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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,
AI just became Mattel’s newest playmate.
This week, Mattel announced a new partnership with OpenAI, setting the stage for a toy box transformation powered by artificial intelligence. The El Segundo-based toy giant will use ChatGPT to breathe new life into its iconic brands, including Barbie, Hot Wheels, and Masters of the Universe. The collaboration will start with interactive AI experiences and creative tools to support product development internally.
It's a bold move for Mattel, which has been steadily shifting its identity from a traditional toy maker to a modern entertainment company. Between box office hits like Barbie and now this AI integration, Mattel is showing that legacy brands can still lead the charge into the future. The partnership supports CEO Ynon Kreiz’s long-term vision to expand Mattel's intellectual property into a broader, multi-platform universe. OpenAI is now playing a key role in that strategy.
This also points to a larger trend unfolding in Los Angeles. The lines between tech, entertainment, and consumer products are blurring quickly. AI isn’t coming to the mainstream; it’s already here. And if Barbie is getting an upgrade, other LA-born icons may not be far behind.
We’re keeping an eye on how this unfolds and whether it becomes more than just a flashy concept. One thing’s certain: Mattel isn’t just playing around.
Catch the latest LA venture deals, acquisitions, and fund updates below.
🤝 Venture Deals
LA Companies
- Coco Robotics, a Santa Monica-based startup specializing in last-mile autonomous delivery robots, has raised $80M in a strategic funding round led by angel investors Sam Altman and Max Altman, with participation from Pelion Venture Partners, Offline Ventures, Ryan Graves, and others. The company will use the funding to scale its AI-powered platform, grow its zero-emission robot fleet to 10,000 vehicles by 2026, expand partnerships with delivery platforms like Uber and DoorDash, and broaden its presence in more cities across the U.S. and internationally. - learn more
- PopID, a fintech startup specializing in biometric payment and loyalty authentication using face and palm recognition, has closed a new equity financing round backed by major strategic investors including Verifone, PayPal, Commerce Ventures, Chipotle’s Cultivate Next, and Visa Ventures. The fresh capital will support the expansion of its global biometric network by leveraging Verifone’s terminal infrastructure to integrate secure and seamless biometric payments and loyalty programs across merchants worldwide. - learn more
- Rosebud, an AI-powered journaling app designed to serve as a personal growth mentor, has raised $6M in seed funding led by Bessemer Venture Partners. The funds will be used to expand the team, advance its proprietary memory-driven AI engine, and pursue partnerships with therapists, educational institutions, businesses, and clinics to enhance access and deepen the app’s reflective capabilities. - learn more
- Impulse Space, the in-space mobility startup founded by ex-SpaceX engineer Tom Mueller, has raised $300M in a Series C funding round led by Linse Capital with participation from Trousdale Ventures and others, bringing its total financing to $525M. The company designs and builds orbital transfer vehicles—like Mira and upcoming Helios—to transport satellites between orbits, and the new funds will scale production, hire new staff, accelerate R&D (including electric propulsion), and fulfill a backlog of over 30 commercial and government contracts worth nearly $200 million. - learn more
- dataplor, a Manhattan Beach, CA-based provider of global location intelligence, has secured a $20.5M Series B round led by F‑Prime Capital. The funds will help dataplor scale its privacy-focused point-of-interest and foot traffic mobility products, expand global coverage, enhance data capabilities, and accelerate product growth for enterprise clients seeking real-time consumer insights. - learn more
LA Venture Funds
- WndrCo participated in Meter’s $170M Series C financing. Meter provides a full-stack, enterprise-grade internet infrastructure solution that covers routing, switching, WiFi, and cellular for businesses ranging from single offices to large data centers. The new funds will accelerate global expansion, grow its channel partnerships with companies like CDW, Microsoft, and WWT, and support further deployment and R&D. - learn more
- Sound Ventures participated in Landbase’s $30M Series A round, co-leading the investment alongside Picus Capital. Landbase uses AI, leveraging a GPT‑4o-based model trained on 40 million marketing campaigns, to automate and enhance outbound sales outreach, helping small and mid‑size businesses build trust and scale customer acquisition. The funding will support expansion of its team, product development, and go‑to‑market efforts as it rapidly grows its customer base. - learn more
- Rebel Fund participated in Outset’s $17M Series A round, which was led by 8VC. Outset uses AI-powered agents to conduct and analyze in-depth video interviews at enterprise scale, serving clients like Nestlé, Microsoft, and WeightWatchers. The new funding will accelerate growth by expanding its go‑to‑market and engineering teams, enhancing its AI agent capabilities, and scaling its platform globally. - learn more
- Anthos Capital returned as a participant in Laurel’s $100M Series C round, led by IVP. Laurel, the world’s first AI-powered “Time Platform” for professional services firms, automates time tracking and links how employees spend their time directly to business outcomes. The new funding will be used to scale the platform globally, enhance AI-driven time categorization and analytics, and help firms optimize resource allocation and profitability. - learn more
- Vamos Ventures participated in Trustible’s $4.6M Series Seed round led by Lookout Ventures. Trustible provides an AI governance platform that helps enterprises inventory AI use cases, manage risk, comply with regulations like the EU AI Act, and accelerate responsible adoption. The funding will power product development, hire engineering and go‑to‑market talent (particularly in the D.C. area), and scale operations to help enterprise and public-sector customers deploy AI safely. - learn more
- Village Global participated in Qanooni’s $2M pre‑seed round, joined by Oryx Fund, TA Ventures, and a group of strategic angels. Qanooni, founded in 2024 and based in the UAE, builds an AI-powered legal platform that integrates directly into Microsoft Outlook and Word to help lawyers draft, review, and manage documents using their own style and standards. The new funding will fuel expansion into the UAE and UK and advance its proprietary AI engine tailored for legal workflows. - learn more
- Muse Capital and Rocana Venture Partners participated in Eli Health’s $12M USD Series A round, led by BDC Capital’s Thrive Venture Fund, boosting the company’s total funding to around $20M USD. Eli Health has developed the Hormometer™, a real-time, saliva-based hormone monitoring system currently in beta for cortisol with plans to expand to progesterone and other biomarkers. The new capital will scale production, add biomarkers, support commercialization, and accelerate global rollout of its instant hormone health platform. - learn more
- Crossover VC participated in ai.work’s $10M seed round led by A* and lool ventures. ai.work has emerged from stealth to launch an “AI Workers” platform—autonomous agents designed to streamline enterprise workflows across IT, HR, Legal, Finance, and more. The funding will be used to scale operations, accelerate product development, and deploy AI Workers into pilot programs with large enterprises. - learn more
- MANTIS Venture Capital participated in AIM’s $50M funding round. The company has built the first embodied AI platform that retrofits heavy machinery, like bulldozers and excavators, for autonomous operation, aiming to boost safety, efficiency, and productivity in construction and mining. The new capital will help AIM scale deployments, advance its AI technology, and expand its plug-and-play autonomy solutions across heavy equipment fleets worldwide. - learn more
- Watertower Ventures led Finofo's $3.3M seed round, with continued backing from Motivate Venture Capital, SaaS Ventures, and several angel investors. Finofo offers a modern business banking platform that automates accounts payable, treasury, and global receivables, enabling seamless, low-fee payments across more than 90 countries with ERP integration. The funds will support expanded AP and AR automation features, the launch of a small-business plan, and hiring across product, engineering, and go-to-market teams. - learn more
- Finality Capital Partners participated in RISE Chain’s latest $4M raise, bringing its total funding to $8M. RISE Chain is building an ultra-fast Ethereum Layer 2 blockchain using "Shreds" architecture to deliver sub-5 millisecond transaction confirmations and scale toward 100,000 transactions per second. The new capital will support the mainnet launch, accelerate product and app development, and expand its real-time performance capabilities for advanced DeFi and high-frequency applications. - learn more
- Emerging Ventures participated in Taiv’s $14.4M CAD (≈ $10.5 M USD) Series A round, led by Denmark’s IDC Ventures. Taiv equips bars, restaurants, and retail venues with free hardware that transforms existing TVs into targeted advertising and content delivery tools, then shares ad revenue with the venues. The funding will power expansion across North America (starting in Canada this summer), grow the team, and enhance its AI-driven content delivery platform. - learn more
- Matter Venture Partners led an $18.4M investment in Kargo. The company offers an AI-driven inventory management system, including hardware like "Towers" and Lifts, that automatically captures and processes freight data at warehouse loading docks to improve accuracy, real-time visibility, and operational efficiency. The new funding will be used to develop new products, expand deployment across their customer base, and scale their computer vision platform in global supply chains. - learn more
- Bam Ventures and Trust Fund participated in the $10.6M funding round for Nectar Social, a Seattle-based startup that helps brands convert social media engagement into revenue using AI-powered “social copilot” agents. The platform consolidates comments, DMs, mentions, influencer outreach, and analytics into one interface to streamline brand interactions and boost performance. The funding will support product development, team expansion, and scaling operations with enterprise customers. - learn more
- MTech Capital participated in Voxel’s $44M Series B funding round. The company has developed an AI-powered workplace safety platform that integrates with existing cameras to detect hazards and unsafe behavior in real time, reducing accidents and operational risks. The new funding will accelerate R&D in computer vision, deepen its AI capabilities, and grow its team of industry experts to scale deployments across high-risk industries such as manufacturing, logistics, and ports. - learn more
LA Exits
- Hennessey Digital, a leading legal marketing agency known for its SEO, digital PR, PPC, and web design services, has been acquired by Herringbone Digital. The acquisition expands Herringbone’s platform into the legal marketing space while retaining Hennessey’s leadership and team. With added resources and support, Hennessey Digital plans to scale its services and integrate new AI-driven marketing tools to better serve law firms nationwide. - learn more
- Prosthetic Records has been acquired by MNRK Music Group and will now operate under its MNRK Heavy division. The deal brings Prosthetic’s extensive heavy metal catalog - featuring pioneering acts like Lamb of God, Animals as Leaders, and The Acacia Strain - under MNRK’s umbrella. MNRK plans to amplify the label’s legacy through anniversary reissues, remastered editions, curated collections, and new releases from standout acts such as Pupil Slicer and God Alone. - learn more
- RKO Pictures, the legendary film studio behind classics like King Kong and Citizen Kane, has been acquired by Concord Originals, the film and TV division of Concord. The deal gives Concord derivative and adaptation rights to over 5,000 RKO titles, including sequels, remakes, stage adaptations, and unproduced screenplays. RKO will continue as an imprint under Concord Originals, co-led by Sophia Dilley and Mary Beth O’Connor, with plans to revive its storied catalog through reissues, new productions, and adaptations. - learn more
- StartADAM has been acquired by LeapXpert, bringing its AI-powered chat agent technology and founding team into LeapXpert’s fold. The acquisition enhances LeapXpert’s communication intelligence platform with advanced AI features, new messaging channel support, and deeper CRM integrations. StartADAM’s founders, including co-founder Adam Stone, who became LeapXpert’s VP of AI Product will lead development to scale these capabilities globally. - learn more
- CASHét has been acquired by Entertainment Partners, integrating its suite of digital payment services including p-cards, automated accounts payable, and vendor verification into EP’s production finance ecosystem. The acquisition ensures that CASHét will continue supporting productions worldwide, regardless of their payroll or accounting systems, while expanding its services into new global markets. With this move, EP enhances its end-to-end financial workflow offerings, bringing faster, more secure, and fraud-resistant payment tools to film and TV productions. - learn more
- Element Brand Group has been acquired by The Lede Company, with founder Heather Leeds Greenfield joining as a partner and head of brand partnerships. Greenfield’s senior team, including two SVPs, will move over to expand The Lede Company’s integrated marketing and communications offerings. The acquisition strengthens Lede’s cultural campaign capabilities and equips both firms with enhanced resources and scale for brand-driven initiatives. - learn more
Read moreShow less
Here's How To Get a Digital License Plate In California
03:49 PM | October 14, 2022
Photo by Clayton Cardinalli on Unsplash
Thanks to a new bill passed on October 5, California drivers now have the choice to chuck their traditional metal license plates and replace them with digital ones.
The plates are referred to as “Rplate” and were developed by Sacramento-based Reviver. A news release on Reviver’s website that accompanied the bill’s passage states that there are “two device options enabling vehicle owners to connect their vehicle with a suite of services including in-app registration renewal, visual personalization, vehicle location services and security features such as easily reporting a vehicle as stolen.”
Reviver Auto Current and Future CapabilitiesFrom Youtube
There are wired (connected to and powered by a vehicle’s electrical system) and battery-powered options, and drivers can choose to pay for their plates monthly or annually. Four-year agreements for battery-powered plates begin at $19.95 a month or $215.40 yearly. Commercial vehicles will pay $275.40 each year for wired plates. A two-year agreement for wired plates costs $24.95 per month. Drivers can choose to install their plates, but on its website, Reviver offers professional installation for $150.
A pilot digital plate program was launched in 2018, and according to the Los Angeles Times, there were 175,000 participants. The new bill ensures all 27 million California drivers can elect to get a digital plate of their own.
California is the third state after Arizona and Michigan to offer digital plates to all drivers, while Texas currently only provides the digital option for commercial vehicles. In July 2022, Deseret News reported that Colorado might also offer the option. They have several advantages over the classic metal plates as well—as the L.A. Times notes, digital plates will streamline registration renewals and reduce time spent at the DMV. They also have light and dark modes, according to Reviver’s website. Thanks to an accompanying app, they act as additional vehicle security, alerting drivers to unexpected vehicle movements and providing a method to report stolen vehicles.
As part of the new digital plate program, Reviver touts its products’ connectivity, stating that in addition to Bluetooth capabilities, digital plates have “national 5G network connectivity and stability.” But don’t worry—the same plates purportedly protect owner privacy with cloud support and encrypted software updates.
5 Reasons to avoid the digital license plate | Ride TechFrom Youtube
After the Rplate pilot program was announced four years ago, some raised questions about just how good an idea digital plates might be. Reviver and others who support switching to digital emphasize personalization, efficient DMV operations and connectivity. However, a 2018 post published by Sophos’s Naked Security blog pointed out that “the plates could be as susceptible to hacking as other wireless and IoT technologies,” noting that everyday “objects – things like kettles, TVs, and baby monitors – are getting connected to the internet with elementary security flaws still in place.”
To that end, a May 2018 syndicated New York Times news service article about digital plates quoted the Electronic Frontier Foundation (EFF), which warned that such a device could be a “‘honeypot of data,’ recording the drivers’ trips to the grocery store, or to a protest, or to an abortion clinic.”
For now, Rplates are another option in addition to old-fashioned metal, and many are likely to opt out due to cost alone. If you decide to go the digital route, however, it helps if you know what you could be getting yourself into.
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Steve Huff
Steve Huff is an Editor and Reporter at dot.LA. Steve was previously managing editor for The Metaverse Post and before that deputy digital editor for Maxim magazine. He has written for Inside Hook, Observer and New York Mag. Steve is the author of two official tie-ins books for AMC’s hit “Breaking Bad” prequel, “Better Call Saul.” He’s also a classically-trained tenor and has performed with opera companies and orchestras all over the Eastern U.S. He lives in the greater Boston metro area with his wife, educator Dr. Dana Huff.
steve@dot.la
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