Why wasn't Pavilion Park gated?

[ps99472]

I think a gated PP would've been a smarter move for Five Point.  Especially when average homes are gonna be in the +$1 million range.  Recent gated communities like Laguna Altura and Lambert Ranch seems to be doing better than its counterparts in Stonegate and Portola Springs.  Personally I would not put down $1.5+ million if it wasn't in a gated community.  The false sense of security does play a role in property value, along with schools, high ceilings, 3CWG's, etc. 

 

[Arman]

I think a gated PP would've been a smarter move for Five Point.  Especially when average homes are gonna be in the +$1 million range.  Recent gated communities like Laguna Altura and Lambert Ranch seems to be doing better than its counterparts in Stonegate and Portola Springs.  Personally I would not put down $1.5+ million if it wasn't in a gated community.  The false sense of security does play a role in property value, along with schools, high ceilings, 3CWG's, etc.

Interesting idea. It seems like it could totally be done, since there's only two main entrances, each from either side of Ridge Valley. The northern part of Ridge Valley shares an entrance with Portola Springs. I'd suspect that Ridge Valley was planned as a major link between Portola Pkwy and Irvine Blvd which is what prevented it. That said, I'm sure they could've planned the layout of the community to accommodate that if they wanted to do it.

 

[irvinehomeowner]

Personally, I don't think a gate adds much value but I can see what ps9 means about perception.

Laguna Altura wasn't that "hot" to begin with, Stonegate was outselling it pace-wise when they first opened up.

In light of the different type of housing being built to the west of PP, it may have been a good idea considering the perception issue.

But still for me, 3CWG > gated.

 

[bones]

I.

 

[irvinehomeowner]

It was gated!  There were gates at every entrance of El Toro MCAS 

Heh.

I think timing played more of a role in the slow sales of LR and LA in the beginning.  They were released during the middle and end of the recession and really didn't pick up steam until the very beginning of the run on housing that is only now slowing.  If they were released 1.5 years later, you can bet that they would have been priced higher than the La Cresta offering or offerings in SG or PS at the high end now.  The reason is, they could have gotten that higher amount.  The resales have confirmed this based on the % increase over the original purchase price.

Actually, LR was selling pretty quickly (probably more due to the lack of MRs).

Stonegate and LA were only a few months apart (and a few square feet different in floorplans) and Stonegate moved at a brisker pace than LA. I think that was more due to higher price (for almost the same floorplan) and higher HOA. If LA had used different floorplans, they probably would have sold faster because of that whole "This is just like Stonegate" stigma.

 

[gld2]

It makes  PP is a bargain

In the last 6 months, one sold for $482psf and another for $479psf.  But I guess you could argue, anything sells in this bubble that we had.

 

[Ready2Downsize]

Gating adds a significant amount to HOA. The streets become private streets and the homeowners are responsible for their maintenance including repaving and u have to pay for the maintenance of the gate.

 

[ps99472]

Snagged a community map today.

Should be easy to gate, choke point at the roundabout and another at the Rosemist homes.  Need more walls too if it was gated, might not look as nice.

 

[Irvinecommuter]

My thoughts:

1)  With the prices so high, builders probably didn't want to tack on a high HOA fee

2)  Gates sort of go against the whole theme of PP of open spaces and traditional neighborhood feel.

3)  LA showed that gated doesn't mean sale.  I actually think that FOB don't really care for gated communities.  They like open space...they have enough gates in their native countries.

 

[irvinehomeowner]

What's on the other side of Ridge Valley?

Rosemist isn't the only entrance in to PP off of Ridge Valley, Port street between Sagewood and Harmony is also an entrance off of Ridge Valley even though it doesn't show it on the map.

 

[OpenSky]

 

[OpenSky]

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[bones]

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[OpenSky]

8)

 

[bones]

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[OpenSky]

 

[bones]

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[OpenSky]

Fun exercise...

From the Irvine Municipal Code:

In conjunction with application for either privacy gates or controlled access gates, the applicant shall submit a stacking study. The study shall identify:

1.

The nonresidential square footage, or the number of residential units to be served by the proposed gates as appropriate.

2.

Type and operation of the gate.

3.

Projected inbound and outbound peak trips at the project entries intended for gated access.

4.

Adequacy of vehicle stacking area at the proposed gate(s).

5.

Effect of gated entries on parking usage and distribution and on-site circulation behind the gates.

6.

Effect of gated entries on parking and circulation in surrounding or adjacent areas.

D.

The Director of Community Development has the discretion to require applications for privacy gates and controlled access gates to be reviewed by the Planning Commission.

E.

If the actual stacking of vehicles at approved gates differs from the projected stacking as identified in this study and results in impacts to the public right-of-way, the Director of Community Development shall require the applicant to correct the problem to the satisfaction of the City. The applicant shall bear all costs associated with correcting the situation.

So it's a discretionary limit, that in practice, was a factor in splitting up Northpark Square and a gating factor (see what I did there?) in determining gates for Woodbury.

Pavillion Park has zero school / retail infrastructure; it currently sucks off of TIC's junk until it materializes in GP, which appears to serve the entire GP development. Just like a village (marketing BS or not).

 

[OpenSky]

 

[OpenSky]

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