What’s Been Approved — in Detail
A buyer is not acquiring raw entitlement. The project has been designed, engineered, and approved across all four disciplines. Below is what the approved plan set actually delivers: a nine-home Craftsman cottage community, single-story, oriented around a private drive, with full civil and landscape engineering ready to permit.
Per-Home Program
- Stories
- 1 (single-story)
- Building Height
- 17 ft (plate 9′-1″)
- Interior Floor Area
- 1,146 SF (conditioned)
- Attached Garage
- 451 SF
- Covered Porch
- 238 SF
- Total Under-Roof
- 1,835 SF
- Construction Type
- V-B wood frame
- Occupancy
- R-3/U
- Code
- 2016 CRC
- Fire Sprinklers
- Required (NFPA 13D)
Site Composition (49,540 SF)
- Lot Coverage (buildings)
- 16,515 SF (35%)
- Landscape Area
- 18,672 SF (38%)
- Interlocking Pavers
- 7,428 SF (15%)
- Asphalt Drive
- 2,385 SF (5%)
- Site Hardscape
- 2,530 SF (5%)
- Floor Area Ratio
- 0.208 (interior)
- Density Allowed
- 8 units / acre
- Units Approved
- 9
- Frontages
- Pearl St (N), Ojai Valley Trail (S), Bald St (E)
- Access
- Private asphalt drive with 2 fire-dept turnarounds
Site Plan
Nine detached homes arranged around a private east-west drive, with frontage on Pearl Street to the north and Ojai Valley Trail to the south. Existing mature trees are preserved along the drive. Each home sits on its own deeded lot with an individual driveway off the common drive. Two fire-department turnarounds are built into the plan.
Elevations — California Craftsman Vernacular
The architectural language is on-brand for Ojai: gabled rooflines with deep overhanging eaves, stone wainscot at the base, horizontal lap siding above, multi-pane wood-trim windows, and cedar-shake roof texture. The homes read as cottages rather than tract product — a deliberate choice that supports the per-home premium the residual model assumes.
Four Plan Configurations
The approved set delivers four floor plan variants — Plan A (base), Plan B (Plan A mirrored), Plan C (Plan A with end garage), and Plan D — distributed across the nine lots to create visual variety along the drive. Each plan keeps the same 1,146 SF interior program with a primary suite, secondary bedrooms, two bathrooms, and an open kitchen-living layout opening to the covered porch.
Landscape
Designed by Gregg Toland Landscape Architect (LARC #2243). The landscape package includes the planting plan, irrigation system design, site-lighting plan, and a soils management program tied to grading. Thirty-eight percent of the site is dedicated landscape — well above what typical small-lot product delivers — producing a real-yard feel for each home.
Civil & Infrastructure
Six-sheet civil set covering existing topography, street improvements (Pearl Street curb cut, Bald Street frontage), precise grading, water line improvements to serve all nine lots, erosion control, and sections/details. All off-site infrastructure has been engineered — a buyer is not exposed to design risk on utilities or street work.
Project Team
| Discipline | Firm / Lead | Set |
|---|---|---|
| Architecture | Mark Shelnutt, Architect, Inc. (Oak View, CA) | 18-sheet set, A1–A8+ |
| Civil Engineering | (named on architectural cover) | 6 sheets including Water Line, Grading, Erosion Control |
| Structural Engineering | Laima B. Reeder, P.E. | 7-sheet set, foundation through lateral |
| Landscape Architecture | Gregg Toland, LARC #2243 (Sherman Oaks) | 9 sheets including irrigation, lighting, planting |
| Applicant / Owner | Pearl Street Associates, LLC | — |
Note on Square Footage
The approved plans show 1,146 SF interior conditioned area per home plus 451 SF attached garage and 238 SF covered porch, totaling 1,835 SF under roof. The development pro forma uses the 1,835 SF figure for cost-per-SF construction analysis (the standard convention for builder economics) and prices the brand-new exit on the same under-roof basis at $1,000/SF, producing $1,835,000 per home. New construction is essentially absent from the recent comp set, and brand-new product in this corridor commands a structural premium over re-sale stock — a premium the model captures.
