bkshopr_IHB
New member
[quote author="tenmagnet" date=1216093355][quote author="bkshopr" date=1216091665]
Frank Agahi has the ugliest sign.</blockquote>
This was my first trip to West Irvine and I was unimpressed.
The layout of those homes is horrible.
They?re so close together, Ipop could open his front door and literally slap his neighbor.
That was no street either.
Seems more like a glorified alley to me.
The view from Ipop?s front door is straight towards the neighbor?s wall.
The neighbor's house to the north sits conveniently elevated, well above Ipops.
Getting there was like navigating thru an obstacle course.
The streets are narrow to begin with and are lined up and down with cars.
Don?t homes there come with a garage?
Grade my critique Bkshopr</blockquote>
West Irvine was TIC's value village so amenities and streetscape were kept basic to achieve affodability. Yes it is not like Northpark but the buyers did not pay much for the homes.
Comparing this product to a townhome (cost similarly to a townhome) yes his front door is sharing the same front yard as the neighbors but at least his door mat is not touching his neighbors like a townhouse entrance situation.
One of the reasons for the density success of this product is the frugality of land dedicated to the wide streets. Buyers have to pay for the common area such as the open space and road in the land residual calculation. Ipo's purchase price was almost purely related to his home rather than wasted roads outside his home.
Since the curb distance between his driveway apron and his neighbors is less than 22' (car dimension for curb edge parking) no car can fit there so the street is narrower for no parking situation. If the street is built wider Ipo will probably sneak his SUV in the space blocking part of his and neighbors driveways. City of Irvine has the foresight for this type of parking violation so a wider street could not be approved even the homeowners wanted to.
Grade is a challenging issue even for a relatively flat lot 2%. Streets are required to have 2% gradient for positive water flow to the gutters. The streets to the north of Ipo's street is 300' away and in order to have water flow at 2% the topographical differential of the 2 streets is 300x.02=6'. This is why there is a high retaining wall between Ipo's northerly neighbors.
Homes do come with a 2 car garage but due to the lack of storage in smaller sf of these homes people store things in the garage so many cars are parked outside against HOA rules. When homeowners and visitors cars are parked by curbside then the street became narrow and harder to maneuver as you have pointed out.
I would not grade your critique but hope to shed light on the technical issues and compare this to only similar products with same density. This is by far the most clever jig jaw puzzle to handle higher density living without sharing walls and doormat.
Frank Agahi has the ugliest sign.</blockquote>
This was my first trip to West Irvine and I was unimpressed.
The layout of those homes is horrible.
They?re so close together, Ipop could open his front door and literally slap his neighbor.
That was no street either.
Seems more like a glorified alley to me.
The view from Ipop?s front door is straight towards the neighbor?s wall.
The neighbor's house to the north sits conveniently elevated, well above Ipops.
Getting there was like navigating thru an obstacle course.
The streets are narrow to begin with and are lined up and down with cars.
Don?t homes there come with a garage?
Grade my critique Bkshopr</blockquote>
West Irvine was TIC's value village so amenities and streetscape were kept basic to achieve affodability. Yes it is not like Northpark but the buyers did not pay much for the homes.
Comparing this product to a townhome (cost similarly to a townhome) yes his front door is sharing the same front yard as the neighbors but at least his door mat is not touching his neighbors like a townhouse entrance situation.
One of the reasons for the density success of this product is the frugality of land dedicated to the wide streets. Buyers have to pay for the common area such as the open space and road in the land residual calculation. Ipo's purchase price was almost purely related to his home rather than wasted roads outside his home.
Since the curb distance between his driveway apron and his neighbors is less than 22' (car dimension for curb edge parking) no car can fit there so the street is narrower for no parking situation. If the street is built wider Ipo will probably sneak his SUV in the space blocking part of his and neighbors driveways. City of Irvine has the foresight for this type of parking violation so a wider street could not be approved even the homeowners wanted to.
Grade is a challenging issue even for a relatively flat lot 2%. Streets are required to have 2% gradient for positive water flow to the gutters. The streets to the north of Ipo's street is 300' away and in order to have water flow at 2% the topographical differential of the 2 streets is 300x.02=6'. This is why there is a high retaining wall between Ipo's northerly neighbors.
Homes do come with a 2 car garage but due to the lack of storage in smaller sf of these homes people store things in the garage so many cars are parked outside against HOA rules. When homeowners and visitors cars are parked by curbside then the street became narrow and harder to maneuver as you have pointed out.
I would not grade your critique but hope to shed light on the technical issues and compare this to only similar products with same density. This is by far the most clever jig jaw puzzle to handle higher density living without sharing walls and doormat.
