Town Center Specific Plan raises questions
Let’s take a look at City Council’s latest actions regarding the Old Town area as reflected in the new Town Center Specific Plan. Here are questions and answers based on the Plan, other city documents and longtime observation of local political machinations.
Question: Is Old Town redevelopment likely to actually take place this time?
Answer: Yes, very likely. After decades of surveys, studies and reports, the latest plan has council support and only a few vocal opponents. Political inertia stopped some past proposals, and a high-density 2004-05 “Dieden Plan” was derailed by widespread public opposition. However, a tough economy and adverse retail market forces could stall this year’s drive for a more vibrant downtown.
Q: What are the current cost estimates for a revived Town Center?
A: A total $29.1 million, according to a “Draft Preliminary Opinion of Probable Cost” prepared last November, a figure that includes a $6 million pedestrian bridge across Imperial Highway, a $4.4 million two-story, 300-stall parking facility and $155,000 to demolish the existing library, but no estimate for a new library.
Q: Is a cultural arts facility included?
Not yet. The Specific Plan “assumed a facility with up to 1,200 seats,” termed a “worst-case project scope,” which is perhaps a poor choice of words. But the document notes, “Determination on this question is a public policy matter for [council’s] consideration.”
Of course, expect denials all around, but--frankly--political and personal grudges are enduring features of this city’s council milieu. Some leaders of the Yorba Linda Arts Alliance backed losing candidates in the last two elections, while leaders of the city’s major equestrian group supported the winners. And recriminations abound at council meetings, in blog comments and on Facebook pages.
Q: What is the current status of a pedestrian bridge across Imperial Highway?
A: Council members--all self-described “fiscal conservatives” opposed to “pork” spending--haven’t discarded a bridge idea, which would link the Main Street and Station Shopping Center areas. One cost estimate is $6 million for the structure, with $3.1 million coming from a Congressional “earmark” obtained by Congressman Gary Miller (a Republican!). Ongoing maintenance would be city-funded.
Q: Is multi-family housing planned?
A: Two sites totaling about seven acres are set aside: Altrudy Lane and the “strawberry field” properties on the east side of Lakeview Avenue, with 54 units at 10-units-per-acre or 141 units at 20-units-per-acre. A Jan. 26 city report notes, “The intent . . . is to locate residential units within walking distance of the Town Center in order to develop a critical population mass to support new commercial, retail and restaurant uses.”
Q: Will a Measure B vote be necessary?
A: Measure B requires a public vote on many major land use changes, including boosting density levels beyond 10 units per acre or for heights more than 35 feet.
Q: Is a parking structure needed?
A: The Specific Plan “has been formulated to rely on surface parking for cost reasons,” but “a parking structure would be required” for either 900 or 1,200-seat performing arts venue options. A minimum 238 spaces would be needed for a 1,200-seat site, with 300 spaces costing $4.4 million, according to one estimate by a city consultant.
Question: Is Old Town redevelopment likely to actually take place this time?
Answer: Yes, very likely. After decades of surveys, studies and reports, the latest plan has council support and only a few vocal opponents. Political inertia stopped some past proposals, and a high-density 2004-05 “Dieden Plan” was derailed by widespread public opposition. However, a tough economy and adverse retail market forces could stall this year’s drive for a more vibrant downtown.
Q: What are the current cost estimates for a revived Town Center?
A: A total $29.1 million, according to a “Draft Preliminary Opinion of Probable Cost” prepared last November, a figure that includes a $6 million pedestrian bridge across Imperial Highway, a $4.4 million two-story, 300-stall parking facility and $155,000 to demolish the existing library, but no estimate for a new library.
Q: Is a cultural arts facility included?
Not yet. The Specific Plan “assumed a facility with up to 1,200 seats,” termed a “worst-case project scope,” which is perhaps a poor choice of words. But the document notes, “Determination on this question is a public policy matter for [council’s] consideration.”
Of course, expect denials all around, but--frankly--political and personal grudges are enduring features of this city’s council milieu. Some leaders of the Yorba Linda Arts Alliance backed losing candidates in the last two elections, while leaders of the city’s major equestrian group supported the winners. And recriminations abound at council meetings, in blog comments and on Facebook pages.
Q: What is the current status of a pedestrian bridge across Imperial Highway?
A: Council members--all self-described “fiscal conservatives” opposed to “pork” spending--haven’t discarded a bridge idea, which would link the Main Street and Station Shopping Center areas. One cost estimate is $6 million for the structure, with $3.1 million coming from a Congressional “earmark” obtained by Congressman Gary Miller (a Republican!). Ongoing maintenance would be city-funded.
Q: Is multi-family housing planned?
A: Two sites totaling about seven acres are set aside: Altrudy Lane and the “strawberry field” properties on the east side of Lakeview Avenue, with 54 units at 10-units-per-acre or 141 units at 20-units-per-acre. A Jan. 26 city report notes, “The intent . . . is to locate residential units within walking distance of the Town Center in order to develop a critical population mass to support new commercial, retail and restaurant uses.”
Q: Will a Measure B vote be necessary?
A: Measure B requires a public vote on many major land use changes, including boosting density levels beyond 10 units per acre or for heights more than 35 feet.
Q: Is a parking structure needed?
A: The Specific Plan “has been formulated to rely on surface parking for cost reasons,” but “a parking structure would be required” for either 900 or 1,200-seat performing arts venue options. A minimum 238 spaces would be needed for a 1,200-seat site, with 300 spaces costing $4.4 million, according to one estimate by a city consultant.
posted by Jim Drummond at 12:00 AM
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