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.

Hop onto TikTok and you'll find lots of videos of young people — mostly women — fake baking under the glowing UV lights of a tanning bed. Seattle dermatologist Heather Rogers says this is an alarming trend that comes after years of decline in indoor tanning in the U.S.

She points to a 2025 survey from the American Academy of Dermatology which found 20% of Gen Z respondents prioritize getting a tan over protecting their skin. And 25% say it's worth looking great now even if it means looking worse later.

They feel like "it's better to be tan than it is to worry about skin cancer," Rogers says.

A new study in the journal Science Advances reinforces just why they should worry.

Researchers found that tanning bed users were nearly three times as likely to develop melanoma — the deadliest form of skin cancer — compared to people who'd never tanned indoors. They also had DNA damage that can lead to melanoma across nearly the entire surface of the skin.

"Even in skin cells that look normal, in tanning bed patients, you can find those precursor mutations" that lead to melanoma, says Dr. Pedram Gerami, one of the study's authors and the IDP Foundation professor of skin cancer research at Northwestern University.

Gerami and his collaborators compared the medical records of nearly 3,000 patients who used tanning beds to an age-matched control group of patients who didn't tan indoors. They found that the more people used the tanning beds, the higher their risk of melanoma.

"If they had 10 to 50 tanning bed exposures, their risk was twice as high as the control group," Gerami says. If they had over 200 tanning bed visits, their risk was more than eight times as high.

"If you think about it, getting 200 tanning bed exposures can happen really quickly. If you go once a week for four years, there you are," he says.

The researchers also performed genetic sequencing on normal skin cells from tanning bed users. Most were younger women, which makes sense, because studies have shown that young women in their teens and 20s are the heaviest users of indoor tanning, says study co-author Hunter Shain, an associate professor of dermatology at the UC San Francisco.

Shain says when the researchers compared these skin samples to normal skin cells from people in the general population who were twice the age of the indoor tanners, they were "stunned" by what they found.

"Women in their 30s and 40s had more mutations than people in their 70s and 80s from the general population," says Shain, whose research focuses on the biology of skin cancer. "They somehow were able to cram in two lifetimes' worth of UV damage in 30 years."

Dr. Heather Rogers, who was not involved in the study, notes that tanning beds can emit ultraviolet radiation that is 10 to 15 times stronger than what you'd get from the sun. She says that tanning beds are often marketed as being safer than the sun, but this study shows how wrong those claims are.

Dr. Pedram Gerami says many of the patients he sees at a high-risk melanoma clinic are women who started indoor tanning as teens wanting to look better for events like homecoming and prom.

"Now, as young adults, they're having to deal with frequent skin checks, frequent doctor visits, frequent biopsies, lots of anxiety, and the emotional burden of having been diagnosed with cancer at a young age," Garami says. "So they have a lot of heaviness to deal with."

He says some of these patients chose to donate skin samples to the study in hopes of helping other young people avoid the same fate.

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Nearly every pop music holiday song written in the past 80 years owes at least some of its DNA to one Christmas tune in particular: "White Christmas," written by Irving Berlin and sung by Bing Crosby, which he first recorded in 1942.

It's reportedly still one of the best-selling songs of all time in any genre, though chart data from decades ago is unreliable. Even given that murkiness, the Guinness Book of World Records named it as the best-selling physical single of all time in 2012.

"White Christmas" wrote the formula for modern secular holiday songs — despite its complex and troubling history.

Songwriter Irving Berlin wasn't destined to be a Yuletide magic maker. He was born Israel Baline in Siberia to an Orthodox Jewish family; his father was a cantor turned kosher butcher. But Berlin embraced assimilation — he married an Irish Catholic woman and had Christmas trees in his house. Even so, for Berlin, Christmas was a holiday shadowed by personal tragedy.

"On Christmas Day, 1928, his only son died. He always told members of his family that he disliked Christmas for this reason, that he could never, never get past the sadness that he experienced on Christmas Day," said author and New York Times contributing writer Jody Rosen, who wrote a book called White Christmas: The Story of an American Song.

The infant Irving Berlin Jr. died suddenly, less than a month after he was born. And at its heart, "White Christmas" is a deeply melancholic song.

Most Christmas carols and pop songs were unabashedly joyful. Berlin's song represented a turn, Rosen said: "It was strange to have a song that was all about this nose-pressed-up-to-the-glass feeling."

It also set a certain standard for Christmas songs that are about nostalgia, about some lost Christmas past. (Think, for example, of another enduring hit that came shortly after Berlin's smash: "Have Yourself A Merry Little Christmas," which Judy Garland sang in the 1944 film Meet Me in St. Louis, and which was written by Hugh Martin and Ralph Blane.)

But there's other stuff going on too. Irving Berlin was a hit machine as a Tin Pan Alley and Broadway songwriter. As a New Yorker and an immigrant himself, he was intimately familiar with a particular genre of songs, Rosen said: "That tradition of so-called 'home songs,' you know, songs that pine for a lost place, a lost ideal. These songs are so huge because we have an immigrant population, lots of people who've done a lot of moving. So there were songs about Irish people longing for Ireland and Italians longing for the old country there."

He said Berlin took that genre and flipped it into a Christmas song.

That's especially true of a largely forgotten, tongue-in-cheek introductory verse Berlin originally wrote for "White Christmas." The narrator is a New Yorker stuck in California (as Berlin frequently was, churning out songs for Hollywood): "The sun is shining, the grass is green, the orange and palm trees sway ... but it's December the 24th, and I am longing to be up north!" the protagonist sings.

Rosen said most people listening to "White Christmas" are missing additional subtext. He said that much of that nostalgic vibe in "White Christmas" — all that longing for a pristine, innocent Christmas of yore — is a reference to explicitly racist minstrel songs like Stephen Foster's "Old Kentucky Home," sung by Al Jolson and others — music that was still a staple in Berlin's day.

Foster was inspired by the Harriet Beecher Stowe novel Uncle Tom's Cabin and the song, hailed by Frederick Douglass and Paul Robeson, was meant to be empathetic to the abolitionist cause — the narrator is longing to be reunited with his wife and children, but their family has been torn apart by slaveholders. It later became a popular tune at minstrel shows, with its saddest lines omitted and its meaning twisted.

In "Old Kentucky Home," Rosen said, "You have, grotesquely, the freed Black man longing for life back below the Mason-Dixon line, back on the plantation. Here, instead of a Black man in the north longing for the sultry south, we have a well-to-do white person longing for the wintry north."

But the racial dynamics of "White Christmas" aren't just a matter of subtle references to older songs. Irving Berlin had great commercial expectations for "White Christmas." He built a whole movie around it: 1942's Holiday Inn, starring Bing Crosby and Fred Astaire.

Holiday Inn is stuffed with racist stereotypes and an entire blackface number. (That scene is usually excised from TV broadcasts today, but the whole film is available to stream online.) As Crosby and his love interest, played by Marjorie Reynolds, prepare to perform a song about Abraham Lincoln, Crosby spreads greasepaint on her face, as the orchestra plays "White Christmas" underneath. Not only is "White Christmas" the movie's biggest hit, it's also the film's romantic theme.

Blackface on stage and on screen was very much a recent memory for 1940s audiences, said scholar Brynn Shiovitz. She's the author of the book Behind the Screen: Tap Dance, Race, and Invisibility During Hollywood's Golden Age.

In Holiday Inn, Shiovitz said, "We get a pairing of nostalgia for Christmas, but also nostalgia for blackface, because so many of the people that were watching Holiday Inn when it premiered in the theaters grew up watching vaudeville, grew up watching their parents maybe even perform in blackface."

Audiences loved the song "White Christmas" and its spotlight in Holiday Inn — and American GIs stationed abroad during World War II clamored for the Armed Forces Radio Service to play the song. "White Christmas" was so sturdily successful that Hollywood made another movie centering the song in 1954 — also called White Christmas — this time starring Bing Crosby, Danny Kaye, Rosemary Clooney and Vera-Ellen.

Since then, legions of musicians have recorded their own versions of "White Christmas" — including The Drifters, Elvis Presley, Iggy Pop and Sabrina Carpenter. And of course, each generation adds new layers of meaning to the song as it is stitched into our holiday season each year, said Shiovitz.

"With all of these other memories that people have of Christmas, whether it's being piped in while you're shopping, or it's playing on the radio in the car as you're driving to visit family — it's easy to kind of separate it from its history. People develop new memories with it. People have their own ideas of what the song represents, so it's just incredibly complex," Shiovitz said.

Today's audiences and artists don't necessarily hear or even know about the song's racist history, Shiovitz said — but that doesn't mean it's not there.
This story was edited for radio and digital by Jennifer Vanasco.
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