Irvine Municipal Code Ch. 9-12 Planning Area 12 (oak Creek)

(See Planning Area 12 map following Section 9-12-2.)

(Code 1976, § V.E-812.1; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-10, § 2, 7-12-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 97-17, § 3, 9-23-97; Ord. No. 01-04, § 5, 4-10-01; Ord. No. 02-15, § 5, 10-22-02; Ord. No. 08-08, § 5, 8-12-08; Ord. No. 08-12, § 3, 9-9-08)

Planning Area 12 is located in the center of the City. Boundaries include Jeffrey Road to the west, Interstate 5 (Santa Ana Freeway) to the north, Sand Canyon Avenue to the east and Interstate 405 (San Diego Freeway) to the south.

(Code 1976, § V.E-812.2; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-10, § 2, 7-12-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 97-17, § 3, 9-23-97; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 20-08, Exh. A, 11-24-20)

[Figure]

*To the degree residential units are built in the Multi-Use Zoning District, a corresponding reduction in the allowable nonresidential intensity shall occur in terms of equivalent traffic generation. The actual amount of reduction will be determined on the basis of a traffic analysis which utilizes the traffic data in the final EIR for Planning Area 12 for comparison and as deemed acceptable to the City.

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.

An 18-hole regulation course with customary and appurtenant facilities, such as a clubhouse, with food service and a pro shop; and a driving range.

Subtotal of Oak Creek is 3,100 units

Subtotal of Orangetree is 1,120 units

(Code 1976, § V.E-812.3; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-10, § 2, 7-12-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 97-17, § 3, 9-23-97; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 02-15, § 5, 10-22-02; Ord. No. 08-08, § 5, 8-12-08; Ord. No. 08-12, § 3, 9-9-08; Ord. No. 10-04, § 3, 4-13-10; Ord. No. 12-09, § 3(Exh. A), 5-22-12; Ord. No. 20-08, Exh. A, 11-24-20)

See Section 3-3-1 (Land use matrix).

(Code 1976, § V.E-812.4; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-10, § 2, 7-12-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 95-22, § 3, 11-28-95)

See Chapter 3-37 (Development Standards).

(Code 1976, § V.E-812.5; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-10, § 2, 7-12-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 95-22, § 3, 11-28-95)

A. Land use.

1. Residential.

a. Prior to the submittal of applications for the first residential building permit, the applicant shall submit an affordable housing program, consistent with the most recent update of the General Plan Housing Element, for approval by the Planning Commission. The affordable housing program for Planning Area 12 (PA 12 AHP) shall include:

(1) Fifteen percent affordable housing program goal.

(a) Income II. Five percent of the actual number of dwelling units built in the planning area shall be affordable, as rental units, to households earning 30 percent to 50 percent of the County median income (Income II) contingent upon the provision of available financial and processing incentives. Those dwelling units that are designated to be used as permanent transitional housing units shall be eligible for multiple credits as determined in the affordable housing program.

(b) Income III. Five percent of the actual number of dwelling units built in the planning area shall be affordable as either rental or ownership units, with the emphasis on ownership units, to households earning 50 percent to 80 percent of the County median income (Income III) contingent upon the provision of available financial and processing incentives. In the affordable housing program, the applicant shall demonstrate a good faith effort to provide ownership units as the preferred alternative at the Income III level with rental units considered as a secondary alternative. However, to the degree ownership units are provided to Income II households, a 2:1 credit will be attributed toward achievement of this goal. Additionally, to the extent Income II units are provided with the use of financial and processing incentives in excess of the five percent Income II goal, a 2:1 credit will also be attributed toward the achievement of this goal.

(c) Income IV. In addition, five percent of the actual number of dwelling units built in the planning area shall be affordable to households earning 80 percent to 120 percent of the County median income (Income IV) not contingent upon the provision of available financial incentives.

(2) Site selection of affordable units. Except as provided for in Subparagraph (4) below, the program shall identify specific site(s) which are distributed throughout Planning Area 12 which can accommodate the construction of affordable units in achievement of the 15 percent affordable housing goal.

(3) Term of affordability. The term of affordability for all units produced pursuant to the program shall be subject to the conditions of financing used for the project.

(4) On-site goal. At least 50 percent of the affordable housing shall be provided within Planning Area 12.

(5) Definitions of financial and processing incentives.

(a) Financial incentives (such as community development block grant funds, mortgage revenue bonds, low-income housing tax credits, and housing trust fund monies) mean government monetary assistance to the project for the purpose of subsidizing the cost of providing affordable units.

(b) Process incentives (such as expedited processing, modifications for parking and parkland requirements and density bonuses per State law) or any other type of changes to existing land use policies which will increase the applicant's ability to provide affordable housing.

(6) Handicapped accessibility. Ten percent of the affordable units shall be adaptable and accessible to the physically handicapped.

(7) Use of existing units. The existing 33 affordable units provided in excess of the previous affordable housing requirement for the existing development in Planning Area 12, north of Barranca Parkway and west of Orangetree, shall be used as credits toward fulfilling the 10 percent Income II and Income III affordable housing goal for Planning Area 12.

(8) Priority policy in leasing/selling of units. In leasing or selling the affordable units, the applicant shall conform to the City's prioritization policy as stated in City Council Resolution No. 89-161, or subsequent resolution.

(9) Compliance by subsequent developers. Subsequent to the approval of the PA 12 AHP, the applicant shall enter into a binding agreement, in a form approved by the City Attorney, with any and all subsequent developers of lots designated for the development of affordable housing units, which ensures that the development complies with the PA 12 AHP. The City shall be a third party beneficiary to this agreement. Developers of lots designated for affordable housing units shall submit for review and approval to the Director of Community Development a specific implementation plan that shows compliance with the PA 12 AHP.

b. The Director of Community Development shall have the discretion to approve, conditionally approve or deny a density modification application for development of any residential project requiring discretionary approval (including, but not limited to, tract maps, parcel maps, zone changes, Master Plans and variances) at densities lower than the density range applicable to a property located within any given zoning category. Such discretion shall include, but not be limited to, withholding approval of the density modification unless the total number of existing dwelling units within the applicable zoning category of Planning Area 12, when added to the total number of dwelling units developed under the proposed project, remains in and complies with the overall density range for that category. An applicant applying for the project shall submit a completed application to the Community Development Department on the form provided by the City, together with the applicable fee as established by resolution of the City Council. It shall be at the discretion of the Director of Community Development to require additional information as needed as a part of the application, including, but not limited to, plans, renderings and a site/building mass model. In determining whether to grant approval of a request for decreased density, the Director shall consider the following project impacts:

(1) Environmental.

(2) Infrastructure.

(3) Assessment districts.

(4) Affordable housing, if applicable.

(5) Schools.

(6) Recreation and open space.

(7) On-site and off-site vehicular circulation.

(8) On-site and off-site pedestrian circulation.

(9) Other potential impacts not mentioned above.

2. Multi-use.

a. The multi-use area may be devoted entirely to one permitted/conditionally permitted use or to any combination of permitted/conditionally permitted uses.

3. Institutional.

a. Institutional uses are considered additive to the intensity tables in the General Plan, per table 5, Footnote Number 1 of Figure A-9 of the land use element of the General Plan.

b. Institutional uses will be deemed consistent with the General Plan if all significant environmental impacts are mitigated to a level of insignificance; and if infrastructure capacity under existing and future (General Plan build-out) conditions can accommodate additional development in the areas of circulation, fire, police, water and flood control services; or development intensity under the adopted land use category is exchanged for intensity to accommodate institutional development in the areas of circulation, fire, police, water and flood control services within the same planning area.

4. Commercial.

a. The configuration and total site acreage of the commercial areas shall be determined through master tentative tract map(s) for Planning Area 12.

b. Vehicular access to commercial sites shown on a master tentative tract map for Planning Area 12 shall be supported by a traffic study. Additional vehicular access to commercial sites shall be determined with the Master Plan to promote safe and convenient on-site circulation.

c. In order to provide an active pedestrian interface between the neighborhood commercial center and residential uses, the applicant shall demonstrate on the pedestrian circulation plan how the neighborhood commercial center will be linked to the adjacent residential developments, in order to provide convenient and safe pedestrian access.

d. Any Master Plan or conditional use permit processed for community commercial parcels within the area bound by "A" Street, Irvine Center Drive, Sand Canyon Avenue and Barranca Parkway shall be compatible with the Orangetree neighborhood with particular reference to building heights, the location of loading docks and storage areas, screening of parking areas, signage, elevation design and landscaping.

5. Industrial.

a. Parking shall be provided in a manner consistent with the City of Irvine parking ordinance. Required parking for each individual building site may be combined in clusters with that required for other building sites, provided that the intent of the parking ordinance is preserved and appropriate agreements and/or easements are provided to ensure the availability and continued maintenance of the parking area for the intended user. The developer agrees to provide the City with an accurate accounting of the cumulative number of parking spaces required and parking spaces provided or the building sites involved

b. Any Master Plan or CUP processed for industrial parcels immediately adjacent to Irvine Center Drive shall be compatible with the Orangetree neighborhood with particular reference to building heights, the location of loading docks and storage areas, screening of parking areas, signage, elevations design and landscaping. In addressing project compatibility, the screening effect of the existing trees in the median of Irvine Center Drive shall be recognized.

c. Golf courses with customary and appurtenant facilities, such as clubhouses, parking areas, restaurants, driving ranges, and pro shops, are conditionally permitted uses within the General Industrial zoning category. Public roadways may be permitted to be built through or adjacent to any golf course.

B. Public and private facilities.

1. Jeffrey Open Space Trail.

a. The Jeffrey Open Space Trail (JOST) will occur on the east side of Jeffrey Road and may consist of varying widths. The JOST will function as the village edge.

(1) Improvements to the JOST with the exception of the trails shall be the responsibility of the City.

(2) Maintenance of the JOST, including trails, shall be the responsibility of the City.

(3) An 11-foot meandering bicycle/pedestrian trail and an 11-foot meandering riding/hiking trail with two-foot-wide shoulders shall be provided within the JOST in accordance with the City policy regarding riding and hiking trails in effect at the time of the master tentative tract map. At grade, signalized crossings will be located at all road intersections. A biking/riding/hiking bridge shall be provided crossing the San Diego Creek parallel to Jeffrey Road. Construction and maintenance shall be the responsibility of the City.

(4) Between I-405 and Barranca Parkway, the JOST shall total 14 gross acres and will have an average width of 90 feet measured from the Jeffrey Road curb face. Parcel A1, as shown on Exhibit A, will widen to meet the Edison right-of-way along the I-405 Freeway. Parcel A2 may be reduced to a 32-foot width so that, when combined with street right-of-way, there will be a total of 50 feet from the Jeffrey Road curb face to the building property line.

(5) Between Barranca Parkway and the I-5 Freeway, the JOST shall total 16 gross acres (Parcels A-4 and A-5 on Exhibit A). Portions of the JOST may be maintained by the golf course operator by mutual agreement between the City and landowner. A park-and-ride facility proposed to be located at Jeffrey and I-5 will be credited towards meeting the 16-acre requirement.

b. In conjunction with the submittal of master tentative tract map(s) for areas adjacent to the JOST, the applicant shall submit for review, to the satisfaction of the Director of Community Development and the City Attorney, the form of an irrevocable offer of dedication to the City of Irvine for the JOST adjacent to the development included in the master tentative tract map. The JOST shall be identified on said master tentative tract map as lettered lots. The irrevocable offer of dedication shall then be accepted by the City and recorded in conjunction with the recordation of the final master tract map(s).

2. Open space.

a. Parcels B1 and B2 shown on Exhibit A shall total 176 gross acres and shall be retained in ownership by the existing landowner or its successor in interest and operated as a public golf course. An open space easement, limiting its use to a golf course and customary and appurtenant facilities, will be conveyed to the City. (Note: Per Sections 8-13-1 and 8-20-1(A), approximately 14 acres of Parcel B1 have been previously reserved for public rights-of-way, a park and ride facility, and railroad right-of-way, among other uses, as shown on Exhibit G.)

b. Open space parcel C1 on Exhibit A is part of the golf course to be developed on Parcels B1 and B2. An open space easement on Parcel C1 is not required to be dedicated to the City.

c. Concurrent with the recordation of the first final tract map for the newly zoned residential areas within Planning Area 12, an irrevocable offer of an open space easement for Preservation Area O of the City of Irvine General Plan shall be recorded. The offer shall be accepted no sooner than 90 days following issuance of building permits for 75 percent of the development for Planning Area 12 or the completion of development in Planning Area 12, whichever occurs first. Preservation upon Area O, zoned 1.4 Preservation, may be developed with a golf course with customary and appurtenant facilities, such as a clubhouse with food service and pro shop and driving range.

d. Both the Jeffrey Open Space Trail and Preservation Area O offers of conveyance will be subject to non-monetary encumbrances, easements, liens, restrictions and title exceptions of record or apparent which do not prevent use of the conveyance areas consistent with the conservation open space element and with the following:

(1) The offer shall provide for conveyance of title by grant deed subject to land use restrictions and/or open space easements assuring that the conveyed land shall be used in perpetuity consistent with the intent of the dedication and the purposes to be served by open space spines and preservation areas, with corresponding means of enforcement. Lands reserved for road, transportation, transit, drainage, flood control, water, sewer and utility purposes by public agencies may be excluded from the offer at the landowner's discretion.

(2) Mineral rights and water rights (excluding the right of surface entry) will be reserved by the landowner on conveyed lands. The landowner shall make full written disclosure with respect to toxic or hazardous substances which in its knowledge were stored on or deposited in the land to be dedicated. Road, transportation, transit, flood control, drainage, water, sewer, and utility easements necessary to accomplish development in adjoining areas and/or to accomplish planned facilities by public agencies and utilities will be reserved by the landowner on conveyed lands. Easements will be reserved on conveyed lands if necessary to preserve or facilitate agricultural uses on adjoining preservation areas not yet conveyed.

e. As an alternative to Section 9-12-7(B)(2)(a through d), and upon mutual agreement of the City and the landowner, via a park plan, the City may approve within Parcels B1 and B2 of Exhibit A, a public nature park and trail system consisting of land dedication and equivalent improvements equal to 162 acres, subject to the following:

(1) Improvements to the public nature park and trail system may be utilized in-lieu of a land dedication provided that the public nature park and trail system is a minimum of 50 acres of land within Parcels B1 and B2 of Exhibit A, and:

a) The minimum of 50 acres of land is dedicated to the City upon approval of a park plan pursuant to Section 9-12-7(B)(2)(e)(3).

b) The dedicated land provides connectivity to the Jeffrey Open Space Trail.

c) The park plan includes a 70-foot-wide landscape area and sidewalk as measured from the curb face of Irvine Center Drive.

d) Notwithstanding any other section of the Irvine Municipal Code or Zoning Ordinance, the total improvements to be provided in-lieu of land dedication shall be subject to the following requirements and definitions:

i. Land value shall be based on the existing zoning designation of Parcels B1 and B2 (open space) at a land value of $230,005 per acre, subject to escalation as provided for in (v), below.

ii. The value of the improvements means the actual cost of Required Improvements including design, engineering, park plan entitlement, permitting, and construction costs.

iii. Required Improvements means all improvements included in an approved park plan, as required pursuant to Section 2-22-2, provided that the park plan shall not require improvements in excess of the total value necessary to satisfy the remaining land dedication required pursuant to Section 9-12-7(B)(2)(e).

iv. The park plan shall provide for grade-separated crossings at the Southern California Regional Rail Authority railroad right-of-way and Irvine Center Drive, subject to all required right-of-way and bridge receiving site ownership approvals.

v. The per acre land value set forth in (i) above shall be subject to escalation based on the Engineering News-Record Construction Cost Index, commencing two years after the effective date of the Ordinance adopting this section.

vi. Any improvements provided in excess of the Required Improvements shall generate community park credit in accordance with the methodology in Section 5-5-1004(B)(1) of the Irvine Municipal Code.

(2) In addition to the public nature park and trail system within Parcels B1 and B2, the landowner shall dedicate to the City 312 acres of open space land in Planning Area 1 (Orchard Hills) and Planning Area 6 (Portola Springs), as depicted on Exhibit H.

(3) The public nature park and trail system within Parcels B1 and B2 shall be subject to review and approval via the park plan and park design process in accordance with Chapter 2-22.

3. San Diego Creek open space spine.

a. The San Diego Creek open space spine consists of the new San Diego Creek flood control channel. Development of the channel shall be found by the City to be in conformance with the City-certified Final Environmental Impact Report-Barranca Parkway Connection and San Diego Creek Improvements (FEIR).

b. The open space areas identified in the FEIR as avoidance or additional mitigation areas adjacent to Barranca Parkway shall be conveyed to the City for ownership and maintenance purposes.

c. The open space conservation management plan for Planning Area 12 shall include the design concept for the landscape improvements for the open space areas. The design concept shall demonstrate the following:

(1) Preservation of "avoidance" areas identified in the FEIR and any additional on-site mitigation areas established through the 1601 and 404 permit process.

(2) Use of adaptive, drought-tolerant plant materials whenever possible, to minimize future maintenance needs and costs.

d. The master tentative tract map for the new residential portion of Planning Area 12 shall include the conceptual design of landscape improvements for the San Diego Creek open space spine and Barranca Parkway. The conceptual design shall demonstrate the following:

(1) New eucalyptus trees to relate to the existing eucalyptus trees.

(2) Complementary open spaces, greenbelts, appropriate setbacks, and a continuous bicycle trail adjacent to the channel.

(3) Berms, walls, landscaping, and other techniques to screen unattractive elements.

4. Parks.

a. To facilitate the review process, the applicant shall submit the park plan concurrently with the master tentative tract map for the new residential portion of Planning Area 12. Parks are conceptually depicted on Exhibit B.

b. The total park acreage requirements, the exact number, location, configuration, and size of local neighborhood parks, and the distribution of public and private parks shall be established at the time of approval of the master tentative tract map for the new residential portion of Planning Area 12, in accordance with the park and recreation element and Local Park Code. Amenities to be considered for the private neighborhood park(s) include a Junior Olympic pool and a meeting room for local residents.

c. In addition to the larger neighborhood parks, a number of small private neighborhood parks measuring a minimum of 0.33 acre each may be provided within individual residential developments in the planning area in order to meet City park dedication requirements.

d. The community park dedication requirements for Planning Area 12 shall be satisfied by the dedication of two acres per 1,000 population and credit for the improvement of community park land within the planning area north of Barranca Parkway between "A" Street and Sand Canyon Avenue as shown on Exhibit B. During the processing of the master tentative tract map for the new residential portion of the planning area, the exact size and configuration of the park as well as the extent of improvements shall be determined pursuant to Section 5-5-1004 of the Code of Ordinances. Full park acreage credits shall be provided for any required improvements. The timing of the park land dedication and improvements shall be agreed to between the applicant and the City prior to the issuance of the first building permit, excluding model home permits, for the new residential portion of Planning Area 12.

5. Schools.

a. One elementary school site shall be reserved in Planning Area 12 for development by the Irvine Unified School District (IUSD). The exact location, configuration, size, and total acreage of the school site shall be identified with the approval of the master tentative tract map for the new residential portion of the planning area. In the event the IUSD Board determines that the site reserved for a school is not needed, or is deemed inappropriate for such development, the site may be developed in accordance with the underlying zoning of the property. However, approval of such development shall not occur without a written letter of agreement from the IUSD Board indicating that the site is no longer needed for school development and is therefore released by the district. The conceptual school site location is shown on Exhibit B.

6. Child care.

a. The need for child care facilities shall be recognized in the development of Planning Area 12. Prior to the approval of the master tentative tract map for the new residential portion of the planning area, the number of child care slots provided will be determined by the City in accordance with the City policy in effect at the time. The number of slots will be based on the actual number of residential units to be built and on a determination of child care needs within the planning area.

b. Prior to the approval of the master tentative tract map for the new residential portion of Planning Area 12, the applicant shall address the following when locating any child care center:

(1) The general location of any child care center(s) shall be determined.

(2) The size of any parcel that is designated for a potential child care center shall be determined by the Director of Community Development and the Director of Community and Library Services.

(3) Child care centers shall be compatible with adjacent uses. Development of a child care center in conjunction with the proposed elementary school and adjacent neighborhood park, residential developments and/or the neighborhood commercial center shall be encouraged.

(4) In locating a child care center, the proposed site shall be evaluated with regard to factors that might be detrimental to the public health, safety, or welfare, including, but not limited to, proximity to high-traffic-volume roadways, hazardous materials, and major generators of traffic.

C. Circulation.

1. Streets.

a. A circulation phasing plan shall be required prior to the approval of the first tentative map, excluding the golf course(s). The phasing plan shall identify the timing, cost and acquisition, design, and construction associated with the implementation of improvements identified.

b. The alignments of all local streets shown on Exhibit B are conceptual only.

c. Any additional analyses (traffic studies) for the subsequent development of Planning Area 12 will be subject to the approved traffic study guidelines and performance criteria in use at the time of the analysis.

2. Bicycle trails.

a. Class II (on-street) bicycle trails will be located as shown on Exhibit B consistent with planning and design guidelines for bicycle facilities in Irvine.

b. Trails adjacent to Sand Canyon Avenue shall consist of the following:

(1) A Class I (off-street) bicycle trail will be located on the west side of Sand Canyon Avenue. This trail shall be designed and constructed by the applicant and maintained by the City.

(2) A bicycle bridge crossing San Diego Creek parallel to Sand Canyon Avenue shall be designed, constructed and maintained by the City.

c. The Class I (off-street) bicycle trail in the Edison right-of-way paralleling the San Diego Freeway, as shown on Exhibit B, will be designed and constructed by the applicant and maintained by the City.

3. Pedestrian links.

a. In conjunction with the submittal of the master tentative tract map for the new residential portion of Planning Area 12, the applicant shall include a pedestrian circulation plan which shall:

(1) Demonstrate how pedestrian circulation is being incorporated between the project area and all support uses in the vicinity of the project. Access shall be provided to encourage pedestrian movement between the project area and existing and proposed retail services and transit facilities in the vicinity of the project.

(2) Demonstrate how pedestrian circulation provides continuity between the project area and adjacent developments.

(3) Demonstrate how pedestrian circulation is being incorporated to provide access to and across any easement, reservation, open space or other non-project-related element within or adjacent to the project area.

(4) Demonstrate how pedestrian accessways provide circulation links between individual neighborhoods, where appropriate, including a grade-separated pedestrian crossing of Alton Parkway. Ownership and maintenance of the crossing will be the responsibility of the City.

b. Consideration shall be given, at the time of review for each tentative map and/or Master Plans for individual developments, to pedestrian access to bus stop locations. Access to the residential units within each subdivision shall be located within a reasonable walking distance to planned/approved bus stop locations. As a goal of access, 90 percent of the residential units within each subdivision shall be located within one-fourth mile walking distance of approved bus stop locations.

4. Riding and hiking trails.

a. A riding and hiking trail shall be provided in the Jeffrey Open Space Trail. The trail shall be designed and constructed by the applicant and maintained by the City in accordance with the City policy in effect at the time of approval of the master tentative tract map.

b. A riding and hiking trail shall be provided south of the existing bicycle trail along the Amtrak railroad line. The trail shall be designed and constructed by the applicant and maintained by the City in accordance with the City policy in effect at the time of approval of the master tentative tract map.

c. In conjunction with submittal of the first subdivision map for the 5.5H Medical and Science District in Planning Area 12, the subdivided map shall indicate the location of the Class 1 Sand Canyon Trail Extension along the west side of Sand Canyon Avenue between the Santa Ana (I-5) Freeway and the limit of the trail improvements incorporated in the City's improvement plans for the Sand Canyon Avenue undercrossing. The applicant shall be responsible for constructing trail improvements within the project area frontage on Sand Canyon Avenue within the applicant's ownership.

5. Public transit.

a. Bus stop and turnout locations shall be identified through the design of the master tentative tract map for the new residential portion of Planning Area 12. Whenever possible, bus stops shall be located at the far side of the intersection to facilitate bus and traffic operations in the vicinity of pedestrian access points. The master tentative tract map for the new residential portion of Planning Area 12 shall demonstrate that there is adequate right-of-way for the siting of bus shelters adjacent to identified bus stops.

6. Transportation management.

a. The General Industrial Areas being zoned in Planning Area 12 shall be annexed to the Spectrum Transportation Management Association (TMA).

b. In recognition of the park-and-ride facility dedicated within PA 2 and consistent with the dedication agreement for this facility at Jeffrey Road and the I-5 Freeway, the inclusion of the industrial area in the Spectrum TMA and provision of transit right-of-way through this village, the trips in the PA 12 traffic analysis will be reduced by a percentage to be determined by the City and the applicant and no further park-and-ride facility exaction will be made for this planning area.

D. Infrastructure.

1. Drainage.

a. San Diego Creek will be relocated and improved in accordance with Alternative 1 (modified) of the FEIR for Barranca Parkway Extension and San Diego Creek improvements. The width and acreage of San Diego Creek depicted on the zoning maps and on all exhibits are approximations.

2. Utilities.

a. Consideration shall be given to providing an energy-efficient utility system or systems within the planning area. Consideration of this issue shall be undertaken by the applicant, the City and the utility providers as part of the cooperative effort to determine the economic feasibility of an on-site utility system.

E. Neighborhood design.

1. Architecture.

a. The architectural design shall address detail articulated on all sides of the structures visible from streets, paseos, and other public areas. Particular attention shall be given to windows, balconies, doors, and any special design elements. The elements and qualities which shall be encouraged are human scale and privacy, play of light using shade and shadows to provide relief, and variations in rooflines. Large blank walls with minimal detail shall be discouraged.

b. Residential/retail/multi-use.

(1) The architectural character of the planning area south of Barranca Parkway will reflect a classic architectural expression.

(2) A variety of architectural styles and forms are consistent with this expression and will be used to express differences among projects and neighborhoods within the planning area. In keeping with the activity corridor, the area between Alton and Barranca will reflect the more urban forms. The area south of Alton will reflect the more village influences.

(3) To achieve the intended architectural character, the following elements may be used by the developer. Variations of these features may also be used which achieve the intended expression.

(a) Overall form. Bold massing creating strong silhouettes against the sky. Some symmetry at front facades or around entries used to create balance in the overall form. Entry view corridors terminating at blank walls and/or blank building elevations shall be discouraged.

(b) Roof form. Varied roof massing with a strong cornice line. Clay, concrete tile, and slate are used predominantly with consistent earthtone colors.

(c) Details. Simple cornices, mouldings, projections and recesses, and integral-colored accent materials such as ceramic tile and brick. Also, garden walls (stone or painted stucco) and picket gates.

(d) Site design. Terraces, plazas, arcades, colonnades, and pergolas used to define pedestrian areas. Clustering of units around open spaces and separation of public and private areas. Landscaping and building integration; for example, use of planters, vines on garden walls, hedges and treillage.

c. Industrial. North of Irvine Center Drive in the industrial portion of the planning area, the architectural expression will be unified, clean and contemporary, similar to the Irvine Spectrum 3 (Planning Area 32).

2. Landscaping.

a. Residential/retail/multi-use. The landscape character of the planning area south of Barranca Parkway will include both the formal and informal planting design. The tree palette for the planning area will consist of predominantly evergreen trees with deciduous tree accents. The more dense urban part of the planning area will be between Alton and Barranca, where streets and squares will be designed in a formal manner to provide continuity and order. South of Alton, an informal landscape will be provided.

b. Industrial. North of Irvine Center Drive in the industrial portion of the planning area, the landscape character will be similar to the Irvine Spectrum 3 (Planning Area 32). The plant palette emphasizes the use of evergreen street trees and manicured hedges to provide a unified, clean contemporary character.

c. Golf course. The character of the golf course will be established by creating new landforms which modify the existing topography and by planting concepts which incorporate, to the extent feasible, the existing eucalyptus windrows.

d. Streetscape.

(1) Provision of landscaped edges, walks and trails along major streets shall be in general conformance with Exhibits E1 through E22.

(2) Special intersection landscape treatments occur in the locations shown on Exhibit D.

(3) The conceptual design of landscape improvements for the village edges, paseos and other landscaped areas will be included with the master tentative tract map.

(4) New eucalyptus tree plantings will be incorporated into the landscaping for the JOST except in areas owned by SCE and along the ultimate channel of San Diego Creek.

F. Project development monitoring within the 5.5H Medical and Science zoning district (north of the AT&SF railroad tracks), 5.4B General Industrial zoning district, and 4.2 Community Commercial zoning district - The Traffic Study conducted for Zone Change 00800352-PZC, prepared by Stantec Consulting Services, dated July 31, 2020 (2020 Spectrum 7 Traffic Study), contains specific land use and related intensity assumptions, identified by the Irvine Transportation Analysis Model traffic analysis zones (ITAM TAZ's). The boundary of the zoning districts stated here, which is known as Spectrum 7, is the Santa Ana Freeway (I-5) to the north, Sand Canyon Avenue to the east, the community park (1.5 Recreation) to the south, and Valley Oak and the Oak Creek Golf Club to the west. The limits of Spectrum 7 are shown on Exhibit F.

For the purposes of this section, "applicant" shall mean the applicant for Zone Change 00800352-PZC. Prior to submittal of each permit application for a precise grading plan, building permit, and/or discretionary application for a master plan, if required, the applicant shall submit a Development Monitoring Report (DMR) for review and approval by the Director of Community Development. The DMR shall include the use and allocation of intensity to each developed and proposed development parcel and related ITAM TAZ. The land use and related intensity shall be consistent with the assumptions included in Table 2-4 of the 2020 Spectrum 7 Traffic Study. Incidental office use in conjunction with research & development, manufacturing, and warehouse uses as identified in the DMR in Spectrum 7 shall not exceed 50 percent of the designated primary use. The approval of the DMR by the Director of Community Development shall be based upon the determination that the use, intensity, and related traffic generation characteristics of the proposed development are consistent with the limits studied in the 2020 Spectrum 7 Traffic Study.

G. Green building requirements within the 5.5H Medical and Science Zoning District. The applicant will comply with all City, State, and federal greenhouse gas emissions and green building requirements applicable to new development on a City-wide basis that are in place at the time of each tentative tract map approval within Planning Area 12.

(Code 1976, § V.E-812.6; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 94-10, § 2, 7-12-94; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-03, § 3, 2-9-99; Ord. No. 02-15, § 5, 10-22-02; Ord. No. 03-17, § 3, 6-10-03; Ord. No. 08-12, § 3, 9-9-08; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 20-08, Exh. A, 11-24-20; Ord. No. 25-22, § 4, 9-9-25; Ord. No. 26-07, Exh. A, 4-28-26)

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PLANNING AREA 12—PARK AND PEDESTRIAN SYSTEMS MAP

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(Ord. No. 26-07, Exh. A, 4-28-26)

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(Ord. No. 26-07, Exh. A, 4-28-26)