Irvine Municipal Code Ch. 2-17 Master Plan

A. The intent of the Master Plan procedure is to provide for the resolution of major issues associated with the development of certain sites and land uses through discretionary review by the Planning Commission.

B. The issues addressed in conjunction with a Master Plan will vary depending on the project. The City's primary concerns are the eight following issues, which shall be addressed by each Master Plan application:

1. Existing and planned development on adjoining and proximate parcels;

2. Thematic architecture and landscaping;

3. Location of proposed buildings;

4. Arrangement of uses proposed on-site;

5. Access to the project site;

6. On-site pedestrian and vehicular patterns, and transit routes;

7. Distribution and amount of parking; and

8. Identification and mitigation of project impacts.

(Code 1976, § V.E-212.1; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96)

A. A Master Plan shall be required for certain kinds of developments, as noted below. When both a Master Plan and conditional use permit are required for a project, the submittal of a Master Plan may be waived by the Director of Community Development, provided the conditional use permit includes all the information that would be required for a Master Plan (see Section 2-9-2).

1. Nonresidential development in the following zoning districts:

3.1 Multi-Use.

4.1 Neighborhood Commercial.

4.2 Community Commercial.

4.4 Commercial Recreation.

4.5 Regional Commercial.

4.6 Regional Office.

4.7 Urban Commercial.

4.8 Irvine Center Garden Commercial.

5.5H Medical and Science.

8.1 Trails and Transit Oriented Development.

2. Residential development in the following zoning districts:

2.2 Low Density Residential.

2.3 Medium Density Residential.

2.4 Medium-High Density Residential.

2.5 High Density Residential.

3.1 Multi-Use.

4.7C Urban Commercial.

4.9 Lower Peters Canyon Regional Commercial.

5.3 IBC Residential.

8.1 Trails and Transit Oriented District.

3. All development in the Hillside Overlay District.

4. All development in the Residential and Residential Mixed-Use Overlay District and proposing to use the provisions established in the Overlay.

B. At the Director of Community Development's discretion, a Master Plan may be required where:

1. The project is under multiple ownership; or

2. A development proposal will affect decisions on the remainder of any phased project that will not be addressed in conjunction with the development proposal alone.

C. In addition to the above, a Master Plan shall be required for all projects located within the Irvine Business Complex (Planning Area 36) which meet any of the following criteria:

1. The site is in excess of ten net acres in size.

2. The Master Plan will include two or more principal uses.

3. The site is proposed to be a receiving site for a transfer of development rights.

(Code 1976, § V.E-212.2; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96; Ord. No. 97-05, 5-13-97; Ord. No. 06-18, § 4, 10-24-06; Ord. No. 08-08, § 5, 8-12-0; Ord. No. 11-12, § 4(Exh. A), 9-13-11; Ord. No. 23-11, § 6(Exh. A), 6-13-23; Ord. No. 23-21, Exh. A, 10-24-23; Ord. No. 24-13, § 2(Exh. A), 9-10-24)

A. Persons eligible. The property owner or authorized agent of the property owner, the City Council, the Planning Commission, and the Director of Community Development may initiate a Master Plan application.

B. The information listed below is required at the time a Master Plan application is submitted to the Community Development Department:

1. A complete development case application signed by the property owner or its authorized representative.

2. A deposit or fee as set forth by an ordinance or resolution of the City Council.

3. A letter of justification describing and explaining how the proposed project will satisfy the findings required in Section 2-17-7.

4. Information required for public meetings and hearings, as determined by the Director of Community Development (see Chapter 2-23).

5. Information as required by the City of Irvine Master Plan information sheet.

6. Other information as required by the Director of Community Development.

7. When a Master Plan involves park amenity credits or the dedication of park land, the application shall incorporate all the requirements listed in Chapter 2-22 (Park Procedure).

8. Special requirements for projects located in the Irvine Business Complex (Planning Area 36): In addition to the application requirements specified in this section, the required plans shall also:

a. Detail the quantity and distribution of a.m. and p.m. peak hour development intensity values, and average daily development intensity values, both existing and proposed, for each corresponding legal parcel within the site.

b. Detail the quantity and distribution of uses and gross square feet, hotel rooms, and residential dwelling units (as appropriate), both existing and proposed, for each corresponding legal parcel within the site.

c. Illustrate the legal boundaries on the site plan and provide both gross and net acreage figures for each legal parcel within the site.

9. Special requirements for transfer of development rights project applications proposed for receiving site locations within the Irvine Business Complex (Planning Area 36): In addition to the application requirements specified in this section, the required plans shall also:

a. Submit a traffic analysis scope of work for the project consistent with the traffic study guidelines and prepare an analysis to the satisfaction of the Director of Public Works.

(Code 1976, § V.E-212.3; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96; Ord. No. 10-07, § 9 (Exh. F), 7-27-10)

The Planning Commission shall be the final approval body for a Master Plan, with other commissions, as deemed appropriate, acting as advisory bodies.

(Code 1976, § V.E-212.4; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96)

A. Commissions other than the Planning Commission may review any proposed Master Plan, if determined necessary by the Director of Community Development. If review by one of these commissions occurs, at least one public meeting shall be held and recommendations shall be prepared for consideration by the Planning Commission. See also Chapter 2-23.

B. The Planning Commission shall hold at least one public hearing and shall approve, deny or approve in modified form by resolution a Master Plan application request by resolution based on the findings in Section 2-17-7.

C. A public notice shall be required for both public meetings and hearings. See Chapter 2-23 for further information.

(Code 1976, § V.E-212.5; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96)

In order for the Planning Commission to approve a Master Plan, the Planning Commission shall find that:

A. The proposed Master Plan is consistent with the City's General Plan.

B. The proposed Master Plan is consistent with the City's zoning ordinance.

C. The proposed Master Plan is in the best interests of the public health, safety and welfare of the community.

D. The proposed Master Plan complies with all applicable requirements set forth within Division 8 pertaining to the dedication of permanent open space through a phased dedication implementation program for affected planning areas and zoning districts.

E. If the proposed Master Plan affects land located within the coastal zone, the proposed Master Plan will comply with the provisions of the land use plan of the certified local coastal program.

(Code 1976, § V.E-212.6; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96)

A decision of the Planning Commission with respect to a Master Plan application may be appealed to the City Council within 15 calendar days of the date of the decision action in accordance with the appeal procedures of Chapter 2-5. City Council action shall be final and effective immediately.

(Code 1976, § V.E-212.7; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96; Ord. No. 18-05, Exh. A, 4-24-18)

A. Planning Commission action on a Master Plan shall become effective 15 calendar days after the date of the Commission's decision unless the decision is appealed to the City Council. See Chapter 2-5 for further information.

B. A Master Plan shall expire and become void three years following the effective date of final approval unless:

1. A building permit is issued for the site and construction is commenced and diligently pursued toward completion; or

2. A permit is issued authorizing occupancy of the site or structure; or

3. The site is occupied if no building permit or certificate of occupancy is required.

C. When a Master Plan is due to expire, the Director of Community Development shall have the authority to extend the Master Plan for one additional three-year period. The landowner must request an extension in writing at least 30 days prior to the expiration date, must provide a deposit or fee as set forth by an ordinance or resolution of the City Council, and must provide a letter of justification explaining how the following findings can be made:

1. All elements of the Master Plan are consistent with the City's original findings.

2. All significant environmental effects of the project were analyzed at the time of Master Plan approval. There are no new and previously unknown or undisclosed negative environmental impacts.

The Director of Community Development shall approve or deny the extension based upon his or her concurrence with and verification of the above findings. Subsequent extensions shall require the filing of a new Master Plan application. A decision by the Director of Community Development may be appealed to the Planning Commission using the same procedure as that specified in Chapter 2-5.

(Code 1976, § V.E-212.8; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96)

The Director of Community Development shall determine whether a proposed modification to a previously approved Master Plan is a major or minor or major modification based on the criteria set forth in Chapter 2-19.

(Code 1976, § V.E-212.9; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96)

Failure to comply with any Master Plan condition is a violation of this zoning ordinance subject to the enforcement and revocation procedures as prescribed and set forth in Chapter 2-10. Any Master Plan may be revoked upon failure to comply with any of the conditions or terms of approval or if any law or ordinance is violated in connection with the Master Plan approval.

(Code 1976, § V.E-212.10; Ord. No. 92-3, 4-14-92; Ord. No. 92-20, § 6, 11-10-92; Ord. No. 93-14, § 3, 10-12-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 95-4, § 1, 5-9-95; Ord. No. 96-18, § 4, 12-10-96)