Irvine Proves That Growth and the Good Life Can Coexist

Without a doubt, one of the growing challenges of the 21st century is how to build, and maintain, more livable communities. This topic is on the lips of presidential candidates, expert economists and city planners in such places as Los Angeles, Atlanta, Houston and Phoenix almost daily. But what’s the answer?

For decades, families moved to the suburbs to avoid densely populated, often crime-ridden cities with traffic, noise, concrete roads and buildings. People wanted access to parks, good schools and family-friendly neighborhoods.

Unfortunately, we’ve learned that many suburbs actually realized the opposite--increased traffic, a sapping of local resources and the loss of open space. Today, sprawl is taking a serious toll on communities across the nation. Now hundreds of places like Irvine are choosing to manage sprawl with smart growth solutions.

We recognize that people need livable communities with streets designed for pedestrians as well as automobiles. Long before this concept was fashionable, (especially in Southern California where “the car is king”), Irvine city planners set out to create just that. With a total acreage of 110,000, Irvine is today considered the nation’s largest planned community.

Clearly, the Irvine experience is not one that many cities can replicate. However, city planners across the nation can learn from our efforts. The key to creating a livable community is efficient, careful use of land.

From the beginning, city planners and developers have been careful to build a mix of housing, employment centers, schools, retail centers and parks on undeveloped land.

Before ground is broken, details are carefully mapped out to include amenities such as shopping, schools, parks, bus stops and entertainment in proximity to neighborhoods. Homes are buffered from business and research parks by trees and green space. And the design of our neighborhoods ensures pedestrian accessibility to services.

We’ve embraced the “village concept” in our neighborhood planning--designing common architectural and landscape themes for each. We plan an entire village at once. This is the key to ensure a balanced mix of land uses and buffers (such as green space) between uses.

Irvine’s design was intended to reduce commute time and traffic jams. Instead of creating one central downtown business district, the city has a more diverse layout.

Neighborhoods and retail developments are clustered near the center of the city, and business districts and office parks are just minutes away along the city’s outer rim. Shorter commute times and less traffic reduce stress and allow more time with friends and family.

Irvine has more than 100 parks, playgrounds and swimming pools. These recreational opportunities and open space didn’t happen by accident: Voters approved a plan to preserve open space by transferring development to other parts of the city.

To date, Irvine is only about 60% built out. Southern California is expected to grow by “two Chicagos” over the next 20 years, and Irvine’s population will likely grow by at least one-third.

We bring in an average of four new companies each week. And, we have 2 million square feet of office space under construction.

One of the main differences between planned and non-planned communities is their ability to thrive in the long term. A planned community--with the right balance of commercial and residential development--is able to maintain its quality of life over time. To this end, communities must provide a strategic plan for growth and development. This proactive approach to ensuring long-term financial health requires a careful oversight by those in a position of public policy. Careful budgeting today helps alleviate the need for higher taxes in the future.

Since residential development is revenue-neutral, a higher percentage of commercial development must be maintained to ensure long-term financial stability. The enhanced tax base provided by successful commercial development then funds expensive services like fire and police departments and road improvements. As a city matures, local funding for infrastructure improvements and rehabilitation of public facilities is vital. Continually setting aside funds for rehabilitation, and continually negotiating for green space, are key to a community’s financial viability and its beautification.

Though it’s impossible to turn the clock back, the future of our cities depends on smart planning and cautious, controlled growth.