Sheri is a partner in JMBM’s Government, Land Use, Environment & Energy (GLUEE) Group and also a member of the firm’s Global Hospitality Group and Real Estate Group. With more than two decades of experience, she advises developers, investors, and institutions on land use entitlements and development, complex real estate and construction matters, and land use and housing litigation throughout California.

Sheri’s recent work includes securing entitlements for major mixed-use, residential, and hospitality developments in the Los Angeles area. She is also known for her skill in navigating the California Environmental Quality Act, zoning, and historic preservation issues on behalf of high-profile clients.

“I’m honored to be recognized among so many talented real estate lawyers across the state,” Sheri said. “This work is truly a team effort, and I’m grateful for the support of my colleagues and the trust of our clients.”

About JMBM 

Jeffer Mangels Butler & Mitchell LLP is a full-service law firm committed to providing clients with outstanding results. From our offices in Los Angeles, San Francisco, and Orange County, we serve our clients’ needs worldwide. For more information about our attorneys and our services, visit jeffer.com.

The post Sheri Bonstelle Named to Daily Journal’s List of 2025 Top Real Estate and Development Lawyers appeared first on California Land Use Blog.

This special edition of the legal newspaper included Sheri as one of only 100 women attorneys in California who exemplify excellent lawyering and leadership skills and whose work is having a broad impact on the legal community, clients and society. To make the selection, the editors reviewed hundreds of nominations from outstanding women in law firms, public agencies, nonprofits and universities.

Sheri’s practice focuses on land use, zoning, environmental, litigation and construction matters. She manages all aspects of the entitlement process, including representing clients before local and state agencies, commissions and councils. She coordinates environmental review under the California Environmental Quality Act (CEQA) and National Environmental Protection Act (NEPA) and obtains permits and approvals necessary under the Clean Water Act, Clean Air Act, Endangered Species Act, California Coastal Act, and historic preservation laws. She also negotiates participation and development agreements with the Community Redevelopment Agency and obtains approval of adaptive reuse projects in historic buildings in Los Angeles. She represents signage companies and building owners with respect to preserving signage rights in Los Angeles.

The post Sheri Bonstelle Named to Daily Journal’s 2025 Top Women Lawyers List appeared first on California Land Use Blog.

Freedman and Hinks, Co-Chairs of JMBM’s Housing Strategy and Litigation Group, discussed new developments and strategies in land use, entitlements, and housing litigation. Key topics included major updates to the Housing Accountability Act (HAA), new standards for Builder’s Remedy projects, expanded ADU regulations, and refined permit streamlining measures. The webinar also addressed evolving legal strategies to combat misuse of CEQA and historic preservation laws that can slow or block housing production.

“Each year, the Legislature sharpens its focus on housing production, and this year is no exception,” said Freedman. “Understanding how to apply these laws—before you submit an application—can make the difference between a stalled project and a successful one.”

This webinar reflects JMBM’s ongoing role at the forefront of California housing law. With a proven track record in high-impact litigation and entitlement strategy, Freedman and Hinks are trusted advisors for clients navigating an increasingly complex legal and regulatory landscape.

For questions or a consultation, contact Daniel Freedman at DFreedman@jeffer.com or Matt Hinks at MHinks@jeffer.com.

The post New Webinar Available: 2025 California Housing Laws – What You Need to Know appeared first on California Land Use Blog.

Drawing on his extensive experience representing homebuilders and developers throughout California, Freedman provided testimony highlighting the real-world consequences of municipal inspection bottlenecks. “Each day of delay has a financial consequence,” Freedman told the Committee. “Construction loans accrue interest, material costs fluctuate, and when subcontractors are knocked off their schedules, reengaging them can take weeks.”

AB 1308 seeks to relieve pressure on local governments facing staff shortages and budget constraints by allowing licensed, accountable private professionals to conduct inspections—an approach already proven effective in other jurisdictions. As communities across California continue rebuilding from wildfire damage and push to meet state housing goals, the bill offers a practical tool to accelerate safe and timely housing production.

At the same hearing, Freedman also testified in support of AB 1061, introduced by Assemblymember Sharon Quirk-Silva, which addresses the misuse of historic preservation laws to delay or block housing. Both AB 1308 and AB 1061 are part of the Legislature’s Fast Track Housing package, a set of bills aimed at accelerating housing production across the state.

A video of the hearing is available [https://www.assembly.ca.gov/media/assembly-local-government-committee-20250423].

The post Daniel Freedman Testifies on Two Bills in California’s Fast Track Housing Package appeared first on California Land Use Blog.

In his testimony, Freedman shared insights drawn from over a decade of legal experience and involvement in hundreds of historic preservation-related matters across California. “For those who know how to use it, historic preservation is one of the easiest tools to stop housing,” he noted, describing the growing trend of using vague or subjective standards to designate buildings and neighborhoods as historic—regardless of actual significance. His remarks underscored the need for legislative reform to prevent historic designations from being used to frustrate otherwise legal housing projects, including lot splits and higher density developments otherwise allowed under state law.

Freedman’s invitation to speak reflects his emerging role as a statewide authority on the intersection of historic preservation and housing law. As cities across California work to implement their housing elements and comply with state mandates, his experience offers critical perspective on the challenges of balancing preservation goals with the urgent need for housing. A video of the full hearing is available here.

The post Daniel Freedman Testifies Before California Assembly on AB 1061 and the Misuse of Historic Preservation Laws appeared first on California Land Use Blog.

On January 30, 2025, Judge Curtis A. Kin found that the City of Los Angeles (City) acted in bad faith and violated the HAA when the East Los Angeles Area Planning Commission (APC) denied a 50-unit mixed use TOC housing development project in Boyle Heights (Project) based on neighborhood gentrification concerns. Cesar Chavez 888, LLC v. City of Los Angeles et. al. (24STCP01880) Based on the finding of bad faith, the Court will issue a judgment directing the City to approve the Project. In addition, the Court is required to award reasonable attorney’s fees and costs of suit to the petitioner unless it finds extraordinary circumstances. JMBM partners Sheri Bonstelle and Matthew Hinks and associate Julia Consoli-Tiensvold represented the petitioner in entitling the Project and litigating the case.  The Court’s finding of bad faith, the HAA’s attorney’s fees provisions, and the order to approve the project in the Cesar Chavez case, should serve as an incentive for local governments to train its commissions to act within the bounds of the HAA, and not for political expediency.

The Project’s entitlement history shows the importance of the HAA in creating new housing on underdeveloped properties in the face of neighborhood opposition. The petitioner, Cesar Chavez 888, LLC, sought to construct a 50-unit six-story project with five units affordable to extremely low-income households (30% of AMI), and a ground-level commercial market where multiple vendors could set up shop. On appeal, the APC held four hearings on the Project between November 2023 and March 2024, and continued each hearing for various administrative failings, such as lack of quorum, failure to provide a translator, and inability to reach a consensus within the hearing time. At the final hearing, three of the APC Commissioners stated an intent to disprove the Project, and searched for reasons, which Judge Kin called “a decision in search of a justification.” City Planner Jane Choi advised the APC of a similar housing development project, District Square, LLC v. City of Los Angeles, which was also litigated by JMBM, where the Court found the City violated the HAA in bad faith when it denied the project. The APC ignored the advice of the City staff and the City Attorneys’ office that was provided in written staff reports and at the hearings, when it acted to deny the Project. Even the State’s Department of Housing and Community Development (HCD), who also reviewed the case history, issued a technical advisory letter to the City in support of the Project finding that the City had violated the HAA and that the APC’s findings “do not meet the legal threshold necessary” to disapprove the Project.

About JMBM’s Government, Land Use, Environment and Energy Department
JMBM’s government, land use, environment, and energy lawyers represent a wide range of industries, businesses, trade groups and individuals before every level of government, and in litigation. We routinely advocate for our clients’ interests before the myriad of regulatory authorities, administrative agencies and elected bodies that govern business and development activities. Our negotiation expertise and lobbying experience includes representing clients seeking to locate and develop new sites, relocate, expand operations, and all related permitting and compliance.

The post The Court Found the City of LA Acted in Bad Faith in Denying a Housing Development Project in Boyle Heights appeared first on California Land Use Blog.

Click here to watch the webinar.

JMBM regularly advises property owners, developers, and businesses on issues related to historic preservation, including navigating local historic regulations, defending against unwarranted designations, and managing the legal requirements for redevelopment of historic properties.

For more information on historic designation issues or property law, contact Daniel Freedman at JMBM.

Daniel F. Freedman is a land use and environmental attorney who has more than a decade of experience assisting and advising on residential, industrial, commercial and mixed-use developments, and his practice emphasizes municipal and land use law. He represents clients on related civil litigation matters in both state and federal courts, and is an experienced lobbyist on local, state, and federal matters. Contact Daniel at DFreedman@jeffer.com or 310.785.5391.

The post JMBM Partner Daniel Freedman Speaks on Historic District Designations in Webinar Hosted by Less Red Tape appeared first on California Land Use Blog.

Of the 64 units, 57 will be offered at market rate, while seven units will be reserved for very low-income households, making this project an important step toward helping Monterey Park meet its state-mandated housing goals while addressing the local need for diverse housing options

Following a unanimous recommendation of support from the Monterey Park Planning Commission in August of 2024, the project received final approval by the City Council on September 18, 2024, with a unanimous vote. Click here to watch.

This victory highlights JMBM’s outstanding expertise in representing and defending complex housing projects, including a growing number of condominium and density-bonus developments across California. JMBM’s unique legal expertise and strategic approach continue to deliver efficient resolutions to complex challenges, further solidifying our reputation for excellence.

Daniel F. Freedman is a seasoned land use and environmental attorney with over a decade of experience advising on residential, commercial, industrial, and mixed-use developments. His practice emphasizes municipal and land use law, civil litigation in state and federal courts, and lobbying at all levels of government. For more information, contact Daniel at DFreedman@jeffer.com or 310.785.5391.

The post JMBM Partner Daniel Freedman Secures Approval for 64-Unit Mixed-Income Housing Development in Monterey Park appeared first on California Land Use Blog.

The City of Los Angeles’ Department of City Planning approved the project on December 12, 2023, and issued a Letter of Compliance confirming its qualification for ministerial processing under the City’s Executive Directive-1 program (“ED-1”).

However, on December 27, 2023, an appeal was filed by the “Missouri Avenue Neighbors” (“Neighbors”), challenging the project’s statutory exemption from the California Environmental Quality Act (“CEQA”). This appeal also resulted in a temporary stay on the project’s building permits.

In response, JMBM partner Daniel Freedman, representing the applicant, strongly objected to the City’s processing of the appeal on multiple grounds and demanded the removal of the permit stay. On March 3, 2024, the Department dismissed the appeal without a hearing, lifting the stay on the project’s permits. Subsequently, Neighbors filed a lawsuit challenging the City’s decision. On July 9, 2024, Neighbors dismissed the lawsuit entirely, allowing the project to proceed with construction.

This recent success underscores JMBM’s exceptional track record in representing and defending housing projects, including a growing portfolio of 100-percent affordable projects throughout the city. JMBM’s unique legal expertise and strategic approach continue to deliver efficient resolutions to complex challenges, further solidifying our reputation for excellence.

Daniel F. Freedman is a land use and environmental attorney who has more than a decade of experience assisting and advising on residential, industrial, commercial and mixed-use developments, and his practice emphasizes municipal and land use law. He represents clients on related civil litigation matters in both state and federal courts, and is an experienced lobbyist on local, state, and federal matters. Contact Daniel at DFreedman@jeffer.comor 310.785.5391.

The post JMBM’s Housing Strategy and Litigation Group Successfully Defends ED-1 Affordable Housing Project appeared first on California Land Use Blog.

Sheetz’s challenge faced setbacks in state court, largely due to the application of precedent set by the California Supreme Court in San Remo Hotel v. San Francisco. This precedent limited the Nollan/Dolan heightened scrutiny test to fees and conditions imposed by government officials on an individual discretionary basis (i.e., ad hoc conditions applied to individual projects). Therefore, fees and conditions imposed legislatively (e.g., standard fees/conditions imposed by ordinance), like the traffic impact fee in Sheetz’s case, avoided the heightened scrutiny that looks at the condition’s “nexus” and “proportionality” to the project.

In a pivotal and unanimous decision, the U.S. Supreme Court rejected California’s interpretation set forth in San Remo. It ruled that the Nollan/Dolan heightened scrutiny test applies to both legislative and administrative fees and conditions related to land use permits. Consequently, Sheetz’s challenge will return to the state courts for review under the Fifth Amendment, this time to be reviewed under the heightened scrutiny described in Nollan/Dolan.

For a comprehensive exploration of this case and its implications, we invite you to view a webinar hosted by JMBM partners Matthew Hinks and Daniel Freedman. The webinar examines the case, the relevant precedents, and offers insights into how Sheetz v. County of El Dorado may impact California law moving forward.

Click here to watch the webinar.

The post JMBM Land Use Webinar: Understanding Sheetz v. County of El Dorado – Exploring Unlawful Exactions and Permit Conditions in the Latest Legal Landmark appeared first on California Land Use Blog.