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On a Crenshaw Boulevard corner, old gives way to new, but it stays in the family

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On a Crenshaw Boulevard corner, old gives way to new, but it stays in the family

The corner lot on Crenshaw Boulevard and 54th Street looks like any other construction site. Inside the chain-link fence encircling the property, an excavator last week was moving a pile of rubble — the last remains of an old building that had been demolished to make room for something new.

But the mundane scene belied an unusual story in Los Angeles real estate: Instead of selling it, a Black family with deep roots in South L.A. chose to hold on to a property they’ve owned for decades and develop it themselves into a $24-million apartment and retail building.

They’ll mark their progress with a formal groundbreaking ceremony Thursday, a rare instance of a local, minority property owner participating in the redevelopment of their neighborhood, which had long been overlooked by conventional developers. In keeping a seat at the table, they are bucking the norms for how development in L.A. typically is done, in which owners sell to outside developers looking to capitalize on the rising fortunes of once-neglected historic neighborhoods.

But even with a train stop for Metro’s new light rail K line nearby, funding for the project was hard to come by. It took years of effort before siblings Jamial Clark and Bridgette Reed, who inherited the property from their parents, could start turning their mother’s former hair salon and wig shop property into a six-story building with 48 apartments and perhaps a small grocery store in the first-floor retail space.

The grind, they said, has been worth it. Their parents, Henry and Lucretia Clark, scraped together money in 1995 to buy the building and the siblings didn’t want to let go of it. Perhaps, they said, they will provide a road map to others who own properties in evolving neighborhoods near the many new transit lines being built and planned by Metro.

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Co-developer Kacy Keys, left, and Clark family members Bridgette Reed and brother Jamial Clark at the site.

(Myung J. Chun / Los Angeles Times)

“There are a lot of Black-owned properties up and down Crenshaw,” Reed said. “We just want to encourage other families to do the same thing and not sell out to these developers who are coming in and actually pricing us out of our own communities.”

Key to getting their project underway was teaming with developer Kacy Keys, who has spent nearly three decades building commercial projects including apartments, offices and stores. She heads Praxis Development Group, which will have an equity stake in the project, which is named Clark on 54th.

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“We were responsible for playing the developer role,” Keys said of her company, such as getting city construction approvals, overseeing the design, hiring contractors and finding financing. The Clarks “agreed to contribute their land into a joint venture with us.”

Both Praxis and the Clarks had to put up cash for the last few years to make sure the project didn’t falter, which was worrying, Jamial Clark said.

An apartment building will be built at Crenshaw Boulevard and 54th Street in Los Angeles near the Metro K line.

A 48-unit apartment building with ground-floor retail will be built at Crenshaw Boulevard and 54th Street in Los Angeles near the Metro K line.

(Myung J. Chun / Los Angeles Times)

“I invested over $100,000 of my money just to keep things going,” he said, “and to keep bills paid and the mortgage paid,” but he and his sister didn’t want to let go of the property their parents toiled over and where they spent many hours of their young lives.

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“Selling was never going to be an option, even though we got to a point where we had to think about it” as rising interest rates and inflation drove the potential cost of the project so high it looked out of reach, Clark said.

The pair attended nearby 54th Street Elementary School and after classes they walked to their mother’s salon, where they pitched in answering the phone.

“It was like our second home,” Clark said, a place with a nurturing vibe that encouraged customers to linger and chat.

“Mom was old-school press-and-curl,” he said, referring to a popular hairstyle in the 1990s. “My mom was taking out those weaves and regrowing their hair.”

The salon had a private area where women with thinning hair could get scalp treatments that included massages from their late beautician sister Carla Taylor and oils formulated by their mother.

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“It was almost like a counseling session,” he said. “The ladies would stay after they got their hair done and order lunch.”

Members of the Clark family have owned the property for decades.

Members of the Clark family have owned the property for decades.

(Myung J. Chun / Los Angeles Times)

On Saturdays their mom played such “old” music as the Temptations, Al Green and the Whispers, he said. “The ladies would just love to come and sit.”

Her tenants in the building included the wig shop with a celebrity clientele, a shoe repair shop, a frame shop and a social services provider, all of which relocated in the neighborhood, he said.

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Some neighbors were apprehensive about the plan to knock down a building infused with emotions and memories for so many, but Clark saw an opportunity to be part of potential economic changes coming to the area. In West Adams, another historically black community, development of new apartments, restaurants and shops was already taking place on Adams Boulevard.

“I was like, ‘Wow, Crenshaw should be comparable to that, at least.’”

In the 1920s and 1930s, Central Avenue was the center of L.A.’s black community. Later, the center shifted to the Crenshaw Corridor, particularly between Adams and Slauson Avenue, said real estate developer Philip Hart, who is familiar with the plans for Clark at 54th but not involved in the project.

Lately, the multibillion-dollar public investments in Metro’s Crenshaw line and the Expo line that intersects it “have had a ripple effect in terms of the communities they serve becoming desirable,” Hart said.

That economic shift puts pressure on local residents, he said. “Can they continue to pay their rent or their property taxes? The question of gentrification and displacement has become a very important question in the Crenshaw District over the past 10 years or so.”

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If redevelopment doesn’t bring with it affordable housing and good-paying jobs, residents will be priced out of their neighborhoods and join a long-running exodus to Palmdale, Lancaster and the Inland Empire, where the cost of living is cheaper, he said.

The Crenshaw community, Hart said, “should retain its historic African American cultural cachet.”

Keys and the Clarks hope their project will play a small part in keeping the neighborhood intact. The building will include 10 units considered “deeply affordable” because they are reserved for tenants earning 50% of the median income in the area when they become available in late 2026.

The apartments will be bigger than average, including two- and three-bedroom units to accommodate families, said Keys, who is working on the project with her partner Charles Wise.

Work has begun on a new 48-unit apartment building near the Metro K line.

Work has begun on a 48-unit apartment building with ground-floor retail at Crenshaw Boulevard and 54th Street in Los Angeles near the Metro K line.

(Myung J. Chun / Los Angeles Times)

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One of the biggest challenges to getting the project underway was finding financing. A building that size typically would be funded with a loan or two, but Keys had to assemble a complicated package from seven entities including philanthropic nonprofits after approaching about 100 financing sources.

“Even though I’ve built over a billion dollars’ worth of projects over the course of my career, this was my first time as a small woman-led business that I was raising money on my own,” Keys said. “It was incredibly challenging.”

Praxis put up more than $200,000 of its own funds and worked without compensation to prove that partnering with legacy landowners to create new housing can work, she said.

Among the financiers was MSquared, a women-owned real estate development and investment firm that will retain an equity share, as will New York investment and development firm Six Peak Capital.

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The need to securing financing from multiple sources dragged out the process, but the effort was worth it, Hart said.

“What they’ve done was challenging, but they’ve done it and they’re having a groundbreaking,” he said. “That’s a good thing.”

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iPic movie theater chain files for bankruptcy

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iPic movie theater chain files for bankruptcy

The iPic dine-in movie theater chain has filed for Chapter 11 bankruptcy protection and intends to pursue a sale of its assets, citing the difficult post-pandemic theatrical market.

The Boca Raton, Fla.-based company has 13 locations across the U.S., including in Pasadena and Westwood, according to a Feb. 25 filing in U.S. Bankruptcy Court in the Southern District of Florida, West Palm Beach division.

As part of the bankruptcy process, the Pasadena and Westwood theaters will be permanently closed, according to WARN Act notices filed with the state of California’s Employment Development Department.

The company came to its conclusion after “exploring a range of possible alternatives,” iPic Chief Executive Patrick Quinn said in a statement.

“We are committed to continuing our business operations with minimal impact throughout the process and will endeavor to serve our customers with the high standard of care they have come to expect from us,” he said.

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The company will keep its current management to maintain day-to-day operations while it goes through the bankruptcy process, iPic said in the statement. The last day of employment for workers in its Pasadena and Westwood locations is April 28, according to a state WARN Act notice. The chain has 1,300 full- and part-time employees, with 193 workers in California.

The theatrical business, including the exhibition industry, still has not recovered from the pandemic’s effect on consumer behavior. Last year, overall box office revenue in the U.S. and Canada totaled about $8.8 billion, up just 1.6% compared with 2024. Even more troubling is that industry revenue in 2025 was down 22.1% compared with pre-pandemic 2019’s totals.

IPic noted those trends in its bankruptcy filing, describing the changes in consumer behavior as “lasting” and blaming the rise of streaming for “fundamentally” altering the movie theater business.

“These industry shifts have directly reduced box office revenues and related ancillary revenues, including food and beverage sales,” the company stated in its bankruptcy filing.

IPic also attributed its decision to rising rents and labor costs.

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The company estimated it owed about $141,000 in taxes and about $2.7 million in total unsecured claims. The company’s assets were valued at about $155.3 million, the majority of which coming from theater equipment and furniture. Its liabilities totaled $113.9 million.

The chain had previously filed for bankruptcy protection in 2019.

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Startup Varda Space Industries snags former Mattel plant in El Segundo

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Startup Varda Space Industries snags former Mattel plant in El Segundo

In an expansion of its business of processing pharmaceuticals in Earth’s orbit, Varda Space Industries is renting a large El Segundo plant where toy manufacturer Mattel used to design Hot Wheels and Barbie dolls.

The plant in El Segundo’s aerospace corridor will be an extension of Varda Space Industries’ headquarters in a much smaller building on nearby Aviation Boulevard.

Varda will occupy a 205,443-square-foot industrial and office campus at 2031 E. Mariposa Ave., which will give it additional capacity to manufacture spacecraft at scale, the company said.

Originally built in the 1940s as an aircraft facility, the complex has a history as part of aerospace and defense industries that have long shaped the South Bay and is near a host of major defense and space contractors. It is also close to Los Angeles Air Force Base, headquarters to the Space Systems Command.

Workers test AstroForge’s Odin asteroid probe, which was lost in space after launch this year.

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(Varda Space Industries)

Varda is one of a new generation of aerospace startups that have flourished in Southern California and the South Bay over the last several years, particularly in El Segundo, often with ties to SpaceX.

Elon Musk’s company, founded in 2002 in El Segundo, has revolutionized the industry with reusable rockets that have radically lowered the cost of lifting payloads into space. Though it has moved its headquarters to Texas, SpaceX retains large-scale operations in Hawthorne.

Varda co-founder and Chief Executive Will Bruey is a former SpaceX avionics engineer, and the company’s spacecraft are launched on SpaceX’s workhorse Falcon 9 rockets from Vandenberg Space Force Base in Santa Barbara County.

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Varda makes automated labs that look like cylindrical desktop speakers, which it sends into orbit in capsules and satellite platforms it also builds. There, in microgravity, the miniature labs grow molecular crystals that are purer than those produced in Earth’s gravity for use in pharmaceuticals.

It has contracts with drug companies and also the military, which tests technology at hypersonic speeds as the capsules return to Earth.

Its fifth capsule was launched in November and returned to Earth in late January; its next mission is set in the coming weeks. Varda has more than 10 missions scheduled on Falcon 9s through 2028.

For the last several decades, the Mariposa Avenue property served as the research and development center for Mattel Toys. El Segundo has also long been a center for the toy industry as companies like to set up shop in the shadow of Mattel.

The Mattel facility “has always been an exceptional property with a legacy tied to aerospace innovation, and leasing to Varda Space Industries feels like a natural continuation of that story,” said Michael Woods, a partner at GPI Cos., which owns the property.

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“We are proud to support a company that is genuinely pushing the boundaries of what’s possible, and are excited to watch Varda grow and thrive here in El Segundo,” Woods said.

As one of the country’s most active hubs of aerospace and defense innovation, El Segundo has seen its industrial property vacancy fall to 3.4% on demand from space companies, government contractors and technology startups, real estate brokerage CBRE said.

Successful startups often have to leave the neighborhood when they want to expand, real estate broker Bob Haley of CBRE said. The 9-acre Mattel facility was big enough to keep Varda in the city.

Last year, Varda subleased about 55,000 square feet of lab space from alternative protein company Beyond Meat at 888 Douglas St. in El Segundo, which it started moving into in June.

Varda will get the keys to its new building in December and spend four to eight months building production and assembly facilities as it ramps up operations. By the end of next year, it expects to have constructed 10 more spacecraft.

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In the future, Varda could consolidate offices there, given its size. Currently, though, the plan is to retain all properties, creating a campus of three buildings within a mile of one another that are served by the company’s transportation services, Chief Operating Officer Jonathan Barr said.

“We already have Varda-branded shuttles running up and down Aviation Boulevard,” he said.

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How Iran War Is Threatening Global Oil and Gas Supplies

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How Iran War Is Threatening Global Oil and Gas Supplies

Ships near the Strait of Hormuz before and after attacks began

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Note: Times shown are in Iran Standard Time. Some ships in the region transmit false positions and others sometimes stop broadcasting their locations, and may not be reflected in the animation. Ships with sparse location data are shown in a lighter shade. Source: Kpler and Spire.

Every day, around 80 oil and gas tankers typically pass through the Strait of Hormuz, the narrow waterway off Iran’s southern coast that carries a fifth of the world’s oil and a significant amount of natural gas.

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On Monday, just two oil and gas tankers appear to have crossed the strait, according to a New York Times analysis of shipping activity from Kpler, an industry data firm. Since then, one tanker passed through.

“It’s a de facto closure,” said Dan Pickering, chief investment officer of Pickering Energy Partners, a Houston financial services firm. “You’ve got a significant number of vessels on either side of the strait but no one is willing to go through.”

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Tankers have been staying away from Hormuz since the U.S.-Israeli attacks on Iran that began on Saturday. A prolonged conflict could ripple broadly across the global economy, threatening the energy supplies of countries halfway around the world and stoking inflation.

International oil prices have climbed 12 percent since the fighting began, trading Tuesday around $81 a barrel, and natural gas prices have surged in Europe and in Asia.

A senior Iranian military official threatened on Monday to “set on fire” any ships traveling through the Strait of Hormuz. Vessels in the region have already come under attack. Several oil and gas facilities have also been struck or affected by nearby shelling, though the damage did not initially appear to be catastrophic.

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Where ships and energy facilities have been damaged

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Note: Damage as of 2 p.m. Eastern time Tuesday. Source: Kpler, Kuwait National Petroleum Company, Saudi Arabian Ministry of Energy, Planet Labs, QatarEnergy, United Kingdom Maritime Trade Operations and Vanguard Tech.

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A fire broke out Tuesday at a major energy hub in Fujairah, United Arab Emirates, from the falling debris of a downed drone, the authorities said. On Monday, Qatar halted production of liquefied natural gas, or fuel that has been cooled so that it can be transported on ships, after attacks on its facilities.

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Facilities at Ras Tanura oil refinery in Saudi Arabia were on fire on Monday after two Iranian drones were intercepted, according to Saudi Arabia’s Ministry of Energy, causing fragments to fall. Vantor

The sharp reduction in tanker traffic is reducing the supply of oil and gas to world markets, pushing up prices for both commodities. And the longer that ships stay away from the Strait of Hormuz, the less oil and gas get out to the world, which could raise prices even more.

Shipping companies have paused their tankers to protect their crew and cargo, and because insurance companies are charging significantly more to cover vessels in the conflict area.

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On Tuesday, President Trump said that “if necessary,” the U.S. Navy would begin escorting tankers through the strait. He also said a U.S. government agency would begin offering “political risk insurance” to shipping lines in the area.

In addition to tankers, other large vessels regularly go through the strait, including car carriers and container ships. In normal conditions, nearly 160 make the trip each day.

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Some ships in the region turn off the devices that broadcast their positions, while others transmit false locations — making it hard to give a full picture of the traffic in the strait.

The Shiva is a small oil tanker that has repeatedly faked its location, according to TankerTrackers.com, which tracks global oil shipments. It is suspected of carrying sanctioned Iranian oil, according to Kpler. The Shiva was one of the two tankers that crossed the strait on Monday.

The oil and gas that typically move through the strait come from big producing countries like Saudi Arabia, Iraq, Iran and United Arab Emirates, and are exported around the world.

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Where tankers moving through the Strait have traveled

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Note: Tanker paths are since Jan. 1 and include all tankers and gas carriers. Source: Kpler and Spire.

In 2024, more than 80 percent of the oil and gas transported through the Strait of Hormuz went to Asia. China, India, Japan and South Korea were the top importers, according to the U.S. Energy Information Administration.

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Countries have energy stockpiles that could last them into the coming months, but a continued shutdown of the strait could damage their economies.

Several big disruptions have roiled supply chains in recent years, but the tanker standstill in the Strait of Hormuz could have an outsize impact.

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