The Brief

Bone-colored bluffs and jagged cliffs line the Monterey shoreline where chalky sand meets redwoods.

Its rugged coastline, including beloved destinations such as Big Sur, is well-known California iconography protected by the California Coastal Act for nearly 50 years.

In a push to address the state’s gripping housing crisis, the California Coastal Commission last week approved a rule change to make it easier to build affordable housing in Monterey and elsewhere along the hundreds of miles of the Pacific coast.

It was the latest effort by the powerful state agency to combat its poor reputation among housing advocates and Democratic leaders who see it as an obstacle to drastic housing reform in California’s coveted coastal regions. While minor and uncontroversial, the amendment was one of a few shifts the commission has made in recent months in an effort to be viewed as playing a part in addressing the state’s crippling housing crisis.

It released a report for the first time in 2024 that showed local governments were responsible for approving the vast majority of permits in coastal regions, and this year the agency worked with housing activists to make it easier to build student housing in coastal cities. Nor did the coastal commission oppose the landmark housing reform law that excludes most new developments from environmental review.

“I think it’s going to have a real-life change,” Susan Jordan, a longtime conservation activist and founder of the California Coastal Protection Network, said of the regulatory amendment at the meeting.

Reputation rehab: Steps toward more housing

Twelve people — six local elected officials and six members of the public — vote on the independent, quasi-judicial state agency tasked with conserving more than 800 miles of the California coast and keeping it open to the public. Its authority spans about 1,000 yards inland from where the land meets the water at high tide.

The commission has faced relentless scrutiny in recent years for not permitting enough affordable housing in coastal cities, or doing so too slowly, as state lawmakers have stripped numerous housing regulations to make it easier to build more apartments.

Gov. Gavin Newsom, a critic of the commission, and other Democratic leaders have appointed three pro-development local officials this year to help get more housing and other developments approved along the Pacific coast.

In October, Newsom appointed wealthy real estate developer Jaime Lee to replace Effie Turnbull Sanders. An attorney appointed by former Gov. Jerry Brown, Sanders was lauded by environmentalists for heralding environmental justice policies to the agency.

Assembly Speaker Robert Rivas, a Salinas Democrat, named two pro-development appointees to the commission in May: Chris Lopez, a Monterey County supervisor, and Chula Vista councilmember Jose Preciado.

Ray Jackson, a Hermosa Beach councilmember, was appointed earlier this year by Democratic Senate President Pro Tem Mike McGuire of Santa Rosa, and is largely a skeptic of big developers.

In a unanimous vote last week, Peciado, Lopez and Jackson each approved changing the commission’s rules to give affordable housing projects in coastal areas more time to be built, from two to five years after permits are issued. Lee was not at the Nov. 6 meeting.

Staff and commissioners hailed the change as a step in the right direction for affordable housing developments that cannot be financed quickly enough under the previous two-year deadline.

“I think next year would be a good opportunity to roll out an education campaign in the Legislature to highlight some of the movements we made toward this,” Commissioner Linda Escalante said. “I don’t know if we can have a white paper that we can walk around with and figure out some of the reputation issues that we have.”

A history of protecting the coastline

Critics of the commission point to the exorbitant coastal housing prices, some of the highest in the country, and the disproportionate number of white residents, as exacerbating the housing shortage. To some, the commission’s priorities have not matched the urgency of lawmakers and local officials to help solve the cost problem.

Two-thirds of coastal residents are white, about twice as many as in the state as a whole, according to an analysis by Nicholas Depsky at the United Nations Development Programme.

Fewer than 2.5% of California residents live in coastal cities, or “coastal zones,” which comprise less than 1% of land in the state but are home to some of the most valuable real estate in the world, from Malibu to Marin.

Waves break near beach homes in Malibu on Dec. 28, 2023.

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Damian Dovarganes

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AP Photo

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The Coastal Commission began as a 1972 ballot initiative in the shadow of the 1969 Santa Barbara oil spill, one of the worst environmental disasters in the country at the time. Amid a broader national environmental movement, there was greater concern about how to protect California’s coveted shoreline in the midst of unregulated offshore drilling and fears of relentless development that would mirror Miami’s coastline.

Four years later, the state Legislature made the commission permanent with the Coastal Act to protect its natural habitats and keep beaches open to the public.

Early tensions between then-Gov. Jerry Brown and the commission brewed when he slammed its members as "bureaucratic thugs” in 1978, just years after championing its creation. Brown would spend his final years in office, nearly 40 years later, roiled by criticism from environmentalists who accused him of appointing commissioners who were too pro-development. Those fears were heightened with the ousting of executive director Charles Lester in 2016, a strong advocate for coastal protection.

Scrutiny of the commission has accelerated in the Newsom administration, as the governor has publicly chided the agency for its broad powers. After the Los Angeles fires, he swiftly moved to suspend all of its authority over rebuilding efforts in the Pacific Palisades, which abut the coastline.

Last year, the commission rejected billionaire Elon Musk’s proposal to increase the number of SpaceX rocket launches off the Santa Barbara coast while criticizing his support of President Donald Trump. Newsom said he was “with Elon” after the company filed a lawsuit for political discrimination. The case is still pending.

Lee, the newest commissioner, hails from Los Angeles and has built a reputation as a prolific builder known for revitalizing Koreatown. Her real estate company, Jamison properties, has built 6,600 multifamily units and is one of the largest private landowners in Los Angeles, according to its website.

Lee did not return emails and phone calls seeking comment from CalMatters.

The new appointments have made many pro-housing advocates hopeful. “We now have three out of 12 voting members who are appointed to the commission in this period when many legislators and the governor want reform at the commission to design more affordable housing,” said Louis Mirante, a lobbyist with the business coalition Bay Area Council. “That tells me that these members will probably move that vision forward.”

Lopez, who has emphasized his support for affordable housing on the coast since joining the commission, said the optimism is warranted.

“I think that that excitement is well placed given where we’re sitting at right now and given the voice that the speaker and the governor are giving at this issue and wanting to see a remedy to it,” Lopez said. “And I do feel it’s the reason I was put here was to have that conversation at the forefront.”

Environmental advocates watch

Environmentalists have mostly been quiet about the new appointments. Instead, they are waiting to see how they vote before raising the alarm.

“While there have been concerns expressed within the environmental movement, at this point we have no idea how this commissioner (Lee) will be,” said Jennifer Savage, associate director of Surfrider Foundation, a coastal protection advocacy group. Lee was not an obvious choice for many, but Savage is optimistic that she’ll support coastal protection.

“It’s actually not that surprising that the governor would appoint someone with housing expertise,” given the political climate, she continued.

A longtime local water authority official and current administrator at San Diego State University, Preciado said part of his pitch for the role to top Democratic leaders was that he wanted to see more of the coast developed to help create jobs and homes for working-class families.

“We have a keen interest in developing the California coast in such a way where underrepresented communities that live on the coast have more access,” Preciado said of himself and Lopez.

Wealthy coastal residents have long sparred with the commission over violations for blocking public access, such as Silicon Valley billionaire Vinod Khosla, who has been entangled in a slew of legal fights with regulators and coastal groups for years over access to Martins Beach near Half Moon Bay.

An empty road leading to Martins Beach near Half Moon Bay on Aug. 29, 2017.

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Karl Mondon

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Bay Area News Group

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Many commissioners and staff view protecting public access and conservation as their primary purpose rather than housing policy.

Conservationism is out of style, even among Democrats, which has led support for the commission to dramatically shift in recent years, according to legislative director Sarah Christie.

To some commissioners, lawmakers’ push to rip away more and more of its housing authority is a misguided attempt to simplify a complex issue. They point out that 80% of coastal cities and counties have their own coastal laws and are not subject to the commission.

“It’s creating a lot of chaos and dysfunction at the local level and is making it harder,” Christie said of the movement toward slashing housing regulations. “In the Legislature’s enthusiasm and zeal in order to effectuate housing more quickly, they’re kind of stepping on themselves.”

Jackson, a commissioner who represents the South Bay, said lawmakers need to focus more on affordable housing rather than increasing supply more broadly.

Special environmental considerations and its highly sought after nature are what make the coastal zone uniquely expensive, Preciado said. “I think that a broader view, a more objective view, is that developing on the coast is different than developing in urban areas.”

This article was originally published on CalMatters and was republished under the Creative Commons Attribution-NonCommercial-NoDerivatives license.

This story first appeared on The LA Local.

Since 1977, Richard Santillan has been to every Opening Day game at Dodger Stadium. 

“The tradition goes from my father, to me, to my children and grandchildren. Some of my best memories are with my father and children here at Dodger Stadium,” Santillan told The LA Local, smiling under the shade of palm trees near the entrance to the ballpark Wednesday morning. He was there to protest the team less than 24 hours before Opening Day.

Santillan, like countless other loyal Dodgers fans, is grappling with his fan identity over the team’s decision to accept an invitation to the White House and owner Mark Walter’s ties to ICE detention facilities.

More than 30 people joined Santillan on Wednesday morning for a press conference held near 1000 Vin Scully Drive to convey a message directly to the team. 

“We are demanding the Dodgers stop participating in funding of inhumane treatment of families and do not go to the White House to celebrate with the criminal in chief,” Evelyn Escatiola told the crowd. “Together, we have the power to make a change.”

Escatiola, a former dean of East Los Angeles College and longtime community organizer, urged fans to flex their economic power by “letting the Dodgers know that we do not support repression.”

Jorge “Coqui” Rodriguez, a lifelong Dodgers fan, spoke to the crowd and called on Dodgers ownership to divest from immigration detention centers owned and operated by GEO Group and CoreCivic.

Jorge Coqui H Rodriguez speaks at a press conference outside Dodger Stadium on March 25, 2026, to demand the Dodgers not to visit the White House following their 2025 World Series win.

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J.W. Hendricks

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The LA Local

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In a phone interview a day before the protest, Rodriguez told The LA Local he did not want the Dodgers using his “cheve” or beer money to fund detention centers. 

“They can’t take our parking money, our cacahuate money, our cheve money, our Dodger Dog money and invest those funds into corporations that are imprisoning people. It’s wrong,” Rodriguez said. 

Rodriguez considers the Dodgers one of the most racially diverse teams and said the players need to support fans at a time when heightened immigration enforcement has become more common across L.A.

The team’s 2025’s visit to the White House drew ire from the largely Latino fan base, citing the Trump administration’s ongoing attacks on immigrants. 

In June, the team came under further scrutiny when rumors swirled online that federal immigration agents were using the stadium’s parking, which immigration authorities later denied in statements posted on social media accounts.

The team again came under fire after not releasing a statement on the impacts of ICE raids on its mostly Latino fan base at the height of immigration enforcement last summer. The team later agreed to invest $1 million to support families affected by immigration enforcement.

When he learned the Dodgers were pledging only $1 million to families in need, Rodriguez called the amount a  “slap in the face.” 

“These guys just bought the Lakers for billions of dollars and they give a million dollars to fight for legal services? That’s a joke,” Rodriguez said. “They need to have a moral backbone and not be investing in those companies.”

According to reporting from the Los Angeles Times, former Dodgers pitcher Clayton Kershawsaid last week that he is looking forward to the trip.

“I went when President [Joe] Biden was in office. I’m going to go when President [Donald] Trump is in office,” Kershaw said. “To me, it’s just about getting to go to the White House. You don’t get that opportunity every day, so I’m excited to go.”

The Dodgers have yet to announce when their planned visit will take place. 

Santillan sometimes laments his decision to give up his season tickets in protest of the team. His connection to the stadium and the memories he has made there with family and friends will last a lifetime, he said. On Thursday, he will uphold his tradition and be there for the first pitch of the season, but with a heavy heart.

“It’s a family tradition, but the Dodgers have a lot of work to do,” he said.

A local favorite mom-and-pop bookshop in Eagle Rock is facing displacement due to a steep rent hike. The owners say theirs is just one of several small businesses along Eagle Rock Boulevard struggling to keep up with lease increases.

Over the past 19 years, many in the neighborhood have come to love READ Books for its eclectic collection of used titles and shop dog Florence.

Co-owner Jeremy Kaplan said it’s been a delight to grow with the community over the years.

“Like seeing kids come back in, who were in grade school and now they’re in college,” Kaplan said.

But the building where Kaplan and wife Debbie rent was recently sold, and the rent increased by more than 130% to $2,805 a month, Kaplan said. He told LAist it was an increase his small business simply could not absorb.

Kaplan said he originally was given 30 days notice of the rent increase. After some research, assistance from Councilmember Ysabel Jurado’s office and some pro-bono legal help, Kaplan said he pushed back and got the 90-day notice he’s afforded by state law.

California Senate Bill 1103 requires landlords to give businesses with five or less employees 90 days’ notice for rent increases exceeding 10%, among other protections.

Systems Real Estate, the property management company, did not immediately respond to LAist’s request for comment.

What can small businesses do? 

Nadia Segura, directing attorney of the Small Business Program at pro bono legal aid non-profit Bet Tzedek said California law does not currently allow for rent control for commercial tenancies.

Outside of the protections under SB 1103, Segura said small businesses like READ Books don’t have much other recourse. And even then, commercial landlords are not required to inform their tenants of their protections under the law.

“There’s still a lot of people that don’t know about SB 1103. And then it’s very sad that they tell them they have these rent increases and within a month they have to leave,” Segura said.

She said her group is seeing steep rent hikes like this for commercial tenants across the city.

“We are seeing this even more with the World Cup coming up, the Olympics coming up. And I will say it was very sad to see that also after the wildfires,” Segura said.

Part of Bet Tzedek’s ongoing work is to advocate for small businesses, working with landlords who are increasing rents to see if they are willing to give business owners longer leases that lock in rents.

What’s next 

After READ Books posted about their situation on social media, commenters chimed in to express their outrage and love for the little shop.

While he looks for a new spot, Kaplan says he’s forming a coalition of local businesses and activist groups to see what can be done to help other small businesses facing similar displacement. He wants to address the displacement issue for businesses like his, which have made Eagle Rock the distinctive neighborhood that it is today.

Owl Talk, a longtime Eagle Rock staple selling clothing and accessories in a unit in the same building as READ Books, is facing a “more than double” rent increase, according to a post on their Instagram account.

Kaplan said he’s been in touch with the office of state Assemblywoman Jessica Caloza and wants to explore the possibility of introducing legislation to set up protections for small businesses like his, including rent-control measures or a vacancy tax for landlords. Kaplan said he also reached out to the office of state Sen. Maria Durazo.

By his count, Kaplan said there are about a dozen businesses within surrounding blocks that are at risk of closing their doors or have shuttered due to rent increases or other struggles.

When READ Books was founded during the Great Recession, Kaplan said he knew it was a longshot to open a bookstore at the same time so many were struggling to stay in business.

“It was kind of interesting to be doing something that neighborhoods needed. That was important to me growing up, that was important to my children, that was important to my wife growing up,” Kaplan said.

“And then somebody comes in and says, ‘We’re gonna over double your rent.”

Topline:

Frozen budget: Most of the city’s Bureau of Street Lighting budget comes from an assessment that people who own property illuminated by lights pay on their county property tax bill. The amount people pay depends on the kind of property they own and how much they benefit from lighting. A typical single-family home currently pays $53 annually, and in total, the assessments bring in about $45 million annually for the city to repair and maintain streetlights. Changing the amount the Bureau of Street Lighting gets from the assessment requires a vote among property owners who benefit from the lights.

Ballots: L.A. City Council’s vote gives city staff the green light to prepare and send out those ballots. Miguel Sangalang, who oversees the bureau, said at a committee meeting earlier this month that he expects to send out ballots by April 17. Notices about the ballots will be sent out prior to the ballots themselves.

Near unanimous vote: L.A. City Councilmember Monica Rodriguez was the only “No” vote Tuesday, saying she wanted to see a more current strategic plan for the bureau. Sangalang said the bureau developed a plan in 2022 that lays out how money will be spent. Councilmember Imelda Padilla was absent for the vote.

Vote count: Votes will be weighted according to the assessment amount. Basically, the more you’re asked to pay yearly to maintain streetlights, the more your vote will count. Ballots received before June 2 will be tabulated by the L.A. City Clerk.

How much more money: According to a report, the amount needed in assessments from property owners to meet the repair and maintenance needs of the city’s streetlighting in the next fiscal year is nearly $112 million.

Use of the money: Sangalang said at a March 11 committee meeting that the extra funds would be used to double the number of staff to handle repairs and procure solar streetlights, which don’t face the threat of copper wire theft. That would all potentially reduce the time it takes to repair simple fixes down to a week. Currently, city residents wait for months to see broken streetlights repaired. The assessment would come with a three-year auditing mechanism.