Ojai Ranch Remodel

Master Suite Revsion of Option # 2

Plan

added double door at bedroom entry
moved tub and shower to south wall

Overview

Ojai_remodel_Arbolada_master_suite1_2016_0201

Bath overview

Ojai_remodel_Arbolada_master_suite2_2016_0201

Master looking towards entry and bath

1.31.2016

Master Suite

Option #2

Keep bath in same area – add shower
Change bedwall and closet

Ojai_remodel_Arbolada_master_plan_2_2016_0131

Option # 3

Relocate bath
Bigger bedroom

Ojai_remodel_Arbolada_master_plan_3_2016_0131

Revised kitchen

move range to opposite wall
center sink at windows
keep existing openings to Dining Room
wrap corner to breakfast nook

Ojai_remodel_Arbolada_kitchen_plan_2016_0131

View from entry hall

Ojai_remodel_Arbolada_kitchen1_2016_0131

Through breakfast nook to kitchen

Ojai_remodel_Arbolada_kitchen2_2016_0131

Looking towards entry hall and passthrough to dining room

1.22.2016

Kitchen

Floor plan

Range at window side – check for availability of downdraft
Breakfast area with skinny table
Dishwasher might be better pushed south for access in corner and open shelves

Ojai_remodel_Arbolada_kitchen_plan_2016_0122

Looking towards breakfast nook

Ojai_remodel_Arbolada_kitchen1_2016_0122

Other side

Ojai_remodel_Arbolada_kitchen2_2016_0122

From Breakfast nook

Ojai_remodel_Arbolada_breakfast_2016_0122

Master Suite

Floor plan

Study is one room – keeping existing doors
Closet added in study – closet in entry hall
Possible HVAC above closet
Bath – if we combine tub/shower might be more open space

Ojai_remodel_Arbolada_master_plan_2016_0122

Looking into master suite area

Ojai_remodel_Arbolada_master_suite1_2016_0122

View to study

Ojai_remodel_Arbolada_master_suite2_2016_0122

Master Bedroom – with existing beams

Ojai_remodel_Arbolada_master_suite3_2016_0122

Site Plan

Add driveway and path workign with existing trees

Ojai_remodel_Arbolada_overview_2016_0122

Ojai_remodel_Arbolada_plot_plan_2016_0122

1.6.2016

Site Overview
– possible parking idea without impacting too much of property
– pool area

Ojai_remodel_Arbolada_overview_2016_0101

Remodel Master Area – Option #2
– relocate walls
– larger master
– remove large door on North side – to create more options for living space
– larger bathroom

Remodel Master Area – Option #1
– keep walls, HVAC – use as much of existing to keep cost down

Kitchen
– idea for “all low counters” with blend in pantry

Ojai_remodel_Arbolada_kitchen1_2016_0101

Looking through dining room to kitchen – with hood as “object de arte”

Ojai_remodel_Arbolada_kitchen2_2016_0101

Playroom/laundry ideas

Ojai_remodel_Arbolada_Playroom_plan_2016_0101

Ojai_remodel_Arbolada_Playroom_2016_0101

12.02.2015

Here are a few images to get you started. Everything is rough and this is a quick pass – just a start – but wanted to give you something to start thinking about. Click on photos to enlarge.

Front and back views

Ojai_remodel_Arbolada_Preliminary_1_2015_1202

Ojai_remodel_Arbolada_Preliminary_2_2015_1202

Overview of existing plan

Ojai_remodel_Arbolada_Preliminary_layout_2015_1129

Preliminary ideas …

keeping as much existing structure as possible – minimizes cost
open up entry to master wing
work with existing steps

Ojai_remodel_Arbolada_Preliminary_3_2015_1202

Floor plan

As builts

Ojai_remodel_Arbolada_Preliminary_AsBuilt_2015_1202

February 1, 2020April 21, 2020

Skinny, Tiny, Pre-Fab, Eco House

The “Skinny House” is an idea taken from looking at various pre-fab homes, in particular the high concept, prefabricated Glide House, designed by Michelle Kaufmann. Working with clients over the years, many had seen interesting prefabricated homes in Dwell Magazine and other online architectural place. The idea of having a home built in a factory – better working conditions – better quality – cheaper prices etc – is a hot appeal.

The Glide House

The plan below is an idea that uses many of the concepts of a prefabricated home but a bit bigger and using the garage as a “flex space.” Many people prefer using their garage as a studio, office or other use.

One of the ideas of the “Skinny House” is to incorporate outdoors living space.

Keep construction simple to keep costs down … simple but elegant!

Incorporate solar power …

Often times, after researching the true costs with infrastructure, foundations etc, the actual costs of prefabricated homes are the same or more than building the home on site. A site built home design has much more freedom to be “tweaked” to fit the site. Many options, levels of quality and design exist, but most prefabricated homes are based on components – usually 16 feet wide – that can be transported by truck.

Below – some additional ideas for floor plans.

Prefabricated home companies have been around for years. You mostly know them as trailer park homes. Many of these companies have not evolved past the ugly boxy designs you have seen. A bunch of new companies have come and gone such as Michelle Kaufmann’s Glidehouse. It seems to be – so far – a serious challenge to create the “iHouse” design for homes. A design that works everywhere – works well – is priced well and deliverable everywhere.

A bold objective …

Hygge – a friend of mine recently built this home in Long Island, New York
https://hyggesupply.com/supply/models/

Method Homes
https://methodhomes.net/homes/

Stillwater – in the state of Washington is an interesting company
https://www.stillwaterdwellings.com/designs

April 17, 2019December 9, 2019

Cool House – Fred Fisher Ojai Studio

Architect: Fred Fisher
Location: Ojai, California

Details

Industrial style
New construction – completed approx 2008
Wood frame with partial concrete walls at garage
Garage /studio space on first floor
Metal cladding on entire building
Lots of glass Continue reading “Cool House – Fred Fisher Ojai Studio”

April 17, 2019December 9, 2019

Building in a challenging location – Ojai, CA

Building a home in remote areas ups the ante for challenges and cost. This house located at 2700 feet above sea level on the south range of the mountains of the Ojai Valley has amazing views of the Topa Topa mountains to the North and the mighty Pacific on the South.

Just getting people to the job is a challenge – Google, smart phones and even maps don’t accurately show the property. With the 100’s of trade contractors, inspectors, delivery drivers, etc. getting people to the job is a chore itself.

We had to install our own street sign – which was later mysteriously removed !

Roadways, grading, drainage, utilities have to travel up a 1700 foot long driveway. Rules and regulations also get more challenging from the building department, the fire department and all of the other agencies that get involved in the permitting.

But you just can’t beat it! Views of the Channel Islands of Santa Barbara.

Bottom Line: Get er Done!

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Feel Free to copy, share, or re post this article. Kindly make sure to include this information: Written by Otis Bradley, a Custom Home Builder, in Southern California. Please see OtisBradley.com for more information on Custom Home Building!

April 8, 2019April 8, 2019

35 Questions to Ask Before Buying Vacant Land ?

Are you interested in buying your own piece of earth? There’s nothing more fabulous than having a few acres of your own, and building your own place from the ground up. But, buying land, especially in highly regulated areas like California, can be a lot more risky than buying a home. These days of real estate disclosure for a home buyer have come a long way from the traditional law of “Caveat Emptor” (meaning buyer beware)! Land, however, does not have the same rules. I constantly hear stories like:

“I thought we were buying 80 acres, it turned out we got 65!”

“We had no idea this area was in an ancient landslide. Its almost impossible to build here.”

“We thought we got an amazing deal, $1m for 120 acres, but it turns out its going to cost another $1m to get to the pad before we can even think of starting the house.”

“We bought a small lot in town and it turns out we can’t get water service so we can’t build!”

Unfortunately there isn’t one place to get answers. Many local departments are involved and sometimes have conflicting information.

Here are 35 questions you can ask
Or you can get professional help – call me 310 963 7900.

Planning and Zoning

Is it a legal lot? If not, how do I make it legal?
What is the zoning classification of this lot?
Does the Zoning on the property permit my project?
Does the County General Plan permit what I wish to do?
Are any planning permits required prior to building on the lot?
Are there any zoning violations on the lot?
Are there any special building restrictions in this area?
Are there any cultural heritage sites on the property?

April 8, 2019April 8, 2019

Génoise Detail of a French Provincial Design – New Construction ICF House in Ojai

Project: Ojai, California New Construction – Insulated Concrete Forms
Architecture & Interior Design: Rhett Judice
Builder: Otis Bradley Company, Inc.

Génoise – although the definition of the word is “an Italian sponge cake” known from the area of Genoa in Italy

Génoise also defines the architectural treatment under the eaves of the roof – common in Provence France and possibly originating in Italy

It is said that the wealthier you are – the more rows you have ! The roof tiles continue from the eave back to the house in a sort of reverse pattern. The trend dates back the middle of the 17th century and came originally from Italy.

This project, built of ICF blocks, created a challenge because the 8″ thick concrete walls are surrounded in 3″ of insulating foam. Unlike the solid stone buildings of 17th c Provence, we had to create a system that could attach – be safe – be structurally sound – without being able to build on top of a stone wall. The answer is foam! and a bad hair day!

A sample is prepared for the color coat.

Once installed – the color stucco will complete the illusion

Génoise also defines the architectural treatment under the eaves of the roof – common in Provence France and possibly originating in Italy

Rhett’s detail !!! – click on plan for larger image

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Feel free to copy, share or re post this article
Kindly make sure to include this information
Written by Otis Bradley, a Custom Home Builder, in Southern California
Please see OtisBradley.com for more information on Custom Home Building

February 8, 2019February 8, 2019

Get your Permit !

Permit Checklist

Permit requirements vary widely in different locations. Develop a list for your project – start by checking in with your local building department.

Remember the Building Department may only tell you part of the story. Research the following items and try to start putting a schedule together. My Builder 20 group often discusses permit issues. Jim in Wisconsin tells me he can get a permit in 5 days, while others of us suffer with months even years in the permitting process. In my local area building departments in Los Angeles, Santa Monica, Malibu, Ojai, Ventura County, City of Ventura, Santa Barbara and County of Santa Barbara all treat building codes and zoning regulations in different ways.

Access

Air Rights

Archaeologists

Bridges

CC&R’s (Private Restrictions)

Cell Phone Access

City Planning

City Zoning

Civil Engineers

Coastal Commissions

January 10, 2019December 9, 2019

Ventana Magazine Features Ojai Custom Home Builder – Green Home

Contemporary Cool

The Ojai abode of green builder Otis Bradley.

Ventana_Magazine_Otis_Bradley — The exposed structural steel and beams are painted in Frank Lloyd Wright’s Cherokee Red.

By Andrea Kitay—Photography by Gaszton Gal

Casa Verde, the two-acre Ojai spread that Otis Bradley and his family call home, is more than a play on words. Its name is a nod to the custom homebuilder’s passion for efficiency. The 3400-square-foot contemporary completed in 2008 is a result of Bradley’s determination to build an ecologically sound home, in keeping with his family’s laidback lifestyle.

January 10, 2019January 12, 2019

Building a New House in Ojai and Ventura County

Building in the City of Ojai is a fairly straightforward process. The town itself is quite small, only 4.4 miles, beyond those boundaries you are in the unincorporated area of Ventura County – a bit more challenging building process. Call us to help you navigate the building process.

Geography

Ojai is located at 34°26′57″N 119°14′48″W

The city is generally at 745 feet (227 m) above sea level.

According to the United States Census Bureau, the city has a total area of 4.4 square miles (11 km²), of which only 0.35% is water, and the rest is land.

Ojai is situated in a small east-west valley, north of Ventura and east of Santa Barbara. It is approximately 15 miles (24 km) inland from the Pacific Ocean coast.

Since Ojai is lined up with an east-west mountain range, it is one of few towns in the world to have a “Pink Moment” occur as the sun is setting. The fading sunlight creates a brilliant shade of pink for several minutes on the Topatopa Bluffs, over 6,000 feet (1,800 m) above sea level at the east end of the Ojai Valley. Nordhoff Ridge, the western extension of the Topatopa Mountains, towers over the north side of the town and valley at more than 5,000 feet (1,500 m). Sulphur Mountain creates the southern ranges bounding the Ojai Valley, a little under 3,000 feet (910 m) in elevation. The Sulphur and Topatopa Mountains are part of the Transverse Ranges system.

The Ventura River flows through the Ventura River Valley, draining the mountains surrounding Ojai to the north and east and emptying into the Pacific Ocean at the city of Ventura. The Ventura River was once known for its steelhead fishing before Matilija Dam and Lake Casitas were constructed, eliminating habitat for this trout species.

The climate of Ojai is Mediterranean, characterized by hot, dry summers, sometimes exceeding 100 °F (38 °C), and mild winters, with lows at night sometimes below freezing. As is typical for much of coastal southern California, most precipitation falls in the form of rain between the months of October and April, with intervening dry summers.

November 9, 2018November 9, 2018

Spanish Style – Wallace Neff – Ojai ICF New Construction

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.