Ojai Remodel – 1950’s Ranch Style Home

Proposed color scheme

Open up walls and ceiling

Before

Ojai kitchen remodel

 

Initial planning:

This is the existing plan – note the setback lines

Ojai_remodel_asbuiltplan_2016_0515

Addition Analysis – how and where we can add space

Here are the areas where we might build – possibly moving garage forward to allow additional space behind the garage and space on the south end. This might work out nicely allowing us to keep the existing kitchen where it is – Savings ! – create a better flow.

Ojai_remodel_proposedplan_2016_0524

Existing 3D models

Ojai_remodel_SW_2016_0515

Ojai_remodel_NW_2016_0515

Ojai_remodel_SE_2016_0515

 

 

 

Ojai Remodel – Meiner’s Oaks House

September 20, 2018

View from Living area


Overview

Floor plan

New master bathroom
– New window
– fixed glass
– new sliding glass door
– floor drain
– tile all walls

Revised Kitchen
– partial open shelves and upper cabinets

Revised Kitchen # 2

Kitchen idea # 1

 

 

 

August 22, 2018

Proposed Floor Plan

Here’s a plan – using existing structure as much as possible – keeping cost down …

  • New master
  • New master bath
  • New master courtyard
  • Relocate front door to side – makes a better living area

 

 

Existing Floor Plan

Front View

Rear View

Overview of existing floor plan

 

 

 

 

Santa Monica Spanish Gut Remodel

Santa Monica Spanish Gut Remodel - Front view

Front door after re build

Demolition of the old

 

 

Rebuilt new entry

 

 

 

 

 

 

 

 

Out with the old

 

 

 

 

 

 

 

Santa Monica Gut Remodel - framing

A “Gut” remodel/restoration of a turn of the Century Spanish revival home located in Santa Monica.
The house was completely stripped to the “good” studs and rebuilt from the inside out.  As is the case in Los Angeles,
rebuilding a home and bringing it up to current building code standard, requires building from the inside out.  New foundations,
framing and mechanical systems create a new home.

  • Remodel/restoration of Spanish revival home

  • New pool house and custom pool with fountain

  • Complete “Chef’s style” kitchen

  • Unique open beamed ceiling

  • Moroccan tile

  • Plaster ceiling molding

 

Santa Monica Gut Remodel - pool house and pool

Santa Monica Gut Remodel - living room

Kitchen cabinets - rough install

Santa Monica Gut Remodel - happy tradespeople !

 

Testing paint colors

Santa Monica Gut Remodel - finish kitchenSanta Monica Gut Remodel - Moroccan tile and plaster ceiling in the hallwaySanta Monica Gut Remodel - tile risers on stairs

Santa Monica Gut Remodel - Pool houseSanta Monica Gut Remodel - steel column frame for pool house

Santa Monica Gut Remodel - exterior painting

Santa Monica Gut Remodel - gargage for living

 

Santa Monica Gut Remodel - custom driveway gate

Parts and pieces – the front gate and custom wrought iron.

Santa Monica Gut Remodel - craning in trees

Landscaping with large specimen trees being craned onto the site.

FramingSanta Monica Gut Remodel - outdoor fireplace

 

 

 

Spanish Style – Wallace Neff – Ojai ICF New Construction

Ojai_Spanish_style_new_custom_home_rastra_front

  • Custom home on Ojai’s east end

  • Traditional “Wallace Neff” Spanish style home

  • Green Building – Built with Rastra Block

 

With the roof, stucco and driveway complete, only the finish landscape is missing!

Stucco Brown Coat

Roof tile detail

Window detail – custom tile sill with deep set  aluminum clad window

Plaster walls

Porch roof – exposed framing

Groin vault in entry – note Techsheild radiant plywood
and planter cut outs in wall.

Roof framing over Rastra block

Rastra Block topped out and framing commences!

Window rough

Rastra block installation

South side – front entry on the left

Garage slab ready

Raising level of courtyard

With the floor system in – we move up another 4 blocks and prepare to cut out windows and doors. After these blocks are
grouted – only one more lift to the roof.

Walls above the floor framing

Rastra Technician with the “Rastra Lift o Matic 5000”

Front entry

Floor joists and plumbing goes in.

Attaching the floor ledger and getting ready for wood.

Looking from garage towards living room – Rastra walls

 

Looking from bedrooms – Rastra walls

Looking from living room towards garage – Rastra walls

Rastra block arrives – a concrete/post consumer waste styrofoam block

that will provide 12″ thick highly insulated, fireproof, rot proof walls!

Setting the footings

Filling it back up!
Re compaction of the new soil for a solid base.

Importing fill

Excavators, 10 wheelers, water trucks, loaders, bob tails !

Digging out all the rocks!

Dueling excavators

Big rocks !

This is the property before grading!

Casa Verde – Ojai Green Home

“Casa Verde”  Ojai, California

  • New Home Construction

  • Green Building

  • Passive and Active Solar Design

  • Radiant Heat in Finished Concrete Floors

  • Design and Build

This home, set above the City of Ojai,  fits into the environment, working with the climate rather than against it.  The broad and deep overhangs of the shed roof reflect the sun’s rays while providing shaded areas and a natural convection flow of air up and out the high windows.  The narrow building allows natural light in throughout the day with out the heat from the sun.  The roof also provides the perfect spot for the thermal hot water solar systems that provides domestic hot water as well as heat for the radiant floors.  The thermal mass of the concrete floors keep the house cool in the summer and warm in the winter.

The Great Room

The house is “inverted,” meaning the living areas are on the second floor instead of the first floor.  A two story house was a conscious idea for a couple of reasons … one being the fabulous views of the Ojai Valley – two: the prevailing southwest breezes help cool the house and the deck on the second floor.  The idea of a “great room” versus the more traditional living room – dining room – kitchen etc. is to create a space for today’s life style.  Not only is the space open, light and airy but the “spaces” within the spaces form there own “rooms.”  The game table nook – fireplace area – dining table – dinning counter – kitchen – stairwell all work together to create a really fabulous space.

The Stairwell

    

Outdoor Patio

The Master Bedroom

The Kid’s Room !

Green Building

Passive Solar Design

Passive cooling is achieved using  a large, sheltering, shed roof and high windows which draw hot air out of the home.  The steel roof panels reflect much of the hot Ojai sun.

Active Solar Design

Solar electric panels will provide energy for the house and solar hot water panels will help heat the radiant concrete floors.

Perfect Powder Sink !

This deck, sheltered by the same long shed roof the covers the home, enhances the breezes through the shady space.

The Bunk Room for our traveling companions !

          

Guest House

Almost finished – the driveway goes in!

Kids rooms – note the finished concrete floors
Climbing wall
Built in desks

         

The Submarine Room !
Here is the brain of the house with high efficiency water heater, solar water panel controls
radiant floor controls
and laundry.

Radiant tubes laid out on 2nd floor

View across the deck – Trex decking – a mixture of plastic waste product and wood plup.

Guest House

Guest House Kitchen

“Drying In”

After framing, a new home seems to sit for an eternity with no visible changes on the outside!
While the plumbing, electrical, HVAC and other mechanical systems are being install, the house is waiting for the next big push called “Drying In.”

Windows, roofing, siding and insulation kick into gear pulling the house out of the doldrums and visible changes start to appear.

This roof is a standing seam metal roof.  The light reflective color keeps the suns rays at bay.  Each section is also formed out of one continuous sheet of metal – 40 feet long in this case.  Metal roofing is also light weight – a benefit in earthquake country.

Most people ask – “Doesn’t it get hot inside?” or “Isn’t it noisy when it rains?”
The answer is no !

Nordhoff Peak in the background

Chief Peak 5400 feet

Metal forming

Too much rain !

Framing

Main house roof framing

Steel post and beams connected for porch roof

Interior beam work

John sets the wide flange steel

Detailing the wall framing on the slab

Guest House

Framed – solar panels to be places on this south facing shed roof

The building has a three car garage below and a 640 square foot (city limit) apartment on the second floor

As in the main house – the design has radiant floor heat and passive cooling with the shading shed roof and low and high windows to promote ventilation.

Out look beams for cantilever roof

Concrete
After removing and re-compacting the soil, placing the footings, setting the red steel and installing the radiant heat tubing – the slab is ready.   The integral color of the concrete and the hand tooled joints in the concrete will provide both the structural base for the building as well as the finish floor.

Finished slab

Cutting joints

Waiting for the right set

Fresh mud

Boom pump and finishers helping to place the concrete

El Suavecitos

Thinking man

Job hazard

Steel posts set for roof overhang.

Poured in place concrete retaining wall.

Concrete retaining wall allows the house to fit snugly into the site – while the 2 story design economizes on the cost of construction and minimizes the footprint of the building on the site.

John Deere excavator arrives

Frank’s Boys

Patty directs the crew !

Luke tests the depth – about 9 feet down

Pad ready for compaction

Here’s a 20 ton boulder !

Conceptual color schemes

Study model – shed roof

Soils tests with archaeologist