Orchard Hills - Strada by Irvine Pacific

[gasman]

Here's a pic of three cabinet upgrade options: espresso, johnstone, and sage. Does anyone think the sage stain is terrible? Nice?

I've seen the sage and it's a matter of personal taste.  I lean toward more traditional colors, but sage works for many.

Looks like a southcoast cabinets product...you might want to ask the design center who the cabinet maker is.  If it is indeed southcoast cabinets, their products are NOT CARB2 certified, so technically they are illegal in CA.  Ask them for a certificate, or demand they use a more reputable company.

I loathe southcoast cabinets with every fiber of my being.

 

[Perspective]

Here's a pic of three cabinet upgrade options: espresso, johnstone, and sage. Does anyone think the sage stain is terrible? Nice?

I've seen the sage and it's a matter of personal taste.  I lean toward more traditional colors, but sage works for many.

Looks like a southcoast cabinets product...you might want to ask the design center who the cabinet maker is.  If it is indeed southcoast cabinets, their products are NOT CARB2 certified, so technically they are illegal in CA.  Ask them for a certificate, or demand they use a more reputable company.

I loathe southcoast cabinets with every fiber of my being.

I'm fairly certain it is Southcoast Cabinets!

 

[gasman]

I'm fairly certain it is Southcoast Cabinets!

Those guys are crooks, and a shoddy operation.  I know you don't have a choice since they won the builder contract, but it's because they were the LOWEST bidder, and their quality of product, workmanship, & installation are HORRIBLE.

And illegal as it doesn't meet CARB2 regulations...

 

[zubs]

We need the back story like batman begins.

 

[ariesinapril]

So airiesinapril, did you go with white cabinets, or something else? Post a pic if you went with something other than white. I'm curious to see how different options look. I really like the sage stained cabinets. It appears mostly medium/dark grey, but under indoor light brown peaks through, and outdoor light green does.

I have white cabinets, but wished to have few glass enclosed cabinets in the kitchen.  Because selection deadline had already passed when I signed the contract,  I had only stage 3 options choice that is mainly floor selection. Here is the picture of my wood floor. I have this wood floor through out the house. So Darker wood floor with white cabinets looks good!
Our previous home in QuaillHill had Dark chocolate cabinets throughout the house also  crown molding was Dark chocolate color wood!  While selling that home many buyers did not make an offer just because it felt dark in the kitchen with darker cabinets.
For our  new OH home we took "Cabinet Plus" lady for measurements  for  garage cabinets,  I'm converting  the loft into office with desk and cabinets; and also  the built in entertainment center all cabinets are going to be white cabinets with glass enclosed doors.
Our floor

 

[ariesinapril]

My upside down kitchen --- rotate the picture please!!

 

[Perspective]

White cabinets look so clean and don't clash with any other design option. Looks good.

 

[Changer]

Would anyone who has move in be willing to share an image of their finished backyard? Also a price estimate would be much appreciated. 

 

[Patriotone]

Anyone has any suggestions for window tinting? Is it better to do before moving in? I'm yet to find out about the cost and time it takes to get it done. Any experience?

The IP builder told me to avoid any kind of tinting as there's a possibility of over heating the gas between the glass panes and cause damage.  Incidentally, tinting will void your window warranty.

 

[gasman]

IP is just saying that for CYA on the warranty.  Do not use auto tint on dual pane windows, which will result in cracking.  There are companies that make residential tints designed for dual pane windows like Suntek and Solarguard.  They let in enough heat so that the risk of cracking is minimal.  Not cheap though, about $7-8/SF.  I have referrals available to anyone interested.

 

[Perspective]

The neighborhood is really taking shape. You can drive down more than 1.5 streets and see how everything looks and feels. And the streets are "complete" after each of the phases closes escrow because Irvine Pacific landscapes the front yards. You can't emphasize enough how much of a difference this makes.

Not only does it look good and complete immediately, but it greatly discourages your neighbor from doing something crazy in their front "yard" (in quotes 'cause should we really be calling a 6' setback from the sidewalk a "yard"?). I've seen some crazy things done on tiny Irvine front yards. I think it was Arcadia in Stonegate, and a couple homes had a ton of stonework, walls, pillars, planters, etc. It looked like they'd built a tiny fortress in the front yard.

We're lucky because our "Planting Plan" doesn't include any palms. I despise palm plants and trees.

 

[ariesinapril]

The neighborhood is really taking shape. You can drive down more than 1.5 streets and see how everything looks and feels. And the streets are "complete" after each of the phases closes escrow because Irvine Pacific landscapes the front yards. You can't emphasize enough how much of a difference this makes.

Not only does it look good and complete immediately, but it greatly discourages your neighbor from doing something crazy in their front "yard" (in quotes 'cause should we really be calling a 6' setback from the sidewalk a "yard"?). I've seen some crazy things done on tiny Irvine front yards. I think it was Arcadia in Stonegate, and a couple homes had a ton of stonework, walls, pillars, planters, etc. It looked like they'd built a tiny fortress in the front yard.

We're lucky because our "Planting Plan" doesn't include any palms. I despise palm plants and trees.

FYI --- homeowners are free to redo their front yard with HOA approval! I have seen one front-yard in Strada already done some changes I think stone pillars  with lights at the  main entry.

 

[Perspective]

Right, you have the option of changing your front yard landscaping, but it's already done for you at move-in. Most homeowners will just focus on the backyard and interior, rather than ripping-out a finished front yard. That's what I mean by this discouraging unique front yard landscaping.

 

[Jonah]

I have white cabinets, but wished to have few glass enclosed cabinets in the kitchen.  Because selection deadline had already passed when I signed the contract,  I had only stage 3 options choice that is mainly floor selection. Here is the picture of my wood floor. I have this wood floor through out the house. So Darker wood floor with white cabinets looks good!

Aries, your kitchen looks great!  Is that standard countertop or upgrade?  Regarding kitchen cabinets, have you looked into get glass enclosed cabinets from same IP cabinet vendor in kitchen after COE?

 

[Jonah]

The neighborhood is really taking shape. You can drive down more than 1.5 streets and see how everything looks and feels. And the streets are "complete" after each of the phases closes escrow because Irvine Pacific landscapes the front yards. You can't emphasize enough how much of a difference this makes.

Agreed.  The neighborhood is starting to look really good and established.  The planting in the earlier phases has taken off.  I don't know where IP is with move-ins, but it seems there are a number of lots at completion or near-completion.  They've started putting up framing on the other side of Coppermine and it looks like they're grading the other side of Quarter Horse and the street with city view lots.  After a slow start, Strada is gathering pace.

 

[Perspective]

We just dropped $18K for Stage 1 upgrades - a CA room and the free-standing tub in the master bath. So our foundation should be framed within the next couple of weeks.

I knew the upgrades would be costly, but damn. My wish list on the design center site is at $30K, and that doesn't include any counter upgrades (kitchen and four baths), tile upgrades, nor flooring! I'm thinking the backyard remains dirt for a year.

 

[Paris167]

We just dropped $18K for Stage 1 upgrades - a CA room and the free-standing tub in the master bath. So our foundation should be framed within the next couple of weeks.

I knew the upgrades would be costly, but damn. My wish list on the design center site is at $30K, and that doesn't include any counter upgrades (kitchen and four baths), tile upgrades, nor flooring! I'm thinking the backyard remains dirt for a year.

It is shocking how quickly those upgrades add up...we dropped nearly $100k in upgrades in total. But looking back I'm so glad about some of the upgrades we chose through the design center. All my Jboxes for chandeliers and sconsces, GFCI outlets for Toto toilets and fridge in garage, the built-in refrigerator (it was cheaper through DC than going outside surprisingly), all kitchen counters, kitchen backsplash, all bathroom counters, backsplash, bathroom floors, all shower upgrades (esp the master bathroom) - we went with all marble in the master bathroom and I absolutely love it. It's very tough doing kitchen and bathrooms after COE. Bulit in sound system wiring.

Looking back we did a lot through DC and cost was worth it (it would have been similar and more headache after COE). We did flooring after COE though. There are a lot of threads on here about what to chose through DC. It certainly helped me choose during the process. Other suggestion is you can visit the design center on your own time before the appointment and just go through the material yourself to get an idea of what appeals to you. During the appointments you only have a brief period and have to choose quickly so it's nice to know what you like going into it. Good luck and have fun! 

 

[ariesinapril]

I have white cabinets, but wished to have few glass enclosed cabinets in the kitchen.  Because selection deadline had already passed when I signed the contract,  I had only stage 3 options choice that is mainly floor selection. Here is the picture of my wood floor. I have this wood floor through out the house. So Darker wood floor with white cabinets looks good!

Aries, your kitchen looks great!  Is that standard countertop or upgrade?  Regarding kitchen cabinets, have you looked into get glass enclosed cabinets from same IP cabinet vendor in kitchen after COE?

Countertops all upgraded. Before we signed, builder had made some decisions and had about 28K upgrades mainly kitchen and bathroom upgrades.  With wood floor throughout and Pavers in the front--- we added  another  80K  in upgrades that total is 108K!

We got the key Yesterday, and the rest of the must do things are already in progress (about another 25K)  for closets + Plantation Shutters + Drapes+ loft to office conversion + entertainment center + garage cabinets. All these -- nothing fancy but still 25K!

Backyard is going to  be another 50K for what I have in mind,  that is outdoor kitchen and CA room.  Sometimes I wonder if we made the right decision!  Blowing my money for upgrades then I wonder what happened to my bank account!

 

[Perspective]

"Loft to office conversion" - interesting. Does this mean replacing the stair railing & balusters with a wall and adding a door?

We have a similar plan for the loft - a corner dual desk with bookcases and a loveseat against the stair railing. The goal is to make it a library/study for the kids once they're that age.

 

[aquabliss]

Will be interesting to see Strada resales in the next year or 2.  Looks like some of you are already in for nearly $1.2M after upgrades and landscaping.  Not sure how much profit is left to be had when all is said and done.

I suppose if you plan to live there 10-15 years then it's worth it.