What may happen to the vicinities around Villages of Columbus?

NEW -> Contingent Buyer Assistance Program
bkshopr_IHB

bkshopr_IHB

New member
Villages of Columbus are changing the development equations of its neighbors. The Irvine family donated the land in 1940?s to the government for the installation of our military line of defense against the evil empires of the Pacific. For many years the surrounding areas were zoned with industrial and manufacturing. The industrial blight of Irvine and Tustin were all neighboring the former military site. VOC is already making a transformation to the urban landscape of this industrial blight.



First the northbound on ramp to the 55 fwy was determined inadequate for the stacking cited in the EIR and since relocated to a much better location allowing better stacking and away from the congestion on Edinger.



Many existing single level R&D complexes were on cheaper land are now currently in the prime area. Many are facing demolition due to a revised land economic formula. Landlords are not renewing or extending a long term lease for their tenants. Their land is worth much more than the structures. The height restriction due to the landing path unfortunately limits the maximum potential development but the location near 55 fwy, Legacy and VOC are yet financially viable for owners to re evaluate future opportunities.



When economy recovers we will see a rebirth and other commercial and retail establishments along the Barranca and Redhill corridor. Diamond Plaza is one such example crossing over to the industrial zone. The food court, Sam?s Club, and other retail squatters along the south side of Barranca are already seeing their economic challenges. Their profitable days are over it is just a matter of time for some one to come up with something clever to replace them. Asian retail specialists are keeping their eyes on Diamond Plaza and looking for opportunities to migrate westward. Will the Chinese communities move away from the Jeffrey and Culver corridor? That is still undecided for now.



99 Ranch market is the pivotal point for the Chinese retailers such as banks and restaurants success. The Irvine Company remodeled Culver Plaza in order to raise rents. No one is happy with their landlord and I see the brick and mortar boxes along Barranca would be an excellent alternative 99 Ranch Market.



Gaining political control of the traffic department would be the best way to prevent the Chinese tenants from migrating. By not permitting signalized intersections, median break and No U-turns along Barranca between Jamboree and Redhill would limit all potential for the retail future south of Barranca.



Not allowing easy access for Legacy and Diamond Plaza have been hell for both owners. The hardship is obvious and the City of Irvine was interested in the "public safety". To limit no more than 3 access points to Legacy and one for Diamond Plaza have caused extra development cost. They just did not have enough political affair with the city.
 
[quote author="bkshopr" date=1238478477]Villages of Columbus are changing the development equations of its neighbors. The Irvine family donated the land in 1940?s to the government for the installation of our military line of defense against the evil empires of the Pacific. For many years the surrounding areas were zoned with industrial and manufacturing. The industrial blight of Irvine and Tustin were all neighboring the former military site. VOC is already making a transformation to the urban landscape of this industrial blight.



First the northbound on ramp to the 55 fwy was determined inadequate for the stacking cited in the EIR and since relocated to a much better location allowing better stacking and away from the congestion on Edinger.



Many existing single level R&D complexes were on cheaper land are now currently in the prime area. Many are facing demolition due to a revised land economic formula. Landlords are not renewing or extending a long term lease for their tenants. Their land is worth much more than the structures. The height restriction due to the landing path unfortunately limits the maximum potential development but the location near 55 fwy, Legacy and VOC are yet financially viable for owners to re evaluate future opportunities.



When economy recovers we will see a rebirth and other commercial and retail establishments along the Barranca and Redhill corridor. Diamond Plaza is one such example crossing over to the industrial zone. The food court, Sam?s Club, and other retail squatters along the south side of Barranca are already seeing their economic challenges. Their profitable days are over it is just a matter of time for some one to come up with something clever to replace them. Asian retail specialists are keeping their eyes on Diamond Plaza and looking for opportunities to migrate westward. Will the Chinese communities move away from the Jeffrey and Culver corridor? That is still undecided for now.



99 Ranch market is the pivotal point for the Chinese retailers such as banks and restaurants success. The Irvine Company remodeled Culver Plaza in order to raise rents. No one is happy with their landlord and I see the brick and mortar boxes along Barranca would be an excellent alternative 99 Ranch Market.



Gaining political control of the traffic department would be the best way to prevent the Chinese tenants from migrating. By not permitting signalized intersections, median break and No U-turns along Barranca between Jamboree and Redhill would limit all potential for the retail future south of Barranca.



Not allowing easy access for Legacy and Diamond Plaza have been hell for both owners. The hardship is obvious and the City of Irvine was interested in the "public safety". To limit no more than 3 access points to Legacy and one for Diamond Plaza have caused extra development cost. They just did not have enough political affair with the city.</blockquote>


I'm not sure what the point of your post is, but as someone who as grown up in Irvine I do not get the Irvine Company, but have learned to appreciate their restrictive and discriminatory practices.



I look at the retail, residential and commercial developments of parts of the city that were not planned by Maser Bren & Co. and they seem like a disaster while the rest, albeit boring and uniform, are amazingly cohesive.
 
My point is the under-utilized area around VOC will experience a renaissance as we recover from this economy. I totally agree with ABC the Irvine Retail Centers are much better themed and planned aesthetically. For Asian businesses that is never a criteria. Just study the topology of Asian retails in LA, SF, NY, Vancouver, and over sea. They are all chaotic but at the same time attractive. Aesthetic plays a very small part in the success of Asian retail.



The threat to the current Asian retail core in Irvine would be the area around VOC where rent is cheap and lacks architectural and signage control. Both are ideal for Asian merchants. Gaining control over traffic can prevent this from happening. Very few retail centers can make the traffic flow works and it is often the reason why a retail center dies.



I think the area south of Barranca is Irvine and that would be to Bren's advantage to monopolize the Irvine Retails.
 
I think I heard or read somwhere that there was some sort of lawsuit that prohibited the expansion of the 55 at edinger or McFadden. The people who owned the land refused to be bought out by the city of Tustin because they claimed that stawberry patch was far too profitable to give up for a reasonable price.



(this is entirely hearsay).
 
[quote author="ABC123" date=1238480697]I think I heard or read somwhere that there was some sort of lawsuit that prohibited the expansion of the 55 at edinger or McFadden. The people who owned the land refused to be bought out by the city of Tustin because they claimed that stawberry patch was far too profitable to give up for a reasonable price.



(this is entirely hearsay).</blockquote>


Owners have no choice when government exercises Eminent Domain. The only city that I know of is South Pasadena. It delayed the freeway from connecting to Pasadena for 35 years. When traveling northbound on 710 the sign reads Pasadena but it dead ends on to Valley Blvd. some 10 miles from the final destination. Many activists and politicians do live in South Pasadena.
 
[quote author="bkshopr" date=1238480481]My point is the under-utilized area around VOC will experience a renaissance as we recover from this economy. I totally agree with ABC the Irvine Retail Centers are much better themed and planned aesthetically. For Asian businesses that is never a criteria. Just study the topology of Asian retails in LA, SF, NY, Vancouver, and over sea. They are all chaotic but at the same time attractive. Aesthetic plays a very small part in the success of Asian retail.



The threat to the current Asian retail core in Irvine would be the area around VOC where rent is cheap and lacks architectural and signage control. Both are ideal for Asian merchants. Gaining control over traffic can prevent this from happening. Very few retail centers can make the traffic flow works and it is often the reason why a retail center dies.



I think the area south of Barranca is Irvine and that would be to Bren's advantage to monopolize the Irvine Retails.</blockquote>


Not much retail between Jamboree and Von Karmen.

There seems to be a lot of industrial buildings around there.

If vacancy is a problem, maybe the city will allow for re-zoning to retail
 
[quote author="tenmagnet" date=1238549236][quote author="bkshopr" date=1238480481]My point is the under-utilized area around VOC will experience a renaissance as we recover from this economy. I totally agree with ABC the Irvine Retail Centers are much better themed and planned aesthetically. For Asian businesses that is never a criteria. Just study the topology of Asian retails in LA, SF, NY, Vancouver, and over sea. They are all chaotic but at the same time attractive. Aesthetic plays a very small part in the success of Asian retail.



The threat to the current Asian retail core in Irvine would be the area around VOC where rent is cheap and lacks architectural and signage control. Both are ideal for Asian merchants. Gaining control over traffic can prevent this from happening. Very few retail centers can make the traffic flow works and it is often the reason why a retail center dies.



I think the area south of Barranca is Irvine and that would be to Bren's advantage to monopolize the Irvine Retails.</blockquote>


Not much retail between Jamboree and Von Karmen.

There seems to be a lot of industrial buildings around there.

If vacancy is a problem, maybe the city will allow for re-zoning to retail</blockquote>


That is exactly my point. The industrial buildings were built during the late 60's and most are below the standard of today's business and warehouse needs. Warehouses and loading dock are just too pricey for its operation in Irvine as well as the inefficiency of truckers losing valuable time being trapped in local traffic.



The industrial parcels are ideal for rezoning since most are situated on 3 acre+ lot. The structures have already met their life cycle expectancy and demolishing them make a lot of sense given its ideal location and land cost factor.



In Vegas along Spring Mountain Road there are Asian retail strips that were converted and rezones for retail adaptation from industrial buildings. It is known as the Vegas Chinatown. Both 99 Ranch and Sam Woo are there.



As most of the single story industrial buildings are in financial and operational distress south of Barranca the opportunities for a viable land usage and profitable retails make a lot of sense in this area.



Asian retailers and restaurateurs do not want to pay high TIC rent so by offering much lower rent would be a huge draw in shifting the Asian core from its current locations to Jamboree and Redhill.



The idea is to keep the architecture understated and low cost. Asian retailers are all about their products and never the ambiance. I was able to convince 99 Ranch and Sam Woo to come down to Irvine in the late 80's I think I can pitch a win win scenario to the City of Irvine and the local Chinese merchants.



Although there are 4 Asian centers in Irvine: Diamond Plaza, Culver Plaza, Arbor Center and the nameless center across the street. As a whole the scattered centers lack identity and unification. The Buddhist Campus on Jamboree and Diamond Plaza are forming an initial core. The non TIC centers are very limited and not an ideal shop depth for the restaurant operation currently.
 
Good point about the area needing a rezone, BUT Diamond Plaza having extra development cost to help traffic. BOOOHOOOO. I have seen other cites where Asian stores go in and they let them do whatever they want, causing crazy parking and traffic flow problems. One of the reason why is because the store developers tell a little white (yellow) lie to get approval. They call them "neighborhood markets". When Whitie McWhite thinks "neighborhood market" they think a little cozy shop with one shopkeeper in it harking back to the 1930's. "How cute!" But the Asian developer means by a "neighborhood market" he means a Asian market which has the same number of customers as a flipping wal-mart.
 
[quote author="PadreBrian" date=1238551262]Good point about the area needing a rezone, BUT Diamond Plaza having extra development cost to help traffic. BOOOHOOOO. I have seen other cites where Asian stores go in and they let them do whatever they want, causing crazy parking and traffic flow problems. One of the reason why is because the store developers tell a little white (yellow) lie to get approval. They call them "neighborhood markets". When Whitie McWhite thinks "neighborhood market" they think a little cozy shop with one shopkeeper in it harking back to the 1930's. "How cute!" But the Asian developer means by a "neighborhood market" he means a Asian market which has the same number of customers as a flipping wal-mart.</blockquote>


Asian retails are powerful. most may be little but they are compared to Walmart. It is like tiny Bruce Lee taking on 22 big guys. The Asian retail core made Bren very wealthy by drawing in the Asian families with the hard working moms, dads and smart kids raising the bars in schools.



Irvine would not be in its current status without the Asian population regardless of how much Bren put his aesthetic in his Utopia. Its desirability was contributed by the effects of the Asian population. Without Asians Irvine would just be another Mission Viejo where Bren spent 25 years of his tenure.



It does not matter where the Asians are traffic would be bad even in Africa. There is no solution when Asians are behind the steering wheel.
 
[quote author="QH Renter" date=1238552738]Which came first: the good schools or the asian students?</blockquote>


Patterns have shown the good schools and safe neighborhoods attracted Asians. Asians then raised the bars thus resulted in excellent schools and safest neighborhood. San Marino, Arcadia, Irvine, Danville, Cupertino and Mission District in Fremont just to name a few. Irvine schools in the late 70s and early 80's were not renowned.
 
[quote author="QH Renter" date=1238553180]That would be consistent with my Irvine experience.</blockquote>
Thank you for the quiz.
 
Besides offering competitive low rent, how would you attract asian retailers to your center?

Does the center need to be themed like the Diamond Plaza?
 
[quote author="tenmagnet" date=1238553567]Besides offering competitive low rent, how would you attract asian retailers to your center?

Does the center need to be themed like the Diamond Plaza?</blockquote>
Not really. Combination and tenant mixes are crucial. Good food, cheap prices, quality goods and one stop shopping are successful formula. Irvine lacks a good magazine, DVDs, book, music, and Hello Kitty mega store all under one roof.
 
I was curious what your data showed because there were relatively few Asians when I started elementary school in Irvine. There were a few Japanese and Vietnamese, but no Chinese or Koreans at that time. That changed pretty dramatically by the time I went to middle school (which would be consistent with the time frame you mentioned).
 
[quote author="bkshopr" date=1238553845][quote author="tenmagnet" date=1238553567]Besides offering competitive low rent, how would you attract asian retailers to your center?

Does the center need to be themed like the Diamond Plaza?</blockquote>
Not really. Combination and tenant mixes are crucial. Good food, cheap prices, quality goods and one stop shopping are successful formula. Irvine lacks a good magazine, DVDs, book, music, and Hello Kitty mega store all under one roof.</blockquote>


I was wondering why Diamond Jamboree does not have a Life Plaza store like the original Diamond Plaza in Rowland Heights. I thought it was perhaps the City of Irvine does not like businesses that stay open late at night.
 
[quote author="High Gravity" date=1238555605]

I was wondering why Diamond Jamboree does not have a Life Plaza store like the original Diamond Plaza in Rowland Heights. I thought it was perhaps the City of Irvine does not like businesses that stay open late at night.</blockquote>


Aren?t they over building or creating too much supply?

A huge new center is going up across the 60 fwy almost directly across from the original Diamond Plaza
 
[quote author="tenmagnet" date=1238556545][quote author="High Gravity" date=1238555605]

I was wondering why Diamond Jamboree does not have a Life Plaza store like the original Diamond Plaza in Rowland Heights. I thought it was perhaps the City of Irvine does not like businesses that stay open late at night.</blockquote>


Aren?t they over building or creating too much supply?

A huge new center is going up across the 60 fwy almost directly across from the original Diamond Plaza</blockquote>


BK's philosophy seems to be that "if you build it they will come" and he has been right on the money so far.
 
[quote author="QH Renter" date=1238557043][quote author="tenmagnet" date=1238556545][quote author="High Gravity" date=1238555605]

I was wondering why Diamond Jamboree does not have a Life Plaza store like the original Diamond Plaza in Rowland Heights. I thought it was perhaps the City of Irvine does not like businesses that stay open late at night.</blockquote>


Aren?t they over building or creating too much supply?

A huge new center is going up across the 60 fwy almost directly across from the original Diamond Plaza</blockquote>


BK's philosophy seems to be that "if you build it they will come" and he has been right on the money so far.</blockquote>


I?m sure it is and I'm not disputing that.

Merely pointing out that unlike Irvine, there?s a plethora of asian retail already in place there.
 
You must log in or register to reply here.
Back
Top