Irvine Municipal Code Ch. 2-8 Concept Plan Procedure

A. The concept plan procedure is a means to resolve issues for an entire planning area prior to or in conjunction with the adoption of zoning. Issues addressed by the concept plan typically are land uses, phasing, public facilities, parks, grading, drainage and the provision of adequate public services and utilities at the time development occurs in the planning area. Other issues may be addressed as determined by the Director of Community Development.

B. The concept plan is designed to:

1. Implement General Plan building intensity standards;

2. Implement the conservation and open space implementation actions program (Division 8);

3. Resolve areawide planning issues;

4. Prevent piecemeal and uncoordinated development; and

5. Establish a policy framework for development.

C. It is anticipated that the land use map developed through a concept plan shall represent a composite of General Plan information. The concept plan shall serve to guide decisions on future zoning requests in the planning area. While a zone change will determine the precise locations of land uses, the land use phasing map of the concept plan will indicate the sequence of zoning and development. Amendments to an approved concept plan shall be processed in accordance with the minor/major modification procedure in Chapter 2-19.

(Code 1976, § V.E-204.1; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94)

A. A concept plan is required for the entire planning area whenever land designated as development reserve, conservation and open space reserve, or exclusive agriculture is rezoned to allow development.

B. A concept plan must be prepared for an entire planning area or for the remainder of the planning area, if parts of the planning area have already been developed.

C. Where a comprehensive zone change is proposed for an entire planning area, the proposed zoning shall serve as the concept plan and shall include all the components of a concept plan. In this case no separate concept plan or concept plan waiver shall be required.

(Code 1976, § V.E-204.2; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94)

A. Where a project or development case is proposed and it does not have planning-area-wide significance, the Director of Community Development may grant a concept plan waiver. Each request for a concept plan waiver must be analyzed separately. The granting of one concept plan waiver in a planning area does not ensure or justify other waivers within that same planning area.

B. A request for a concept plan waiver shall be submitted in a form as prescribed by the Director of Community Development. The Director of Community Development shall review and determine, in accordance with the reasons cited in this Section 2-8-3, whether a request to waive the requirements for a concept plan should be approved.

(Code 1976, § V.E-204.3; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94)

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 concept plan.

B. If there is more than one landowner in a planning area, the City may, at its option, prepare the concept plan document and charge the landowners for the cost of plan preparation through a fee based on gross acreage for the planning area. A concept plan for a planning area with multiple property owners shall establish requirements which coincide with the different ownerships, to the extent possible.

C. The information listed below is required at the time a concept 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 the proposed concept plan, and explaining how it will satisfy the findings in Section 2-8-8.

4. A statement establishing the consistency of the proposed concept plan with the General Plan. If a zone change or General Plan amendment is being processed concurrently, the statement shall establish the consistency of the proposed concept plan with the proposed General Plan amendment and zone change.

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

6. Land use map showing General Plan information such as land uses, circulation systems and noise contours.

7. Land use phasing map indicating the sequence of zoning, development, and public utility and infrastructure improvements.

8. Proposed planning area name.

9. List of proposed policies addressing the following:

a. General character of land uses, including:

(1) Maximum number of dwelling units and the percentage of low- and/or moderate-cost units to be provided in the planning area. If under multiple ownership, the minimum and maximum number of dwellings and the percentage of low- and/or moderate-cost units shall be provided for each area under separate ownership.

(2) Maximum gross square footage floor areas for industrial, mixed use and commercial uses to be provided in the planning area. If under multiple ownership, the appropriate gross square footage shall be provided for each area under separate ownership.

b. General circulation systems, including:

(1) Roadways (thruways, parkways, community collectors).

(2) Phasing.

(3) Variations from established City standards and/or policies.

(4) Special systems such as fixed rail transit.

(5) Bicycle, equestrian and hiking trails.

c. Park and open space systems, including:

(1) Location of community parks.

(2) Minimum park size criteria.

(3) Park credit concepts.

(4) Ownership and maintenance concepts.

d. Village level landscape treatments, including:

(1) Village edge and village entry widths and general character.

(2) Special landscaping themes, if any.

(3) Preservation of special features, if any.

(4) Palette of plant materials, walls, and hardscape for areas in and adjacent to the public right-of-way.

e. Phasing and improvement of public facilities, utilities, and infrastructure, to the extent this information is known at this stage of the development process, including:

(1) Trunk sewer systems, sewage treatment facilities and capacities.

(2) Major water distribution facilities, capacities and available supply.

(3) Police, emergency medical care, fire protection, including personnel, station location and major equipment requirements.

(4) Energy systems, including major distribution facilities and supply availability.

(5) Major storm drainage facilities.

(6) School locations and classroom availability.

f. Grading proposals.

10. Information as required by the City of Irvine concept plan information sheet.

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

(Code 1976, § V.E-204.4; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 00-02, § 4, 2-8-00)

A. The City Council shall be the final approval body for a concept plan, with the Planning Commission, and other commissions as deemed appropriate, acting as advisory bodies.

B. The City Council shall approve, deny, or approve in modified form a concept plan by ordinance in connection with future development within a planning area. In order to fulfill the purposes of this zoning ordinance, the City Council may require reasonable guarantees and evidence that the applicant or its successors in interest will satisfy any conditions imposed in connection with approval of the concept plan.

(Code 1976, § V.E-204.5; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94)

A. The Planning Commission shall hold at least one public hearing on a concept plan application and then forward to the City Council its recommendation of approval, denial or approval in modified form. A recommendation of approval or approval in modified form shall be based on the findings in Section 2-8-8. If deemed appropriate by the Director of Community Development, a review of the application may also be conducted by other commissions prior to council action. These commissions shall prepare recommendations for consideration by the Planning Commission and City Council.

B. The City Council shall hold at least one public hearing and shall approve, deny or approve in modified form the concept plan request, by ordinance, based on the findings in Section 2-8-8.

(Code 1976, § V.E-204.6; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94)

In order for the City Council to approve a concept plan, the City Council shall find that:

A. The proposed concept plan is consistent with the City of Irvine General Plan.

B. The proposed concept plan is consistent with the intent of this zoning ordinance.

C. Based upon information available at time of approval, adequate sewer and water lines, utilities, sewage treatment capacity, drainage facilities, police protection, fire protection/emergency medical care, vehicular circulation and school facilities will be available to serve the area affected by the proposed concept plan when development occurs.

D. The proposed concept plan is in the best interests of the public health, safety and welfare of the community.

E. The proposed concept plan complies with all requirements for the dedication of permanent open space through a specified phased implementation program for affected planning areas and zoning districts (Division 8).

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

(Code 1976, § V.E-204.7; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94)

A. The action taken by the City Council on a concept plan proposal cannot be appealed. The Council's decision shall become final on the effective date of the ordinance approving, denying or approving in modified form the concept plan.

B. The determination of the Director of Community Development on a request for a waiver shall become effective five business days after the date of the decision unless appealed.

(Code 1976, § V.E-204.8; Ord. No. 92-3, 4-14-92; Ord. No. 94-7, § 3, 6-14-94)