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Design, Bitches
Looking to Build a Granny Flat in Your Backyard? Meet the Firms and Designs Pre-Approved in LA
Sarah Favot
Favot is an award-winning journalist and adjunct instructor at USC's Annenberg School for Communication and Journalism. She previously was an investigative and data reporter at national education news site The 74 and local news site LA School Report. She's also worked at the Los Angeles Daily News. She was a Livingston Award finalist in 2011 and holds a Master's degree in journalism from Boston University and BA from the University of Windsor in Ontario, Canada.
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
Led by Cristobal Amunátegui and Alejandro Valdés, the firm was founded in 2011 and has offices in Los Angeles and Santiago, Chile. Amunátegui is an assistant professor at the Department of Architecture and Urban Design at UCLA.
The firm designs work in various scales and mediums, including buildings, furniture and exhibitions.
Its one-story, two-bedroom with a covered roof deck 934-square-foot unit is pending approval from the city.



Connect Homes
Connect Homes has a 100,000-square foot factory in San Bernardino and an architecture studio in Downtown L.A.
It specializes in glass and steel homes and has completed 80 homes in California. Its designs have an aesthetic of mid-century modern California residential architecture.
It has two one-bedroom models pre-approved by the city, one is 460 square feet, which costs $144,500 with a total average project cost of $205,000. The other is 640 square feet, which costs $195,200 with a total project cost of $280,000.



Design, Bitches
The Los Angeles-based architectural firm founded in 2010 describes itself as having a "bold and irreverent vision." Its projects include urban infill ground-up offices to single-family homes, adaptive re-use of derelict commercial buildings and renovations of historic landmarks.
Its pre-approved design, named "Midnight Room," is a guest house/ studio. Its bedroom can be left open for a loft feel or enclosed as a separate room. The design is a one-story, one-bedroom at 454 square feet.



Escher GuneWardena Architecture
Founded in Los Angeles in 1996, Escher GuneWardena Architecture has received international recognition and has collaborated with contemporary artists, worked on historical preservation projects and more.
The company has been approved for two different one-story, one- or two-bedroom units, one at 532 square feet with an estimated cost of $200,000 and another at 784 square feet with an estimated cost of $300,000. The firm noted the costs depend on site conditions and do not include soft costs. Those could add 10% to 12% to the total construction costs.



First Office
First Office is an architecture firm based in Downtown Los Angeles. Its approved ADUs will be built using prefabricated structural insulated panels, which allow for expedited construction schedules and high environmental ratings.
The interior finishes include concrete floors, stainless steel counters and an occasional element of conduit.
There are five options:
- A one-story studio, 309 to 589 square feet
- A one-story one-bedroom, 534 to 794 square feet
- And a one-story two-bedroom, 1,200 square feet



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.
The design team behind "IT House" is Los Angeles-based studio Taalman Architecture. Over the past 15 years, IT House has built more than 20 homes throughout California and the U.S.
The IT House ADU standard plans include the tower, bar, box, cube, pod and court.
The city has approved four options, including:
- A two-story including mechanical room, 660 square feet
- A two-story including mechanical room, 430 square feet
- A one-story studio, 200 square feet
- A one-story including mechanical room, 700 square feet
The firm also has another two projects pending approval: a 360-square-foot one-story studio and a one-story, three-bedroom at 1,149 square feet.


LA Más
LA Más is a nonprofit based in Northeast Los Angeles that designs and builds initiatives promoting neighborhood resilience and elevating the agency of working-class communities of color. Homeowners who are considering their design must commit to renting to Section 8 tenants.
The city has approved two of LA Más' designs: a one-story, one-bedroom, 528 square feet unit and a one-story, two-bedroom, 768 square feet unit. The firm has another design for a one-story studio pending approval. That design would be the first 3D-printed ADU design in the city's program.



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
Founded in 2004, wHY is based in Los Angeles and New York City. It has taken on a landmark affordable housing and historic renovation initiative in Watts.
Its one-story, one- or two-bedroom 480 to 800-square-foot unit is pending approval.



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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Sarah Favot
Favot is an award-winning journalist and adjunct instructor at USC's Annenberg School for Communication and Journalism. She previously was an investigative and data reporter at national education news site The 74 and local news site LA School Report. She's also worked at the Los Angeles Daily News. She was a Livingston Award finalist in 2011 and holds a Master's degree in journalism from Boston University and BA from the University of Windsor in Ontario, Canada.
🔦 Spotlight
Hello Los Angeles,
ServiceTitan is making it clear: the trades are getting a tech glow up. At its annual Pantheon conference in Glendale, the home services software giant rolled out a bold AI vision and topped it off with a fresh acquisition that could change the way HVAC contractors do business.
First, the AI. ServiceTitan unveiled what it calls the “next evolution” of its platform, and this is not just window dressing. Think automated call summaries so techs spend less time typing, predictive scheduling that knows when your AC is likely to fail before you do, and estimates that generate faster than a homeowner can ask, “So, how much is this going to cost me?” For small and mid sized contractors, these are the kinds of tools that level the playing field against the big chains and maybe even help them get home before dinner. It is AI built not for hype, but for the day to day grind of the trades, where minutes saved can mean jobs won and customers kept.
Then came the news that ServiceTitan is acquiring Conduit Tech, a Boston startup best known for its LiDAR powered HVAC design software. Instead of squinting at tape measures and crunching numbers in clunky spreadsheets, contractors can now scan a home, generate a 3D model, and deliver a polished, ACCA certified proposal on the spot. Translation: faster bids, more trust, and fewer “I will get back to you next week” moments.
Put together, the AI rollout and Conduit deal are more than product updates. They are a signal of where ServiceTitan wants to take the industry. This is not just software that keeps the books balanced or trucks dispatched. It is an attempt to make technology an advantage in a field where labor is scarce, expectations are high, and every interaction with a customer matters. In short, ServiceTitan is not just keeping the lights on, it is rewiring how the trades get work done.
🤝 Venture Deals
LA Companies
- Modern Animal has hit a $100M annual run rate and closed a new $46M funding round led by Addition, True Ventures and Upfront Ventures with participation from Founders Fund. The company delivers veterinary care both in clinics and virtually, and it is using the funds to expand services such as specialty care, 24/7 virtual access, integrated pharmacy and ecommerce, along with extended urgent care hours. The company also announced a board expansion with new leadership added to support scaling operations and enhancing its technology infrastructure. - learn more
- MarqVision raised a $48M Series B round led by Peak XV Partners, with participation from investors including Salesforce Ventures, HSG, Coral Capital, and returning backers like Y Combinator and Altos Ventures. Based in Los Angeles, MarqVision offers AI-powered brand protection tools—monitoring marketplaces, removing counterfeit listings, managing trademarks, and protecting brand reputation online. The new funds will go toward expanding its AI and engineering teams, accelerating automation, enabling enterprise-grade features, and growing its global presence in markets like Japan, Korea, China, Europe and beyond. - learn more
- Divergent Technologies raised $290M in a Series E round led by Rochefort Asset Management, with $250M in equity and $40M in debt, bringing its valuation to about $2.3 billion. Using its proprietary DAPS (Divergent Adaptive Production System) platform, the Torrance based company builds hardware for aerospace, defense and automotive sectors by combining rapid design, additive manufacturing and automated assembly. The new capital will help Divergent scale its manufacturing capacity, build out its team and develop new capabilities for upcoming product lines. - learn more
- Apex raised $200M in a Series D round led by Interlagos, giving the Los Angeles company a valuation above $1 billion. Apex builds configurable “satellite bus” platforms used by commercial and government clients, including for communications, sensing, and national security constellations. The capital will boost production capacity by 50 percent, expand its manufacturing footprint in Los Angeles, and strengthen vertical integration including acquiring propulsion technology and insourcing more subsystems. - learn more
LA Venture Funds
- Mantis Venture Capital joined Benchmark, Uncork, Y Combinator and Mayfield in backing Numeral’s $35M Series B, part of a $57M total funding haul. Numeral is an AI powered platform that automates everything around sales tax for e-commerce and SaaS brands including filing, remittance, exemption certificates, state registrations, nexus detection and more. The money will go to speeding up product innovation, building out its global compliance footprint, and adding smarter automation so finance teams can stop wrestling with tax rules and start scaling. - learn more
- Magnify Ventures participated in Series A for Seven Starling, contributing to an $8M funding round led by Rethink Impact. Seven Starling is a virtual women’s mental health company focused on maternal mental health, offering group therapy, medication management, patient advocates, and digital tools. The new capital will fuel its expansion into more U.S. states (aiming for over 30 by the end of 2026), deepen partnerships with healthcare providers, and scale its model to help more mothers. - learn more
- Calibrate Ventures led Vibranium Labs’ $4.6M seed round, joined by Mirae Asset and investors including a16z and Franklin Templeton. Vibranium Labs’ flagship product, “Vibe AI,” acts as a full-time AI incident engineer, monitoring, triaging, and resolving IT incidents automatically. The funds will be used to expand the engineering team, accelerate product development, and deepen integrations so Vibe AI can be embedded into more incident response systems across industries. - learn more
- B Capital led a $20M financing round in Extend, with additional participation by March Capital, Point72 Ventures, FinTech Collective, and Commerce Ventures. Extend, a spend-and-expense management platform, allows businesses to use virtual cards with their existing bank or card programs while offering workflow tools like receipt capture, approvals, and automated reconciliation. The new capital will help Extend scale issuer partnerships, launch new expense management services, accelerate its path to profitability, and the company also added Francois Horikawa as CFO to help guide the financial strategy forward. - learn more
- Alexandria Venture Investments joined Versant Ventures and Qiming Venture Partners USA in a $65M Series A for Dualitas Therapeutics, a South San Francisco company developing bispecific antibodies through its DualScreen discovery engine. Dualitas is advancing two lead programs, DTX-103 for allergic disease and DTX-102 for autoimmune conditions, both showing strong preclinical results. The funding will support these programs and expand the company’s platform to discover new bispecific candidates in immunology, inflammation and beyond. - learn more
- Oversubscribed Ventures joined a syndicate that invested in Noble Mobile’s $10 million seed round. Noble Mobile, founded by Andrew Yang, is a telecom startup offering unlimited data plans while giving customers cash back when they use less data. The funds will be used to launch operations, roll out its mobile virtual network service, and build features that encourage better digital wellness. - learn more
- Mantis Venture Capital participated in Doctronic’s $20M Series A round, which was led by Lightspeed Venture Partners and also backed by Union Square Ventures, Tusk Ventures, Seven Stars, and others. Doctronic is a healthcare AI startup building a platform for fast, personalized medical advice and virtual visits with licensed physicians, aiming to reduce wait times and costs. The new funds will help the company scale its operations across the U.S., expand partnerships with insurers and health systems, and extend its reach to more patients. - learn more
- Strong Ventures led a Series A round investing about ₩1 billion in Ares3, with Seoul National University Technology Holdings also participating. Ares3 runs florist subscription service “Honest Flower” for consumers and “FlowerGo,” a B2B platform for floral suppliers, with steady growth thanks to brand partnerships and solid demand. The new capital will help Ares3 extend its reach via offline experience locations and campaigns to shift public perception of flowers from luxury to everyday goods. - learn more
- Gold House Ventures participated in MedSetGo’s oversubscribed $2.4M seed round led by TurboStart. MedSetGo is an AI-driven healthcare company based in San Francisco that is working to streamline patient care transitions by helping people find and schedule the right care after discharge. The funding will go toward accelerating product development and hiring, especially expanding the engineering, data science, and commercialization teams. - learn more
- March Capital was among the investors in Lila Sciences’ $235M Series A round, which was co-led by Braidwell and Collective Global. Lila builds an autonomous science platform combining AI, robotics and software to automate the scientific method - generating hypotheses, designing experiments, running them, learning from results. The funds will be used to scale Lila’s “AI Science Factories,” expand globally in cities like Boston, San Francisco and London, and accelerate its ability to explore materials, chemistry, life sciences and diagnostics more quickly. - learn more
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Column: What Mulan Could Mean for Disney+ and the Future of Movie Distribution
01:16 PM | September 03, 2020
Looking for something to do this holiday weekend? Grab the (microwaved) popcorn and 'let's get down to business.'
Disney is releasing its live-action remake "Mulan" on Disney+, with potentially groundbreaking implications for how tentpole films are usually released.
If you're a Disney+ subscriber, you can gain exclusive access — but you will have to pay $29.99 on top of the monthly subscription fee. To purchase, head to your Disney+ app on Apple, Roku and Google platforms or to Disney+'s website. You'll retain the film for as long as you remain a Disney+ subscriber. But if you're planning to catch "Mulan" when it's added to the general Disney+ library, you'll have to wait until December 4th.
I worked as a senior analyst at Disney when it was just beginning to devise how to bring its content direct-to-consumer. This is another shrewd business experiment for the media giant to test out a little disruptive distribution. Streaming has become a core part of its strategy as the pandemic wreaks havoc across traditional revenue streams. And as many users hop between streaming services, the "Mulan" release may give Disney+ a well-timed incentive to keep customers from cancelling subscriptions while they await the next season of "The Mandalorian." Giving its users sustained access to one of 2020's only films — and a key addition to its princess franchise at that— could give Disney+ a stickiness advantage over its competitors.
So how should you evaluate whether Mulan's release is a success?
The New Economics of the Release
Let's consider the pure revenue economics of the film. From the outset, the potential audience pool is smaller compared to a wide theater release. By limiting purchases to Disney+ subscribers, you eliminate the prospect of reaching every individual that has access to a theater. And while not everyone frequents theaters regularly, the number is certainly higher than the service's subscriber base.
"Mulan"'s debut may incentivize new Disney+ sign ups though, adding to an already hefty base of around 60 million subscribers. Now, "Mulan" is the first Disney live-action remake to receive a PG-13 rating for "sequences of violence" — something which may deter parents from picking it for family movie night — but that could be counterbalanced if the movie can draw in the young male demo, where strong female-led films tend to struggle.
These recent live-action films have grossed anywhere from around $400M to $1.7B worldwide. A key caveat to remember is that on Disney+ entire families will watch "Mulan" together, rather than purchasing a separate ticket for each viewer at the theater (families, this is actually a steal for you). So if we assume "Mulan" measures up against its peers creatively, roughly a quarter of those 60M subscribers would have to pay $29.99 to compete on the low-end performance of ~$400M. And to pass the coveted $1B mark? Over 50% of Disney+ users would need to purchase access.
Now, this back-of-the-envelope math solely considers Disney+ and does not take into account that "Mulan" will receive a traditional release in countries where cinemas are open and Disney+ is not available — like China. Regardless, the Disney+ release will have to convert a significant portion of its base to bring in as much as a traditional theatrical release — albeit a base of proclaimed Disney fans.
Streaming Subscriptions
The complicating factor is that a dollar spent with the streaming platform is more valuable to Disney than one spent at the theater. With a traditional release, cinema distributors take about 40-50% of box office revenue over a film's run, whereas an Apple or Google will only take 30%. And if a subscriber purchases directly via the Disney+ website, Disney keeps 100%… not to mention the increased revenue from potential new signups. It is an intriguing nuance that will certainly impact Disney's evaluation of future release strategies.
Business Unit Monetization
The other key aspect is the business unit halo effect. What makes Disney special is its franchise monetization engine. Although difficult to quantify, Disney evaluates how intellectual property can be leveraged beyond a film, into merchandise, experiences, and spin-offs. Social distancing has revealed where that engine is vulnerable. Disney won't be able to repeatedly engage fans on a theme park ride or at retail stores, which could make it difficult to build a strong franchise. The Disney+ release will not address those challenges. Further, downstream revenue from DVD and digital sales will suffer from this move. There is no need to buy another copy of "Mulan" when your purchase lives in your Disney+ app.
Branding and Data
There is significant upside to be captured, though. When subscribers can rewatch "Mulan" whenever they like, it makes it much easier and faster for Disney to create a legion of superfans and to build brand affinity. Further, the direct access to "Mulan" purchasers' data is invaluable — something impossible to capture for theatergoers. When the pandemic does pass, Disney will have a more sophisticated understanding of its fans and can use that to better engage consumers across its businesses. They will know you're not only a "Mulan" fan, but that your family also frequently watches "Frozen"; don't be surprised if you get a targeted invite to hang with Olaf at the parks.
With all these dynamics at play, how the "Mulan" experiment turns out will have important repercussions not just for Disney, but Hollywood in general. While I doubt the movie's success or lack thereof will completely overhaul the way movies are currently released, I think that we will see lasting changes, from the way studios experiment with a variety of distribution methods to a reduction of the length of time movies stay in theaters.
Different studios are likely to have different strategies for each of their films, but the belief that a tentpole movie needs to start with a theatrical release is about to be tested.
___
Kelly O'Grady heads up video for dot.LA and serves as chief host & correspondent. You can watch her speak about Disney here. Find her on Instagram @kfogrady and email her at kelly@dot.LA.
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Read moreShow less
Kelly O'Grady
Kelly O'Grady is dot.LA's chief host & correspondent. Kelly serves as dot.LA's on-air talent, and is responsible for designing and executing all video efforts. A former management consultant for McKinsey, and TV reporter for NESN, she also served on Disney's Corporate Strategy team, focusing on M&A and the company's direct-to-consumer streaming efforts. Kelly holds a bachelor's degree from Harvard College and an MBA from Harvard Business School. A Boston native, Kelly spent a year as Miss Massachusetts USA, and can be found supporting her beloved Patriots every Sunday come football season.
https://www.instagram.com/kfogrady/
https://www.linkedin.com/in/kelly-o-grady-61714248/
kelly@dot.la
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