Riverbend question

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go_usc_IHB

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Greetings all! I've been a lurker here for a short period of time and love the discussions going on. I was wondering if anyone has any input regarding the Riverbend development in Orange. I know it's not Irvine but was curious to know if anyone has done any substantial research on the neighborhood and area or opinions. I'm aware of the complaints regarding Lennar and the protesters, but aside from this does it seem like a good area live. Thanks.
 
<p>Take a good look around the neighborhood. While in Riverbend proper, it seems ok, but I wouldn't feel comfortable walking outside the neighborhood at night. I thought the SFRs had funky layouts and were overpriced. I didn't see too much that was interesting in the condo projects.</p>

<p>One other thing to note: there have been a number of very small earthquakes underneath the neighborhood and in the surrounding area. That the area is where the river bends may not be a coincidence.</p>
 
<p>Asides from the 91 freeway a few blocks north and the cement plant nearby. It seems okay. Centex was giving away some great incentives. I remember a year and half ago. The starting price for detached townhomes was 650k. The same units now start at 560k. Unfortunately, with tighter lending. Some if not most don't qualify. </p>

<p>Quite a few have fell out of escrow. There was one particular story that I find amusing from the sales rep. This one guy purchase the home with a fake SS#. The builder found this out and he took off losing his deposit. </p>

<p> I notice Lennar is selling quite briskly. While Centex looks stagnated.</p>
 
<p>Oh, there was one unit that fell out of escrow...Orignally, 560k. The builder was willing to sell it for 475k.</p>
 
Eva is correct regarding surrounding neighborhood. It looks great within the walls of the community but at night. The sense of safety is loss. But then again, I am kind of a chicken.
 
<p>If I were you I would look up Kodiac street which is right around the way from there. Then go drive down that street. Hopefully you drive fast and don't do it when it is dark. After that call the Orange PD and tell them what you did and ask them what they think of that street. Wait for the laughter to subside and you will get some interesting stories.</p>

<p>The cement plant will be shut down and the land will be developed probably by Lennar. </p>
 
Is the area around there really that bad? I know that the homes in the vicinity are older (circa 1960), but is there considerable amount of crime in that area?
 
<p>The neighborhood is really spotty. There are some nice spots and there are some bad spots. I don't know how bad the Kodiac street gang problem is these days but they have been notorious in the past. It's probably not as bad as the area around Chapman and Hewes but you really should drive through that street to see for yourself. There a lot of crappy apartments around the area. Also there is a rehab clinic at Orange Olive and Lincoln and I believe it is a methadone clinic. There was a guy who was living in his van around there and he went nuts one day. Waving a gun around and what not. This was about six months ago and if you dig you can probably find the article at the OCR.</p>

<p>Personally at that price point I think you could find something in a better neighborhood. I really don't care for the product either. I don't mind the condo lots but when you walk out the front door and all you see is your neighbor's wall is just ugly. Similar products were built up off Serrano in the Orange hills and several are in foreclosure and foreclosed on. They will probably priced at the same price point soon and the location is much better. The traffic sucks but I'd rather deal with traffic than crime. </p>
 
Reason,

If you are chicken then stay away from the model homes in controversial area. Are you a home baked cookie junkie or water in plan 2 fridge junkie?



USC,

Riverbend as a community lacks the execution of a nice neighborhood. Lennar’s website is misleading. It is trying to paint a lifestyle and showed images of Old Town Orange. It is several miles south of Riverbend and the architecture and neighborhood ambiance between the two is night and days. Old Town Orange’s by gone era character in too distinctive and is extremely difficult to replicate today. Being associated with the builders’ business I know that marketer’s reference of classic old neighborhood is just painting a false picture in the consumers’ mind.



IMO Riverbend is not a place where real estates will hold its value. The infrastructure and amenities are border line at best. Village at a short distance away is a good redevelopment project with successful chain eateries. Walmart and Sears are not that great as anchors.



Chapman University area has the highest rape crime in OC mainly due to drunk college kids and their non consentual girl friends.



Please refer to my post for selecting a good location.
 
<p>Bk,</p>

<p>Hahaha! Umm, during Fall/Winter season. It's the free cookies and coffee. Summer/Spring it's the free bottle water. Now if the project is in a not so safe neighborhood. I tend to walk in a fast pace to my car. Imagine it, if you will. Hahaha.</p>
 
Hey it looks like Old Towne Orange has a competition. Builders like to call a certain part of Anaheim......"Historic Anaheim."
 
<p>It is the trend right now to call anything old as historic. On <a href="http://www.floralpark.com">www.floralpark.com</a> there is a link in there that refers to craftsmen from Historic Anaheim who restore old homes. Anaheim still has a long way to go before reaching the statue of Old Town Orange and Floral Park. The most important ingredient "wealth" is missing from the Anaheim neighborhood.</p>
 
<p>Bk,</p>

<p>I guess I'm not too much a stickler when it comes to the "complete package" of a neighborhood. I'm sure Riverbend won't appreciate by leaps and bounds relative to other locations, but I guess I'm probably more curious to know if the area will be decent enough to raise a family (or will I have to lock the kids in the house at all times). Also I'm looking at this from a long term perspective. </p>

<p>Another area I am looking at is the future area in Brea on Valencia and Imperial. I believe Standard Pacific has plans to develop in this area but details are very limited. Do you happen to know of any info on this? </p>
 
On a more serious note, I would ask bkshopr to back up his claim regarding Chapman University being the source of Orange's problem with rape. If this were the case, why arent Rapes at record highs in Fullerton (CSUF, FJC) and Irvine (UCI, IVC, Concordia)?
 
I researched the crime statistic in Old Town Orange really well. I have an eleven years old daughter and the rape statistic was the one that I could not overcome in finalizing a home purchase of a 1911 Craftsman Bungalow. I was concerned and talked to the local Police Department. Most of the problems originated at the Campus of Chapman. I retracted my offer.





There are many bars and restaurants with bars around the campus. Students attending Chapman are not the academic studious type. The majors offered at the College are liberal arts and mass media communication. Social skill is paramount in the success in this area of studies. Students are more out going and much more social. Due to the curriculums offered interaction with others and team approach is often required for class projects. This school offers no technical field and scientific research. The absence of Asian students is obvious. This being a private party school kids comes from a wealthy background. (Behaviors of the Kennedy clans) Kids attending Chapman are brought up differently from other UC campuses. The dormitories and unsupervised kids along with lack of campus security is the biggest problem on campus. The fact that this is a full residency non commuter school allows kids to spend the entire day with each other and allow ample time for predator to catch their preys. Rape is usually not incidental but premeditated. Most of the rapes were kids that knew each other and guys take it for granted that the girl that he just bought dinner should sleep with him.









UCI on the other hand are primarily Asians due to the many majors offered are in technical and analytical fields. Asians in University put studies first before relationship (Asians attending Junior College are the opposite). I could not find many bars around UCI where the kids could get drunk and get into trouble. The much more demanding school academic pressure in general allowed very little free time to partying and getting drunk which could lead to trouble. Most kids attending UCI are not really savvy in relationship. They are more of the introvert than the out going type. Read other posts regarding Irvine School to learn more about the students who attend school in Irvine.











Concordia is a Christian founded college. Parents with strong religious belief sent their kids there so just to avoid the negative influence that goes on at other colleges. Children are brought up with higher religious value such as pre-marital sex is a sin. No bars, fraternity and sorority at Concordia. Bible study is popular.









IVC and Fullerton College are both Junior Colleges and has no dormitory. Kids live at home with parents. Therefore there is no problem there.









Cal State Fullerton is mostly a commuter college. Students do not fly thousand of miles away from home and set themselves up at the dorm at Cal State Fullerton unless she is a die hard Kevin Costner fan. The social circle for fraternity and sorority is extremely weak and non existence. Students are lucky if they run into each other again with in the same semester. Students do not spend time together day and night at Cal Sate Fullerton. Many students’ age population there is quite diverse. Some are going back for a second degree and the school tailors its career enhancement curriculum for people already have a job. The student body is not 18-21 years old running high on Hormone. It includes a bunch of old folks and married student who wanted more education. Rape is the last thing on their mind. Cal State Fullerton campus is also very fragmented. The Business School is in the former El Toro Marine Base. The School of Creative Arts is in Santa Ana. Several other Schools are at different cities. The Campus is so land locked that many satellite campus are needed.

Have you heard of students getting raped at University of Phoenix?









Remember the wealthy kids from Corona Del Mar and Newport Beach who gang raped the intoxicated 15 years old girl with a bottle and video taped the whole events. One kid was the son of a Sheriff. These are the kids with a high sense of entitlement who did poorly academically in High School and could not be admitted to a real university. Parents are just grateful to send them to “over 18” boarding school at Chapman. Put them up at the dorm and parents finally are getting some quite and peace at their water front Newport Beach home. With their Econ, Psych, and Poli ScI degree and a 2.0 GPA these students are all future CEO’s of their parents’ successful businesses.


















 
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