In terms of master planning, all eyes turn to the city of Irvine, a unique development in that as dirt turned into community, a single company owned the land and new voices of new residents rose to be heard, to shape their own future.

Watson, as the company's planner, helped direct the city's look in a series of villages, such as Turtle Rock and Woodbridge. These self-identified areas have given residents a place to call their own within a city they call home. They talk of villages, meaning neighborhood schools, nearby employment centers and a bevy of pocket and large-acreage parks that gain their own nicknames from everyday users - "Our Park," "Far Park," "Castle Park" and the like.

Rents and housing prices are high, a confluence of heavy demand and scant supply. The wish to live in the city of Irvine has prompted the plowing of many of the ranch's signature crop land. Even now, change can be charted weekly on Jeffrey Road between I-5 and Irvine Boulevard. A Kohl's store opens March 7 and an Albertson's soon will be a neighbor on a parcel where vegetables grew just a few years ago. The view across the street is now unique - a piece of farmland still under cultivation.

The company's architectural guidelines have taken some knocks over the years. But numerous properties evoke praise from consumers, users and designers, including the remodel of Fashion Island and the Irvine Spectrum Center. The feel of the newly developed Northpark residential area is much improved architecturally over some older neighborhoods - an example of the company's ideas such as using a windrow of eucalyptus trees from the agricultural days to serve as the grand entrance and streets that meander rather than form straight edges.

Standard Pacific's portfolio includes more than 4,200 new Irvine Ranch homes in the past 20 years. This includes homes in Northpark. Company CEO Scarborough believes his company has become a better builder because of the "process" and "architectural criteria" demanded by The Irvine Co.

"They truly care about creating a lasting environment that is going to be pleasant and beneficial to the community in the long run," he says.