Irvine Municipal Code Ch. 9-24 Planning Area 24 (university Town Center)

(See Planning Area 24 map following Section 9-24-5.)

(Code 1976, § V.E-824.1; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

Planning Area 24, University Town Center, is centrally located in the City. Boundaries include University Drive to the west, University Drive and Culver Drive to the north, Culver Drive and University Drive to the east, and Campus Drive to the east and Campus Drive to the south.

(Code 1976, § V.E-824.2; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

1 Unallocated dwelling units represent those units remaining in a planning area that may be built anywhere in the same planning area. These units are within the maximum development intensity for the planning area; and, therefore, placement of unallocated dwelling units into any residential category within the planning area for purposes of development is determined to be consistent with the General Plan and Zoning Code with regard to intensity allocation only, provided that placement is otherwise consistent with site specific zoning regulations and that any potential environmental impacts are adequately addressed, including traffic impacts, pursuant to CEQA.

2 See Section 9-0-3.C, Building Intensity Standards.

(Code 1976, § V.E-824.3; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 97-05, 5-13-97; Ord. No. 10-04, § 3, 4-13-10; Ord. No. 12-09, § 3(Exh. A), 5-22-12)

See Section 3-3-1 (Land use matrix).

(Code 1976, § V.E-824.4; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

See Chapter 3-37 (Development Standards).

(Code 1976, § V.E-824.5; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

[Figure]

A. See Division 3 for applicable general development requirements.

B. Within Area 3.1A, all first-floor space on the malls and square shall be designated as retail space except those buildings which are solely residential.

C. Commercial uses in Area 3.1A (excluding any hotel/motel) shall not exceed 654,000 square feet of combined retail, office, civic, cultural and institutional uses.

D. The town square shall be the focal point of University Town Center and shall be located in the approximate center of Area 3.1A. The square shall be a pedestrian-oriented place; automobile traffic shall be prohibited.

E. Service stations and carwashes shall be prohibited on Campus Drive.

F. Prior to approval of any Master Plan, subdivision map or conditional use permit in Area 3.1A, a design and funding agreement for a pedestrian and bicycle bridge connecting Area 3.1A with the University of California at Irvine shall be reviewed by the Planning Commission and approved by the City Council. The median on Campus Drive shall be designed to impede pedestrian traffic.

G. Concurrently with the submittal of the design and agreement required in Section 9-24-7.F, the developer shall submit a streetscape plan for Campus, Harvard, Berkeley and Bridge for review and approval by the Planning Commission.

H. Concurrently with the submittal of the design and agreement required in Section 9-24-7.F, the developer shall submit an illustrated design theme for the town square, including the height of buildings for the pedestrian malls and residential areas in Area 3.1A, and this shall be reviewed and approved by the Planning Commission.

I. The pedestrian/bicycle bridge shall be under construction prior to issuance of any certificates of use and occupancy for any development within Area 3.1A. "Under construction" means the bridge shall be under active construction with diligent progress directed toward completion. In the event the Chief Building Official reports delays in construction, no further temporary or permanent certificates of use and occupancy will be issued until construction is resumed.

J. The developer shall provide 3.8 acres of park land per 1,000 persons in accordance with the procedures of the Local Park Code. Park areas may include plazas, malls, courts, trails and parks. The park ratio of 3.8 acres per 1,000 persons is based on the inclusion of at least three pedestrian/bicycle access routes between University Town Center and Mason Regional Park through the landscaped slope bank. The dedication requirement shall be 2.0 acres per 1,000 persons (or appropriate in-lieu fees) for family units located within one-half mile of a publicly maintained park or school playground and for units restricted to low- and moderate-income single persons regardless of location. For purposes of calculating the park land requirements, the retirement project in Area 2.6A shall be treated as a separate project from the rest of the village.

K. At least 10 percent of the housing units built in University Town Center shall be in a price range affordable by families of moderate income. An additional 10 percent of the housing units shall be in a price range affordable by families of low income. If low-income units are built on a lawsuit settlement site in another planning area where there is no low-income housing requirement or where such requirement has already been met, and where those units are prevented from being credited toward the lawsuit settlement site provision requirement, then those units may be counted toward this low-income housing requirement. For the purpose of this requirement, income and affordability ranges shall be as defined in the Housing Element of the General Plan and any implementing resolutions adopted by the City Council.

L. As identified by the City Council, Locus V shall be incorporated into the village edge or other open space element. Locus IV shall be preserved within a minimum one-acre park to be dedicated to the City of Irvine. At the time of conditional use permit or code compliance review, landscape plans shall be provided demonstrating the proposed plant pallets, underground utilities, and recreational facilities shall not disturb the archaeological deposits in Locus IV and Locus V. The grading plan shall also demonstrate that no surface or subsurface disturbances shall take place in Locus IV or V without the written consent of the Director of Community Development.

M. In Area 3.1A, the concept of shared parking and compact car allowances may be implemented using the following standards as guidelines:

1. Shared parking standard. It is the intent of the shared parking standard to establish criteria for parking spaces based on the differing parking demands and time/use characteristics. The end product shall be a more efficient use of surface area with less land area devoted to parking.

a. Parking demand ratio. Figure 9-24-7 represents the demand ratio for each programmed use for a weekday afternoon, weekday evening and Saturday afternoon.

FIGURE 9-24-7. RECOMMENDED PARKING DEMAND RATIOS

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*Based on City of Irvine off-street parking regulations and Linscott Associates studies of specific uses.

**Based on geographic distribution of potential customers/users of Town Center according to market study and probable breakdown of number of office employees with respect to local residents, commuters and UCI-related employees.

***Saturday parking demand is a function of the amount of office space in use. Total varies with type of use but does not exceed weekday use.

****Since residential parking demand is significantly impacted by product type and alternative transit availability, the parking demand ratio, including guest parking, will be addressed at the time of conditional use permit.

b. Master Plan review. At the time of Master Plan review for each developmental increment, a precise parking plan shall be submitted showing all parking spaces, the overall circulation system, and an analysis of the parking demand for the specific land uses proposed.

c. Monitoring of parking demand/supply. To test the operation of the shared parking concept and proposed standards, the developer shall, in conjunction with the City, monitor the actual parking experience as development proceeds. Subsequent to completion and operation of the first development increment, the developer shall submit an analysis of the parking situation on all completed increments as a part of the Master Plan review for additional increments of development.

d. Compact car factor. A 25 percent allowance for compact cars for the programmed retail-commercial uses and 35 percent for office uses shall be allowed for Phase I development in Area 3.1A. Up to 50 percent compact parking will be allowed for subsequent phases of development if the studies conducted as part of the monitoring program justify it.

(Code 1976, § V.E-824.6; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

A. Location theme. Because of the location adjoining the University of California campus, the University Town Center area is an appropriate location for a highly integrated and urban "town center" containing sales and rental residential units, units designated for low- and moderate-income families and single persons, both basic and specialty commercial services, office uses, and civic/cultural activities.

B. UTC core theme. A central commercial district, the core, is proposed with mixed uses such as movie theaters, recreation, special food markets, drugstores, liquor stores, general merchandise and apparel, specialty shops and an inn. The intent of the core is to create and provide a combination of retail commercial, office and residential uses. The theme of the core is one of diverse activities interfacing and integrating with adjacent areas to provide a harmonious, active, urban environment.

(Code 1976, § V.E-824.7; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)