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.

(

David Wagner/LAist

)

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.

(

David Wagner/LAist

)

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.

(

David Wagner/LAist

)

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.

It may be entering a new era, but walking into the Original Pantry Cafe still feels like stepping back in time. The caged cash register is still there, with a worn spot on the floor in front of it, and the wood-board menus listing the day’s specials in chalk.

The iconic diner, which had served downtown L.A. from the corner of Ninth and Figueroa streets for over 100 years, closed in March 2025 amid a labor dispute, after the trust that owned it decided to sell the property. Now, under new ownership, it reopens Thursday, Nov. 19.

Leo Pustilnikov, a developer, bought the building in September 2025, and Hope the Mission, a San Fernando Valley nonprofit, will now run it, with all profits going to shelters for L.A.’s unhoused community.

Longtime staff are returning under a new contract with UNITE HERE Local 11. Rowan Vansleve, president of Hope the Mission, called bringing them back “incredibly emotional.”

What’s back and what’s not

Fans of the Pantry will find familiar names on the menu, including the famous coleslaw and sourdough toast from Frisco Baking Co. And of course, the beloved pancakes make their triumphant return, now made from scratch.

“We’ve got the same sourdough that we were using prior to Hope the Mission coming in,” Vansleve said.

The Pantry’s dining room and long counter keep their classic diner look, with a new bakery case near the front windows.

(

Courtesy The Original Pantry Cafe

)

Other dishes got a 2026 makeover. The Denver omelet now uses poblano peppers, the fried chicken sandwich comes with a spicy chile glaze and pickled radish, and a new bakery case is stocked with cookies, pies, chocolate malt crunch cake and peach cobbler.

“There are a few alterations on the menu,” Vansleve said. “Tastes have changed, and this needs to be successful.”

Two new sandwiches are named after donors who helped fund the reopening. The Betty Burger comes with Cooper sharp cheese, grilled onions, house pickles and Pantry Gold sauce on a sesame bun. Grant’s Sky High Deli piles half a pound of warm corned beef with Gruyère, horseradish slaw and mustard on toasted rye.

“I’m really excited for people to try our burger,” said executive chef Daniel Hur.

A stack of buttermilk pancakes made from scratch costs $16.

(

Courtesy

/

Courtesy The Original Pantry Cafe

)

Buttermilk pancakes are $16, and the classic breakfast platter — eggs, meat, Pantry potatoes and toast — is $21.

“We did a lot of research to make sure that we’re just under pretty much everyone else in the local area,” Vansleve said. “We’re not gonna gouge you.”

The Pantry no longer runs around the clock, and it now takes cards.

But Vansleve hopes the shortened hours will be temporary. “The Pantry’s not truly back until it’s 24 hours,” he acknowledged, adding that hours will expand as demand allows. He also hopes to reopen Riordan’s Tavern, the adjoining bar, “in some renewed format sometime late next year.”

Not everyone is sold

As soon as the new menu was posted online, commenters flooded the restaurant’s Instagram page and Reddit, pleading for nothing to change.

Hur, who grew up in Culver City, said he understands. “I love Tito’s Tacos. It’s been around since the ’50s. If someone came in there and changed the Tito’s Taco, I’d be like, ‘Why?’” he said. “So I get it.”

The specials board greets Angelenos ahead of the Nov. 19 reopening.

(

Courtesy The Original Pantry Cafe

)

Hur said he’s had to weigh purists against diners looking for something new, aiming to welcome back regulars while drawing in a new crowd. He’s open to feedback. “I know even if I’m not open to it, I’m gonna get it,” he said. “So I might as well be open to it.”

Vansleve’s pitch is simpler: “Give it a go, come in.”

Every meal helps, he said. “100% of the profits is gonna go back to the charity.” Hope the Mission runs 35 shelters housing about 3,500 people on any given night, according to Vansleve

To reach its 24-hour goal, he said, “We need to see those lines around the corner like they used to be.”

One of Broadway’s most popular shows in years, Oh, Mary! is now at the Ahmanson Theatre through Dec. 6. It stars drag performer extraordinaire Alaska Thunderf*ck 5000, known mononymously as Alaska.

Alaska caught up with LAist host Julia Paskin to talk about taking the Tony Award-winning dark comedy on the road, how competing on RuPaul's Drag Race has changed over the years, and where to see a great drag show in Los Angeles.

A role she was made for

The list of actors who have played the titular role of Mary ranges from seasoned comedians, like show creator Cole Escola, to Jane Krakowski and Bowen Yang, the latter of whom is currently on an extended Broadway run.

Jane Krakowski during her broadway run in "Oh, Mary!"

(

Emilio Madrid

/

Center Theater Group

)

“It's going on my tombstone,” Alaska said. “Like, it's the biggest deal ever.”

The role not only has big proverbial shoes to fill, but also requires donning a large, heavy hoopskirt for a costume. That was not a problem.

“If you ever just wanna, like, change your entire personality, just put on a hoopskirt,” she said. “It really changes the way you move and the way you kinda act and the way you stand. That's drag, I guess, because drag is sort of transforming based on what you're putting on your body, and it really does change everything.”

The higher cost to compete on Drag Race 

Speaking of drag, Alaska initially rose to fame appearing on Season 5 of RuPaul’s Drag Race in 2013 and the second season of the All Stars spinoff in 2016, which she won. Longtime fans of the reality show can confirm a lot has changed over the years with the competition becoming more expensive and queens investing in pricey, commissioned costume pieces and drag accessories.

Alaska said she’s grateful she competed when she did.

“I got in under the wire,” Alaska said. “I got onto that show back when you could show up with a bag of dirty laundry and you could do pretty well. When I went on that show the first time, I was borrowing stuff from other girls. I really just went to the thrift store and got some stuff. I had my friends make some stuff with me as well.”

She says the pressure is also more intense with the audience expecting a high production quality.

“The viewership is so knowledgeable about fabrics, and designers, and fashion, and polish and wig lines,” Alaska added. “That's good. I mean, I think that it's a pendulum, and it swings back and forth. Yes, we love to see exquisite, fabulous costumery on Drag Race. But, we also like to see some, stupid, silly drag as well.”

Where to catch great drag in LA 

Alaska recommends Meatball’s Phat Slut show at Precinct in downtown L.A., and added "anything happening at Precinct is going to be unique, fierce, fun, and just like an excellent vibe.”

Another top recommendation is “The Golden Girls Live” from drag queens Jackie Beat and Sherry Vine.

“It happens in a very small room,” Alaska said. “So you're literally sitting onstage with the Golden Girls. There's really nothing like it.”

You can see Alaska in Oh, Mary! at the Ahmanson Theatre and when her Revolution Tour stops in at Pacific Electric May 8, 2027.

Rhea Borja and her husband, Eric Wee, bought their home in Altadena in 2022. After the January 2025 Eaton Fire, it still stood, in a pocket of other homes that also survived.

At first, that was a relief. As many fire survivors have found, though, remediating smoke damage has been nearly as daunting as rebuilding a home that burned.

That has been true for Borja and Wee too. They’ve been living in Northern California since the fire, while they work to get their home cleared of the toxic remnants of the smoke.

The Eaton Fire destroyed 9,414 structures, including homes and businesses. For the thousands of structures were left standing, Gov. Gavin Newsom signed laws in September setting new rules for smoke damage cleanup.

What has that looked like in practice? Three Eaton Fire survivors spoke with LAist recently about the challenges they’ve faced.

Remediation challenges

Rhea Borja stands in her driveway just a month or so before the January 2025 fire. All of the houses behind her across the street burned down, including all the trees and greenery.

(

Rhea Borja

)

On the blocks around Borja’s home, the frames of homes being rebuilt are taking shape. But her home has stood empty for 22 months.

“It has been an enormous test of patience,” she said.

Her home has gone through four remediations. The lead test results after the most recent remediation cleared EPA standards. Since then, Borja has had a new HVAC system installed.

Next up, re-insulating the attic.

She’s hoping to be back in Altadena early next year but recognizes there’s still a lot to do, including remediating the front and back yards. She’ll have to pay for those projects out of pocket.

“I miss Altadena. I miss Los Angeles. I miss being by the San Gabriel Mountains,” Borja said. “So I just feel kind of removed from the area, and sometimes it almost just seems like a dream.”

A hallway in Rhea Borja’s home after it was remediated for a third time in June 2026.

(

Rhea Borja

)

Rhea Borja removed the remediator’s tape and plastic covering over a living room window of her Altadena home in mid October.

(

Courtesy of Rhea Borja

)

Simon Perry and his partner have two properties in Altadena that still require remediation.

One is their home right outside of the fire zone, and the other is a rental property right in the middle of it.

At Perry’s home of 15 years, the contamination was off the charts.

“To give you an indication of how badly contaminated it is, the attic crawl space tested at 3,391 units of lead,” Perry said. “So there's 50 times the safe level of lead in the crawl space of the attic.”

Perry had intended to retire the week of the Eaton Fire. He postponed that while he dealt with the fire’s aftermath — spending hours itemizing personal items, then throwing them away.

By the end of September, he and his partner moved for the fourth time since the fire.

Before that move, their temporary home was “full of cardboard boxes and boxes full of stuff, you know, because everything is in transition and has been in transition for 20 months,” he said.

A return home

After 19 months of being displaced, Susan Mohini Kane, husband Bernard Kane and their cat returned to Altadena.

Being displaced was unsettling, but Kane said she learned a lot.

Susan Mohini Kane shared this photo with LAist from March 2026 after most of her home’s contents were removed. The walls were cut up for rewiring.

(

Susan Mohini Kane

)

Susan Mohini Kane and her husband Bernard Kane began moving in over the summer. A friend gifted her hand-sewn quilt to replace one they lost to smoke damage.

(

Susan Mohini Kane

)

“More things happened every day that I didn't expect,” Kane said. “They ended up, basically, having to tear our house down.”

The walls of the Kane home were removed and then replaced. They filled and hauled bags of fire-damaged goods out of their home.

Now that she’s back, Kane is excited to return to her work as a voice teacher, singer and songwriter.

Susan Mohini Kane and her husband Bernard Kane are happy to be back in their home after 19 months of remediation and repairs after the Eaton Fire.

(

David Rodriguez/LAist

)

She wants people who didn’t experience the wildfire to know what people are still going through nearly two years later.

“We're still here. We're still suffering. We're still needing so much help,” she said.