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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Especially in the beginning, the core philosophy behind Bespoke Financial was simple: Like any consumer product industry, cannabis companies need to borrow money. They need to buy sugar for edibles. They need to buy plastic packaging materials from China — in bulk and in advance — to wrap their products. They need office supplies. For any of this, companies need short-term loans.
Photo by Richard T on Unsplash
Even before COVID, equity investors were retreating from cannabis: From 2018 to 2019 equity and debt capital raised declined from $14.2 billion to $11.7 billion. Venture startup money was starting to run dry. The pandemic only created more market volatility, which in turn made it even more difficult for cannabis companies to raise capital. At a time when everybody needed loans, lenders were scarce.
"People compare it to alcohol, tobacco, pharmaceuticals. If you look at any one of those industries, they rely on functioning debt capital markets," said Mancheril.
Paul Seaborn, an assistant professor of commerce at University of Virginia, agrees that debt capital markets are essential for mature consumer products industries, but he also thinks cannabis is going to stay weird for a long time yet.
"Every month, every year the industry is becoming more normal, but that doesn't mean that it's gone mainstream by any means," said Seaborn. "There's going to be a need for companies like this one who specialize in cannabis."
This isn't a novel concept, but servicing the cannabis comes with a unique set of challenges. For one, despite being "fully legal" in 11 states, weed is still illegal under federal law, meaning the Federal Deposit Insurance Corporation (FDIC) cannot insure the banks on loans to marijuana companies. Cannabis laws also vary wildly by state and are in constant flux.
"Dealing with an industry like cannabis, you run into every single issue—things that would be comical in any other industry," said Mancheril. "If this was easy, everyone would be doing it. It's the difficulties and the headaches that create the opportunity in front of us today."
Bespoke CEO George Mancheril
Lending to the nascent cannabis industry has been Bespoke's bread and butter since it launched in June of 2019, but the company also has much larger fintech aspirations. In April, Bespoke raised $8 million in Series A funding to expand a broader tech platform built on top of its underwriting model. A sort of Stripe-but-for-cannabis, the software aims to connect with banking systems, point of sales systems, compliance platforms and accounting packages like QuickBooks.
In combination with a suite of lending options, Bespoke allows cannabis companies more flexibility in how they order, invoice, borrow and pay — and because they don't actually handle marijuana, they're only considered a cannabis-adjacent company. This distinction lets them facilitate payments on their platform while avoiding sky-high transactional fees that banks and credit unions charge to cannabis companies to cover the higher compliance and disclosure requirements associated with the industry.
"A cannabis company looking to pay their vendor via ACH (an automated clearing house that coordinates money transfers) may have to pay 0.5% to 1% per ACH, which can add up quickly," said Mancheril. "Sending or receiving an ACH costs us 10 cents." The concept behind the platform is based on the ProducePay software model, which was created in 2014 by Mancheril's Bespoke co-founders, Ben Dusastre and Pablo Borquez, to provide a fintech platform for farmers. Now they've set their sights on a new crop.
The movement of money through the cannabis sector has historically been extremely opaque due to its forced reliance on cash, but as more and more companies are onboarded, Bespoke also gains a clearer understanding into the industry's cashflow. This allows them to refine their underwriting model even further and also identify new business needs in the industry that might be served with the platform.
But what happens if weed becomes federally legalized? Mancheril admits that the prospect could certainly introduce more competition into the lending landscape, but ultimately he believes legalization would be a net benefit to Bespoke. Mancheril said legalization would entice new investors into the space as well.
"You're going to have institutional capital looking to deploy 100, 200, 300 million dollars at a clip to the cannabis sector," he said. "They can either do the work themselves and try to underwrite these companies and try to understand the nuances of compliance, or you can work with someone like Bespoke."
Seaborn agrees that expertise in such a uniquely challenging landscape will likely take time to develop. "It would be very hard for someone who just does generic debt lending to pick up information from one of these cannabis companies and know if this is going to be a safe lending situation," he said.
Ultimately the success of Bespoke will likely mirror the success of the industry at large, but that's what drew Mancheril to the industry in the first place.
"I believe in the industry, and I believe there's a core consumer base that will keep this a thriving market," he said. "There are great fundamentals and great growth projections."
Even though he still sounds like a New York finance guy, he does keep a weed vape pen on hand at all times. If he can find a few moments to relax, he'll spark up a bowl and brew a cup of chai. California appears to suit him just fine.
Editor's note: This story has been updated to clarify George Mancheril's previous roles.
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