Talk Irvine

General => Real Estate => Irvine Real Estate => Topic started by: iacrenter on January 17, 2022, 01:01:22 AM

Title: Orchard Hills Neighborhood 4
Post by: iacrenter on January 17, 2022, 01:01:22 AM
Orchard Hills -- Neighborhood 4
Tract # VT19020


I hope you've been saving your money because it looks spectacular. They started razing parts of the Avocado groves above the Socal Edison Substation. We might be 1-2 years out before sales start, depending on infrastructure construction.

The following information is based on the October 21, 2021 Irvine Planning Commission meeting:

520 Single family homes situated on multiple cul-de-sac streets to maximize view lots (think Vicara at Quail Hill)

Lot sizes: Minimum 3,600, Maximum 17,110, and Average 6,601

Guard gated community

2 private parks

Day Care location next to Fire Station

See attachments for higher resolution images


(https://i.imgur.com/4sKy6du.jpg)

(https://i.imgur.com/RSVGW5d.jpg)
Title: Re: Orchard Hills Neighborhood 4
Post by: Lurkus on January 17, 2022, 06:45:53 AM
I've been saving my first post in this forum for: I want in on this  ;)
Title: Re: Orchard Hills Neighborhood 4
Post by: lnc on January 17, 2022, 07:44:28 AM
So much want for this neighborhood.

The street design and lot layout are awesome, so many privacy lots. 
Title: Re: Orchard Hills Neighborhood 4
Post by: Cares on January 17, 2022, 08:27:59 AM
I got the notification for this recently. Looks promising. Also looks expensive haha!
Title: Re: Orchard Hills Neighborhood 4
Post by: aquabliss on January 17, 2022, 09:14:22 AM
Maybe the marketing will be:
Orchard Hills Village 4, Starting at just $4 Million.
Title: Re: Orchard Hills Neighborhood 4
Post by: OC_relocation on January 17, 2022, 09:18:34 AM
Will this be Zoned to IUSD or Tustin?
Title: Re: Orchard Hills Neighborhood 4
Post by: lnc on January 17, 2022, 09:33:50 AM
Will this be Zoned to IUSD or Tustin?

IUSD
Title: Re: Orchard Hills Neighborhood 4
Post by: Irvinehomeseeker on January 17, 2022, 09:43:29 AM
Will this be Zoned to IUSD or Tustin?

Wondering which elementary schools this will feed into as there is no indication of new school. May be EW Elementary or OH elementary?
IUSD
Title: Re: Orchard Hills Neighborhood 4
Post by: Danimal on January 17, 2022, 09:49:37 AM
Will this be Zoned to IUSD or Tustin?

IUSD

Make sense that OH4 will be zoned for IUSD. I always dislike the idea that OH on other side of Culver goes to TUSD.  Irvine homes should be able to attend Irvine schools not Tustin.
Title: Re: Orchard Hills Neighborhood 4
Post by: USCTrojanCPA on January 17, 2022, 10:20:25 AM
Aren't these homes going to be the closest to the asphalt plant?
Title: Re: Orchard Hills Neighborhood 4
Post by: Ready2Downsize on January 17, 2022, 11:14:41 AM
Aren't these homes going to be the closest to the asphalt plant?

That is like living in Portola Springs............ don't matter any more.
Title: Re: Orchard Hills Neighborhood 4
Post by: scubasteve on January 17, 2022, 03:18:32 PM
Any intel on how big these homes will be?  Will it be more like The Reserves (~3300sqft) or The Groves (Up to 5000k+)?
Title: Re: Orchard Hills Neighborhood 4
Post by: felixcat on January 17, 2022, 05:39:07 PM
Aren't these homes going to be the closest to the asphalt plant?

That is like living in Portola Springs............ don't matter any more.

It becomes a totally different story when comes to asphalt. It is definitely highly cancerous. I can smell it from time to time from EW, let alone OH4. So it is a big no-no for me no matter how the OH4 will be built or advertised.
Title: Re: Orchard Hills Neighborhood 4
Post by: sleepy5136 on January 17, 2022, 06:31:54 PM
Aren't these homes going to be the closest to the asphalt plant?

That is like living in Portola Springs............ don't matter any more.

It becomes a totally different story when comes to asphalt. It is definitely highly cancerous. I can smell it from time to time from EW, let alone OH4. So it is a big no-no for me no matter how the OH4 will be built or advertised.
It also doesn’t help when some realtors, particularly the FCB buyers agents are not disclosing or lying about it too. My friend uses an app called Xiao Hong Shu and some buyers have mentioned their agents tell them the plant shut down when it was mentioned or flat out do not disclose it to their buyers.

There could be an argument that the buyers could have done their due diligence. But since these buyers barely even speak English, it would be difficult for them to figure that out without knowing English. 
Title: Re: Orchard Hills Neighborhood 4
Post by: Mety on January 18, 2022, 09:59:17 AM
Like Lambert Ranch, they should have no MR. Then it won't matter what's close to the area. ;D
Title: Re: Orchard Hills Neighborhood 4
Post by: mythicquest on January 18, 2022, 10:14:24 AM
Here's another previous thread with some other pieces of info as well

https://www.talkirvine.com/index.php/topic,18165.0.html

Title: Re: Orchard Hills Neighborhood 4
Post by: iacrenter on January 18, 2022, 06:32:38 PM
Sorry mythicquest. I never saw your original post. My thread is old news / double post. You beat be by 2 months!  :D
I started researching only after seeing construction by the SCE substation.

Here's another previous thread with some other pieces of info as well

https://www.talkirvine.com/index.php/topic,18165.0.html

Title: Re: Orchard Hills Neighborhood 4
Post by: iacrenter on January 18, 2022, 06:33:20 PM
.
Title: Re: Orchard Hills Neighborhood 4
Post by: mythicquest on January 19, 2022, 09:51:28 AM
Sorry mythicquest. I never saw your original post. My thread is old news / double post. You beat be by 2 months!  :D
I started researching only after seeing construction by the SCE substation.

Here's another previous thread with some other pieces of info as well

https://www.talkirvine.com/index.php/topic,18165.0.html


No worries. Curious how these will turn out!
Title: Re: Orchard Hills Neighborhood 4
Post by: iacrenter on January 19, 2022, 10:41:17 AM
I’m excited as well but this community will be too expensive for me. The extraordinary number of view lots will only be matched by the price.
Title: Re: Orchard Hills Neighborhood 4
Post by: Movingup on January 19, 2022, 11:59:56 AM
So, most people do not care about the asphalt plant and potentially toxic fumes?
Title: Re: Orchard Hills Neighborhood 4
Post by: sleepy5136 on January 19, 2022, 12:18:08 PM
So, most people do not care about the asphalt plant and potentially toxic fumes?
There is very little inventory. To the point where people are going out of their way to buy areas they normally wouldn’t. 2020 was the surge, 2021 was the beginning of FOMO, and now 2022 is the year of FOMO.
Title: Re: Orchard Hills Neighborhood 4
Post by: Movingup on January 19, 2022, 01:49:40 PM
So, most people do not care about the asphalt plant and potentially toxic fumes?
There is very little inventory. To the point where people are going out of their way to buy areas they normally wouldn’t. 2020 was the surge, 2021 was the beginning of FOMO, and now 2022 is the year of FOMO.

This is a health hazard. Potentially make you sick or developed some chronic conditions or even death. If I know there is a 70% chance I develop cancer, FOMO is not a factor.
Title: Re: Orchard Hills Neighborhood 4
Post by: iacrenter on January 19, 2022, 02:18:40 PM
So, most people do not care about the asphalt plant and potentially toxic fumes?
There is very little inventory. To the point where people are going out of their way to buy areas they normally wouldn’t. 2020 was the surge, 2021 was the beginning of FOMO, and now 2022 is the year of FOMO.

This is a health hazard. Potentially make you sick or developed some chronic conditions or even death. If I know there is a 70% chance I develop cancer, FOMO is not a factor.

I certainly understand your concerns but many Irvine buyers don't care about what they can't see. Time and time again, new and resale homes have proven this:
--Great Park / former superfund site
-- Portola Springs / proximity to landfill and fire danger
-- Woodbridge / TCE toxic plume
--Orchard Hills / asphalt plant and fire danger
--Cypress Village / proximity to the 5

If you're talking about a high visibility headstones / cemetery, that will certainly crater home sales.
Title: Re: Orchard Hills Neighborhood 4
Post by: felixcat on January 19, 2022, 02:34:13 PM
So, most people do not care about the asphalt plant and potentially toxic fumes?

VOC, together with other harmful substance in asphalt, will induce cancers (lung, leukemia etc.) quite rapidly with high possibility, especially by inhaling. It may only need just a couple years to show up.

I am interested to see whether there will be a study in the cancer rate in OH area in the next 5 years.
Title: Re: Orchard Hills Neighborhood 4
Post by: Movingup on January 19, 2022, 02:39:11 PM
So, most people do not care about the asphalt plant and potentially toxic fumes?
There is very little inventory. To the point where people are going out of their way to buy areas they normally wouldn’t. 2020 was the surge, 2021 was the beginning of FOMO, and now 2022 is the year of FOMO.

This is a health hazard. Potentially make you sick or developed some chronic conditions or even death. If I know there is a 70% chance I develop cancer, FOMO is not a factor.

I certainly understand your concerns but many Irvine buyers don't care about what they can't see. Time and time again, new and resale homes have proven this:
--Great Park / former superfund site
-- Portola Springs / proximity to landfill and fire danger
-- Woodbridge / TCE toxic plume
--Orchard Hills / asphalt plant and fire danger
--Cypress Village / proximity to the 5

If you're talking about a high visibility headstones / cemetery, that will certainly crater home sales.

Fire burned down your house, rebuild. Toxic plume, don't grow fruits. Proximity to the freeway, houses all over the place are next to the freeway. None of these are as risky as living right next to the asphalt plant and breathing in those fumes everyday. But it maybe true, there are people who just want to fool themselves and still rush to buy. 
Title: Re: Orchard Hills Neighborhood 4
Post by: The California Court Company on January 19, 2022, 02:40:26 PM
isn't the new home smell worse? all the VOCs...
Title: Re: Orchard Hills Neighborhood 4
Post by: Movingup on January 19, 2022, 02:48:59 PM
isn't the new home smell worse? all the VOCs...

VOC is not being released 24/7. If you have not smell asphalt before, I can tell you it's nasty and definitely hazardous if you exposed to it regularly.
Title: Re: Orchard Hills Neighborhood 4
Post by: eyephone on January 19, 2022, 03:00:45 PM
So, most people do not care about the asphalt plant and potentially toxic fumes?

They do care. People are not vocal enough.
Title: Re: Orchard Hills Neighborhood 4
Post by: iacrenter on January 19, 2022, 04:13:40 PM
I personally wouldn’t buy at GP because it was a superfund site. But actions speak louder than words. Thousands of people bought homes at GP.

You can protest all you want about the asphalt plant / air pollution (and I would support you). But TIC will have zero problems selling all 520 homes unless the economy crashes.
Title: Re: Orchard Hills Neighborhood 4
Post by: Irvinehomeseeker on January 19, 2022, 04:14:25 PM
As I have shared earlier, I have been at Eastwood(not too far from the plant) for last 4 years. There has been only 2-3 occasions that I smelt asaphalt.  Also, I think the plant only runs during certain hours after night.
People have been living at OH for more than 6-7 years, I don't think there has been issues with cancer with OH residents.
Title: Re: Orchard Hills Neighborhood 4
Post by: eyephone on January 19, 2022, 04:20:02 PM
I personally wouldn’t buy at GP because it was a superfund site. But actions speak louder than words. Thousands of people bought homes at GP.

You can protest all you want about the asphalt plant / air pollution (and I would support you). But TIC will have zero problems selling all 520 homes unless the economy crashes.

Call it coincident or maybe luck. But a CEO quit or resigned that did a lot of business in GP according to news articles.
Title: Re: Orchard Hills Neighborhood 4
Post by: akkord on January 20, 2022, 06:07:59 AM
As I have shared earlier, I have been at Eastwood(not too far from the plant) for last 4 years. There has been only 2-3 occasions that I smelt asaphalt.  Also, I think the plant only runs during certain hours after night.
People have been living at OH for more than 6-7 years, I don't think there has been issues with cancer with OH residents.

There were no cancer cases for kids for awhile in QH, but then there was a surge of cases traced back to the type of pesticide they used in the area.  As always its personal risk wherever ppl choose to live.
Title: Re: Orchard Hills Neighborhood 4
Post by: yoyofly on January 20, 2022, 09:34:45 AM
.
Title: Re: Orchard Hills Neighborhood 4
Post by: Danimal on January 25, 2022, 09:41:28 AM
Just took a walk on Jeffrey Trail. They are bulldozing the hillside toward Portola street. 1/2 of the hill is done.  Pretty fast progress
Title: Re: Orchard Hills Neighborhood 4
Post by: Irvinehomeseeker on January 25, 2022, 09:58:20 AM
Just took a walk on Jeffrey Trail. They are bulldozing the hillside toward Portola street. 1/2 of the hill is done.  Pretty fast progress
They may be start selling much earlier to take advantage of the demand. Like CalPac that started selling before Models were ready.

The nice green cover visible from EW will now be replaced with homes pretty soon :(
Title: Re: Orchard Hills Neighborhood 4
Post by: Davidlee199 on January 25, 2022, 11:50:30 AM
IP wanted to build ASAP before mortgage rates climb up 4-5%
Title: Re: Orchard Hills Neighborhood 4
Post by: AW on January 25, 2022, 12:14:59 PM
the asphalt co looks to be equidistant from parts of OH3 and OH4, although not sure about the terrain

this is going to be quite pricey with alot of view lots
Title: Re: Orchard Hills Neighborhood 4
Post by: felixcat on January 25, 2022, 01:19:33 PM
the asphalt co looks to be equidistant from parts of OH3 and OH4, although not sure about the terrain

this is going to be quite pricey with alot of view lots

This is kind of a sore point in buying OH4. Yes having a view is nice, however think about the toxic gas, risk of getting cancer, not dare to open window at night to sleep during summer nights (if AAA choose to emit the gas during midnight to avoid detection)...
Title: Re: Orchard Hills Neighborhood 4
Post by: yoyofly on January 25, 2022, 01:33:17 PM
.
Title: Re: Orchard Hills Neighborhood 4
Post by: Yousr on January 25, 2022, 10:20:37 PM
the asphalt co looks to be equidistant from parts of OH3 and OH4, although not sure about the terrain

this is going to be quite pricey with alot of view lots

This is kind of a sore point in buying OH4. Yes having a view is nice, however think about the toxic gas, risk of getting cancer, not dare to open window at night to sleep during summer nights (if AAA choose to emit the gas during midnight to avoid detection)...

AAA is known for the fact that they emit gas at night. And maybe you guys already know that but I just learned that making asphalt is like making liquid gold. AAA must be making tons of money, parts of which may have gone to some governer, mayor, officer or whatever, just seem impossible to have them regulated.

https://www.latimes.com/socal/daily-pilot/entertainment/story/2021-11-24/irvine-approves-regulations-for-asphalt-plant-that-residents-say-spreads-toxic-fumes
Title: Re: Orchard Hills Neighborhood 4
Post by: gpquest on January 29, 2022, 10:52:02 AM
Irvine Asphalt Company receives two odor violations in 2 days

https://voiceofoc.org/2022/01/irvine-asphalt-company-receives-two-odor-violations-in-two-days/
Title: Re: Orchard Hills Neighborhood 4
Post by: yoyofly on January 29, 2022, 11:00:00 AM
.
Title: Re: Orchard Hills Neighborhood 4
Post by: Cares on February 16, 2022, 10:11:01 PM
I got an email earlier this morning that you can begin the pre-qual process now.
Title: Re: Orchard Hills Neighborhood 4
Post by: Irvinehomeseeker on February 16, 2022, 11:03:38 PM
I got an email earlier this morning that you can begin the pre-qual process now.

That's so fast...the newsletter in the postal mail earlier said something to the effect of mid 2023 when first homes will be ready to sell, but looks like it's moved up considerably if one can start pre qualifying now.
 
IP is responding to the demand. If Jumbo rates stay below 4% this year and economy stays strong, these homes should sell fast even if they are pricey. I doubt the AAA plant will dampen the demand.
Title: Re: Orchard Hills Neighborhood 4
Post by: sleepy5136 on February 16, 2022, 11:07:06 PM
I got an email earlier this morning that you can begin the pre-qual process now.

That's so fast...the newsletter in the postal mail earlier said something to the effect of mid 2023 when first homes will be ready to sell, but looks like it's moved up considerably if one can start pre qualifying now.
 
IP is responding to the demand. If Jumbo rates stay below 4% this year and economy stays strong, these homes should sell fast even if they are pricey. I doubt the AAA plant will dampen the demand.
Are ppl willing to buy homes with no models with IP properties? I know ppl are willing to do it with TB.
Title: Re: Orchard Hills Neighborhood 4
Post by: CalBears96 on February 17, 2022, 12:08:03 AM
I got an email earlier this morning that you can begin the pre-qual process now.

That's so fast...the newsletter in the postal mail earlier said something to the effect of mid 2023 when first homes will be ready to sell, but looks like it's moved up considerably if one can start pre qualifying now.
 
IP is responding to the demand. If Jumbo rates stay below 4% this year and economy stays strong, these homes should sell fast even if they are pricey. I doubt the AAA plant will dampen the demand.
Are ppl willing to buy homes with no models with IP properties? I know ppl are willing to do it with TB.

I mean, IP homes are cookie cutters, right? You've seen one you've seen them all.  ;D
Title: Re: Orchard Hills Neighborhood 4
Post by: CalBears96 on February 17, 2022, 12:11:18 AM
I got an email earlier this morning that you can begin the pre-qual process now.

That's so fast...the newsletter in the postal mail earlier said something to the effect of mid 2023 when first homes will be ready to sell, but looks like it's moved up considerably if one can start pre qualifying now.
 
IP is responding to the demand. If Jumbo rates stay below 4% this year and economy stays strong, these homes should sell fast even if they are pricey. I doubt the AAA plant will dampen the demand.

Jumbo loans aren't affected by Fed's actions as much as conforming loans, so I very much doubt it will go above 4%. And when I spoke to Bill Kelso at Union Bank, he said that long term loans react oppositely from Fed raising overnight rates. So far, 30 year fixed has been tracking 10 year bond.
Title: Re: Orchard Hills Neighborhood 4
Post by: JadedOne on February 17, 2022, 06:47:52 AM
I got an email earlier this morning that you can begin the pre-qual process now.

I did not receive an email. Would you mind sharing the email/info?
Title: Re: Orchard Hills Neighborhood 4
Post by: Cares on February 17, 2022, 07:28:35 AM
I got an email earlier this morning that you can begin the pre-qual process now.

That's so fast...the newsletter in the postal mail earlier said something to the effect of mid 2023 when first homes will be ready to sell, but looks like it's moved up considerably if one can start pre qualifying now.
 
IP is responding to the demand. If Jumbo rates stay below 4% this year and economy stays strong, these homes should sell fast even if they are pricey. I doubt the AAA plant will dampen the demand.

I'm not sure they will let you reserve anytime soon. Perhaps they just want to build up their pre-qual list and also hype for it.
Title: Re: Orchard Hills Neighborhood 4
Post by: sleepy5136 on February 17, 2022, 11:19:16 AM
I got an email earlier this morning that you can begin the pre-qual process now.

That's so fast...the newsletter in the postal mail earlier said something to the effect of mid 2023 when first homes will be ready to sell, but looks like it's moved up considerably if one can start pre qualifying now.
 
IP is responding to the demand. If Jumbo rates stay below 4% this year and economy stays strong, these homes should sell fast even if they are pricey. I doubt the AAA plant will dampen the demand.

I'm not sure they will let you reserve anytime soon. Perhaps they just want to build up their pre-qual list and also hype for it.
Very smart strategy. The meadows did this and that’s what led to their communities having more than 2k+ ppl by the time they started selling.
Title: Re: Orchard Hills Neighborhood 4
Post by: The California Court Company on February 17, 2022, 11:56:00 AM
So true. the floor plans are pretty much the same. not much they can change any more given the scarcity of buildable land and profit optimization. So the only difference are the surface materials and appliances offered by the builder, and of course the location (micro/macro level) and shook district.

So if you like a particular location and within your budget, you just buy it. extra bonus if the builder is Toll Brothers and on the other end of spectrum you have KB.

I got an email earlier this morning that you can begin the pre-qual process now.

That's so fast...the newsletter in the postal mail earlier said something to the effect of mid 2023 when first homes will be ready to sell, but looks like it's moved up considerably if one can start pre qualifying now.
 
IP is responding to the demand. If Jumbo rates stay below 4% this year and economy stays strong, these homes should sell fast even if they are pricey. I doubt the AAA plant will dampen the demand.
Are ppl willing to buy homes with no models with IP properties? I know ppl are willing to do it with TB.

I mean, IP homes are cookie cutters, right? You've seen one you've seen them all.  ;D
Title: Re: Orchard Hills Neighborhood 4
Post by: Coco55 on February 19, 2022, 09:30:27 PM
I got an email earlier this morning that you can begin the pre-qual process now.

I did not receive an email. Would you mind sharing the email/info?

Same.  Didn't receive an email...
Title: Re: Orchard Hills Neighborhood 4
Post by: B2FiNiTY on February 20, 2022, 10:45:52 AM
word on the street from an agent is that there are already 1700+ pre-qual to buy on the list now.
Title: Re: Orchard Hills Neighborhood 4
Post by: Darkcircle on February 20, 2022, 10:48:54 AM
word on the street from an agent is that there are already several hundred to close to thousand pre-qual to buy on the list now.

Glad to hear that many people are willing to help buy out the asphalt factory  >:D
Title: Re: Orchard Hills Neighborhood 4
Post by: B2FiNiTY on February 20, 2022, 11:10:12 AM
If people were really worried about the factory there, everyone should just pitch in and buy it out.
Title: Re: Orchard Hills Neighborhood 4
Post by: Movingup on February 20, 2022, 11:24:00 AM
If people were really worried about the factory there, everyone should just pitch in and buy it out.

How to sign up for the pre-qual list?
Title: Re: Orchard Hills Neighborhood 4
Post by: Phil993 on February 20, 2022, 02:54:52 PM
Just to clarify, are we talking about OH4 or Azul in the Groves?
Title: Re: Orchard Hills Neighborhood 4
Post by: CalBears96 on February 20, 2022, 03:33:12 PM
Just to clarify, are we talking about OH4 or Azul in the Groves?

It seems like Azul, since I got email about Azul also, but 1700+ pre-qual for 45 homes is nuts.
Title: Re: Orchard Hills Neighborhood 4
Post by: mythicquest on February 21, 2022, 01:58:02 AM
This current thread is for the future OH4 on Jeffrey and Portola. These are still a bit away from any kind of prequal, even the specific floorplans have not yet been approved by the city of Irvine. As of now they VTTM has been approved as well as traffic and environmental, which is why they can start grading. IPac is expected to present the floorplans to planning commission within a few months.

I'm sure you guys talking about prequal and reservations are talking about Azul inside OH Groves. You discuss Azul here: https://www.talkirvine.com/index.php/topic,18047.0.html
Title: Re: Orchard Hills Neighborhood 4
Post by: Cares on February 21, 2022, 07:58:54 AM
Sorry lol this was entirely my fault. I brain farted and confused Azul for OH4 and said pre-qual email was out. It was late at night!
Title: Re: Orchard Hills Neighborhood 4
Post by: mythicquest on February 21, 2022, 10:36:53 AM
Sorry lol this was entirely my fault. I brain farted and confused Azul for OH4 and said pre-qual email was out. It was late at night!

Lol, all good! I figured.

OH4 will not arrive quietly… this is going to be Irvine Pacific’s crown jewel
Title: Re: Orchard Hills Neighborhood 4
Post by: CogNeuroSci on March 27, 2022, 06:22:05 PM
Aren't these homes going to be the closest to the asphalt plant?

The proximity of the asphalt plant is the number one reason people want to buy there. The landfill (and the observation that the wind blows toward the west 95% of the time) is the second biggest reason people want in.
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