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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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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Courtesy of Eyedaptic
Twelve years later, Eyedaptic — the company that was born of Cormier’s curiosity — is booming.
The company creates augmented reality (AR) software to help the visually-impaired.
A recent deal with Vispero, a more-established firm that makes visual aids, has greatly increased the exposure of its augmented reality glasses, giving the Orange County-based company access to a national dealer network, and jumpstarting its ability to sell its new technologically advanced AR glasses.
Sales have skyrocketed, Cormier–who serves as Eyedaptic’s CEO–said, though he declined to release any specific numbers. He expects revenue to grow this year, as he works on securing more deals for sales channels, especially internationally.
OC’s Tech Epicenter for Ophthalmology
Eyedaptic’s success is a win for the tech community in Orange County, which has long been an epicenter for ophthalmology and eye care in general.
“The resources available [here] for that are some of the best, perhaps, in the world,” Cormier said.
Eyedaptic officially launched in 2016. Its original headquarters were in Laguna Beach.
Early on, it participated in an accelerator that’s part of Octane OC, a multi-faceted organization based in Aliso Viejo. Octane also hosts an annual Ophthalmology Tech Summit at the Balboa Bay Resort.
Eyedaptic was a presenter at one of the early summits, which increased the company’s exposure to investors, Cormier said. He added that he finds easy access to strong tech talent on the software side in Orange County, “that is more stable than being in the Bay Area.”
The company recently moved its headquarters to Laguna Hills, in close proximity to the sprawling retirement community of Laguna Woods. Cormier said that makes it much more convenient for potential customers to come to Eyedaptic’s office to try out their newest products.
The company has raised around $11 million from angel investors and a recent crowdfunding round, according to Pitchbook.
A Growing Need for Vision-Enhancing Products
The market for vision-enhancing products is large, and growing. There are approximately 7.2 million visually-impaired adults in the U.S., according to the National Federation of the Blind. By 2050, the number of Americans experiencing vision loss is expected to increase — by 114% due to macular degeneration and by 169% due to glaucoma.
During the pandemic, many who were experiencing declining vision believed that what they were dealing with wasn’t critical and could be delayed, Cormier said, making the problem worse.
Low vision is a common type of vision loss, occurring in about one in six people over 45. It’s loss of sight that cannot be fixed by a variety of means, including contact lenses, prescription glasses or surgery, according to the Cleveland Clinic. It’s not total blindness, but does include blind spots, poor night vision and blurry sight.
Legally blind means someone can not see any better than 20/200 with correction, and/or a restricted field of vision that’s less than 20 degrees wide.
Eyedaptic claims it can help those with vision up to 20/800, using
AR to enhance a person’s natural vision.
The company currently has four patents and another 14 are pending.
How It Works
AR is technology that overlays a digital image onto the real world. That’s in contrast to virtual reality (VR), which totally immerses a user in a computer-generated scene — blocking everything else out.
Eyedaptic uses a hybrid of the two. It employs what’s known as video see-through — so that users can see an enhanced image of the natural world coming through the lens of their glasses.
Unlike typical AR, there are no overlaid images. Those with low vision can’t resolve overlays, Cormier said.
“It confuses them,” he said.
So instead of overlaying, the company’s glasses re-display images from a user’s surroundings, after manipulating the images and enhancing the pixels.
The glasses are also open on the sides, to enable the wearers to continue using their peripheral vision.
Eyedaptic CEO Jay Cormier.
Image courtesy of Eyedaptic
Eyedaptic recently launched what it says are two major upgrades: its premiere Eye3 and its Eye4 glasses.
The Eye3 is completely wireless and hands-free, with a 55-degree field of view. In addition to its internal battery, it has an external battery. This magnetic, clip-on battery enables users to swap it out as needed.
Special features of these glasses include multiple viewing modes, so users can toggle among auto zoom, plain zoom and image stabilization. There’s also more available modes for contrast enhancement. Magnification is provided up to 10 times. The glasses can be used for more than 4 hours continuously, without cords or recharging.
The Eye4 is lightweight, weighing three ounces. Its features include an auto zoom mode, image stabilization and contrast enhancement.
Both models come with phones. With the Eye3, the phone is a separate accessory and used to control the glasses.
Providing high resolution is very important for Eyedaptic’s customers, Cormier said. The upgraded software provides 1080p, also referred to as "full high definition."
The Eye3 sells for approximately $5,995 and the Eye4 sells for about $1,999.
The company’s main competition comes from Toronto-based Esight and Pleasanton-based Iris Vision.
For Eyedaptic, “ease of use, and being able to accomplish a range of activities are very important,” Cormier said.
“We have algorithms that survey the scene the customer is looking at, and will take autonomous action for the user,” he said. “They don’t have to be pressing any buttons or do anything. That really does set us apart. On the software side.”
Cormier contrasted Eyedaptic’s glasses with Google glasses, the consumer version of which only was on the market for two years, starting in 2013. Cormier described those glasses as having low-resolution, a narrow field-of-view and not evenly distributed, as the optical display was mounted above only one eye.
Our glasses “are like two high-def TV’s right in front of your eyes,” he said.
Eyedaptic partners with Samsung to provide its Galaxy phone, and while it focuses exclusively on software, it does work with manufacturing partners to customize the hardware.
“I think it’s better for our business model and investors, and for our customers, because we can be more nimble and take advantage of the best hardware as it comes to market,” Cormier said.
He declined to disclose any of his “several” hardware partners around the world, and how Eyedaptic works with them to customize the hardware.
Keeping People Independent
For Cormier, it’s not just about helping people see better. It’s about keeping them independent for as long as possible. He noted recent studies that show a strong link between visual impairment and cognitive decline.
Mitul Mehta, a vitreoretinal surgeon at the Gavin Herbert Eye Institute at UCI and one of the optometrists Cormier initially sought out to help him fully understand the condition, is now a co-founder of the venture. He serves as chief medical officer.
The other co-founders are Dave Watola, the company's CTO, and Brian Kim, an opthalmologist who functions as a medical advisor.
His grandmother, for one, would have benefitted from Eyedaptic’s glasses, Cormier said.
“I wish she was here to use these,” he said. “I think they would have greatly helped her stay independent and enhanced her quality of life.”
His father is now experiencing macular degeneration, “so the glasses can help him and others across the world,” he added.
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