bkshopr_IHB
New member
The average median income for IHB members is $220k. 3x220k =$660k. This will be the premise for the selling price of my hypothetical project. I should stay with realistic value ratio here in Irvine. $660,000/$350 per sf =1,885sf.
Many developers throughout California work with land economic model of about 20,000sf sellable sf per acre. 20,000sf/1885sf =10.6 units per acre.
Here is the toughest part at this density there are very limited choices: mostly attached products and detached condos. My hope is to create conventional single family detached homes with all front doors facing the street. History has not proven any possibility of conventional detached home at this density. Many projects delivered around 7-8 units per acre.
Here is the biggest problem for detached properties. The lot width and long segment of street are killing good density. The narrowest lot width is around 45? because the width of a 2 car driveway apron 25? and the mandatory curbside parking stall 20? add up to the 45?. We all have seen these houses like Portisol in Woodbury and Camellia in Northwood II. Because the density is so low the selling price was much higher in the high 870K and even with an unlikely 15% depreciation that will not reach our goal of $660k.
The only way is to create lot width narrower than 45? and move the garage and driveway away from the front of the home. Now without the garage at the front of the house the lot width now could be reduced to 35?. However, all of you and especially the garage lovers are cursing me right now. The front now could have a lot of Floral Park cottage charm such as porches and cantilevered decks. Finally I can have a house with the entry door at the middle and windows balanced at both sides. Now guests and I can park in front of my front door with unlimited curb side parkings since all curb cuts are eliminated.
The secret of achieving a higher density is less road dedication for each lot and in this case study 10? less road.
At the rear of the house there will still be a good size rear yard facing the back of an alley loaded detached garage. I like this solution because I will never have rear neighbors and I like my privacy. In 35 foot lot width there is no possibility of a detached 3 car garage. However, an oversized detached garage and an adjacent dedicated paved space could park a 3rd vehicle or be used as a basketball court or be incorporated into the extension of the rear yard for a green house or a playhouses featured at Fashion Island.
Another possibility is to widen the garage to 2.75 cars and no outside 3rd car stall.
Before the garage lovers begin to collapse there is a hall like mud room connecting the rear of the garage to the rear of the house and this mudroom that buyers could turn it into a Costco storage, craft room, hobby room, IHB command center, office and etc.
How would you use the space next to the alley loaded garage? Assume no driveway in front of alley loaded garage.
Many developers throughout California work with land economic model of about 20,000sf sellable sf per acre. 20,000sf/1885sf =10.6 units per acre.
Here is the toughest part at this density there are very limited choices: mostly attached products and detached condos. My hope is to create conventional single family detached homes with all front doors facing the street. History has not proven any possibility of conventional detached home at this density. Many projects delivered around 7-8 units per acre.
Here is the biggest problem for detached properties. The lot width and long segment of street are killing good density. The narrowest lot width is around 45? because the width of a 2 car driveway apron 25? and the mandatory curbside parking stall 20? add up to the 45?. We all have seen these houses like Portisol in Woodbury and Camellia in Northwood II. Because the density is so low the selling price was much higher in the high 870K and even with an unlikely 15% depreciation that will not reach our goal of $660k.
The only way is to create lot width narrower than 45? and move the garage and driveway away from the front of the home. Now without the garage at the front of the house the lot width now could be reduced to 35?. However, all of you and especially the garage lovers are cursing me right now. The front now could have a lot of Floral Park cottage charm such as porches and cantilevered decks. Finally I can have a house with the entry door at the middle and windows balanced at both sides. Now guests and I can park in front of my front door with unlimited curb side parkings since all curb cuts are eliminated.
The secret of achieving a higher density is less road dedication for each lot and in this case study 10? less road.
At the rear of the house there will still be a good size rear yard facing the back of an alley loaded detached garage. I like this solution because I will never have rear neighbors and I like my privacy. In 35 foot lot width there is no possibility of a detached 3 car garage. However, an oversized detached garage and an adjacent dedicated paved space could park a 3rd vehicle or be used as a basketball court or be incorporated into the extension of the rear yard for a green house or a playhouses featured at Fashion Island.
Another possibility is to widen the garage to 2.75 cars and no outside 3rd car stall.
Before the garage lovers begin to collapse there is a hall like mud room connecting the rear of the garage to the rear of the house and this mudroom that buyers could turn it into a Costco storage, craft room, hobby room, IHB command center, office and etc.
How would you use the space next to the alley loaded garage? Assume no driveway in front of alley loaded garage.
