Irvine Municipal Code Ch. 9-22 Planning Area 22 (shady Canyon)

(See Planning Area 22 map following Section 9-22-5.)

(Code 1976, § V.E-822.1; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-8, § 3, 7-11-95; Ord. No. 95-22, § 3, 11-28-95)

Planning Area 22 is located in the southern area of the City. Boundaries include Planning Area 21 (Turtle Rock) to the west, Planning Areas 16 and 17 to the north, and Planning Area 28 to the east.

(Code 1976, § V.E-822.2; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-8, § 3, 7-11-95; Ord. No. 95-22, § 3, 11-28-95)

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-822.3; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-8, § 3, 7-11-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 12-09, § 3(Exh. A), 5-22-12)

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

(Code 1976, § V.E-822.4; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-8, § 3, 7-11-95; Ord. No. 95-22, § 3, 11-28-95)

See Chapter 3-37 (Development Standards).

(Code 1976, § V.E-822.5; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-8, § 3, 7-11-95; Ord. No. 95-22, § 3, 11-28-95)

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A. Land use.

1. Affordable housing.

a. In accordance with City Council Resolution No. 94-52, the affordable housing requirement for Planning Area 22 (Shady Canyon) has been satisfied.

2. Golf course boundary.

a. The precise golf course boundary definition will be defined through the Master Plan process in accordance with Chapter 2-17 and Chapter 5-4 of the Irvine zoning ordinance and/or the subdivision process per Section 5-5-101 of the Irvine Municipal Code.

3. Master Plan application.

a. In accordance with Chapter 5-3 of the Irvine zoning ordinance, a Master Plan has been prepared for Planning Area 22 which demonstrates how the hillside development ordinance and hillside development manual will be implemented. The approved Master Plan application and incorporated plans (e.g., conceptual natural features plan, conceptual grading plan, conceptual landscape plan, conceptual drainage and flood control plan and slope zone map) shall be used as the basis for reviewing all subsequent applications submitted for Planning Area 22. A subsequent Master Plan application shall be submitted in accordance with Chapter 2-17 of the Irvine zoning ordinance for the following uses within the project area: (1) the private entry gates at Bonita Canyon and at Street "A"; (2) the attached residential units and residential development that exceeds 2.2 dwelling units per net acre; (3) the golf course clubhouse area, which includes the parking lot, driving range, maintenance buildings and clubhouse; and (4) the staging area.

4. Density average.

a. In order to minimize the effects of grading and ensure that the natural character of the hillside area is preserved in the residential areas, density averaging will be allowed without a zone change to provide opportunities for clustering residential development as long as the overall averaged density for the planning area does not exceed 1.0 dwelling unit per net acre. The golf course acreage will not be included towards the calculation of residential density.

B. Public facilities.

1. Local parks.

a. The neighborhood and community park dedication requirements for Planning Area 22 will be satisfied through park credit received through the purchase and dedication agreement entered into on December 4, 1981, for Bommer Canyon Community Park. The park dedication acreage and credit will be determined through the tentative tract map application process. The remaining park credit acres can be used for future public park dedication requirements in Planning Area 27.

C. Circulation.

1. Private streets.

a. The internal circulation system for Planning Area 22 will be private and maintained by an entity approved by the City. The design of the internal circulation system shall conform with the private local residential street standards, except mountable curbs are allowed in lieu of the conventional barrier curbs and no sidewalks are required.

b. For private street frontages, the amount, location and intensity of internal street lighting shall be limited to the minimum necessary for public safety in order to maintain the rural ambience of the community and reduce nighttime glare. A street lighting plan will be submitted with each tentative tract map for those streets contained within the area of the tentative tract lighting and other lights needed to meet public safety concerns and will be approved by the Director of Community Development.

c. At each entrance to the project area, a security shelter with privacy gates will be allowed. The precise design and location of the privacy gates will be determined in accordance with Section 4-4-9 of the Irvine zoning ordinance and evaluated through the Master Plan application procedures. Unlimited emergency access to the project area by Public Safety and the Orange County Fire Department shall be allowed.

2. Public streets.

a. The two-lane roadway extension of Sand Canyon Avenue from Interstate 405 to the entrance of Planning Area 22 shall be constructed with the public local residential street standards, except that an 11-foot sidewalk/bike trail will be installed on only one side of the street in lieu of sidewalks.

3. Trail system.

a. A City Class I bicycle trail and parallel City and County riding and hiking trail will be constructed to link the future trails between Mason Regional Park and Bommer Canyon Preservation Area. The general trail location shall be designed in accordance with Exhibit B. These regulational trail linkages will be constructed by the developer in accordance with City standards and maintained by the City of Irvine. The trail system shall be in general conformance with Exhibits B-1, B-2 and B-3 of the Planning Area 22 zoning.

b. A sidewalk bikeway trail will be provided on one side of public Street "A" along the Sand Canyon Extension from Interstate 405 to the private entrance of Planning Area 22 as shown on Exhibit B. A Class I riding and hiking trail and bicycle trail will connect the future staging area to the regional trail system along the Planning Area 22 boundary at Street "A." These trails will be constructed by the developer in accordance with City standards and maintained by the City of Irvine.

c. A public staging area will be generally located at the Street "A" entrance to Planning Area 22 as shown on Exhibit B. The staging area will be subject to approval of a Master Plan application, constructed by the developer in accordance with City standards and dedicated to the City of Irvine.

D. Neighborhood design.

1. Village theme. Planning Area 22 will be designed as a privately gated, low density residential community with an 18-hole regulation public or private golf course.

2. Architectural design guidelines.

a. The architectural character of the residential structures will reflect a classic rural or country expression with an early California or European "country" theme. A variety of architectural styles and forms will be used to create variety among structures throughout the planning area. Architectural style, form and landscaping of the project site shall be integrated into the project. Bold, unique architectural statements resulting in extraordinary visual attention relative to other residences and the overall hillside development are discouraged.

b. To achieve the intended architectural character in residential areas, one or more of the following elements may be used in any combination at the discretion of the developer. Variations in these elements or other approaches may also be used to achieve the intended character. The purpose of these design elements is to provide guidance in the review of development projects.

(1) Color: Predominantly warm earthtone colors.

(2) Overall form: Asymmetrical massing to respond to and reflect site specific conditions. Some symmetry should occur along the frontage of facades or around entries to create and organize building massing.

(3) Roofs: Varied roof massing to create scale and texture will be encouraged. Clay, tile, and slate should dominate, with consistent dark earthtone colors.

(4) Details: Broad overhangs, simple cornices, heavy gutters, and integral-colored accent materials such as ceramic tile and brick, garden walls and/or gates, planters, vines on garden walls, hedges and trellises.

(5) Materials: Stucco and plaster, wood siding and stucco combined, brick, clay, adobe clay or some stone in combination with the above materials.

3. Natural features. Natural features to be preserved are generally shown on the conceptual grading plan (Exhibit C).

a. Golf course.

(1) Rock outcroppings considered to be visually significant will be preserved and/or incorporated into the design of the golf course where feasible.

(2) Drainage courses and habitat areas considered to be environmentally significant will be preserved, restored and/or enhanced and incorporated into the design of the golf course area.

(3) Through the Master Plan process, visually significant slopes and natural features in the golf course will be identified for preservation.

(4) The unimproved areas of the golf course will be preserved, restored, and/or enhanced with native vegetation.

b. Residential.

(1) Rock outcroppings considered to be visually significant will be preserved and/or incorporated into the design of the residential areas where feasible.

(2) Drainage courses and associated riparian vegetation to be preserved or restored in residential zoned areas of the project will be identified through the Master Plan process.

(3) Dwelling units shall be located, at a minimum, 10 feet from the toes and tops of all slopes which are over 10 feet in vertical height and which are located in Preservation Districts on the zoning map.

(4) Within the designated preservation fuel modification zones, existing native vegetation will be removed or thinned in accordance with Orange County Fire Department requirements.

(5) Through the Master Plan process, slopes and natural vegetation in the residential zoned areas of the project will be preserved and/or modified to ensure development opportunities are not constrained.

(6) In the project area, private views from the residential areas to natural features will be maintained where feasible.

(7) Special height zones apply to Major Ridgelines A and B (see Exhibit D). Notwithstanding the building height regulations in Section 3-37-12, the height of any building (including architectural features) within special height zones depicted on Exhibit D shall not exceed the elevation specified in the zone.

(8) Fuel modification zones shall function as transition zones within the residential areas as defined by the City of Irvine General Plan. These fuel modification zones will be dedicated to and maintained by an HOA, maintenance district or entity approved by the City. Fuel modification zones may be included within an Open Space/Conservation Implementation District per Chapter 8-2.

4. Grading.

a. In accordance with the hillside development manual, Planning Area 22 has been determined to be in Slope Zone 2. Grading will occur in the areas as generally illustrated on the conceptual grading plan, Exhibit C.

b. Manufactured slopes shall be contour graded or screened by landscaping using one or more of the following techniques:

(1) The angle of graded slopes which are visible shall be gradually adjusted to the angle of adjoining natural terrain.

(2) Graded slopes shall be vegetated and shall reflect the form of existing contours.

(3) The toes and tops of visible graded slopes in excess of 10 feet in vertical height shall be screened by landscaping and rounded in proportion to the height of the slope where drainage and geotechnical stability permit such rounding.

(4) The horizontal contours of graded slopes shall be screened by landscaping or curved in a continuous, undulating fashion.

c. The fuel modification zones will be determined by the Orange County Fire Department through the tentative map application process. Some grading for fire access roads or remedial grading may occur in these zones. For fuel modification zones within or abutting preservation zoned areas, the following guidelines shall apply:

(1) The overall slope, height and grade of any cut and fill slope shall be in character and scale with the natural terrain.

(2) Where feasible, the toes and tops of all slopes in excess of 10 feet in vertical height and visible from public areas shall be rounded with curves to the total height of the slope.

(3) Preservation areas may be subject to remedial grading for fuel modification, infrastructure improvements, trails and staging area/community facility.

5. Landscape. The landscape concept is generally illustrated on Exhibit E and described below.

a. Golf course.

(1) The clubhouse area will feature relatively dense ornamental vegetation of lush and colorful character and quality.

(2) The fairways, greens, and tees will feature an open pastoral atmosphere with carefully placed groves of shady canopy trees within grassy meadows and gently rolling landform. To the extent feasible, native vegetation shall be used to enhance and/or restore the natural environment.

(3) Native vegetation and drainage courses as generally depicted on the conceptual landscape plan will be preserved, restored, and/or enhanced where feasible.

(4) Upon availability from the Irvine Ranch Water District, recycled water shall be used to irrigate the golf course area.

b. Residential areas.

(1) The primary entrances to the community, at Sand Canyon Avenue and at Bonita Canyon, will feature distinctive ornamental landscaping of dense groves of canopy trees, shrub masses, and some tall vertical trees with accents in form, color and texture.

(2) Upon availability from the Irvine Ranch Water District, recycled water shall be used to irrigate the residential areas.

c. Planning Area 22 boundary treatment.

(1) The landscaping treatment along the Planning Area 22 boundary shall be consistent with fuel modification requirements.

(2) Existing native vegetation may be removed or thinned in accordance with Orange County Fire Department fuel modification requirements between development areas and natural areas.

(Code 1976, § V.E-822.6; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-8, § 3, 7-11-95; Ord. No. 95-22, § 3, 11-28-95)

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EXHIBIT A—TRAIL SYSTEM

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EXHIBIT B-1—VILLAGE EDGE

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EXHIBIT B-2—VILLAGE EDGE

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EXHIBIT B-3—VILLAGE EDGE

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EXHIBIT C—GRADING PLAN

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EXHIBIT D—SPECIAL HEIGHT ZONES

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EXHIBIT E—LANDSCAPING