Author Archives: Karen

Portola Springs: Celeste Collection Review

A couple of weeks ago, I reviewed the Brisa collection in Portola Springs. Today, I will review the Celeste collection, a series of 112 detached condos and attached duplexes that surrounds the Brisa homes. These are built by California Pacific Homes. Most homes are arranged in eight-unit, u-shaped configurations, with residences 4 at the front, residences 1 behind them, residences 2 are third back from the street, and residences 3 are at the back. All residence 3 homes are attached to each other at the garage. The four floorplans range from 1,460 – 1,792 square feet, with 3 b3drooms and 2.5 – 3.5 bathrooms. All homes have an attached, two-car garage at the back of the house. Residence one is a three-story unit and residences 2 – 4 are all two-story units that include a loft. Architectural elevations include Italianate, Spanish Mission, an Spanish Colonial.

 

Included Features
The Celeste homes come standard with designer-selected tile at entry, kitchen, baths, and laundry with plush carpet at living areas; two-panel smooth interior doors with Schlage Andover satin nickel hardware; LED recessed lighting; structured wiring with enhanced CAT-5E wire to support phone and high speed internet; multi-media outlet to support phone/data and TV at great room and TV in all bedroom; powder room with Kohler pedestal sink, Moen Voss polished chrome faucet, and beveled mirror; energy-efficient dual-glazed vinyl windows with Low-E glass; Thermatru Rustic series front door with Baldwin Del Mar entry hardware in Venetian bronze; central air conditioning with programmable thermostat and whole house fan; high-efficiency gas furnace; tankless water heater; fire sprinklers; and energy-saving Solatube Daylighting System at select locations. The kitchens include Bertazzoni appliances in stainless steel, including a 4-burner freestanding gas range, microwave/hood, and Bosch dishwasher; deluxe satin finish white Thermofoil cabinetry with Shaker-style doors, satin nickel knobs, and under-cabinet lighting; Della Terra quartz kitchen counters in Vegas with 6-inch splash and full splash at range; stainless steel single basin sink with Moen Arbor pull-out faucet in spot-resistant stainless steel; and cabinet-depth refrigerator space pre-plumbed for ice maker. The master bathrooms include a stall shower with 3” x 6” matte white ceramic tile surround and clear glass enclosure in bright chrome; and a vanity with dual, under-mount sinks, white cultured marble countertop, and Moen Voss polished chrome faucets.

Basic Neighborhood Financial Information
Approximate HOA Dues: $246/month ($112 for Portola Springs Community Association and $134 for Celeste Neighborhood Association)
Base Property Tax: 1.05%
AD Tax: $1,800 per year
CFD Tax: $1,700 per year
Current pricing: $798,714 for residence 1, $758,380 for residence 2, $862,539 for residence 3, and $837,075 for residence 4

Schools
Students living in Celeste will attend schools in the Irvine Unified School District.  Children in grades K – 6 will attend Portola Springs Elementary School. Loma Ridge Elementary School is projected to open in August 2019 and will replace Portola Springs as the assigned elementary school for all Celeste homes. Students in grades 7 – 8 will attend Jeffrey Trail Middle School. Students in grades 9 – 10 will attend Portola High School, with plans to add grade 11 in August 2018 and grade 12 in August 2019. Students currently in grades 11 and 12 will attend Northwood High School. All boundaries are subject to change.

Residence 1
1,792 square feet
3 bedrooms, 3.5 bathrooms
Optional office at bedroom 3
Current Pricing: $798,714

Though residence 1 has the highest square footage of the Celeste homes, it has less overall living space than the other homes. The extra square footage is because this one is three levels while the others are only two. These homes face a shared walkway and are the second units back from the street, with residence 4 in front of them and residence 2 behind them. Upgrades found throughout the home include flooring, window and wall treatments, lighting, custom carpentry, ceiling fans, speakers, 5 ½” baseboards, wrought-iron stair system, brushed satin nickel cabinet pulls, interior door brushed nickel latitude lever handle hardware, and all decorator items.

When you enter the home, the stairs are on the right and there is room for a small table or bench. The door to the garage is across from the front door and the door to bedroom 3 is on the left. It has two windows facing the front and a standard bypass closet. There is an option for a barn door separating the bedroom from the bathroom. The bathroom has a single sink set into a small vanity and a shower but no tub. The model shows the optional office instead. This room is open to the entry hall. Like the bedroom, it has two windows facing the front and an option for a barn door. The office doesn’t have a closet and the bathroom is the same as in the bedroom. Upgrades in the model include the pental quartz countertop in Marfil with tile detail at splash and shower, framed mirror, and the glass barn door with satin silver frame.

 

On the second floor, the living room is on the left and the dining room and kitchen are on the right. The living room has two windows facing the front and another on the side. Stairs to the third floor are in the corner of the room. The LED lighting in the living room is upgraded.

The dining room is fairly small and can seat about six people. There are two windows facing the back of the house and sliding doors leading to a deck.

The kitchen has an island with seating on one side and cabinets on another. The rest is an L-shape, with the pantry, refrigerator, and stove on one wall and the sink and dishwasher at the back. There isn’t a lot of counter space aside from the island. Upgrades in the kitchen include pental quartz countertop and island in Marfil with full tile splash, stacked upper cabinets, and the outlet for the pendant lights at island.

 

The covered deck is a good size and open on two sides. This is the home’s only outdoor living space.

After you go up three steps, there is a landing with a small coat closet on the right. The laundry room is next to the closet. It has space for side-by-side machines and includes upper cabinets. The powder room is across from the laundry room. It has a pedestal sink.

On the third floor, there is a set of base linen cabinets in the hall. Bedroom 2 is on the right and the master suite is on the left. Bedroom 2 is large, with a big window at the back and smaller one on the side. This room is a lot bigger than bedroom 3 on the first floor. The LED lights are an upgrade. A small vestibule in the back corner leads to the walk-in closet and bathroom. The closet is a good size with shelves and poles on three walls. The bathroom has a single sink set into a good-sized vanity and a shower/tub combo. There is an option for cabinets above the toilet. The tile detail at splash and polished chrome tub enclosure are upgrades.

The master suite has three big windows facing the front of the house and a smaller one on the side. The walk-in closet is in one corner of the room and has shelves and poles on three sides, but it shown with upgraded organizers. The bathroom is in the opposite corner and has an option for a door separating it from the bedroom.

The master bathroom has two sinks set into a shared vanity and base linen cabinets with optional uppers. The tub deck forms a ledge in the adjacent shower. Upgrades include the glass cabinet doors at the linen cupboard, upper cabinet at commode, and the tile detail at vanity splash, shower, and tub.

Residence 1 is a very standard home without any distinguishing features. I don’t love the three-story setup but do like the option for an office or bedroom on the first floor. Bedroom 2 is a great size and the house has many options for extra cabinets to add more storage.

Residence 2
1,460 square feet
3 bedrooms, 2.5 bathrooms
Loft
Current pricing: $758,380

Residence 2 is the third unit back from the street, with residence 1 in front of it and residence 3 behind it. The entry is on the side, rather than facing the same walkway that leads to the other homes. Upgrades found throughout the model include the flooring, window and wall treatments, lighting, custom carpentry, ceiling fans, built-in speakers, and all decorator’s items.

 

When you enter the home, the living room is straight ahead of you and the powder room is immediately on the right. The powder room is shown with the standard pedestal sink and an upgraded framed mirror.

The living room is a good size. Three windows face the main walkway and there is upgraded recessed lighting. A large, arched opening separates the living room from the kitchen, so it doesn’t quite have a great room feel, but the rooms are still open to each other.

The kitchen has an island with seating for 2 – 3 people, the sink, and the dishwasher. The refrigerator is on one wall and the stove, oven, and cooktop are on another. There isn’t a pantry in this home. Upgrades found in the model include the Bertazzoni hood and built-in microwave, Bertazzoni refrigerator, pental quartz countertop and island in Jura Brown with full tile splash, and outlet for pendant lights.

The dining room is next to the kitchen but not really visible from the living room. It is a small space that probably can’t comfortably seat more than four people. It has a window on one side and sliding doors leading to a private patio on another. The third wall has the door to the garage. The small size and lack of wall space leaves no room for a hutch or buffet.

The patio could hold a grill and small table, or a small garden. There isn’t room for much else.

 

There is a loft at the top of the stairs. It has a window overlooking the motor court. The space is small but would work as an office or play area. The model shows an upgraded, built-in desk in lieu of the standard linen cabinets.

Bedroom 3 is next to the loft. It also has windows facing the motor court and includes a narrow bypass closet. The outlet for the designer light is an upgrade.

A hallway leads back to the other bedrooms. The laundry room is on the left side of the hall. It has space for side-by-side machines and includes upper cabinets.

The secondary bathroom is on the right side of the hall. It has a vanity with two sinks, each with its own set of cabinets, and a shared set of three drawers. The shower/tub combo is through a separate door. Upgrades include the pental quartz countertop in Alpine and tile detail at the vanity splash. The shower/tub combo is shown without upgrades.

Bedroom 2 is next to the bathroom. It has a small window facing the front door and a bigger window overlooking the shared walkway. The room is comparable in size to bedroom 3 and has a bypass closet. The ceiling fan and its outlet are upgrades.

The master suite is across the hall from bedroom 2. The bedroom is a good size, with a small window facing the side and a bigger one overlooking the walkway. The walk-in closet runs along one side and is shown with the standard shelves and poles.

The master bathroom is smaller than in many other master suites. The vanity is the same as the one in the secondary bath. There is a stall shower, but no tub. The countertop is upgraded to pental quartz in Alpine and the tile detail is upgraded at the backsplash and shower.

I like the addition of a loft in this home, but overall, don’t think it is laid out as well as residence one. This home lacks a coat closet of any kind and the dining room is really small. I also didn’t like seeing the powder room right next to the front door. I don’t think it is worth the $519/square foot price tag.

Residence 3
1,600 square feet
3 bedrooms, 2.5 bathrooms
Loft
Current pricing: $862,539

The residence 3 homes are at the back of each u-shaped set of homes. They are connected at the garage, but do not share other walls. Upgrades found in the model include flooring, window and wall treatments, lighting, custom carpentry, ceiling fans, built-in speakers, 5 ¼” baseboards, wrought iron stair rail, and all decorator’s items. The cabinetry is also upgraded in this model to a glazed Java Shaker-style cabinet with brushed satin nickel cone knobs.

Inside, there is a small entryway, but it doesn’t have space for a table.

The living room is directly past the foyer. The space is bright, with two windows on the front and two on the side. It is shown with upgraded recessed lighting. The built-in unit under the TV is also upgraded.

The dining room is adjacent to the living room and fully open to it. This is much bigger than the dining rooms in residences one and two and can easily seat up to eight people. There are sliding doors leading to the patio. The staircase is on the opposite wall.

The kitchen is next to the dining room. Again, it is completely open, creating a true great room feel. The island can seat 3 – 4 people and holds the sink and dishwasher. One wall has the fridge and a short counter. The stove, oven, and microwave are on the other wall, along with a lot more counter space than I saw in the first two homes. This one also has more cabinets and drawers. Upgrades include the Bosch cooktop, built-in oven and microwave, dishwasher, Broan 600 CFM hood, Whirlpool refrigerator, cabinet furniture package with frosted glass doors, Della Terra quartz countertops in Denali with full tile splash, stainless steel double basin sink, outlet for pendant lights, and a reverse osmosis water system.

In addition to the kitchen being larger in general, this one also has a tech space or butler’s pantry in one corner and regular pantry in another. The model shows the butler’s pantry in lieu of the standard tech space. It has shown with lower cabinets, a KitchenAid mini fridge, and upper cabinets with frosted glass doors. The counters are an upgraded Della Terra quartz counter in Denali with a full tile splash. It also shows the optional French door leading to the patio. The standard tech space would include a built-in desk and have options for upper cabinets and the French door. This alcove also has the door to the garage.

The walk-in pantry is on the opposite side of the kitchen. The model shows the upgraded “fresh pantry,” which has floating shelves and furniture package base cabinets, with counters and cabinet finish to match the kitchen. There is also a storage closet under the stairs that is larger in the fresh pantry than the standard walk-in.

The patio in this home is long and narrow. It runs almost the full length of the first floor, stopping at the tech space/butler’s pantry.

The powder room is on the first landing of the staircase, just three steps up from the dining room. It includes a pedestal sink and is shown with an upgraded framed mirror.

There is an open loft at the top of the stairs. It has a window overlooking the patio and is a bigger room than the loft in residence two. The model shows an upgraded, built-in desk and floating shelves. The base linen cabinets along the staircase are included.

The laundry room is across from the loft. It has space for side-by-side machines and includes upper cabinets.

Bedroom 3 is next to the laundry room. It has a big window on the side of the house and a small one facing the back. There is a bypass closet at the entry to the room. This is the smaller of the secondary bedrooms. The recessed lights are an upgrade.

A Jack and Jill bathroom connects the two bedrooms and is not accessible from the hallway. It has two sinks set into a shared vanity with two sets of cabinets and three shared drawers. The shower/tub combo is through a separate door. The tile detail at vanity splash is upgraded but the shower tile is not.

Bedroom 2 is a lot bigger than bedroom 3. It has a window facing the side of the house and another overlooking the patio. This room has a walk-in closet shown with upgraded organizers. The ceiling fan and outlet are upgrades, too.

The master suite is on the opposite side of the loft. The bedroom has two small windows facing the front of the house and French doors opening to a balcony above the patio. The room is only slightly larger than bedroom 2. The recessed LED lights are an upgrade. The walk-in closet is off the bedroom and runs the full length of that wall.

The master bathroom has an option for a pocket door separating it from the bedroom. The vanity is comparable to the one in bathroom 2. The shower is to the left of the vanity. It has a full seat on one side and a shampoo niche. The commode is through a separate door on the right side of the vanity. Upgrades in the master bath include the tile detail at vanity and the framed mirror.

This home has a good layout. I like the way the rooms flow downstairs and the addition of the tech space/butler’s pantry and walk-in/fresh pantry provide a lot more storage. With the standard walk-in pantry, the home lacks a coat closet, but the fresh pantry has one.

Residence 4
1,596 square feet
3 bedrooms, 3.5 bathrooms
Loft
Current pricing: $837,075

Residence 4 is at the front of each set of Celeste homes, with two units facing the street. Upgrades found throughout the model include flooring, window and wall treatments, lighting, custom carpentry, ceiling fans, built-in speakers for music, brushed nickel bath fixtures and accessories, oil rubbed bronze cabinet knobs, interior door oil rubbed bronze egg shape handle hardware, and all decorator’s items.

Inside, there is an entry hallway with space for a table or bench along the staircase. The door to bedroom 2 is on the left and the living areas are on the right.

Bedroom 2 has two windows facing the street and another on the side of the home. There is a walk-in closet with shelves and poles on two walls and a few built-in shelves near the door. There is an en-suite bathroom with a single sink set into a very small vanity. The shower has a full bench and is shown with upgraded ADA accessories in brushed nickel. Additional upgrades include the LED lights, Della Terra quartz countertop and shower seat in Linen and tile detail at shower.

On the other side of the entry hall, the doorway leads to the kitchen. It has an island with seating for 2 – 3 people on one side and cabinets on the other. The refrigerator, stove, and oven are on one wall while the sink and dishwasher are on another There is a window above the sink facing the street. The Bertazzoni range, hood, built-in microwave, Bosch dishwasher, and Bertazzoni refrigerator are all upgrades. The tile detail and glass upper doors are also upgrades. This kitchen doesn’t have a pantry but would include pantry-height cupboards if you had the standard appliance package instead of the built-in microwave.

The dining room is adjacent to the kitchen. It can comfortably seat 6 with room to expand a little for larger parties. There are two windows facing the side of the home. Vaulted ceilings make the room seem bigger.

The family room is behind the dining room. It is an average size and is shown with an upgraded, built-in unit. Sliding doors on one wall lead to the back patio and two windows face the side of the house. This room has vaulted ceilings with extra windows near the top to make it feel bigger and brighter. The kitchen, dining room, and living room are all open and offer a great room environment, especially with the high ceilings in the dining and living rooms.

The backyard is small and the model is mostly hardscaped. There is room for a grill and a table. A door leads directly into the garage.

A short hallway off the dining room leads to the powder room. There are base linen cabinets just outside the room. The powder room is shown with the standard pedestal sink and an upgraded framed mirror.

A loft on the second floor looks down over the living room. It includes the window seat shown in the model but the sconces above it are an upgrade. This room is a good size and would work well as a playroom, office, or extra sitting room.

The laundry room is off the loft. It has a short counter with base linen cabinets but no sink. There is space for side-by-side machines and there are three sets of upper cabinets. The countertop is upgraded to Della Terra quartz in Vegas.

Bedroom 3 is off the loft. It has a big window on the side and two smaller ones facing the backyard. One wall has a standard bypass closet. The ceiling outlet and designer light are upgrades. The room has an en-suite bathroom. The vanity has a single sink, one set of cabinets, and three drawers. The counter is upgraded to Della Terra quartz in Linen with upgraded tile detail. There is a shower/tub combo shown with the standard tile.

The master suite is on the opposite side of the loft. The room is an average size. It has two small windows on the side and French doors leading to a small balcony over the street. There are door-height panel windows on each side of the French doors. The walk-in closet is in one corner of the room and is shown with the standard shelves and poles. The recessed lighting in the bedroom is an upgrade. There is an option for a door separating the bedroom and bathroom.

The master bathroom has a vanity with two sinks, two sets of cabinets, and three shared drawers. Upgrades to the vanity include the Della Terra quartz countertop in Linen, the tile detail, and the framed mirror. The stall shower is small and upgraded with tile detail and a shower enclosure in brushed nickel.

Residence 4 is the only Celeste home to have a bedroom on the same floor as the living areas. The vaulted ceilings in the living areas add a nice touch to the rooms.

Overall, I thought residences 3 and 4 were laid out better than residences 1 and 2 because their living areas flowed better, and the spacious lofts are a little more versatile. I wish residences 2 and 4 included coat closets and more storage options.

 

 

 

 

 

 

Orchard Hills – Alta Vista Collection Review

A few months ago, I reviewed the Bella Vista collection in Orchard Hills. This week, I finally made it back to view the Alta Vista collection, another set of luxury homes set high up in the hills. Built by Toll Brothers, the six residences range from 4,558 – 7,197 square feet, with 4 – 9 bedrooms and 4.5 – 9.5 baths. All homes have two separate 2-car garages, except the Acacia plan, which has one 3-car tandem garage. Elevations include Italiante, Tuscan, and Spanish Colonial. The average lot size is about 11,400 square feet. Only the Savona, Lucido, and Oceano plans are modeled, but tours can be arranged for the Collina, Acacia, and Castello homes. Some of these homes have similar floor plans that the Toll Brothers used in the Enclave in Yorba Linda. Interactive, virtual tours are also available online for all six models. The estimated move-in time is approximately one year from purchase.

 

Included Features
Because these are luxury homes, there are numerous options for upgrades and customization. The standard features are high-end as well. All homes include 8’ Carrara® 2-panel, smooth finish doors with detailed casing and chrome hardware; 8’ Jeld-Wen® insulated front-entry doors with Baldwin® hardware; Superior Shaw® stain-resistant carpets in great room, dining room, hallways, stairs, bedrooms, bonus rooms, and office; 5 ¼” baseboards and full cased windows; elegant foyer with 20’ ceilings; 10’ ceilings throughout home; white, cast-iron sink with upper and lower cabinets in laundry room; and 17” ceramic tile flooring in foyer, kitchen, breakfast nook, laundry room, and all bathrooms. Construction and landscaping highlights include 6’ tall side and rear walls in block wall, glass, wrought iron, or a combination of two; Eagle® concrete roof tile in a blend of colors; energy-efficient Anderson® 100-series windows; fire sprinkler system; fully-finished garages; high-efficiency dual Carrier® air conditioning units and heaters with separate controls; energy-efficient exterior wall insulation; subfloor system optimized for a more stable, quiet floor; dual tankless water heaters with demand controlled recirculating system controllable at kitchen, laundry, and all bathrooms; and gas stub at laundry room and backyard.

The kitchens include maple wood cabinetry with adjustable shelves, designer crown molding, and light rail trim detail at bottom; granite slab countertops with 6” backsplash and full splash at cooktop; stainless steel Wolf® appliances, including a 48” range with six burners and decorative precast hood, dual ovens, and microwave; and Kohler® vault single-bowl undermount stainless steel sink with garbage disposal and Kohler Bellera chrome pull-out spray faucet.

The bathrooms include Kohler vanities; Kohler Devonshire chrome faucets; sold surface countertops with 6” tile at tub and shower surrounds; and a Kohler Devonshire pedestal sink in powder room.

Finally, the homes include a security system with 24-hour monitoring with purchase of 3-year monitoring program; structured wiring package for telephone, cable TV, and internet; water conserving features; electronic smoke and carbon monoxide detectors; two homebuyer orientation/inspection sessions; and a 10-year limited warranty program.

Basic Neighborhood Financial Information
Approximate HOA Dues: $280 per month
Base Property Tax: 1.05%
Overall Tax Rate: Approximately 1.4% (see associate for complete details)
Solar Lease Payment: Approximately $142 per month
Current Pricing:
Lucida – not available in current phase
Acacia – $3,644,995
Castella – ranges from $3,114,995 – $3,782,985
Savona – ranges from $2,895,785 – $3,757,035
Collina – $2,717,345
Oceano – $3,579,995
Schools
Students living in Alta Vista will attend schools in the Tustin Unified School District. Currently, students in grades K – 4 attend Hicks Canyon Elementary School and students in grades 5 – 8 attend Orchard Hills School. However, beginning in the 2018-19 school year, Orchard Hills School will finally serve students in grades K – 8 as originally planned. Students in grades 9 – 12 attend Beckman High School.
Lucido
4,558 – 5,824 square feet
4 – 5 bedrooms, 4.5 – 5.5 bathrooms
4-car garage
Office
Casita
Bonus room
Optional bed/bath 5 at office
Optional parent suite at casita + office
Optional conservatory
Optional master retreat
Optional prep kitchen at pantry
Pricing: No homes available in current phase; only 1 – 2 total Lucido homes remaining

The Lucido is a single-story home and, due its popularity and limited number of lots, is almost sold out. There are two, 2-car garages, one on each side of the driveway, with the doors facing each other and windows facing the street. Upgrades throughout the model, including flooring, window and wall treatments, counters, cabinetry, lighting, built-ins, tile work, and all decorator’s items.

 

Lucido has a private casita behind the garage on the right. It has a private entrance off the driveway. The room measures 14’ x 13’ and has two windows facing the side of the house. A cased opening leads to the bathroom. The vanity has two sinks, each with its own set of cabinets and three shared drawers. The shower is through a separate door on the right. The walk-in closet is on the left and has an upgraded organizer system.

Inside, the foyer isn’t as grand as in the other homes, but it still has space for a table on the left.

The office is on the right. It is open to the hallway but has an option for double doors. There is one window facing the street and another facing the front porch. The room measures 19’ x 11’1” with a 14’6” coffered ceiling. One wall has upgraded shelving. There is an option for a door at the back of the room, which would lead to another hallway outside the master suite.

There is an option to convert the office into a fifth bedroom and bathroom. The bedroom portion would be only about half the size of the office. A cased opening would lead to a double-door closet on the right and the bathroom on the left. The bathroom has a small vanity with a single sink and a shower. There would be a doorway at the back leading to the other hallway.

Another option converts both the office and the casita into a private living suite. The office would convert to the living area of the suite. It would have a private entrance from the driveway and an inside entrance off the foyer. The back wall would have a kitchenette with a long counter, sink, and mini refrigerator. The bathroom would be between the living room and bedroom. It would be in the same location and the same size as the standard casita bathroom, but the entry would be from the hallway and not from the bedroom. Also, the walk-in closet would be accessed from the bedroom, not the bathroom. The private suite bedroom would be slightly smaller than the casita, but in the same location.

Moving farther back through the foyer, a doorway on the right leads to a hallway. There is an art niche on the left. On the right, there is a coat closet, base linen cabinet, and powder room. The model shows an upgraded vanity instead of the standard pedestal sink. Homes with a back exit off the office or optional bedroom 5 would not have the linen cabinets, as this is where the door would be. The bed/bath 5 option also shrinks the coat closet a little.

The master suite is at the end of the hall. The bathroom is on the right, with a set of base linen cabinets just outside it. There are two vanities, each with one sink. One is much longer than the other. The shower is at the back of the bathroom and is long and narrow. There are seats and showerheads at each end. The 6’ freestanding bathtub is in a niche in another corner.

The walk-in closets are in a hall between the bathroom and bedroom. The one on the left is 11’7” x 11’ and is shown with upgraded organizers. The one on the right is only about 1/3 the size of the other.

 

The master bedroom is at the back of the house. It is 19’7” x 17’9” and has a 12’6” coffered ceiling. It comes standard with two windows on the side and three at the back, though the model shows the sliding doors at the back instead. One wall has an upgraded, built-in entertainment unit.

The model has a private, outdoor living area behind the master bedroom. The area is fully walled-in but with an open roof and a door leading to the backyard. There is an option for an indoor retreat in the same space. It would have a wall between the bedroom and retreat, with cased openings on each side. There would be two windows on the right, three at the back, and sliding doors on the left opening to the backyard.

The great room is at the end of the main foyer/entry hall. It is huge, at 30’ x 29’ and has a 16’ ceiling. One wall has a fireplace with an option for a 60” fireplace. The model includes the optional wetbar in the corner. The walk-in bar area has granite counters, multiple lower refrigerators, a sink, base cabinets, and a built-in wine rack on two walls. The great room comes standard with windows facing the backyard but has an option for sliding doors, as seen in the model.

The kitchen is to the left of the great room. It is 20’1” x 17’6” and has a wedge-shaped island with seating on the rounded side. Another side has cabinets and drawers and the other has the sink and dishwasher, with an option for a second dishwasher. As in all other Alta Vista homes, there is an option for a T-shaped island instead.  One wall of the kitchen has the refrigerator and microwave, plus an upgraded built-in oven seen in the model. The other wall has the cooktop and oven, plus most of the counter and cabinet space.

There is a walk-in pantry behind the kitchen. It is quite long and is shown with upgraded shelves in the model. There is an option to convert the pantry to a prep kitchen. It would have a sink, refrigerator, and cooktop, plus counters and cabinets.

The dining room is at the back of the kitchen. It is 2’1 x 9’ with a 12’ ceiling. The model shows the extended cabinets from the kitchen through to the back of the dining room. The back wall has sliding doors leading to the outdoor living space. There is an option to convert the outdoor room to an indoor conservatory.

The model included a kitchen in the outdoor living room. It has two mini fridges and a cooktop with a griddle. Though the model doesn’t show it, there is an option to extend the outdoor living space all the way behind the great room. There is also an option for a fireplace in the outdoor room. The backyard in the model has a pool and a patio with a fireplace.

 

Doorways off the foyer and behind the walk-in pantry lead to a hallway on the left side of the house. The laundry room is off this hall, with a sink, base cabinets, side-by-side machines, and upper cabinets above the machines.

Bedroom 2 is across from the laundry room. It is 15’ x 11’8” and has two windows facing the side of the house. An open doorway leads to the bathroom. The vanity is on the left, with a single sink and several cabinets and drawers. The closet is across from the vanity. A separate doorway leads back to the shower/tub combo.

There is a bonus room at the end of the hall. It is 18’ x 15’ with an 11’ ceiling. The model shows a built-in entertainment center on one wall. It has one window facing the front porch and another facing the driveway.

Bedroom 3 is off the bonus room. It is 15’ x 11’4” and has two windows facing the side of the house. The model shows upgraded built-ins surrounding the bed on one wall. The bathroom has a similar setup to the one in bedroom 2. The vanity is the same and the closet is across from it. The model shows just a shower instead of a shower/tub combo.

There is a drop zone off the back corner of the bonus room. It is shown with a built-in counter, drawers, and dog bed. The drop zone has a door leading to the other garage.

Whether you choose the casita or the private living suite, this home has a room with a private entrance, making a great spot for a multi-generational family or an in-home office. The master suite is in the opposite corner of the home from the other bedrooms, offering a lot of privacy, but maybe not great for a family with very small children. This house has a great mix of bedrooms and common living areas, plus flexibility to add more bedrooms or sitting rooms if needed.


Acacia

5,578 – 7,134 square feet
5 – 6 bedrooms, 5.5 – 6.5 bathrooms
3-car tandem garage
Office
Bonus room
Optional private living suite at office and garage
Optional hobby room at garage
Optional conservatory at great room/outdoor living area
Optional retreat or optional deck at master bedroom
Optional prep kitchen
Price in current phase: $3,644,995

Acacia is one of the homes that isn’t modeled, but tours can be arranged to see one of the homes currently under construction. It is the only model with a 3-car tandem garage instead of two, 2-car garages. Some of the floor plan alterations eliminate the spot for the third car.

When you enter the home, the dramatic foyer has a 22.5” coffered ceiling and a curved staircase on the left. The coat closet and powder room are on the right, just past the dining room.

The dining room is just to the right of the foyer. It measures 16’9” x 16’9” and has two or three windows facing the street, depending on the elevation. An area at the back of the room offers space for a china hutch or built-in unit. There is a butler’s pantry connecting the dining room to the kitchen. The butler’s pantry has options for a sink and/or dishwasher.

The kitchen is quite large, measuring 27’7” x 11’6” plus a nook that adds another 10’4” across the back of the room. The large center island has a dual basin sink and one dishwasher, with an option for a second dishwasher. The standard island is rectangular, but there is an option for a T-shaped island instead, which would have extra seating. One wall has the cooktop in the center with the ovens below it, and counter space on both sides. The other wall has the microwave and space for a very large refrigerator. There is a back kitchen with a long counter for a prep area, numerous lower cabinets, and optional upper cabinets. There is direct access to the garage from the back kitchen. There is also an option for a prep kitchen instead of the standard back kitchen; the layout would stay the same, but it would add a cooktop, sink and refrigerator. Both options have two doorways to the kitchen and a walk-in pantry off the back corner. The wall on the left side of the kitchen has French doors leading to a courtyard, with options for an upgraded sliding-door system.

The great room is behind the nook. It measures 26’ x 18’8” and has a gas fireplace on the right side. There is an option for an upgraded 60” fireplace. Sliding doors on the left wall open to the luxury outdoor living space (20’7” x 14’8”) and four large windows on the back wall face the backyard. There is an option for cornerless, stacking doors that stretch along both walls and extend the outdoor living space, so it created an L-shape around the great room. There is also an option to extend the outdoor space without changing the door/window setup. Finally, the last option converts the outdoor living space to an indoor conservatory.

Doorways on each side of the fireplace lead to a back hallway. The office is on the right side and is open to the hall, though there are options for double doors. The room is 15’8” x 11’ with a 9’6” coffered ceiling. Two windows face the side of the house. There is an option to convert the office into a living suite, along with part of the garage. In this option, the office becomes the living area. It has a single, standard door opening to the hall and a kitchenette along the rest of that wall. A hallway off the living area has a walk-in closet on the left and a bathroom on the right. The bathroom would have a vanity with a single sink and a separate door leading to a shower. The bedroom would be at the opposite end of the hall and would have two windows facing the side of the house.  The hall, closet, bathroom, and bedroom area would encompass the space normally occupied by the third-car garage and the garage storage area.

There is also an option to keep the standard office but convert the tandem garage to a hobby room. This large space would have counters along all four walls and would turn the garage storage area into an indoor storage area/closet off the hobby room.

At the back of the hallway, there is a bedroom. It measures 20’ x 12’1” and has windows across the back wall. There is an option to convert these windows to stacking doors leading to the backyard. There is also an option for a single French door on another wall, also going to the yard. A small window on the opposite wall faces the side of the house. The room has an en-suite bathroom with an open doorway to the bedroom. The vanity is across from the door and has a single sink. The shower is through a separate door on the left and the walk-in closet is on the right.

A curved staircase in the foyer leads to the second floor. A big bonus room sits at the top of the stairs and all the other rooms come off it. The bonus room is 24’ x 22’6” and has three windows overlooking the side courtyard.

The secondary rooms are all off the front corner of the bonus room. Bedroom 2 is the largest at 16’6” x 12’8” and it has windows on the front and side of the house. Some elevations have a decorative balcony with French doors instead of windows. The en-suite bath has a single sink and a shower/tub combo. There is a walk-in closet off the bathroom.

Bedroom 3 also faces the front of the house but is set back a little bit from bedroom 2. This room is 15’ x 12’4” and has two windows facing front and one on the side. The en-suite bathroom has a single sink and a shower/tub combo. There is a walk-in closet in the bedroom.

Bedroom 4 faces the side of the house. It is 14’ x 12’5” and has two windows on the side. There is a standard bi-pass closet. The en-suite bath has a single sink and a shower/tub combo.

The laundry room is between bedrooms 3 and 4. It has a sink with counter space on each side and room for side-by-side machines.

The master suite is off the back corner of the bonus room. There is an entry vestibule, with the bedroom off to the left and the bathroom straight ahead. The bedroom is 21’ x 20” and has a 10’6” coffered ceiling. Three large windows face the backyard and two more face the outdoor living space.

There is an option for a master retreat that would sit above the outdoor living space (or conservatory, depending on the option chosen downstairs). It would be fully open to the bedroom and would have windows on all three walls. Another option allows for a deck in place of the retreat. It would be quite large and accessible only from the master bedroom. There is an option for a fireplace on the deck. A third option allows for a wrapping deck, which would have the full-sized deck on the left and a narrower deck wrapping around the back and overlooking the yard.

The master bathroom has two separate vanities, set perpendicularly to each other on each side of the door. One is longer than the other. There is a 6’ tub with a deck surround that connects to the adjacent shower. Three windows over the tub face the backyard. The shower is a good size and has a full seat on one end. There are two walk-in closets. The first measures 11’5 x 8’7”. The second is 9’x 8’7” and has an extra section in the corner that adds another 5’5” x 5’1”.

The Acacia plan has a lot of options to customize for your living style. The extra living suite is a good feature for multi-generational families. I like the flexibility to choose a conservatory for those who prefer more space inside than out.

Savona
5,939 – 7,129 square feet
5 – 7 bedrooms, 5.5 – 6.5 bathrooms
4-car garage
Bonus room
Optional bed/bath 6 + tech space at bonus room
Optional suite at bedroom 5 + outdoor living space
Optional conservatory at outdoor living space
Optional prep kitchen at pantry
Price in current phase ranges from $2,895,785 – $3,757,035

Savona is the first model home that I visited. It has two, 2-car garages, including one at the end of the driveway and one on the right side of the driveway. The one on the right has street-facing windows. There are numerous upgrades found throughout the home, including flooring, paint, window and wall treatments, counters, cabinetry, lighting, built-ins, tile work, and all decorator’s items.

 

Inside, the home has a grand foyer with a 21’9” coffered ceilings. Curved staircases go up each side of the foyer to add to the elegance. The model shows a baby grand piano under one staircase and a table with two chairs under the other.

 

A doorway on the right leads to a short hallway. At the front of the hall, there is a drop zone and access to one of the garages. The model shows an upgraded built-in unit in the drop zone. There is a powder room next to the drop zone with a pedestal sink.

 

Bedroom 5 is off the same hallway. The room is 16’6” x 15’9” and has two windows facing the side of the house. The model has built-in shelves on one wall. Its en-suite bathroom has a vanity with ample counter space. The shower is through a separate door. There is also a walk-in closet off the bathroom.

  

There is an option to convert bedroom 5 to a private living suite, which would also occupy some of the outdoor living space. With this option, the powder room changes position in the hallway and the drop zone is eliminated. There is just a small vestibule leading to the garage instead. When you enter the private suite, there is a small laundry area (stackable machines) across from the door. The bathroom is just past the laundry room. The vanity has two sinks and there is a shower. There are linen cabinets just outside the bathroom.

In the suite, the hallway would open to the living room. It would be comparable in size to the standard bedroom 5 but would add a kitchenette along the front wall. The living area would be fully open to the bedroom, which would be a little smaller than the living area. It would have one window on the side and three facing the backyard. There would be a walk-in closet running the full length of the room.

The dining room is directly behind the foyer. This formal space measures 23’7” x 15’1” and has three windows on each of its two full walls. The model shows the option to convert all of the windows to 90-degree pocket doors leading to the large, L-shaped outdoor living space. The pocket door option is not possible with the selection of the private living suite.

There is an option to convert part of the outdoor living space into a conservatory off the dining room.

The dining room is fully open to the kitchen on one side. This kitchen is 21’4” x 18’6” and has two islands. The first has options for a sink and dishwasher on one side and seating on the other. The second has a double sink and dishwasher, with an option for a second dishwasher, and drawers on the opposite side. A final option is to combine the two islands into one large, t-shaped island. One wall of the kitchen has the refrigerator and microwave, with just a very small counter next to the fridge. The longer wall has a huge counter that extends into a prep area in the corner. The cooktop and oven are on this wall as well. The walk-in pantry is off the prep area. There is an option to convert the corner of the prep area and the full pantry into a prep kitchen, with counters, cabinets, a sink, and a refrigerator. Throughout the kitchen, the cabinetry, counters, and some appliances are upgraded.

A short hallway in the front corner of the kitchen leads to a coat closet and access to the second garage.

The kitchen doesn’t have a breakfast nook. However, the t-shaped island option would offer seating in the kitchen and the dining room is adjacent. The great room is on the other side of the kitchen and has enough space for a casual dining table if desired.

The great room measures 21’7” x 21’4” and has a fireplace on the left wall. There is an option for a 60” fireplace. The room comes standard with three windows facing the back and pocket doors on the side. The model shows the upgraded pocket doors leading to another outdoor living room. The model also shows built-in window seats on each side of the fireplace.

In this home, the standard luxury outdoor living space is an L-shaped room that surrounds the dining room on two sides. The longer part of the L is 41’9” x 13’4” and the shorter side is 18’3” x 17’. There is an option for a fireplace in the corner. The model shows an outdoor kitchen, with a wine cooler, fridge, and grill.

 

The backyard shows off some of the possibilities with the huge Alta Vista lots. It has fountains, pools, lawns, patios, and a great view of the city.

On the second floor, the two staircases meet on a landing at the entrance to the bonus room. The room is 23’1” x 17’1” and comes standard with three windows facing the backyard. The model shows the optional rear deck and pocket doors. The room also has two alcoves. The model shows a built-in desk in one and a wetbar in the other.

 

There is an option to convert the bonus room to a sixth bedroom. It wouldn’t be as deep as the bonus, as there would be a tech space in a small loft outside the room. The bedroom would have a closet along one wall. The back wall would have windows facing the backyard without an option for a deck. The en-suite bathroom would have a vanity with a single sink and a shower/tub combo.

A hallway along the right side of the second floor leads to three secondary bedrooms.

Bedroom 3 is in the center of the hall. It is the smallest room at 15’ x 12’2” and has two windows facing the side of the house. The model shows built in shelves and cabinets on one wall. The walk-in closet and bathroom are next to each other on the opposite wall. The bathroom has a sink with a very small vanity and a shower/tub combo.

Bedroom 4 is at the front of the house. It is by far the largest room, measuring 20’4” x 12’3”, so it could work as a second master suite. French doors open to a long, covered balcony. This elevation (Tuscan) has a larger balcony than the other two elevations. The room has additional windows on each side of the French doors and one more on another wall. The model shows a built-in entertainment unit that fills another wall. The walk-in closet is in a small vestibule just inside the entry to the room. The bathroom has a very small vanity and a shower/tub combo.

There are built-in linen cabinets outside the entrance to bedroom 2. There is an option for upper cabinets, though they aren’t shown in the model.

Bedroom 2 is 15’6” x 13’5” and has two windows facing the side and two more facing the back. There are several upgraded built-in shelves and cabinets throughout the room. The room has a walk-in closet and an en-suite bathroom. The vanity in this room is larger than in the other secondary rooms but still only has one sink. There is a shower/tub combo. If you opt for bed/bath 6 instead of the bonus, that bathroom would be a mirror image of this one.

The master suite runs along the left side of the house. The laundry room is just across from the bedroom. It has a very long counter with upper and lower cabinets, a sink, and a few drawers. There is space for side-by-side machines. The model shows the optional door connecting the laundry room to the master closet. The closet is bigger than the secondary bedrooms, measuring 25’2” x 10’9” and coming standard with the shelves under the windows. The rest of the built-in organizers are an upgrade.

 

The door to the bathroom is at the other end of the closet from the laundry room door. The master bath has two large vanities, each with one sink and several cabinets and drawers. The model shows an additional vanity between them. The 6’ freestanding tub is across from one vanity and the large shower is across from the other. There is a short vestibule between the bathroom and bedroom, which includes lower linen cabinets and has an option for uppers. The model shows an upgraded linen unit.

The master bedroom is 21’4” x 18’ with a 10’6” coffered ceiling. It has two windows facing the side of the house. There is a partial wall in the center of the room, with cased openings on each side leading to a retreat. This wall holds the optional two-sided fireplace. The opposite wall shows an upgraded built-in unit.

The master retreat is 21’4” x 11’5” with a 10’6” coffered ceiling. The model shows the two-sided fireplace and has an upgraded built-in for the TV above it. Each of the side walls has a small window. The model also shows the optional deck, which converts the three back-facing windows to pocket doors. The deck is a good size and has a great view. Almost every Alta Vista lot will have a nice view, with some seeing the city and others the mountains.

The Savona home has a good layout and lots of versatility. With all of the pocket doors downstairs, it makes the first flow smoothly from inside to outside. The ability to convert bedroom 5 to a private suite or to add a conservatory off the dining room provides good options for those who prefer extra indoor space.

 

Collina
5,883 – 6,901 square feet
5 – 6 bedrooms, 5.5 – 6.5 bathrooms
4-car garage
Family room + living room
Bonus room
Master retreat
Optional bed/bath 6 and tech space/loft at bonus room
Optional office or formal sitting room at bed/bath 5
Optional conservatory at outdoor living space
Optional prep kitchen at pantry
Price in current phase: $2,717,345

Collina is another plan that isn’t modeled, but can be seen under construction if you request a private tour. The home is also similar to Capistrano at Enclave in Yorba Linda. All three elevations have a covered porch in front. The driveway is on the far right side of the house, with one 2-car garage on the left side and another 2-car garage at the end. The one on the left has three windows that face the front of the house, so it looks more like a room than a garage when seen from the street.

Unlike most Alta Vista homes, this one doesn’t have foyer that is open to the upstairs and it’s a much smaller entryway overall (though still a good size). A doorway on the right leads to a coat closet, the powder room, a space with optional cabinets, and a door leading to the garage. On the inside, both garages are connected.

Bedroom 5 is on the left side of the foyer. When you enter, there are bi-pass closets on both sides of the entry vestibule. The bedroom is 19’ x 11’8” and has windows on three walls. The en-suite bathroom has a single sink and a separate doorway leading to the shower.

There is an option to convert bedroom 5 to either an office or a formal sitting room. With the office, the closets and bathroom would be eliminated, making the room much wider. It would be open to the foyer with an option for double doors. There would be two storage areas at the front of the room, beneath the windows that face the porch. The other two walls would each have three windows. The formal sitting room would also be open to the foyer and would not have an option for doors. It would be the same width as the office, as it also eliminates the closets and bathroom. It wouldn’t have the storage at the front, so it would have the full 19’ of length as the bedroom.

The foyer opens to the formal dining room. It is 18’9” x 15’ and has a 21’5” ceiling. There are staircases at the front and back of the room. The wall on the left has two windows and French doors leading to a courtyard. There is an option for stacking doors to the courtyard instead. On the right side of the room, there are storage closets beneath each staircase and a doorway leading to the butler’s pantry. The butler’s pantry has a long counter and a walkway to the kitchen.

The breakfast nook is closest to the butler’s pantry. It is open to the living room on the left, with the rest of the kitchen on the right. The island holds the sink and dishwasher, plus an optional second dishwasher. There is also an option for a T-shaped island that extends into the nook.

In the kitchen, the wall that borders the garage has a long counter, a wide refrigerator space, the microwave, and several cabinets. The wall on the side of the house has more counter space with the oven and cooktop in the middle. The back wall has sliding doors leading to the luxury outdoor living space. A doorway in the front corner of the kitchen leads to a drop zone, walk-in pantry, and access to the garage. The drop zone would have built-in lower cabinets and optional uppers. The pantry can be converted to a prep kitchen with a sink and refrigerator.

The living room is to the left of the kitchen and is also accessed by walking straight through the dining room from the foyer. It is 24’ x 17’8” and has three windows facing the backyard, with an option for pocket doors instead. The room has a fireplace on the left side with an option for a 60” fireplace instead.

There is another family room on the left side of the living room.  Cased openings on each side of the fireplace lead to the room. The family room is 17’1” x 17’1” and has windows on three walls. The walls facing the courtyard and backyard each have an option for pocket doors in lieu of the windows.

The outdoor living space is 24’6” x 13’ and is accessed from the kitchen. It has an optional fireplace on the right side. The outdoor space can be extended across the back of the house, stretching behind the kitchen, living room, and family room.

Another option converts the standard outdoor living room to an indoor conservatory. It would become a large room at the back of the kitchen.

The two staircases in the dining room each turn inward, so they meet in the middle at the entrance to the bonus room. There are niches along the back staircase. The bonus room is 26’2” x 17’7” and has windows over the back garage and on the side of the house. The back wall of the bonus room has a niche that would be perfect for a built-in unit. A doorway off the front corner of the bonus room leads to the secondary rooms, while a doorway at the back leads to the master suite.

There is an option to convert the bonus room to a sixth bedroom and bathroom. It would still have two windows facing the front and two on the side. The niche would become a closet with two sets of doors. The bathroom would have a single sink and a separate door leading to the shower/tub combo. With this option, there would be a tech space at the top of the stairs, with the other bedrooms coming off this tech area.

The secondary rooms come off a long hallway. The laundry room is at the beginning of the hall. It has a counter, a sink, and space for side-by-side machines. The next doorway leads to a walk-in linen closet and bedroom 4. The entry to the bedroom is a hallway with a walk-in closet. The room itself is 14’8” x 12’ with windows on two walls. Some elevations have French doors leading to decorative balconies. The en-suite bathroom has a single sink and a shower/tub combo.

Bedroom 3 is the next room off the hallway. It is 13’3” x 12’ and has just two windows facing the front. The en-suite bathroom has an open doorway with the vanity across from it. A door on the right leads to the shower/tub combo and one on the left is for a walk-in closet.

Finally, bedroom 2 is at the end of the hall. The long entry vestibule has the walk-in closet on the left and the en-suite bathroom at the end. The bathroom has a single sink and a shower/tub combo. The bedroom is 15’2” x 13’3” and is the largest secondary room. There are two windows facing the front and two more on the side.

The massive master suite spans the back of the house, occupying as much space as the kitchen, living room, and family room combined. The bedroom is just off the bonus room. It is 24’1” x 23’6” with a 10’6” coffered ceiling. The entire back wall has windows and there are two more on the right. The front wall has a wide niche with a 9’ ceiling, offering space for a built-in unit. There is an option to add a deck off the back of the room. It would have pocket doors and an optional fireplace.

A doorway on the left side of the bedroom leads to the retreat. This separate room is 19’1” x 14’3” and has a space for a built-in unit. There are two windows facing the backyard.

The bath is on the left side of the retreat, with one vanity on the shared wall with the retreat and the other across from it. A freestanding, 6’ soaking tub sits in the middle of the room. The huge shower stretches across the entire bathroom and has seats at each end. Another door on the left of the bathroom leads to linen storage and the 19’1” x 11’1” walk-in closet.

The Collina home has a great amount of common rooms. All floor plans include the living room and family room, with options for a bonus room, formal sitting room, and/or conservatory offering more common living space.

Oceano
6,223 – 6,978 square feet
5 – 7 bedrooms, 5.5 – 6.5 bathrooms
4-car garage
Office
Bonus room
Parent suite
Master retreat
Optional 2nd master suite at family room + parent suite
Optional guest suite at office + walk-in pantry
Optional formal dining at office
Optional conservatory at outdoor living space
Price in current phase: $3,579,995

The Oceano home has two, 2-car garages, one on each side of the driveway, with the doors facing each other and windows facing the street. Upgrades throughout the model, including flooring, window and wall treatments, counters, cabinetry, lighting, built-ins, tile work, and all decorator’s items.

As in Savona, the huge foyer has a 22’5” coffered ceiling and a staircase on each side. The model includes the upgraded open tread option and has glass walls on the stairs, giving it a much more modern look.

 

A doorway on the right side of the foyer leads to the office. Just outside the office, there is a drop zone with a set of base cabinets and access to one of the garages.

The office is 14’6” x 12’8” and is open to the hall, though there is an option for a double door. The model shows built-ins on two walls, one of which has a nook with a 9’ ceiling. The office has two windows facing the side of the house. There is an option to convert the windows to stacking doors.

The office can be converted to a formal dining room. In this layout, the room becomes a little bigger, starting just through the foyer doorway instead of having a hallway. The drop zone would be off the dining room. There isn’t an option for stacking doors in lieu of windows in the dining room.

A final option converts the office and the walk-in pantry in the kitchen to a guest suite. With this option, the hallway stays intact, but the wall with the alcove is pushed back a little, encompassing a garage storage area from the standard floor plan. It also shrinks the walk-in pantry by several feet, though it isn’t eliminated completely. The bedroom would have two single-door closets along that wall, though each is pretty small. The opposite wall would have an en-suite bathroom, with a very small vanity and a shower.

Whether you choose the office, formal dining room, or guest suite, there is a walkway between the room and the kitchen. There is an option for cabinets, and the model shows a further upgraded organizer. The model has the door to the walk-in pantry in this hallway, though the standard floor plan has it off the prep area in the kitchen. The change in the model is because the prep area was converted to a back kitchen.

 

The kitchen is 19’6” x 12’7” with a large island. There is seating on one side and the sink and dishwasher on the other. This island shows the option for a double dishwasher. You can also select the expanded, T-shaped island. The cooktop and oven are behind the island. There is a small counter and a few drawers on each side. The longer wall has the microwave and refrigerator space, which the model shows with a built-in fridge. There is normally just a short counter next to the fridge, but the model includes the optional cabinets that extend through the nook.

 

The prep area in the corner of the kitchen comes standard with counters and base cabinets. The model shows the back kitchen instead. This has a double-basin sink, cooktop, and refrigerator, along with a lot of cabinets and drawers. The standard kitchen doesn’t have as many cabinets as in many other models, so it’s good to have the extra space in the back.

The dining nook is 19’6” x 11’9” and has one wall that is open to the outdoor living space. Another wall is filled with the extended kitchen cabinets. The third wall is open the living room. There is an option to convert the outdoor living space to a conservatory, creating a new indoor room behind the nook.

The living room is 28’2” x 23’3” and has a 22’5” coffered ceiling.  It is open to the dining room on one side and the foyer on another. The room is so large that the model includes another large dining table. The standard room has windows facing the backyard. There are options for either pocket doors or a glass wall with a single French door at each end. The dual-sided fireplace could be replaced with a 60” upgraded fireplace.

The outdoor living room has an upgraded built-in kitchen with a fridge and grill. There is also an option for a fireplace along that wall. The yard is quite large and has great views. There is a second outdoor living room on the other side of the yard. This one is shown with a pool table and TV plus a bar area. There is an option for a fireplace in this one, too.

The family room measures 22’2” x 19’6” and has windows along one wall and pocket doors on another. Upgrades include the dual-sided fireplace and wine racks, as well as the entertainment unit. A doorway in one corner connects the family room to the living room.

A doorway on the left side of the foyer leads to a coat closet, access to the second garage, and the powder room, which is shown with an upgraded vanity in lieu of the pedestal sink.

Oceano comes standard with a living suite. The living areas is 12’5” x 12’3” and includes a kitchenette with a sink and mini fridge. Two windows face the side of the house. The sleeping area is 14’9” x 12’ and has two windows on the side that could be upgraded to pocket doors. One wall has a closet with double doors. A cased opening leads to the bathroom, with the vanity across from the doorway. It has a single sink with counter space on each side and several cabinets and drawers. The shower is through a separate door. It doesn’t have a bench or seat but does have a shampoo niche.

There is an option for a full master suite downstairs, resulting in a significant modification to the floor plan on this side of the house. The powder room would become smaller and there would be linen cabinets outside of it. The living area of the parent suite would become a private bedroom. It would have two windows on the side, a walk-in closet, and a bathroom with a single sink and a shower.

The new master bedroom would occupy the space of the standard family room. It would have two windows on the side and pocket doors to the outdoor living space. The master bath and walk-in closet would occupy the space taken by the bedroom in the private suite in the standard floor plan. The bathroom would have two vanities, each with one sink, with the tub between them. The shower and walk-in closet would be across from the vanities. Choosing this master suite option in lieu of the standard private suite eliminates both the family room and the private living room, but adds the extra bedroom and bathroom.

On the second floor, a walkway with glass walls connects the two staircases, looking down onto the foyer from one side and the great room on the other.

The laundry room is on the left side. It has linen cabinets with optional uppers just outside the room. Inside, there is a sink with several base cabinets and side-by-side machines with upper cabinets.

The master suite is just off the linen area. There is a sitting area open to the bedroom that measures 14’3” x 11’ and has another window on the side. The model shows an upgraded bar with two mini refrigerators.

The bedroom is 21’ x 20’7” with a 10’6” coffered ceiling. It has three large windows facing the backyard and two more on the side. One wall has an upgraded built-in unit with drawers and shelves. The model shows the optional deck and pocket doors. The deck has an option for a linear fireplace. Glass walls enhance the view.

   

The two walk-in closets are off a hallway that leads back to the master bathroom. The first closet is 12’4” x 9’9” and the second is 10’3” x 7’3”. Both are shown with upgraded built-in organizers. The master bath has two vanities on opposite walls, each with a single sink and several cabinets and drawers. One vanity is L-shaped with space for a seat, which isn’t on the floor plan, so it is probably an upgrade. The 6’ freestanding bathtub is in the middle of the room with the shower behind it. The shower stretches across the whole room, with a “drying area” and bench at each end and two showerheads in the middle.

The bonus room and three bedrooms are on the right side of the second floor. The bonus room is at the back of the house, with four windows on one wall and two in the other. The model shows the optional deck and pocket doors off the back. The bonus room is 21’3” x 18’ and has a glass wall overlooking the great room. There is upgraded shelving on one wall.

 

There is an option to convert the bonus room into another bedroom and bathroom. The total space would be the same size, with the bathroom running along the side that normally overlooks the great room. The bedroom would have two windows facing the back and one on the side. The front wall would have a double-door closet. The bathroom would have a good-sized vanity and a shower/tub combo.

Bedroom 2 is next to the bonus room. The entry vestibule has the bathroom on the left and closet on the right. The bathroom has a vanity with one sink and a shower/tub combo. The bedroom is 12’3” x 11’7” and has two windows on the side. This is the smallest bedroom in the house. Upgraded built-ins surround the bed.

   

Bedroom 3 is the next room down the hall. It is 14’7” x 11’4” and has two windows on the side. The double-door closet is just inside the room on the left. The bathroom has a small vanity and a shower/tub combo, though the model shows just a shower.

Bedroom 4 is at the front of the house. It is 15’6” x 12’9” with three small, high windows facing the street and two regular windows overlooking the driveway. This room has a walk-in closet and is shown with a built-in desk and shelving unit. The bathroom has a large vanity and also shows a shower in lieu of the standard shower/tub combo.

This home has the most modern feel of all the Alta Vista plans, though some of that is due to the chosen upgrades. With the five standard bedrooms and options to have up to seven, it can easily sleep a large family or multi-generational family. There is plenty of common space, with the great room, family room, bonus room, office, the living area in the private suite, and the optional conservatory.


Castello

5,795 – 6,813 square feet
5 – 7 bedrooms, 5.5 – 6.5 bathrooms
4-car garage
Office
Bonus room
Optional suite at office + bedroom 5
Optional conservatory at outdoor living space
Optional prep kitchen at pantry
Price in current phase ranges from $3,114,995 – $3,782,985

Castello is the final plan that isn’t modeled, though a private tour can be arranged. It is similar to Cassero at Enclave in Yorba Linda. The home has two separate 2-car garages; unlike the Collina home, they aren’t connected on the inside. One has an entrance facing the driveway, so three windows in the garage face the street. The other garage has an extra 7’8” x 6’6” storage area.

Inside, there is a two-story foyer with a dome ceiling. There is a wide staircase on the right side and an entry to the dining room and great room across from the front door. The doorway on the left side of the foyer leads to the office and bedroom 5. There is a small coat closet just to the left of the foyer.

The office is straight across from the foyer. It is open to the hall with an option for a double door. The room is 14’7” x 12’3” with a 9’ coffered ceiling. It has two windows facing the side of the house. There is an option to convert the windows to stacking doors, but there isn’t a real courtyard or anything on the side of this residence.

The hallway leading back to the bedroom has a powder room off the left side. It comes standard with a pedestal sink. The hall continues to a drop zone and access to one of the garages.

Bedroom 5 is on the right side of the hall. It is 15’ x 12’4” and has two windows facing the side of the house. The en-suite bathroom is open to the bedroom, with the vanity straight through the doorway. The shower is through another door on the left and the walk-in closet (6’ x 5’1”) is on the right.

There is an option to convert the office and bedroom into a private living suite. With this option, the coat closet in the hallway is eliminated and the orientation of the powder room is changed. It also takes away the hallway and drop zone; instead, the garage goes directly into the living area of the private suite. The suite would also have a private entry from the driveway.

In the private suite, the living area is where bedroom 5 is in the standard layout. It is wider, as it encompasses the space occupied by both the bedroom and the drop zone. It has three windows facing the side of the house. The opposite wall has a kitchenette. The bathroom is between the living area and sleeping area. It is a lot smaller than in the standard floor plan, with the vanity and shower in the same room. Instead of a walk-in closet, there is a washer and dryer. The sleeping area is on the opposite side of the bathroom, where the office is in the standard layout. It is similar in size to the office and can have either windows or stacking doors on the side. The opposite wall has a closet that spans the length of the room.

The dining room is straight across the foyer from the front door. It measures 18’6” x 18’1” and is open to the kitchen on one side and the great room on the other. The dining room has three large windows facing the backyard. There is an option for pocket doors in lieu of windows.

The great room is 22’6” x 18’6” and has a fireplace on the far left. As in the other residences, there is an option for a 60” fireplace. The room has large windows facing the backyard with an option for a sliding door system.

The kitchen is on the right side of the dining room. It is 16’9” x 16’2” and has an additional 16’2” x 12’8” breakfast nook. The large island has a double sink and dishwasher, with an option for a second dishwasher. The island can be converted to a larger t-shaped island with additional seating. One wall of the kitchen holds the microwave and refrigerator, along with some counter space and cabinetry. The other wall has the cooktop and oven, with a little counter space on each side. Doorways on each side of this counter lead to the back kitchen area.

The back kitchen has a long counter across the side wall with lower cabinets and optional uppers. It has options for a cooktop, sink and dishwasher as well. There is a walk-in pantry at the back, with an option to convert the pantry to a prep kitchen. At the front end of the back kitchen is a drop zone leading to the other 2-car garage. The drop zone has a storage closet under the stairs.

The nook is at the back of the main kitchen. There is an option for cabinets along one wall. It comes standard with a window facing the backyard and pocket doors leading to the luxury outdoor living space.

The outdoor space is 24’6” x 12’5” with an optional fireplace on the right side. There is also an option to extend the outdoor room across the dining room and great room. With the extended outdoor room, you cannot have pocket doors leading out from the dining room. The final option for the outdoor room is to convert it to a conservatory. This would be an indoor room off the nook. It would have windows on two walls and sliding doors on the third.

On the second floor, the bonus room is open to the staircase. It measures 20’9” x 14’8” and has two windows facing the side of the house plus another overlooking the driveway. Two of the elevations have covered balconies overlooking the driveway, while the Tuscan elevation just has windows at the front.

A hallway off the bonus room leads to the secondary rooms. It is open to the foyer and, in some elevations, has French doors leading to a small balcony above the front door. Along the left side of the house, there are three bedrooms. The hallway leading to the rooms has lower linen cabinets with optional uppers and a door to the laundry room. There is a sink with counter space on each side and space for side-by-side machines.

Bedroom 2 is at the back of the house. It is 14’2” x 13’9” and has two windows facing the backyard and one on the side. There is a walk-in closet in one corner of the room. The en-suite bathroom has a vanity with a good amount of counter space and a shower/tub combo.

Bedroom 3 is in the middle of the house, with two windows facing the side, including one in a small alcove in the corner of the room. The bedroom is 13’6” x 13’4” and has a standard bi-pass closet. The en-suite bathroom has a much smaller vanity than in bedroom 2. It also has a shower/tub combo.

Bedroom 4 is at the front of the house. It has three windows facing the street and one on the side. This is the largest bedroom at 15’7” x 13’2” and has a walk-in closet. The en-suite bathroom has a small vanity and a shower/tub combo.

The master suite is on the opposite side of the staircase from the bonus room. The bedroom is 26’2” x 23’7” with a 10’6” coffered ceiling. It has three large windows facing the backyard, two on the side, and one more window on another wall. There is an option for a deck off the back of the room, which has an additional option for a fireplace. There is an option for a door separating the bedroom from the bathroom.

The master bath has two vanities on opposite walls, each with a single sink. There is a 6’ tub in the middle of the room with three windows above it. The shower is across from the tub and, though still a good size, it is smaller than in the other residences. There are two walk-in closets. One is 10’8” x 7’3” and the other is 9’7” x 7’3”.

Overall, this home has fewer options than some of the other Alta Vista residences. The master suite is smaller overall and doesn’t have an option for a retreat. The private suite option on the first floor is appealing, as it has a private entrance and washer/dryer, making it work well as a truly separating living area.
Overall, the Alta Vista collection has six huge, luxurious homes to choose from. Each one has spacious bedrooms, plenty of common living rooms, and great flexibility with the floorplans. There are numerous ways to upgrade the home both inside and in the large backyards.

Portola Springs: Brisa Collection Review

Brisa is the first collection I will review from the newest area of Portola Springs. Built by California Pacific, there will be 124 attached townhomes with four different floorplans. Homes range from 1,231 – 1,538 square feet, with 2 – 4 bedrooms and 2.5 – 3.5 bathrooms. All homes have an attached, 2-car garage at the back of the house along a shared motorcourt. Architectural elevations include Italian Rustic, Italian Formal, Spanish Rustic, and Spanish Formal. The Brisa homes use the same floorplans as the Lantana Collection in Cypress Village.

Included Features
Brisa homes come standard with ceramic tile flooring at entry, kitchen, baths, and laundry; plush carpeting in living areas; two-panel, smooth interior doors with Schlage Andover satin nickel hardware; bullnose corners throughout; LED recessed lighting; structured wiring with enhanced CAT-5E wire to support phone and high-speed internet, multi-media outlet for phone/data at great room, and TV and data outlet at all bedrooms; powder room with Kohler® pedestal sink with Moen Glyde polished chrome faucet and framed mirror; white Thermofoil cabinetry with contemporary-style doors and satin nickel pulls; environmentally-conscious landscaped walkways and common areas; energy efficient dual-glazed Low-E glass vinyl windows; Thermatru Rustic Series front entry doors with Baldwin Del Mar hardware in Venetian bronze and frosted glass at residences 1, 1X, and 2; central air conditioning with programmable thermostat and whole house fan; high efficiency 90% A.F.U.E. gas furnace; tankless water heater; radiant barrier roof; fire sprinklers; and energy saving Solatube daylighting system at select locations. The kitchens include Bertazzoni appliance package in stainless steel with a 4-burner freestanding gas range and microwave/hood; Bosch dishwasher; under-cabinet task lighting; Pental Quartz counters in Clay Pebble with 6” splash and full splash at range; Sterling stainless steel single basin sink with Moen Arbor spot-resistant, stainless steel faucet; and cabinet-depth refrigerator space pre-plumbed for icemaker. The master suites include a stall shower with 3” x 6” matte white tile surround and clear glass enclosure; and a vanity with dual under-mount sinks, cultured marble countertop, and Moen Glyde polished chrome faucets.

Basic Neighborhood Financial Information
Approximate HOA Dues: $333/month ($134 for Portola Springs Community Association and $199 for Brisa Neighborhood Association)
Base Property Tax: 1.05%
AD Tax: $1,600 per year
CFD Tax: $1,700 per year
Overall Effective Tax Rate: Approximately 1.3%
Prices start at $1,457,290 for Residence 1; $1,623,100 for Residence 2; $1,597, 369 for Residence 3; $1,611,369 for Residence 3X

Schools
Students living in Brisa will attend schools in the Irvine Unified School District.  Children in grades K – 6 will attend Portola Springs Elementary School. Loma Ridge Elementary School is projected to open in August 2019 and will replace Portola Springs as the assigned elementary school for all Brisa homes. Students in grades 7 – 8 will attend Jeffrey Trail Middle School. Students in grades 9 – 10 will attend Portola High School, with plans to add grade 11 in August 2018 and grade 12 in August 2019. Students currently in grades 11 and 12 will attend Northwood High School. All boundaries are subject to change.

Residence 1
1,231 square feet
2 bedrooms, 2.5 bathrooms
Phase one pricing: $599,392

Residence 1X
1,496 square feet
3 bedrooms, 3.5 bathrooms
Pricing not available – Residence 1X only available in phases 4 & 5

Residence 1X isn’t modeled and will only appear in phases 4 and 5. It exists in a 6-unit building configuration. The key difference is that residence 1X includes a downstairs bedroom with en-suite bath. The standard residence 1 only has a small foyer on the ground floor, along with direct access to the two-car garage. Upgrades found throughout the model include all flooring, window and wall treatments, lighting, paint, custom built-ins, light fixtures, ceiling fans, and all other decorator’s items.

The second and third floors of Residences 1 and 1X are identical. As you reach the top of the stairs, the dining room is straight ahead. The area could comfortably seat about eight people and has room for a buffet or full china cabinet against the back wall. Sliding glass doors lead to the private deck, which is the home’s only outdoor living space.

The kitchen is adjacent to the dining room. It shows an upgraded Della Terra Quartz countertop and island in County Clare with full height tile backsplash. The cabinets are upgraded to a maple, Shaker-style door in Fog with satin nickel knobs and stacked upper cabinets with glass doors. The Whirlpool refrigerator and Sterling double basin stainless steel sink are also upgrades. The kitchen has a small island with bar seating for two people on one side, and a set of cabinets and drawers on the other. The rest of the kitchen is set up in an L-shape around the island. One wall has the fridge, range, microwave, and a pantry-height cupboard. The other wall has the sink and dishwasher, with a window over the sink facing the back of the home. For a small kitchen, this one actually has a lot of cabinet space and drawers and a decent amount of counter space.

The living room is on the other side of the kitchen. Three windows line one wall, facing the back of the house. The room is small, but a recessed area provides space for a wall-mounted TV or an upgraded built-in unit, as seen in the model. The recessed LED lights and outlet for a designer sconce light are upgrades.

On the way to the third floor, a landing after the second step takes you to the powder room. It shows the standard sink and hardware with an upgraded framed mirror.

The laundry area is at the top of the stairs on the third floor. The side-by-side machines sit behind a pair of plantation-style doors and have a set of cabinets above them. A lower linen cabinet is just across the landing.

Bedroom 2 is on the right side of the landing. It has two windows facing the back of the home and is fairly spacious. The recessed lights are upgraded. The room has a generous walk-in closet and an extra storage nook shown with shelves. The en-suite bathroom has a big vanity with a set of cabinets and two sets of drawers. The tile detail at the vanity splash is an upgrade. The bathroom also includes a standard shower/tub combo.

The master suite is across the landing from bedroom 2. The bedroom is only slightly larger than bedroom 2, so both could serve as master suites in a roommate situation. The master bedroom has two windows facing the front of the house and is shown with upgraded recessed lights and an outlet for a designer fixture. The walk-in closet is smaller than in bedroom 2. There is an option for a door separating the bedroom from the bathroom.

The master bath has a vanity with two sinks, two sets of cabinets, and one set of drawers. The vanity has an upgraded Della Terra Quartz countertop and vanity splash in Grigio Nube. The shower is small and is shown with upgraded 12” x 24” tile and a frameless glass enclosure in chrome.

This home lacks a coat closet and has very little outdoor space. The kitchen is laid out well and the bedrooms are spacious. The phase one pricing for Residence 1 was $599,392. When the identical model in Lantana opened in the fall of 2016, the price was only $528,202, demonstrating just quickly housing prices are rising in Irvine.

Residence 2
1,590 square feet
3 bedrooms, 3.5 bathrooms
Phase one pricing: $720,086

Residence 2 is another three-story townhome. It has the highest square footage of any Brisa home, though this is primarily because it has the extra story. Residences three and four are more spacious. Upgrades found throughout the model include all flooring, window and wall treatments, lighting, paint, custom built-ins, light fixtures, ceiling fans, baseboards, and all other decorator’s items.

When you enter the home, the foyer has a niche for a table or bench near the staircase. Past the bench, the garage access is directly in front of you. The ground-floor bathroom is on the left and the bedroom is on the right.

The bathroom has a vanity with a single sink, one cabinet, and two drawers. The countertop and backsplash are upgraded to Pental Quartz in Cotton White. The cabinets are an upgraded matte white Thermofoil Contemporary-style with oil rubbed bronze cone knobs. The bath fixtures and accessories are upgraded to brushed nickel. The shower has a corner seat and shampoo niche with upgraded tile detail.

The bedroom has just a single window facing the front walkway. The room itself is an average size. It has a double French door-style closet that takes up most of one wall. The recessed LED lighting is an upgrade.

On the second floor, the powder room is at the top of the stairs, so the toilet is the first thing you see when you reach the second floor. This powder room is shown with the standard pedestal sink and an upgraded framed mirror.

As you turn the corner, you face the living room, which is bigger than in residence 1.  It has windows facing the front of the house and a tiny window on the side.  It is open to the dining room, but not as open to the kitchen. The recessed lights are upgraded. The stairs to the third floor are in the corner of the room and have another front-facing window.

The dining room is basically an extension of the living room. It can seat 6 – 8 people comfortably. One full wall could hold a China cabinet. There are windows facing the covered deck.

The kitchen is in the back corner of the second floor. The center island is narrow, with an upgraded microwave and a few drawers on one side. The other side doesn’t have cabinets or seating. I don’t like the low placement of the microwave, which seems to be a regular occurrence in California Pacific Homes designs. The rest of the kitchen forms an L around the island. One wall has the fridge, range, pantry, and most of the cabinets and drawers. The other wall has the sink, dishwasher, and a rear-facing window. This kitchen has a lot more counter space than in residence 1. Upgrades include the cabinetry and knobs, Bertazzoni hood, Bosch microwave drawer, Bertazzoni refrigerator, Pental Quartz countertop and island in Cascade White with full tile splash, Rift Oak Silvermist contemporary-style cabinet doors with oil rubbed bronze cone knobs, and outlets for designer-feature pendant lights at island.

 

The kitchen also has sliding doors that open to the deck, which is wider than in residence 1. The deck also faces the back of the house, rather than the front walk.

There is a hallway at the top of the stairs, with the washer and dryer behind plantation-style doors on the right There are several linen cabinets at the end of the hall, just before the entrance to bedroom 2.

The master suite is at the top of the stairs. The bedroom has a window on one side, and a window and single French door on another. The door leads out to a small deck that faces the front of the house. The walk-in closet is in a corner of the room and is a little bigger than in the last home. It is shown with upgraded organizers and a double-sided mirrored door. Additional upgrades in the bedroom include recessed LED lighting and the outlet for the designer feature light fixture. There is an option for a pocket door separating the bedroom from the bathroom.

The master bathroom has a vanity with two sinks, two sets of cabinets, and three drawers. Upgrades include the Pental Quartz countertop in Cotton White and the tile backsplash. The shower is on the left side of the vanity. It has a bench at the back with a shampoo niche above it. The tile and frameless glass enclosure are upgrades. A separate door leads to the toilet, which has options for linen cabinets above and across from the toilet.

Bedroom 2 is a very large room at the back of the house. Two windows let in a lot of light. There is a 3-door bypass closet and upgraded recessed lighting. The en-suite bathroom has a small vanity and a shower/tub combo. The tile backsplash is upgraded.

I like the living room more in this house than in residence one. It is bigger and more open. The front-facing windows also let in more light, so the room is brighter than in residence one. Pricing on the available phase one home was $720,086. The same model in Lantana at Cypress Village was only $623,609 in October 2016, showing an increase of $60 per square foot in only fifteen months.

Residence 3
1,445 square feet
3 bedrooms, 2.5 bathrooms
Phase one pricing: 727,612

Residence three is a two-story model with its living areas on the ground floor. Upgrades found throughout the model include all flooring, window and wall treatments, lighting, paint, custom built-ins, egg knob interior door hardware in oil rubbed bronze, light fixtures, ceiling fans, and all other decorator’s items.

The foyer is tiny, with no room for a bench, table, or even a shoe rack.

The living room is on the right as soon as you move past the foyer. It’s a little smaller than in Residence 2 but much brighter because it is an end unit. Two arched windows face the front, one faces the front walk, and two more face an interior courtyard. A single French door leads to the yard. The recessed LED lighting is an upgrade.

The dining room is next to the living room. The foyer and courtyard door help to define the space and separate the two rooms. The space is a smaller than in the first two residences. The model shows the optional storage under the stairs, shown here as drawers but with an option for a cabinet as well.

 

The kitchen is behind the dining room. The center island has seating for 2 – 3 people on one side. Unlike its Lantana counterpart, this home has the sink and dishwasher in the island. There is a walk-in pantry in the corner of the kitchen that is modeled with an upgraded frosted glass door and built-ins. The rest of the kitchen forms an L around the island. The fridge is next to the pantry, followed by the microwave, which is again set below the counter. That wall also has good counter space and a few cabinets. The back wall has the stove and oven, along with a few more cabinets and drawers. Upgrades include the appliance package (Bosch 800 Series 5-burner cooktop and convection oven, Broan 600CFM hood, Bosch microwave drawer and dishwasher, Whirlpool refrigerator), full-tile backsplash, frosted doors above the cooktop, outlets for pendant lights, and reverse osmosis water system. The door leading to the garage is on the back wall at the end of the counter.

The powder room is right off the kitchen. It’s larger than usual, with space for an optional linen cabinet. The model shows the standard pedestal sink and upgraded framed mirror. I don’t like the design of having the bathroom right off the kitchen.

The interior courtyard has space for a grill, along with a small table and chairs.

 

All three bedrooms are on the second floor. The staircase ends in a hallway, with the master bedroom to the left and the secondary rooms to the right. Rather than having the staircase include one more step, there is a short part of the hall at one level, then both the left and right wings go up one more step. I don’t like this design at all and remember seeing it in Lantana and feeling it was a bad design then, too.

The laundry area is on the left, just after going up the extra step. There is an option for one upper and lower linen cabinet. The stacked washer and dryer are behind a door right next to the cabinets.

The master bedroom is fairly small, with just enough space for a queen size bed and two nightstands. Windows on three walls let in a lot of light, with the biggest window facing the side of the house rather than the front. The recessed LED lights and outlet for the hanging fixture are upgrades.

The master bathroom has two sinks set into a shared vanity that is longer than in the first two homes. Each sink has a set of cabinets beneath it and there is a shared set of drawers in the middle. The shower is a bit smaller than average with a corner seat and a shampoo niche. The Pental Quartz countertop in Avalon, tile detail at splash and shower, and framed mirror are all upgrades. There is a walk-in closet is at the far end of the bathroom, shown with the standard shelves and poles.

The secondary bedrooms are down another hallway toward the back of the house. Bedroom 2 is an average size with a single window facing the side of the house. There is a bypass closet. The recessed lights, designer sconces, and accent wall are upgrades.

Bedroom 3 is right next to bedroom 2 and is about the same size. It has one window facing the back and a small one on the side. This room also has a standard closet. The recessed lighting is an upgrade.

Bathroom 2 is at the very end of the hall. The vanity only has one sink, but it is wide enough for a set of cabinet and drawers. There is a shower/tub combo. There aren’t any upgrades listed for the countertops or tile in this bathroom.

This home is an end unit and only two stories, giving it an advantage over residences one and two. However, it lacks a downstairs bedroom. It also lacks a coat closet or any closets outside of the bedrooms. This home is priced only slightly higher than residence 2, at $727,612. Its Lantana counterpart was priced at $638,190 in October 2016.

Residence 4
1,526 square feet
4 bedrooms, 3 bathrooms
Optional loft at bedroom 4
Phase one pricing: $752,186

Upgrades found throughout the model include all flooring, window and wall treatments, lighting, paint, custom built-ins, matte white shaker-style cabinets with oil rubbed bronze knobs, bath accessories and fixtures in brushed nickel, Latitude lever handle interior door hardware in brushed nickel, 5 ¼” baseboards, wrought iron handrail, light fixtures, ceiling fans, and all other decorator’s items.

Residence 4 is another two-story, end unit. The front door leads directly into the living room. Three windows face the street, a small one faces the front walk, and two more face an interior courtyard. The room is right next to the kitchen, giving it more of a great room feel. The recessed lights are an upgrade.

The kitchen has a similar set up to residence three. The island has seating for 2 – 3 on one side and the sink and dishwasher on the other. The refrigerator and microwave are on one wall and the cooktop and oven are on another. The kitchen does not have any pantry-height cupboards. There is an upgraded Bosch appliance package, with an 800 Series 5-burner cooktop, oven, microwave drawer, and dishwasher. Additional upgrades include the Broan 600CFM hood, Whirlpool refrigerator, Pental Quartz countertop in Stormy Sky with full tile splash, and the outlet for a designer pendant light.

Unlike residence 3, where the garage access is directly off the kitchen, this home has a small vestibule behind the kitchen. In addition to the garage access, the stairs are on the left, and there is a small drop zone on the right. The model shows the optional butler’s pantry, with upgraded countertops to match the kitchen, upgraded glass cabinet doors, and an upgraded beverage refrigerator.

The dining area is adjacent to the kitchen. It looks like it would comfortably seat about six people, with a possibility of squeezing in eight. There are two windows facing the side of the house.

A hallway off the living room leads to the courtyard and the downstairs bedroom and bathroom. The courtyard is on the left, through a single French door. It has space for a grill, table, and chairs.

The bathroom is on the right. The vanity is small, with a single cabinet and two narrow drawers. The shower is a good size, with a corner seat and shampoo niche. Upgrades include the countertop and backsplash in Stormy Sky, brushed nickel shower enclosure, tile detail at shower, ADA bath fixtures and accessories in brushed steel, and the framed mirror.

The main floor bedroom is at the end of the hall. The room is a good size and has a bypass closet shown with upgraded, frosted glass doors with brushed nickel trim. The only windows face the courtyard.

On the second floor, the stairs come to a small landing, then have four more steps going up to the right and four more on the left.  The steps on the left lead to the laundry area and master suite. The laundry area has stacked machines and a set of lower linen cabinets. There is an additional set of upper and lower cabinets in the hall.

The master bedroom is at the end of the hall, facing the front of the house. It is similar in size to the one in residence 3 and has additional windows on the side. The walk-in closet is off the bedroom and is shown with the standard shelves and poles. The recessed LED lighting and outlet for designer pendant are upgrades. There is an option for a door separating the bedroom and bathroom.

The vanity is the same as in all the other master bathrooms, with two sinks, two sets of cabinets, and three drawers. There is an optional set of upper and lower linen cabinets across from the vanity, which are shown with upgraded glass doors on top. The shower is next to the linen cabinets and is quite small. It lacks a seat of any kind and has a shampoo niche. Upgrades include the Della Terra Quartz countertop in Linen, tile splash, tile detail at shower, shower enclosure in brushed nickel, and framed mirror.

On the right side of the stairs, the model shows an optional loft in lieu of the standard bedroom 4. It has a single window on the side of the house. The built-in unit and outlet for the ceiling fan are upgrades. With the standard bedroom, the bypass closet would be against the hallway. It would also have a door leading to a Jack and Jill bathroom. With the loft setup, the bathroom is accessible only from inside bedroom 3.

Bedroom 3 faces the back of the house, with two windows on one wall. It has a walk-in closet in one corner of the room, shown with the standard shelving. This room has an en-suite bathroom. With the loft setup, it has a normal door leading into it, but with the standard bedroom 4, it would have a pocket door. The vanity is small and there is a shower/tub combo. The backsplash and tub enclosure are upgrades.

Residence 4 is the only Brisa home with a fourth bedroom or a loft. It also has the added appeal of a downstairs bedroom. Like the other homes, it lacks a coat closet. This one is priced at $752,186 while the Lantana home was $673,043.

Overall, the Brisa collection has standard townhomes without any unique features. I think the lack of a coat closet is a huge design flaw, as storage is usually one thing people always want more of in their home. I also don’t like the extra steps on the second floor in residences three and four.

 

 

Portola Springs – New Development Overview

Portola Springs just opened three new sets of homes along its northern edge. All three home collections are built by California Pacific. The homes will be in walking distance of two new neighborhood parks, the future community park, and the neighborhood elementary school. With homes extending into the mountain side, some of the new models will have great views of the city, though most will simply look at the surrounding houses. Each model is either a detached condominium or an attached townhome, so there will be neighborhood dues in addition to the $134 monthly Portola Springs Community Association Dues. Residents will have access to all 17 parks in Portola Springs (plus any future parks) and all pools.

Brisa Collection

Talise Residences 1 and 2

Portola Springs is part of the Irvine Unified School District. At this time, students in grades TK – 6 are assigned to Portola Springs Elementary School, which opened in 2015. Irvine’s newest proposed elementary school, Loma Ridge Elementary, is slated to open in August 2019 and residents in these new neighborhoods will be reassigned to the new school. Loma Ridge Elementary will be just south of the new homes, bordered by Tomato Springs, Pearblossom, and Portola Parkway.  Students in grades 7 – 8 are assigned to Jeffrey Trail Middle School. Portola Springs is the neighborhood high school, though it currently only serves grades 9 – 10, with plans to add 11th grade in 2018 and 12th grade in 2019. Current students in grades 11 – 12 will attend Northwood High School. Per IUSD, school boundaries are subject to change, so check with the district for current information.

The three new home collections are open and actively selling. Brisa is a collection of attached townhomes. Celeste and Talise are courtyard-style, detached condos. Each collection has four floorplans.

Collection Square Feet Beds Baths Garages Base Price
Brisa 1,231 – 1,526 2 – 4 2.5 – 3.5 2 cars $600,000 – $750,000
Celeste 1,460 – 1,792 3 2.5 – 3.5 2 cars $758,000 – $862,000
Talise 1,806 – 2,070 4 3.5 2 cars $910,000 – $985,000

 

Resort Amenities
The smallest new park, Ridgetop Park, is near completion. This small park is on the western side of the new neighborhoods, closest to the Talise homes. The park will have a tot lot, barbecue and picnic areas, shade structures, and a great lawn.

Round Canyon Park will be bigger than Ridgetop Park, but most of it isn’t built yet. The park will be a little farther up the hill, adjacent to the Brisa and Celeste homes. Round Canyon Park is slated to have a circular pool, spa, tot lot, barbecue and picnic areas, shade structures, and great lawn.

Portola Springs Community Park is scheduled to open this summer and construction is well under way. This huge new park is at the end of Portola Parkway, just before it meets the 241 toll road. Features include a community center, lighted softball and soccer fields, a sand volleyball court, lighted tennis and pickleball courts, a tot lot, barbecue and picnic areas, and a Native American garden. There are plans to build a walking path between the park and the Celeste and Brisa neighborhoods.

The area south of the new homes (adjacent to Loma Ridge Elementary) is supposed to remain open space. There is a trail that runs south from Tomato Springs Road to the pedestrian bridge over Portola Parkway, offering easy access to Portola Springs Elementary. The area north of the new homes is occupied by the large city landfill, located just across the toll road.

The Brisa homes use the same floorplans as the Lantana Collection at Cypress Village. Likewise, the Talise homes match the Trellis Court homes in Cypress Village. In addition to the $134 community association due, there will be additional HOA fees of $199 for Brisa, $112 for Celeste, and $109 for Talise. Each collection has a base tax rate of 1.05% and CFDs of $1,700 annually. AD Tax is expected to be $1,600 for Brisa, $1,800 for Celeste, and $2,350 for Talise. All HOA fees and tax rates are subject to change.

I will review each collection in detail in the coming weeks, starting with the Brisa collection. The models are open daily and sales were in phase one when I visited in early February.

 

 

 

Orchard Hills: Terra Collection Review

Terra is the last collection in The Reserve at Orchard Hills. Built by Irvine Pacific, there will be 135 homes with three different floor plans. Homes range from 2,721 square feet to 3,221 square feet. The houses have 4 – 5 bedrooms, 3 – 5.5 bathrooms and options for either a den or a loft. All homes have an attached, 2-car garage at the front of the house. The average lot size is approximately 4,600 square feet. However, the models are on lots between 7,000 – 10,000 square feet, so what you see is much bigger than what you get.

 

Included Features
Terra homes come standard with ceramic tile at entry, kitchen, baths, and laundry; plush carpet throughout living areas; single-panel interior doors with Baldwin® satin nickel hardware; 10’ ceiling at select locations; coffered ceiling at master bedroom; pre-wired with media plate consisting of RG-6 and 1 CAT-5 line at great room, master bedroom, and secondary bedrooms; CAT-5 line for phone at master bedroom and dual CAT-5 line for phone/data at kitchen; powder room with Kohler undermount sink and polished chrome faucet; inside laundry room with sink and Kohler® faucet; landscaped walkways and common areas; decorative front entry doors with dark bronze Baldwin hardware; fire-resistant concrete tile roofs; Wi-Fi thermostat; and Lutron home automation system. The gourmet kitchens include a KitchenAid® stainless steel appliance package with a commercial-style 48” cooktop, oven/microwave combination, dishwasher, and hood; cabinetry in white satin Thermofoil finish with concealed and soft close hinges, soft close drawer guides, adjustable shelves, and under-cabinet lighting; granite slab counters with 6” backsplash and full splash at cooktop; Kohler® Smart Divide stainless steel with Kohler faucet; and refrigerator space pre-plumbed for ice maker. The master suites include Kohler freestanding tub, separate shower with 6” x 6” ceramic tile surround and clear glass enclosure; and dual under mount Kohler sinks with cultured marble countertops and Kohler polished chrome faucets. Finally, the energy-efficient features that come with the home are dual-glazed, vinyl windows with low-e glass; whole house fan; high-efficiency air conditioning and 92% a.f.u.e. gas furnace; tankless water heater; and energy-efficient lighting.

Basic Neighborhood Financial Information
Approximate HOA Dues: $299 at buildout for Reserve at Orchard Hills Community Association
Base Property Tax: 1.05% of sales price
AD Tax: $2,250 per year
CFD Tax: $1,700 per year
Other Taxes: $171 per year
Overall Effective Tax Rate: Approximately 1.3%
Prices start at $1,457,290 for Residence 1; $1,623,100 for Residence 2; $1,597, 369 for Residence 3; $1,611,369 for Residence 3X

Schools
Students living in Terra will attend schools in the Irvine Unified School District.  Children in grades K – 6 will attend Canyon View Elementary School. Students in grades 7 – 8 will attend Sierra Vista Middle School. Students in grades 9 – 12 will attend Northwood High School.

Residence 1
2,721 square feet
4 bedrooms, 3 bathrooms
Tech space
Optional den at bedroom 4
Optional back kitchen at pantry
Early pricing ranged from $1,457,290 – $1,467,290

Residence 1 is modeled in the Formal Spanish elevation, with Santa Barbara and Early California options also available. Upgrades found throughout the model include flooring, window and wall treatments, Lutron Caseta dimmers and switches, vertical grain metro LM60 rialto cabinets, Lew’s hardware brushed brass bar series knobs and pulls, additional electrical outlets, Wi-Fi thermostat, audio and video systems, and all decorator’s items.

This home has a very wide entry hall with plenty of space for a table or bench. The door to the garage is at the end of the hall on the left. The stairs are at the end of the hall on the right and there is a coat closet with extra storage beneath them. The bathroom is also on the right side of the hall. It features a vanity with a single sink, two cabinets, and two drawers. The cabinetry, hardware, and quartzite countertop and backsplash are all upgrades. The shower has a fully upgraded tile surround. The crown molding in the bathroom is upgraded, too.

 

The den is through a doorway on the right side of the hall, just inside the main entry. The room is a good size, with a window facing the street and two smaller ones on the side. The den replaces the standard bedroom 4. The only difference is that the bedroom would have a closet to the left of the doorway. Upgrades shown in the model include recessed lights, coffered ceiling, and crown molding.

 

The main hall opens to the great room and kitchen. The great room has a full wall of sliding doors opening to the backyard. The room comes standard with the panoramic sliders, as shown, and with pre-wire for optional motorized window treatments. There are two smaller windows at the far end of the room. The recessed can lights, floor outlet, and flat screen pre-wire are all included. The crown molding is upgraded.

The kitchen is open to the great room on one side and the dining room on another. The center island holds the sink and dishwasher, with seating for 3-4 people, and the rest of the kitchen forming an L-shape around it. The model shows an upgraded appliance package, with a KitchenAid 42” built-in refrigerator, 30” stainless steel warming drawer, and 24” stainless steel wine fridge. The cooktop, oven, and microwave are the included appliances. Additional upgrades in the kitchen include the Caesarstone “Blizzard” countertop with upgraded tile full-height backsplash, waterfall island in quartzite “Avalanche,” vertical grain metro LM60 “Rialto” cabinets, Lew’s hardware brushed brass bar series knobs and pulls, the pot and pan drawers, and the crown molding.

A door in the back corner of the kitchen leads to the walk-in pantry. The small room has L-shaped counters with upper and lower cabinets offering a ton of extra storage. There is an option to convert the pantry to a back kitchen, which would include a cooktop, pantry-height cupboards, and additional cabinetry. Upgrades shown in the pantry are crown molding, Single Lite door, the cabinets (standard is open shelving), countertop, cabinetry, and knobs.

The dining room is at the back of the house. It is very bright, with panoramic sliding doors lining one wall and floor-to-ceiling windows on another. The doors are standard and come with pre-wire for optional motorized window treatments. The crown molding is an upgrade.

The backyard has a large covered patio and a grassy area. The average homesite will have a much smaller yard, though some premium lots may be this size. The model also has a great view of the city and the hills.

The second floor has a tech space at the top of the stairs. There are three windows that face the front and side of the home. The reinforced wall outlets, built-in desk, and Caesarstone countertop are all upgrades. The space is small but could hold one or two workspaces.

The master suite is across from the tech space. It stretches across the back of the house. The master bedroom is large, with a big window facing the backyard and two smaller ones on the side. A recessed area in one wall offers space for a dresser or a built-in. The recessed lights, barn door separating the bedroom and bathroom, paint grade ceiling treatment, and electrical outlets are upgraded.

The master bathroom has two vanities, each with its own sink, cabinets, and drawers. The countertops on each vanity are much smaller than in a typical master suite. The freestanding bathtub sits between them. The shower is across from the tub and has a built-in seat. The walk-in closet is at the end of the bathroom and has a complete organizer system. Upgrades seen in the bathroom include the reinforced ceiling outlets in lieu of recessed lights; quartz countertop with 1” sponge lip and upgraded full-height backsplash; tile shower surround with limestone “Crema Perla” honed slab shower seat, dam, and jamb; rialto cabinetry; Lew’s hardware knobs and pulls; decorative framed mirror; mirrored closet door; closet organizer in Ivory; and 3/8” frameless glass shower enclosure.

 

A hallway across from the stairs leads to the other rooms on the second floor. The laundry room is the first door on the right. It has space for side-by-side machines with cabinets above them on one wall, and a sink and linen cupboards on the other wall.

Bedroom 2 is across from the laundry room. It has a small window facing the street and another small one on the side. The room is an average size, though the closet is somewhat small. The recessed lights are an upgrade.

Bedroom 3 is next to bedroom 2. It also has a small window at the front and another small one on the side. Both the bedroom and closet are the same size as in bedroom 2. The recessed lights and wall treatment are upgraded.

Bathroom 2 is at the end of the hall. It has a large area with two sinks set into a shared vanity. The countertop, backsplash, cabinetry, knobs, and floating mirrors are all upgrades. A separate doorway leads to a shower/tub combo, which is shown with the standard tile and an upgraded ¼” frameless clear glass enclosure. There is an option for just a shower in lieu of the combo.

This home has a good layout and spacious rooms, though I would have liked to see a bigger loft area instead of just a tech space. It is quite similar to most other new homes on the market.

 

Residence 2
2,853 square feet
4 bedrooms, 3 bathrooms
Loft
Optional back kitchen at pantry
Optional bedroom 5 & bathroom 4 at loft
Early pricing ranged from $1,483,100 – 1,623,100

Residence 2 is modeled in the Early California style, with Formal Spanish and Spanish Monterey elevations available. Upgrades found throughout the model include flooring, window and wall treatments, Lutron Caseta dimmers and switches, “IP White” Shaker paint grade cabinets, solid core doors, optional Wi-Fi thermostat, audio and video systems, and all decorator’s items.

As in residence 1, this house has a wide entry hall with space on either wall for a table or bench. The stairs are at the end of the hall on the right and have a storage closet beneath them. A doorway on the right leads to the downstairs bedroom and bathroom.

The bathroom has a single sink, with two cabinets and two drawers. The cabinets, polished nickel hardware, countertop, and backsplash are all upgrades. The model shows the optional shower in lieu of the shower/tub combo. The tile surround and limestone seat and dam are upgrades as well.

Bedroom 4 is just across the alcove from the bathroom. It is smaller than the bedrooms in residence 1. There is one window facing the street and two more on the side. The bi-pass closet is small.

The main hallway opens to the great room. It is a wide, open room with two small windows on one side and panoramic sliding doors lining another full wall. The doors are pre-wired for motorized window treatments. The media credenza along the side wall is an upgrade.

As in residence 1, the kitchen is open to the great room and the dining room. The island has seating for 3 – 4 people, the sink, and the dishwasher. It is upgraded with paint grade “spiced rum” cabinets, a Kohler white cast iron apron front sink, and a stainless steel sensate touchless faucet. One long counter holds the cooktop, several drawers, and upper cabinets. The other wall has a built-in oven, microwave, refrigerator, and optional wine cooler. The upgraded appliances are Jenn-Air stainless steel, including a 48” range, 30” oven/microwave combo, 48” canopy wall hood with imperial chimney, dishwasher, warming drawer, 42” built-in fridge, and 24” wine fridge. Additional upgrades include the cabinetry, hardware, clear glass upper cabinets, Caesarstone counter with full-height backsplash, and reverse osmosis system.

The pantry shows the standard open shelves and an upgraded counter. There is an option for a back kitchen, with a stove and pantry-height cupboards.

The dining room is at the back of the house. One wall has floor-to-ceiling windows and another has panoramic sliding doors with pre-wire for motorized window treatments.

The premium-sized backyard features a covered patio with a built-in barbecue and fridge, a pool, and a grassy area.

 

On the second floor, this home has a full loft at the top of the stairs. It is open to the stairway, with three windows facing the street and two more on the side. The model shows an upgraded, built-in credenza beneath the TV; there is an option for a built-in desk in the same space.  The loft can be converted to a fifth bedroom with an en-suite bathroom. The bedroom would be on the smaller side, with a standard bi-pass closet that would eliminate one of the windows. The en-suite bathroom would have a single sink set into a small vanity and a choice of a shower or shower/tub combo.

The master suite is across from the loft. The bedroom is a good size, with large windows facing the backyard and two smaller ones on the side. The recessed lights, reinforced ceiling outlet, crown molding, and ceiling treatment are upgrades. There is an option for a door separating the bedroom from the bathroom.

The master bathroom has two sinks set into a shared vanity, with two sets of cabinets and three shared drawers. There is a free-standing tub in the corner. The shower is across from the vanity and is larger than in residence 1. It has a built-in seat. The walk-in closet is at the far end of the bathroom. Upgrades include the cabinetry, hardware, cabinets above the toilet, closet organizer, limestone countertop with ogee drop edge, backsplash with ogee edge, tile shower surround, limestone shower seat and dam, crown molding, framed mirror, Kohler HydroRail shower column with rainhead and handshower, and the 3/8” frameless clear glass shower enclosure.

 

A hallway across from the stairs leads to the other rooms. Bathroom 2 is the first door on the right. It has two sinks with two sets of cabinets and three drawers. A separate door leads to the shower/tub combo, which has a shower-only option. Upgrades include the Caesarstone “Ginger” slab with 1” sponge lip and full-height tile backsplash, tile tub surround to ceiling, and decorative framed mirror.

The laundry room is across from the bathroom. It has a sink and space for side-by-side machines. There is a shelf above the sink and upper cabinets over the machines. There are open linen shelves at the end of the room. The countertops are upgraded Caesarstone.

Bedroom 2 faces the front of the house. It has double French doors opening to a Juliet balcony overlooking the street and two windows on the side. The Spanish Monterey elevation has a full balcony that stretches across the full width of the garage. The bedroom is large, and the bi-pass closet has upgraded mirrored doors. The recessed lights and closet organizer are also upgrades.

Bedroom 3 is comparable in size and also has a bi-pass closet. The room only has two windows facing the side of the home, so it won’t get as much natural light as bedroom 2. The recessed lights and closet organizer are upgraded.

 

This home is quite similar to residence 1, with the key difference being the full loft (and optional bedroom) instead of the smaller tech space.

Residence 3 & 3X
3,221 square feet
4 bedrooms, 4.5 bathrooms
Optional back kitchen at pantry
Optional bedroom & bathroom 5 at family room
Early pricing for residence 3 ranged from $1,597,369 – $1,682,369
Early pricing for residence 3X ranged from $1,562,369 – $1,692,369

Residence 3 is modeled in the Traditional Monterey style, with Santa Barbara, Formal Spanish, and Tuscan elevations available. Residence 3X offers the same four elevations but is not modeled. The key difference between the two is that the garage and front entry are both on the same side in residence 3, but on different sides of the house in residence 3X. Because of this, residence 3X is always a corner unit, with the garage facing the main street and the front door on the side. Upgrades found throughout the model include flooring, window and wall treatments, Lutron Caseta dimmers and switches, recessed panel Star Light paint grade cabinets, top knob square bar pull and knobs in flat black, optional Wi-Fi thermostat, garage floor coating, audio and video systems, and all decorator’s items.

Though the entrance to the property in residence 3 is on the same side as the garage, it actually just takes you to a private walkway, and the door to the house itself is on the side. Residence 3X doesn’t have the walkway, but the entry to the home is in the same place as residence 3. When you walk in, there is a wide foyer, with a space across from the door for a table or bench. The stairs are on the left and there is a closet beneath them.

The powder room is through a doorway past the stairs. It has a single sink with a set of cabinets beneath it. The cabinets and knobs are upgraded, as well as the “Calcatta Gold Suprema” marble slab backsplash and a reinforced ceiling outlet in lieu of the standard recessed can light.

Bedroom 4 is at the front of the house. Tall windows face the street and there are two smaller windows on the side. The room has a standard bi-pass closet and is shown with upgraded recessed lights. The en-suite bathroom has a vanity with one sink, one cabinet, and two drawers. The cabinets, knobs, and marble slab are all upgraded to match the powder room. The shower has an upgraded tile surround to ceiling with Caesarstone “Pure White” slab seat and dam. The framed mirror is also an upgrade. There is an option for a shower/tub combo in lieu of the standard shower.

The great room is to the right of the foyer. It is a very large space, with two windows on the side and panoramic sliders along the back. There is an upgraded built in unit along one wall and crown molding throughout. The panoramic doors come standard with pre-wire for motorized window treatments.

 

The kitchen is set up in the same way as the other homes, with the great room on one side and dining room on the other. The island in this model is shaped like a wedge, with seating for 5 – 6 around the curved edge. One side has a cabinet and drawers while the other has the sink and dishwasher. The refrigerator, oven, and microwave are on one wall, while the stove and a wine fridge are on another. Upgrades in the kitchen include a reinforced ceiling outlet, recessed panel cabinetry in Star Light paint, top knob square bar pull and knobs in flat black, “Calcatta Gold Supremo” slab with full-height tile backsplash, crown molding, and a Prolific stainless steel sink with Tournant faucet. The upgraded appliance package from Wolf in stainless steel includes a 48” range, 30” oven, 30” microwave, 48” wall canopy hood. Additional appliance upgrades include a SubZero 42” built-in fridge, SubZero 24” built-in wine fridge, and an Asko dishwasher. The door to the garage is in the back corner of the kitchen. There isn’t a drop zone or mudroom separating the garage from the kitchen.

The pantry is opposite the garage door, though the model shows the optional back kitchen instead. The upgrades include cabinetry, knobs, and countertop to match the kitchen, crown molding, Wolf 15” transitional multifunction module and Wolf 30” SS Pro wall hood. One small window faces the backyard.

The dining room is at the back of the house. As in the other residences, it has one wall with floor-to-ceiling windows and another with panoramic sliders. The crown molding is an upgrade, but the recessed lights and pre-wire for window treatments are included.

The backyard is again on a premium-sized lot. The model shows a large, partially-covered patio with a built-in barbecue, a pool, and a lawn. The view is impressive, though most homes in the neighborhood will just look into the backyard of another house.

On the second floor, there is a loft (called a family room in the brochure) at the top of the stairs. One window faces the street and two smaller ones face the side. In the Santa Barbara elevation, the front-facing window is replaced with a French door and a Juliet balcony. Upgrades in the model include the reinforced ceiling outlet and the media built-in.

There is an option to convert the family room to a fifth bedroom and bathroom. The bedroom would be an average size with a standard bi-pass closet. There would be one window facing the street and two smaller ones on the side. The en-suite bathroom would have a single sink in a small vanity and a shower/tub combo, with the option for just a shower. There would be an additional linen closet just outside the bedroom.

As in residences 1 and 2, the master suite is to the right of the stairs and spans the back of the house. The large room has big windows facing the backyard and two smaller ones on the side. The dual walk-in closets are accessed from the bedroom, rather than the bathroom. Each is shown with an upgraded, built-in organizer. The bedroom is also upgraded with six recessed lights, a cased opening to the bathroom, and crown molding at the coffered ceiling.

The master bathroom has two sinks set into a shared vanity, with two sets of cabinets and three drawers. The vanity is upgraded with a “Calcatta Gold Honed’ slab countertop and backsplash, cabinetry, and knobs to match the rest of the house, and Tresham top mount vessel-style sinks. The free-standing bathtub sits across from the sinks. The large shower is at the end of the bathroom. The tile shower surround is upgraded with “Calcatta Gold Honed” full height at all walls and slab at shower seat, dam, and jamb. Additional upgrades include the white Carrara marble base trim, 3/8” frameless clear glass enclosure, and Kohler rain shower head. The water closet has an upgraded Kohler Karing bidet toilet.

The main hallway across from the stairs has a laundry room on the right. It has space for side-by-side machines on one side and a sink on the other, shown with upgraded cabinetry, knobs, and a “Bella Statuario” counter and backsplash. There is an open linen closet at the back with upgraded shelving and a “Bella Statuario” slab.

Bedroom 2 is on the right. This is the smaller of the secondary rooms and has just one window facing the side of the house. The room is upgraded with four recessed lights and two reinforced wall outlets with sconces. The en-suite bathroom has a small vanity with one sink, one cabinet, and two drawers. Upgrades include a “Pental Altea” countertop and backsplash and cabinetry and knobs to match the rest of the house. The shower/tub combo has an upgraded tile surround. There is a shower-only option available.

Bedroom 3 is across the hall and is a lot bigger than bedroom 2. It has two small windows on the side and one at the front, as well as a set of French doors. In the Traditional Monterey elevation (modeled), there is a full balcony spanning the width of the garage. Two of the elevations only have a Juliet balcony and the Tuscan elevation has no balcony at all. The room is upgraded with four recessed lights and includes a walk-in closet. The en-suite bathroom has a vanity with one sink, one cabinet, and two drawers. The cabinets and knobs are upgraded, as are the Pullman tile backsplash and framed mirror. The model shows the shower-only option instead of the standard shower/tub combo. Upgrades include the tile surround, shampoo niche, and floor; shower enclosure; and Kohler HydroRail shower column with Kohler Katalyst rainhead.

Residence 3 is the only Terra home with a private bathroom in each bedroom. It has the same number of rooms and layout as residence 2, but is about 350 square feet bigger, making each room a little more spacious.

All the homes in the Terra collection are basically the same. Each has three bedrooms and an extra living (or tech) area upstairs and an additional bedroom downstairs. The options are similar throughout the collection, though residence 1 cannot add a fifth bedroom upstairs. These homes are just like every other new house in The Reserve at Orchard Hills.