The Brief

L.A. Mayor Karen Bass has made speeding up the development of new affordable housing a centerpiece of both her successful campaign and her time in office.

During her first week on the job, Bass signed an executive order streamlining the approval of new affordable housing. Executive Directive One, or ED1, represents her biggest step toward making good on those promises. And exempting new affordable housing from lengthy environmental reviews has been a key pillar of ED1.

Now, about a year after her swearing in, LAist has found that city officials have quietly started accepting environmental challenges from groups opposed to new apartments.

One developer aiming to construct a four-story apartment building for low and moderate-income renters in the Westside neighborhood of Sawtelle was assured in writing by the L.A. Planning Department in mid-December that their project was exempt from the California Environmental Quality Act (CEQA). Two weeks later, the same department accepted a CEQA appeal from opponents of the development.

Steven Scheibe — co-founder of Generation Real Estate Partners, the company behind the development — said the city signing off on a CEQA challenge was “highly unexpected.”

“It's pretty frustrating,” he said. “It has obviously delayed the start of construction, which we were expecting to do in the middle of February. We're unlikely to be able to start at that time period.”

Scheibe and his partners submitted the project through ED1, which promises to speed up the construction of 100% affordable housing projects by approving applications within 60 days, and issuing building permits within five days.

Exempting projects from CEQA allows developers to avoid lengthy environmental impact studies that can delay new housing construction, often for a year or more. So far, the city has fast-tracked dozens of projects under ED1 that bypass CEQA.

The Planning Department’s guidelines continue to say that ED1 projects are “exempt” from environmental review. A letter of compliance Scheibe received on Dec. 12 explicitly says his project “is statutorily exempt” from CEQA. Scheibe was surprised to see the city sign off on a CEQA appeal on Dec. 27, because he was counting on ED1’s guarantees.

Standing in a dirt parcel where two single-family homes were recently torn down to make way for the 44-unit project, Scheibe said, “We would not have acquired this lot if it wasn't for ED1.”

So far, affordable housing plans have nearly doubled

L.A. housing advocates have generally cheered ED1, saying it has convinced many private developers to build affordable housing without taxpayer funding.

The planning department reported in late November that in ED1’s first year, the program had received proposals for more than 9,000 units of new affordable housing, almost double the amount proposed the previous year.

But some housing advocates now worry that the Sawtelle project’s appeal could open the floodgates for all ED1 projects to be delayed.

“I think it was a bad decision. I think the city should have not accepted the appeal,” said Scott Epstein, the policy director for the pro-housing group Abundant Housing L.A. “This appeal directly attacks ED1 and its legitimacy.”

A street sign designating this neighborhood as “Sawtelle Japantown” hangs above a busy intersection on L.A.’s Westside.

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In response to questions from LAist, the mayor’s office said they’re currently working with the city attorney on how to handle the appeal moving forward.

“CEQA should not be used as a strategy to block affordable housing projects from moving forward,” said Clara Karger, a spokesperson for the mayor’s office, via email. She said ED1 “cuts through red tape and breaks down bureaucratic barriers.”

Could environmental appeals derail new low-income housing?

If time-consuming CEQA appeals are allowed to move forward, L.A. could struggle to meet obligations under state law to plan for nearly 185,000 new low-income homes by 2029.

City planning officials also recently accepted a CEQA appeal for an ED1 project in the San Fernando Valley’s Sherman Oaks neighborhood. Land use attorney Dave Rand, who represents the developers behind the project, described the appeal as a “Hail Mary” attempt by opponents.

Rand believes city officials’ hands were tied by opponents’ interpretation of state law, essentially forcing them to accept the CEQA appeals. But he expects the city to bat down the challenges.

“Even though this is an annoyance and a slight hiccup in the process, this by no means undercut the substantial benefit of ED1,” Rand said.

It’s unclear what happens next for the projects facing CEQA challenges. Typically, these appeals go to the city council, where public commenters will have a chance to express opposition or support for new housing projects. Affordable housing developers expected their ED1 projects to proceed without contentious public hearings and council votes.

“All of this is very new for both us and for the city,” said Scheibe. “We're unsure as to what it means. But we do know that we're going to be delayed.”

Why opponents are fighting new housing on L.A.’s Westside

State lawmakers passed the California Environmental Quality Act in 1970, and it was signed into law by Gov. Ronald Reagan. The law requires studies and disclosures of possible environmental harms from various development projects.

A fierce debate has raged over the years about CEQA’s role in slow-rolling, and even killing, new housing. Local governments exempt many projects from CEQA. The California Legislative Analyst’s Office has concluded that CEQA is often used to delay or scale down housing projects, and can result in years of review for projects in the state’s largest cities.

A “now leasing” sign advertises apartments for rent in L.A.’s Sawtelle neighborhood.

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Opponents of the Sawtelle project have raised some familiar objections to new housing, including concerns about street parking. Located about a mile from two Metro stops on the Gold Line, the project includes no on-site parking.

Other complaints have centered on perceived impacts to nearby property values and neighborhood crime levels. Manhattan Beach resident Allen Pachtman owns an apartment building next to the proposed 44-unit building. He helped organize the CEQA appeal filed by a group calling itself Missouri Avenue Neighbors.

“I can just picture somewhere down the line that it's going to end up being a high-crime neighborhood,” Pachtman said. “People will be leaving, and it'll just ratchet downwards.”

Pachtman, a doctor, said he’s relying on the apartment building on Missouri Avenue to help fund his retirement. But he worries new low-income apartments next door will harm that investment.

“It’s going to degrade the value of my building,” Pachtman said. “I don't know if that's environmental enough. I don’t know that you're going to be able to measure, like, air pollution is any worse. But the quality of life is certainly going to decline.”

Such concerns about the impact of low-income housing on neighborhoods have been studied, with academic researchers finding that these projects do not hurt nearby property values and do not increase crime. When LAist asked Pachtman by phone to elaborate on his concerns about increased crime, he hung up and ended the interview.

One-bedroom apartments near UCLA for under $1,900

The proposed Sawtelle project consists mainly of one-bedroom apartments. Most of the units will be restricted to tenants in the city who qualify as low-income (the cut-off is currently $70,640 for a one-person household).

The project also includes a few studios and two-bedroom apartments. Some units will be reserved for moderate-income tenants (those earning up to $82,500 for a one-person household).

If the apartments were being rented today, most one-bedroom units in the building would rent for no more than $1,892 per month.

“If you go two blocks over, you're looking at $3,000 rents for a one-bedroom,” said Scheibe. “We saw this as a really good opportunity to provide affordable housing that is at a major discount.”

Unlike other ED1 projects in areas such as South L.A., where existing renters are now facing relocation, no tenants were displaced for this project. Scheibe said many of the prospective tenants will likely be students and staff commuting to the nearby UCLA campus without a car.

Should ED1 projects be stopped in cultural districts?

Some opponents of the Sawtelle project have argued the entire neighborhood should be off-limits to ED1 projects. They’ve said it’s unfair that Bass banned ED1 projects in single-family neighborhoods, while allowing developments in designated ethnic enclaves such as Sawtelle’s Japantown.

“What we foresee is that this will be of catastrophic effect to us,” said Cesar Aranguri during a recent planning and land use committee meeting of the West Los Angeles Sawtelle Neighborhood Council. “It’s striking right at our core in terms of our culture and our history.”

A hand-written sign calls on residents to help “save Sawtelle” by weighing in on plans for a new affordable housing project in the neighborhood.

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Aranguri presented a plan calling on Bass to exclude all named cultural districts from ED1, just as she did back in June for single-family neighborhoods. California housing advocates have already sued over the city’s decision to halt projects in single-family zones, which make up 74% of the city’s residential land.

Scheibe says affordable housing benefits communities. In Sawtelle, he says new low-income housing could provide a place for aging Japanese American residents to live.

“A lot of seniors who want to stay in their neighborhood feel like they're being priced out,” he said. “This would provide an opportunity for them.”

Where lawmakers stand on the appeals

The district’s council member, Traci Park, said she has not yet taken a position on whether the CEQA appeal should move forward.

“I was surprised that it had been accepted,” Park told LAist. “Now that it’s there, and the question exists, it's going to have to be answered. I don't know that there is any kind of process to roll back the appeal.”

Kristina Kropp, the attorney helping opponents of the Sawtelle and Sherman Oaks projects pursue the CEQA appeals, declined to comment for this story.

Councilmember Nithya Raman, who represents Sherman Oaks, has supported the ED1 project in that neighborhood. The full council is currently considering a plan to transform ED1 from a mayoral directive into a permanent ordinance.

What happens next?

Meanwhile, L.A. faces a lawsuit aiming to overturn ED1 in its entirety. The Westside nonprofit Fix The City, which frequently sues the city over land use issues, filed the complaint in December, claiming ED1 “eliminates public hearings, due process and the right of appeal.”

The developers behind the Sawtelle project have sent the city a letter demanding a dismissal of the CEQA appeal. They said if the city fails to overturn the challenge within 90 days, it will be in violation of the state’s Housing Accountability Act.

The legal sparring is playing out against the backdrop of a worsening housing crisis. Most L.A. County tenants pay more than 30% of their income on rent according to the U.S. Census Bureau, a level deemed unaffordable by federal government standards. The number of people experiencing homelessness in the city of L.A. increased 10% last year to 46,260.

Scott Epstein with Abundant Housing L.A. said environmental challenges, which he sees as often abuses of CEQA’s original intent, are slowing down much-needed new housing.

“We need to shift our attitude away from the notion that housing is an impact, and toward the notion that housing is a benefit,” Epstein said.

In his monthly briefing Thursday, the leader of the massive Port of L.A. complex said the port shutdowns in the Persian Gulf and slowdowns in European and Asian ports caused by the U.S.-Israeli war with Iran are not rippling to Southern California.

“We right now don't see any of that congestion happening, but it just may,” said Port of L.A. Executive Director Gene Seroka. “No one has the answer at this point in time of how long this war is going to continue and for what duration the Strait [of Hormuz] will remain closed.”

Shipping across the Pacific Ocean to U.S. ports on the West Coast, Seroka said, is so lucrative that companies are making sure container ships are not delayed. Most of the trade through the port complex is with China, Japan and Vietnam.

“I don't think you're going to see a significant impact on the West Coast,” said Ron Widdows, a former ocean carrier CEO who joined Seroka during the briefing.

The war with Iran will mark its second week Saturday. The conflict’s economic upheaval has upended politics and economies in the Middle East. European and Asian countries are feeling the ripple effects as trade along the Strait of Hormuz has slowed.

Southern California consumers will feel the effect on the pocketbook

The war’s effects on rising prices at gasoline stations in the U.S. is also leading to price increases in cargo ship fuel, known as “bunker.”

“Those bunker prices effectively doubling right now are passed on almost immediately, and in some cases with a 30-day notice, to shippers, [and] they'll be passed on to the cost of those goods,” Seroka said.

For now, container volume at the Port of L.A. is good, with 812,000 container units moving in and out of the L.A. port last month.

“That's about 3% higher than last year and 11% above the five-year average for February, both positive signs,” Seroka said.

A disruption in trade through the massive SoCal port would affect hundreds of thousands of jobs in the five-county Southern California region. Port of L.A. trade accounts for 17% of all waterborne container international trade into the U.S.

As the federal investigation related to Los Angeles Unified’s superintendent continues, the district’s acting leader and the elected board face key decisions about the district’s finances and negotiations with unions poised to strike.

This on top of the day-to-day tasks of running a school district that employs 83,000 people and enrolls more than 400,000 students across more than 1,000 schools.

“This removal of [Superintendent Alberto] Carvalho, which is understandable under the circumstances, comes at the very worst time for the system,” said Pedro Noguera, dean of USC’s Rossier School of Education.

LAUSD’s board voted unanimously to place Carvalho on paid administrative leave two days after FBI agents searched his home and office in late February. The reason for the searches is unknown. A DOJ spokesperson said the agency has a court-authorized warrant but declined to provide additional details.

While Carvalho has declared his innocence and expressed a desire to return to his job, the district says an investigation is ongoing.

Which means, for now, longtime administrator Andres Chait will continue leading the country’s second largest school district through a series of pressing challenges.

What does an acting superintendent do?

This is not the first time in recent history an acting superintendent has led LAUSD.

Vivian Ekchian stepped in to lead the district in 2017 when then-Superintendent Michelle King was out on medical leave; King stepped down altogether the following year. Ekchian previously served as associate superintendent and, before that, an elementary school teacher, principal, administrator and chief labor negotiator.

“The role of the acting superintendent, from my perspective, is not different from the actual superintendency,” Ekchian said. “The work needs to get done, and it doesn't stop.”

When asked about the acting superintendent’s decision-making power compared to the permanent position, a district spokesperson wrote in a statement that “acting superintendent is a board-appointed position and carries all responsibilities and authority afforded the position of district superintendent.”

Ekchian said the superintendent’s decisions are guided by the district’s existing strategic plan, consultation with other senior leaders and community partners.

“If there's an urgent matter, like a fire or something that requires immediate decision-making, systems and structures are in place for organizations and departments to know what to do next with immediate guidance from the superintendent,” Ekchian said.  ”All decisions aren't the same, and the urgency is dictated by the matter at hand.”

Like Ekchian, Chait rose through the ranks from teacher to administrator at LAUSD over nearly three decades.

The responsibilities of his most recent role, chief of school operations, included overseeing school safety, athletics and the district’s office of emergency management. The salary for the chief of school operations position is $278,205 annually (the district did not indicate whether his salary has changed).

Since being named acting superintendent, Chait has appeared on the district’s social media, but the district has declined to make him available to LAist or other media outlets for interviews.

In his first verbal statement to the public on Monday, March 2 before a closed board meeting, Chait said his priority as acting superintendent is to keep the district focused.

“We remain committed to academic excellence and student wellbeing,” he said. “Our core values remain unchanged. I know transitions can create uncertainty, but our district is strong.”

Mounting pressure from labor

On Tuesday, the board approved labor agreements with the unions representing school police, support staff supervisors, office personnel and other classified staff.

But contract negotiations with the district's largest unions, those that represent teachers and school support staff, have stalled. Members of both United Teachers Los Angeles and SEIU Local 99 voted overwhelmingly in January to give their leaders the power to call a strike.

An IT worker and a gardener, both in positions targeted for reductions, were among the union members that addressed the LAUSD board.

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“ A strike is always the last resort,” said Maria Nichols, president of Associated Administrators of Los Angeles, the union representing principals, on Tuesday. “None of us — AALA/Teamsters, UTLA, SEIU — want to go on a strike and be disruptive for our students, our families, our school communities, especially at a time when LAUSD is already navigating uncertainty.”

More than a hundred school support staff and other union members filled the chambers Tuesday as Nichols and other representatives addressed the board.

Alex Orozco, UTLA’s secondary vice president, told the board that negotiations were “not anywhere close” to being settled. (The following day, the union announced the most recent step of negotiations, “fact-finding,” ended without an agreement.)

In past negotiations, the district’s superintendent has been a lightning rod for the union’s criticisms. In 2018, for example, UTLA weaponized then-Superintendent Austin Beutner’s calendar ahead of a strike.

The unions’ approach to Chait has been restrained so far.

“ The problem our members are facing, and students, is a systemic issue. It's not an individual,” said Max Arias, executive director of SEIU Local 99, in an interview with LAist. “We have to continue to attack the system, but I'm trying to hold out some hope that [the acting] superintendent will, you know, understand what we need to get done.”

The unions plan to hold a rally in downtown Los Angeles on Wednesday.

At Tuesday’s board meeting, Chait described a first week on the job spent visiting with teachers, principals, students, support staff and labor partners.

“As someone who's been a teacher, principal, held a number of roles in the district, I understand that you are indeed the backbone of this district,” Chait said. “The work simply just does not happen at schools or at offices without you. My commitment to you is to always come from a place of transparency, honesty and dialogue.”

Cutting back on spending

Part of the labor negotiation challenges are related to the district’s financial constraints. In February, a divided board voted to send layoff notices to more than 650 employees as part of a plan to cut spending.

Even as California is poised to fund schools at record high levels, Los Angeles Unified and other districts have grappled with increased costs.

For example, LAUSD hired more staff to support students during the pandemic, and now the federal relief dollars that initially funded those positions are gone. For the last two years, the district has relied on reserves to backfill a multi-billion-dollar deficit.

Noguera, with USC, said the budget is the district’s most immediate priority.

“There's no easy solutions,” he said, “and I think that's part of the reason why they've held off for a while on making tough decisions.”

The financial report presented Tuesday indicates that the district will continue to spend more money than it brings in over the next three years. Still to be determined are how the outstanding labor negotiations and the state budget will affect LAUSD’s spending plan for next year.

Defending immigrant families

Since the start of President Donald Trump’s second term, Los Angeles educators — and those around the country— have said the increase in immigration enforcement actions contributed to lower attendance and fewer students enrolled in school this year.

Thousands of Los Angeles Unified students have walked out in recent months to protest the Trump administration’s militarized crackdown on immigrants, detainment of children and violence against U.S. citizens protesting the raids.

Thousands of students from schools across Los Angeles walked out Wednesday, Feb 4, 2026 in peaceful protest of the Trump Administration’s immigration policies.

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In response, the district has expanded summer school and transportation options, distributed “know your rights” information and asked the federal government not to conduct immigration enforcement actions near schools. Teachers and community organizations have also volunteered to patrol schools before and after school.

On Tuesday, the board instructed staff to review contracts with outside vendors and evaluate whether they support or enable immigration enforcement and detention.

Chait, whose own family immigrated from Chile in 1983, said the district’s work to support immigrant families will not change during his tenure.

“Please know we stand with you,” Chait said Tuesday. “We will support you. We will ensure that our campuses are safe, secure and welcoming environments for our students and staff.”

A theater project bringing the world of William Shakespeare to local veterans is gearing up for its first public performance on Sunday.

For the past year, a group of about a dozen veterans have met at the West Los Angeles VA campus to study the work of the Bard of Avon.

The project is a partnership between the Shakespeare Center of Los Angeles and The Veterans Collective. The group is led by trained theater artist — and fellow veteran — Aaron Lyons.

Lyons is a longtime staple of L.A.’s theater community and is a member of the Antaeus Theatre Company. He said seeing this group express themselves through these timeless works has been inspiring.

“Helping them grasp Shakespeare, not only intellectually but emotionally, has been one of the most uplifting experiences of my life,” Lyons said.

Ranging in age from their 30s to their 70s, the group includes veterans of the Vietnam War and most of its members live at the West LA VA Campus, Lyons said.

The actor, who’s performed in more than half of Shakespeare’s plays, said part of his goal with the project was to demystify Shakespeare’s canon for veterans who might not have studied it since grade school.

“Watching this group of men and women understand it and be able to connect with it in ways that they didn’t think possible was really, really inspiring,” Lyons said.

The group will perform an original work called “Shakespeare Night Live” at 3 p.m. Sunday, March 15, at McCadden Place Theatre. The performance weaves through several Shakespearian monologues and scenes.

Tickets are $10 and available at the Shakespeare Center of Los Angeles website.

The war in Iran is rattling the aviation industry, from flight cancellations to rising costs for jet fuel. So if you're planning to travel this spring or summer, should you grab a ticket now, or wait?

"You should go ahead and book," says Sean Cudahy, an aviation reporter at The Points Guy travel and personal finance website.

It's generally recommended to buy international flights further in advance than domestic trips. But in the current circumstances, Cudahy says he would go ahead and book even domestic flights.

His advice is a sign of how the Middle East conflict is rippling outward, affecting prices and itineraries around the world, beyond the thousands of travelers who were stuck after the war forced a barrage of flight cancellations.

Airlines warn that ticket prices will rise with fuel costs

The war's effect on travel was sudden and striking, resulting in the cancellation of more than 46,000 flights in and out of the Middle East from Feb. 28 — when the U.S. and Israel began bombing Iran — to March 11, according to Cirium, the aviation analytics company.

That includes Dubai International, the busiest airport in the world for international travel, according to Airports Council International, along with popular hubs in Doha and Abu Dhabi.

But even airlines far from the Mideast are facing a sudden surge in a core expense: jet fuel. At the beginning of the year, a gallon of jet fuel cost $2.11; by March 10, the price rose to $3.40, according to the Argus U.S. Jet Fuel Index, a gain of more than 60%.

The spike came after tanker traffic through the Strait of Hormuz came to a virtual halt, as Iran announced it would close the waterway that normally handles about 20% of the world's oil and liquified natural gas.

Mideast refineries had been sending some 470,000 barrels of jet fuel each day through the strait to airports in Europe and elsewhere, says Rick Joswick, who heads the near-term oil analytics team at S&P Global.

The price for a gallon of jet fuel soared close to $4 in the first week of the war, prompting United Airlines CEO Scott Kirby to say on Friday that airfare price hikes from higher fuel costs would "probably start quick."

As they absorb higher fuel costs, airlines could adjust prices higher across the board, or they might tuck an increase into premium fares, where they'll be less noticeable, Cudahy of The Points Guy says.

Several airlines have publicly confirmed that they'll be raising prices to compensate, as Reuters reports. Other carriers, such as Japan Airlines, publish a schedule of fuel surcharges triggered by cost increases.

"I do think that this is ultimately going to lead to higher fares for everyone," Cudahy says. "The only question now is how significant and how long does it last?"

Air travelers stranded by the Iran conflict are greeted in Athens, Greece, after arriving on a charter flight from Dubai on Saturday.

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Crisis parallels earlier global disruptions

The higher fuel prices reflect a genuine struggle to ensure the aviation industry has ample supplies, says Joswick.

"It's not irrational. It's not some trader bidding up prices," he says. Comparing the situation to the COVID-19 pandemic, he adds, "The consumption of toilet paper didn't change. But you notice that all of the supermarkets ran out of toilet paper, right? Everyone wants to be sure that they have coverage of a critical need."

Both Cudahy and Joswick compare the Iran conflict's ripple effects to Russia launching its full-scale invasion of Ukraine in 2022, which set off flight disruptions and higher fuel prices. As long as the Strait of Hormuz is closed, Joswick says, prices will keep rising.

"If that were to persist, this would be like a 1979 kind of [oil] crisis," he says. "Anything over a month, and you're seeing a substantial long-term price increase until the flows are restored."

The U.S. and other large economies can mitigate those effects by tapping strategic oil reserves — which they opted to do on Wednesday. But Joswick predicts that while such a move can help ensure adequate oil supplies, it might not bring a sharp drop in jet fuel prices. For one thing, he says, the U.S. reserve focuses on holding crude oil, not jet fuel. And he cites logistical challenges, such as California's reliance on jet fuel that it either produces or imports.

Tips for buying a plane ticket right now

If you're ready to take your chances and book a flight, Cudahy has some guidance.

First, don't buy a restricted, basic economy ticket that you can't change later, he says.

Instead, he recommends buying a regular, full-fare economy ticket: "If the price does eventually drop, you can then go back and change it and capture the lower price."

Another tactic, Cudahy says, is to use airline miles.

"You can generally cancel it and get all your miles back later, if the price goes down," he says.

Use services such as Google Flights to comparison shop and set up alerts for price changes. And if you book flights through a third-party site such as Expedia, be sure you understand its cancellation and change policies, in case they differ from the airlines.

Because of the chance for renewed hostilities in and around Iran, Cudahy says he would try to avoid nearby airline hubs for the next couple of months.

But he wouldn't wait to book a ticket.

"In the same way that we're seeing relatively long lines at gas stations with folks trying to get their tanks filled up before the price goes up even more than it already has, I would be thinking the same way when it comes to airfare right now," he says.

While you might drive an extra mile or two to find cheaper gas, airlines and airports don't have that luxury when they buy jet fuel.

"Prices are always set on the margin," Joswick says. "That last airport that needs to buy jet fuel, they will pay whatever it takes to get that. And that price then becomes the standard for the whole industry."
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