Cypress Village Homes

[notTHEoc]

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[irvinehomeowner]

PP doesn't have apartments. ~700 homes, mostly sfr with driveway and some motorcourt detached homes.

But next to it will be higher density housing (apartments and maybe low income) and since there are no gates in PP... they will probably use the park.

 

[eyephone]

So we're through the preapproval process, on the priority list, etc... And got the call this week from Marigold sales office, they have our preferred floor plan and preferred location and ok price... But I just can't bring myself to pull the trigger.
CV has an extraordinarily high ratio of apartments to homes (with more on the way....) and there is a good chance the rental-ness will make for lower performing schools, that many of the homes will flip to rentals (based on parking hassles and density fatigue) and that will have a downward spiral effect on home value.

So, we're passing. I think.

I don't see how people who rent will lead to lower performing schools? Sounds like you are just stereotyping people who rent. Those apartments aren't exactly cheap either. If anything it brings more diversity to the area. Also, the apartments have plenty of parking that I don't see them parking in the other communities where it will be an issue.

I don't know the socioeconomic makeup of the apartment dwellers. But as a potential homeowner, I don't like the idea of being surrounded by so many transient households. Kids tend to come and go mid school year, there's typically more noise at night, and it lends to an atmosphere that feels unsettled.

Kindof like being in the city but without the benefits...

We lived in the north end of Woodbury for a time and CV feels very much like that -- without the balance of the different sections Woodbury provides.

believe me, I want to like CV but I also don't want to regret my decision.

Are there villages that have no apartments communities in Irvine?

PP doesn't have apartments. ~700 homes, mostly sfr with driveway and some motorcourt detached homes.

There's a lot of next-gen suites at PP. Maybe a few people decide to rent those out, but I think that'll be a pretty small minority.

SFR at PP - but you forgot to mention potential toxic soil and ground water.

 

[bones]

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[OpenSky]

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[bones]

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[notTHEoc]

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[test]

No, but I can't think of a village with a higher apt:sfr ratio than CV. It's a bit extreme.

You don't know what you're talking about.  Take its neighbor Woodbury for a quick comparison.

Woodbury Court - 408
Woodbury Place - 357
Woodbury Square - 485
Woodbury Lane - 460
Woodbury Walk - 150
The Arbor - 90

1,950/4,271 = 46%


Umbria - 435
Murano - 628
Veneto - 352
Cadenza - 262

1,677/3,918 = 43%


And this doesn't even take into account the superior design of CV which I laid out in this post 

Woobury has an inferior design where the apartments and low income housing are dispersed throughout the community. Stonegate has them all on one side. Cypress Village also continues this superior design.

http://www.talkirvine.com/index.php/topic,3934.msg67254.html#msg67254


And this post

It's more than just a physical divide.  As I explained before, TIC has been improving village design with each new village.  At Woodbury, the apartments are interspersed throughout the community.  At Stonegate, they put them all on one side.  At Cypress Village, they're kicked out altogether.

Notice how this map shows the apartments:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Stonegate/Village-Map

While this map does not:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Cypress-Village/Village-Map

The key difference is in the articles of incorporation.  I've read them for Cypress Village and the apartments are not part of the community.

http://www.talkirvine.com/index.php/topic,3934.msg71827.html#msg71827

 

[OpenSky]

 

[Chairman]

With home affordability going down with all the new regulation, most developers and investors (ie PE firms) are building more rentals to capture the increased market of people looking to rent. At the end of the day, I don't think apartments in the neighborhood are going to drastically impact pricing. Sure there will be some that won't want to buy but there will always be someone else in line. Everyone has their home preferences and that is fine.

It's a new normal and they will keep packing in as many homes as they possibly can. If you want a new home product, then you most likely will have to live near apartments. They might not be there right now, but they can always build a new one in the future. Anywhere you live in Irvine, east of the 405, these apartment people will impact you in some way. Whether it's at the stores you frequent or the roads you drive on.

 

[test]

Test, thanks for posting (what I assume are) unit counts for Woodbury vs. CV.

A few points...

1) You haven't factored in the ~500 units of rental housing going in CV East, which brings the ratio to ~50%. That's huge.

2) CV's "highest end" is at the level of Woodbury's middle tier homes (topping out around $1M). I'd guess the median HHI between the two villages, at build out, will be a night and day difference.

1) I didn't include the ~500 units of rental housing in WB East either.

2) The 240 units of low income housing in WB destroys that number.  And comparing HHI between WB and CV is like comparing who's water gun squirts farther compared to artillery in Newport Coast and Newport Beach.

 

[bones]

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[ZeroLot]

PP doesn't have apartments. ~700 homes, mostly sfr with driveway and some motorcourt detached homes.

But next to it will be higher density housing (apartments and maybe low income) and since there are no gates in PP... they will probably use the park.

Why?  Those higher density homes will have their own 2 parks with pools. See the enclave 6 portola spring thread.
http://www.talkirvine.com/index.php/topic,11223.msg217309.html#msg217309

Any park that doesn't have gates will attract outsiders.  Living in Woodbridge I've noticed the gated parks have less outside people.  Just visiting CV's park I've already met some people who don't live in CV hanging out and playing at the park.  Some of those people are from Irvine others are from Santa Ana and even met one from Long Beach.  The Long Beach one brought her 3 sons because they really liked the brand new playground.

 

[bones]

[q.

 

[ZeroLot]

Any park that doesn't have gates will attract outsiders.  Living in Woodbridge I've noticed the gated parks have less outside people.  Just visiting CV's park I've already met some people who don't live in CV hanging out and playing at the park.  Some of those people are from Irvine others are from Santa Ana and even met one from Long Beach.  The Long Beach one brought her 3 sons because they really liked the brand new playground.

Sure - of course non-residents will frequent other parks.  I'm on the neighborhood/pocket park circuit during the weekdays and meet my kid's  various playgroups at various parks throughout the northern part of Irvine.  But I've never been to a crowded park on the weekdays.  In fact, most of the parks I frequent are super underutilized.  Can't speak for the weekends though - don't do as much park-ing on those days.  If I'm not meeting friends at a local park, I much prefer going to the park(s) in our neighborhood - no need to drive and I can wheel the kid in his push toy.  So sure, there will be "visitors" at the park at PP (which isn't that impressive btw), but will it be a big deal - no.

P.S. CV's park attracts folks from Santa Ana and Long Beach?  That can't help property values right?   Must be that convenient location off the fwy.

I would think outsiders would prefer big public parks like the Cypress Village Community Park.  I didn't think the small one between Marigold, Mulberry, and Magnolia would also attract so many as well.  It's funny because I kept asking them why they don't go to the CVCP with bigger slides ... most said that this smaller one stood out or they thought the big one is still in construction.

Anyhow there goes my property value =P

 

[test]

P.S. CV's park attracts folks from Santa Ana and Long Beach?  That can't help property values right?   Must be that convenient location off the fwy.

Parks here in Newport attract folks from Santa Ana and Long Beach.  Does wonders for property values. 

 

[irvinehomeshopper]

You pay the HOA so the outsiders could enjoy them. Nice!!!

 

[ZeroLot]

You pay the HOA so the outsiders could enjoy them. Nice!!!

It's our contribution to the world.  Hoa should be classified as a tax write off, much like charity.

 

[irvinehomeshopper]

Think of it this way. Everyone wants to experience Irvine when owning is not possible. The outsiders are like  the women who left their nose prints on the Cartier showcase window at South Coast Plaza. Consider yourself among the chosen few living a life that billion of Mainlanders wanted.

 

[ZeroLot]

Think of it this way. Everyone wants to experience Irvine when owning is not possible. The outsiders are like  the women who left their nose prints on the Cartier showcase window at South Coast Plaza. Consider yourself among the chosen few living a life that billion of Mainlanders wanted.

Interesting you said that because there are plenty of Mainlanders in CV but I haven't met a single one of them at the CV park and we go pretty much every weekend.

Anyhow I have no problems with outsiders coming and hanging out at the new parks.  Anything new and clean will attract people to visit.  It doesn't have to be in Irvine.  The diversity helps too.  I just don't want to pay for HOA and end up with a damaged or tagged up park because the HOA opened it up to the public.  If it's just nose prints on the Cartier showcase window that's fine but if there's tagging or graffiti ...