Irvine Business Complex Vision Plan Implementation Update and General Plan Amendment Scoping Session City Council May 23, 2017
AGENDA 1. Residential Unit Cap 2. Incentives for Neighborhood-serving Retail 3. Transfer of Development Rights Process 4. Neighborhood Placemaking 5. Scoping Session
ISSUE 1: RESIDENTIAL UNIT CAP
RESIDENTIAL UNIT CAP (15,000 UNITS) Existing 7,689 (51%) Under Construction 3,142 (21%) Remaining Units Under Cap 287 (2%) Approved 3,882 (26%)
PROJECTS IN PROCESS 3 A total of 287 units remain available under the residential unit cap 1 4 2 City received applications for 4 projects totaling 673 units 1 17832 Gillette 242 Proposed units would exceed the cap by 386 2 2535 Main 146 3 16542 Millikan 170 4 17451 Von Karman 115
OPTIONS: RESIDENTIAL UNIT CAP The City is obligated to process development proposals To discourage new requests, staff recommends the Council send a clear message that no additional units beyond the cap will be supported
ISSUE 2: NEIGHBORHOOD-SERVING RETAIL
ISSUE 2: NEIGHBORHOOD-SERVING RETAIL Planning Commission and City Council expressed desire to encourage and possibly incentivize additional retail development to serve residents November 2016: IBC Retail Market Demand and Incentives Analysis shows demand for neighborhoodserving goods, services and restaurants
RETAIL CHALLENGES Market challenge is finding available space or developing new space By City standards, retail uses generate trips at roughly 6 times the rate of office development Higher land and development costs discourage addition of new retail and service uses
OPTIONS: NEIGHBORHOOD-SERVING RETAIL Staff recommends additional analysis to identify demand by location; determine potential incentives (FY 2017-18 Budget) Incentives may include modified trip rates and/or expanded definitions for Accessory Retail
ISSUE 3: TRANSFER OF DEVELOPMENT RIGHTS
TRANSFER OF DEVELOPMENT RIGHTS Transfer of Development Rights (TDR) Process: Transferring entitled development intensity from one property to another Development Intensity Values (DIVs) assigned to a property directly correlate to property value
TRANSFER OF DEVELOPMENT RIGHTS Property owners sell DIVs through TDR process DIVs available are diminishing; cost is increasing TDR process may no longer be viable option
OPTIONS: TDR PROCESS Staff will continue to evaluate means to improve the TDR process through the ongoing General Plan Update Create Additional DIVs to incentivize specific developments Prohibit transfer of DIVs to other sites Purchase DIVs to create a City-managed TDR Bank
ISSUE 4: NEIGHBORHOOD PLACEMAKING
Woodbridge
Great Park Neighborhoods
IBC
IBC VISION PLAN Vision: A system of parks, urban plazas, open space and private recreation areas interconnected with streets, bikeways and trails Components of the System: Private recreational facilities Community parks Smaller public parks and plazas Open space Streets, bikeways and trails
IBC PRIVATE PARKS
IBC COMMUNITY PARKS Bill Barber CP North of I-405 South of I-405 San Joaquin Marsh
IBC PARK FEES IBC park fees are collected with building permits Payment of these fees frequently lags behind entitlement by several years Within the past two years, the IBC park funds have attained sufficient levels to purchase and develop park sites for the first time IBC Public Neighborhood IBC Community Approximate Current Balance $12.4 million $39.9 million
IBC PUBLIC NEIGHBORHOOD PARKS
IBC PUBLIC NEIGHBORHOOD PARKS
PARKS MASTER PLAN URBAN PLAZA MULTI-PURPOSE GYM/COMMUNITY CENTER NATURE SPOT ENHANCED/EXPANDED URBAN TRAILS
TRAILS AND BRIDGES Vision: Provide new trails and bridges to create enhanced pedestrian and bicycle connections in IBC and wider system of trails Trail Connections: Flood Control Channel Service Roads Abandoned Railroad ROW Major new pedestrian bridges: Across San Diego Creek to San Marco Park Across Jamboree Road from Central Park West to Park Place 3 bridges across Jamboree Road north of I-405
CONNECTIVITY
DIRECTION TO STAFF Staff proposes preparation of park plan to aid in implementation of IBC Vision Plan through FY 2017-18 budget Identify potential park sites and develop conceptual designs to be vetted through public process
ISSUE 5: SCOPING SESSION
SCOPING SESSION PURPOSE Held pursuant to City Council Resolution 87-108: Provide advance knowledge of request Determine if it is appropriate for processing Identify and define issues to be addressed Beginning of the process Does not predetermine future decision
VICINITY MAP Re-designate property s overlay district Business Complex to Urban Neighborhood Consistent with original scope of the IBC Vision Plan Ability to pursue remaining IBC units No guarantee of success Buffer properties not addressed 115 townhomes and flats ownership units
QUESTIONS 1. Should this application to re-designate the subject property proceed? 2. If yes, should the buffer properties be included?
OPTIONS Direct staff to: Discontinue processing this application Or, Boundary adjustments to be considered via comprehensive planning effort instead of individual applications Continue processing submitted application Provide commentary on issues to be addressed
RECOMMENDED ACTIONS Provide direction to staff concerning: 1. Residential Unit Cap 2. Incentives for Neighborhood-serving Retail 3. Neighborhood Placemaking 4. Scoping