Design, Bitches
Looking to Build a Granny Flat in Your Backyard? Meet the Firms and Designs Pre-Approved in LA
Adding a backyard home in Los Angeles is now nearly as easy as buying a barbecue.
Homeowners who for years have wanted to build a granny flat in their backyard, but dreaded the red tape, can now choose from 20 pre-designed homes that the city has already approved for use.
The shift, made official last week, will speed up a weeks-long process and bring more badly needed units to an overpriced market. It also has the potential to elevate the 14 startups and firms building the next generation of homes.
The designs for the stand-alone residences range from a 200-square-foot studio to a 1,200-square foot, two-story, two-bedroom unit. And many of the homes are filled with design flourishes, reflecting the diverse architecture of the city, from a house in the silhouette of a flower to one with a spiral outdoor staircase leading to the roof.
It's no surprise. The program was spearheaded by Christopher Hawthorne, a former architecture critic at the Los Angeles Times and now the city's chief design officer.
The firms are primarily local and startup architecture and design firms, while others are well-known with a history of building granny flats, also know as accessory dwelling units, or ADUs.
The standard plans avoid the Los Angeles Department of Building and Safety's typical four-to six-week review process and can allow approvals to be completed in as quickly as one day.
Some aspects of the plans can be modified to fit a homeowner's preferences. Eight other designs are pending approval.
Mayor Eric Garcetti believes by adding more such units, the city can diversify its housing supply and tackle the housing crisis. Recent state legislation made it easier to build the small homes on the lot of single-family residences. Since then, ADUs have made up nearly a quarter of Los Angeles' newly permitted housing units.
Because construction costs are relatively low for the granny flats – the pre-approved homes start at $144,000 and can go beyond $300,000 – the housing is generally more affordable. The median home price in L.A. County in January was $690,000.
Here's a quick look at the designs approved so far:
Abodu
Abodu
Abodu, based in Redwood City in the Bay Area, exclusively designs backyard homes. In 2019, it worked with the city of San Jose on a program similar to the one Los Angeles is undertaking.
In October, it closed a seed funding round of $3.5 million led by Initialized Capital.
It has been approved for a one-story 340-square-foot studio, a one-story one-bedroom at 500 square feet, and a one-story, 610-square-foot two-bedroom.
The pricing for the studio is $189,900, while the one-bedroom costs $199,900 and the two-bedroom is $259,900.
Amunátegui Valdés Architects
Connect Homes
Design, Bitches
Escher GuneWardena Architecture
First Office
Fung + Blatt Architects
Fung + Blatt Architects is a Los Angeles-based firm founded in 1990.
The city has approved its 795-square-foot, one-story, one-bedroom unit with a roof deck. It estimates the construction cost to be $240,000 to $300,000, excluding landscape, site work and the solar array. Homeowners can also expect other additional costs.
Taalman Architecture/ IT House Inc.
LA Más
Jennifer Bonner/MALL
Massachusetts-based Jennifer Bonner/MALL designed a "Lean-to ADU" project, reinterpreting the stucco box and exaggerated false front, both Los Angeles architectural mainstays.
The design has been approved for a 525-square-foot one-story, one-bedroom unit with a 125-square-foot roof deck.
sekou cooke STUDIO
New York-based sekou cooke STUDIO is the sole Black-owned architectural firm on the project.
"The twisted forms of this ADU recalls the spin and scratch of a DJ's records" from the early 90s, the firm said.
Its design, still pending approval, is for a 1,200-square-foot, two bedroom and two bathroom can be adapted to a smaller one-bedroom unit or to include an additional half bath.
SO-IL
New York-based SO-IL was founded in 2008. It has completed projects in Leon, Seoul, Lisbon and Brooklyn.
Its one-story, one-bedroom 693-square-foot unit is pending approval. It is estimated the construction cost will be between $200,000 and $250,000.
WELCOME PROJECTS
Los Angeles-based Welcome Projects has worked on projects ranging from buildings, houses and interiors to handbags, games and toys.
Its ADU is nicknamed The Breadbox "for its curved topped walls and slight resemblance to that vintage counter accessory."
It has been approved for a one-story, one-bedroom 560-square-foot unit.
wHY Architecture
Firms that want to participate in the program can learn more here . Angelenos interested in building a standard ADU plan can learn more the approved projects here.
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Image courtesy of Launch House
Some are inspired by other co-living incubators or from founders who wanted to capture the creative energy those houses spawned.
In the Hollywood Hills, a collective started by two twenty-seven year-old entrepreneurs is helping seed-stage companies land funds and build up their products. Across town, a roving launch house focuses on building biotech entrepreneurs. Another is trying to foster breakthrough products in augmented reality.
Here's a run down of some of the most promising co-living concepts, along with their founders and the projects they're incubating.
Launch House
Launch House formed last year after one of its founders tweeted about an experimental gathering of entrepreneurs in Tulum, Mexico. Located in a sprawling Beverly Hills mansion, the hub puts a heavy emphasis on social media and influencer-driven business ideas and runs monthly cohorts of about 20 founders each, connecting them with creators to build up their social media game. Potential participants must apply and then pay an annual membership fee, which includes the four-week live-in residency program and access and introduction to investors and advisors. Participants have to be 18 years of age or older.
"Many creators want access to startup investing opportunities but either don't have a way into top deals, or get pitched so often they can't easily decipher what's a good investment," said co-founder Brett Goldstein, "On the reverse side of things, many founders see collaborating with creators as a great way to reach new target audiences because distribution is a hugely scarce resource."
Several Launch House residents have gone on to raise successful rounds from staid investors including Sequoia and Y Combinator, though a Business Insider report about a COVID outbreak after a recent party raised questions about the culture at the home.
Brazen Bio
Started by longtime friends Shawn Carbonell and Brent Witgen, Brazen Bio is a biotech incubator house based in Redondo Beach which also provides members with lab access to Bio Labs in Torrance.
Inspired by other launch houses, the two PhDs wanted to create the first biotech hub in Los Angeles that combines the region's creator economy with its budding scientists and entrepreneurs.
"Part of our goal is to make it one of the top biotech hubs through us being here. As BioscienceLA Chief Executive Officer Dave Whelan would say, 'we're long L.A.'," said Carbonell, "Most companies need to also become media companies to stay relevant, and where better than Los Angeles for that?"
Four startups were accepted in the first round of what Brazen Bio is calling its 'BRZN1 cohort. The program started last month and runs through December. It's replete with a full line up of founder dinners and mixers, access to Bio Labs' equipment and weekly office hours. The founders aren't yet making seed investments but will be establishing a fund for 2022.
Carbonell said they are trying to find ways to promote Brazen through Discord and social media to Gen-Z entrepreneurs and encourage a new generation to enter the STEM field.
house.ai
The 27-year-old co-founders Robbie Figueroa and Luciano Arango moved from the Bay Area to Los Angeles, where they saw a maturing tech scene they thought could be a good place to build startups. The two convinced their tech friends to make the trip down to the Hollywood Hills, where they created a collective and early-stage fund called House.ai.
House.ai doesn't offer a full-time residency like Launch House. Instead, it sees itself as a place where founders can gather to co-work. Figueroa, a general manager for DoorDash in Puerto Rico, and Arango, a co-founder of San Francisco-based ScopeAI, both live in the house. There's no formal application for House.ai — instead, Arango and Figuero select premiere founders and operators to join them.
In the past year, House.ai has provided co-working space for 37 founders. The program connects them with early-stage venture capital and helps them recruit talent and connect to engineers. Figuero and Arango have so far invested in six of the companies — including cannabis wholesaler Nabis, a Y-Combinator-backed company.
Figuero considers House.Ai an industry-agnostic incubator, though its startups tend to gravitate towards fintech, fulfillment and delivery services, along with some consumer and business-to-business companies.
AR House
The AR House was born out of a tweet from augmented reality developer Aidan Wolf: "anyone organizing a house for snapchat lens creators? Would love to do something like that here in LA."
The response was overwhelming. Among those who reached out was AR creator Lucas Rizzotto.
The team quickly coalesced around the idea of a house dedicated specifically to AR creators and developers. L.A., home to AR juggernaut Snapchat, had more than enough talent. Within a week, the two had met their funding goal, much of it coming from the AR community.
Creators must be 18 years old or older to apply. AR House's founders don't take equity in the companies they help launch, but they do help provide participants with AR hardware to support their projects.
The cohorts will have access to a four-week session complete with dinners for founders, meet-and-greets with investors and other programming. The house doubles as an exhibition space for augmented reality projects, too. AR's first cohort started on October 5 and they signed a six-month lease to their Hollywood Hills house.
Rocketship House
Bay Area native and consumer tech founder Katia Ameri and YouTuber Elijah Daniel bootstrapped Rocketship House in November 2020. The house, based in the Hollywood Hills, boasts a stunning view of Los Angeles and an acre-long vineyard where participants are encouraged to collaboratively contribute to projects focused on the creator economy.
Ameri brings a hard-tech background. She raised $2.2 million for her telehealth platform, Mirra, an at-home allergy diagnosis service, before the pandemic started. Daniel brings social media savvy and a knack for making viral videos. The two say they are focused on projects that help creators develop content distribution and revenue streams.
Rocketship's residents have included musician Trevi Moran, musical artist and YouTuber Sam F and nicotine company Lucy co-founder Samy Hamdouche, whose startup is backed by Y-Combinator.
Daniel and Ameri aren't interested in taking equity. Instead, the pair said the want to focus on building a community of creators and tech entrepreneurs. There's no formal application, though interested founders and creators can reach out to Ameri via Twitter to join. The two say they are flexible about how long creators or founders can stay in the house. After experimenting with co-living, Rocketship House's founders said they're pivoting toward a model that will instead seek to foster a digital community and provide a physical workspace.
ADVNTR House
Advntr House was created by the co-founders of a college party app Dive.Chat, Michelle Fang and Kyle Brastrom. Its Gen-Z cohorts have served as founders of a wide variety of consumer, healthcare, fintech and media startups.
"A majority of the people that have entered ADVNTR House have either quit their full-time job, ended a relationship of over a year or dropped out of college," Brastrom said, "People kind of come into the house and then realize 'wow, there's so much opportunity out there'."
Participants live in ADVNTR's Melrose home, but the group also travels to destinations like Big Bear, California and Arizona. Every cohort shares the expenses and collectively develops the group's activities. There's a formal application and interview process to join ADVNTR. The cohort program lasts about eight weeks.
Fang and Brastrom organized L.A. Tech Week, a collaboration with other tech houses including House.ai, Launch House and Together Casa, a real estate startup organizes co-living houses for tech entrepreneurs, creators and other interest-focused communities.
Know of other startup houses around Southern California? Let us know!
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Sebastian Miño-Bucheli
What Data Does Snapchat Collect?
Snapchat, their primary application, collects a myriad of data on its roughly 363 million daily active users, from basics like device information to detailed location tracking. "From day one, we’ve embraced data minimization, and believed that the best way to protect user privacy is to not store data at all, and if we do have to store it, to do so for a short and fixed period of time," Snap spokesman Pete Boogaard told dot.LA.
As such, like most tech companies’ privacy policies and terms of service, the verbiage is intentionally vague or full of legalese designed to make the user gloss over and click “agree.” But Snapchat does have to provide its users some details of how it collects, stores, and uses the data it gains from interacting with the app.
Bill Budington, a senior staff technologist at the Electronic Frontier Foundation, told dot.LA that the common phrase, “necessary to provide service,” is particularly concerning.
“These are very vague ways to basically give a green light to very permissive practices in terms of your data,” Budington explained. He pointed out the ambiguous nature of the word “necessary,” adding, “[tech companies] can deem all sorts of things necessary, [including] using your location at every moment to better tailor their services to your life.”
While Snapchat’s terms of service haven’t changed since last November, the company most recently updated its privacy policy on July 29. Let’s dive into the various types of data Snapchat collects, how it stores it (and for how long), and perhaps most importantly, how Snapchat says it’s used.
Why Does Snapchat Collect Your Location Data?
Snapchat is very invested in collecting users’ precise location data, if users allow it. Its Snap Maps feature launched in 2017 lets users opt-in to showing their Bitmoji avatar on a map corresponding to their location and also allows them to track other friends who have opted in. It’s not dissimilar to Apple’s FindMy app.
In the past, the feature has raised concerns for its ability to make it easier for bullies and stalkers to find targets. Snap Map location, however, isn’t public information. Snapchat says location on Snap Maps will disappear after 24 hours, or when a user deliberately goes into “ghost mode” to hide from friends – but that doesn’t mean the app still isn’t tracking their movements. The company noted that unless you opt-in to live location sharing, the Snap Map won’t update with your location when you’re not actively using it.
Boogaard told dot.LA that while many of Snapchat’s core features do require location tracking, “location-sharing is off by default for all users” and “Snapchatters have complete control over their location sharing.” Snapchat added that there is no option to share your location with any user you aren’t friends with and that users have to individually select friends to share their location with.
Snapchat clarified that it does use location data to provide its Geofilters – custom photo and video filters often themed around specific places or events – and show people what’s nearby (also useful for ad purposes).
“We don’t share personal data about the users of the Snapchat app with data analytics providers,” Boogaard said.
Snapchat employees can also allegedly access all this information, and more – in 2019 Motherboard reported on a tool called SnapLion that it claimed was abused by employees to “spy on users.” In response to the report, Boogaard told dot.LA, “Any perception that employees might be spying on our community is highly troubling, and wholly inaccurate." Boogaard added, "Protecting privacy is paramount at Snap. We keep very little user data, and we have robust policies and controls to limit internal access to the data we do have, including data within tools designed to support law enforcement. Unauthorized access of any kind is a clear violation of the company's standards of business conduct and, if detected, results in immediate termination."
How Does Snapchat Use Your Content?
Snapchat can see the snaps you send, who is receiving them, and how often you’re online, as well as the metadata in each image.
Snapchat’s Streak feature (which tracks how long you and friends have regularly been sending and opening each other’s content) is one reason why the app also collects data on how often you and your friends open messages or capture screenshots.
It also tracks and scans the content users upload to its Memories feature. This is to train its AI to recognize the content of user images. In its privacy policy Snapchat notes that “if there’s a dog in your photo, it may be searchable in Memories by the term ‘dog,’” as part of its goal to make image search more accessible.
Snap’s policy also dictates that any public content a user generates on Snapchat is also fair game for the company to share though it doesn’t say how it will share this content.
What Data Does Snapchat Collect From Accessing Your Camera?
Besides the typical use for taking pictures, Snapchat can also access information from Apple’s TrueDepth camera – the front-facing, high-powered cameras that Apple’s iPhone X uses to record Face ID and Memoji data.
Snapchat says it uses this data “to improve the quality of Lenses”—its filter and augmented reality feature. But it also said it doesn’t collect biometric information, much less store the data on its servers or give it to any third parties.
Still, that’s a practice that’s come under scrutiny recently. In August, Snap was sued, accused of violating Illinois’ Biometric Information Privacy Act by collecting and storing users’ biometric data without their consent. That $35 million case is expected to head to settlement next week, after a judge couldn’t rule in favor of either party. "Snap continues to vehemently deny that Lenses violate BIPA, which was designed to require notice and consent before collecting biometric information used to identify people," Boogaard told dot.LA.
How Does Snapchat Use Your Data?
Now that we know all the information Snapchat collects, what is the company doing with it?
The main use case is advertising. Snapchat has a myriad of advertisers on its platform and they are all eager to turn users into sales by showing them the most relevant ads. Ad pricing starts at a modest $5 per day, so theoretically anyone with a marketing budget and the right connections could use Snap’s tools to market to its growing audience of Gen Z and Millennials.
Snapchat promises advertisers “advanced targeting capabilities,” and the benefit of finding a target audience using its location, demographics, interest and device data.
But who’s getting this information? That’s where things get vague. Snapchat doesn’t have to tell users specifically which companies are getting access to their data. The company notes it may share information with service providers that it contracts for services like ad analytics or payments. The company also says it might share user information with “business partners that provide services and functionality” for Snapchat, but again, doesn’t elaborate any further.
Snapchat also says it will share information about users if it could help “detect and resolve any fraud or security concerns, comply with any investigations, legal processes or regulations and to investigate potential terms of service violations.”
Snapchat doesn’t have to tell users when it turns over this data, though. In fact, most apps don’t.
How Does Snapchat Store Your Data?
Snap’s Support site notes Snapchat servers are designed to delete all Snaps automatically after they’ve been viewed by every recipient; the app’s trademark fleeting quality. The servers will delete unopened Snaps between two people after 31 days, and unopened Snaps sent to a group chat after 7 days. Snaps sent to your story are wiped from the servers 24 hours after posting.
Snapchat also says that when you delete a Snap in chat, it deletes it from its servers and will “make our best attempt” to wipe it from your friends’ devices.
If you post a Snap to Memories, though, Snapchat’s servers will back them up forever – unless you delete them, in which case they’ll be erased ASAP.
So what’s the safest way to protect your personal information on Snapchat? Well, Budington recommends an easy fix: simply don’t use it. But for people who are determined to keep their account but want to access what Snapchat collects, there are ways to download your Snapchat data.
You can also opt-out of audience and activity-based ads and third-party ad networks. This will mean the ads on your Snapchat will be less relevant, but the trade-off is that the app will use less of your personal data for marketing purposes.Snap is an investor in dot.LA.
Correction: An earlier version of this article incorrectly described Snap Map's location tracking feature. The feature needs to be enabled first, and Snapchat offers the ability to turn off the feature in Map settings.
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