European Stars and Stripes (Newspaper) - June 01, 1980, Darmstadt, Hesse                                Doily Magazine a if a he thu him never nested Adu trs without children the Promontory Point Section of the Irvine ranch housing development is occupied mainly by single persons who like the California Marina life style. By Pamela q. Hollie new York times Everly Wilson is Blond Tan and athletic. I m a never nested she said. At Irvine that Means my husband and i live near the Tennis courts not the elementary  never nested is a code word at Irvine for adults without children. There because of the design of the housing and the configuration of the Irvine communities they tend to live in housing suited to their needs and tastes and near people like themselves. My Mother moved Here from Wisconsin two years ago mrs. Wilson said. She is what you Call an comply Nesler. Where she lives they talk about their grandchildren and play  forty Miles South of los Angeles at the inline ranch the largest and most elaborately planned Community in the nation there is in appropriate Emir on men for almost a Ery resident. For those who have attained Success and want to flaunt it there is Harbor Ridge. For those who prefer to keep their Success quieter there is big Canyon with its guarded Gate and private club and Golf course. The academics lend to live in the Village of University Park. Those who like to sail congregate in the Village of Bayside which has two yacht clubs and Homes wit private docks. The joggers swimmers bikers and recreation buffs who have More than one child live in Wood Bridge which has two lakes. In the 3.600-resident, adults Only Community of san Joaquin the single people live near the Lake the married couples and older singles live around the Stream and the older couples live off the Golf course. This categorization is not accidental. Irvine which conducts the most extensive marketing and demographic studies in the Industry builds to meet the needs of a 20 Sci mint Market categorized by age marital status in come lifestyle and Sie of family. By the standards of Proctor & Gamble we re Back Ward said Earl Timmons a consumer research specialist and the Irvine company s director of marketing serv ices. But he added we treat houses like what they Are  the Irvine company which is developing the Irvine ranch eventually plans to build 20 villages for an Esti mated 200,000 people. The Irvine company is owned by a development consortium including Charles Allen jr., a Wall Street financier a. Alfred Taubman a Detroit Developer and Joan Irvine Smith a granddaughter of the founder. The consortium bought the ranch from the Irvine foundation for $.137.4 million in a bidding War with Mobil Oil three years ago. There arc now about 76.000 residents in 26.000houses, apartments and condominiums developed by in three mailboxes an attached arrangement and not just a Large single family Home. Sunday june 1, 1980 designed from scratch to be a self contained Octel Ozment Nith its own 1,500-acre uni Mit shopping centers Parks schools churches and businesses the ranch As the development is called covers 77,000 acres of the 120,000-acre land Empire assembled by James nine Between 1864 and 1876. The Irvine development begun in 1960. Is an attempt at achieving a Model Community although House prices Between 560,000 and $600,000 exclude lower income residents. Irvine intends to balance commercial Industrial and residential needs and to provide a mixture of life styles Ages and backgrounds in a development that uti a incs the most modern building techniques the most imaginative designs and the most recent demographics. The company docs Many kinds of research including interviewing All new Home buyers on the ranch within a few weeks after they move in said Timmons. The Irvine company is constantly altering its building plans to reflect its findings. Because family sizes have dropped from 3.5 children to 2.7 children and Are still dropping the Irvine company found that there was Little need for four bedroom houses. More single people Are buying houses. So Irvine is building smaller houses and More condominiums. Because people who Are not related or even interest Din each other Are buying Homes jointly As investments Irvine builds a few Homes with two master bedrooms and a common living area. Because older adults entertain differently than younger adults some Homes Are built with Large living and dining rooms and others Are built with big entertainment enters. Family rooms for families with Small children arc near the Kitchen where parents can observe playtime activities. In Homes with teen agers the family room is Situ ated out of the parents hearing. An integral Factor in the Irvine planning is the High turnover of Homes in California and the feeling at Irvine that Homes Are More like cars and should be bought and sold to meet one s needs. While that is an attitude that reflects the hot housing Market of the late 1970s, the Irvine ranch has been developed to encourage up and Down Home trading. More than half of the Homes sold on the ranch Are sold to people who already live there and arc trading up or Down. Many of the villages like Al Camino real Are built on a system that encourages families to live in one Home when they have Small children and need the elementary school. When the children arc older the fam ily is expected to move up to a larger and differently Laid out Home. On the ranch a family can Lite in four different Homes without the children letting their friends. There is no inventory backlog of housing at Irvine and resale House prices there have tripled since 1976. Despite the escalating interest rates two thousand people fathered recently for a Chance la buy new units on a first come first served basis. The stars and stripes Page 9