Irvine Municipal Code Ch. 9-17 Planning Area 17 (quail Hill)

(See Planning Area 17 map following Section 9-17-5.)

(Code 1976, § V.E-817.1; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 00-11, § 3.F, 10-10-00; Ord. No. 01-13, § 4, 7-24-01; Ord. No. 02-11, § 7, 7-9-02)

Planning Area 17 is located in the southern area of the City. Boundaries include Shady Canyon Drive to the west, Interstate 405 (San Diego Freeway) to the north, and State Route 133 (Laguna Freeway) to the east.

(Code 1976, § V.E-817.2; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 09-02, § 3, 3-24-09)

*Maximum dwelling units are subject to change in accordance with Section 8-22-1.

**2.3G: Individual project densities may exceed 12.5 dwelling units per acre provided that the total number of dwelling units does not exceed 2,666 within Planning Area 17.

***Includes transfer of 345 dwelling units to Planning Area 17 pursuant to the Natural Communities Conservation Program (NCCP) Facilitation Agreement.

Note: The Planning Area 17 Environmental Impact Report (SCH #2000021051) for Zone Change 41021-ZC analyzed the impacts of developing 55,000 square feet of institutional use in Planning Area 17.

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-817.3; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 00-11, § 3.G, 10-10-00; Ord. No. 02-11, § 7, 7-9-02; Ord. No. 03-02, § 4, 1-14-03; Ord. No. 05-16, § 2, 7-12-05; Ord. No. 12-09, § 3(Exh. A), 5-22-12)

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

(Code 1976, § V.E-817.4; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

See Chapter 3-37 (Development Standards).

(Code 1976, § V.E-817.5; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

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1. Affordable housing. Pursuant to Zoning Code Chapter 2-3, the affordable housing goals of the Housing Element will be met through use of the menu option. These goals may be met at the discretion of the applicant through the extension of the term of affordability made possible through a refinancing of the Series 1983-A bonds or use of other off-site credits available to the applicant. Prior to approval of the first residential building permit, the applicant shall submit an affordable housing program for review and approval by the Director of Community Development which specifies the allocation of units met by the refinancing program and/or other options available to the applicant.

2. Boundary definitions. The precise Preservation District boundary will be defined through the Master Plan process in accordance with Zoning Code Chapters 2-17 and 8-13 and/or the subdivision process per Division 5 of the Municipal Code.

3. Hillside Master Plan. In accordance with Zoning Code Chapter 5-4, a Master Plan has been prepared for Planning Area 17 which demonstrates how the provisions of the General Plan and Hillside Overlay District will be implemented. The Master Plan includes all concept plan requirements in accordance with Chapter 2-8. Approved Master Plan documents, or modifications thereto pursuant to Chapter 2-19, shall be used as the standard of review for all subsequent applications submitted for Planning Area 17. A subsequent Master Plan application in accordance with Zoning Code Chapter 2-17 or its equivalent will be submitted for each development project to address the location of structures and parking.

4. Density. Individual project densities may exceed 12.5 du per acre provided the total number of dwelling units does not exceed 2,673 units within Planning Area 17.

5. Maximum dwelling units. The maximum dwelling units in PA 17 are subject to change in accordance with Zoning Code Section 8-22-1.

6. Community park. The community park dedication requirement for PA 17 will be satisfied by the dedication of park land and/or construction of park improvements in PA 17 consistent with the subdivision ordinance, park and recreation element and Local Park Code. The conceptual location of the community park is symbolically shown on Exhibit A.

7. Neighborhood park. The conceptual location of one public neighborhood park is symbolically shown on Exhibit A. Private neighborhood parks will also be provided in the planning area in order to meet City requirements. A park plan for Planning Area 17 shall be submitted to the Director of Community and Library Services concurrently with the first tentative tract map for any residential portion of Planning Area 17. The exact number, precise location, configuration and size of local neighborhood parks and the distribution of public and private parks will be established at the time of approval of the first tentative tract map for residential portions of Planning Area 17 in accordance with the park and recreation element and Local Park Code.

8. Arterial highways. The following arterials are located adjacent to or within Planning Area 17:

9. Arterial highway standards. In the interest of reducing grading and maintaining open space, the arterial highways will conform to standard sections except as follows:

a. The design speed for Quail Hill Parkway shall be 50 mph. The minimum centerline radius for Quail Hill Parkway shall be 1,600 feet.

b. The design speed for Shady Canyon Drive shall be 45 mph. The minimum centerline radius for two-lane Shady Canyon Drive shall be 625 feet.

c. In order to minimize grading, the City Engineer shall approve maximum continuous vertical grades of 10 percent for limited sections of Quail Hill Parkway and two-lane internal residential streets. In addition, the City Engineer may approve, on a case-by-case basis, short sections of these streets at a maximum grade of 12 percent.

d. A traffic circle (roundabout) is located at the intersection of Shady Canyon Drive and Quail Hill Parkway to create a distinctive village entry theme and provide a smooth transition for dominant traffic flow path between intersecting roadways with different classifications. The following standards shall be used for roundabout design:

(1) Minimum 200-foot diameter.

(2) Maximum 134-foot center island diameter.

(3) Landscaping and architectural features in excess of 36 inches in height shall be located only in the center portion of the center island within a 65-foot diameter area.

10. Local residential street standards. In the interest of reducing grading and maintaining open space, the local streets will conform to standard sections except as follows:

a. The minimum centerline radius for two-lane internal residential streets will be 150 feet where it allows better conformance to landforms. This exception will only be approved by the City Engineer on a case-by-case basis. Design speed for the other elements for the two-lane internal residential streets will be 25 mph.

b. Traffic circles (roundabouts) may be used to create distinctive entries and provide smooth transitions for dominant traffic flow path between intersecting roadways.

11. Bicycle trails. A combined bicycle trail/sidewalk will be located on the west side of Shady Canyon Drive from Quail Hill Parkway to Planning Area 22. The trail facility will be constructed by the project developer of PA 22 and owned and maintained by the City of Irvine. A Class II (on-street) bicycle trails will be located on public streets in accordance with City plans and guidelines.

12. Open space trails. Any trails in the NCCP Reserve/preservation area will be designed, constructed, owned and maintained by the City of Irvine.

13. Master trails plan. In conjunction with the submittal of the first residential tentative tract map, the applicant shall submit a master trails plan which designates public and private trail, access points, and which shall consider potential public vista points.

14. Pedestrian links. Sidewalks will be located on public streets in accordance with City plans and guidelines. Sidewalks on private streets may vary from standard City plans where appropriate to reduce grading or provide better pedestrian linkages. Pedestrian walks should link commercial sites, schools, parks and residential neighborhoods.

15. Riding and hiking trail. A riding and hiking trail will be located on the west side of Shady Canyon Drive from the ultimate location of a City staging area to Planning Area 22. The trail facility shall be constructed by the project developer of PA 22 and maintained by the City of Irvine, or its designee.

16. Village theme. 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 other 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 roof lines. Large blank walls with minimal detail shall be discouraged.

17. Residential/community commercial architecture. A variety of architectural styles and forms will be used to express differences among projects and neighborhoods within the planning area. Variations of the following elements may be used by the developer.

a. Overall form: Some symmetry at front facades or around entries will be 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: Roof massing will be varied with a strong cornice line. Clay, concrete tile, and slate will be used predominantly with consistent earthtone colors.

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

d. Site design: Terraces, plazas, arcades, colonnades, and pergolas will be used to define pedestrian areas. Units will be used clustered around open spaces and public and private areas will be separated.

18. Medical and Science (Irvine Spectrum 9). The industrial portion of the planning area will have a clean and contemporary architectural style, similar to Irvine Spectrum (e.g., Planning Areas 31 and 39).

19. Slope zones. In accordance with Zoning Code Section 5-4, Hillside Overlay District, Planning Area 17 has been determined to be in Slope Zone 1. By City definition Slope Zone 1 is not a hillside condition, and no special site planning, grading, architectural and landscaping techniques are required.

20. Preservation zone grading. Grading for infrastructure, drainage, remediation, flood control, slope stabilization, fuel modification, trails and habitat enhancements may occur within preservation zones subject to applicable requirements of the NCCP/HCP and grading permits.

21. Landscape concept/village edges. The landscape concept comprises interrelated landscape zones as depicted on Exhibit B.

22. Transition zones. The transition zone as defined in the General Plan open space and conservation element, will be co-terminus with a fuel modification zone at the boundary of residential development and open space. The width and treatment of this zone shall be adapted to slope condition, vegetation and land use in consultation with fire authorities and consistent with EIR mitigation measures and applicable NCCP requirements.

(Ord. No. 00-11, § 3.G, 10-10-00; Ord. No. 03-02, § 4, 1-14-03; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 25-22, § 4, 9-9-25)

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