Welcome to the Irvine Business Complex (IBC) Home Page.

Here you will find information about the planning processes and activities within the IBC, via the links and updates provided below.

• Draft Environmental Impact Report- March 2009: Scroll down to view links

• Draft General Plan Amendment for Residential /Mixed Use Vision Plan- March 2009
• Draft Zoning and Municipal Code Amendments- March 2009
• Draft Design Criteria- March 2009

• List of IBC Residential Projects (updated December, 2008)
• Map of IBC Residential Projects (updated December, 2008)
• IBC Information Sheet (for current zoning code)
• 1992 Final EIR for IBC (Vol. 1- Main Document)
• 1992 Final EIR for IBC (Vol. 2- Appendices)
• 1992 Zoning Implementation Guidelines
• IBC Analysis by Ray Catalano (presented to City Council October 23, 2007)

• Click here for information about the new IBC "i" shuttle

IBC RESIDENTIAL PLANNING PROCESS UPDATES

IBC Update- February 25, 2010

Public Hearings for the IBC Vision Plan project and associated Environmental Impact Report have been scheduled as follows:

CITIZEN INVOLVEMENT:	Do you have any comments?  Questions?  Concerns?  You are invited to attend the following public hearings to be held by the City of Irvine. in the City Council Chambers at Irvine City Hall, One Civic Center Plaza, Irvine.
·         Wednesday, March 17, 2010, 5:30 p.m.	Community Services Commission- Recommendations to City Council on Park Related Project Components, Including Municipal Code Amendment related to IBC park dedication requirements.
·         Thursday April 1, 2010, 5:30 p.m.	Planning Commission- Recommendations to City Council on General Plan Amendment, Zoning Code Amendment, and other project components.
·         Tuesday April 27, 2010, 4:00 p.m.	City Council- Formal action on project
INFORMATION AVAILABLE:	Copies of the staff report and other project information will be available for your review after the Friday before the scheduled meeting date at the Community Development Department, One Civic Center Plaza, Irvine (City Hall), and on the City of Irvine IBC Website at  /depts/cd/planningactivities/ibc_graphics/default.asp. The Planning Commission recommendations to City Council will be posted and published following the Planning Commission meeting at which action is taken on the project.
NOTE:	If, in the future, you wish to challenge the proposed General Plan Amendment and Zone Change or other project applications in court, you may be limited to raising only those issues which you or someone else raised orally at this public hearing or in written correspondence received by the respective commission or respective department director as noted below at, or before the hearing. Community Services Comm.  Director of Community Services Planning Commission            Director of Community Development City Council                          City Manager

IBC Update- December 23, 2009

The City of Irvine has prepared a recirculated Draft Environmental Report (EIR) for the IBC Residential/Mixed Use Vision Plan and related project components, available for review via the links provided below.  The Appendices include updated versions of the proposed project documentation, including a General Plan Amendment for the Draft Vision Plan, related code amendments, and updated design criteria, all redlined to reflect changes from the July 2006 and March 2009 versions.

The public review period for the Draft EIR will run though February 5, 2010. Please submit comments by no later than that date to:

    Bill Jacobs, AICP
    Principal Planner 
    City of Irvine
    Community Development Department
    P.O. Box 19575
    Irvine, CA  92623-0575
    bjacobs@ci.irvine.ca.us

Notice of Availability for Recirculated Draft EIR

DRAFT EIR Sections

Cover

Table of Contents

1.          Executive Summary
2.          Introduction
3.          Project Description
4.          Environmental Setting         
5.          Environmental Analysis       

    5.1       Aesthetics      
    5.2       Air Quality     
    5.3       Biological Resources        
    5.4       Cultural Resources 
    5.5       Geology and Soils 
    5.6       Hazards and Hazardous Materials 
    5.7       Hydrology and Water Quality
    5.8       Land Use and Planning
    5.9       Noise 
    5.10     Population and Housing
    5.11     Public Services     
    5.12     Recreation 
    5.13     Transportation and Traffic 
    5.14     Utilities and Service Systems        
    5.15     Global Climate Change

6.          Significant Unavoidable Adverse Impacts
7.          Alternatives
8.          Impacts Found Not To Be Significant    
9.          Significant Irreversible Changes Due to the Proposed Project
10.        Growth-Inducing Impacts of the Proposed Project           
11.        Organizations and Persons Consulted
12.        Qualifications of Persons Preparing EIR  
13.        Bibliography

APPENDICES

A             2007 Initial Study, Notice of Preparation (NOP), and NOP Responses
B             2008 Initial Study, Notice of Preparation (NOP), and NOP Responses
C             Draft General Plan Amendment for IBC Residential Mixed Use Vision Plan
D             Draft Amendments to the Zoning and Municipal Codes and Park Standards Manual
E             Draft IBC Residential/Mixed-Use Design Criteria
F             Land Use Methodology (large file- may take time to download)
G             Air Quality Modeling Data Sheets
H             Biological Resources Study
I              Paleontological and Archaeological Evaluation Report
J              Environmental Data Resources Report
K-1          Water Quality Technical Report
K-2          Hydrology Technical Report (figures available for review at City Libraries and Community Development Department at City Hall)
L             Noise Modeling Data Sheets
M            Public Services Correspondence
N-1          Traffic Study
N-2          Traffic Study Appendices
O             Water Supply Assessment
P.            Global Climate Change Technical Report
Q            Responses to Comments on March 2009 EIR (large file- may take time to download)

IBC Update- April 17, 2009

The City has prepared a model for projections of land use distribution in the IBC in conjunction with the build out of the IBC Vision Plan. Click here for documentation of this model, including the land use projection and distribution methodology.

IBC Update- September 18, 2008

Notice of Availability

DATE: September 18, 2008

Notice of Preparation: Revised Initial Study, Notice of Preparation and Request for Comments

Draft Irvine Business Complex (IBC) Vision Plan and Mixed Use Overlay Zoning Code (Planning Area 36)

Please be informed that the City of Irvine is the Lead Agency and will prepare an environmental impact report for the project identified above. The City released the Initial Study for an extended public review period of 45-days for this process from January 8, 2007 to February 22, 2007.This notice advises interested parties and responsible agencies that the project description has been revised to reduce the allowable number of units from 20,000 to 15,000, as well as up to 1,191 additional density bonus units. The revisions to the proposed project do not result in any changes to the Scope of the upcoming EIR from what was previously identified in the January 8, 2007 Initial Study and Notice of Preparation (NOP).

The 2,800-acre Irvine Business Complex (IBC) is located within the western portion of the City of Irvine in south/central Orange County. More specifically, the IBC is generally bounded by the former Tustin Marine Corps Air Station (MCAS) to the north, the San Diego Creek channel to the east, John Wayne Airport and Campus Drive to the south, and the Costa Mesa (SR 55) Freeway to the west.

The proposed project consists of the following components:

• A General Plan Amendment to adopt the Irvine Business Complex (IBC) Mixed Use Community Vision Plan and establish a cap of 15,000 dwelling units for the IBC area (excluding a potential for 1,191 density bonus units pursuant to state law), with an offsetting reduction of non-residential office equivalency square footage in General Plan Table A-1, for units under the cap that have not yet been approved. The General Plan/Zoning cap for the IBC is 9,401 residential units, therefore, a unit cap of 15,000 units would provide for a potential of 5,599 additional dwelling units (of which 2,522 are currently in process) in the IBC beyond that which is already existing or approved. The total 5,599 additional new units (either potential or in process) remaining under the 15,000 unit cap will be offset by a reduction of 2,715,062 sq. ft. of non-residential office equivalency square footage.
• A Zoning Ordinance Amendment to add new Chapter 5-8 to adopt the IBC Residential Mixed Use Overlay Zone, update Chapter 9-36 provisions regarding the IBC traffic mitigation fee program, and revise the statistical analysis in Section 9-36-5 to establish a cap of 15,000 dwelling units for the IBC area (excluding density bonus units pursuant to state law), with an offsetting reduction of non-residential office equivalency square footage, for units under the cap that have not yet been approved, consistent with the proposed General Plan Amendment.
• A Municipal Code Amendment to revise Division 5, Subdivisions, Chapter 10, Dedications; Reservations, to incorporate new urban park standards into the City’s park dedication requirements for the IBC.
• A program of optimizing land uses in the IBC for remaining unbuilt IBC Zoning Potential and Approvals, within existing IBC vehicle trip allocations by Traffic Analysis Zone (TAZ).
• A program of Infrastructure Improvements to improve walkability and connectivity within the IBC.
• A set of design guidelines, applicable to new residential mixed use projects in the IBC.
• Changing the name of the Irvine Business Complex as directed by the City Council (not a part of required CEQA action for project, but included for informational purposes).
• The EIR may also evaluate potential options for trip reduction within the mixed-use context of the IBC.

We request your comments on the revised project description. If you provided comments previously, and the revised project description does not alter your original comments, there is no need to respond to this notice as you comments are already included in the official record. If you have additional comments, please send your response to the City of Irvine at the address shown below.We will need the name for a contact person in your agency.

Due to the time limits mandated by State law, your response must be sent at the earliest possible date but not later than 5:00 p.m. on Monday, October 20, 2008 (30 day review period).

Click here for the full Notice of Preparation/Initial Study. A complete copy of the Initial Study and Notice of Preparation prepared for the proposed project may be also reviewed at the following locations:

• City of Irvine, Civic Center, One Civic Center Plaza, Irvine, CA 92623-9575
• Heritage Park Regional Library, 14361 Yale Avenue, Irvine, CA 92604
• University Park Public Library, 4512 Sandburg Way, Irvine, CA 92612

Project Title: Draft Irvine Business Complex (IBC) Vision Plan and Mixed Use Overlay Zoning Code (Planning Area 36)

Project Applicant: City of Irvine

Send Responses to:

Bill Jacobs, AICP, Principal Planner

City of Irvine, P.O. Box 19575, Irvine, CA 92623-9575.

Email: bjacobs@ci.irvine.ca.us.

Telephone:(949) 724-6521. Fax: (949) 724-6440.

IBC Update- March 6, 2008

On February 26, 2008, the City Council considered the recommendations of the IBC Task Force refinement of the study parameters of the IBC Vision Plan/Overlay Zoning Code Program EIR.

• Click here for staff report
• Click here for staff PowerPoint presentation

IBC Update- December 3, 2007

The City of Irvine has mailed notice (click here for notice) to all IBC businesses and other interested parties of an upcoming IBC Task Force meeting for public outreach to IBC businesses. This meeting will be held Wednesday, December 12, 2007, from 7-9 PM in the City Council Chambers at Irvine City Hall. (click here for agenda and click here for minutes from Task Force meeting of September 24)

Community Development Staff provided the Planning Commission with an update on the IBC Task Force activities on November 23, 2007. Click here to view the staff report.

The City Council approved the Implementation Program for the IBC Shuttle on November 27, 2007. Click here to view the staff report.

New links have been added to the document list above for the 1992 Zoning Implementation Guidelines and the October 2007 IBC analysis prepared by Ray Catalano.

IBC Update- October 22, 2007

The final recommendations from the IBC Task Force will be considered and discussed by the City Council at their regular meeting on October 23, 2007. Click here for the staff report.

IBC Update, October 12, 2007

The IBC Task Force held its final regular meeting on September 12 and public outreach meetings on September 10 and 24. Click here for the agenda packet for the September 24 public outreach meeting, which includes minutes from the September 10 public outreach meeting and the September 12 regular meeting.

IBC Update, September 6, 2007

Below are links to the agendas for upcoming task force meetings:

• Agenda for Public Outreach Meeting- September 10, 2007
• Agenda for Regular Task Force Meeting- September 12, 2007
• Draft Minutes from August 15, 2007 Meeting (distributed with Sept. 12 agenda)

IBC Update, September 4, 2007

On September 10 and 24, the IBC Task Force will be hosting public outreach meetings for IBC residents. The meetings will be held from 7-9 pm in the Toscana Apartments Clubhouse, located at 35 Villa Lucca, off Jamboree Road at Dupont Drive (The Clubhouse is behind the main office building.). Click links below for additional information:

• Invitation letter
• IBC Information Brochure

IBC Update, August 15, 2007

The IBC Task Force held its fifth meeting on August 15, 2007. Click links below for additional materials from this meeting:

• Staff Presentation
• Correspondence to Task Force

IBC Update- August 13, 2007

IBC Update- August 1, 2007

Cancellation notice

IBC Update- July 18, 2007

The IBC Task Force held its fourth meeting on July 11, 2007. Click on links below for materials presented at this meeting:

• Agenda
• Minutes from June 13 meeting
• Public Communications Activities
• Outreach Status Summary Slide
• Preliminary Survey Issues
• Presentation on IBC Park and Recreation Opportunities

IBC Update- June 14, 2007

The IBC Task Force held its third meeting on June 13, 2007. Click on links below for materials presented at this meeting:

• Agenda Packet
• Presentation on IBC Infrastructure Improvements and Priorities
• Correspondence

IBC Update- June 8, 2007

The IBC Task Force will hold its third meeting on June 13, 2007. Click here for the agenda packet for this meeting.

Click on links below for additional materials presented at May 9, 2007 Task Force Meeting:

• Correspondence
• IBC Fact Sheet
• Public Outreach Presentation (NOTE: This presentation is a corrected version of the one presented on May 9. Slide 12 as presented included a second item inadvertently numbered 3, which has been corrected here to number 2).
• Survey issues

IBC Update- May 3, 2007

The IBC Task Force will hold its second meeting on May 9, 2007. Click here for the meeting agenda.

• Click here for draft minutes from March 21, 2007 Task Force meeting
• Click here for Task Force Goals and Objectives
• Click here for Task Force schedule

IBC Update- March 22, 2007

The IBC Task Force held its first meeting on March 21, 2007. Click here for handouts from the meeting and click here for the Powerpoint slides.

IBC Update- March 16, 2007

The first meeting of the IBC Task Force will be held on Wednesday, March 21 at 3:30 pm in the City Council Chambers. Please see agenda for more information.

IBC Update- February 28, 2007

On February 27, 2007, the City of Irvine concluded the scoping process for the EIR for the IBC Vision Plan and Mixed Use Overlay Zoning Code with the last of three public scoping sessions. In addition to receiving public comments and providing additional input regarding the scope of the EIR, the Council direct staff to commence preparation of Draft EIR, including the analysis of Town Center alternatives and an appropriate residential unit cap, and to include additional costs for EIR preparation in the FY 2007-08 budget. The links below provide the materials from the three EIR scoping sessions:

City Council- February 27, 2007:

Staff Report Presentation

Planning Commission- February 1, 2007:

Staff Report Presentation

IBC Update- January 8, 2007

On January 8, 2007, the City of Irvine released a Notice of Preparation (NOP) and Initial Study for the Environmental Impact Report (EIR) for the Draft IBC Vision Plan and Residential Mixed Use Overlay Zone. The City of Irvine will be the Lead Agency and will prepare an environmental impact report for this project. The City is providing an extended public review period of 45-days for the NOP process, from January 8, 2007 to February 22, 2007. We request your comments on the Initial Study.

Send Responses to:Bill Jacobs, AICP, Principal Planner, City of Irvine, P.O. Box 19575, Irvine, CA 92623-9575. Email: bjacobs@ci.irvine.ca.us. Telephone:(949) 724-6521. Fax: (949) 724-6440.

• Irvine Business Complex (IBC) Residential Vision Plan, which outlines the City's policies and design guidelines for addressing the influx of residential development within the IBC.
• IBC Residential Mixed Use Overlay Zoning Code, which defines regulatory zoning districts for properties within the IBC, and outlines a process for analysis of compatibility of residential development with adjacent businesses.
• Infrastructure Improvements outlines to improve walkability and connectivity within the IBC, as considered by the City Council on July 25, 2006.

  The EIR will also review alternatives relating to one or more proposed “Town Center," in which higher densities would be permitted in conjunction with mixed use development as part of a neighborhood corridor.

  As part of this project, the provisions of the IBC Vision Plan may be incorporated into the City’s General Plan, rather than stand alone as a separate policy document, in which case the Vision Plan would be processed as a General Plan Amendment.

  The proposed project in and of itself does not permit additional development within the IBC, rather it serves as planning guidance to address the influx of new residential development in the area. Residential projects in the IBC must be processed through the existing City processes, which include a General Plan Amendment and zone change. A total of 3,969 dwelling units currently exist within the IBC. In addition, 4,147 dwelling units have been approved, and 6,291 dwelling units are pending approvals.

  For the areas of the proposed Vision Plan in which residential uses are supported (Urban Neighborhood, Multi-use, and potential Town Center districts, and excluding the Business Complex districts on Construction Circle and west of the Armstrong Channel), a total potential of 9,096,017 non-residential square feet and 458 hotel rooms remain to be built based on the existing trip caps for the area. The theoretical conversion of this remaining potential non-residential development to residential units would yield a potential total of 24,535 additional units beyond the 14,407 existing, pending and approved units noted above, assuming a theoretical, but unlikely worst case scenario in which the entire remaining development potential in the IBC would be residential.

  The 2,800-acre Irvine Business Complex (IBC) is located within the western portion of the City of Irvine in south/central Orange County. More specifically, the IBC is generally bounded by the former Tustin Marine Corps Air Station (MCAS) to the north, the San Diego Creek channel to the east, John Wayne Airport and Campus Drive to the south, and the Costa Mesa (SR 55) Freeway to the west.

IBC Update- August 2006

On July 25, 2006 the Irvine City Council gave staff direction regarding a number of components of the Irvine Business Complex (IBC) Mixed Use Residential Vision Plan and Overlay Zone. The full text of the Council motion as adopted is included in the letter to IBC stakeholders distributed August 22, 2006 (click here for letter and Council motion).

Pursuant to this motion, staff is in the process of preparing a scope of work for an environmental impact report (EIR) for the Draft Overlay Zoning Code, Draft IBC Vision Plan, Town Center concept, anticipated infrastructure improvements, and related matters for presentation to the City Council within six months.

IBC Update- July 19, 2006

The City Council considered the Draft Vision Plan and Overlay Zoning Code at its regular meeting on July 11, 2006.The Council heard an extensive staff report, received public testimony and discussed several major issues, including the overall suitability of residential uses in the IBC, the adequacy of the proposed 200-foot buffer distance between residential uses and existing business, and the proposed IBC infrastructure public benefit assessment.The Council then continued this item to the July 25 meeting for further deliberation.

Click here for the complete staff report (including attachments) for the July 25, 2006 City Council meeting.

• Zoning Code
• Vision Plan Part 1
• Vision Plan Part 2
• Vision Plan Part 3
• Vision Plan Part 4
• Vision Plan Part 5
• Vision Plan Part 6
• Vision Plan Part 7
• Vision Plan Part 8
• Vision Plan Part 9
• Vision Plan Part 10
• Vision Plan Part 11

IBC Update- July 7, 2006

On July 11, 2006, staff will be presenting the City Council with an update of the IBC planning process, culminating with a draft Vision Plan to address the community needs associated with new residential development proposed in this area. Staff will be requesting direction from the City Council at this time regarding implementation of the Vision Plan and the next steps in the IBC planning process.

Click here for the staff report for this item, which has also been mailed to participants in the IBC planning process.

IBC Update- June 20, 2006

The IBC presentation scheduled for the June 27, 2006 City Council meeting as noted below is being rescheduled to July 11, 2006.

IBC Update- June 8, 2006

City staff is in the process of completing a revision to the draft IBC Vision and Overlay Zoning Code to present to the City Council on June 27, 2006 (click here for public notice). Staff and a Council-appointed subcommittee have been working with the development community to resolve outstanding issues, including funding for IBC area-wide improvements identified in the Vision Plan.

IBC Update- May 8, 2006

The Draft IBC Vision Statement and Draft IBC Mixed Use Residential Overlay Zoning Code have been updated and are available for public review through the links below.

• IBC Vision Plan Pt. 1
• IBC Vision Plan Pt. 2
• IBC Vision Plan Pt. 3
• IBC Vision Plan Pt. 4
• IBC Vision Plan Pt. 5
• IBC Vision Plan Pt. 6
• IBC Vision Plan Pt. 7 (Street Sections)
• IBC Residential Mixed Use Overlay Zoning Code- Draft 5-8-06

City staff will be presenting these documents to the City Council shortly. At that time, staff will be requesting direction from the City Council regarding the next steps in the implementation of the draft code and Vision documents.

Please forward any comments on the draft code and/or Vision documents to Bill Jacobs, Principal Planner at bjacobs@ci.irvine.ca.us no later than Thursday, May 18, 2006.

IBC Update- March 15, 2006

The IBC public meetings scheduled for March 22 (Joint meeting with Planning and Community Services Commissions) and April 6 (Planning Commission public hearing) have been canceled. A joint City Council/Planning Commission task force will be helping shape the final form of the proposed overlay zoning code before the code proceeds to public hearings. We will keep you appraised as to when public meetings and hearings have been rescheduled.

IBC Update- February 24, 2006

PUBLIC HEARING DATES HAVE BEEN RESCHEDULED AS FOLLOWS:

• Joint Planning Commission/ Community Services Commission- March 22, 2006, 6:30 pm (rescheduled from March 16)
• Planning Commission, April 6, 2006, 4 pm

Meetings will be held in the City council Chambers at Irvine City Hall.

A draft of the Development Agreement form proposed pursuant to the pending IBCRMU Zoning Code to ensure funding of new area wide improvements proposed under the pending IBC vision plan is now available for public review (click here).

Please forward any comments on the draft agreement to Michael Haack, Manager of Development Services at mhaack@ci.irvine.ca.us no later than March 10, 2006.

Also available for public review is a revised draft of the IBCRMU overlay zoning code (click here).

Please forward any comments on the draft code to Bill Jacobs, Principal Planner at bjacobs@ci.irvine.ca.us no later than March 17, 2006.

IBC Update- February 2, 2006

A PUBLIC NOTICE FOR THIS PROJECT WAS DISTRIBUTED IN JANUARY 2006 INDICATING THAT THE JOINT PLANNING COMMISSION AND COMMUNITY SERVICES COMMISSION PUBLIC HEARING WAS SCHEDULED FOR FEBRUARY 16, 2006. THIS HEARING HAS BEEN RESCHEDULED FOR MARCH 16, 2006.

The joint hearing will begin at 5:30 p.m., in the City Council Chambers at City Hall, One Civic Center Plaza, Irvine.

The staff report for the public hearing will be available on the website by Friday, March 10, 2006.

IBC Update- January 26, 2006

A Draft Negative Declaration is available for public review at the following link (click here). Comments on the Draft Negative Declaration may be submitted from January 26 until February 16, 2006.

Public hearings for this project are scheduled as follows (click here for public notice):

• Planning Commission/Community Services Commission Joint Hearing- February 16, 2006 (and March 2 if second meeting is necessary)
• City Council- March 28, 2006

IBC Update- January 17, 2006

On January 16, 2006, the City hosted a third meeting with the IBC stakeholders to provide an distribute and provide an overview of the Draft IBC Vision Plan, outline preliminary cost estimates for infrastructure improvements needed to implement the Vision Plan, and distribute and discuss an updated draft IBC Residential Mixed Use Overlay Zoning Code. Materials from this meeting are available through the following links:

• Draft Vision Plan (1-17-06)
• Draft IBC Residential Mixed Use Overlay Zone (update 1-17-06)- with redline comparison to 10-5-05 draft
• Draft IBC Residential Mixed Use Overlay Zone (update 1-17-06)- clean copy

City staff is requesting that any comments on the Draft Vision or IBC Residential Mixed Use Overlay Zoning Code be provided no later than Tuesday, January 31.

IBC Update- December 2005

On December 13, 2005, the City hosted a second meeting with the IBC stakeholders to review the Draft Zoning Code for the IBC Residential Mixed-Use Overlay District. The purpose of the meeting was to respond to comments provided by the stakeholders at a similar work session held on November 22, 2005. Click here for the PowerPoint presentation from this meeting.

City staff is continuing to refine the draft code based on the issues presented at the workshop, including the use of a single formula to allow for a reduced vehicle trip rate based on “trip capture” for mixed uses, and is planning a technical meeting on this issue in January 2006.

The draft code is being finalized for public review in advance of public hearings in early 2006.

IBC Update- November 2005

On November 22, 2005, the City hosted a meeting with IBC stakeholders to address issues raised at the joint Planning Commission and Community Services Commission work sessions in October. Click here for the PowerPoint presentation from this meeting.

IBC Update- October 2005

The draft zoning code for the IBC Residential Mixed Use Overlay District was released for public review on October 5, 2005. The code was developed using the form-based code presented at the July 2005 IBC design charrette and refined to address other issues related to residential development in the IBC.

The draft code may be accessed as follows:

• Part 1- Introduction and Land Use Framework
• Part 2- Block and Street Standards
• Part 3- District Standards
• Part 4- Building Type Standards
• Part 5a- Frontage Type Standards Part A
• Part 5b- Frontage Type Standards Part B
• Part 5c- Frontage Type Standards Part C
• Part 6- Design, Parking, Parks/Open Space, and Sustainability Requirements

On October 19 and 20, 2005, The Planning Commission and Community Services Commission held joint study sessions on the draft code. Staff and EDAW presented the draft code and discussed how it relates back to the IBC vision adopted by the City Council in April 2005 and referenced in the draft code. The draft code will be revised following these work sessions in preparation for public hearings. Click here for the Powerpoint Presentation from this meeting.

IBC Residential Survey Results

A survey of IBC residents was conducted by Alfred Gobar and Associates. The results of this survey will be used in the City's IBC planning efforts to address issues such as recreational opportunities, transit needs, and parking requirements.

Click here for the survey summary

Click here for survey exhibits

IBC Update- September 2005

On September 7, 2005, The Planning Commission and Community Services Commission held a joint work session on open space and recreational opportunities in the IBC. Click here for the Powerpoint Presentation from this meeting.

IBC Design Charrette- July 5-9, 2005

The City of Irvine Community Development Department hosted a design workshop, or “charrette,” from July 5 through 9, 2005 to create new standards for residential development in the Irvine Business Complex (IBC).The purpose of the charrette was to create a public forum in which the standards could be developed in a short period of time to implement the vision statements and principles as directed by the City Council on April 12, 2005. (See below for background information and links to City staff reports and presentations).

The charrette was facilitated by Stefanos Polyzoides from MP Architects, a noted architect with extensive experience in re-imaging urban areas to be more livable and sustainable. Polyzoides lead a team of designers and other specialists, including Paul Crawford for Code preparation, Peter Swift for transportation and parking, and David Bergman for Economic Analysis.Staff from EDAW also assisted with the charrette effort.

The charrette served two purposes. The first was to create a set of new residential development standards that could be implemented in the short term to address the large number of new and anticipated residential applications in the IBC. The second was to address larger area-wide improvements necessary to help implement a more residential-friendly environment in the IBC.

Staff is in the process of refining the draft code to address some outstanding issues from the charrette and is compiling the list of proposed area-wide improvements for further analysis. The updated draft code will be posted on the City’s website for public review, and you will be notified of this update via email. The zone change to adopt this Code update will be scheduled for public hearing by the Planning Commission, Community Services Commission and City Council in the fall. Concurrent with the Code update, staff will also bring forward an analysis of the proposed area-wide improvements and a recommended implementation and fee program.

Information and materials from the charrette are provided via the links below.

Charrette Materials/Graphics

• Charrette Kickoff Presentation, June 23, 2005: Opening Presentation by Stefanos Polyzoides outlining the charrette process.
• Proposed Zoning Code Framework: The proposed form-based code format presented at the charrette. Please be advised that this document is a work in progress, and will continue to be developed and refined prior to public hearings, and that new versions will be posted on this site for your review as they are developed. You will be notified via email of any new information posted.
• Graphics Catalog: A collection of drawings presented during the charrette. These drawings are intended to be reviewed within the context of the additional information provided at the charrette, which are included in the video presentations below.
• New: Charrette Graphics (added 8/2/05):

·

• Framework Diagrams
• Draft Form-Based Code
• Circulation Concepts
• Street scape Concepts
• Parks and Open Space Concepts
• San Diego Creek Concepts
• IBC Economics (Presentation Materials from David Bergman)
• Building Types
• Dupont Ave. Concepts
• Hale-Von Karman Concepts
• Main St. Concepts
• Illustrations
• Key Businesses Map (Revised 8-2-05)
• Regulating Plan from Charrette (NEW - Added 8/17/05)

Charrette Presentations (Streaming Video)

• Form-Based Codes - Paul Crawford - 7/5/05 (43 min)
• IBC Charrette Community Presentation - 7/5/05 (1 hr 20 min)
• IBC Traffic Parking Issues - Peter Swift - 7/6/05 (1 hr 14 min)
• IBC Market / Demographics - Joel Kotkin - 7/6/05 (37 min)
• IBC Charette Update - 7/6/05 (1 hr 10 min)
• IBC Economic Frame Work - David Bergman - 7/7/05 (1 hr 19 min)
• IBC Charette Update - 7/7/05 (43 min)
• IBC Market / Building Typologies - Stefanos Polyzodes - 7/8/05 (1 hr)
• IBC Charette Wrap-up - 7/9/05 (1 hr 35 min)

IBC Background Information

In 2004, The City of Irvine developed a preliminary framework for a strategy to address the issues associated with increasing residential development in the Irvine Business Complex (IBC), . This direction arose from a series of workshops with the Planning Commission and joint sessions between the Planning Commission and City Council in 2004. The links below provide information presented during initial inittal meetings.

• Opportunities and Constraints
• Residential Projects (Existing & Proposed)
• Image Board (IBC Photos)
• Residential CC&R Restrictions
• Proposed Residential Overlay
• Proposed Residential Cores
• Aerial Base Map

On January 20 and February 17, 2005, the Planning Commission received presentations and input from staff, representatives of the development community and affected businesses. The strategy included a preliminary framework for addressing those issues that is defined by a set of vision statements, goals, and policies, a proposed IBC Residential/Mixed-Use Overlay district, and a menu of issues to be addressed by the strategy.

The strategy also included a recommendation for how pending applications should be handled until such time as a formal strategy is adopted and in effect. The staff report presentation presenation of this item are provided through the links below.

• Planning Commission Staff Report- January 20, 2005
• Planning Commission Staff Presentation- January 20, 2005
• Planning Commission Staff Report - February 17, 2005

At the March 17 meeting, the Planning Commission voted unanimously to recommend that the City Council move forward with preparing a comprehensive IBC Residential/Mixed-Use Strategy.

• Planning Commission Staff Report - March 17, 2005

On April 12, 2005, the City Council directed staff to create new development standards for residential development in the IBC, based on a set of visioning goals and principles (Click here for link to statement of adopted vision principles for IBC.) This direction resulted in the charrette process held July 5-9 as discussed above.

The staff report and presentation of this item are provided through the links below.

• City Council Staff Report- April 12, 2005
• City Council Staff Presentation- April 12, 2005

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