The Brief

Los Angeles leaders could soon make changes to the city’s embattled “mansion tax.” But some housing advocates, who blame the tax for a slowdown in apartment development, say the new attempts at reform don’t go far enough.

The city’s Housing Department released a report last week recommending the City Council make four changes to voter-approved Measure ULA, a tax on real estate sales of $5.3 million or more.

The changes, described by the Housing Department as “narrowly focused,” mainly deal with the financing and regulation of affordable housing projects funded by Measure ULA. The department recommended the City Council approve those changes by early fall so loans for new affordable housing projects can close later this year.

Mott Smith, an adjunct professor of real estate at USC and a critic of the tax, said the reforms proposed in the report could fix overly restrictive spending rules. But he said they don’t address the tax’s broader impact on housing development across the city.

“This is really a form of admission that ULA is not working as designed,” Smith said. “It's frankly about time that the city admits this because we're never going to fix it if they can't admit there's a problem.”

The report’s conclusions were reviewed and endorsed by the citizen oversight committee tasked with monitoring Measure ULA’s outcomes. Joe Donlin, director of the United to House L.A. coalition, said supporters are in favor of the proposed changes.

“ULA was written with flexibility to make these exact kinds of amendments,” Donlin said. “We always knew that there would need to be adjustments along the way, and we continue to support efforts to optimize Measure ULA in any way possible.”

How the tax has worked so far

Since taking effect, Measure ULA has raised more than $1 billion for tenant aid programs and affordable housing construction. Before voters approved the tax in 2022, proponents said it could produce 26,000 homes in its first decade. So far, the tax has funded the construction of about 800 homes, according to supporters.

Tax proponents say thousands of new homes are entering the development pipeline. Last year, the city began taking applications for $387 million in funds for housing development and preservation. But according to the Housing Department report, affordable housing lenders have told the city that Measure ULA requirements can discourage them from funding projects.

Based on those concerns, the report recommends changes that would:

• Exempt projects built by affordable housing developers from paying the tax
• Ensure terms for other sources of public funding don’t conflict with terms for Measure ULA funding 
• Allow foreclosed projects to be sold to other developers
• Let building owners increase rents if they lose rental subsidies

Azeen Khanmalek, executive director of Abundant Housing L.A., said those changes would help unlock Measure ULA funding but wouldn’t do much to convince market-rate developers to return to L.A.

“The biggest thing that we don't see in this report is around addressing the impact measure ULA is having on multi-family housing production across the income spectrum,” Khanmalek said.

Several economic studies have concluded that because the so-called “mansion tax” applies to new apartment buildings — not just mansions — development has slowed in L.A. more than in nearby cities.

Tax supporters dispute those findings, blaming high interest rates and other macroeconomic factors for slower building in L.A.

‘Mansion tax’ fight headed for the ballot

The proposed changes come at a time when Measure ULA has come under fire, with multiple efforts to reform the tax — or invalidate it — likely to appear on the November ballot.

The Howard Jarvis Taxpayers Association has turned in signatures for a ballot measure to overturn such taxes statewide.

Meanwhile, the L.A. City Council has set up a committee to develop potential reforms for the November ballot that would alter but not eliminate the tax. The new report from the housing department has been referred to that committee, but it has not yet been scheduled for a vote.

Miguel Santana, president of the California Community Foundation, said he and other business leaders, academics and affordable housing developers recently formed a new coalition — called Mend It, Don’t End It — to support proposals such as a 15-year tax exemption for new apartment buildings.

“ULA has created circumstances where investors are deciding not to invest in Los Angeles and are investing in surrounding communities,” Santana said. “We know that at the crux of the affordable housing crisis is supply and to be able to respond to that issue.”

A federal appeals court has restricted access to one of the most common means of abortion in the U.S. by blocking the mailing of mifepristone.

A panel of the New Orleans-based 5th U.S. Circuit Court of Appeals is requiring that the abortion pill be distributed only in-person at clinics.

Danco Laboratories and GenBioPro, the two makers of mifepristone, have directly asked the Supreme Court to grant them emergency relief, to allow mifepristone to remain available through telemedicine as the case continues.

"The Fifth Circuit's order has unleashed regulatory chaos," reads the GenBioPro emergency application to the Supreme Court. The brief also points out that access via pharmacies is restricted by the new order. "Today, patients who planned to pick up a mifepristone prescription at their local pharmacy may no longer be able to do so, regardless of which state they live in."

Since the Supreme Court's 2022 ruling that overturned Roe v. Wade and allowed enforcement of abortion bans, prescriptions by mail has become a major way that abortions are provided — including to states where bans are in place.

"Every abortion facilitated by FDA's action cancels Louisiana's ban on medical abortions and undermines its policy that 'every unborn child is human being from the moment of conception and is, therefore, a legal person,'" the ruling states.

Judges have long deferred to the Food and Drug Administration's judgments on the safety and appropriate regulation of drugs.

FDA officials under President Donald Trump have repeatedly stated the agency is conducting a new review of mifepristone's safety, at the direction of the president.

The appeals court judges noted in their ruling that FDA "could not say when that review might be complete and admitted it was still collecting data."

In a court filing, Louisiana's attorney general and a woman who says she was coerced into taking abortion pills requested that the FDA rules be rolled back to when the pills were allowed to be prescribed and dispensed only in person.

A Louisiana-based federal judge last month ruled that those allowances undermined the state's abortion ban but stopped short of undoing the regulations immediately.

"This is going to affect patients' access to abortion and miscarriage care in every state in the nation," said Julia Kaye, an ACLU lawyer. "When telemedicine is restricted, rural communities, people with low incomes, people with disabilities, survivors of intimate partner violence and communities of color suffer the most."

Mifepristone was approved in 2000 as a safe and effective way to end early pregnancies. It is typically used in combination with a second drug, misoprostol.

Misoprostol is an older medication that is also used to treat gastric ulcers. It can be used alone to induce abortion and may remain available via telemedicine. The two-drug regimen is preferred because it generally causes less cramping and bleeding for most patients.

When mifepristone was approved in 2000, the FDA initially imposed strict limits on who could prescribe and distribute the pill — only specially certified physicians and only after an in-person appointment where the person would receive the pill.

Both those requirements were dropped during the COVID-19 years. At the time, FDA officials under President Joe Biden said that after more than 20 years of monitoring mifepristone use, and reviewing dozens of studies involving thousands of women, it was clear that women could safely use the pill without direct supervision.

The conservative-majority high court overturned abortion as a nationwide right in 2022 but unanimously preserved access to mifepristone two years later.

That 2024 decision sidestepped the core issues, however, by ruling that the anti-abortion doctors behind the case didn't have legal standing to sue.

NPR staff Selena Simmons-Duffin and Diane Webber contributed to to this report.
Copyright 2026 NPR

The Academy of Motion Picture Arts and Sciences has announced several significant rule changes for the 99th Oscars, including AI protections for actors and writers as well as expanded eligibility for international films.

In a statement to NPR, the Academy on Saturday said the changes are in response to listening to the global filmmaking community and addressing barriers to entry in its eligibility process.

The Academy added that its rules and eligibility standards have always evolved alongside technologies such as sound, color, and CGI, and that AI is no different. Awards rules and guidelines are reviewed and refined each year.

A blow for Tilly Norwood 

Among the most noteworthy changes, the Academy now explicitly states that only roles, "demonstrably performed by humans with their consent" are eligible for Acting awards. In other words, AI creations like the much-hyped Tilly Norwood cannot hope to win a Best Actress Oscar anytime soon.

Particle6, the production company behind Norwood, did not immediately respond to NPR's request for comment on Saturday about its creations' ban from consideration. In March, Norwood commented, "Can't wait to go to the Oscars!" in an Instagram post announcing its newly released music video.

The Academy also requires screenplays to be "human-authored" and said it reserved the right to investigate the use of generative AI in any submission.

Meanwhile, qualifying flesh-and-blood human actors can now be nominated for multiple performances in the same category if those performances get enough votes to land in the top five. So, someone like Anne Hathaway, who has five major movies scheduled for release in 2026, could now theoretically sweep the nominations – though that outcome seems extremely unlikely.

"If an actor has an extremely prolific year, might we even see someone swallow up three of the five nominations?," wrote Deadline's awards columnist and chief film critic Pete Hammond about the changes. "Probably won't happen, but it's now possible."

Under previous rules, an actor could only receive one nomination per category. If they had two high-ranking performances in Best Actor, for example, only the one with the most votes would move forward.

International films prioritizes filmmakers over countries

While international films can still be the official selection of their countries, now they can qualify by winning the top prize at a major international festival such as the Palme d'Or at Cannes, the Golden Lion at Venice, or the World Cinema Grand Jury Prize at Sundance.

Historically, countries "owned" the nomination, and only one film per country was allowed. The new rules allow multiple films from the same country to compete if they are critically acclaimed, and it shifts the honor from a geopolitical entity to the filmmakers themselves.

Largely positive response

The changes have prompted a largely positive reaction from the film community on social media, such as on the popular The Shade Room entertainment and celebrity-focused Instagram feed, where commenters widely praised the "human-only" move to protect creative jobs.

The Academy's Awards Committee oversees the rules in tandem with branch executive committees, the International Feature Film Executive Committee and the Scientific and Technical Awards Executive Committee.

The rules are scheduled to go into effect next year, covering films released in 2026.

Copyright 2026 NPR

Los Angeles changes fast, and oftentimes that means some of the architectural relics of our shared past get swept up and paved over in all the "progress." (RIP Garden of Allah.)

But there are still places where you can find ruins that tell a tale, like a long-forgotten speakeasy reputedly for old Hollywood near La Crescenta.

The ruins are still there 

On a recent afternoon, author and local historian Mike Lawler led me just beyond the boundary of Crescenta Valley Park. Joggers like me might have seen an old, towering stone arch shrouded by bushes there — and wondered what lies beyond.

Turns out there was once a place called the Verdugo Lodge back there and Lawler has spent years excavating its history.

A car speeds away from the lodge onto New York Avenue. The stone archway that still stands can be seen in the background.

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Kadletz Family Archives)

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“It was a very high-end speakeasy for a time,” Lawler, who also helps run the Historical Society of the Crescenta Valley, said. “An amazing thing. And all the ruins are still here, just like this arch.”

Lawler said we don’t know exactly when the lodge was built, but we do have some of the picture starting in the late 1920s. The place was set up kind of like a timeshare where people bought 10 x 10 foot ‘tent lots’ that gave them access to on-site amenities. There was a golf course, stables, trout stream, a swimming pool — and a lodge with gambling and alcohol.

“The Crescenta Valley in the teens and '20s was a hotbed of moonshine, prostitution, all that stuff," Lawler said. "It was a quiet little community. But in all these canyons up here, stuff was going on. Illegal stuff!”

We don’t have a full guest list, but Lawler said it’s likely at least a few Hollywood types had gone up to the lodge to circumvent Prohibition era laws.

In some ways, it was kind of like the original glamping. Lawler said patrons probably weren’t doing much sleeping, though.

“They might have been unconscious!” he said with a chuckle.

Lawler led me to a road that swooped around a meadow. We passed by a massive swimming pool nestled into the hillside.

Once known as the “Crystal Pool,” it’s now empty and fenced off, with pitch black locker rooms below.

The exterior of the locker rooms for the old Crystal Pool.

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Robert Garrova / LAist

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We continued our journey up the hill and eventually arrived at a cascading stone stairway.

And at the top, the big show: overgrown with orange monkey flowers and goliath agaves lies the foundation of the old Verdugo Lodge, with lofty stone fireplaces the only guardians keeping the surrounding oak trees at bay.

Lawler takes out a floorplan that one of the former owners drew up for him.

“This is what it was laid out like on the inside. So a dancehall, and band stand on that side... And then upstairs was the gambling,” Lawler said.

Lawler had in hand a copy of a Los Angeles Times article from 1933 he found. The headline reads: “Revelers Flee in Lodge Raid.”

“The police that raided it were here at 3 o'clock in the morning. And there were still 500 people here. And they said it was the classiest joint they had ever raided... Anyway, people were diving out of windows and everything,” Lawler explained.

In a ruin like this, covered with moss and overgrowth, the imagination can run wild, too.

The archway that still stands outside of what's now known as Mountain Oaks.

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Robert Garrova / LAist

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Lawler pointed out a questionable door jam below the old dancefloor that’s been cemented over.

“That is a door. So what is behind there? So there’s a room in there that got walled in for some reason,” he said.

What we do know is that, sometime after the raid, the tawdry Verdugo Lodge and the surrounding land were purchased and then renamed Mountain Oaks by the Kadletzes — an entrepreneurial family who had run everything from a Turkish bath to a mini golf course. Over the next few decades, the family would rent the place out to local groups for recreational retreats.

The future of Mountain Oaks 

After they sold it in the ‘60s, Lawler said Mountain Oaks faced a “nightmare” of development threats. Over the years, some of the subdivided "tent lots" had been combined and sold off, Lawler said. A dozen private homes now stand on these pieces of land, next to the ruins of the Verdugo Lodge.

A map showing the Mountain Oaks public property acquired by The Mountains Recreation and Conservation Authority (MRCA).

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Courtesy MRCA

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Last year, with help from the City of Glendale, a U.S. Department of Housing and Urban Development grant among other funding sources, the Mountains Recreation and Conservation Authority (MRCA) put up $6.1 million to acquire 33-acres of the land — not including the private lots where the homes stand — so the public can continue to roam the meadow and ruins.

Paul Edelman, MRCA's director of natural resources and planning, said his group will continue to manage the land, doing things like brush clearance, trash pickup and sign maintenance. And he said there are no current plans to remove the ruins or make any major changes to the property.

“If somebody comes up with a grand idea where they can find some funding for us to do something to enhance it, we’re always open to it,” Edelman said.

The purchase was good news for local preservationist Joanna Linkchorst.

“I grew up directly up the hill. But I always saw the sign that said ‘private property’ and didn’t really think about it until several years ago when I finally asked Mike. And he said, ‘Oh yeah, we got a resort speakeasy down the street,’” Linkchorst said standing among the oaks and overgrowth.

Linkchorst, who founded the group Friends of Rockhaven to preserve another nearby historic site, said it’s been amazing to see all of the decaying structures that were still hiding out at Mountain Oaks.

“There’s almost like these little ghosts in your head as you imagine what it was like when there was a beautiful wood floor and there was a second floor that people came jumping out of,” Linkchorst said.