Irvine Municipal Code Ch. 9-8 Planning Area 8 (northwood)

(See Planning Area 8 map following Section 9-8-5.)

(Code 1976, § V.E-808.1; Ord. No. 92-3, 4-14-92; Ord. No. 95-3, § 3D, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 08-06, § 5, 7-8-08; Ord. No. 09-02, § 3, 3-24-09)

Planning Area 8, Northwood, is located along the City's northern edge. Boundaries include Culver Drive to the west, Hicks Canyon Wash and Irvine Boulevard to the north, Jeffrey Road to the east and Interstate 5 (Santa Ana Freeway) to the south. A "New Community" comprises Area 2.3H.

(Code 1976, § V.E-808.2; Ord. No. 92-3, 4-14-92; Ord. No. 95-3, § 3D, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02)

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-808.3; Ord. No. 92-3, 4-14-92; Ord. No. 95-3, § 3D, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 03-02, § 4, 1-14-03; Ord. No. 05-16, § 2, 7-12-05; Ord. No. 08-06, § 5, 7-8-08; 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-808.4; Ord. No. 92-3, 4-14-92; Ord. No. 95-3, § 3D, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

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

Individual residential projects in Medium Density category 2.3H may exceed 12.5 dwelling units/net acre. However, no individual project may exceed 31.0 dwelling units/net acre and the overall density within 2.3H cannot exceed 12.5 dwelling units/net acre. For projects within Area 2.3H, the actual net density of individual projects will determine the development standards to be applied according to Sections 3-37-13, 3-37-14, and 3-37-15, as applicable.

(Code 1976, § V.E-808.5; Ord. No. 92-3, 4-14-92; Ord. No. 95-3, § 3D, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02)

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A. See Division 3 for applicable development requirements.

B. There shall be a maximum of 540 mobile home spaces in Northwood.

C. At least 10 percent of all housing units built in Northwood shall be in a price range affordable by families of moderate income. For the purposes 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.

D. The following requirements apply to Area 4.1A only:

1. Development in this neighborhood commercial center shall not cause the average daily traffic from this center to exceed 14,750 trip ends. The development may be a mix of any permitted uses as long as the projected number of trip ends is not exceeded. Concurrent with any Master Plan or conditional use permit application, the applicant shall provide the gross floor area and traffic generation projections for each increment of development, as well as the cumulative gross floor area and traffic generation projections for the commercial center. The Director of Community Development, with the recommendation of the Director of Public Works, shall determine whether the proposed development exceeds the maximum average daily traffic generation limits.

2. Any restaurant use, including ice cream parlors within a structure containing other uses, shall be subject to Planning Commission approval regarding parking and traffic circulation.

3. Reserved.

4. In accordance with the provisions of the City's eucalyptus windrow policy, existing eucalyptus trees may be removed subject to provision of an adequate buffer area with dense yet attractive landscaping adjacent to contiguous residential uses and provision of a block wall between the commercial uses and the City park.

5. During review of the Master Plan for Area 4.1A, the Director of Public Works and the Director of Community Development shall analyze the adequacy of vehicular right-of-way and intersection improvements along Bryan Avenue and Jeffrey Road to accommodate this neighborhood commercial center. For any required improvements, the developer shall either post surety for or construct the required improvements prior to the issuance of building permits. If the developer posts surety and does not construct the improvements prior to the issuance of building permits, then the developer shall construct the improvements prior to the issuance of certificates of use and occupancy.

E. The following requirements apply to Phase II only:

1. Prior to the issuance of certificates of use and occupancy for Area 2.5C, the developer shall post signs at the boundaries of the project. The signs shall state that the development is located in a jet noise impact area. The format, number and location of these signs shall be as specified by the Director of Community Development.

2. Reserved.

3. The streetscapes on Interstate 5 shall be treated as a village edge adjacent to residential development. Prior to approval of any tentative map abutting Interstate 5, a plan for the village edge treatment shall be approved by the Planning Commission. This plan shall continue any already-established treatments along Interstate 5.

4. Prior to approval of any tentative map in this phase, an agreement requiring formation of an assessment district and advanced funding for circulation and drainage improvements shall be approved by the City Council.

5. In conjunction with any commercial rezoning of Area 6, in this phase, a program identifying the types and amounts of uses shall be submitted and approved by the City Council.

F. The following requirements apply to 4.2G Community Commercial District only:

1. Any Master Plan and/or conditional use permit proposed for parcels immediately adjacent to the existing residential uses (Parcel 8), Truman Avenue, (Parcel 6), and the residential zone (Parcels 1 and 2) of Parcel Map 93-185 shall incorporate all feasible design measures to minimize the potential land use compatibility impacts to the satisfaction of the Director of Community Development. The Master Plan and/or conditional use permit shall address, at a minimum, the following:

a. Orient building loading areas away from existing residential and future institutional uses.

b. Encourage equipment, storage and waste receptacle areas to be screened and/or designed away from existing residential and future institutional uses.

c. Limit hours of operation on deliveries of goods, where applicable.

d. Establish building setbacks along the western edge of Parcels 1 and 2 to a minimum of 15 feet zero inches as measured from the property line.

e. To the extent feasible, locate Research and Development uses away from the existing residential and future institutional uses.

2. The Planning Commission adopted a vehicle trip limit for the project area (4.2G Community Commercial District—Parcel Map 93-185) which shall not exceed 17,307 daily trips, 919 a.m. peak hour trips and 1,253 p.m. peak hour trips. The average daily trip rate, a.m. peak hour trips and p.m. peak hour trips will be monitored by the Director of Community Development and the Director of Public Works in conjunction with the submittal of each Master Plan and/or conditional use permit application required in the 4.2G Community Commercial zoning classification. If the project applicant proposes a land use that exceeds the approved vehicle trip limits, subsequent traffic analysis will be required and submitted in conjunction with the Master Plan application for the project.

3. In conjunction with future Master Plan and/or conditional use permit applications for this site, the applicant shall analyze, as a special issue, any project-related traffic issues along Roosevelt Street between Jeffrey and Yale. Any identified project-related impacts must be mitigated by the applicant in accordance with the City requirements.

G. Roosevelt Street is classified as a community collector.

H. Prior to approval of any Master Plan and/or conditional use permit, the following components and design considerations shall be incorporated into the project design:

1. The architecture shall be compatible with the existing architectural theme of Planning Area 8 (Northwood).

2. The buildings shall use nonreflective glass or opaque materials.

3. To the extent feasible, low-rise buildings shall be located along the western edge of the property.

4. To maintain the existing landscaping theme within Planning Area 8 (Northwood), special landscape treatment for the intersection of Roosevelt and Jeffrey and the length of Roosevelt shall be provided.

5. Additional landscaping materials along the western edge of Parcel 8 (Parcel Map 93-185) shall be provided to ensure the future buildings are screened from the existing residential uses.

I. Prior to issuance of certificates of use and occupancy for Parcels 1 and 2 of Parcel Map 93-185, a 12-foot landscape buffer measured from the property line shall be provided and planted with landscape material which will adequately screen the proposed development within three years.

J. Prior to approval of any Master Plan and/or conditional use permit, the applicant shall submit a final noise study, demonstrating that the project has incorporated all feasible design measures to minimize the potential for stationary noise impacts, to the satisfaction of the Director of Community Development. Said plan shall include, at minimum, the following components and design considerations:

1. Loading docks (orientation, location, hours of operation).

2. Waste/recycling containers (location).

3. Truck activity/access points.

4. City noise ordinance limits not exceeded at adjacent property lines, for interior noise sources, exterior mechanical equipment or other noise sources.

K. In conjunction with the submittal of any conditional use permit which proposes Research and Development uses, the applicant shall submit an inventory of chemicals, hazardous substances, and biomedical and low-level radioactive materials which may be used and stored on-site and demonstrate that all feasible design measures have been incorporated into the project to minimize the potential for any public health and safety impacts resulting from storage, on-site disposal, or accidental release of materials. At a minimum, the submittal shall include the information listed below:

1. Orange County Fire Department hazardous materials disclosure inventory form.

2. Orange County Fire Department chemical classification form.

3. Material safety data sheets from chemical manufacturers.

4. Location of storage or disposal areas of materials on-site and/or in the tenant space/suite shown on a site plan and/or floor plan.

5. Location of loading areas used for transfer of materials on a site plan and/or floor plan.

6. Routes used for the transportation of materials (on- and off-site routes) on a site plan.

7. Proposed hours of operation and transportation of materials.

8. Documentation concerning required permits and special studies to be performed in order to obtain necessary permits through applicable regulatory agencies. The applicant shall have early consultation with those agencies that regulate substances to be used, generated, stored and/or emitted on-site prior to submittal of the Master Plan and/or conditional use permit.

When required by law to prepare a risk management prevention plan, the proposed project shall be subject to a one-quarter-mile (1,320 feet) public notification requirement as set forth by Irvine zoning ordinance Chapter 2-23. This public notice shall only be required to include the information submitted with the discretionary application and comments received by the regulatory agencies (e.g., South Coast Air Quality Management District, Orange County Fire Department, and Orange County Health Care Agency) concerning risk management prevention plans, health risk assessments and the use of acutely hazardous materials.

L. Within 15 days after approval of the first Master Plan, the applicant shall deposit into a trust account with a financial institution of their choosing the sum of $15,000 for the sole purpose of financing the construction of approximately 100 linear feet of fencing to be generally located along Roosevelt Street at the southwesterly corner of the Northwood Villas project. The money shall be returned to the applicant unless the Board of Directors of the Northwood Villas Homeowners' Association votes within 90 days of being notified of the deposit to construct said fence. The design and construction of the fence shall be typical of such boundary fencing. Within 90 days of the vote, the Northwood Villas Homeowners' Association shall present the applicant with a cost estimate for the fence. An amount equal to that estimate shall be transferred to the Northwood Villas Homeowners' Association within 30 days of receipt of the cost estimate for the sole purpose of constructing said fence.

M

Special development requirements for New Community Area 2.3H.

1. Maximum dwelling units. Notwithstanding the provisions of Section 9-8-3, dwelling units may be transferred by the landowner from this Planning Area 2.3H to Planning Area 6 and/or 9. No dwelling units will be allowed to transfer to this planning area. It is the intent of this provision to allow a total 12,350 dwelling units to be constructed in Planning Areas 5(2.31), 6, 8(2.31-1) and 9, to be measured cumulatively by actual permits issued.

2. Landscape setbacks. The landscape setbacks for the project edge shall be in accordance with Exhibits B through B-2. Where not in conflict with requirements of adjacent drainage easements, landscaping will also be required along Trabuco Road between the landscape setback line and the development's perimeter wall.

3. Affordable housing. The affordable housing needs goal of 15 percent (5 percent Income I, II; 5 percent Income III; and 5 percent Income IV) of the actual number of units built in Area 2.3H may be met utilizing off-site affordable housing credits. The achievement of the Income I, II and III affordable housing goals is contingent upon the availability of financial incentives which bridge the gap between the actual cost of construction of a market unit and an affordable unit. The applicant has the discretion to satisfy these goals through either the conversion of off-site existing market rate housing to affordable housing with 30-year restrictions and/or the extension of the term of affordability for offsite existing affordable units for a minimum of 40 years. The City will provide available financial assistance to help achieve the affordable housing needs goal.

In conjunction with the submittal of the first tentative map within this planning area, the applicant shall submit a comprehensive affordable housing program covering Planning Areas 5, 6, 8, and 9 as called for in Chapter 2-3 of the Zoning Code. The affordable housing goal of 15 percent (5 percent Income I, II; 5 percent Income III; and 5 percent Income IV) of the actual number of units built shall be addressed in the affordable housing program. The program shall be reviewed by the Planning Commission prior to its approval of the first tentative map and approved by the City Council prior to recordation of the first final map.

4. Local parks.

a. The total community park requirement will be consistent with the Community Parks Park Plan (case number 00321912-PPP) as may be amended from time-to-time.

b. Neighborhood park requirements will be met through the dedication and improvement of private neighborhood park(s) within Area 2.3H. A portion of the neighborhood park requirements may be met with improvements to existing Blue Gum Park. The exact number, precise location, configuration and size of private neighborhood park(s) and improvements to Blue Gum Park will be established at the time of approval of the first tentative tract map for residential purposes within area 2.3H.

5. Vehicular access. Vehicular access to the community may be from Bryan Avenue, Trabuco Road and Jeffrey Road. No vehicular access will be permitted from existing local streets within the adjacent neighborhood.

6. Neighborhood design. Area 2.3H is to be compatible in appearance, density and landscaping with that found in the Northwood area adjacent to the project area. This will be accomplished by implementing the following:

a. Preserve the eucalyptus windbreaks consistent with City policy. The existing eucalyptus windrows in PA 8 will be retained in median landscaping landscaped setbacks, trails and areas adjacent to open space to the extent trees are deemed sufficiently healthy for preservation in accordance with a survey conducted by a certified arborist and do not conflict with infrastructure improvements.

b. Along Bryan Avenue, Trabuco Road and Jeffrey Road, plant trees and vegetation that, to the extent practible, replicate that found on these streets and medians as they join limits of the project area. Additionally, streetscapes required with development of Area 2.3H shall be consistent with the City of Irvine Master Streetscape Plan.

c. Establish focal points for community interaction in conjunction with uses such as the local park or other appropriate locations.

d. Create village edges, which are compatible with adjacent communities, including similar structure heights, comparable perimeter walls or architectural features, densities, landscaping and setback requirements.

e. Provide trails, private and/or public parks and recreational facilities.

f. A variety of architectural styles will be permitted.

g. A variety of building materials will be permitted.

(1) Walls of wood siding or stucco with accents of wood, brick, or other enhanced materials. The applicant is to provide building elevations of all sides of a proposed structure, including materials call-outs and color samples. Suggested wall finishes would include, but would not be limited to, horizontal siding and stucco.

(2) Details (porches, balconies, columns, accent walls, doors) are to be predominantly of wood. Materials permitted for ornamental detail elements are brick, ceramic tile and unpolished stone. Other enhanced materials may be used subject to the approval of the Director of Community Development.

(3) Roofing materials are to be predominantly flat or barrel tile in the medium to dark color range to simulate the color of wood shakes; other roofing materials and colors are permitted on a limited basis to the extent that they are complementary.

h. The building design is to address the integration and equitable distribution of details on sides of a proposed structure which face streets, parks and public rights-of-way as follows:

(1) Light and shadow achieved through openings, projections, recesses and details.

(2) Avoidance of large blank facades.

(3) Variation of rooflines, either through a combination of one- and two-story elements or by the use of varying roof structural configurations. To the extent practicable, such variation shall minimize any shadowing effect on public parks or trails, consistent with applicable height limits, and encourage the sense of openness experienced by those on adjacent public rights-of-way. To the extent practicable, such variation shall minimize any shadowing effect on public parks or trails, consistent with applicable height limits, and encourage the sense of openness experienced by those on adjacent public rights-of-way.

(4) Architectural features (not including chimneys) on individual residential structures may in limited circumstances exceed the established height limit by a maximum of 10 percent of the roof area on which the structure is secured, but in no event shall exceed 10 feet above applicable zoning district height limit.

i. A variety of colors will be permitted, with a majority of light tones.

j. There will be a 30-foot landscaped area between the existing residences' property line and the new development property line as shown on Section 4, Exhibit B-2. This landscaped area will contain a five-foot public sidewalk between Trabuco Road and Bryan. The sidewalk will connect to Blue Gum Park and other existing streets as approved by the City. Access to this sidewalk from existing and new development may be included in conjunction with approval of the first tentative tract map adjacent to this landscaped area. Landscaping shall be designed to provide screening of the new residences from the existing residences. Fifty percent of the new homes along this landscape area that are across from existing residences shall be one-story. Additional single-story homes along this edge may be provided at the discretion of the project developer. Where this landscape area is adjacent to existing single-family detached homes in Planning Area 8, new homes abutting this landscape area in 2.3H shall also be single-family detached homes.

k. Residential buildings along Jeffrey Road, Trabuco Road and Bryan Avenue shall not exceed two stories.

l. Street lights, as required with development within 2.3H, will be placed within the Bryan Avenue street median.

7. Alternative setback standards. Alternative setback standards for setbacks internal to the planning area may be approved in conjunction with any subsequent Planning Commission approval. A description of the proposed setbacks and how they differ shall be submitted. The Planning Commission will consider the following criteria and make appropriate findings, if necessary.

a. General character. Relationship in scale, bulk, coverage and density with surrounding land uses.

b. Quality of life. Whether the proposed alternative standard will result in an adverse impact on existing neighborhoods.

c. Suitability. The physical suitability of the site for the proposed project.

d. Limitations. Such setbacks shall not be used to deviate from setbacks established for village edges.

8. Hydrology. In conjunction with the submittal of specific development plans, the applicant shall demonstrate that storm drain systems will include project design features for treatment of project related stormwater runoff to improve the quality of discharges into San Diego Creek. This will be addressed as follows:

a. BMPs (for example, BMPs that achieve similar performance per National BMP Database ratings as catchbasin inserts) will be designed to infiltrate, filter or treat the volume of runoff produced by either (a) a 24-hour, 85th percentile storm event (runoff from 0.75 inch, 24-hour storm), or (b) the maximum flow rate of runoff produced by a rainfall intensity of 0.2 inch of rainfall per hour.

9. Trails. Prior to approval of the first residential tentative tract map within Area 2.3H, the applicant shall submit a master trails plan for Area 2.3H which addresses public and private trails and linkages, public viewpoints, public access points to the open space, links to public parks, signage, and construction space environment. The master trails plan shall be submitted for review and comment by the Community and Library Services Commission and approved by the Planning Commission.

10. Signs. In conjunction with submittal of a sign program for Zoning Area 2.3H in Planning Area 8, the applicant shall submit a comprehensive planning study that identifies the locations of existing and future village level identification signs for the Village of Northwood. This planning study shall be approved by the Director of Community Development following input from Northwood community representatives. The construction of any new village level identifications signs approved as part of this study along any street frontage or street corner of Zoning Area 2.3H in Planning Area 8 or Zoning Area 2.31 in Planning Area 5 shall be the responsibility of the developer. The design of the signs shall be compatible and similar in scale to the existing village identity sign and shall be approved by the Director of Community Development.

11. Circulation. In conjunction with the submittal of any traffic study for this planning area, alternative solutions for any proposed triple left turn lanes shall be identified.

(Code 1976, § V.E-808.6; Ord. No. 92-3, 4-14-92; Ord. No. 95-3, § 3E, F, 4-25-95; Ord. No. 00-02, § 4, 2-8-00; Ord. No. 01-13, § 4, 7-24-01; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 04-03, § 3, 2-24-04; Ord. No. 23-09, § 4(Exh. A), 5-23-23; Ord. No. 25-22, § 4, 9-9-25)

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