Irvine Municipal Code Ch. 9-2 Planning Area 2 (gateway Village)

(See Planning Area 2 map following Section 9-2-5)

(Ord. No. 25-27, Exh. A, 12-9-25)

A. Planning Area 2 is generally located at the northeast corner of Portola Parkway and Jeffrey Road and is bounded by Portola Parkway to the south, Hicks Haul Road to the northwest, and Bee Canyon Access Road to the east.

B. Planning Area 2 is intended to be a thoughtfully integrated residential village that reflects Irvine's established character, promotes human-scale and high-quality design, supports pedestrian-friendly environments, and harmonizes with adjacent residential communities like Woodbury, Stonegate, Portola Springs, and Orchard Hills.

(Ord. No. 25-27, Exh. A, 12-9-25)

(Ord. No. 25-27, Exh. A, 12-9-25)

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

(Ord. No. 25-27, Exh. A, 12-9-25)

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

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(Ord. No. 25-27, Exh. A, 12-9-25)

A. Design Review Required. The Gateway Village Project Design Review process has been developed to ensure quality community development that provides 'good fit' into the context of existing adjacent planning areas.

a. Design Review Committee. The Design Review Committee (DRC) will consist of representatives from the City of Irvine and selected consultants, as the City deems appropriate.

i. The DRC process will be facilitated by the Community Development Department case planner assigned to process residential entitlement applications within the planning area.

b. Submission Content. Project submissions will cover the following three categories:

i. Site Design - Addresses site layout and building placement, vehicular surface parking and access, pedestrian circulation and access, landscaping, and private and common open space.

ii. Building Design - Includes building massing and form, façade articulation, roof form, building and unit entrances, fenestration, parking design, and building materials and colors.

iii. Utilitarian Design - These are operational fixtures and structures such as bicycle parking, delivery centers, fences and walls, lighting, utility screening, signage and public art.

c. Design Review Steps. Design review submissions shall proceed in three steps:

i. Concept Plan.

ii. Schematic Design.

iii. Construction Documentation.

d. General Design Review Conditions. The following submission requirements pertain to all submissions.

i. All materials shall be submitted digitally to the City's online EPLAN portal.

ii. All plans shall be designed to the scale identified in the submittal requirements. If no scale is noted, the scale will be at the discretion of the applicant.

iii. Architectural plans shall be prepared by a registered California architect.

iv. Landscape plans shall be prepared by a registered California landscape architect.

v. Parcel, lot and tract numbers shall be labeled on all plans and other documents submitted for review.

vi. Incomplete submittals will not be accepted and will be returned to the applicant.

vii. All submissions shall comply with the level of detail required in the discretion of the DRC.

viii. Any substantive changes to the approved final design before or during the construction of an improvement must first be submitted for review and approval by the DRC.

ix. Building Permits shall be granted by the Irvine Community Development Department.

e. Reference Documents for Conformance. Design review conformance will be based on the following documents:

i. Land Use and Housing Type Strategy incorporated in project agreements with the City.

ii. Gateway Village Design Guidelines (sections above).

iii. City of Irvine Zoning Ordinance.

iv. City of Irvine Municipal Code.

v. Public Works Infrastructure and Roadway Design Construction Standards.

vi. City of Irvine Sustainability and Smart Building Criteria.

vii. City of Irvine Parks and Park Facilities Standards Manual.

viii. City of Irvine Addressing and Street Naming Policies and Procedures Manual.

f. Specific Submission Requirements. The following defines specific components required for specific stages of Design Review submission.

i. Concept Submittal Requirements. This package is conceptual in detail so issues can be identified prior to more detailed documentation.

1. Land Use Program and Statistical Summary - Statistical summary of various uses envisioned including acreage, land use, density, site coverage, parking and other relevant components for each parcel.

2. Land Use Plan (1"=200') - Subject area divided into individual parcels with each parcel linked to the statistical summary noted above.

3. Master Site Plan (1"=100') - Concept site plan for subject area including at least the following:

a. Roadways, both public and private.

b. Building footprints with notations for ground floor and upper floor use and height.

c. Parks, plazas and other open spaces.

d. Primary trail networks.

e. Public transit facilities.

f. Location of the above-grade utilities.

g. Paving materials.

4. Building Design - Provide details on the architectural character for various housing types. Identify consistencies with, and deviations from, related criteria in Reference Documents identified above. Provide image boards, concept elevations and/or sample 3-D renderings.

5. Parking - Identify parking facilities and the buildings/uses being served by each. Provide statistical summary including parking criteria and methodology utilized. If shared parking is used, include modeling summary.

6. Conceptual Landscape Plan - Provide a landscape concept for the site including:

a. Street landscape character/cross sections.

b. Village edges and entries.

c. Plant palettes.

d. Compliance with state wildfire requirements.

e. Image boards to communicate intent.

f. Location of buildings, driveways, walkways, and patios.

g. Plant size and plant spacing.

7. Parks and Open Space.

a. Park Plan. Open space and parks including intended programming.

b. Master Landscape and Trails Plan. Trails, landscaping, walls/fences, and pedestrian network.

ii. Schematic Submittal Requirements. This package is a refined level of detail. Multiple aspects of the project should be detailed including at least:

1. Land Use Program and Statistical Summary - Detailed statistical summary of various uses envisioned including acreage, land use, density, GFA, FAR, parking and other relevant components for the parcel.

2. Schematic Site Plan (1"=50') - Concept site plans for individual enclaves including at least the following:

a. Roadways, both public and private.

b. Building footprints with notations for ground floor and upper floor use and height.

c. Setbacks: front, side and rear.

d. Contour lines, arrows indicating sheet flow, and slope percentages.

e. Location and height of any fencing, screen walls, and retaining walls.

f. Location of catch basins, area drains, v-ditches, ribbon gutters, and valley gutters.

g. Location of mailboxes.

3. Floor Plans - Floor plans to indicate organization of each building by floor.

4. Architectural Elevations - Provide architectural elevations for all sides. Identify consistencies and deviations to related criteria in reference document noted above. Also, provide image boards, concept elevations, and at least one 3-D rendering.

5. Parking and Trash Plan - Identify parking facilities and the buildings/uses being served by each. Provide statistical summary including parking criteria and methodology utilized. If shared parking concept is used, include modeling summary. Show the locations where refuse containers are stored and are also picked up by trash collector trucks.

6. Landscape Plan - Provide a landscape plan for the overall site and individual enclaves including:

a. Backbone streets planting plan.

b. Village edges and entries.

c. Individual enclave streetscape plans.

d. Hardscape plan including lighting, outdoor furniture and materials samples.

e. Image boards to communicate intent, materials and character.

f. Location of buildings, driveways, walkways, and patios.

g. Plant size and plant spacing.

h. Above-grade utilities, vault lids, and catch basin covers.

i. Light poles, mailboxes, and signs.

7. Signage - Provide preliminary Sign Program application. Clarify alignment with City of Irvine signage requirements.

8. Addressing Plan - Provide draft address plans that included proposed street names, unit addresses, and mailbox locations.

iii. Construction Documents. Provide construction documentation for plan set sections identified by the Community Development Department, including but not limited to:

1. Site Design.

2. Building Design.

3. Utilitarian Features.

B. Minor Deviations. The Director of Community Development may approve minor deviations to the plans.

C. Site Design Guidelines. Site design refers to the arrangement of buildings, parking areas, common and private open space, and pedestrian connections. The site design standards in this section address site layout and building placement, vehicular surface parking and access, pedestrian circulation and access, landscaping, and private and common open space. Individual builder projects shall follow the development standards of the 2.4J zone, such as setbacks and building height, as well as those specific to Planning Area 2.

a. Site Layout and Building Placement.

i. Jeffrey Open Space Trail (JOST) Compatibility and Connectivity. Projects directly adjacent to the JOST (shown running along the top edge of the figure below) shall:

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1. Provide at least one direct pedestrian linkage from each singleproduct enclave (defined as a single master plan) to the JOST. Areas where grade differences between the enclave and the JOST are excessive, resulting in ADA non-compliance or which would require extensive wall construction, are exempt from this requirement. When individual enclave trail access points are impractical, multiple enclaves may be combined for access. A master JOST trail access diagram shall be submitted as part of the Master Landscape and Trails Plan for Gateway Village.

2. Provide enhanced rear and side elevations for those buildings visible from the JOST, especially on the upper levels of the residential units. Enhancements shall include window trim, accent materials, and colors.

3. As permitted under fire regulations, provide enhanced design for boundary and privacy walls visible from the JOST. Examples of enhanced design include, but are not limited to, softening walls with hedges and vines, utilizing a landscaped recession of a tree well to be spaced approximately every 100 feet of continuous wall length, and placing pilasters at appropriate transitions and terminus points.

ii. Primary Internal Collector Street.

1. For buildings fronting on the primary internal collector street (shown in dark blue on the figure below), a generally consistent building wall with a consistent setback (maintaining the same building plane setback for at least 75% of the buildings on a single street block) is encouraged.

[Figure]

2. Building design shall be front-oriented with minimal use of full height boundary walls and direct building access where practical.

3. Direct unit driveway access should be avoided, except where a street is downscaled to a local vs. collector level.

4. Sidewalks should be separated from the curb by a parkway containing continuous street tree and ground cover planting for the street's entirety. A double row of trees should be considered.

iii. Access and Driveways - Multi-family and Attached Product.

1. Side street or alley access shall serve as the primary vehicular access to surface parking, garage, and carport areas, if available. If not available, the primary street shall provide vehicular access.

2. A maximum of one vehicle access point from the public street is permitted per 100 linear feet of public street frontage.

3. Driveways connecting public streets to the interior of the site shall use enhanced paving treatment with patterned and/or colored pavers, bricks, or decorative colored and scored concrete, a minimum of 12 feet in width as measured from the back of sidewalk or landscape planter abutting the driveway, whichever is closest, and spanning the width of the driveway.

4. Private streets (depicted in red on the Street Hierarchy figure in this document) shall allow for direct garage entry, provided that pedestrian connectivity is provided along the same stretch of street (on the opposite side of the street) or through adjacent pedestrian paseo(s), in order to avoid sidewalks running directly behind garages. Such sidewalks shall be no less than 4 feet in width.

5. Vehicular streets providing access to individual auto courts or alleys and connecting to public streets shall be accessible in accordance with all applicable regulations in the Americans with Disabilities Act. Private shared driveways within auto courts and alleys are exempt.

6. Projects with privately owned or maintained streets shall implement traffic calming measures and techniques approved by the City's Public Works & Sustainability Department. Examples of such traffic calming measures include, but are not limited to, speed tables and speed cushions, angled street parking, high- visibility crosswalks, and intersection bulb-outs.

7. All required loading, moving, and service areas shall be located along a façade other than the primary building frontage, and/or at the rear or side of the site. Loading, moving, and service areas shall be located to not disrupt or block the flow of onsite and offsite vehicular traffic. Loading, moving, and service areas shall not be located within 50 feet of residential dwelling units or common open space areas and shall be visually screened from the public right-of-way with walls, solid fencing, and/or dense evergreen vegetation. Refer to Chapter 3.17, Loading Dock Areas, of the Zoning Ordinance for loading requirements.

8. Shared car pick-up and drop-off spaces shall be provided along the primary backbone collector in locations providing convenient access to all neighborhoods and the primary amenity center. Locations shall be shown on the master plan for review by the Community Development Department. The passenger loading spaces shall be at least the size of a full-size uncovered parking space (9 feet in width and 19 feet in depth), as identified in Chapter 4-4, Design Standards, of the Zoning Ordinance and shall be clearly marked and visible from an entry driveway (access point) into the site. A minimum of one bench and one shade structure shall be provided adjacent to each pick-up and drop-off location.

9. Multi-family projects with 50 or more units shall designate a rideshare vehicle loading area within the boundaries of the tract. The area shall accommodate a minimum of two passenger vehicles within two full-size, uncovered spaces (9 feet in width and 19 feet in depth) for the first 25,000 square feet of development, plus one for each 50,000 square feet of additional development or fraction thereof.

10. Vehicle parking areas, which contain six or more spaces, shall be located, oriented, and/or screened to prevent visual intrusion of vehicle lights into habitable residential spaces. Where parking areas are located within 15 feet of a residential unit, they shall be located within a garage, carport, or parking structure, or screened by a solid wall, fence, or landscaping a minimum 6 feet in height.

iv. Driveways - Single-family Product.

1. Refer to Section 3-27-10, Garage and Carport Setback Requirements, of the Zoning Ordinance for specifics related to driveway lengths. Specifically, garages shall maintain a setback from the face of curb of either less than 13 feet, or more than 24 feet to ensure that cars parking in the driveway do not overhang the sidewalk.

2. A driveway shall lead to a garage.

3. There should be a separate pedestrian pathway to the front door from the street that does not encroach into the driveway. Interior motorcourt areas of cluster product and courtyard townhome product shall be exempt from this requirement.

v. Number of Parking Spaces. The provisions of Division 4, Parking, of the Zoning Ordinance shall be implemented, except as defined by Section 65585 of the Government Code.

b. Pedestrian Circulation and Access.

i. General. Paved or hardscape on-site pedestrian circulation and access shall be provided according to the following standards:

1. Pedestrian walkways shall connect residential units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common open space, waste and recycling enclosures, and other amenities.

2. On-site parking areas (generally containing six or more parking spaces) should provide sidewalk connections from parking areas to front entries to the extent possible and observe all required accessible code requirements.

3. Pedestrian walkways shall connect building entrances through the site interior to all transit stops directly adjacent to the project.

4. Pedestrian walkways shall connect multiple buildings throughout the site.

ii. Pedestrian Walkways. Pedestrian walkways shall be provided on all public streets at a minimum width of 5 feet. On private streets, curb adjacent sidewalks are encouraged to comply with accessibility requirements. In the case that sidewalks are not feasible, the development must provide appropriate pedestrian connectivity within reasonably acceptable distance (e.g. pedestrian paseo direction to the front doors of homes/buildings) at a minimum width of 4 feet. Alleyways, stub streets, and interior motorcourt areas of the cluster and courtyard townhome products shall be exempt from this requirement. Refer to Street Hierarchy Diagram in Section A.2. of this Manual for street designations. The following standards shall be applied:

1. Walkways shall be constructed of firm, stable, and slip-resistant materials, such as poured-in-place concrete (including stamped concrete), permeable paving, or concrete pavers.

2. Where a pedestrian walkway intersects with a vehicle accessway, enhanced paving treatment using patterned and/ or colored pavers, brick, or decorative colored and scored concrete shall be used. Pedestrian crossings shall feature enhanced paving with a minimum width of 5 feet and span the length of the intersecting drive area.

c. Common Open Space - Attached Projects of 20 or More Units.

i. Projects of 20 or more units shall provide on-site common open spaces at a minimum of 100 square feet per unit. This requirement may be satisfied within the project's overall open space plan if it is in general proximity to the units served.

ii. Common open space includes amenities accessible to all residents such as play areas, community center, courtyards, gathering and picnic spaces, rooftop lounges, multi-use paths/trails, pocket parks, athletic/recreational courts or gyms, dog runs and enclosures, pools and spas, and community gardens.

iii. Minimum Dimensions. Except for pocket parks and multi-use paths and trails, common open spaces shall be continuous space with no less than 15 feet in any given direction.

1. Pocket parks shall have a minimum width of 50 feet in at least one direction.

2. Multi-use pathways and trails are not subject to the minimum dimension requirement of 15 feet.

iv. Visibility. Common open spaces shall be located and arranged to allow visibility into the space from pedestrian walkways on the interior of the site. Fencing or barriers shall be designed with transparency to allow visibility.

d. Landscaping - Attached Product.

i. Landscaping shall be utilized for all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or open space. Projects shall comply with additional objective standards in the Chapter 3-35, Landscaping, of the Zoning Ordinance.

1. Landscape Buffer. A landscape buffer of minimum 5 feet shall be located adjacent to all ground-level residential multi-space parking areas to provide additional privacy and security for residents. The buffer shall be planted with dense evergreen shrubs, which grow to or are maintained at a maximum height of 4 feet. Continuous parking stalls should be interrupted by landscaped islands no more than 10 stalls apart. This guideline is not intended to apply to interior motorcourt areas of the cluster or courtyard townhome products.

2. Pedestrian Walkways. Pedestrian walkways on public streets shall be flanked on both sides with landscaping, including, groundcover and shrubs a maximum of 4 feet in height. A tree shall be provided on either side of the walkway at a minimum of every 50 feet of walkway length. Regular alternating intervals of trees on both sides of all walkways may be provided where there is sufficient space to promote healthy tree growth and avoid root damage to adjacent hardscape elements. Refer to Street Hierarchy Diagram in Section A.2. for street designations.

3. Plant Selection. Projects shall utilize plant materials consistent with the requirements of the Zoning Ordinance and species identified in Subsection H, Landscaping - All Areas of this Manual.

4. Privacy. Landscape screening shall obscure direct sight lines into dwelling units and private open space from communal areas such as parking areas, common mailboxes, and pedestrian walkways. Landscaping may be used in combination with walls, fencing, and/or trellises to screen views where consistent with objective standards from the Zoning Ordinance.

e. Landscaping - Detached Product.

i. Front yards and side yards visible to public streets and/or public open space areas shall be landscaped with groundcover, shrubs, and at least two 24-inch minimum box trees, where possible and sufficient space exists to promote healthy tree growth and avoid root damage to adjacent hardscape elements, according to a landscape plan approved by the City. For other front yards and side yards, such as those facing private streets and/or motor courts, one 24-inch minimum box tree is required. This guideline is not intended to apply to interior motorcourt areas of cluster product types.

ii. Walls and fences in the front yards shall comply with the Wall/Fence Plans and details provided here in. The maximum width of the walkway from the sidewalk to a front door is 6 feet. Also refer to Chapter 3-35, Wall and Fence Standards, of the Zoning Ordinance for specific requirements.

f. Landscaping - All areas.

i. Preferred plant material for individual open space, parcels, including model home complexes, is listed below. Other species consistent with City plant lists included on the following pages may be proposed for review and approval by the City's Community Development Director.

Exceptions to the provisions for landscaping may be made, per the approval of the City's Community Development Director, for areas designated by Orange County Fire Authority as Special Maintenance Areas 1 .

1. Trees

Arbutus unedo

Brachychiton populneus

Cinnamomum camphora

Cupaniopsis anacardioides

Cupressus sempervirens

Eucalyptus grandis

Eucalyptus maculata

Eucalyptus nicholii

Eucalyptus polyanthemos

Eucalyptus sideroxylon

Ficus macrophylla

Ficus rubiginosa

Grevillea robusta

Ilex altaclerensis 'Wilsonii'

Jacaranda mimosifolia

Juniperus chinensis 'Torulosa'

Laurus nobilis

Liquidambar styraciflua + cvs.

Lyonothamnus floribundus asplenifolius

Magnolia grandiflora + cultivars

Maytenus boaria 'Green Showers'

Melaleuca quinquenervia

Metrosideros excelsus

Olea europaea

Pinus canariensis

Pinus eldarica

Pinus halepensis

Pinus pinea

Platanus acerifolia + varietie

Platanus racemosa

Podocarpus gracilior

Prunus caroliniana

Prunus species

Quercus agrifolia

Quercus ilex

Quercus suber

Quercus virginiana

Rhus lancea

Schinus molle

Tristania conferta

Ulmus parvifolia

2. Ground Cover

Bergenia crassifolia

Carex pansa

Carex species

Carissa species

Cistus salvifolius

Deschampsia cespitosa species

Deitber bizinoides

Duchesnea indica

Elymus magellanicus 'Canyon Prince'

Elymus triticoides

Festuca arundinacea

3. Shrubs and Vines

Acacia longifolia

Acacia redolens 'Desert Carpet' Agave americana

Azalea species

Berberis thunbergii species

Bougainvillea species + cultivars

Buxus microphylla japonica + cultivars

Calliandra haematocephala + cultivars

Callistemon citrinus 'Little John'

Camellia sasanqua varieties

Carissa species

Ceanothus species

Cistus species

Cocculus laurifolius

Cotoneaster parneyi

Crassula multicava

Dietes species

Distictis buccinatria

Dracena draco

Echium candicans (E. fastuosum)

Elaeagnus pungens + cultivars Feijoa sellowiana

Gardenia jasmoinoides + cultivars

Grevillea 'noelli'

Hakea suaveolens

Hemerocallis species

Heteromeles arbutifolia

Ilex wilsonii

Jasminum mesnyi

Kniphofia uvaria

Lavandula species

Ligustrum japonicum + cultivars

Limonium perezii

Macfadyena unguis-cati

Magnolia x soulangiana + cultivars

Melaleuca nesophylla

Microlepia strigosa

Myoporum parvifolium 'Putah Creek'

Nephrolepis exaltata

Osmanthus fragrans

Pelargonium species

Penstemon species

Photinia fraseri

Pittosporum tobira + cultivars

Pittosporum tobira 'Wheeler's Dwarf'

Plumbago auriculata

Podocarpus macrophyllus + cultivars

Rhaphiolepis species

Rhus integrifolia

Rhus ovata

Rosa floribundas Rosa

species

Rosmarinus officinalis + cultivars

Salvia greggii

Salvia leucantha

Salvia officinalis

Salvia species

Senecio cineraria

Solanum jasminoides

Stephanotis floribunda

Strelitzia nicholi

Strelitzia reginae

Tecomaria capensis

Thymus vulgaris

Trachelospermum jasminoides

Viburnum tinus + cultivars

Woodwardia fimbriata

Xylosma congestum

D. Building Design Standards.

a. Building Massing - Multi-family. Multi-family buildings greater than two stories shall be designed to differentiate a defined base; a middle or body; and a top, cornice, or parapet cap. Buildings two stories or less shall include a defined base and top. The "base" and "top" each shall not exceed two stories in height. This effect shall be achieved through incorporation of at least two of the following for all buildings:

i. Color, texture, or material changes.

ii. Variations, projections, or reveals in the wall plane.

iii. Variations in fenestration size or pattern.

iv. Decorative architectural details such as cornices and columns, or arcades.

b. Wall Plane Variation. Building facades visible from the primary street shall not extend horizontally more than 40 feet in length without a 2-foot variation in depth in the wall plane. Building entrances, unit entrances, upper-story setbacks, and projections such as stoops, porches, bays, overhangs, fireplaces, and trellises count towards this requirement.

i. For single-family detached homes, the floor area for upper floors shall be a maximum of 90% of the ground floor area. The upper floor area shall not protrude more than five feet over the first floor along the street frontage.

ii. For single-family attached product types, such as row-towns, the upper floors may cantilever over the first floor and exceed 90% of the ground floor area when a building form and hierarchy is established through at least two of the following features for all buildings:

1. Variations, projections or recesses in the wall plane and massing, including decks and juliet balconies;

2. Color, texture, or material changes;

3. Variations in fenestration size and/or pattern; or

4. Decorative architectural details such as: cornices, columns, trellises, arbors or arcades that are consistent with the style of architecture.

iii. Walls visible from a public right-of-way shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulating features such as glazing, overhangs, cornices, canopies, columns, pilasters, trellises, arches, or clearly defined projecting or recessed architectural elements.

c. Corner Buildings - Multi-Family. Corner buildings greater than two stories in height shall include one or more of the following features on both corner-facing façades:

i. An entry to a primary building entrance located within 25 feet of the corner of the building.

ii. A different material application, color, or fenestration pattern of windows and doors from the rest of the façade located within 40 feet of the corner of the building.

iii. A change in height of at least 5 feet (taller or shorter) compared to the height of the abutting façade, located within 40 feet of the corner of the building.

d. Structure Length. Massing breaks shall be required for buildings with street frontage of 30 feet or greater.

i. Minor. Buildings shall have minor massing breaks at least every 30 feet along the street frontage, adjacent public or common open spaces, publicly accessible outdoor space, or designated open space, with varying setbacks, building entries and recesses, or structural bays. Minor breaks shall be a minimum of 1-foot deep and 4 feet wide and extend the full height of the building.

ii. Major. Buildings shall have major massing breaks at least every 60 feet along any street frontage, adjacent public open space (or private open space where residents of the building would have access), publicly accessible open space, or designated open space. Massing breaks shall be accomplished by using varying setbacks and/or building entries. Major breaks shall be a minimum 3 feet deep and four feet wide and extend the full height of the building.

iii. Any single building frontage shall not be longer than 220 feet without a break of at least 15 feet in depth and 15 feet in length.

[Figure]

e. Wall Modulation. On multi-family buildings containing more than three units, a minimum 12-inch offset in wall plane is required for the following:

i. Outside walls that are greater than 30 feet in width and are three stories in height shall have a cumulative area of off-set in plane as follows:

1. Front outside wall: 30% of wall area.

2. Side outside wall:

a. Interior side outside wall: Exempt.

b. Exterior side outside wall: Where the structure is located on a lot having an average width of 30 feet or greater, the requirement for the exterior side outside wall shall be 20% of total wall area.

c. Rear outside wall: 30% of total wall area.

f. Building Height - Multi-family. Refer to maximum building height requirements in the Irvine Zoning Ordinance.

i. Buildings shall not extend above a plane starting at 25 feet in height directly above the parcel line abutting any residentially zoned parcel and from that point extending in at a 45-degree angle from vertical toward the interior of the site.

[Figure]

g. Exterior Stairwells. Exterior stairwells shall not be oriented to the street. Exterior stairwells shall face interior spaces, such as plazas and gathering areas, parking areas, and pedestrian pathways and shall not be separated from these areas for safety and security.

[Figure]

h. Roof Line Variations and Eaves.

i. Roof forms are critical in creating interest to the building mass and long horizontal spans are discouraged. Architectural features, roof intersections and roof pitches consistent with the building's architectural style should be incorporated wherever possible after taking in consideration for solar arrays and roof access for fire.

ii. Roofs should be simple hips, gables and sheds with a minimal use of valleys.

iii. Roof pitches should vary per elevation style.

iv. Maximum roof span width perpendicular to the ridge should not exceed 60 feet.

v. Provide distinctive and unique differences in the eave design / profile between the elevation styles.

vi. Provide a minimum 6-inch separation between the top of a window head trim or window recess and the bottom of a stucco cornice eave. Truss heel stands may be required to achieve this separation.

vii. Use a tight rake on shed roof conditions that are in plane with a perpendicular second floor wall.

viii. Consider a minimum 24-inch, or greater, plane break between adjacent walls for roof eave to detail properly.

ix. All eaves on all four sides of the unit must be fully guttered with downspouts that complement the specific home or building's architectural style.

i. Flat Roofs and Parapets. Parapets shall be provided around the perimeter of a flat roof.

i. Rooftop equipment shall be located a minimum of 5 feet away from any roof edge and parapet adjacent to a public right-of-way. All equipment shall be shielded from view from the public right-of-way.

ii. Interior side of parapet walls shall not be visible from a common open space or public right-of-way.

iii. Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment.

j. Building and Unit Entrances. Entrances for buildings and individual units shall incorporate architectural treatments such as feature window details, towers, decorative veneer or siding, porches, stoops, and/or changes in roofline or wall planes.

i. Common Building Entrance. For buildings with one primary entrance that provides interior access to multiple individual dwelling units, the primary building entrance must face the street or common open space areas such as landscaped courtyards, plazas, or paseos. A primary building entrance facing the interior of a lot is not permitted.

1. Primary building entries serving multiple units shall be easily identifiable and designed with distinctive massing. Entries may include recessed or projecting elements, and/or a change in roofline.

2. Primary building entries shall include either projected or recessed weather protection with a depth and width that is a minimum of 50% larger than the entry door.

3. Entryways shall not be separated from the street or common open space areas such as landscaped courtyards, plazas, or paseos by vehicular parking, a wall, fence, or landscaping taller than 3 feet in height.

4. Common building entrances shall provide a minimum of 40 square feet of decorative and accent paving which contrasts in color and texture from the adjacent pedestrian walkway paving.

ii. Individual Unit Entrance.

1. On lots where units have individual exterior entrances, all ground floor units with street frontage must have an entrance that faces the street. If any wall of a ground floor unit faces the street, the unit must comply with the following requirements:

a. Buildings with individual exterior entrances shall be articulated with stoops, porches, balconies, overhangs, arcades (i.e., facades with an attached colonnade covered by upper stories where the sidewalk is fully incorporated under the roof), recessed forecourts (i.e., recessed courts within a storefront gallery or arcade frontage suitable for gardens, vehicular drop-offs and utility off-loading), galleries (i.e., storefronts with an attached colonnade that projects over the sidewalk and encroaches into the public right-of-way), and other architectural devices that articulate the façade.

b. Entrances shall have either a projected sheltering element or be recessed from the main façade; the projection or recess shall have a minimum depth of 24 inches.

2. Exterior entrances to individual units on upper floors are permitted. No exterior access corridor providing access to upperfloor units shall be longer than 40 feet horizontal.

3. On lots where units have individual exterior entrances, all ground floor units without street frontage may face the interior of the lot and must be oriented to common areas such as paseos, courtyards, parking areas, and active landscape areas.

k. Architectural Themes/Styles.

i. Applicable Styles. Building architectural styles shall be based on the architectural heritage of the region including those:

1. Based on its Mediterranean climate and utilized in surrounding villages;

2. Found in agricultural and town-building history of the region over the last century; or

3. Contemporary, while informed by classical sensitivities, general forms, and details.

a. "Hard-edged" contemporary styles should be considered inappropriate.

b. Builders should provide one overall historic image that supports the design idea for each of the proposed style types and additional historical imagery to support specific designs and details.

ii. Consistency. Buildings shall carry the same theme on all elevations. For purposes of this requirement, a theme includes primary (non-accent) materials and colors.

1. Affordable units and market rate units in the same enclave shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.

iii. Style Execution. Like the historical architectural styles used for inspiration, the builders should design floor plans using simple rectangular shapes that are assembled in an uncomplicated manner.

1. Each plan in a builder program should be designed to take a "neighborhood view" of the streetscene. Consideration must be given to the characteristics of the footprint and massing, how the home is plotted on the lot, how one plan relates to its adjacent neighbor, and how a grouping of homes on a street can work together harmoniously.

2. The builders of single-family detached product must design a minimum of three floor plans in each master plan. Each floor plan must have three elevation styles incorporating significant differences in massing, roof design, details, window composition, and color.

iv. Details. Details must possess visual integrity and be appropriately scaled.

1. All elevation details must reflect the characteristics of the selected architectural style.

2. The design should provide authentic and distinctive differences in shutter design, gable vent design, garage door design and other decorative detail designs between the elevation styles.

3. Details must be used consistently on all four sides of the home or building, such as window trims, with special attention paid to the treatment of corner lots and elevations visible to the street and open space areas. Level of detailing is appropriate for the architecture style presented.

4. Shutter styles should vary between elevation styles. Shutters may be made of composite materials that appear as wood with ample thickness and depth of detail. The window jamb trim must continue behind an open fixed shutter with spacers. The spacers must be hidden from view.

v. Vent and Pipes. Minimize or eliminate unsightly roof vent terminations. Plan for where vents and pipes will be routed and show exterior terminations accurately on the architecture plans.

1. Roof penetrations must be located as much as is practical on the back side of the house. Plumbing vent stacks should be grouped together into one or two pipes.

2. The furnace must be an electric heat pump or a high-efficiency natural gas model to avoid tall and unsightly roof 'B' vents.

3. The water heater must be an electric or tankless model to avoid tall and unsightly roof 'B' vents.

4. All roof penetrations should be painted a dark aged metal color or a paint color matching the adjacent roof color.

5. Exhaust fan terminations need to be thoughtfully placed in inconspicuous locations or behind cloaked roof vents.

6. Laundry dryer exhaust vents need to be thoughtfully placed in inconspicuous locations.

7. Air conditioning overflow drainpipes and washer smitty pan overflow drain pipes must be located in inconspicuous locations on the back side of the house and never on front or exposed side or rear elevations. These pipes must not protrude through eaves or trim. Consider locating over the garage man door.

vi. Corner Lots and Visible Side Elevations. Exposed side and corner elevations should be treated as consistently and conscientiously as front elevations.

1. Corner lot plans should respond to the lot configuration and are encouraged to provide additional enhancement.

2. The footprint must be plotted so that the "good" non-garage side elevation faces out at corner lots and exposed lots.

vii. Solar Panels. Solar panels must be arranged in a square or rectangular arrangement. No jagged edges or stairsteps allowed.

1. The edge of the panel must be 18 inches minimum from the ridge, rake, or eave.

2. Panels must be mounted parallel and as close as possible to the roof surface.

3. The color of the panel and frame should be dark bronze or black.

l. Windows and Doors.

i. Window Location.

1. Street-facing building walls should recognize opportunities for glazing and windows and/or glass doors should account for at least 10-15% of the building's total elevation. Openings for balconies and decks can contribute to glazing percentage. Abutting common open space: A minimum of one window from each dwelling unit shall be located to overlook any common area.

2. Multiple building frontages: Operable windows shall be provided on at least two building frontages.

ii. Window and Door Design. Windows and doors should be well organized and thoughtfully composed on the elevations.

1. Window locations based only on interior furnishing plans resulting in haphazardly placed windows on the exterior elevations are prohibited.

2. Windows should be located, to the extent practical, to avoid direct views into rooms of adjacent units.

3. Windows must be rectangular and vertically proportioned. At City's staff's discretion, square windows, windows of other shapes, or those with arched tops may also be used if shown to be integral to the building architecture.

4. Provide authentic and distinctive differences in window trim details and door trim details between the elevation styles.

5. Window treatment is an important element in defining architectural styles and providing detail to buildings. Whether it is recessed or protruding, multi-paned or single paned, rectangular or arched, framed or not, all make a difference in the building character. The window treatment should be consistent with the style of architecture.

6. Window sizing and scale must be consistent with the architectural enframement. Use of shutters as window detailing and design style elements is encouraged but shutters should be properly sized to the window opening for authenticity. When consistent with architectural style, windows should be recessed 2-inch minimum on the exterior. Flush windows are discouraged.

7. All windows require simple break-ups. The break-ups should be vertically proportioned and the break-up proportions of all windows on an elevation should be similar.

8. Where a column separates two arched windows, a full round column (not a half column) is required. Provide the necessary dimension in plan.

9. Front entry doors should be 36 inches wide, minimum.

10. The entry porch stoop should be dimensioned wider than the porch opening to generously accept the surround.

11. French doors on the front elevation and Juliet balconies must be pairs of narrowly proportioned doors with narrow stiles and rails.

12. French doors must match the window frame color or be painted a dark wood color.

iii. Window Variation. In general, window style, material, shape, and proportion shall be consistent on all elevations.

1. Windows shall be designed to include a variation in opening size, varied and/or orderly grouping of windows, or use of recessed windows (minimum 3 inches for surrounding wall plane). No blank wall areas (without windows or entrances) exceeding 20 linear feet shall be permitted, except along the zero-lot-line wall elevations of the 6-pack cluster product that faces the adjacent unit.

2. All windows facing a public right-of-way and/or are visible from public view shall feature enhanced window treatments, such as, but not limited to: decorative architectural brackets, trim, shutters, awnings, and/or trellises that respond to the architectural style of that home or building and demonstrate a clear window hierarchy, with featured windows easily identified. Manufactured materials, such as foam applications, are acceptable. Windows less than 3 square feet in area are exempt but must be recessed at least 2 inches.

3. The use of functional or decorative shutters shall reflect the same dimensions as the adjacent window glazing.

4. Mirrored glass is prohibited to minimize off-site glare and maximize transparency.

iv. Garages. Garages shall not be located adjacent to the primary street unless there is no other driveway access available onsite for residential parking.

1. Garage doors must be recessed 8-inch minimum from the adjacent wall surface.

2. Garage doors must be sectional roll-up doors, handcrafted in appearance to conform with the chosen architectural style and encourage design variety, and 8 feet minimum in height.

m. Materials and Colors.

i. Variation Between Buildings. Colors and materials of exterior walls, doors, and accents (such as window trim) shall vary for adjacent buildings.

1. The materials, colors, and styles of windows, doors, roofs, decks, balconies, exterior staircases, porches, and any façade treatment shall be used on more than one elevation of a building.

2. Chimneys shall either be painted the same color as the exterior wall or constructed with the same materials present on other accents or elements of the façade.

ii. Changes in Material. Material changes shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.

1. The use of two or more accent materials such as glass, tile, brick, stone, concrete, or plaster, which differ from the primary exterior siding material, shall be encouraged to highlight building features and shall be used to complement the architectural style.

iii. Building Walls. Building wall field material shall be smooth or light sand stucco plaster.

1. All stucco plaster building walls and exterior trims must be painted. Integral stucco color finish is permitted.

2. Walls of stone or brick should be used with integrity and imply an authentic structure built of masonry. Stone or brick used as "wallpaper" will not be allowed.

E. Utilitarian Design Standards. The following standards relate to the operational fixtures and structures of attached and multi-family residential housing types.

a. Short-term Bicycle Parking - Multi-family. Short-term bicycle parking shall be provided to serve residents, guests, and other visitors to a site, who generally stay for a short period of time.

i. Required Number of Spaces. Short-term bicycle parking shall be provided in the form of permanent bicycle racks at the rate of 5 percent of the required automobile parking spaces, with a minimum of one two-bicycle capacity rack.

ii. Location. Racks shall be located within 100 feet of a residential unit, or within 100 feet of a common building entrance to the building it serves. One rack may serve multiple tenants or buildings if the distance requirement is met. Bicycle racks and associated bicycle maneuvering shall not impede upon the public right-of-way so as to impede accessible paths of travel.

iii. Security. Bicycle parking spaces shall be provided with a stationary, securely anchored rack or object to which a bicycle frame and one wheel can be secured. Types of approved bicycle rack designs include permanently anchored ring and post or inverted U.

b. Long-term Bicycle Parking - Multi-family Projects of More than 20 Units. For all projects of more than 20 units, long-term bicycle parking shall be provided to serve residents, guests, and others who generally stay at a site for a long period of time.

i. Required Number of Spaces. Long-term bicycle parking shall be provided at a rate of one space per every six residential units.

ii. Location. Secure long-term bicycle parking areas shall be in an enclosed bicycle locker; a fenced, covered, locked or guarded bicycle storage area; or a rack or stand inside a building or site area requiring key access. A garage or carport for an individual residential unit may fulfill this requirement.

iii. Each long-term bicycle parking space shall be a minimum of 2 feet in width and 6 feet in length and shall be accessible without moving other bicycles. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. Five feet of clearance shall be provided from vehicle parking spaces.

iv. Security. Bicycle parking spaces shall be provided with a stationary, securely anchored rack or object to which a bicycle frame and one wheel can be secured. Types of approved bicycle rack designs include permanently anchored ring and post or inverted U.

c. Community Delivery Center - Multi-Family Projects of 20 or More Units. Opportunities for centralized mailbox locations will be evaluated across the balance of the entire project and are not specific to each enclave but will be community-serving and focused along the internal collector streets. As part of the master site plan development and each subsequent master plan application, mailbox locations serving all units within Planning Area 2 will be reviewed and approved by the City's Addressing Team.

d. Wall and Fence Materials.

i. Fences, walls, and gates shall be architecturally treated on both sides and designed to complement the project architecture. Fence, wall, and gate materials and finishes shall be constructed of quality and durable materials. Refer to Chapter 3-35, Wall and Fence Standards, of the Zoning Ordinance for permitted and prohibited materials.

ii. Where fences and walls of different materials or finishes touch or intersect, a transition, such as a pilaster, shall be provided.

iii. Patio walls, screen walls, and fences shall be consistent with the building architecture. Fencing shall be wrought iron or metal tubing, simple in design, without decoration. For view lots, glass fencing may also be used. The use of chain link fencing is prohibited.

iv. All walls shall be softened by the incorporation of hedges and vines, as permitted by Orange County Fire Authority restrictions.

v. Retaining Wall Materials: Retaining walls shall be constructed of masonry material such as brick, poured-in place concrete with architectural finish, stone, or ornamental/split face concrete blocks. Where retaining walls of different materials or finish touch or intersect, a transition, such as a pilaster, shall be provided.

vi. Fence and wall relief shall be provided to enhance design for boundary and privacy walls visible and/or abutting a public right-of-way. Examples of enhanced design, include but are not limited to: softening walls with hedges and vines, and placing a landscaped recession of a tree well depth for approximately every 100 feet of continuous wall length and pilasters at appropriate transitions and terminus points. A fence or wall located adjacent to a public sidewalk shall integrate an illuminated pedestrian entry gate an average of every 200 feet. Specific locations of these gates will be determined as part of the master landscape and trails plan for Gateway Village.

e. Lighting. Refer to Chapter 3-16, Lighting, of the Zoning Ordinance and Division 9, Chapter 5, Uniform Security Code, of the Irvine Municipal Code.

i. General.

1. All pedestrian parkways, parking areas, structure entries, refuse and recycling enclosures, and common space areas shall be illuminated for safety and security.

2. All entry signs, directional signs, and unit and structure identifiers shall be either internally or externally illuminated for visibility at night.

3. All lighting shall be fully shielded and directed downward.

4. Lighting shall not spill beyond the intended area and shall not extend across a property line.

ii. Outdoor Light Fixtures.

1. Outdoor light fixtures including pole lights, wall mounted lights, and bollards shall provide nighttime safety and security while conserving energy, protecting the night sky, and minimizing glare and light trespass within and beyond the project site. Outdoor lighting shall be hooded, fully shielded, and aimed downward.

2. Outdoor light fixtures and poles shall be consistent with other site furnishings in design, color, and finish.

3. All building-mounted lighting fixtures should be a traditional design that complements the architecture.

4. The lamp should not be visible and the light should be cast down and not up or out. Floodlights and "utility-type" light fixtures are not permitted.

5. Parking lot lights at model home complexes may be decorative. If commercial-type parking lot lights are used, they shall have a flat lens (not a spherical lens) with the fixture oriented 90 degrees from vertical, (not tilted) to control off-site glare.

6. Light poles in planting areas should be located outside the vehicle overhang so that the concrete base can be 6 inches high, rather than 2 feet high.

7. Low sodium illumination is prohibited.

f. Equipment and Utility Screening.

i. Wall-mounted utility elements such as wires, conduits, junction boxes, transformers, ballasts, backflow devices, irrigation controllers, switch and panel boxes, solar panel batteries, and utilities such as gas and electrical meters shall be located at interior corners of building walls, or behind building or landscape elements that conceal them from the view of pedestrian walkways. All flashing, sheet metal vents, exhaust fans/ventilators, downspouts, and pipe stacks shall be painted to match the adjacent roof or wall material and/or color.

ii. Ground-mounted equipment shall be screened from view from the public right-of-way. Ground-mounted solar energy systems shall comply with Section 3-31-3(A), Residential standards, of the Zoning Ordinance.

iii. Roof-mounted equipment shall be screened from view from all adjacent streets, no matter the street grade, and all properties at the same grade. Roof-mounted solar energy systems shall comply with Section 3-31-3(B), Residential standards, of the Zoning Ordinance.

g. Trash and Refuse.

i. Attached and Multi-family. Trash and refuse areas shall be located within a building, incorporated into the exterior building design, or located within a detached enclosure designed and placed as follows:

1. Location. The enclosure shall be located to the rear or side of the building, within 500 feet of an access point to the units served and located outside of view from a public right-of-way.

2. Screening. The enclosure shall be covered by a solid roof and enclosed within a solid wall without breaks or transparency (with the exception of narrow air vent openings along the top of walls) and having a locking gate or door.

3. Materials. If not incorporated within the building, the enclosure shall incorporate the same materials and colors of the primary building design.

ii. Single-family. Solid waste collection bins must be stored in a manner screened from view from all adjacent streets.

iii. Master Plan applications submitted for both attached and detached residential product shall include a trash collection plan sheet which shows the locations of the storage and pick-up, as applicable, for solid waste collection bins.

h. Signs. Sign design shall comply with the objective requirements of Division 7, Signs, of the Zoning Ordinance and Division 9, Chapter 5, Uniform Security Code, of the Irvine Municipal Code.

i. Address and wayfinding signs. Shall be consistent with the architecture.

ii. Upgraded regulatory signs. Should be used at model home complexes.

i. Public Art. Developments with 50 or more units shall incorporate at least one public art amenity. Public art shall be approved by the appropriate decision-making body, in accordance with the City's Public Arts Master Plan.

j. Accessory Building Design. Any proposed entry monuments into Planning Area 2, park amenity buildings, or other accessory buildings shall be of consistent architectural style and overall size/scale as the residential units in the vicinity. The design of entry monuments shall be evaluated as part of the Master Landscape and Trails Plan for Gateway Village and the park amenity buildings shall be evaluated as part of the applicable Park Design application(s).

F. 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 may 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.

G. Affordable housing. In conjunction with the submittal of the first tentative map within this planning area, the applicant shall submit a comprehensive affordable housing plan covering Planning Area 2, as called for in Chapter 2-3 of the Zoning Ordinance. 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 plan and consistency with any federal laws, such as the Surplus Lands Act, need to be established in the plan. The plan shall be reviewed by the City Council prior to its approval of the first tentative map.

H. Arterial highways. The following arterials are located adjacent to or within Planning Area 2:

I. 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. With the submittal of the first residential tract map, a master landscape and trails plan identifying bicycle and pedestrian trails will be provided.

J. Hicks Canyon Wash Trail Extension. At the time that Jeffrey Road is constructed north of Portola Parkway, the existing Hick's Canyon Wash Trail shall be extended as an under-crossing of Jeffrey Road to accommodate connection to the Jeffrey Open Space Trail.

(Ord. No. 25-27, Exh. A, 12-9-25)

A. The Jeffrey Open Space Trail (JOST) within Planning Area 2 will provide a continuous open space edge the eastern side of the ultimate alignment of Jeffrey Road from Portola Parkway to the NCCP boundary. The JOST will serve as the village edge for the adjoining development areas, and no further village edge dedications or improvements will be required. Improvement of the JOST shall be consistent with the design character listed in Section 9-2-7(2).

1. JOST function.

a. The JOST shall provide a place that will accommodate public trail and passive open space uses and which will achieve the following objectives:

i. Provide a Class I bicycle trail, and where deemed appropriate, an unpaved pedestrian trail.

ii. Include features such as, but not limited to, riparian elements, water quality elements, picnic areas, shade structures, restrooms and other passive recreational improvements.

iii. Establish landscape and landforms that will provide the trail user with a meandering separation from Jeffrey Road, a village edge for newly developed planning areas, and a landscape buffer between new development and Jeffrey Road.

b. Permitted uses: Except for utilities and General Plan roadway improvements, surface uses will be limited to trails and associated passive public recreation and park-and-ride facilities. For the purposes of the JOST, features identified in Subsection 3(a) are considered passive recreation.

2. Overall park design. North of the I-5 Freeway, to the NCCP boundary in Planning Area 2, design of the overall Jeffrey open space spine shall be approved as a park design pursuant to Section 2-22-4.

a. Design concepts to be included in the overall design shall be generally consistent with the Jeffrey Open Space Trail consensus plan reviewed by City Council on May 13, 2003. The design shall address undergrounding any overhead utility lines, including costs, timing, and responsible entities.

b. Adoption of this overall park design shall establish parameters by which JOST segments will be approved as adjacent development proposals are processed. It is also anticipated that an implementation agreement between Irvine Company and the City documenting mutual understandings related to implementation issues such as costs, timing, and responsibilities will be approved as a part of this process.

c. This overall park design of the JOST shall be reviewed by the Community & Library Services Commission and Planning Commission, and shall be approved by the City Council.

3. Segment design approval process.

a. Segment park design. A segment park design for the JOST segment adjacent to Gateway Village shall be submitted to the City by Irvine Company. The plan shall include:

i. JOST dimensions and acreage;

ii. Trails and pedestrian access to trails;

iii. Landscape elements;

iv. Conceptual plant palette;

v. Planned vehicular access or crossings;

vi. Special design features; and

vii. Passive recreational amenities and improvements.

b. Request for improvements in lieu of dedication. Should improvements in lieu of land dedication be proposed by Irvine Company, fair market value and improvement costs shall be established in the manner defined in Section 5-51004 of the Municipal Code or by means mutually acceptable to Irvine Company and the Director of Community & Library Services. Any modifications to the design through the approval process shall be processed as a modification to the approved park design.

c. Segment plan approval. Since the City has adopted an overall park design for the JOST, any subsequent segment park design shall be approved by the Director of Community & Library Services.

4. JOST improvement.

a. Irvine Company shall be responsible for construction of an 11-foot bicycle/pedestrian trail and all improvements in lieu of dedication, if any, within the adjacent JOST segment north of Portola Parkway. Once commenced, the entire segment shall be completed in a single phase and completed as soon as commercially feasible.

b. Any grade-separated crossings shall be constructed and maintained by the City unless otherwise agreed to by the developer of the JOST. The City shall also maintain the bicycle/pedestrian trail, landscaping, and all other improvements within the JOST.

5. JOST conveyance.

a. Irvine Company 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 segment adjacent to the development.

b. The City shall accept the offer of dedication for the JOST and improvements in a timely manner following final inspection of improvements within 90 days of improvements including landscaping, or within 30 days if the improvements include only the trail. The trail shall not be opened for public use until the City has accepted the offer of dedication.

Notes:

(1) Special Maintenance Area: An area within a fuel modification zone that has unique design requirements. The Orange County Fire Authority uses special maintenance areas to mitigate the potential hazard of wildfires.

(Ord. No. 25-27, Exh. A, 12-9-25)