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.

Even though the U.S. and Mexico national soccer teams have been knocked out of the 2026 FIFA World Cup, their fans aren’t giving up on the tournament. Instead, they’re throwing their support behind other teams still in the competition.

But how to choose which one to cheer on? It can depend on myriad of factors, from prowess on the soccer pitch and fandom for a particular player, to hunches that involve ancestral DNA.

Cheering for the underdogs

“I’m supporting Morocco,” said Alfredo Botello, a U.S. citizen born in Guadalajara, Mexico, who was cheering on Mexico until the team lost Sunday to England.

Morocco placed fourth in the 2022 FIFA World Cup after beating a powerhouse Spanish squad in penalty kicks. Botello said he admires the team’s performance and likes its underdog status. He’s not the soccer fanatic he used to be, he said, and that’s led him to enjoy the game more.

Other fans are backing the team that’s expected to win the trophy.

“At this point I would say [I will support] France because of Mbappé and his stance on anti-racism and anti-gambling — and just a great player too,” said Maria Romero Morales, a Mexico team fan. She lives in El Monte and was in Mexico during the group stage of the World Cup.

DNA and soccer

For some, family lineage takes precedence. “My father’s mother is 100% Norwegian,” said Jake Downey, a fan of the U.S team who organized a watch party for 14 people at his house in Northridge on Monday to watch the U.S. play Belgium.

Norway fans wearing Viking hats and adorned with face paint arrive before a World Cup match.

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“I’m all in on [Erling] Haaland,” he said of Norway’s striker, who scored two goals in Sunday’s 2-1 defeat of Brazil.

Some Mexico fans are supporting Norway, too, in a “the enemy of my enemy is my friend” sort of way.

“I would love for England to lose, a little vengeance there,” said Amanda Durán of England’s World Cup match against Norway on Saturday. She’s still upset at England’s defeat of Mexico on Sunday.

She lives in Torrance and her in-laws are Argentine so she’s backing Argentina too.

Lionel Messi of Argentina celebrates after scoring his team's first goal during the World Cup 2026 group match against Austria.

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Other fans take into account the social and political baggage each team’s national identity represents.

“I’ve watched the World Cup since 1994 and I’m definitely a person who goes for the colonized countries over the colonists,” said Xochitl-Julissa Bermejo, who lives in the San Gabriel Valley and wanted Mexico to win on Sunday.

But her support is complicated. She’s now cheering for Belgium, despite its severe colonialist past, after experiencing its warmth on a recent trip.

“I've gone to Belgium and it's a really fun place and everyone is really friendly and lovely,” she said.

Fun and friendliness is what she experienced with family watching Mexico play their last game, and she wants more of those soccer experiences before the World Cup ends.

Sweltering summer days have arrived in Southern California, with temperatures this week expected to climb to the triple digits in some places.

Heat advisories from the National Weather Service are in place for much of the region and will remain in effect until 8 p.m. Friday. The highest temperatures are expected Wednesday and Thursday.

The forecast

L.A. County: The interior valleys and mountains, including Pasadena and Glendale, could see temperatures up to 105 degrees. Inland coastal areas, including downtown L.A., will likely get up to the low 90s. Coastal temperatures will stay in the 70s and 80s.

Orange County: O.C. will avoid some of the highest temperatures this week. Inland highs will be in the 80s, and coastal temperatures will stay mostly in the 70s.

Inland Empire: Riverside County and San Bernardino County valleys could see temperatures up to the low 100s, while the area’s mountains will hit the mid-90s.

Coachella Valley: The National Weather Service has declared a more severe Extreme Heat Warning for the Coachella Valley, where temperatures are expected to climb as high as 116 degrees. It is also expected to stay relatively warm overnight, with lows falling only to the 80s.

The elevated temperatures are expected to pose a significant risk of heat illness, especially for the elderly, young children and other sensitive populations.

What’s driving the high temperatures?

Much of the heat will be driven by a combination of two meteorological forces: a high-pressure system hovering over Southern California and off-shore winds, commonly called Santa Ana winds.

“Everything is dictated by which way your winds are blowing and high-pressure systems,” said Lisa Phillips, a meteorologist with the National Weather Service office in Oxnard.

High-pressure systems push warm air down, trapping it closer to the ground. Then, the offshore winds carry dry, hot air from inland deserts toward the coast, raising temperatures in the L.A. basin even higher.

The heat wave also comes as the marine layer weakens. The marine layer, often called June gloom, is lower-temperature air and cloud cover generated by changing temperatures in the late spring and early summer. As the summer gets warmer, the marine layer retreats.

Fire risk

The high temperatures and dry conditions this week will also exacerbate fire danger, particularly in the region’s valleys, foothills, mountains and other areas away from the coast.

Philips warned residents to be extra cautious as the heat and offshore winds dry out vegetation. That creates more potential fuel.

“We are headed into our fire weather season, where we have more wildfires. The vegetation is dry, so it does catch fire more easily,” Phillips said. “That just means that fires are going to be a lot more easy to start.”

Southern parts of Santa Barbara County are expected to see more significant fire weather, with periods of gusty winds.

What’s next? 

Temperatures are likely to dip starting Friday.

The high-pressure system is expected to move to the east, some southerly winds to bring some cooling moisture with them. But Phillips said temperatures will come down only slightly and are expected to remain above average throughout the weekend.

The slight respite won’t last long either. Another, possibly worse, heat wave is right around the corner.

“We could be looking at even warmer temperatures next week,” Phillips said.

In what they described as an effort to prevent more corporate landlords from displacing Los Angeles renters, the L.A. County Board of Supervisors decided Tuesday to move forward with plans to require a new step in the process of selling certain apartment buildings.

The board voted unanimously to develop a “Community Opportunity to Purchase Act.” If passed on a final vote, the law would compel apartment owners to notify affordable housing groups when they put certain buildings up for sale in unincorporated parts of L.A. County.

The goal, county leaders say, is to ensure that organizations committed to keeping rents low have a chance to buy buildings that would likely otherwise be scooped up by investors who might push out existing tenants through rent hikes.

“The county is facing rising displacement pressures as rents outpace incomes,” said Supervisor Hilda Solis, who introduced the idea.

She cited statistics showing that more than half of L.A. County renters are considered “rent burdened” by federal government standards, with even higher rates among Black and Latino households.

“We need to fight,” Solis said. “We need to have tools to keep people in their homes.”

What buildings would be covered?

The proposed rules would only apply to buildings with five housing units or more and only to properties located in unincorporated areas, such as East L.A., City Terrace and Altadena. Based on past property sales data, the rules would apply to anywhere from 30 to 130 listings annually.

Nothing will change right away. Tuesday’s vote gives county staff 180 days to develop the regulations and bring them back to the board for a final vote.

During that time, the county will also work on developing a list of qualified buyers — such as affordable housing developers, community land trusts and other mission-driven organizations — who would be the first to hear about buildings coming up for sale.

Depending on how the regulations are written, the law could give those groups a “right of first refusal,” meaning they would have first dibs on making an offer to buy the building. County officials noted that a similar program in San Francisco gives qualified groups five days to respond with a letter of interest, followed by 20 days to place an offer.

Landlords would not be required to sell to these groups if they can get a better offer on the open market, county officials say.

Would sellers end up in a ‘Hotel California’ situation?

Though the idea is still in early stages, landlords and real estate agents expressed strong opposition during Tuesday’s public comment period.

“This proposal moves in the wrong direction by adding another layer of regulation and taxpayer expense, without creating any new housing units,” said Elizabeth de Carteret, the government affairs director at the Southland Regional Association of Realtors.

Meg Sullivan, who described herself as a “mom and pop” rental housing owner, said if the county establishes these rules in unincorporated areas, investors will choose to buy properties elsewhere.

“No private party in their right mind is going to invest in a market that looks like the equivalent of the ‘Hotel California’ song, where investors can check in, but it’s not clear they can ever leave, or on what timeline,” Sullivan said.

Existing groups say they’re ready to pursue deals

Tenant advocates told the board the proposed law would help protect renters from the whims of the profit-driven housing market.

Brenda Tafoya, executive director of El Sereno Community Land Trust, said organizations like hers have the experience needed to make market-rate offers on available properties.

“We work with the real estate market because we understand it,” Tafoya said. “We can partner with willing sellers and tenants to acquire properties, ensuring smooth transactions, while preserving permanently affordable housing.”

In response to concerns that the rules could delay properties from being offered to other prospective buyers, Supervisor Holly Mitchell asked county staff to consider regulations allowing listings to hit the open market at the same time affordable housing groups are given the chance to make an offer.

“This motion is not about taking property, forcing a sale or preventing a sale — it’s about creating a fair and transparent process,” Mitchell said, arguing that many older landlords want to retire without having to sell to corporate buyers.

Where would the funding come from?

Mitchell said public funding to support building purchases could come from money raised by Measure A, the county sales tax increase voters approved in 2024 to support housing and homelessness efforts. The L.A. County Affordable Housing Solutions Agency, which is funded by the tax revenue, has programs to support affordable housing preservation.

L.A.’s idea is not new. Washington, D.C., has had a “Tenant Opportunity to Purchase Act” in place since 1980.

Supporters say D.C. tenants use the city’s program to form associations that negotiate with new buyers to ensure ongoing affordability in about half of buildings coming up for sale, according to a 2023 study by the Coalition for Nonprofit Housing and Economic Development.

But critics point out that D.C.’s program rarely results in tenants actually owning their buildings. That same 2023 study found that ownership by a tenant-sponsored cooperatives was the outcome in only about 2% of building sales.

Solis said she wants the county to take a phased approach, with the initial program eventually being expanded to include a way for tenants to purchase their buildings directly.

The Covina City Council is set to vote Tuesday night on whether to allow construction of a battery energy storage facility that’s faced backlash from community members.

The project is a 110-megawatt storage system that would include two structures that take up 3.4 acres in a mixed business and residential area in northeast Covina.

The city’s planning commission voted unanimously against the project in June following resident feedback. Hundreds of community members attended the commission’s meetings in June, resulting in hours of public comment on the issue.

The backstory

RWE Americas, a subsidiary of German energy company RWE, filed an initial study report with the city for the construction of a 110-megawatt battery energy storage system in Covina in January.

These types of systems store electricity generated from other sources, such as wind farms and solar plants, in large batteries. The batteries can then be tapped by local electrical grids during power outages or times of high usage, such as heat waves.

RWE Americas’ website says the project would enhance the reliability of the city’s electrical grid, create 150 jobs during its construction and generate over $17 million in property taxes.

The public response

The proposed project has received significant negative backlash from the community on social media.

Some residents allege a lack of transparency from the city regarding the project’s development while others cite concerns ranging from potential noise pollution to fires and smoke to insurance hikes.

There has been similar backlash from communities against proposed battery energy storage systems in the City of Industry and San Juan Capistrano in recent years.

Recent storage system fires include incidents in San Diego in 2024 and Monterey County in 2025. The San Diego fire had flareups for seven days following the initial incident. The Monterey County fire resulted in the evacuation of 1,200 local residents for 24 hours.

The root causes of these fires remain under investigation by the EPA, but have been linked in some instances to an overheating process called thermal runaway associated with the lithium-ion batteries used in these facilities.

Covina is one of eight storage projects in the United States proposed by RWE Americas.

How to keep tabs on the Covina City Council

The Covina City Council meets on scheduled Tuesdays. Meetings start at 7:30 p.m.

Here’s how you can follow along:

• Attend in person: The board meets at City Hall, Council Chambers, 125 E. College St., Covina
• Watch the live broadcast
• Here’s how to submit a comment or contact the council