Matchbox - 20 October 2009 05:56 PM

Heres another one of the backyard of the three houses in Montecito.

Is it an optical illusion? The single story at the back is very close to the rear yard wall. Then where are the yards? Can the Woodbury Paparazzi verify the approximate distance from the back of the house to the block wall shown in the photo?

bkshopr - 21 October 2009 01:25 AM

Matchbox - 20 October 2009 05:56 PM

Heres another one of the backyard of the three houses in Montecito.

Then where are the yards?

I am very sensitive regarding houses with a single story close to the rear of a block wall. I lived in 2 houses like that in Westminster and Highland park. Both places were burglarized. I posted my robbery and burglary experience many posts ago and described the environmental condition extensively. Homes along neighborhood perimeter have a higher probability of burglary. Thieves climb over the back wall and leap to the lower roof and gained entry to the second floor windows left opened for ventilation. The burglar even left his dump in my toilet. Back then before DNA I did not keep a sample.

The closest distance to the lower roof is from the side property wall usually 5’ or less. Trash and recycling cans should be stored in the garage instead of in the yard because they are the most common platform thieves used to climb to the single story roof.

In Irvine there is no such thing as crime so there is really nothing to worry about.

bkshopr - 21 October 2009 01:25 AM

Matchbox - 20 October 2009 05:56 PM

Heres another one of the backyard of the three houses in Montecito.

Is it an optical illusion? The single story at the back is very close to the rear yard wall. Then where are the yards? Can the Woodbury Paparazzi verify the approximate distance from the back of the house to the block wall shown in the photo?

I’d guess 10 feet from property line to exterior wall.

Matchbox - 21 October 2009 01:51 AM

bkshopr - 21 October 2009 01:25 AM

Matchbox - 20 October 2009 05:56 PM

Heres another one of the backyard of the three houses in Montecito.

Is it an optical illusion? The single story at the back is very close to the rear yard wall. Then where are the yards? Can the Woodbury Paparazzi verify the approximate distance from the back of the house to the block wall shown in the photo?

I’d guess 10 feet from property line to exterior wall.

10’ yard? $700k for a 10’ yard that can’t be right.

bkshopr - 21 October 2009 01:56 AM

Matchbox - 21 October 2009 01:51 AM

bkshopr - 21 October 2009 01:25 AM

Matchbox - 20 October 2009 05:56 PM

Heres another one of the backyard of the three houses in Montecito.

Is it an optical illusion? The single story at the back is very close to the rear yard wall. Then where are the yards? Can the Woodbury Paparazzi verify the approximate distance from the back of the house to the block wall shown in the photo?

I’d guess 10 feet from property line to exterior wall.

10’ yard? $700k for a 10’ yard that can’t be right.

+/-2’ more or less. I visually scaled it from the car and the ht of the walls in the last pic posted…. assumed 9’ high ceilings.

bkshopr - 21 October 2009 01:25 AM

Then where are the yards?

They had to ration that sweet Irvine land.  They’re not making any more of it, you know.

bkshopr - 21 October 2009 01:56 AM

Matchbox - 21 October 2009 01:51 AM

bkshopr - 21 October 2009 01:25 AM

Matchbox - 20 October 2009 05:56 PM

Heres another one of the backyard of the three houses in Montecito.

Is it an optical illusion? The single story at the back is very close to the rear yard wall. Then where are the yards? Can the Woodbury Paparazzi verify the approximate distance from the back of the house to the block wall shown in the photo?

I’d guess 10 feet from property line to exterior wall.

10’ yard? $700k for a 10’ yard that can’t be right.

Woodbury Paparazzi… hahahahahaha!

There is a large vacant piece of land smack in the middle of Woodbury. This parcel of land in front of Woodbury Elementary was mapped originally for 72 detached row houses similar to Cachette surrounding a park called Pear Tree Garden. This scheme was on the map on the website as recently as 2 weeks ago. I’ve noticed they have completely whited this portion out. (shaded in red for this purpose)

Back in July 2009, the Irvine Co gave a formal presentation to the Woodbury residents on their proposal with Brookfield to replace the original detached scheme with 99 triplex units packed into the site and eliminating Pear Tree Garden. (ala BK’s BagOChips) The reason they gave for not proceeding with the original scheme was that these detached homes no longer fit with their economic calculations. The Woodbury residents built up a heavy organized resistance and stopped the project from moving forward.  If this went forward, it would have also been on the menu on their 2010 series of homes.

I think the only way there will be activity on this piece of land again will be under two conditions: Pear Tree Garden returns, and having a neighborhood of detached homes. I’m comforted that the neighborhood was able to stop an atrocious plan, but leery to what the Irvine Co has got planned next. Personally wouldn’t mind if it just became Permanent Open Space.

Wasn’t the land being used for Montecito and Carmel originally intended for a middle school?  Would they ever use this unplanned space for a middle school?  I would think if you add another 680 housing units the demand might come in line for another school.

SoCal78 could probably answer that better but I believe there are quite a few options for a middle school in that whole Woodbury/Stonegate/Portola area.

irvine_home_owner - 21 October 2009 05:35 AM

SoCal78 could probably answer that better but I believe there are quite a few options for a middle school in that whole Woodbury/Stonegate/Portola area.

The middle school site has been officially moved accross the street from Woodbury to the site on the southeast corner of Trabuco and Jeffery adjacent to future JOST extension. I think it is now planned for 2012.

Matchbox - 21 October 2009 06:22 AM

irvine_home_owner - 21 October 2009 05:35 AM

SoCal78 could probably answer that better but I believe there are quite a few options for a middle school in that whole Woodbury/Stonegate/Portola area.

The middle school site has been officially moved accross the street from Woodbury to the site on the southeast corner of Trabuco and Jeffery adjacent to future JOST extension. I think it is now planned for 2012.

Matchbox is right. Here is a map from the Planning Area 40 website showing Woodbury II—the middle school is located in the upper left hand corner:

IACRenter - 21 October 2009 09:33 AM

Matchbox - 21 October 2009 06:22 AM

irvine_home_owner - 21 October 2009 05:35 AM

SoCal78 could probably answer that better but I believe there are quite a few options for a middle school in that whole Woodbury/Stonegate/Portola area.

The middle school site has been officially moved accross the street from Woodbury to the site on the southeast corner of Trabuco and Jeffery adjacent to future JOST extension. I think it is now planned for 2012.

Matchbox is right. Here is a map from the Planning Area 40 website showing Woodbury II—the middle school is located in the upper left hand corner:

From the previous maps that I saw the area looked like it was going to be commercial, but I guess since the commercial RE is still dropping they changed course and now it’ll be residential.  I wonder if they’ll name it Woodbury South.  TIC’s theory is…“if we build it, they will buy.”

I do like some of the things they did with their floorplans:

1. Upstairs laundry with sink
2. Storage room off of laundry
3. Enclosed master shower (finally someone gets it after using that open shower design in tract homes for the last 25+ years).
4. Garage entry straight to kitchen (easier for unloading groceries)
5. Storage areas in the garage (still not as good as a 3-car garage)
6. Entry foyer
7. Walk-in pantry

Still waiting for Carmel and what The New Home Company is bringing to the table.

From the “L” shape configuration of Montecito it may be possible that plan 1 do have a full driveway. Plan 2 and 3 from the photo seem tight to have a full driveway.

The Brookfield floor plans are interesting because they are different. Traditionally the active spaces in off the backyard but since there is no backyard then the utility/crafts/maids room are all loaded toward the rear to open up the possibility of interesting room arrangements. Of all the plans so far this elevate my interest except for the motorcourt front doors and lacking decent backyard. The front of the homes have minimal setback from the edge of motorcourt therefore I would install bollards with reflectors in front of the homes to prevent all the Irvine good drivers from backing in to the stucco wall when pulling out from their garages. I noticed the Hondas, Toyotas, Nissans and Lexuses in Irvine have scratches, dents and damages mostly on the rear.

The floor plans have merit based on 2 years of studies of what 200+ consumers wanted INSIDE the homes. Hey what about the OUTSIDE? From what I can see from the site plan and photos there is an absence of curb appeal on how the large homes are being integrated with the site.

I hope Carmel will be a big hit. Can’t wait to see the floor plans.

I really like the sonoma plans. Matchbox, would you be able to snap a few more pics of the sonoma plans for us? I hope sonoma homes have a backyard that is usable.

irvine_home_owner - 21 October 2009 04:26 PM

I do like some of the things they did with their floorplans:

1. Upstairs laundry with sink
2. Storage room off of laundry
3. Enclosed master shower (finally someone gets it after using that open shower design in tract homes for the last 25+ years).
4. Garage entry straight to kitchen (easier for unloading groceries)
5. Storage areas in the garage (still not as good as a 3-car garage)
6. Entry foyer
7. Walk-in pantry

Still waiting for Carmel and what The New Home Company is bringing to the table.

I concur with your assessments and I assume you are talking about the Sonoma plans. The one thing that bothers me about their plans is the master bath. Why do they place the tub smack in the middle of the bathroom like that??? I would hate having to run around the track (tub) to get to my sink. I find it sloppy. I like how the Brookfield plans usually tucks their bathtub in a niche: very clean and neat.

Maybe they imagine a trophy wife in the always sparkling clean tub: open to view at all angles, bubbles subtly positioned. With a maid to clean up after every day. This is how Woodbury residents roll, so yeah, they got it right on.

Fishy333 - 21 October 2009 06:25 PM

I really like the sonoma plans. Matchbox, would you be able to snap a few more pics of the sonoma plans for us? I hope sonoma homes have a backyard that is usable.

I’ll see if I can sneak some in over the weekend. They don’t allow access on to their construction sites, and when they finish for the day they lock up pretty tight. All the shots were taken over the fence. Roundcorners where you at? You’ve got some skills in this department.

Breaking News: TIC finds a way to build a home with more sf than the size of the lots it sits on.

I guess I won’t live in Woodbury ever.  I want a yard with grass.  That’s obviously asking for too much.

Matchbox - 21 October 2009 06:46 PM

Fishy333 - 21 October 2009 06:25 PM

I really like the sonoma plans. Matchbox, would you be able to snap a few more pics of the sonoma plans for us? I hope sonoma homes have a backyard that is usable.

I’ll see if I can sneak some in over the weekend. They don’t allow access on to their construction sites, and when they finish for the day they lock up pretty tight. All the shots were taken over the fence. Roundcorners where you at? You’ve got some skills in this department.

Go buy a white hardhat and a dark blue windbreaker. Wear them when you walk onto the site and if anyone asks you, tell them you are just grabbing some snap shots for the architects. If you really want to sell it, wear khakis and brand new timberlands.

Panda necessita muchos photos de neuvo grande Woodbury casas por favor. Hay Caramba! Donde esta mi amigo Roundcorners? Muy mal, Muy mal….. ~Panda shaking his head~

Looks like i need to make another trip to Irvine in January.

I want to do some efficiency ratings using bk’s awesome sf bible from this thread (http://www.irvinehousingblog.com/forums/viewreply/132551/):

Sonoma Plan 3
4/5br 3ba + Cal/Obs Room 2622sf (not sure how much sf the Obs option adds)
bk sf: 2300
2300 / 2622 = 88% B+

This makes sense as they are trying to make bigger areas and the interior of the Sonomas should be huge because my former house was ~2500 sf, had 5 br (one downstairs) and separate living, family, dining and nook.

irvine_home_owner - 22 October 2009 06:13 PM

I want to do some efficiency ratings using bk’s awesome sf bible from this thread (http://www.irvinehousingblog.com/forums/viewreply/132551/):

Sonoma Plan 3
4/5br 3ba + Cal/Obs Room 2622sf (not sure how much sf the Obs option adds)
bk sf: 2300
2300 / 2622 = 88% B+

This makes sense as they are trying to make bigger areas and the interior of the Sonomas should be huge because my former house was ~2500 sf, had 5 br (one downstairs) and separate living, family, dining and nook.

More chips=lower value ratio.

Why build a smaller house with a bigger yard? The sale price premium for a bigger yard is too little compared to selling more footage.

In addition to efficiency ratio you should also look at FAR (floor area ratio). (Footage+garage)/lot size. 40% is average for tract communities and anything higher means there is not enough of yard, open space and distance between homes. A community would feel and look dense. From a financial perspective the developer would want this number as high as possible.

To give you a sense of what this ratio mean by examples:

Oakknoll 10%
San Marino 12%
Floral Park 15%
Shady Canyon 28%
Woodbridge 30%
Northwood Pointe 35%
Northpark 40%
Balboa Island 50%
Manhattan Beach 55%