The Brief

One California law was supposed to flip defunct strip malls across California into apartment-lined corridors.

Another was designed to turn under-used church parking lots into fonts of new affordable housing.

A third would, according to supporters and opponents alike, “end single-family zoning as we know it.”

Fast-forward to 2025 and this spate of recent California laws, and others like it intended to supercharge the construction of desperately needed housing, have had “limited to no impact on the state’s housing supply.”

That damning conclusion comes from a surprising source: A new report by YIMBY Law, a pro-development nonprofit that would very much like to see these laws work.

The analysis, released today, studied five state laws passed since 2021 that have swept away regulatory barriers to building apartment buildings and other dense residential developments in places where such housing has been historically barred.

The laws under review include:

• SB 9 from 2021, which allows people to split their single-family homes into duplexes, thus ending single-family-home-only zoning across California. In practice, according to the report, building permits for only 140 units were issued under the law in 2023.  
• AB 2011 from 2022 was designed to make it easier for developers to convert office parks, strip malls and parking lots into apartment buildings. In 2023, developers on just two projects were given local regulatory approval to start work under the law. In 2024, the total was eight. The report found no projects that have made use of SB 6, a similar bill passed that same year but with stricter labor requirements.
• SB 4 from 2024, the so-called Yes In God’s Backyard law, which lets churches, other houses of worship and some schools to repurpose their land for affordable housing. The report found no takers on that bill too.

“It’s grim,” said Sonja Trauss, executive director of YIMBY Law. Though she acknowledged some of the laws are still new, she blamed their early ineffectiveness on the legislative process which saddled these bills with unworkable requirements and glaring loopholes.

“Everybody wants a piece,” she said. “The pieces taken out during the process wind up derailing the initial concept.”

What are these requirements and loopholes that have prevented these laws from succeeding? Maybe not surprisingly, they are the frequent objects of critique by YIMBY Law and the Yes In My Backyard movement more generally.

One is the inclusion of requirements that developers only hire union-affiliated workers or pay their workers higher wages.

Another are affordability mandates which force developers to sell or rent the units they build at below-market prices.

There are plenty of other possible impediments to construction in California, which may explain why these bills have seen such tepid uptake. Sky high interest rates, chronic shortages of construction workers and high material costs (all of which could be exacerbated by current or expected changes to federal tariff, immigration and fiscal policy) all work to make residential housing development a less appealing financial proposition. Insufficient public funds and expected cuts to federal housing programs may weigh down on the affordable housing sector too.

But the report is not the first to point to the preconditions and omissions included in so many of the state’s legislative efforts to goose housing development as the reason for their lack of impact.

In a recent law paper, UC Davis law professor Chris Elmendorf and UC Santa Barbara political scientist Clayton Nall wrote that the relative success of California’s efforts to boost the construction of accessory dwelling units is the exception that proves the rule. Over the last decade, a cavalcade of state laws have stripped local governments of their ability to subject backyard cottage projects with environmental review mandates, significant fees, affordability mandates, union-hire rules, confining size or aesthetic limitations or added parking requirements.

“The ADU boom stands alone. No other form of housing production took off in California during this period,” the authors wrote. A likely reason why, they argue, is that ADU projects don’t come with nearly as many strings attached as other forms of dense development permitted by various California laws.

In 2023, the state permitted more than 28,000 ADUs, according to state data.

The history of ADU legislation in California is instructive, said Trauss. “It took about like five years of revisions before they were really getting going.”

The YIMBY Law report is based on self-reported permitting data submitted by cities and counties to the California Housing and Community Development department. The nonprofit complemented that messy database with its own internal collection harvested from its own litigation and activism. That means the data on what is actually getting built — and therefore how effective any of these laws really are — is imperfect.

That fact isn’t lost on many legislators.

The Assembly housing committee’s first hearing of the year was dedicated not to new legislation, but to evaluating the state’s existing “pro-production” laws.

“We shouldn’t just keep passing more and more bills just because we can,” Chair Matt Haney, a San Francisco Democrat, said. “We should actually look at what is working, why it’s working, how we can do more of what’s working and if it’s not working, we should do more to fix it or change it.”

For decades, the Miller sign greeted drivers on the 210 freeway passing through Irwindale.

But, a year ago, during January’s wind storms, the crimson red and white “Miller” logo was damaged.

Then in December, a new sign — "City Brewing & Beverage” — went up, leading many commuters to wonder what happened.

To answer that question, let's go back to Irwindale's history.

An aerial view of the wind-damaged "Miller" sign at the Irwindale brewery in September 2025.

(

Iris Espino

/

City of Irwindale

)

More than a brewery

Irwindale was once best known for its mining quarries, which were older than the city itself and were integral to the construction of L.A’.s freeway system.

Most of the quarries ceased operations in the 1970s, and with them, so went much of Irwindale’s industry.

Around that same time, the site of the old Irwindale Raceway, which used to be one of the few racetracks in the San Gabriel Valley, went up for sale.

And here came Miller beer.

“So Miller, according to legend, bought the property for a dollar and then they built the brewery,” said Anita Hernandez, communications manager for City Brewing who used to work for Miller.

As it turns out, the $1 land acquisition isn’t just a legend.

“No, that's actually true," said Iris Espino, assistant to Irwindale’s city manager. "So while it was just a dollar, the city thought it would build wealth over the next 30, 40, 50 years. And essentially, it did."

The Irwindale brewery under construction.

The Irwindale brewery under construction.

The Irwindale brewery at the beginning of construction in 1977.

(

Iris Espino

/

Irwindale Public Library

)

The Irwindale brewery in the middle of construction in 1978.

(

Iris Espino

/

Irwindale Public Library

)

The Irwindale brewery under construction.

(

Iris Espino

/

City of Irwindale

)

Miller purchased the lot in 1977. The deal included 230 acres of land to build the brewery, which opened in 1980.

Three years later, the sign overlooking the 210 went up. The 48-by-34-foot structure rolled into Irwindale on three separate rail cars.

It rotated until the late 1990s, but faulty gears led the company to make it stationary. It's been facing both sides of the 210 Freeway ever since.

A sign of identity

Ownership of the brewery — which locals just called Irwindale brewery for convenience — changed hands over the years.

In 2021, City Brewing & Beverage moved in.

They decided to keep the “Miller” sign for all that it had brought to Irwindale.

“Over the last few decades, we have seen the jobs, the infrastructure and this economic identity that Irwindale is now this large industrial hub. And it started with Miller Brewery,” Espino said.

Other big manufacturers came in following Miller. Q & B Foods, which distributes Kewpie mayo in the U.S., moved there in 1986. Huy Fong Foods, the maker of
sriracha, broke ground on a new factory in 2010.

Ready Pac Foods moved there in 1993 and has become one of Irwindale's largest employers.

But Miller started it all.

“The sign, definitely iconic to residents, to just people that drive that 210 freeway every single day,” Espino said. “And we hear it. I can't tell you the amount of times we hear about that sign.”

The old "Miller" sign along the 210 Freeway.

(

Iris Espino

/

City of Irwindale

)

For people in Irwindale, it’s still a point of pride to have worked at the business that started the economic boom.

Ben Maillete is plant manager for City Brewing. He started working at the brewery in 2014, back when it was owned by Miller. He said there was one easy way to explain to people where he was employed.

“I was like, ‘Well, you know that sign on the highway?’ " he said.

Three construction workers inside the Irwindale brewery sign work on replacing the old "Miller" sign with the new "City Brewing & Beverage Irwindale" sign, December 2025.

(

Anita Hernandez

/

City Brewing & Beverage

)

A sign for a new era

Employees at the Irwindale brewery debated on whether to restore the sign or make a brand new one when it was damaged during last year’s January wind and fire storms.

A third of the City Brewery's current employees worked for Miller and felt a connection to the original sign, so the company decided update the sign but keep the iconic structure and shape as a tribute.

The new Irwindale brewery sign near the 210 Freeway January 2026.

(

Anita Hernandez

/

City Brewing & Beverage

)

“I don't think anybody knew that City Brewery and Beverage was operating here, and now they do,” Maillete said.

He said it’s their way of giving a nod to the past while also looking toward the future.

News came this week that a buyer is in sight for the so-called "graffiti towers" in downtown L.A. — known in its better days as Oceanwide Plaza before falling on hard times to become, to its critics, a landmark of shame.

The purchase, priced at $470 million, is subject to final court approval that could happen in a couple of months.

Construction of the $1 billion luxury high-rise residential and hotel project began in 2015 with the aim to transform downtown Los Angeles. Four years later, the three towers sat skeletal after their Chinese developer ran out of money to finish the job. The buildings gained worldwide notoriety in 2024 when a video of its thoroughly tagged up exteriors, sprouting hundreds of feet above ground, went viral.

For the would-be joint owners — KPC Group and Lendlease — one of the first orders of business will be to strip away all the graffiti.

A view of the so-called Graffiti Towers, where graffiti writers tagged 40 floors of an unfinished luxury skyscraper development on March 20, 2024 in Los Angeles, California

(

Mario Tama

/

Getty Images

)

So how would it be done?

Dustin Coad is the owner of Kaptive Construction and Preservation, a firm that mainly specializes in restoring the facades of historic buildings.

"So tile, brick stone, marble, terracotta, concrete, and then also any type of historic windows," Coad said.

Kaptive, which has been in the business for more than three decades, has done graffiti removal work on a number of architectural gems, including the Merritt building on Broadway in downtown L.A.

With Oceanwide Plaza, as with any other structures, graffiti removal methods depend on the building materials.

If the frames of the towers were made with poured concrete, Coad said you could apply a chemical stripping agent on the surface and leave it soaking overnight.

"And then you kind of peel them off," he said. " And that's hopeful."

Another option is to blast the paint off with tiny little beads of glass.

 "[They] are pressurized and hit the building and kind of explode and would pull the paint off without damaging the concrete or the substrate," Coad said.

That's the method Kaptive used to remove decades-old graffiti from the marble facade of the Merritt building — a more damage-prone material than concrete.

"We deal with concrete all the time — but old concrete — newer concrete is more solid and should be easy to remove," he said.

The so-called Graffiti Towers in 2024.

(

Mario Tama

/

Getty Images

)

The tough part

While the exterior — if it is indeed poured concrete — is a relatively straightforward job, the windows are not.

"The vast majority of the graffiti is on the windows," he said. "I have no idea what films or elements or whatever [else] may be on that glass. The chemical agent may work poorly with whatever is applied to that glass."

So the first thing Coad would do is to call up the manufacturer for recommendations, and then test things out.

"Option 1 is to remove it. Option 2 is to replace everything," Coad said. "And Option 1 will be significantly cheaper, but it will not be cheap."

Above all, safety first

The so-called Graffiti Towers behind Crypto.com Arena in 2024.

(

Mario Tama

/

Getty Images

)

Another major consideration is safety. After all, each of the towers is more than 500 feet tall, with graffiti on multiple floors.

"Number one is looking at it from how would we access all of the panes of glass from the exterior of the buildings," he said, adding that he would work with Occupational Safety and Health Administration (OSHA) from the get-go to put in place the safest possible work environment for his crew.

"Everybody will be harnessed in. There'll be the main line, there'll be a safety line, and I think we would want to erect some sort of netting or railing," he said.  "I want to make sure if they slip that nothing's going to happen to them other than maybe a bruise."

Time line and price tag

Coad said it's going to require spending time out at the towers, followed by mockups and sample strip tests to arrive at an accurate quote and timeframe for the project. Ballpark-wise, " hundreds upon hundreds of hundreds of thousands of dollars, if not in the million range."

One thing he is certain about.

" It's not gonna be cheap," he said. "It will take a very long time."

Updated February 28, 2026 at 05:12 AM ET

TEL AVIV — The U.S. and Israel have launched strikes against Iran with the goal of toppling the regime, President Trump and Israeli Prime Minister Benjamin Netanyahu said Saturday.

Iran retaliated by launching missiles at Israel and a U.S. naval base in Bahrain. An Iranian official said all Israeli and U.S. interests in the region were now considered legitimate targets.

The joint U.S.-Israeli attack on Iran comes after weeks of escalating tensions and a major U.S. military buildup in the region, as the U.S. and Iran tried to negotiate a deal to limit Iran's nuclear program. Trump said those efforts had failed.

"Bombs will be dropping everywhere," President Trump said, addressing Iranians in a video posted to his Truth Social account. "When we are finished, take over your government. It will be yours to take. This will be, probably, your only chance for generations."

The Israeli military said in a statement its fighter jets were striking "dozens of military targets" in Iran with "full synchronization and coordination" between the Israeli and U.S. militaries following months of joint planning.

Prime Minister Benjamin Netanyahu said the goal of the joint U.S.-Israeli attack is to "remove the existential threat posed by the terrorist regime in Iran."

"Our joint action will create the conditions for the brave Iranian people to take their destiny into their own hands," Netanyahu said in a video.

A person briefed on the operation told NPR it was expected to last a few days, with Israel's military focusing on targeting Iran's missile program.

"We are going to destroy their missiles and raze their missile industry to the ground," Trump said.

Israel has closed its airspace to all passenger flights, and civil defense protocols have been activated. Regional military forces remain on high alert.

A 48-hour state of emergency has been declared nationwide. Air raid sirens have been sounding across Israel, with authorities warning civilians to enter bomb shelters.

Trails of smoke streaked the sky above Tel Aviv as Israeli interception systems fired at incoming missiles. A hospital in central Israel began moving operations to an underground fortified compound.

"Our objective is to defend the American people by eliminating imminent threats from the Iranian regime, a vicious group of very hard, terrible people. It's menacing activities directly endanger the United States, our troops, our bases overseas and our allies throughout the world," Trump said.

Trump said the U.S. had "sought repeatedly to make a deal" but Iran "rejected every opportunity to renounce their nuclear ambitions."

Trump told the Iranian Revolutionary Guard Corps to "lay down your arms… or you will face certain death."

Iranian government media reported rocket fire in parts of the capital, Tehran. State television has broadcast footage showing smoke rising after a blast in the city. The extent of the damage and potential casualties has not yet been confirmed.

The strike follows weeks of speculation about potential military action against Iran, particularly amid a significant U.S. military buildup in the Middle East.

This is a developing story and will be updated.

Copyright 2026 NPR