Category: Ojai

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Ok – You’ve remodeled …Are you ready to build a new home????

You’ve done a remodel or two … now it’s time for a new home right?
         
          “What would it take to build a new home?”

Sometimes I look at it this way:

A remodel is like editing an existing book.
A new home is writing one from scratch.
With a remodel, the structure, layout, and site already exist.

A new home begins with a blank canvas:
• The site
• Orientation to sun and views
• Grading roads / driveways
• Structural systems and soils conditions
• Energy requirements
• Fire and zoning regulations
• Septic, utilities, and access

Every decision affects the next.
And in areas like Ojai and Ventura County, hillside conditions, scenic resource review, fire zones, and permitting can add additional layers to the process.

The advantage of a custom home is that everything can be designed intentionally — around the way you actually live.

Part of my role is helping homeowners organize those layers early through design, 3D visualization, and navigating the permitting process before construction begins.

If you’ve been thinking about building a new home — even casually — I’m always happy to talk it through.

Thanks,
Otis Bradley
Otis Bradley Company, Inc.
OtisBradley.com
310-963-7900

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Big Toys for Big Boys

Big toys for big boys… Do you need this on your job maybe maybe not but if you bought a chunk of land in Ojai you definitely will

Otis Bradley
Otis Bradley Company, Inc.
New homes • Complex Remodels • Permits • Consultation
OtisBradley.com

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Say Goodbye Guest House –  Hello ADU

ADU – Isn’t that a horrible name – so institutional?

Accessory Dwelling Unit – not so warm and fuzzy as a cute little guest house nestled in the oak trees … but that’s where we are. You can call it a “guest house” but the city and the county will call it an ADU.

WANTED! – Your cities and towns are heavily promoting ADUs but are they easy to permit and cheap to build?

A baffling variety of ADU’s exist. 
You can have an attached ADU, 
a detached ADU, 
a junior ADU 
or an ADU within an existing accessory structure. 

The states (not only California but all over the US) have put pressure on cities and counties to create more “dwelling units” and they think ADU’s will help.

Additionally, many cities and counties are willing to look the other way from past discretions.  Illegal units can be converted into “legal” units with “Compliance Programs”.  This bizarre challenge has not been successful.  Many previously built “dwellings” are significantly different than current required building codes causing havoc in the “approval process.”  Think about everything from a “Yurt” to a shack that might have been converted….

Building an ADU

Ventura County

With the exception of using the Ventura County pre-approved plans, building an ADU requires all the same steps as building a new house for the most part. Although, I believe the state promotes the idea that they are doing everything to reduce requirements and speed up permitting time, from my experience it isn’t any different. 

Ventura County actually has 3 “pre approved” plans which you can use. 

You can access them here 

Ojai 

Requirements in the city of Ojai are pretty much the same as the County.  You can build a new 1200 SF ADU (1800 SF if you have over 10 acres).  Previously Ojai limited the size of a second “residence’” to 640 SF.

Interestingly, parking requirements change if you build an ADU.  

You can find the Ojai requirements here

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The Skinny House

Welcome to The Skinny House!

This is a house designed several years ago for Ojai, California. It’s important to note that this is a hot dry climate in a wildfire area.

Part of the objective was to design a simple, efficient, easy to build home that takes some lessons from prefabricated homes.  I often meet with people who are interested in the idea of prefabricated homes only to find out that it’s not always the best solution. For several reasons, including prefabricated homes are not designed site specifically and they are very difficult to change from the standard format. so this exercise was to design something that could be built in this area on a lot facing south with the advantage of being simple and inexpensive to build.

The house faces south and has a large overhanging roof which shades the property. This is passive solar design. Additionally the house would have a solar array on the south-facing roof on top. The house is built with a concrete slab on grade design and standard “stick” or wood frame which is the standard in most of the USA. The concrete is also the finished floor.   The outdoors is used ase outdoor living area. The garage, a building code requirement at the time, is intended to be used as a studio or guest room instead of an actual garage. 

Would this work for you?

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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

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Building in a challenging location – Ojai, CA

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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.

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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.

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

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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.

 

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

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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!

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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:

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“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

  1. Is it a legal lot? If not, how do I make it legal?
  2. What is the zoning classification of this lot?
  3. Does the Zoning on the property permit my project?
  4. Does the County General Plan permit what I wish to do?
  5. Are any planning permits required prior to building on the lot?
  6. Are there any zoning violations on the lot?
  7. Are there any special building restrictions in this area?
  8. Are there any cultural heritage sites on the property?
Continue reading “35 Questions to Ask Before Buying Vacant Land ?”
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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