Business
Downtown L.A. wants San Francisco’s pop-up secret to get shoppers back
As much of downtown L.A. continues to feel dark and deserted, local businesses want the city to steal San Francisco’s secret for firing up foot traffic.
The tech mecca has slowly begun to emerge from one of the country’s deepest declines in downtown retail, in part through a program that peppered the city with subsidized pop-up shops.
The Vacant to Vibrant program turned abandoned spaces into bakeries, bookstores, cafes, chocolateries, galleries and other things.
Local entrepreneurs were given grants and support from the city and charities, as well as months of free rent to set up shop. The idea is to leverage empty storefronts to build buzz and entice more shoppers to city sidewalks.
While San Francisco is still far from its pre-pandemic peaks, backers say the program has brightened struggling retail areas.
“We’re creating a window on what downtown could look like,” said Simon Bertrang, executive director of SF New Deal, the nonprofit behind Vacant to Vibrant. The hollowing-out created by COVID-19 could be an opportunity to turn downtown San Francisco into a “mixed-use neighborhood with a lot of small businesses and maybe more residential,” he said.
While San Francisco is still far from its pre-pandemic peaks, backers of Vacant to Vibrant say the program has brightened struggling retail areas.
(Justin Sullivan / Getty Images)
Both L.A. and S.F. have grappled with keeping stores and restaurants in their business districts since the pandemic emptied office buildings. While most employees are working from the office again, a significant number are still working from home, and many aren’t coming in every weekday. The diminished presence of workers continues to make it hard on the lunch spots, bars and shops that rely on them to survive.
Though it is difficult to compare how businesses are doing in each downtown, there are some indicators that San Francisco has been growing more in the last year.
Reservation platform OpenTable said online reservations in the Northern Californian city shot up more than 20% compared with most months last year. Reservation growth in L.A. was capped below 10% for most of the same period.
Downtowns across the country need to find solutions, experts warn, as dark storefronts can lead to a downward spiral, with companies hesitant to lease office space in vacant areas.
Looking down Broadway from its intersection with 7th Street in downtown in Los Angeles.
Retailers are already opting out of downtown L.A. due to its slow recovery from the pandemic shutdown, said real estate broker Derrick Moore of CBRE, who helps arrange commercial property leases.
“A lot of operators are just electing to skip over downtown,” he said. “They’re leasing spaces elsewhere, where they feel they have a greater chance at higher sales.”
Brands have headed to more vibrant, nearby neighborhoods such as Echo Park and Silver Lake because of downtown’s weaker business.
Downtown Los Angeles residents, businesses and other city boosters want to try to prime the pump, using a program like San Francisco’s to help small businesses take over vacant storefronts and turn the lights back on, said Cassy Horton, co-founder of the Downtown Residents Assn.
A pedestrian walks past a building for lease on Broadway in downtown Los Angeles.
(Etienne Laurent / For The Times)
Surveys by the group have found that what residents love most about downtown is its walkability, restaurants, bars and coffee shops, she said.
“I love being able to live a lifestyle where I can run all of my core errands within a couple blocks,” Horton said. “I don’t have a car.”
Retail property vacancy downtown could be as high as 40%, Moore said, with some neighborhoods, such as the Historic Core, suffering more than others. Nike recently closed its store on Broadway.
A worker removes a banner on Broadway. Retailers are already opting out of downtown L.A. due to its slow recovery from the pandemic shutdown, a broker said.
(Etienne Laurent / For The Times)
“Downtown’s commercial vacancy crisis is visible on every block,” a recent report by the residents’ group said.
The report called for a “safe sidewalks” public safety campaign to work in tandem with a plan to bring back retail tenants.
In San Francisco, participating businesses can get their feet wet with a three-month pop-up to test the waters in a high-traffic location with low financial overhead and technical support from SF New Deal and the mayor’s office.
Businesses are offered grants to operate, help with lease negotiations, assistance with obtaining city permits, insurance, marketing support, business mentoring, and three to six months of free rent.
The intention is to transition many of the pop-ups into long-term leases, creating permanent fixtures in the downtown landscape. So far, more than 10 of the 40 small businesses that started as pop-ups have moved on to multiyear leases with their landlords.
A boarded-up storefront on Broadway. “Downtown’s commercial vacancy crisis is visible on every block,” a recent report by the Downtown Residents Assn. said.
(Etienne Laurent / For The Times)
Property owners with storefronts they need to fill receive funding to cover the cost of preparing the space for tenants and other property expenses, help with city permits and other support.
San Francisco launched the program in 2023 with $700,000 and contracted with SF New Deal, which focuses on supporting small businesses in the city.
The program is also supported by corporate philanthropy from Wells Fargo, JPMorgan Chase, Visa, Gap and others.
Among the first stores to open through the program was Devil’s Teeth Baking Co., a popular bakery in the Outer Sunset neighborhood that established an outpost in the moribund Financial District and brought followers with it.
“Suddenly, there are lines out the door on the weekend” of people waiting for breakfast sandwiches, Bertrang said.
The bakery now has a long-term lease, as do other graduates of the program, including Mello flower shop, arts-and-crafts studio Craftivity and Whack Donuts.
A pedestrian walks past shuttered stores on Broadway in Los Angeles.
(Etienne Laurent / For The Times)
San Francisco’s business centers were particularly hard-hit by the pandemic as its technology companies quickly adapted to remote work and kept at it even as the crisis eased, triggering widespread office and retail vacancies.
“San Francisco had the worst return-to-work situation in the nation,” Bertrang said. “It was the most extreme version of what L.A., New York and other cities in our country are dealing with.”
Representatives of nearly 40 organizations in cities across the country have reached out to him for advice on how similar programs might work in their stricken neighborhoods.
Among them was downtown L.A. business advocacy group Central City Assn., which has called for L.A. to subsidize retailers’ rents to help fill vacant storefronts in key corridors. It is working with city officials, looking into a program like Vacant to Vibrant for Los Angeles.
Adding businesses to the streets while improving public safety would help halt the “downward spiral and turn it into more of a virtuous cycle,” said Nella McOsker, president of the association.
“San Francisco has demonstrated this larger ripple effect of success,” she said. “This is really, really doable in targeted pockets of downtown,” she said.
Nick Griffin of the business improvement district DTLA Alliance said activating storefronts is a worthy goal as long as the city first makes the streets both safe and pleasant for pedestrians.
The city needs to provide clean sidewalks, street lighting and graffiti removal before consumers and businesses return, he said.
“San Francisco was the poster child for the doom loop and has pivoted to downtown recovery,” he said. “ We are building that story right now.”
Business
Commentary: Trump wants you to invest your 401(k) in crypto and private equity. Should you bite?
Trump is opening the door to risky ‘alternative investments’ such as crypto and private equity in 401(k) plans. But employers have had good reasons to keep them out of their plans.
If you believe Labor Secretary Lori Chavez-DeRemer, American 401(k) accounts are about to get much better.
Thanks to President Trump’s “bold new vision of a new golden age for America,” Chavez-DeRemer wrote in the Wall Street Journal on March 30, her agency is taking steps to open these crucial retirement accounts to a raft of new investment options, such as cryptocurrencies and private equity funds.
Her goal, she wrote, is to “unwind regulatory overreach and litigation abuse that have stifled innovation.” Her instrument is a proposed regulation that in effect would provide a safe harbor for plan sponsors — that is, employers — to offer those options in their employees’ plans without risking lawsuits or government scrutiny over whether they’re sufficiently prudent for workers to choose.
We have seen a number of proposals from private equity funds where the returns are really not calculated in a manner that I would regard as honest.
— Warren Buffett (2019)
Notwithstanding Chavez-DeRemer’s assertion that this change would be all to the good for workers, the truth is that she and Trump are acting at the behest of alternative investment promoters, who have long slavered for access to the nearly $14 trillion in assets held in 401(k)s and other such defined contribution retirement plans.
Far be it for me to offer anyone investment advice. But there are a few things that Trump and DeRemer aren’t telling you about these proposed new options. Namely, the dangers they present to unwary small investors.
The first clue that something is being hidden appeared in DeRemer’s op-ed, in which she blamed “Washington bureaucrats” and “plaintiff lawyers” for stifling the financial innovation that people supposedly have been clamoring to put in their retirement accounts.
You know who rails against “Washington bureaucrats” and “plaintiff lawyers”? Businesses that are fearful that government regulators and juries will clamp down on their wrongdoing. These critiques are often described as efforts to get government off the backs of the people. What they don’t explain is that once government has climbed off, big business will saddle up.
(As I’ve reported, among the businesses that have recently been demonizing plaintiff lawyers is Uber, which is pushing a ballot measure in California that would all but shut the courthouse doors to some passengers injured during Uber rides.)
So let’s examine the unacknowledged issues with “innovative” alternative investments. Private equity firms are known for buying companies that are either held privately, or are public companies due to be taken private. In many cases, they turn profits for their investors by cutting payrolls and reducing services at their portfolio companies, then draining what’s left until there is nothing left. Cryptocurrencies, as I’ve written, are a scam all their own.
We’ll start with the implicit and explicit rules guiding employers when they decide what investment choices to offer workers in their 401(k)s.
“Employers are fiduciaries, which means they must make decisions about retirement investments that are in their employees’ best interest,” observes Eileen Applebaum of the Center for Economic and Policy Research. “They must be prudent in curating a menu of retirement plan options for their workers. And they have been successfully sued for lack of prudence by workers whose retirement accounts held high fee, illiquid, risky investments that failed to perform.”
The fiduciary standards are developed in part by government bureaucrats. And the successful lawsuits? They’re brought by plaintiff lawyers.
In 2021, the Biden-era Labor Department warned that most sponsors of 401(k) plans and other defined contribution plans “are not likely suited to evaluate the use of [private equity] investments” in those plans. The administration shied away from outlawing such investments outright in 401(k)s. Nevertheless, employers understandably saw the warning as a yellow light, if not a flashing red light.
As of 2024, only about 4% of plan sponsors offered alternative investments, Applebaum reported. The threat of litigation also stayed their hand; 66 lawsuits were filed against plan sponsors that year, according to Encore Financial, a personal finance firm. High fees and other fiduciary failures were at the heart of most of the cases.
This isn’t the first time that Trump has tried to wedge private equity investments into 401(k)s. In 2020, during his first term, then-Labor Secretary Eugene Scalia issued an opinion that the mere presence of private equity investments among 401(k) choice was not in itself a fiduciary violation.
Scalia said his goal was to “remove barriers to the greatest engine of economic prosperity the world has ever known: the innovation, initiative, and drive of the American people.”
Until then, individuals were effectively barred from the investments by a Securities and Exchange Commission rule allowing only “accredited” investors — those who could show annual income of more than $200,000 or net worth of $1 million or more, not including their homes.
I didn’t offer an opinion then about the wisdom of these investments, but wrote only that “if I were inclined to invest my 401(k) money in private equity, I would hope that my family would arrange to have my head examined.”
My reasoning then was that private equity funds produce limited disclosure, or no useful disclosure at all; there are no commonly accepted formulas to measure their returns; and they’re subject to management fees immensely higher than conventional stock, bond or money market funds.
No less an experienced investor than Warren Buffett warned his own shareholders away from the sector, I pointed out.
“We have seen a number of proposals from private equity funds where the returns are really not calculated in a manner that I would regard as honest,” Buffett said at the May 2019 annual meeting of Berkshire Hathaway, which held his corporate investment portfolio.
Since then — indeed, since the Great Recession of 2007-2009 — the private equity sector has been promoting itself as a source of financial returns superior than those of conventional stock portfolios while glossing over cavils such as Buffett’s.
The promoters boast that their funds have low correlations with public markets — that is, when the public markets falter, the private markets gain; that they’re skilled at finding bargains among targeted businesses; and that they impose profit-gaining efficiencies on their acquired businesses.
In recent years, however, the private equity argument has faded. “Current data raises questions concerning these predicate assumptions,” wrote Nori Gerardo Lietz of Harvard Business School in 2024. Private equity fund performance, she observed, has “eroded materially.”
That’s true. From 2022 through the first three quarters of 2025, according to the research firm MSCI, private equity firms turned in annualized returns of 5.8%, while the Standard & Poor’s 500 index of public firms yielded 11.6%. Institutional investors such as public employee pension funds have begun to ask whether the sector deserves their money.
In the last year, the Yale University endowment and the public employee pension fund of New York City have sold off billions of dollars in private equity investments, some at a discount to their stated values. (To be fair, the California Public Employees’ Retirement System, or CalPERS, has remained a fan, attributing its recent improvement in overall returns to a strengthened investment in private equity.)
The doubts being voiced by these major investors has turbocharged the push by the private equity sector to reach into individual retirement accounts. By some measures, however, individual investors have even less tolerance for some of the features of private equity than do institutions. Unlike publicly traded stocks, these investments are illiquid, meaning they can’t be sold at will and they can’t be reliably priced.
As for crypto, the other major alternative investment being touted by Trump, its shortcomings are well documented.
In contrast to conventional stocks and bonds, they don’t represent stakes in anything concrete and as a result are extremely volatile.
Bitcoin, for instance, ran as high as $126,000 in October; as of Thursday it was priced below $72,000. Among other queasy-induced crashes, bitcoin lost 35% of its value in less than four weeks between mid-January and early February, falling from $96,929 on Jan. 13 to $62,702 on Feb. 4.
These are all factors demanding notice from small investors contemplating adding these sectors to their retirement funds. For that reason, some retirement professionals doubt that even the Trump administration’s favor will persuade many plan sponsors to open their doors to alternative investments. Trump’s regulators may be taking a hands-off approach to these sectors, but plaintiff lawyers aren’t likely to back off.
For individual investors, these are sectors that were made for the phrase “caveat emptor.” If you don’t know your Latin, it means “buyer beware.”
Business
In-N-Out owner says no to automated ordering
In-N-Out is known for hewing to convention.
So don’t expect the popular burger chain to embrace mobile ordering anytime soon.
That was a message Lynsi Snyder-Ellingson, owner of the family-run chain, delivered in a speech posted this week on YouTube.
Snyder expressed concern that such automation would taint the company’s efforts to sustain its in-person customer service and fresh food.
“What makes In-N-Out and the experience so special is the interaction and the customer service that we’re able to give, the smile, the greeting. Just that warmth and feeling, the culture,” Snyder-Ellingson said. “The mobile ordering will definitely take a piece of that away.”
The owner spoke and took audience questions during an event at Pepperdine University.
Snyder-Ellingson intends to keep operations as close to how it was when her grandparents, the founders, were at the helm, she said.
Snyder-Ellingson, who took charge of the family-run chain in 2010, spoke about her 2023 book, “The Ins-N-Outs of In-N-Out Burger,” and opened up during the talk about her journey reconnecting with God, the struggles she faced with drinking, as well as her divorce.
The beloved burger chain, whose long lines often wrap around the block, has stood out against fast food competitors in its resistance to automated ordering.
The company was born in 1948, when Harry and Esther Snyder opened a small food stand in Baldwin Park. For decades, the burgers could only be found in Southern California, until the chain eventually expanded, mostly to nearby states.
The original location gave birth to drive-thru ordering, and revolutionized fast food culture in the state.
To this day, all orders are custom-made and nothing is frozen, a practice that stays true to the founding couple’s promise of “Quality, Cleanliness and Service.” The menu is simple, and has remained mostly the same.
“My passion in leading is making sure that I’m preserving um the legacy of my grandparents and my family,” Snyder-Ellingson said. “I want to make them proud. I want to champion everything that they would want, especially in today’s world.”
The company’s future in Southern California has been shaky since Snyder-Ellingson announced she was moving to Tennessee, where the company plans to open a second headquarters. The company has scaled back in the Golden State, consolidating its corporate operations to Baldwin Park.
“There’s a lot of great things about California, but raising a family is not easy here. Doing business is not easy here,” Snyder said on a podcast in July. Her comments come amid a broader corporate exodus from California, with businesses like Tesla and Chevron jumping ship.
Today, there are locations in 10 states across the country, mostly in the west coast and as far east as Tennessee. The company recently announced five new locations set to open soon outside California.
Business
How Iran’s Information War Machine Operates Online
In late March, Iran circulated a shaky video supposedly showing an American F/A-18 under attack. Iranian officials claimed they had destroyed the jet, though the Pentagon denied that. The video quickly earned millions of views online, demonstrating how Iran has exploited the global media ecosystem to propagate an image of military prowess.
The New York Times reconstructed how Iran was able to use overt and covert global networks alongside unwitting participants to spread its message through social media, state-affiliated news organizations and American influencers.
Here is how the claim went from a single post to a global audience of millions in 69 minutes.
1:04 p.m.
An obscure account on X, linked to Iran, posted the video first, in English, at 1:04 Eastern, followed a minute later by a post on Telegram by Iran’s Islamic Revolutionary Guards Corps. The posts received little attention at first, according to an analysis based on data from Alethea, Graphika and Cyabra, three companies monitoring online activity during the war.
1:04 p.m.
Almost simultaneously, official accounts of Iranian embassies and consulates repeated the claim on X, giving the narrative an imprimatur of legitimacy.
1:06 p.m.
An Iranian state television network then shared the video on X. Within a minute, RT, Russia’s international network, reposted the video with its own logo. The timing suggested coordinated coverage of the war from Iran and Russia.
1:14 p.m.
One of the most popular posts about the attack, from a pro-Russian influencer account known as Megatron, amassed nearly two million views, according to Graphika. At that point, there was no confirmation of an attack from any other sources.
1:21 p.m.
Sixteen minutes after its first post on Telegram, the Revolutionary Guards posted an update, claiming that the jet had been “precisely hit” and “fell into the Indian Ocean,” a detail that may have been intended to explain why there was no evidence of wreckage on the ground.
1:25 p.m.
The conversation surrounding these posts included suspected bot accounts mingled with authentic profiles, according to an analysis by Cyabra, suggesting some of the engagement was manufactured. Replies to RT’s post, for instance, often featured “short, affirmative comments” with celebratory emojis to show support for Iran, Cyabra’s analysis said.
1:32 p.m.
As the video spread, prominent influencers began posting about it, giving a boost to Iran’s narrative whether they intended to or not. Sulaiman Ahmed, an anti-Israeli activist with more than 800,000 followers on X, shared RT’s video about 10 minutes later.
1:33 p.m.
Ed Krassenstein, an American influencer, shared the claim to his more than one million followers on X. While his post made it clear that the attack was not confirmed by any other sources, influence campaigns benefit from the attention of prominent voices to amplify their narratives to broader audiences.
“I am always as careful as I can be to note where the information is coming from if it’s from a foreign government,” Mr. Krassenstein said in response to questions.
The number of posts mentioning the F-18 or similar terms began to surge, generating more than 35 million views on X alone that day, according to data from Tweet Binder by Audiense. Some users doubted the claim, but many pro-Iranian accounts celebrated the attack as a military triumph.
2:00 p.m.
Barely an hour had gone by, and the narrative had reached millions of views on social media, amplified by authentic and fake accounts based in dozens of countries, from Afghanistan to Yemen. The video appeared not only on X and Telegram but also on TikTok, Facebook and Instagram.
2:01 p.m.
Mario Nawfal, an influencer who has spread right-wing talking points and misinformation in the past, also shared RT’s post and video to his more than 3.2 million followers, noting the historical significance of an attack — “if true.”
“Our approach is to present claims transparently while clearly signaling their verification status, allowing our audience to assess credibility in real time,” Mr. Nawfal wrote in a statement.
2:05 p.m.
Prominent news organizations around the world began reporting on the claim. They included Pravda, Al Jazeera, the India Economic Times and official state media in China. Many repeated Iran’s claim that it had shot down the jet.
2:13 p.m.
An hour and nine minutes after the claim, the United States Central Command posted a denial on X, saying no American aircraft had been shot down. Its post created a new flurry of debate. Some users wrestled with the language, asking whether the plane had in fact been hit but not “shot down.” It declined to comment further.
Despite the statement from Central Command, Iranian, Chinese and Russian state broadcasters continued to feature the video over the next 24 hours, and to post about it across social media. An anchor on Russia 24 reported on “the destruction of yet another U.S. Air Force aircraft,” citing Iranian sources along with the denial from Central Command.
Since the video appeared, no evidence has emerged that Iran shot down an American F/A-18 jet. (This month, Iran successfully downed an F-15E Strike Eagle and an A-10 Warthog.) Still, millions consumed the narrative, spread by witting and unwitting actors.
“By the time an official denial lands,” the monitoring company Alethea wrote in an analysis, “audiences in multiple countries have already processed the story as confirmed.”
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