Irvine Municipal Code Ch. 9-27 Planning Area 27 (turtle Ridge)

(See Planning Area 27 map following Section 9-27-5.)

(Code 1976, § V.E-827.1; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-03, § 5, 2-12-02)

Planning Area 27 is bounded by Bonita Canyon Drive to the north and west, the San Joaquin Hills Transportation Corridor to the south and west, and Bommer Canyon to the east.

(Code 1976, § V.E-827.2; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-18, § 5, 9-14-99)

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.

*2.3F: Individual project densities may exceed 12.5 dus per acre provided that the density in all residentially developed areas in medium density zones (2.3 and 2.3F) does not exceed 12.5 dus per acre overall.

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

(Code 1976, § V.E-827.3; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-18, § 5, 9-14-99; Ord. No. 02-03, § 5, 2-12-02; Ord. No. 12-09, § 3(Exh. A), 5-22-12)

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

(Code 1976, § V.E-827.4; 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-827.5; 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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A. Land use.

1. Residential.

a. Affordable housing.

(1) Pursuant to Chapter 2-3 of the Zoning Code, 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. Prior to approval of the first residential builder subdivision map and/or conditional use permit, the applicant shall submit an affordable housing program for 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.

b. Boundary definitions.

(1) The precise Preservation District boundary will be defined through the Master Plan process in accordance with Chapter 2-17 and Chapter 8-13 of the Irvine Zoning Code and/or the subdivision process per Division 5 of the Irvine Subdivision Ordinance.

c. Master Plan application.

(1) In accordance with Zoning Code Chapter 5-4, a Master Plan has been prepared for Planning Area 27 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 27. A subsequent Master Plan application in accordance with Chapter 2-17 of the Irvine Zoning Code or its equivalent will be submitted for each development project to address the location of structures and parking.

d. Intensity.

(1) Individual project densities may exceed 12.5 dus per acre provided that the entire medium density zone in PA 27 does not exceed 12.5 dus per acre overall.

(2) The maximum dwelling units in PA 27 may exceed 2,155 without a subsequent General Plan amendment or zone change in accordance with Chapter 8-22-1.

(3) The maximum number of dwelling units in the area located adjacent to Bonita Canyon Drive and surrounded by Minor Preservation Area P-8 ("Crescent") shall not exceed 70.

(4) The maximum number of dwelling units in the area located between the upper portion of "B" Street and Bonita Canyon Drive ("Lower Bowl") shall not exceed 300.

(5) The maximum number of dwelling units located within the master gated community shall not exceed 600.

e. Multifamily.

(1) Apartment projects and single-family attached projects containing three or more stories shall be adjacent to the tollway and/or Newport Coast Drive in order to provide convenient access in close proximity to employment centers for apartment residents, to minimize the length of commuter trips on Irvine streets, and to maximize visibility for marketing.

(2) For multifamily structures abutting Newport Coast Drive and/or the tollway, the following shall apply:

(a) 60 percent of the surface plane abutting Newport Coast Drive and/or the tollway cannot exceed two stories.

(b) Rows of buildings will be broken with parking courts, landscaped areas.

(c) Buildings will have varied orientations, setbacks, colors, facade details, and roof forms.

(d) Landscaping shall include a dense mix of boxed and 15-gallon, tall vertical trees to provide immediate screening. Thinning may be required in the future as trees mature.

B. Public facilities.

1. Local parks.

a. The community park dedication requirement for PA 27 and PA 26A will be satisfied by the dedication of park land and/or construction of park improvements in PA 27 consistent with the park and recreation element and Local Park Code. The location of the community park is symbolically shown on Exhibit A at the end of this chapter.

b. The public neighborhood park program will provide both passive and active recreational opportunities. A portion of the neighborhood park dedication requirement 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.

c. A park plan for Planning Area 27 shall be submitted concurrently with the first tentative tract map for any residential portion of Planning Area 27. 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 27 in accordance with the park and recreation element and Local Park Code.

d. The location of the public neighborhood park is generally shown on Exhibit A at the end of this chapter. Private neighborhood parks will also be provided in the planning area in order to meet City requirements.

e. In conjunction with the submittal of the first residential tentative tract map, the applicant shall submit a conceptual design plan for a vista point a minimum of one half acre in size, at either locations conceptually shown on the Planning Area 27 zoning map. The function of the vista point will be informal and passive, and will respect the surrounding terrain and open space conditions by leaving the landscaping in a natural state where possible. The applicant shall be required to provide, at a minimum, the following improvements for the vista point:

1. Public, all weather, vehicular access road.

2. Parking for between five—10 vehicles.

3. Several accessible park benches with low profile shade elements.

The vista point will not receive park credit for land value. Items 1, 2, and 3 listed above shall not be eligible for park credit; however, park credit shall be granted for any additional improvements requested by the City and mutually agreed upon by the City and The Irvine Company.

f. The park plan application for the private summit park, located adjacent to Minor Preservation Area P-8, shall be designed so that structures will be located behind land forms to screen the structures from Chaparral Park in Turtle Rock as viewed from the EIR viewpoint location at Chaparral Park RC-1. No sports lighting or court lighting shall be used. Other park lighting shall use full cut-off, non-glare fixtures.

C. Circulation.

1. Local streets. In keeping with the hillside grading ordinance and to maintain open space views, the design of the internal circulation system shall conform to the local residential street standards except for the following:

a. The minimum centerline radius for the four-lane Street "A" will be 950 feet. Design speed for other elements for Street "A" will be 45 mph.

b. The minimum centerline radius for the two-lane Street "B" will be 625 feet. Design speed for the other elements for Street "B" will be 35 mph.

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

d. In order to minimize grading, the City Engineer shall approve maximum continuous vertical grades of 10 percent for limited sections of Street "B" 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.

e. A sidewalk may be located on only one side of portions of Street "B." However, termination of sidewalks shall occur at intersections where appropriate pedestrian crossings shall be provided.

f. Sight distance at intersections shall be consistent with City, County of Orange, or CalTrans standards, as approved by the City Engineer for street centerline downhill grades greater than seven percent.

g. On Street "A" and Street "B" where the centerline radius is less than 1,100 feet and is located at the top of a slope greater than three to one, a protective barrier shall be required.

h. Superelevation shall be used wherever possible within road separation areas.

i. As part of the tentative tract map process, the applicant shall propose traffic control measures, including, but not limited to, stop signs or traffic signalization, at the intersection of Street "B" and Bonita Canyon Drive, subject to the review and approval of the City.

j. Access points along Street "B" should be designed with a goal to encourage a 50/50 split of the internal traffic utilizing the two entry gates within the master community.

2. Arterial highways. The following arterials are located adjacent to or within Planning Area 27:

a. Prior to, or concurrent with, the first map for Planning Area 27, Community Development staff shall prepare and submit a report to the City Council on the impact of the toll roads on open space acreage and appropriate compensation.

b. Prior to the approval of the first tentative map for Planning Area 27, the applicant shall enter into a funding agreement with the City for the widening of Culver Drive between Campus and Bonita Canyon to four lanes with the goal of commencing construction of the project prior to the issuance of the first building permit. The agreement will identify means of financing, sources and uses of funds, project phasing and a schedule of improvements. Achievement of the goal is dependent upon the City's timely acquisition of any required right-of-way, completion of any environmental documentation needed for the project, and any other agency approval necessary for the project.

3. Transit. Transit service in Planning Area 27 will be provided by the Orange County Transportation Authority (OCTA). Future transit service in the area is anticipated to be provided along Bonita Canyon Drive with connections to Culver Drive, San Miguel Drive and MacArthur Boulevard.

Transit service is not anticipated to be provided within the interior roadways of the planning area. OCTA will reevaluate its service routes at the time of the first tract map.

4. Trails.

a. A combined bicycle trail/sidewalk will be located in the village edge on the south side of Bonita Canyon Drive from Culver Drive to the Bommer Canyon Preservation Area. The trail facility will be constructed by the project developer and owned and maintained by the City of Irvine.

b. All trails in the Bommer Canyon Preservation Area will be designed, constructed, owned and maintained by the City of Irvine.

c. Class II (on-street) bicycle trails will be located on public streets in accordance with City plans and guidelines.

d. Private trails may be located in areas owned and maintained by homeowners associations.

e. 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 trails, access points, vista points, and includes an analysis of a pedestrian trail linking the Crescent area with the terminus of the public street, between Tarbut V'Torah School and Park. A plan providing disabled vehicular access within the gated community, for public viewing purposes, shall also be submitted in conjunction with the master trails plan. Trail and entry locations are conceptual as shown on the District L Stewardship Plan. Final locations and connections will be addressed in the master trails plan.

5. Pedestrian links. Pedestrian sidewalks will be located on public streets in accordance with City plans and guidelines. Pedestrian sidewalks accessible to the public will be located along at least one side of Street "B." At the map level, sidewalks over eight percent grade shall be evaluated by the Director of Public Works to determine if a lower grade is feasible.

D. Infrastructure.

1. Drainage.

a. Interceptor ditches shall be established only where necessary above cut/fill slopes and the intercepted water conveyed to a stable channel or natural drainageway with adequate capacity.

b. Road designs shall be such that water on roadways is prevented from flowing off the roadway in an uncontrolled fashion.

c. Natural drainageways shall be riprapped, or otherwise stabilized below drainage and culvert discharge points for a distance sufficient to minimize channel erosion.

d. Runoff from areas of concentrated impervious cover (e.g., roofs, driveways, roads) shall be conveyed to a natural drainageway or drainage structure with sufficient capacity to accept the discharge without undue erosion. The effects of new drainage patterns on existing systems shall be accounted for in the design of the project drainage plan.

e. Sediment catchment basins and other erosion/siltation control devices shall be constructed and maintained in accordance with an overall erosion control plan approved by the City.

f. The overall drainage system shall be completed and made operational at the earliest practical time during construction.

g. Manmade concrete drainage facilities and concrete buttresses that would detract from the natural appearance of the north facing slope of Minor Preservation Area P-8 shall not be utilized. Erosion control facilities used on the slope shall be limited to collection basins at the toe of the slope not visible to Turtle Rock or the limited use of rock as a rip-rap material that may be necessary in surface fissures. If the City requires other drainage or erosion control structures, the applicant shall treat the structure in such a manner, or covered by earth to maintain the appearance of the natural landform.

2. Phasing. The phasing of infrastructure with development will be determined by the environmental review process and service providers for each specific requirement prior to construction approvals.

E. Neighborhood design.

1. Village theme/architecture. Architectural designs shall contain detail, articulated on all sides of structures visible from streets, paseos, and other public areas. Particular attention shall be given to windows, balconies, doors, and any special design elements. Human scale and privacy, play of light using shade and shadows to provide relief, and variations in roof lines shall be encouraged. The articulation and interplay of the building massing will be utilized to create variety and diversity.

To achieve the intended architectural theme, the following elements should be used by the developer. Variations of these elements may also be used which achieve the intended expression.

a. Colors: Exterior architectural surfaces will be composed of earthtones and colors found in the natural landscape, including colors ranging from warm reds and browns, tans, medium and light ochre.

b. Overall form: Simple composition of volume and massing. 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.

c. Roof form: Varied roof massing with a strong cornice line. Clay, concrete tile, and slate are used predominantly with consistent earthtone colors. Specific roof colors will include variety and diversity, but fit into an overall harmonious color range. Articulation of roof overhangs, windows, building facades and balconies will be utilized to create shadow pattern and variety.

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

e. 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.

f. Entries: Identity markers such as pilasters will be located at the intersections of Street "B"/Newport Coast Road, Street "B"/Bonita Canyon Drive, Street "A"/Street "B" and Street "A"/Bonita Canyon Drive. These will identify the entrance into the community of PA 27 and will include an identity sign as part of the monument. Specific materials and design will be submitted as part of the first residential subdivision map.

g. Gates: In addition to the above entries, entry gate features are to be at both ends of the Street B, approximately 1,000 feet in from the intersection of Bonita Canyon Drive and Street A. The gate features are intended to function as an arrival portal and gate facility. The features will include a landscaped area with tree groves, terraced walls, a gate house and gated fence structure. Specific design for these entries will be submitted as part of the first residential subdivision map.

2. Natural features.

a. Visually significant rock outcroppings, drainage courses, and slopes will be preserved in open space depicted on Exhibit A at the end of this chapter.

b. Fuel modification zones shall function as transition zones as defined by the City of Irvine General Plan. These fuel modification zones will be owned and maintained by a homeowners' association, maintenance district or other entity approved by the City. Fuel modification zones are a permitted use in preservation zones in accordance with Section 8-7-1.

3. Grading.

a. In accordance with Zoning Code Chapter 5-4, Hillside Overlay District, all of Planning Area 27 has been determined to be in Slope Zone 2. Mass grading will occur, landforms will be modified, and level building sites and retaining walls will be permitted in graded development areas as generally shown on Exhibit B at the end of this chapter.

b. Grading for infrastructure, drainage, remediation, flood control, slope stabilization, parks, trails, bridges and habitat enhancements may occur within open space and preservation areas provided:

(1) Landforms are restored to the extent feasible.

(2) Vegetation is restored or habitat is enhanced.

c. 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.

d. The fuel modification zones will be determined by the Orange County Fire Authority through the tentative map application process. Some grading for fire access roads or remedial grading may occur in these zones. For fuel modification zones, 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.

e. Concurrent with the first tentative tract map for Planning Area 27, the applicant shall provide an informational presentation on the proposed grading plan to the Planning Commission.

f. The applicant shall screen views of 100 percent of structures on residential lots abutting the Bommer Canyon Road Entry and within a 300-foot radius of the Bommer Canyon Picnic Grove as defined in Zone "A" of Exhibit C at the end of this chapter.

g. Manufactured slopes higher than 40 feet in all zones that are designated "D" on Exhibit C shall vary among gradients between 2:1 and 3:1 in a manner that has the appearance of a natural swale or valley or a natural transition from manufactured to existing natural slope. The gradient shall be measured along a straight line from top of slope to toe of slope.

h. Manufactured slopes higher than 40 feet designated in Zone "F" on Exhibit C will generally be the same gradient as the transition back to natural grades of abutting preservation areas.

i. Manufactured slopes designated "C" on Exhibit C shall not exceed 55 feet in height. For those portions of slope in Zone "C" over 40 feet in height, the gradient shall be 3:1 or greater.

4. Landscape.

a. Within fuel modification zones, existing native vegetation will be removed, thinned or replaced in accordance with Orange County Fire Authority requirements.

b. Existing native vegetation will be preserved in open space areas except for fuel modification zones, utility easements, trails, recreation areas and other allowable uses. Habitat enhancement and restoration, including any necessary grading, may be accomplished at the discretion of the landowner.

c. Streets "A" and "B" will be landscaped to blend with both development and open space edges along their routes.

d. Additional landscaping and screening shall be encouraged to provide visual relief in the bowl area and along the "saddle" ridge to provide a connection between Preservation Area P-8 and the open space edge along Bommer Canyon.

A vertical landscape silhouette shall be located on both sides of Street "B" which extends from Minor Preservation Area P-8 into the development area of the "Upper Bowl" as defined in Zone "H" of Exhibit C. The most westerly development area located closest to "B" Street, depicted as zone "H1" of Exhibit C, shall be single loaded and oriented toward the corridor portion of the planning area and situated in a manner so that the structures will be screened by the vertical landscaping as seen from Chaparral Park in Turtle Rock (EIR viewpoint location RC-1).

e. The applicant shall screen views of structures on residential lots abutting Bommer Canyon Edges as defined in Zone "B" of Exhibit C. Screening will be achieved by berming or landscaping.

f. In conjunction with subdivision maps creating residential lots, it shall be demonstrated that trees will be distributed on slopes, common areas and/or lots so as to interrupt and soften the silhouette of structures visible from outside Planning Area 27.

g. Maintain as common area, an open space corridor as defined by Zone "E" on Exhibit C inclusive of graded slope banks, landscape and tree planting, recreation amenities, road, and road right-of-way. The open space corridor will not include residential structures. Precise location of the corridor will vary from Exhibit C, but the width of the corridor will average 100 feet in width and vary between a 50-foot minimum to a 200-foot maximum as measured between residential lot property lines.

h. The applicant shall plant additional trees on the north side of Bonita Canyon Drive (Turtle Rock Edge) across from the Crescent area, subject to the agreement of adjacent property owners and the approval of the City.

5. Planning area edges.

a. Bonita Canyon Edge (Culver Drive to Bommer Canyon): Informal tree and shrub planting to act as gradual transition to the existing natural frontal slope landscape. Tree densities will vary according to specific conditions. Where residential development occurs, landscaping will become more dense. Where open space abuts the village edge, landscaping will provide a transition to natural vegetation, or habitat enhancement will be used in lieu of landscaping.

b. Bonita Canyon Edge (Crescent area): Buildings adjacent to the village edge along Bonita Canyon Drive surrounded by the Minor Preservation Area P-8 (Crescent) shall be setback a minimum of 20 feet from the right-of-way. Canopy type landscaping shall be planted within the village edge and within the property to screen the views of structures located in the Crescent area.

c. Bonita Canyon Edge (Tollway to Culver Drive): The landscape character along this section will respond to the existing institutional development as well as to future expansion of Bonita Canyon Drive. Tree spacing will be more formal and will provide buffering and interface with storm drainage easements and existing parking lots.

d. Toll Road Edge: The edge is envisioned as a densely planted tree groves for the full length of the toll road that it is adjacent to residential or institutional development. Where adjacent to open space native vegetation will be used.

e. Bommer Canyon Edge: The fuel modification zone along the Bommer Canyon Edge will accomplish a transition from residential development to the natural vegetation of the canyon.

6. Crescent area (located between Minor Preservation Area P-8 and Bonita Canyon Drive).

a. Pad elevation of lots adjacent to Bonita Canyon Drive as defined in Zone "G" of Exhibit C (Exhibit 4-66 of the PA 27 EIR document) shall vary between five feet and 10 feet above the centerline of Bonita Canyon Drive, but in no case shall the pad elevation exceed 10 feet above the elevation of the ultimate centerline of Bonita Canyon Drive. Village edge landscaping in this zone shall be designed to screen one- and two-story structural elements.

b. A minimum of 50 percent of the house elevations adjacent to Bonita Canyon Drive as defined in zone "G" of Exhibit C shall be single-story.

c. The Crescent area shall maintain a slope of approximately two percent measured from the property line behind the village edge along Bonita Canyon Drive to the toe of the ridge slope with the rear pad elevation not exceeding 15 feet above the centerline along Bonita Canyon Drive.

d. Any application that includes the addition of privacy gates for the Crescent area community shall require the review and approval of the City Council.

(Code 1976, § V.E-827.6; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-18, § 5, 9-14-99; Ord. No. 04-03, § 3, 2-24-04)

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