Tag: ojai

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Ojai Ranch Remodel

Master Suite Revsion of Option # 2

Plan

  • added double door at bedroom entry
  • moved tub and shower to south wall
Ojai_remodel_Arbolada_Master_plan_2016_0201

Overview

Ojai_remodel_Arbolada_master_suite1_2016_0201

Bath overview

Ojai_remodel_Arbolada_master_suite2_2016_0201

Master looking towards entry and bath

Ojai_remodel_Arbolada_master_suite3_2016_0201

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

Ojai_remodel_Arbolada_kitchen3_2016_0131

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

Ojai_remodel_Arbolada_Master2_2016_0101
Ojai_remodel_Arbolada_Master3_2016_0101

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

Ojai_remodel_Arbolada_Master1_2016_0101

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

Ojai_remodel_Arbolada_Preliminary_FloorPlan_2015_1202

As builts

Ojai_remodel_Arbolada_Preliminary_AsBuilt_2015_1202
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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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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:

Ojai Land for slae


“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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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

City of Ojai California

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.

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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

 

 

 

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