
- Override all zoning or height restrictions.
- Bypass state or federal affordable housing standards.
If you’re adding density bonuses or incentives beyond by-right entitlements, you may still need some discretionary review—but even those are now being streamlined under this initiative.
📣 Final Thoughts: Why ED1 Is a Game-Changer
Los Angeles desperately needs housing—and you can help meet that need while accelerating your development goals.
ED1 is your opportunity to build faster, smarter, and with fewer barriers.
If you’re sitting on a property with development potential—or you’re looking to acquire one—this is the moment to act. source