Proposed color scheme
Open up walls and ceiling
Before
Initial planning:
This is the existing plan – note the setback lines
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.
Proposed 3D of Living/kitchen area
Finished view
Overview
Floor plan
New master bathroom
– New window
– fixed glass
– new sliding glass door
– floor drain
– tile all walls
Master Bedroom
Revised Kitchen
– partial open shelves and upper cabinets
Revised Kitchen # 2
Kitchen idea # 1
August 22, 2018
Here’s a plan – using existing structure as much as possible – keeping cost down …
Front View – existing house remodel
Rear View – existing house remodel
Overview of existing floor plan
Rebuilt new entry
Out with the old
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
Parts and pieces – the front gate and custom wrought iron.
Landscaping with large specimen trees being craned onto the site.
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!
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 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.
Green Building
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.
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
Stats – May 2015 Lake Casitas 48% – approximately 6 year supply Groundwater depth in the Ojai Basin 2015 – 226 feet 1951 – lowest measurement 322 feet 1978 – highest measurement 38 feet When the aquifer is at 100% the level would be 50 feet Severe droughts occurred in 1951 and 1964
