HomeMy WebLinkAboutIRVINE INDUS COMPLEX 05-17-82DATE:
May 17, 1982
Inter-Corn
TO:
FROM:
S UBJ ECT:
William Huston, City Manager
Community Development Department
City of Irvine Industrial Complex West; General Plan Amendment
(GPA 12), Rezoning (81-ZC-0060) & Associated E.I.R.
The in~act of this proposal on Tustin's traffic conditions is still of
major concern after meeting with environmental and traffic personnel
representing the City Irvine. The subject area (see Exhibit "A") is 90%
developed with lower intensity (traffic) industrial uses. Development
pressure for more office uses, illegal use of industrial buildings for
office and "spec." headquarter office uses has resulted in this
re-evaluation.
The City of Irvine has dismissed the alternative of enforcing existing
codes, correcting any zoning loopholes and only selectively allowing any
increases in land use intensity. Instead, they selected a number of
hypothetical land use/zoning scenarios in which traffic studies were
conducted. All the scenarios, including projections of existing zoning
(worst and reasonable cases) assumed recycling of existing industrial uses
to office uses. Therefore, all scenarios dramatically expanded the amount
of traffic generated. The selected mixed use plan (industrial, retail,
office and residential), even though the best of the hypothetical
alternatives, produces far greater traffic than would be produced by a
tightening of the existing codes to retain the existing development pattern
and only selectively permitting higher intensities.
Mitigating measures for traffic in the E.I.R. include the realignment of
Jamboree through the base and widening of Barranca, both in Tustin.
Numerous traffic improvements for arterials are proposed in Irvine to be
financed by a development fee or assessment district. The E.I.R., GPA and
rezoning do not address necessary traffic improvements in Tustin or their
funding to mitigate impacts of this project. In other words more traffic
will be generated to and from Irvine without addressing the regional
impact, its consequences and costs upon the City of Tustin. The E.I.R. is
mute on Redhill Avenue, Newport, etc., in Tustin; all of great concern to
us.
Their staff apologized for the oversight of Tustin not being notified at
earlier stages of this proposed project {to what extent this is a
procedural defect we would leave to the legal staff). The substantive
defects include failure to address the alternative of not expanding
intensity, the regional impact on the circulation system, the specific
impacts on Tustin's surface streets, mitigating measures to ameliorate the
impact on Tustin and the method of financing such measures.
Irvine Industrial Complex West
May 17, 1982
Page 2
The current proposal, going May 25 to the Irvine Council, will be a hydrid
because of legal problems with the area limitations ordinance.' It will
require a Use Permit for any project exceeding a 2.5 F.A.R. and will
prohibit the area from exceeding a 3.5 F.A.R. On a practical level, it is
suspected the proponents of this action have overestimated the strength of
the office market. There will probably be a flurry of initial projects
which are al ready in the hopper; however, it may be decades, or possibly
never, for any major build out. The area limits approach has a major flaw
in that once development points have been consumed, some properties which
waited too long will find an inability to develop. Then, new pressure will
develop for further increases in allowed intensity. It is a first come,
first served approach.
It would appear that the main concern is one which has been building for
all central Orange County cities. The current street and circulation
system is rapidly approaching capacity. Each city, functioning
independently, is attempting to promote high revenue producing uses to
offset declining revenues in other areas. The cumulative impact is placing
an increased burden on the regional network of circulation. Tustin is
extremely vulnerable in this regard as all studies have shown it to be one
of the most congested areas at present and major improvements to enhance
the regional network are beyond our capability alone.
Tustin and Irvine have fortunately enjoyed a cooperative spirit in pursuing
solutions within our means. Moulton Parkway/Irvine Center Drive, Jamboree/
Myford realignment, changes in spheres of influence and annexation exchange
have shown a strong reciprocity between the communities. Initial staff
response from Irvine indicates we have distinctly obtained their attention,
acknowledged we have a legitimate concern and want to find a solution. The
solution may not rest so much with the action of ICC-West, but rather some
overall approach to the quesion of regional circulation problems, their
solution and funding.
MWB:jh
5-11-82
IRVINE INDUSTRIAL COMPLEX - WEST
CURRENT ZQN