The Brief

To cap off her first week in office last December, L.A. Mayor Karen Bass gathered reporters at a dusty patch of dirt in Boyle Heights. From a podium, she explained that construction of affordable housing on that site had taken 16 years to break ground.

Bass said she would no longer tolerate such delays. She was there to sign Executive Directive One (ED1), an order for city staff to approve applications for 100% affordable housing developments within 60 days, and to issue building permits within five days.

“Affordable housing projects are only being built in certain locations and not others,” Bass said at the news conference. “This is at a time when we need housing all across Los Angeles.”

Six months later, with less fanfare, Bass updated the rules to say that projects in single-family neighborhoods would be ineligible.

Since that change in June, an LAist review found the city has placed nine affordable housing projects near single-family homes in limbo, creating an uncertain future for 1,443 potential units of low-income housing.

“[Developers] were hoping and relying and expecting on the benefit of ED1 — and then the rules changed,” said land use attorney Dave Rand, who is now representing a number of developers trying to appeal the city’s ED1 denials.

“The end result will be a lot of lost housing units that could have been built in these areas,” Rand added. “Some people may celebrate that and think that's a fantastic thing. I think it's the loss of a good number of much-needed affordable homes.”

L.A. needs more affordable housing, fast

The minutiae behind the processing of applications for development projects may sound tedious, but the stakes are high for Angelenos increasingly struggling to pay their rent.

Between 2010 and 2019, as rents climbed, L.A. lost about 111,000 homes considered affordable to low-income families by government standards. At the same time, the city only built about 13,000 new affordable homes. Plus, affordable housing covenants that restricted rents on buildings constructed in the 1980s and 90s have been expiring, in some cases leading to mass evictions.

L.A. Mayor Karen Bass stands at a construction site in Boyle Heights to announce her executive order fast-tracking affordable housing approval in the city.

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ED1 was designed to confront these problems by getting new affordable housing projects ready to break ground faster than any other time in L.A.’s recent history.

Bass’s directive has found success outside of single-family neighborhoods. L.A. planning officials told LAist the department has already approved applications for 59 projects representing more than 4,620 new affordable apartments.

But Rand said city officials should expand on that success by processing applications based on the rules in place when they were filed. By retroactively changing the rules, he said, L.A. could lose many desperately needed low-income homes.

“It could be the difference between deciding to do the project or not at all,” Rand said.

Some developers have withdrawn their applications, acknowledging that their projects no longer make financial sense without ED1 fast-tracking. Others may decide to re-file their applications, but this time including more expensive market-rate apartments.

California officials weigh in 

State housing officials have sided with the developers. California Department of Housing and Community Development officials have sent letters urging the city to quote “apply the law consistently.”

Applicants who submitted paperwork “may proceed under the ED1 regulations that were in effect at the time the preliminary application was complete,” wrote Shannan West with the state’s Housing Accountability Unit in October.

A mayor’s office spokesperson told LAist in an email that ED1 has accelerated thousands of units of affordable housing.

“The city has seen an 85% increase in the number of affordable housing units proposed,” said Bass press secretary Clara Karger.

While not eligible for ED1, projects near single-family homes can still go through the normal approval process, Karger said. That process can involve years of environmental review and contentious public hearings with L.A.’s Planning Commission.

“The mayor believes that any policy implemented should be evaluated to ensure there are no unintended consequences on communities, especially the very ones we are trying to help,” Karger said.

The mayor’s office did not agree to requests to interview Bass directly.

A car drives past an elementary school in Winnetka. The school is across the street from a project site that had its ED1 application denied following the mayor’s June update.

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The politics of building in single-family zones

If the city doesn’t reverse course, pro-housing activists say they’ll sue. Sonja Trauss with YIMBY Law, a group that takes legal action against cities it believes are flouting state housing law, told LAist that her organization plans to file a lawsuit soon.

“It's not the right way for the city to treat people who are creating affordable housing,” Trauss said. “Hopefully the mayor gets the message that backpedaling wasn't as politically necessary or beneficial as she thought.”

Most of L.A.’s residential land — 74% to be exact — is zoned for single-family homes. Building large apartment developments in those areas has long been seen as politically risky, because it tends to enrage homeowners opposed to neighborhood change.

UCLA urban planning professor Paavo Monkkonen said leaving suburban areas untouched brings its own risks. The city of L.A. has some big housing goals to meet under state law. The city must plan for 185,000 new low-income homes by 2029.

State law also requires the city to reverse long-standing patterns of segregation by putting many new affordable homes in wealthier areas, such as single-family neighborhoods.

“Once you take them off the table, it's really hard to live up to the fair housing mandate,” Monkkonen said.

In Winnetka, an uncertain future for a shuttered school

Without a guaranteed path forward, it’s unclear what’ll happen to project sites where plans for low-income apartments were already in the works.

Along a busy thoroughfare in the San Fernando Valley, cars going 40 mph zoom past a padlocked fence surrounding a boarded-up private school in Winnetka. Weeds poke through the cracked asphalt outside a building covered in graffiti.

A developer wants to turn this site into 360 low-income apartments. Standing outside the defunct elementary school, Winnetka Neighborhood Council president Mihran Kalaydjian said the community is against it.

“It needs to be away from residential,” he said, explaining that he believes affordable housing developments shouldn’t create difficulties for local businesses, shouldn’t affect homeowners’ property values, and shouldn’t be located near schools.

Winnetka Neighborhood Council president Mihran Kalaydjian stands outside the derelict property where a developer has proposed hundreds of new low-income apartments.

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The site is across the street from a public elementary school. It’s also next to a gas station and across the street from a Mercedes-Benz service center. But Kalaydjian said the single family homes down the street make this the wrong place to build.

“There are many other locations they need to take into consideration,” he said.

The area’s councilmember, Bob Blumenfield, is also against fast-tracking this project and others in his district.

“ED1 basically removes the community input from the process,” Blumenfield said in an interview.

That kind of streamlining is acceptable in parts of the city that already have large apartment buildings, he said. But in low-density areas, “removing the public input is not appropriate at this point.”

The view from South L.A. 

Tenant advocates say that by cutting single-family neighborhoods out of ED1, the Bass administration has increased development pressure on poorer parts of the city.

“The majority of the affordable housing is happening in South L.A. or in areas that are not high resource,” said Maria Patiño Gutierrez with Strategic Actions for a Just Economy.

In some cases, Gutierrez said working class tenants are seeing their old, rent-controlled buildings demolished to make way for development of new ED1 projects.

Under state law, low-income renters have a right to move into new affordable housing built in place of their demolished homes. But Gutierrez said tenants often find the process confusing and unmanageable.

“Though there are state protections and local laws, we don't think that all the community members know they have the right to return,” Gutierrez said.

Graffiti covers a building on a site that no longer has a guaranteed pathway to becoming affordable housing under ED1.

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When housing fights in single-family neighborhoods get ugly

City councilmember Nithya Raman believes L.A. should keep ED1 projects proposed near single-family homes in the fast lane. She has voted to advance an ED1 project in her district, and has cast lone votes supporting projects in other districts.

“We should be following the law,” Raman said in an interview. “We should be pushing towards a system where many more of our planning decisions are not discretionary votes that are coming in front of an individual council office, or to the council at all.”

Raman and her staff have faced harsh pushback from some constituents over her support of an ED1 project aiming to build 200 units of affordable housing in a seven-story structure on Ethel Avenue in Sherman Oaks.

A number of Raman’s district staff, including two who identify as Muslim, attended the Sherman Oaks Street Fair in October. They say protesters opposed to the Ethel project surrounded their booth, waved signs and distributed flyers about saving single-family neighborhoods, and called Raman and her staffers “terrorists.”

A video taken that day shows the protesters following staffers while they packed up to leave the street fair. At first, the protesters tell the staffers they never used the word “terrorist.” Then, one of them says, “Well, if you’re inflicting terror on us, then I guess you’re terrorists.”

Raman condemned the use of the word “terrorist” by protesters.

At the same time, Raman said she also understands concerns about large developments coming to residential areas. If it were up to her to design affordable housing projects for the area, she said, she wouldn’t make them seven stories tall.

But saying no to developers who complied with the city’s guidelines could scare others away from proposing more affordable housing, Raman said.

“If we create a system where, even if you follow the rules, your project will not move forward, I think we make it much harder for us to generate the kind of construction that we do need,” Raman said. “That's an existential threat for the city.”

For the last three years, the record store and music venue Healing Force of the Universe has been operating on a sleepy street corner not far from Pasadena City College. Nearby businesses include a shoe repair store, a nail salon and several auto shops.

“We're kind of in a dead corner,” owner Austin Manuel said. “No offense if anybody lives here, but not a very foot-trafficked area, kind of a hard place to have a store.”

In spite of the location, Manuel said Healing Force has become a home away from home for musicians and music fans. One of them is Bobby Bradford, a jazz trumpet legend who lost his house and personal archive in the Eaton Fire. He performs regularly at the venue. (Healing Force has also partnered with LAist on fire recovery events.)

Its current location is set to close this month, but Manuel and his team are already raising funds to cover a move to another space: G-Son Studios in Atwater Village. The repurposed ballroom was the Beastie Boys' home base when they recorded their classic albums Check Your Head and Ill Communication. Run-DMC and Biz Markie stopped by at one point, and Beck also laid down tracks for his album Odelay there.

Inside Healing Force's space in Pasadena.

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The vibe

Healing Force sells records, of course, but these days it’s more of a nighttime performance space. Manuel said he wants people to feel comfortable striking up conversations after a show.

“I grew up in the church in the South, and I was like, ‘How do I design this so that it feels like a Southern church lady could come in here and feel welcome?’" Manuel said. “ I didn't want it to be too cool.  I wanted it to feel kind of suburban in a way.”

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Though the name might call to mind a cult slogan — and Manuel said they lean into that aesthetic on purpose — it’s actually a reference to the 1970 album Music Is the Healing Force of the Universe by saxophonist Albert Ayler.

At the venue, “people can kind of get … into a meditative zone,” Manuel said. “After the [January 2025] fires, it felt so good to come back together in this room and feel the healing of community.”

Healing Force's stage setup.

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The performances

The shows Healing Force puts on share a common thread: They’re meant to promote peace and relaxation, as well as deep, careful listening on the hi-fi sound system. But they’re an eclectic mix of genres. On one night, you might see L.A. spiritual jazz band Phi-Psonics, who turned a residency at the venue into a live album, Expanding to One.

On another night, you might catch a spaced-out electronic set, an up-and-coming singer-songwriter or a group of session musicians who’ve played with the likes of Paul Simon, Elton John and Lucinda Williams.

About the fundraiser

With the new space on Glendale Boulevard, Manuel said, Healing Force would triple its capacity for concerts, get a bar space and be closer to other venues in Northeast L.A.

“If 1,000 people gave $25, we would get there,” Manuel said – though he also said most people have been giving more.

You can read more about the fundraiser and donate at Healing Force’s GoFundMe.

See the Pasadena space before it closes

The venue is still open at 1200 E. Walnut Street and is holding events through this Halloween weekend. You can see their events calendar on their website.

The racist DNA of Jim Crow discrimination may be embedded in your housing documents.

The language in housing documents that restricts sale or use of a property only to a person of the white race is called a “restrictive covenant,” and in California the practice goes back to the 19th century and continued into the mid-20th century. While housing discrimination persists, the practice was found unconstitutional in 1948.

California counties are reporting mixed progress in meeting the demands of a 2021 law to excise the language from property records.

According to Sylvia Manzo, deputy recorder in the Orange County Clerk-Recorder’s office, the county finished the job in March of this year, removing racist language from more than 27,000 property documents with the help of computer software.

This 1924 property document from Bakersfield includes racist language limiting use of the property in question to people of "the white or Caucasian race."

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L.A. County is far from done. It says that with the help of an outside company hired in 2024, 50 million pages will be examined yearly, which would take about 10 years to finish the job.

Public agencies could use the public’s help.

Language examples

Here’s a 1924 example from a property in Bakersfield. The text reads, “That the lands herein conveyed shall never, at any time, be sold to or rented to or occupied by any person not of the white or Caucasian race.”

Or this language from a 1936 document relating to a Costa Mesa property: “That said premises shall not be sold, conveyed, rented, or leased to, or occupied by any person of African, Mexican, or Asiatic descent.”

How to get it taken out

The Restrictive Covenant Modification Form is at the heart of the effort to remove the racist language from housing documents. Each county has its own process. Some charge a fee; others don’t. Some require a notary certification for the signature; others don’t.

L.A. County:

Registrar-Recorder officials recommend these steps:

• Highlight or underline the unlawful provision on the recorded document
• Complete the Restrictive Covenant Modification Form
• Submit the form and the recorded document by email: RCM@rrcc.lacounty.gov or in person at the Norwalk headquarters at 12400 Imperial Highway in Norwalk
• Mail instructions are here.

Orange County:

The Orange County spokesperson says there may be some properties not caught by its software and urges the public to report them. Here’s the form

Riverside County:

Here’s the Riverside County form

San Bernardino County:

Here’s the San Bernardino County form

San Diego County:

Here’s the San Diego County form

Santa Barbara County:

Here’s the Santa Barbara County form

Ignoring the racist language in property documents, some say, reinforces the legacy of segregation, while taking steps to remove restrictive covenant language is a way individuals and organizations can repudiate policies that sought to discriminate.