Irvine Municipal Code Ch. 9-34 Planning Area 34 (irvine Spectrum 5)

Footnotes:

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Note— Planning Area 34 was originally covered by Vesting Tentative Parcel Map No. 87-TP-0356. Please see this Chapter 9-34, the zoning ordinance in effect at the time the application for the vesting tentative map was deemed complete, September 26, 1987, and the zoning ordinance in effect at the time the parcel map was approved, August 22, 1990.

(See Planning Area 34 map following Section 9-34-3.)

(Code 1976, § V.E-834.1; Ord. No. 92-3, 4-14-92; Ord. No. 92-14, § 4, 9-8-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 12-09, § 3(Exh. B), 5-22-12; Ord. No. 21-08, Exh. A, 9-28-21)

Planning Area 34, Irvine Spectrum 5, is located along the eastern edge of the City. Boundaries include Irvine Center Drive and the future extension of Bake Parkway to the west, Interstate 405 (San Diego Freeway) and Interstate 5 (Santa Ana Freeway) to the north, and Lake Forest Drive to the south.

(Code 1976, § V.E-834.2; Ord. No. 92-3, 4-14-92; Ord. No. 92-14, § 4, 9-8-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-03, § 3, 2-9-99; Ord. No. 21-08, Exh. A, 9-28-21)

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.

3 In Planning Area 34 within the 5.4A General Industrial zone, the developer has the option to construct up to 63,681 square feet of R&D or in lieu of that, up to 126,000 square feet of self-storage facility. A limited scope traffic study will be prepared as part of the building permit application for development of self-storage facility in excess of 63,681 square feet and up to 126,000 square feet of self-storage facility. If this option is exercised, the city shall administratively increase the General Plan and Zoning caps for Planning Area 34 by the square footage to accommodate it.

(Code 1976, § V.E-834.3; Ord. No. 92-3, 4-14-92; Ord. No. 92-14, § 4, 9-8-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 06-05, § 6, 6-27-06; Ord. No. 12-09, § 3(Exh. A), 5-22-12; Ord. No. 21-08, Exh. A, 9-28-21; Ord. No. 25-18, § 2(Exh. A), 6-24-25)

[Figure]

(City-wide regulations can also be found in Division 3.)

Notes:

(1) Interim use.

(2) Caretaker's quarters only.

(3) See Chapter 2-17 for special provisions.

(4) Use is permitted by right when less than 175,000 square feet in area. A traffic study shall be required for this use, and it shall be required for this use, and it shall identify specific on-site and off-site circulation improvements necessary to mitigate the impacts of the projected future development, which shall be implemented prior to and concurrent with the project's construction. In the event identified circulation improvements are not timely constructed, permits required for the project may be withheld and/or a project may be subject to code enforcement or other legal action.

(5) Use requires an administrative use permit when 175,001 to 225,000 square feet in area and a conditional use permit when equal to or more than 225,001 square feet in area.

(6) As determined by the City of Irvine, a traffic analysis shall be submitted to determine if on-site and off-site improvements must be made a condition of the project's discretionary approval.

(7) An administrative use permit (AUP) is required for online vehicle sales office.

(8) An alternative school that proposes to locate in an existing permanent building and meets all the general development standards will require an administrative use permit (AUP).

(Code 1976, § V.E-834.4; Ord. No. 92-3, 4-14-92; Ord. No. 92-14, § 4, 9-8-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 00-02, § 4, 2-8-00; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 12-09, § 3(Exh. A), 5-22-12; Ord. No. 18-05, Exh. A, 4-24-18; Ord. No. 25-06, § 2(Exh. A), 4-8-25); Ord. No. 25-18, § 2(Exh. A), 6-24-25; Ord. No. 25-22, 9-9-25)

Below is a summary of the development standards applicable to this planning area. This planning area is covered by Vesting Tentative Parcel Map 87-TP-0356. Additional standards are located in the zoning ordinance which was in effect at the time the parcel map was approved (August 22, 1990).

Notes:

(1) May be increased if required for noise attenuation.

(2) Subject to Building Code requirements.

(3) Setback equals two times the height of the building.

(4) Four hundred feet above mean sea level.

(Code 1976, § V.E-834.5; Ord. No. 92-3, 4-14-92; Ord. No. 92-14, § 4, 9-8-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

A. See Division 3 for general development requirements.

B. Offices are permitted in conjunction with any permitted or conditional use. Office space may occupy no more than 50 percent of the gross aggregate building floor area of a parcel. This limitation does not apply to administrative, business professional, and headquarters offices in the Community Commercial District, or to offices of design professionals in the General Industrial District.

C. Community commercial sites shall be permitted to allow a total of 90 gross acres. The precise boundaries of these sites shall be determined in conjunction with the subdivision map. These sites shall be subject to the provisions of the Community Commercial category, 4.2D.

D. Signs shall be in accordance with Division 7, the City of Irvine sign ordinance; except that where two or more permitted uses are established on a single site, a sign program shall be approved by the Director of Community Development.

E. Special landscaped streets are listed in Section 3-15-9.

F. Reserved.

G. Reserved.

H. Reserved.

I. Reserved.

J. 1.

In order to achieve the required performance level, Planning Area 34 (Irvine Spectrum 5) will conform to the following development standards:

a. Prior to the issuance of building permits in excess of 2,825,000 gross square feet of nonretail uses, 53,000 gross square feet of occupiable retail space shall have been built.

b. Prior to the issuance of building permits in excess of 4,996,000 gross square feet of nonretail uses, 170,000 gross square feet of occupiable retail space shall have been built.

c. Prior to the issuance of building permits in excess of 6,145,000 gross square feet of nonretail uses, 217,200 gross square feet of occupiable retail space shall have been built.

d. When office use development in excess of 311,425 gross square feet is proposed, the following will apply: (1) retail uses over and above the required 217,200 gross square feet are developed previously or concurrently at a minimum ratio of 3.3:1 office/retail, and (2) the average sales tax performance level of general industrial uses within Planning Area 34 (Irvine Spectrum 5) is at or above the City-wide average for sales tax per square foot of general industrial uses, per the most current year General Plan fiscal model.

2. The City shall monitor development in Planning Area 34 as part of the City-wide development monitoring program.

3. Retail uses are defined as:

a. Retail and service businesses, general: Businesses which are oriented toward serving the needs of the residents or employees in the area. Examples of such businesses include:

(1) Dry cleaners.

(2) Clothing stores.

(3) Bookstores.

(4) Gift shops.

(5) Specialty shops.

(6) Beauty and barber shops.

(7) Sporting goods.

(8) Discount stores.

b. Retail business, home improvement related: A retail business which primarily provides goods for home improvement. Example of such businesses include:

(1) Furniture.

(2) Lumber.

(3) Appliances.

(4) Building supplies.

(5) Paint.

(6) Garden supplies.

K. Prior to the approval of the first tentative subdivision map for Planning Area 34, the Manager of Transportation Services shall prepare, and the Planning Commission shall adopt by resolution, a Planning Area 34 project phasing traffic study. The study shall determine the amount of development to be permitted in Planning Area 34 at each phase and the timing of such development by forecasting the number of vehicle trips generated by development and relating these trips to the capacity of the circulation system in the study area as development and construction of public improvement occur. Development shall not be permitted unless at the time development occurs the circulation system in the study area will have sufficient capacity as defined by the phasing study to accommodate the number of additional vehicular trips generated. The study shall be reviewed and approved by the Planning Commission and be funded by the applicant. Each subsequent subdivision shall be reviewed by the Manager of Transportation Services for consistency with the study, as it may be amended from time to time by resolution of the Planning Commission.

L. Reserved.

M. Reserved.

N. Reserved.

O. Reserved.

P. Reserved.

Q. In conjunction with the submittal of building permits, the applicant shall identify on the construction drawings that exterior building walls having a setback of five feet or less from an adjacent building shall be constructed of masonry or concrete with a minimum four-hour fire rating. Parapets shall conform to the parapet requirements as shown in the California Building Standards Code, without exception.

(Code 1976, § V.E-834.6; Ord. No. 92-3, 4-14-92; Ord. No. 92-14, § 4, 9-8-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 97-05, 5-13-97; Ord. No. 99-03, § 3, 2-9-99; Ord. No. 00-02, § 4, 2-8-00; Ord. No. 04-03, § 3, 2-24-04)