Officials are racing to ratify a series of housing-related votes from 2025 after state regulators determined Councilmember Jesse Zwick was conflicted on those decisions, while newly filed complaints allege other council members may have also violated ethics rules on a separate housing deal.
The City Council will consider ratifying several housing production votes taken between August and September 2025 at its Jan. 13 meeting, following a December ruling by the California Fair Political Practices Commission that Zwick must recuse himself from such matters due to his employment with the Housing Action Coalition.
The ratification effort comes as residents have filed a formal complaint with the interim city attorney alleging that Zwick and two other council members — Mayor Caroline Torosis and Councilmember Natalya Zernitskaya — violated conflict-of-interest and ethics laws when they voted Dec. 17, 2024, to approve development agreements with Hollywood Community Housing Corporation.
“If Councilmember Zwick’s housing votes require ratification due to employment-related conflicts, then votes affected by undisclosed ex parte communications, campaign contributions from direct beneficiaries and professional conflicts warrant equivalent scrutiny,” the residents wrote in their Jan. 8 complaint.
The FPPC ruled Dec. 8 that Zwick is disqualified from participating in certain City Council decisions related to housing production under the commission’s interpretation of the Political Reform Act and its “nexus test.” The commission determined that while neither Zwick nor the Housing Action Coalition’s financial interest in Santa Monica housing decisions met traditional criteria for materiality, city housing production decisions could benefit the advocacy organization.
Zwick accepted employment with the Housing Action Coalition on Aug. 18, 2025, and began work Sept. 8. Before accepting the position, he consulted with the City Attorney’s Office and said he took steps to avoid conflicts, including ensuring Santa Monica was excluded from his professional portfolio and confirming the organization would cease advocacy activities in the city.
The city stated Zwick “acted transparently, ethically and in good faith” throughout the matter. The FPPC’s advice is forward-looking only and did not find that Zwick acted improperly, violated the law or failed to disclose his employment.
However, city staff now recommends the council revote on several housing-related actions taken between Aug. 12 and Sept. 30, 2025, “out of an abundance of caution” to remove doubt about those prior decisions.
The votes up for ratification include an Aug. 12 resolution directing the Planning Commission to initiate zoning amendments related to small lot subdivisions and duplexes, which passed 6-1 with Zwick seconding the motion; Sept. 9 approval of regulatory updates to high-rise building definitions and single-stairway provisions, which passed 6-1; and Sept. 30 adoption of the 2025 California Building Standards Code, which passed unanimously.
Staff also recommends repealing an emergency interim zoning ordinance adopted July 29, 2025, that permitted accessory dwelling units as part of certain projects. No projects have been submitted under those provisions.
Torosis said the city received formal guidance from the Fair Political Practices Commission on four specific housing-related matters involving Zwick and staff have conducted a review.
“Based on that review, staff identified the full universe of housing-related items that could potentially fall within that identified period of time, and those items are being brought back to the City Council on January 13 for reconsideration and revote,” she said.
“I would also emphasize that the FPPC’s advice is prospective and did not identify any violations related to past actions. The steps the City is taking are precautionary, and are intended to provide clarity, transparency, and finality. Of course, we will also continue to evaluate any additional concerns raised by the public consistent with applicable legal standards and established procedures.”
The new complaint alleges additional ethical violations related to a December 2024 Hollywood Community Housing Corporation vote, which committed public land for 99 years and approximately $13.5 million in Housing Trust Fund resources.
According to California Public Records Act responses included in the complaint, Zwick sent private emails to HCHC Executive Director Sarah Letts during active council proceedings. On June 25, 2024, while residents provided public comment opposing the project, Zwick emailed Letts from the dais stating that “30 mid-city neighbors are angrily denouncing the project and possessed with a lot of misinformation.”
On Aug. 27, 2024, during an evening council meeting, Zwick asked Letts privately, “Is this the course of action you want to pursue, or would you prefer to stick to the original proposal?” Letts replied, “We are now fully behind this alternate proposal.”
The residents argue these communications violated due process requirements for quasi-judicial proceedings, which prohibit ex parte communications unless disclosed on the record.
The complaint also alleges Mayor Torosis has an undisclosed professional conflict through her employment as senior policy director for Los Angeles County Supervisor Holly J. Mitchell. HCHC’s website identifies Mitchell’s office as the government partner for multiple developments, and Torosis made no disclosure of any relationship with HCHC before moving to approve the Dec. 17 agreement, which Zwick seconded.
During the December meeting, Torosis remarked to Letts that she had “heard great things about you,” indicating prior familiarity, according to the complaint.
Additionally, residents allege Zernitskaya violated the Levine Act by voting on the HCHC agreement less than 12 months after receiving $400 in campaign contributions from John Maceri, CEO of The People Concern, which the staff report identifies as HCHC’s designated supportive services provider.
Government Code Section 84308 prohibits officials from participating in proceedings involving parties who contributed more than $250 within the preceding 12 months.
The complaint requests the city attorney investigate all three allegations, determine whether votes were legally compromised and, if violations are confirmed, declare the approval void and require a new vote with conflicted members recused.
The complaint also requests that the HCHC vote be added to the list of ratifications alongside other housing-related actions affected by Zwick’s conflict.
editor@smdp.com