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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.
A Breakdown of the Data Snapchat Collects on Users
09:46 AM | November 14, 2022
Sebastian Miño-Bucheli
Santa Monica-based app developer Snap calls itself a camera company, but it’s really in the business of social media – and more specifically, advertising.
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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Samson Amore
Samson Amore is a reporter for dot.LA. He holds a degree in journalism from Emerson College. Send tips or pitches to samsonamore@dot.la and find him on Twitter @Samsonamore.
https://twitter.com/samsonamore
samsonamore@dot.la
From Twitter to Neuralink and Solar City: A Rundown of Elon Musk's Many Businesses
05:00 AM | November 09, 2022
Image by Maryna Linchevska/ Shutterstock
Even as Elon Musk’s attention seems to be drawn more towards his latest pet project, Twitter, his various other companies continue to charge full steam ahead, and some – like Hawthorne-based hyperloop tunnel startup Boring Co. – have had major developments in recent weeks.
There’s a lot to keep track of in the Musk-iverse, so here’s a rundown of all the magnate’s current ventures and most recent updates.
Starting with the big bird, briefly: The billionaire’s $44 billion-buyout of the social network hasn't gone exactly seamlessly since he took the reins Oct. 28.
So far Musk has reportedly asked Twitter staff to work 12-hour days and initiated mass layoffs, including firing the C-Suite and sacking 15% of Twitter’s Trust & Safety team, which handles content moderation. Some disgruntled ex-Twitter employees have sued Musk for not providing proper notice to state regulators about layoffs.
The new “Chief Twit” has also proposed allowing users to pay for verification, with an $8/month subscription tier of Twitter Blue expected to launch after the midterm elections this week.
SpaceX
Hawthorne-based SpaceX continues to chug along, delivering both private and public government mission payloads to orbit at a pace that dwarfs all competitors.
SpaceX’s crafts have completed over 50 launches for commercial operators so far this year – averaging about one launch per week – and has several more scheduled before the end of the year. But this week, a Falcon 9 launch for telecommunications firm Intelsat was postponed because of subtropical storms.
Looking forward: Starship, the company’s forthcoming reusable rocket for crew and cargo, is undergoing tests and could launch shortly after NASA’s upcoming Artemis mission. SpaceX is already selling seats on Starship for wealthy space tourists, and one mission, nicknamed “#dearmoon,” will see Japanese billionaire Yusaku Maezawa and up to eight others fly around the moon by 2023. In addition, SpaceX hopes to use the Starship to land NASA astronauts on the moon.
SpaceX Rocket
Photo by ANIRUDH on Unsplash
Starlink
The broadband internet service that’s a division of SpaceX, is rapidly expanding across the globe. Starlink expanded to Australia Nov. 6. Currently, SpaceX launches Starlink’s satellites on its Falcon 9 rockets and completed a launch of 43 more spacecraft – part of Musk’s larger plan to create a network of some 42,000 Starlink satellites – on Oct. 28.
But it’s not all smooth sailing for Starlink’s early adopters. Starlink added a new policy this week that will put data caps on users to throttle speeds. From now on, people who use one terabyte or more of Starlink’s unlimited data per month will experience “slower speeds” during “peak hours,” which is curently between 7 a.m. to 11 p.m.
Starlink’s also accelerating adoption in other non-residential markets, including internet for cellular, moving vehicles and airplanes. In September we covered Starlink’s expansion into in-flight internet. On the ground, the company launched an internet for stationary RVs service in May and is now accepting orders for moving vehicle internet.
Tesla
The EV car company continues to produce its vehicles at a rapid clip to meet surging demand.
As it noted in this year’s third quarter earnings report, Tesla delivered 343,830 vehicles and reported its revenue grew 56% annually to $21.5 billion. This was a bit shy of analyst estimates of 371,000 cars. But still far more than any of its local electric vehicle competitors like Lucid, Fisker (which begins deliveries this month), or Amazon-backed Rivian. With over 908,000 cars delivered this year, it’s possible Tesla could hit 1 million before 2023.
There’s also legal proceedings to watch: Tesla is facing a suit from state regulators over its alleged racist treatment of employees and discriminatory policies. That lawsuit, filed in February by the California Department of Fair Employment and Housing, is still pending after Tesla lost a petition to have the suit dismissed.
And a lawsuit about Musk’s pay package at Tesla is set to begin trial on Nov. 14. It was filed by Tesla shareholder Richard Tornetta in 2019, who alleged that Musk’s 2018 payout worth $56 billion was excessive and undeserved.
In addition to EVs, Tesla is also trying to develop a robot. This September, the company showed off Optimus, a humanoid bot that was y capable of stiffly walking and waving at a crowd and seemed to be far behind other robotics competitors like Boston Dynamics’ back-flipping bots. Tesla is far from mass production. But Musk claimed that the robots could one day sell to consumers for “probably” less than $20,000.
SolarCity
One of Musk’s less-discussed ventures, SolarCity is a Fremont-based renewable energy firm that Tesla bought in 2016 for $2.6 billion.
SolarCity installs solar panels on residential and commercial properties and Musk was keen to acquire it because of his ambitions to sell Tesla-branded solar panels. In March 2021, Tesla sharply hiked up the price of its Solar Roof tiles by more than 50%, a decision that led some angry customers to sue. Though by September of last year, Tesla decided to honor some buyers’ original pricing to appease them.
To that end, GM is looking to compete with SolarCity directly; last month it launched a division called GM Energy focused specifically on selling batteries, charging equipment, and solar panels to consumers and businesses.
Automative luxury freeway cars in tunnel Boring Company 3d rendering.
Image by Volodimir Zozulinskyi/ Shutterstock
The Boring Company
It seems Musk is getting bored of Boring Co. After all, he hasn’t tweeted about it since April.
The ambitious project, which would have seen the company build lengthy underground hyperloop transportation tunnels in an attempt to beat traffic, seems to be winding down operations in LA.
Boring Co. was founded in 2016. In 2018, Musk unveiled a Boring Co. test tunnel in Hawthorne to much fanfare. But by November of that same year, a proposed tunnel under the 405 freeway on Los Angeles’ Westside was out of the question, and so was a planned tunnel network connecting the Vermont Ave. metro station and Dodger Stadium.
In recent weeks, more signs have emerged that Boring Co. might not be around for long. Last month, Musk abandoned plans for a tunnel at California’s Ontario Airport. The company’s first test tunnel, which sat above ground adjacent to SpaceX’s Hawthorne headquarters, was dismantled and the site was turned into a parking lot last week. In Kyle, Texas, a plan for a Boring Co. pedestrian tunnel was scrapped this week.
For the record, Musk once admitted that Boring Co. was just an expensive, glitzy ruse to disrupt California’s attempt at building a functional high-speed rail system, which he felt was “outdated and expensive.” So perhaps his full passion isn’t behind this particular piece of his portfolio.
Still, several projects in Nevada are listed as under construction on Boring Co.’s website. These include a hyperloop tunnel at the Las Vegas Convention Center and a loop underneath Las Vegas that will connect to the existing LVCC loop completed in 2021. Nonetheless, according to Boring Co.’s website, it’s still “working with various local governments and private stakeholders to consult, advise, and perform research, development, and testing on the viability in their cities for Hyperloop, the high speed transportation of passengers and goods in tubes.”
In August, Boring Co. tweeted that “full-scale testing” of the Hyperloop will begin “later this year,” but it didn’t clarify where, or when that might occur.
Neuralink
One of Musk’s more controversial projects, Neuralink, is working to realize the billionaire’s vision of implanting chips directly into human brains to allow us to interact directly with computers via thought. In the past, Musk has referred to the concept as a “Fitbit in your skull.”
Neuralink was launched in 2018 and unveiled its brain-chip technology in 2020. In July 2021, Neuralink raised a $205 million Series C round led by Vy Capital and including Google Ventures.
A demonstration event was originally planned for Oct. 31, but Musk recently tweeted that it was rescheduled for Nov. 30.
As of this writing, it’s unclear what we’ll see at this upcoming “show and tell” event. Back in July 2020 the U.S. Food and Drug Administration granted Neuralink approval for “breakthrough testing” which made the company eligible to begin trials on animals. As a result, last April the company made headlines after showcasing a nine year-old monkey with a Neuralink chip playing the game “Pong” with its brain. Though we're still far from human trials and the technology has been called “outdated” by experts, in January however, reporters noticed job postings for a clinical trials director at Neuralink. The implication? Musk is looking for human volunteers sooner than expected.
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Samson Amore
Samson Amore is a reporter for dot.LA. He holds a degree in journalism from Emerson College. Send tips or pitches to samsonamore@dot.la and find him on Twitter @Samsonamore.
https://twitter.com/samsonamore
samsonamore@dot.la
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