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For decades, the bold, mid-century building at Lincoln and Olympics boulevards in Santa Monica has been the end of the line — the last address on the 2,400-mile westward journey of Route 66. Once home to the Penguin Coffee Shop, today it holds Mel’s Drive-In. But now its future is in doubt.

The owners of the property have filed early paperwork to level the structure and replace it with an eight-story apartment building. Preservationists are pushing for a historic designation that might protect it.

The groups appear headed toward a showdown Dec. 14, when the Santa Monica Landmarks Commission will hold a hearing on the site’s nomination for protected status by the Santa Monica Conservancy and the Los Angeles Conservancy. The allied conservancies contend that the building is “the most significant representation of its style and period in architecture and design in Santa Monica.”

Designed by famed mid-century architects Armet & Davis, the building held the Penguin Coffee Shop from 1959 through 1991.

(Architects Armet Davis / Santa Monica Public Library Image Archives)

“This isn’t about saving a modern restaurant. It’s about preserving some really important Googie architecture,” said Nina Fresco, vice president of Santa Monica Conservancy. She added that “there’s no reason why housing and historic preservation can’t be partners.”

Irvine-based firm ValueRock Realty bought the half-acre Mel’s property for $6.2 million in 2020, and in 2025 began offering the property for sale, asking $26 million through brokers Newmark Pacific.

Soon after learning that the building was for sale, the Santa Monica and L.A. conservancies nominated Mel’s for a landmark designation, which can protect buildings from demolition, Fresco said. As part of the effort, Santa Monica Conservancy leaders raised $6,800, the cost of a Santa Monica landmark nomination, and enlisted the L.A. Conservancy as an ally.

Then on Sept. 18, ValueRock filed a preliminary application with the city (also known as an SB330 application) to replace the 1959 building with an eight-story apartment building, including 138 apartments, 123 parking spaces and first-floor retail space.

The sign of Mel’s Drive-In features a penguin, homage to the coffee shop of yesteryear.

(David Fouts / For The Times)

When it bought the property in 2020, ValueRock announced that it “is considered to be a historical landmark within the community.” But in its September filing for the apartment project, ValueRock management checked a box indicating that no historic or cultural resources are known to exist on the property.

“We didn’t know they would be quite this aggressive, but it’s not a huge surprise,” Fresco said.

Under city law, Fresco said, if a property is more than 40 years old, the owner must wait at least 75 days after seeking a demolition permit before any demolition can happen. “So we’re OK at least until that hearing” in December, Fresco said.

If the Landmark Commission agrees to confer landmark status on the building, Fresco said, it may be shielded from demolition — but the owner can appeal the decision to the City Council.

Management at ValueRock Realty did not immediately respond to requests for comment.

The restaurant remains open, receiving a steady stream of locals and Route 66 travelers. “We’re going to be here until 2029,” said Marilina Borchio, manager of Mel’s, citing a lease that runs through June of that year. As she spoke, the breakfast crowd was trickling in on Sunday morning. Borchio said she’s spending a lot of time reassuring customers who “think we are going to be demolished tomorrow night.”

The Googie-style building, designed by famed mid-century architects Armet & Davis, held the Penguin Coffee Shop from 1959 through 1991, catching the eyes of passing drivers with its dramatically slanted roof, oversize windows and a long counter inside for diners in a hurry. Architectural historians describe Googie style as a bold strain of Mid-Century Modernism, notable for big neon signs and swooping roofs, especially popular among restaurants, bowling alleys and car washes, now increasingly rare. Rae’s Diner, a 1958 building on Pico Boulevard, is another Santa Monica example.

The coffee shop never earned a Michelin star (nor has Mel’s) but its workaday American fare won a following. “The Penguin gets my vote for the best diner around,” wrote Times restaurant critic Charles Perry in 1989.

But two years later, the Penguin was gone. By 1992, the building had been converted into a dentist’s office. Eventually it fell idle, until the San Francisco-based Mel’s chain arrived in 2016 and began a renovation aimed at bringing back the restaurant’s ’50s atmosphere.

Mel’s Drive-In now occupies the old Penguin Coffee Shop building at the official end of Route 66 in Santa Monica.

(Christopher Reynolds / Los Angeles Times)

The renewed restaurant opened in 2018, with a penguin atop its sign, in homage to years gone by.

“A lot of the neon elements are gone, but the main elements are still there,” said the Santa Monica Conservancy’s Fresco, who is also a Santa Monica planning commissioner and former landmarks commissioner.

The renovation and restoration effort included removing layers of paint and tile that had been added over decades, revealing interior stone cladding that had been covered and replicating the counter and stools, vinyl cushioned booths, tables of plastic and metal, terrazzo floor, and light fixtures. The work was “to the letter of the Secretary of the Interior’s standards” for the treatment of historic properties, Fresco said.

The building is not mentioned in “An Architectural Guidebook to Los Angeles,” by David Gebhard and Robert Winter, which is a prime source for many preservationists. But Mel’s won a $10,000 grant from the National Trust for Historic Preservation in 2025 to pay for Route 66 centennial signage project.

Route 66 memorabilia at Mel’s Drive-in.

(David Fouts / For The Times)

“This site, like Route 66 itself, represents something greater than itself,” said Rhys Martin, manager of the National Trust’s Preserve Route 66 initiative, in an email. “It’s a connection to a journey through time and space that will be forever lost if this remarkable Googie structure is demolished.”

Fresco said she’d love to see the building continue to operate as Mel’s, but in the big picture, “we can’t stop them from building housing.” Still, Fresco said, she is hoping that the owner can come up with a project that retains the existing building while adding housing around it, as several other developers in Santa Monica have done. At 829 Broadway, developers agreed to preserve a World War II era Quonset hut while building a five-story apartment building around it. (The Quonset hut was occupied by Pono Burger from 2013 to 2025.) And the old Rapp Saloon — an 1875 brick building at 1436 2nd Street — was reborn in the late 1980s as a meeting space within a four-story hostel, now known as Hostelling International’s HI Los Angeles Santa Monica Hostel. The Santa Monica Conservancy begins its walking tours there.

If the allied conservancies win landmark status for the Penguin/Mel’s building, Fresco said, the owners “will be able to do exactly what they want to do now. They will just have to do it differently.”

Route 66, which was born and officially named U.S. Highway 66 on Nov. 11, 1926, was extended to Santa Monica in 1935. Though many travelers think of the Santa Monica Pier as the end of the route, its official terminus from 1935 on was at the intersection of Lincoln and Olympic boulevards, where Mel’s now stands.

Though Route 66 was decommissioned in the 1980s, its popularity as an Americana-rich driving route has grown in recent years, especially during this year’s centennial celebration of the road.

By the time the coffee shop building was going up at the end of the route in 1959, Fresco said, interstate freeways were already beginning to usurp Route 66’s role and the Santa Monica route of Interstate 10 had been plotted. By putting their eye-catching building on a spot along Route 66 and next to the path of the freeway, Fresco said, the people behind the Penguin were catering to motorists on roads rooted in two different eras.

“The Catholic Church shaped Rome. Commerce shaped Manhattan. It is popular culture that has shaped L.A.,” architecture critic Alan Hess told a Times reporter in 1993. “We should see these buildings in that context and take them seriously.”

San Francisco 49ers owner and CEO Jed York has been suspended for six games and fined $500,000 for violating the NFL’s personal conduct policy, the league announced Friday.

York was arrested Aug. 23 as part of an Ohio prostitution sting after he responded to an online ad that was actually set up by Mahoning Valley Human Trafficking Task Force officers.

The 45-year-old executive pleaded no contest to misdemeanor charges of disorderly conduct and possessing criminal tools (in this case, the phone he used to set up the encounter). He was sentenced to one day in jail and fined $1,150. The $160 seized in the sting was given to the task force as part of his plea.

Since York has not attended any games or league meetings so far this season, he was credited with having served three games of his suspension. He is eligible to return Oct. 20, the day after the 49ers’ Week 6 game against the Washington Commanders and the day the league’s fall meetings begin in New York.

“To my family, to the players, coaches, and employees of the San Francisco 49ers, to our fans and partners, I am deeply sorry,” York said in a statement released by the team. “This was an inexcusable mistake and I take full responsibility. What I did does not reflect my values or the man I strive to be for my family.”

York filed for divorce from his wife, Danielle Belluomini York, in May. They have two sons together. York has been the 49ers’ CEO since 2008 and became the principal owner in 2024. His family has owned the 49ers since 1977.

“While I fell short of the model I want to set for my sons, I now hope to show them the importance of owning up to one’s failures, and that even our worst moments teach us to be better,” York said. “Leading the 49ers is a privilege, and one I don’t take lightly. Your trust will have to be earned back over time, and I look forward to that work ahead.”

The Associated Press contributed to this report.

Let’s get the rose-colored story line out of the way, right away.

The postseason starts Tuesday, and it could be the last we see of Major League Baseball for a long, long time. The owners expect to lock out the players when the collective bargaining agreement expires Dec. 1, and the owners have made their pitch loud and clear: No new agreement without a salary cap, for they believe there can be no true competitive balance without one.

You’ll hear a lot about how the way this postseason sets up, or how it plays out, could impact the bargaining.

Don’t believe a word of it. Nothing that happens this October will be relevant to the new labor agreement.

Come on. The team with the lowest payroll — the Cleveland Guardians — won their division. So competitive balance can’t be completely out of whack, can it?

Cleveland hasn’t won the World Series since 1948. The opponent was the Boston Braves, who subsequently moved to Milwaukee and then Atlanta.

What about the team with the best record in the American League: the Tampa Bay Rays, who beat up on big-market bullies in the New York Yankees and Boston Red Sox?

The Rays never have won the World Series.

Well, what about the Milwaukee Brewers? For the second consecutive season, the team in baseball’s smallest market posted baseball’s best record.

The Brewers got swept in last year’s National League Championship Series. They never have won the World Series.

But aren’t the Brewers the best example of a team playing beyond its payroll instead of using it as an excuse?

They got smoked last October by the Dodgers, who won the World Series and then signed Edwin Díaz and Kyle Tucker and traded for Tarik Skubal.

Isn’t that what got everyone agitated? Doesn’t everyone outside L.A. know the Dodgers have destroyed competitive balance, and the owners are trying to fix it?

The owners were ready to fight for more than a year before the Dodgers helped themselves to Díaz, Tucker and Skubal. For years, the commissioner’s office touted baseball’s competitive balance, citing in part how the league championship series and World Series matchups changed almost every year.

After the Dodgers won in 2024, the commissioner’s office redefined competitive balance as how often a small-market team won the World Series, last accomplished by the 2015 Kansas City Royals. The seeds for this winter’s labor war had been planted.

If the Dodgers flop this October, the owners are not going to suddenly back off a salary cap. If, say, the Brewers or Rays win, the owners will say that’s the exception that proves the rule.

There are ways for owners to direct more revenue to small-market teams without the salary cap the players insist they will not accept, and without limiting the definition of success to winning the World Series, which risks devaluing the product among 29 fan bases every year. Whether the owners wish to consider them without the cost certainty that comes with a salary cap will be the story line of the cold winter ahead.

The Dodgers are scheduled to open next season on March 25. Neither owners nor players would have lost any significant revenue by then — ticket sales and broadcasting rights for owners, salaries for players — so a new agreement by then is uncertain at best.

So enjoy the postseason.

So, at least for now, isn’t the postseason tilted toward the Dodgers and Yankees?

Those screams you hear are coming from New York, where Yankees fans are annoyed that their team finished with the second-best record in the AL and still could be eliminated in two or three days. The Yankees finished behind the Rays and received a wild card.

The Yankees lost 13 fewer games than the AL West champion Houston Astros and 10 fewer games than the AL Central champion Guardians, both seeded ahead of them. The Astros are a .500 team, the worst record a division champion has taken into the postseason. The Guardians get a bye, just like the Dodgers.

The Yankees drew the Red Sox, which means painful amounts of national commentary will focus on (1) how the system victimized the Yankees and the Red Sox; and (2) baseball’s most hyped rivalry.

Until baseball realigns its divisions or seeds its playoffs by wins, regardless of division, the Yankees should simply do what Aaron Judge said about how they should respond to criticism of their fundamentally frightening 2024 World Series: “Play better.” And baseball’s best rivalry will be on October display only if the Dodgers and San Diego Padres meet in the NL Championship Series.

Still laughing, though, at sanctimonious Yankees fans believing baseball is somehow unfair to the poor, gutty Yankees.

Can anyone save baseball in 2027?

We should try Pope Leo. He’s a long-suffering Chicago White Sox fan. In his first full year as pope — and after three consecutive 100-loss seasons — the White Sox made the playoffs.

Some fans call it a miracle, a reporter told the pope. Did the pope have anything to do with the turnaround?

He smiled.

“No comment,” he said, then paused.

“Great things happen in Chicago,” he said.

The Cubs made the postseason too. The Cubs and White Sox have shared Chicago since 1901. This is the fourth time both have qualified for postseason play. Deep dish pizza for all, but a World Series in Chicago this fall might truly require divine intervention.

Stalwart bookstores Vroman’s in Pasadena and Book Soup in West Hollywood announced new ownership on Thursday, after a two-year search for a buyer.

Longtime owner Joel Sheldon, whose family has helmed Vroman’s for more than a century, announced his retirement in 2024. At the time, Sheldon said he was looking for “someone who shares our core values and who is committed to preserving Vroman’s as a community treasure.”

Sheldon said he found that in the new owner, Robert Hoffman, who has worked on tech regulation and other public policy in Washington, D.C., for several decades, but who grew up in Southern California with his family living in the area for generations.

“After talking with Robert and his family, I knew we had found the right stewards. They understand what makes this store special, and they’re committed to preserving that legacy while moving Vroman’s forward for our customers and the Pasadena community,” Sheldon said in a statement posted Thursday to the bookstore’s website.

Hoffman was born in Pasadena and has been visiting Vroman’s since his mother brought him in when he was 5 years old, according to the Thursday announcement.

His mother, in turn, had been introduced to the store by her grandmother, Georgia Bullock, a decades-long Pasadena resident and the first woman to serve as a municipal and superior court judge in California.

Hoffman was born in Pasadena and attended UCLA. He currently heads government relations and regulatory affairs at semiconductor company Advanced Micro Devices, according to his LinkedIn page.

Book Soup, a Sunset Boulevard landmark, was founded in 1975 by Glenn Goldman, a UCLA graduate student who raised investments with his friends to establish the store. Goldman died in 2009 at age 58, and Sheldon acquired the store from Goldman’s estate that year.

A post to Book Soup’s Instagram page said Hoffman and his family are “genuinely invested in this community.”

“Same shelves, same staff, same WeHo icon. Same gratitude for you,” the bookstore said in the social media post.

Vroman’s was founded in 1894 by Adam Clark Vroman, an ex-railroad worker from Illinois who moved to California hoping the sunny weather would improve his wife’s health. His wife eventually died of tuberculosis, and a brokenhearted Vroman, a bibliophile, sold off a chunk of his vast book collection to collect capital to open the store. The Sheldon family stewarded the store after Vroman’s death in 1916.

Vroman’s catered to various clientele and communities, from traveling dignitaries to academics and leisure readers on vacation. When the federal government incarcerated Japanese Americans from the San Gabriel Valley and elsewhere in the 1940s, an activist lugged books from Vroman’s to the Manzanar camp in the Owens Valley. Science fiction author Octavia Butler, who grew up in the area, frequented the bookstore.

Vroman’s second location in Hastings Ranch was forced to close in 2024 after the company was unable to reach a new lease agreement with the property owner. The store was otherwise sustainable, but was forced to close “due to increasing occupancy expenses,” the company wrote in a social media post at the time.

Vroman’s flagship location on Colorado Boulevard remains open. However, the property itself changed hands, with Sheldon selling it to GD Realty Group for $15.5 million amid uncertainty about its future.

The bookstore has a long-term lease with the real estate group, whose chief executive, Arash Danialifar, said in a statement last year to news outlet Pasadena Now that the bookstore was a “staple of the community” and that he hoped it would remain there “for the foreseeable future.”

The Sea Ranch Lodge, a focal point of a Northern California getaway destination that blends minimalist design with the rocky shores and meadows of the Sonoma County coastline, might have a growth spurt in its future.

Owners of the Lodge at Sea Ranch, which includes 17 hotel rooms, on Sept. 3 presented neighbors in the closely restricted community with plans that include 23 added guest rooms, a dining courtyard, a new dining space, a library and a “space for relaxation and movement.”

The Danish architecture firm BIG: Bjarke Ingels Group and San Francisco-based landscape architects Lutsko Associates are part of these plans. To become reality, however, those plans need to win design approval and permits from the Sea Ranch Assn. (which includes the lodge and surrounding homes) and Sonoma County.

The ram’s horns at the Sea Ranch Lodge were designed by artist Barbara Stauffacher Solomon.

(Myung J. Chun / Los Angeles Times)

The current owners of the lodge took over in 2018, completed a major renovation in 2023 and wish “to remain private,” a representative said. The Wall Street Journal has reported that the investors’ group includes San Francisco-based brothers Patrick and John Collison, who founded the tech company Stripe; venture capitalist Robin Chan; and Twitch co-founder Justin Kan.

The 53-acre lodge property is only one piece of the Sea Ranch puzzle. The surrounding development, which broke ground in 1964, includes about 2,200 homes and lots on roughly 7,000 acres, all subject to strict design standards enforced by the Sea Ranch Assn.

The homes, mostly clad in wooden exteriors, none more than two stories high, are scattered along 10 miles of coastline about 100 miles north of San Francisco. The nearest town is Gualala, about six miles north.

Rooms at the Sea Ranch Lodge often rent for $600 nightly or more. Many visitors rent neighboring Sea Ranch homes from Airbnb, Vrbo or local companies including Gualala-based Sea Ranch Rentals and Sea Ranch Escape. In fall, rental rates for homes often start around $400 nightly.

Widely praised as an model for environmentally sensitive building, the development sparked a years-long legal battle over public access to the coast. The result is a combination of private and public access: Six public-access trails cross Sea Ranch to on their way to the shoreline, while Sea Ranch residents retain access to several private beaches.

An ocean view along the trails at the Sea Ranch Lodge.

(Myung J. Chun / Los Angeles Times)

MIAMI — Dodgers owner Mark Walter and multiple insurance companies he owns have been sued, alleging they failed to disclose an ongoing federal probe to customers while directing policyholders’ money into Walter’s other companies.

The lawsuit lists Walter, Delaware Life Insurance Co., Clear Spring Life and Annuity, TWG Global Holdings and Walter’s Guggenheim Partners investment firm as defendants.

Ira Rosner, a 67-year-old Florida man, brought the class-action lawsuit in U.S. District Court in Miami on Wednesday. He purchased a policy from Delaware Life in April and he had until late May to withdraw his money without penalty. However, the company did not disclose the investigation to him until June,

Rosner is seeking a jury trial in the lawsuit that seeks damages for negligent misrepresentation, breach of contract and aiding and abetting fraud.

TWG Global didn’t immediately respond to a request for comment on the lawsuit.

Walter has been under investigation since last year by the U.S. Attorney’s Office in Manhattan and the Securities and Exchange Commission following a whistleblower complaint regarding alleged misrepresented loans made between companies within his business portfolio.

TWG Global Holdings is the holding company through which Walter controls Delaware Life, Clear Spring Life and Annuity Co. and his stake in Guggenheim Partners. TWG Global denied any wrongdoing involving the probe in a statement last month.

Walter and co-owner Todd Boehly sold their stakes in English Premier League club Chelsea this week. Last month, Walter agreed to sell the Lakers in a surprise move less than a year after buying the NBA franchise from the Buss family. The deal is under review by the league.

The Dodgers have been adamant that Walter has no plans to sell the baseball team.