The Brief

For years, Bob Hughes had been eyeing a corner lot just down the street from his San José office, where he runs a building firm.

The single-family property at Lantz and Foxworthy avenues — shrouded by trees and sitting on just under 12,000 square feet in a quiet residential neighborhood near Cambrian Park — seemed ripe for development. So when he got the opportunity to purchase it, Hughes immediately began thinking about how to split the lot.

“The original house here was just covered with foliage all across the front — large trees and plants,” he said. “You couldn’t even see the house.”

Now, nearly three years later, Hughes is a few weeks away from becoming the second developer in the state to successfully take advantage of a new law that allows homeowners to sell ADUs as condos.

The first, on Josefa Street near San José’s downtown by developer AlphaX RE Capital, got its official certification from the city in a public ceremony on Thursday. Standing in front of a white backyard cottage with a sloping roof, Mayor Matt Mahan said the home represented “history in the making.”

“ADUs are affordable by design and growing in popularity across the state. And now, they can offer the most accessible form of homeownership, as well,” he said. “We are offering a proof of concept for California and hope that other cities follow San José’s lead.”

The law, AB 1033 by former San Francisco Assemblymember Phil Ting, went into effect in 2024 and allows cities to opt into the new rules. San José became the first city last year to adopt them. Since then, at least a handful of other cities have followed, including Santa Monica, Santa Cruz, San Francisco and San Diego. Berkeley planning officials expect to put forward an ordinance in September to allow condo sales.

Robert Hughes, a long-time developer from the South Bay, stands outside of a condominium for sale in San José on Aug. 13, 2025.

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The goal, supporters say, is to encourage more affordable ownership opportunities in a state where just 15% of households could reasonably afford to purchase the median-priced single-family home, according to the California Association of Realtors.

Rafael Perez, board chair of the Casita Coalition, which championed the law, lauded California for making significant strides in permitting new ADUs — with over 30,000 permitted last year, representing a quarter of California’s projected housing stock.

But early iterations of the law had prohibited selling them as condos, with some exceptions. Two surveys, from UC Berkeley’s Terner Center for Housing Innovation and the South Bay Cities Council of Government, found that about 65% of ADUs are offered as long-term rentals, either on the private market or to family and friends for free.

“ADUs weren’t moving the needle on homeownership as much as we would like,” Perez said. “ADU condos open up that door of possibility.”

But so far, city officials in Santa Monica and Santa Cruz, which adopted their versions of the law in October and January, respectively, said they had not yet received any applications. In San José, just two developers have filed applications to convert ADUs to condos — though, on Thursday, AlphaX committed to completing dozens more.

The paucity of enthusiasm — either from other cities looking to implement it or other property owners hoping to take advantage of it — isn’t entirely surprising, several observers said.

For owners with mortgages, the conversion not only requires securing lenders’ approval but also potentially devaluing the existing home, since condos are typically valued less, said Martina Davis, a planning division manager for the city of San José.

“If you have a big mortgage, your bank might not be OK with that,” Davis said. “Or you may look at it and say, ‘Wait, hold on, I need to retain the full value of the house.’”

Anecdotally, Davis said most of the interest in converting ADUs to condos in San José has come from developers for whom those obstacles may not apply. Though Hughes said the newness of the law, along with some of its provisions, has presented its own challenges.

The kitchen at 2985 Lantz Ave. in San José on Aug. 13, 2025.

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Unlike traditional condos, the law requires the ADU to receive a certificate of occupancy before undergoing condominium mapping — a process that’s taken Hughes about six months of precious time sitting on two vacant homes. And after San José officials certify the units as condos, they’ll need approval from the county, as well.

“I’ve got a lot of money tied up here,” he said. “I want to hurry this along.”

For AlphaX, the decision to use the law was more of an experiment to test whether it could work. The company had already purchased the lot and had renters living in both the main home and ADU.

“We are not afraid to be the pioneer,” said Jia Li, the company’s chief asset manager. “If you solve this problem, or we explore the options, then there’s all these other opportunities that could come.”

But Jane Lin, chief investment officer for AlphaX, said it’s a model they think has promise. “At the end of the day, it’s just providing more housing. It’s one possible solution to help create more housing.”

Her company on Thursday said it hoped to complete another 85 ADU condos over the next year, which could be built for existing homeowners on lots they already own, or on lots the company purchases. Once it secures the land, Lin said, “ADUs go up fast.”

In Seattle, about 60% of all ADUs were sold as condos in 2024, according to a city dashboard. Nick Welch, a senior planner at Seattle’s Office of Planning and Community Development, said those figures may be even higher this year because the share of ADU condos has been rising, indicating strong demand for more affordable homeownership options.

According to a city report analyzing data from 2023, the median ADU sold at about 60% of the price of the associated main home and about half as much as a new, detached home.

“Plenty of people want to buy homes and are priced out of the market,” Welch said. “ADUs — just by virtue of being smaller and having a smaller lot area — are obviously sold for less than a new 4,000 square-foot single-family home. And so there’s plenty of demand for that type of ownership housing.”

However, Perez sees scenarios where existing homeowners could also benefit from converting their home and backyard cottage into condominiums. The law makes it possible to access their home’s equity, without taking on additional debt, he said. “They can sell off the ADU and with the proceeds, pay off what was left of that mortgage and be mortgage-free, right?”

The main home property associated with the condominium for sale at 2985 Lantz Ave., in San José, on Aug. 13, 2025.

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Or, they can sell to a family member. “For families that are seeing displacement, the ability to create an entry point in the backyard that’s more affordable than the homes they can’t afford is also a way that people are able to stay in the state.”

Hughes said he already has a buyer for the ADU he built in San José. The three-bedroom, two-bath, nearly 1,200 square-foot home will go for just under $1.6 million, as soon as the condominium map is approved.

The primary home, with five bedrooms, three bathrooms and nearly 2,900 square feet, is listed for more than $3 million.

While certainly not cheap, Hughes said, “No place in San José is, though. I mean, realistically, they are not.”

Hughes had the advantage of starting with a relatively big lot, which allowed him to build two units with separate entrances and utilities, making them more akin to single-family homes than condos.

“It’s unique because it’s on the corner, and the lot was big enough that I could build a 1,200 square-foot ADU,” Hughes said, noting that most lots will be smaller and have shared utilities. “It’s going to be down in a lower price range just by the size. So, therefore, it is creating that affordable home for somebody to go in there.”

More typical is the lot on Josefa Street, where AlphaX is recording the city’s first ADU-condominium-conversion map. The main home takes over most of the lot, with the ADU at the rear of the property. The two homes share a long driveway.

Lin said she wasn’t sure whether the company would ultimately sell the units as condos or continue to rent them out.

“It’s just the beginning,” she said. “So that’s why we’re all very happy and very excited to try.”

This story first appeared on The LA Local.

The long-shuttered St. Vincent Medical Center is set to reopen next month as part of a sprawling behavioral health and housing campus. 

The center, just a few blocks away from MacArthur Park is aimed at addressing homelessness, mental illness and addiction in the area. 

The first phase of the project, a 205-bed interim housing program for people struggling with mental illness and substance use disorders, is scheduled to open in June. The program will be housed at Seaton Hall on South Lake Street, according to developers.

The opening marks the first major milestone in an ambitious redevelopment effort that aims to transform the former St. Vincent campus into a centralized hub for social services.

“We try our best to do this on the streets,” said Victor Narro, project director at the UCLA Labor Center and a longtime organizer in the MacArthur Park area. “But it’s much easier when you have a physical location. This building may offer us an opportunity to provide services for the category of unhoused people who are chronically ill, who have suffered major mental health issues and also people who are really deeply addicted.”

“I think it’s something that’s been long overdue,” Narro added. 

Additional phases of the redevelopment are expected to open through 2027, with the full campus projected to be up and running before the 2028 Summer Olympic Games, developer Shay Yadin said. 

Yadin said the project is moving fast partly because developers are reusing the existing hospital campus rather than building entirely new facilities.

“We’re not adding a single square foot to this whole place,” Yadin said. “Everything we’re doing is internal renovation.”

The 7.7-acre property has a long history in LA. Founded in 1856 by the Daughters of Charity, St. Vincent is widely considered the city’s first hospital. But after years of financial struggles, the hospital’s previous owner declared bankruptcy and the facility closed in 2020.

Later that year, the property was acquired by Los Angeles Times Patrick Soon-Shiong through his company NantWorks, though most of the campus remained shuttered. During the COVID-19 pandemic, Soon-Shiong sought to use the campus as a coronavirus treatment and research center, according to the LA Times. 

At the end of last year, Yadin’s firm, St. Vincent Behavioral Health Campus LLC, purchased the property for $66.5 million, according to the LA Times. 

Reviving St. Vincent’s hospital

The full redevelopment is expected to cost roughly $300 million, Yadin said, and include more than 800 beds, including interim housing, permanent supportive housing, recuperative care and addiction treatment programs.

The project has rapidly gained support from the state and private sector at a time when California is investing billions into behavioral health infrastructure. The statewide measure Proposition 1 intends to expand treatment facilities, housing and services for people with serious mental illness and substance use disorders.

In a recent social media post, LA Mayor Karen Bass said St. Vincent is “what I’ve wanted to see happen for a long time: a place where people can get treatment, support, and build real, independent lives in permanent housing.”

In March, Gov. Gavin Newsom announced the St. Vincent campus would receive $135.8 million through Proposition 1’s funding to support new mental health and substance use treatment facilities planned for the site.

In April, Health Net and the Centene Foundation, private healthcare partners, also announced a $6 million investment in the campus.

Yadin said the project is designed around what he describes as a “continuum of care” model — bringing housing, treatment and support services together in one place rather than spreading them across different providers and locations.

“A lot of individuals, especially within the unsheltered population, fall between the cracks between one level of care and the next,” Yadin said. “For them to finish a program and then say, ‘Go to the other side of town to organization X to get the next level of care,’ oftentimes these individuals don’t make it.”

The St. Vincent campus is intended to centralize services in one location, something he says is desperately needed when considering unhoused residents.

Some unhoused residents, Narro said, are full-time workers who simply cannot afford rent. Others have been chronically homeless for years and need long-term support. Others struggle with severe addiction or mental illness.

“That’s the more complicated one,” Narro said. “So you have to have a special type of wraparound services for them, which I think this building has the potential for.”

We're in for a nice, cool Memorial Day weekend with cloudy mornings and sunny afternoons.

Taking a look at the Inland Empire, temperatures have dipped slightly with highs today sticking around the 80s, and up to 89 degrees in the warmest areas.

For Orange County, temperatures there will hover in the mid to upper 70s. Also expect clouds and patchy fog in the morning followed by afternoon sun.

In L.A. County valleys, temperatures will stick around the upper 70s to around 86 degrees. L.A County beaches will see highs from 66 to 71 degrees.

In Coachella Valley, temperatures will reach 95 to 100 degrees.

Looking ahead to the weekend temperatures will stick around in the mid 70s to mid 80s.

Hands up. What is the most well-known British food? You probably guessed fish and chips, which can easily be found in Los Angeles, in British pubs and restaurants, as well as more home-grown venues.

But what happens when top-notch L.A. chefs play with British influences, melding tradition with California’s diverse, sustainably grown approach to create new flavors and textures?

That’s what’s happening at two L.A. restaurants, Tomat and Wilde's. And as a Brit who’s lived in L.A. for 13 years, I was intrigued to find out exactly what it was like. Can British food be easily spruced up? Would I want it to be?

Tomat

Tomat's modernist exterior in Westchester.

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I first headed to the Westside to try Tomat, a beautiful, serene haven in the center of a Westchester shopping complex. Few hints of Britishness here — more warm Scandinavian modernism. While its seasonal, ever-changing menu also includes Mexican, Japanese and Persian dishes, sprinkled throughout are offerings which reflect Chef Harry Posner’s London upbringing. (He’s half-British and half-Persian; co-owner and wife Natalie Dial is from L.A.)

Co-owners Harry Posner and Natalie Dial of Tomat.

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Posner says he “tried to be playful,” when creating the dishes, while incorporating top-notch, fresh local produce, (much grown in their own garden a few blocks away), and the approach has apparently succeeded, with the restaurant being included in the prestigious Michelin guide just months after it opened last year.

Tomat's warm, inviting dining room.

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He says the restaurant has elements of London’s vibrant food scene. “I'd say the thing that is happening in London more and more is the sourcing of ingredients, really high quality ingredients,” he explains. “There's been some amazing food all over the UK… And the food has gotten way, way better. I mean, the food in London is fantastic.”

Looking at the menu’s starters, I immediately spotted a snap pea salad which included roasted parsnips, a British Sunday roast favorite. Then I saw the Welsh rarebit.

Tomat's Welsh rarebit, a British delicacy.

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Welsh rarebit is a traditional British version of a grilled cheese sandwich, except the cheese is replaced with a savory cheese sauce which usually includes worcestershire sauce, mustard and beer. Tomat’s version had been cooked into a dark rich brown color, using a Porter beer from Inglewood. I took a bite and was immediately transported home — well, home if my mother had baked her own bread (which she didn't) and had been a top class chef (which she wasn’t). It was phenomenal.

Then on to the fish and chips. A quick note. Fish and chips in the U.K. usually come in the form of cod or haddock, fried in batter. Here, Posner uses rainbow trout (California steelhead) covered in tempura, which comes with a homemade tartare sauce. Audacious! Did it work? Yes, and then some. The fish was fresh and creamy and the tempura wonderfully crunchy.

“Loads of people would say, "oh no, you never fry salmon or trout, because it's too fatty or oily,” says Posner. “And I was like, ‘well, that's why it tastes so good."

Fish and chips Tomat-style: rainbow trout and sweet potatoes, fried in tempura batter.

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The chips… were another experience. Instead of the usual thick fried chunks of potato, Tomat offers sweet potato, again fried in tempura batter. Delicious? Certainly. Were they the chips from my childhood? Um, no. (Pause for sad face). It was too far off the beaten track for me. But for Americans without the taste memory, they’ll likely receive rave reviews. (My American husband certainly loved them).

For dessert — British options included banoffee pie and bakewell tart (watch Great British Bake-off if you don’t know what I’m talking about). I, however, ordered the deconstructed Jaffa cake. Jaffa cakes are a popular British cookie, spongey and orangey. My family loves them — when we score a packet we parade it around the house like Simba.

The deconstructed Jaffa cake, miracle upon miracles.

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Here it came as layers of sponge, passion fruit jelly and chocolate mousse, with tempered chocolate on top and an orange cream around the base. I scooped up all the elements in one spoonful and tentatively tasted it. Perfection. If I was looking for an elevated British experience, this was it. I closed my eyes and was swept away in dreams of London — or maybe it was just my London Fog cocktail (gin, campari, sweet vermouth and earl grey tea) going to my head.

Wilde’s

The rustic interior of Wilde's in Los Feliz.

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A few weeks later I headed to Wilde’s in Los Feliz, which has been packed since it opened last October. As I walked down Hillhurst, with the sun just beginning to set, I was definitely in L.A. But as I went through the door I was transported into the dining area of a cosy British country pub. Wood panelling, antique mirror, vintage sconces. Nailed it. Well done.

Natasha Price, the executive chef and co-owner with beverage director Tatiana Ettensberger, says they lucked out by finding an old building with character. But they were mindful of making the British vibe feel authentic.“You can easily fall into something that feels sort of Disneylandesque,” she said.

Wilde's co-owners Natasha Price (left) and Tatiana Ettensberger.

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Price’s parents are British, and while she grew up in L.A., she spent most summers with her grandparents in the British countryside, so has a good sense of what makes for an excellent country pub. “Places that really are just using good ingredients and cooking simple rustic food. I think that’s inherently British, and it’s maybe the element of British food that’s not necessarily widely regarded, especially here in L.A.”

For the first course I plumped for Shropshire Blue cheese, home-made marmalade using California oranges and a fantastic fresh house bread, a mash-up of Irish soda bread and traditional bread that’s a unique Price creation. (The combo of cheese and marmalade, Price says, came from “snacking in the kitchen”). The mixture of the smooth cheese, the bittersweet marmalade and the bread was a revelation. I couldn’t get enough.

Wilde's salt and (malt) vinegar chips.

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Wilde’s also offers fish and chips. Here the fish is skate, an unusual fish even for American palates. Price says she chose it because she loves its “sweet, buttery flavor”, but for me, encased in batter, it was somehow too rich.

The chips, however, scratched all the itches. Sumptuous, fried chunky potato pieces, which came with malt vinegar, a must for classic British fish and chips, and ketchup for dipping. (The accompanying aioli was a tad too European, I felt). The British friend I went with and I fell upon them, oohing and aahing as we ate our way through to the bottom of the dish. (You get a lot. Believe me. I shouldn’t have eaten all that bread).

Wilde's sticky toffee pudding

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The minimalist menu changes often, with simple but inventive dishes. Fish and chips are a staple, however, as is the lone dessert, sticky toffee pudding, something they developed with care. “We wanted it to feel very British in its texture, truly pudding-like rather than cake,” said Price. Sticky toffee pudding is a popular British dessert, a sponge mixed with dates and doused in a caramel toffee sauce. Here there were some innovations — it’s served with creme fraiche instead of custard, but as my friend said, the dish was perfectly sticky and creamy in itself, so it didn’t need a custard dunking.

In some ways I felt like Goldilocks in both places, searching for the perfect British taste sensation, which seems a little unfair given we’re a) in America and b) I’m far from home and am probably operating a little too much on nostalgia. Tomat and Wilde’s are both excellent restaurants, and for Americans who want to taste test some British dishes, you won’t be disappointed.

Survey after survey shows that the cost of housing is a top concern for Los Angeles voters. And the issue sharply divides candidates vying for mayor in the June 2 primary.

Mayor Karen Bass says her efforts to fast-track affordable housing are working. But few apartments have been built so far. She has fought to keep new apartments out of most of the city’s residential neighborhoods, pleasing homeowners but angering some housing advocates.

City Councilmember Nithya Raman has said her different vision for tackling housing affordability was pivotal in her decision to run against Bass. Citing unaffordable rents and home prices, Raman has promised to accelerate building in more parts of the city.

Raman’s housing platform has won her the backing of many in the Yes In My Backyard (YIMBY) movement. But critics say her support of density could drastically transform some single-family neighborhoods.

Political outsider Spencer Pratt has promised a downtown L.A. housing boom once he “gets rid of” tens of thousands of unhoused people. But he has been called out for spreading false information about state housing legislation.

Other candidates have presented their own ideas about the city’s housing affordability issues, but they’re behind in the polls.

Here are where the top three candidates stand on housing in L.A.

What Bass says she’s accomplished so far

When asked what she has done to bring down rents, Bass has pointed to a program she created in her first week in office: Executive Directive One. It speeds up city approvals of 100% affordable apartment projects.

By some metrics, ED1 has been a major success. After the program launched, developers flooded the city with applications.

L.A.’s Planning Department has received plans for 43,360 apartments since ED1 launched in December 2022 and has approved 34,298 of them. Under the directive, developers must agree to keep all units in these buildings affordable to low and moderate-income Angelenos.

Karen Bass

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But few of those units are actually getting built. The city’s Building and Safety Department says 8,058 apartments have been issued building permits. Only 298 have received certificates of occupancy, the last step in getting an apartment ready to rent to tenants.

In a recent mayoral debate, Bass said some variables are out of her control.

“Some of the factors are the price of construction materials, just the general economy,” Bass said. “We are doing everything we can to make sure we are able to fast-track that housing.”

Bass has also said the city’s adaptive reuse program, which allows office buildings to be converted into housing, has enabled the creation of more than 43,000 potential units.

The Building and Safety Department told LAist it could only find two units that have received certificates of occupancy since she took office. However, the city-wide expansion of this program, building off an older program limited to downtown L.A. and some other urban cores, only took effect in February 2026.

Do apartments belong in single-family neighborhoods?

Bass has scaled back ED1 from its original design. She banned projects in historic zones and on many lots with existing rent-controlled apartments. She also blocked projects in the nearly three-quarters of residential land reserved for single-family homes.

Bass says new housing belongs on commercial main streets, so homeowners in single-family zones don’t have to see apartments going up next to their lots. That’s one of the reasons she asked Governor Gavin Newsom to veto Senate Bill 79, a major new state housing law allowing taller, denser apartment buildings near transit stops, including in some single-family zones.

Raman has said she views this issue differently. She has said all kinds of neighborhoods need to accept denser housing. She defended an ED1 project in a single-family neighborhood in her district, even as city leaders tried to kill it. Courts eventually ruled the city fought that project illegally.

Los Angeles City Councilmember Nithya Raman announced Saturday that she is running for mayor.

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Joining a minority of City Council members, Raman voted not to oppose SB 79. She has said young families are leaving L.A. because they can’t afford housing, and the city should do more to plan for increased density throughout the city, including in some single-family neighborhoods.

“We desperately need this housing,” Raman said in a recent debate. “What I want to do is go out here and not lie to you that we can keep everything the same, and Sacramento will not intervene. That is not possible.”

Raman has said that as mayor, she’ll make departments respond to zoning-compliant housing applications within 60 days.

Pratt’s plan for a downtown building boom

On his Substack, Pratt has said that L.A.’s housing supply shortage is “a myth.” But the former reality TV star also promised on a recent podcast to “speed up building” and work with architects to “bring Art Deco back.”

In a recent debate, Pratt said as mayor he’d get up to 20,000 apartments built in downtown L.A. by removing unhoused people.

“I’m gonna have 40 blocks when I get rid of all the drug addicts that are sleeping on the sides of all these empty buildings,” Pratt said. “We will have so much high-density… We have plenty of places to build. We don’t need to put a seven-story cement structure in a single-family neighborhood with no parking.”

Spencer Pratt

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Last year, Pratt drew attention on social media for opposing SB 79. He said the law would bring high-rises to the Pacific Palisades, where his home burned down.

Critics pointed out that was never true, because there are no qualifying transit stops in the Palisades.

What about the city’s controversial 'mansion tax'? 

In 2022, L.A. voters passed Measure ULA, perhaps better known as the city’s “mansion tax.” It has taxed the sale of real estate valued at $5 million or more. It applies not just to single-family mansions, but also to apartment buildings and other commercial real estate.

Economists argue the tax has led to a slow-down in apartment construction at a time when L.A. needs more housing. Defenders say it has raised more than $1 billion for affordable housing construction and tenant aid programs.

Raman surprised many of her colleagues earlier this year when she proposed putting a measure on the June ballot to ask voters to exempt apartments built within the last 15 years. That effort failed, but Raman has continued to push for changes to Measure ULA.

Last year, Bass asked state lawmakers to pull a last-minute bill aimed at similar reforms, saying more tweaks were needed to get the policy right.

Pratt has said he would push for a full repeal of Measure ULA. The Howard Jarvis Taxpayers Association has qualified a measure for the November ballot that, if passed, would do just that.

Where do the candidates stand on rent hikes and tenant protections? 

As housing committee chair, Raman has said she pushed the council to pass the first update to the city’s rent control limits in 40 years. She has also said her efforts to pass new tenant eviction protections and legal aid programs are helping keep vulnerable renters housed.

Bass also supported the city’s new, lower rent hike limits. She says she’s been working with the Mayors Fund, an outside nonprofit, to provide eviction defense services to many tenants.

Pratt has said that state and city tenant protections amount to “squatter’s rights.” He has said he will work with the city attorney to streamline evictions and remove tenants within 72 hours.