The Brief

This year Pasadena hosts its annual Cheeseburger Week, Jan. 21- 27. It's been a regular event for more than a decade, but this year is particularly notable — the city says it's 100 years since the national icon was born.

The week is hosted in honor of Lionel Sternberger, who, according to local lore, created the beloved cheeseburger at his roadside stand off Route 66 in Pasadena in the 1920s.

But did Sternberger really create the cheeseburger? And what year? And why? While the Pasadena Chamber of Commerce believes it occurred in 1924, other sources give different dates. Other states also claim the honor. It’s one of SoCal’s numerous unsolved mysteries.

Burger history

The course of food history is often murky at best. According to The Great American Burger Book, by George Motz, it is believed burger meat (originally raw mutton) originated in the 13th century Mongol empire, before Russian and German immigrants brought their chopped beef version to America in the 19th century. It was in the go-go U.S.A. that a sizzling burger was probably slapped between two slices of bread, with multiple people claiming the honor sometime between 1885-1900.

But there is no ambivalence about the fact that 20th century Southern California is the birthplace of fast food. Due to our early adoption of cars, freeways, commutes, and our love of a cheap, greasy meal, McDonalds, Taco Bell, Fatburger, and In-N-Out, among others, were all started by savvy, entrepreneurial Southern Californians. And Lionel Sternberger was a true forerunner to these revolutionary restaurateurs.

Sternberger’s road stand

The earliest known version of Sternberger’s creation of the cheeseburger was recently discovered by food historian Andrew Smith, author of Hamburger: A Global History. It is in an article in The Pasadena Post, a now defunct newspaper. Published July 23, 1931, it sheds light on Sternberger’s early life and innovative ideas.

Lionel Sternberger was born in New York City in 1907. Soon the Sternberger family was off to booming SoCal, and Lionel attended grade school in Eagle Rock before attending high school in Pasadena. A natural born entrepreneur, he started a cider stand at the age of 12 and was running a grocery store at the age of 15.

Lionel Sternberger in the Pasadena Post.

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Courtesy of the California Digital Newspaper Collection, Center for Bibliographic Studies and Research, University of California, Riverside

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According to the Pasadena Post, in 1927, an act of kindness led Sternberger to his most famous acquisition — 1500 West Colorado Boulevard (part of the legendary Route 66), just west of the Colorado Street Bridge:

The young man started on the present enterprise in 1927, as the result of an interesting incident. On the approach to Pasadena, he halted his automobile and gave a lift to a waysider who wanted to get off at the soft drink stand at the crown of Colorado Street near Annandale Golf Links. Sternberger knew this location well — he and his father, years before, sold fruit on the same spot.

The road was already lined with quick serve options for harried commuters.

“There was a row of food stands offering everything from burgers and fries to Chinese food,” says Paul Little, president of the Pasadena Chamber of Commerce and Civic Association in an interview over email. “They catered to drivers heading into Eagle Rock and other parts of L.A. and toward Glendale.”

Sternberger reached the little stand, which a 1937 issue of Western Restaurants claims was called Hinky Dink Barbecue Stand. The Post reported:

“On reaching the top of the hill, Sternberger drove his car to the doorstep so his passenger would not have to wade in the mud left by the rain the night before. Sternberger engaged the owner of the soft drink stand in conversation, with the result he swapped his car for the stand.”

He renamed the stand (little more than a cooking shack) the Boulevard Stop, before changing its name to The Rite Spot. But the going was rough, and Sternberger’s stand was only bringing in around $2 a day.

Adding the cheese

Stories diverge wildly over what prompted Sternberger to add a slice of cheese (kind unspecified) on the hamburger. According to The Pasadena Post, an unnamed friend suggested the struggling Sternberger try something new that would set his stand apart.

“Together the pair ‘invented’ a new hamburger sandwich,” the Post reported, “which included a slice of cheese, a food never before tried on such a sandwich. It was very tasty.”

Sternberger’s nephew Don heard another story from his father, Van, who would join Lionel in the family business.

“Lionel was a big eater,” he told the Los Angeles Times in 2012. “One day he just decided he wanted a hamburger with cheese on it and started doing it. That’s how my dad described it to me. My dad was proud of it. I tried once to get him to go to In-N-Out with me and he wouldn’t.”

(There are also other versions, like Sternberger putting “everything” on a burger as requested by an enthusiastic customer, including cheese, and Sternberger burning one side of a patty, which he covered up with a cheese slice.)

According to The Pasadena Post, Sternberger was initially wary of promoting this new burger with cheese, due to cheese costs at the time. However, he tried it out one day on two faithful customers — and they loved it.

“The next day,” The Pasadena Post reported, “an automobile with six passengers halted at the door. The driver asked: ‘Is this where hamburgers with cheese are served?’”

The customers loved the newfangled cheeseburger so much they ordered seconds. Soon The Rite Stop cheeseburgers were all the rage in Pasadena, and Sternberger was banking $400 a day.

“As a Muir Tech student in Pasadena in the late ‘20s and early ‘30s,” Pasadena native Jim Horbuckle recalled, per Smith, “the big treat was to take our dates to Lionel Sternberger’s Rite Spot — delicious hamburgers with cheese — 15 cents, a glass of cider, 10 cents. The total bill was $1.”

The menu of the Rite Spot showing Aristocratic Hamburger, the original hamburger with cheese, on the top left hand side.

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Courtesy of the Archives (EPH-RES 2.39)

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Pasadena Museum of History

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An undated menu for The Rite Spot shows just how important this new edition to the menu was. The first item on the menu, it was called the “Aristocratic Hamburger” and billed as “the original hamburger with cheese.” The rest of the menu was standard Americana fare — chili and beans, Steak Lover’s Delight, Baked Alaskan Shrimp, and Pie á la Mode.

One side of the menu from a Rite Spot restaurant.

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Courtesy of the Archives (EPH-RES 2.39)

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Pasadena Museum of History

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By 1931, Sternberger was prospering. The Rite Spot expanded to another brick-and-mortar eatery in Pasadena, and also opened locations in Glendale and Highland Park. With his newfound fortune, Sternberger reportedly built a large house in the Pasadena neighborhood of Annadale, which he shared with his mother.

The Sternberger family continued in the restaurant business for decades. When Sternberger died in 1964, Time Magazine credited him as the inventor of the cheeseburger (although it stated he had created it while working at a stand owned by his father).

Rivals to the crown

However, there are other claimants to the cheeseburger throne. According to George Motz, a 1928 menu from Odell’s Restaurant in South Los Angeles features a chili cheeseburger. Kaelin’s Restaurant in Louisville, Kentucky, has long asserted that their founder Carl Kaelin created the cheeseburger in 1934. And Louis Ballast of Humpty Dumpty Drive-In in Denver had the name “cheeseburger” trademarked in 1935.

“There has been some discussion back and forth in a friendly rivalry,” Little says of the competing claims. “Menus and other historical artifacts support the Rite Spot as being the originator of the hamburger with cheese. Sternberger did not call it a cheeseburger, which is what the others who claim to be originators use.”

Indeed, if the newly uncovered Pasadena Post article is accurate, it seems the main competition for “first cheeseburger” may only be the long-gone Odell’s. But Pasadena has embraced the legend of Lionel Sternberger and uses it today to celebrate the city’s thriving restaurant scene.

“In 2011, as part of California Restaurant Month, we started hosting Cheeseburger Week in January,” Little says. “We have done that every year since. It was a take-out version during the pandemic.”

A plaque commemorating cheeseburger's invention in Pasadena in the sidewalk outside the LA Financial Credit Union at 1520 W. Colorado Boulevard.

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Courtesy Pasadena Chamber of Commerce

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In 2017, a marker was placed at the site of the first The Rite Spot, into the sidewalk outside of the LA Financial Credit Union at 1520 W. Colorado Blvd. It tells yet another version of the story.

“On this site in 1924,” it reads, “sixteen-year-old Lionel Sternberger first put cheese on a hamburger and sold it to a customer, thereby inventing the cheeseburger. The “Aristocratic Burger” at the Rite Spot is the first instance of a hamburger with cheese being served to a customer.”

Whatever the case, we can all agree the end result was delicious — and well worth celebrating during Cheeseburger Week.

The 99 Cents Only chain may be gone, but a new art exhibit at its former store at the intersection of Wilshire Boulevard and Fairfax Avenue is keeping its legacy alive in the most eccentric way possible.

From shopping carts suspended upside down to video art at the checkout counters to paintings and graffiti in every nook and cranny, this is not the same 99 Cents Only store where you used to buy your cleaning supplies.

The curators behind 99CENT, which is on display through the end of this weekend, have filled the space with artwork and L.A. artifacts for a free exhibition. So I had to check it out:

99CENT's art

Many of the involved artists used practically every square inch of parts of the store.

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Kevin Tidmarsh

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LAist

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The artists on display at 99CENT work across mediums.

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Art and graffiti were both on full display at 99CENT.

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Many of the works of art look like regular street signs ... until you look a little closer.

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Presumably, this fruit wasn't bought at the 99 Cents Only store, which closed last year.

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Kevin Tidmarsh/LAist

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Many different art styles were on display at 99CENT.

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Kevin Tidmarsh/LAist

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The exhibit makes creative use of space, including hanging things from the ceiling.

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Despite this sign, the inside of the store was covered in graffiti, though some staff members could be seen cleaning up graffiti on the outside.

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Many of the items on display were carefully crafted. The $9.99 sticker may not be accurate pricing.

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Kevin Tidmarsh/LAist

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What you can see

As soon as you walk in, you’re treated to a complete reimagining of the 99 Cents Only store. This former site of the modern big-box discount chain has been infused with a healthy dose of the West Coast art styles that sprung up from places like the Mission District, Haight-Ashbury and Venice.

One of many sections of the repurposed store that showcases objects, graffiti and artworks.

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Kevin Tidmarsh/LAist

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Artists whose work was on display used all kinds of mediums. In this case, mirrors and wheelchairs.

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All the original shelving is there, but nearly every nook and cranny has been filled with art.

Inside the old freezer

Even the store's freezers were fair game to show off art at 99CENT.

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The inside of the store's freezer, which was repurposed as a gallery space.

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But look close and you’ll see cheeky nods to the 99 Cents Only store of yore. Much of the old shelving and signage is still there, even if slightly rearranged. On some shelves, hygiene supplies sit side by side with artworks and found objects.

99CENT displays

Some parts of 99CENT even loosely resemble the former store.

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Though this is an artists' flea market, these works of art presumably would cost more than 99 cents to buy.

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Many books on display this week, like this one, probably never went for sale at the original 99 Cents Only stores.

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These curated vintage shirts presumably were also not for sale at the original 99 Cents Only store.

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Some old shopping carts have been converted into suspended sculptures. In between songs, the loudspeakers play what I’m pretty sure are authentic 99 Cents Only in-store announcements in English and Spanish.

One major auditory difference — and I can confirm this as a former 99 Cents store shopper — the music on the store’s PA system is much more lo-fi and homespun than the radio pop the old store used to have on.

Inside the "tent"

In the background, behind the hanging shopping cart, you can see the entrance to an improvised structure in aisle 11.

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Kevin Tidmarsh/LAist

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Inside the improvised structure in Aisle 11.

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Since this is a self-described “artist flea market of sorts,” many of the artists have also scrawled their phone numbers and Venmo usernames near their works, and walking through different stations at the store really does feel like walking through different stations of a carefully curated swap meet or flea market.

Many works of art coexisted with produce and groceries, like this work held down by two Grey Poupon bottles.

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Even for works that aren’t on sale, most paintings and sculptures I saw identify the artist, though it’s admittedly a little more haphazard than most galleries I’ve been to.

About the curators

Representatives for the gallery The Hole, which curated this exhibit, said that the works in the store pull from its “West Coast network of artists and outsiders.”

These paintings share wall space with this sculpture made of repurposed blue jean fabric.

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One artist in particular takes the spotlight: The walls are covered by paintings by the San Francisco-based street artist Barry McGee and works from his personal collection — people who parked in the Los Angeles County Museum of Art’s garages in the early 2000s may remember his now-lost murals. All told, the curators say over 100 artists were represented.

With so many artists on display, very little space in the former store goes unused.

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How to visit

You can see “99CENT” for yourself at the former 99 Cents Only store at 6121 Wilshire Blvd., a stone’s throw away from LACMA.

The exhibition is free and open to the public from 11 a.m. to 6 p.m. through Sunday.

In her State of the City address this month, Los Angeles Mayor Karen Bass boasted that her administration had fast-tracked the construction of more than 30,000 affordable housing units.

A Crosstown analysis of the data indicates the pace of actual building may be considerably slower. Bass’s Executive Directive 1 was supposed to slash red tape and accelerate approval times for housing projects that consist entirely of affordable, or below market rate, units. She said builders already had broken ground on 6,000 of them.

Of the 32,838 units plan-approved under ED1 through the end of last year and listed on the case summary dashboard, 4,993 have been issued building permits for new construction, a Crosstown analysis found.

Just 26% of affordable units entitled during ED1’s first year, 2023, have been granted building permits, all of which have been approved for two years or more.

“Mayor Bass was correct in her statement that 6,000 units are currently under construction,” the mayor’s press office said in a statement to Crosstown. The mayor’s office did not provide a clear explanation as to how that total was calculated.

The slower-than-advertised pace of affordable units is just one part of a broader stagnation afflicting the city’s home-building sector. Last year, a total of 7,892 apartment units were permitted, according to data from the Department of Building and Safety. That includes everything from affordable units to luxury apartments. It represents a 1% increase from the year prior but a 34% decrease from 2019.

Los Angeles faces an acute housing shortage, a problem that has exacerbated a longstanding homelessness crisis and has contributed to rising unaffordability that burdens many of the city’s residents. According to the Southern California Association of Governments, the city of Los Angeles must produce 456,643 housing units during the decade, a pace it now appears certain to miss by a wide margin.

Despite the chronic need for more housing, builders say they are up against an array of obstacles in Los Angeles. Production costs are more than double the average costs in Texas, according to a RAND study. The controversial Measure ULA, informally known as the ”mansion tax,” has also been blamed for construction slowdowns. The levy, which went into effect in April 2023, adds a 4% tax on residential and commercial properties sold for $5.3 million or more, and a 5.5% tax on properties sold for over $10.6 million, including apartment blocks. The revenues are intended to be put toward affordable housing. But the extra tax makes building an apartment project and then selling it particularly burdensome.

Ari Kahan, principal of California Landmark Group, said his development firm has significantly scaled back their Los Angeles projects.

“We still explore unique opportunities, but we cannot afford the risk of both ULA and the inevitable other shoe dropping on another related issue in the city of L.A.,” Kahan said.

The city’s housing crisis has been at the forefront of Bass’s first term agenda. ED 1, which went into effect in 2023, was intended to fast-track construction by reducing approval times for affordable housing projects and shelters to 60 days. The directive prompted a flurry of new proposals. But moving those proposals from the drawing board to actual construction has been slow.

Building struggles

ED1 and programs that encouraged affordable housing, such as bonus diversity programs and the Transit Oriented Communities Incentive Program — which incentivizes low-income housing near bus and train stations — have been big enticements for new development. However, Kahan said Measure ULA has made it difficult for developers to turn a profit on those projects, and he predicts that most of them will never be built.

The measure has generated over $1 billion through January 2026. Critics assail the nickname “mansion tax” because the levy equally applies to multifamily apartment buildings and commercial properties, not just expensive single-family homes. Fifty-nine percent of transactions are single-family residences, 25% are commercial properties and 13% are multi-family residences, according to the ULA Revenue Dashboard.

Joe Donlin, director of United to House LA, the coalition of housing, labor and renters groups behind the measure, defended the tax and said it’s important to let the policy “breathe and take effect” to understand its full impact. He called the measure an economic engine for the city, adding that $400 million in ULA revenue went out to affordable housing developers last fall.

“We’re talking about hundreds of new homes being built, thousands of new construction jobs, investment in neighborhoods that haven’t seen investment like this in a long time,” Donlin said.

Donlin said Los Angeles’ housing struggles are likely due to stubbornly high interest rates, insurance costs and construction material costs around the time Measure ULA went into effect.

Stephanie Klasky-Gamer, president of LA Family Housing, said she has been able to sidestep Measure ULA because she manages the properties she builds instead of selling them. For her, one of the biggest affordable housing hurdles is a lack of federal assistance to help low-income tenants pay rent.

“[Los Angeles’s] largest housing gap is for our extremely and very low-income households. In order to make housing affordable to that target income group, it would require a larger allocation of rental subsidies,” Klasky-Gamer said.

President Donald Trump’s 2026 budget proposal aimed to cut over $26 billion from federal rental assistance programs, but the House Appropriations Committee rejected the cuts and increased funding for housing assistance programs. Tenant-based vouchers received $2.4 billion more than they did in the 2025 fiscal year, and the project-based rental assistance program received an extra $1.65 billion.

Westchester grows, downtown dwindles

In a rocky year for issued apartment permits, some Los Angeles neighborhoods showed marked increases, while others saw steep declines.

Westchester had 787 apartment units permitted last year, the most of any neighborhood. North Hollywood had the second most at 502, and Mid-City had the third most with 449.

Downtown saw a substantial dip in permits issued. Last year, 207 units were approved, nearly half as many as the year before and an 87% decrease from 2022.

The regression comes as downtown contends with a massive homelessness population. Downtown had the most non-emergency calls for homeless encampments, 8,417, of any neighborhood in 2025, according to MyLA311 service data.

How we did it: We examined all ED1-related projects on the city’s case summary dashboard and compared those with the Department of Building and Safety’s permits issued for new apartments. In addition, we compiled the number of apartment new units permitted for construction in the city over the past decade. In a previous article, Crosstown used a slightly different methodology to determine the number of permitted apartments in the city. The slight changes in methodology account for the difference in numbers in that article.

Have questions about our data? Write to us at askus@xtown.la

This story was originally published by Boyle Heights Beat on Feb. 24, 2026.

East Los Angeles is home to nearly 119,000 residents, but the community has no mayor or city hall.

So who makes decisions? Who fixes potholes? Who gets called to report illegal dumping?

East L.A. is not a city, and it’s not part of the city of L.A. Instead, it’s an unincorporated part of L.A. County, and even though it’s the most populous unincorporated area in California, community organizers say many residents are unaware of the problems that raises.

According to the L.A. County Planning Department, there are approximately 120 to 125 unincorporated areas in the county, which altogether represent two-thirds of its total area and one-tenth of its population.

“For the 1 million people living in these areas, the Board of Supervisors is their ‘city council’ and the supervisor representing the area is their ‘mayor,’” the department website says.

So what does it mean to live in an unincorporated community?

Let’s break it down:

What is an unincorporated community?

An unincorporated area is land within a county that has not been designated to be a city, meaning that it relies on county services, including for law enforcement, public works and local government.

Instead of being governed by a city council and a mayor, major decisions for East L.A. residents fall under the authority of the L.A. County Board of Supervisors.

East L.A. residents have called for representation that’s more closely tied to their community and financial transparency, saying they want to know how their tax dollars are spent locally.

Who represents East LA?

East L.A., located in Supervisorial District 1, has been represented by County Supervisor Hilda Solis since 2014. Her term is set to end this year.

Solis also makes decisions for the nearly 2 million other residents who live in District 1, which covers more than 20 cities, stretching from Silver Lake to Pomona, as well as various neighborhoods of the city of Los Angeles, including Boyle Heights and downtown.

On a state level, East L.A. is represented by Assemblymember Jessica Caloza and state Sen. María Elena Durazo. Rep. Jimmy Gomez represents East L.A. in Congress.

Who provides key services for East LA residents?

Independent cities often provide residents with their own municipal services such as law enforcement, firefighting, animal control, trash collection, road maintenance, library services and parks.

Here’s a list of services available to East L.A. residents:

• First District Field Office – East Los Angeles
  
  • Services: Here’s how you can get in touch with Solis’ office if you have questions or concerns.
  • Location: 4801 E. Third St., Los Angeles
  • Contact: (323) 881-4601
• East LA Sheriff’s Station 
  
  • Services: In addition to serving East L.A., the station also serves the cities of Commerce, Cudahy and Maywood, as well as unincorporated Belvedere Gardens, City Terrace, Eastmont, Saybrook Park and Union Pacific.
  • Location: 5019 E. Third St., East Los Angeles
  • Contact: (323) 264-4151. For emergencies, call 911. 
  • Website: lasd.org/east-los-angeles
• LA County Fire Department
  
  • Services: The L.A. County Fire Department serves all of the unincorporated area within Los Angeles County, as well as 60 incorporated cities, 59 of which are in Los Angeles County and one in Orange County. 
  • Contact: (323) 881-2411. For emergencies, call 911.
  • Website: fire.lacounty.gov
• Public Works
  
  • Services: L.A. County Public Works responds to calls about graffiti, potholes, illegal dumping, homeless encampments, transportation services and building and safety permits, among other things.
  • Contact: Reports can be submitted online. Urgent requests can be made by calling the 24-hour line at (800) 675-4357.
  • Website: pw.lacounty.gov
• 211 LA County
  
  • Services: 211 L.A. County provides health and social service resources, including housing support, mental health care, financial assistance and recovery resources. During disasters, like wildfires and other crises, the line provides real-time information and can help people find shelter, food, financial help and emotional support.
  • Contact: Dial 211. Those unable to reach 2-1-1 service can call (800) 339-6993. TTY/TDD# (phone for hearing impaired): (800) 660-4026
  • Website: 211la.org

For a full list, check out this guide to unincorporated areas services for District 1.

Why isn’t East LA its own city?

Over the decades, multiple efforts to incorporate East LA into a city have failed. A recent fiscal analysis concluded that cityhood remains financially unviable for the region. Residents have continued their calls for more financial transparency and better representation. A new effort on the horizon may allow citizens to directly advise the county on issues unique to East LA.

How can residents make their voices heard?

The report that deemed cityhood unfeasible for unincorporated East LA last year recommended the formation of a Municipal Advisory Council (MAC) — a formal, citizen-led body that would provide residents with a structure for public input and give stakeholders a direct line of communication to county leadership.

At the first of six community forums on Saturday, Feb. 21, some residents deemed the MAC a stepping stone towards proper incorporation down the line. Others asked for better economic investment and access to a localized, itemized budget every year for residents to understand how their tax dollars are spent on improving social services and local businesses.

“Every problem we have, can be solved if we have a local government,” resident Francisco Cardenas. “We have nobody to complain to.”

Here’s everything you need to know about the MAC and the upcoming community forums where residents are invited to weigh in. The next meeting will take place Thursday at East L.A. Library, located at 4837 E. Third St. Register here.