Irvine Municipal Code Ch. 9-33 Planning Area 33 (irvine Spectrum Center)

Footnotes:

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Editor's note— Ord. No. 09-02, § 3, adopted March 24, 2009, amended the Code by amending the title of Chapter 9-33.

*Note—Planning Area 33 is covered by a development agreement. Please see this Chapter 9-33 and the zoning ordinance in effect on the effective date of the development agreement, October 13, 1983.

(See Planning Area 33 map following Section 9-33-3.)

(Code 1976, § V.E-833.1; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 95-3, § 3G, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 06-05, § 6, 6-27-06)

Planning Area 33, Irvine Spectrum Center, is centrally located in the City. Boundaries include State Route 133 (Laguna Freeway) to the west, Interstate 5 (Santa Ana Freeway) to the north, and Interstate 405 (San Diego Freeway) to the south.

(Code 1976, § V.E-833.2; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 95-3, § 3G, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-03, § 3, 2-9-99; Ord. No. 09-02, § 3, 3-24-09)

*To the extent that residential units are built in Planning Area 33 within the 4.7C Urban Commercial District, a corresponding reduction in the allowable nonresidential intensity shall occur in terms of equivalent traffic generated. The actual amount of reduction in nonresidential intensity will be based upon conversion rate of 648 square feet of nonresidential intensity per dwelling unit built (as established in the traffic analysis "City of Irvine Spectrum Center Housing Traffic Analysis" (July 2003). Revisions to the nonresidential and residential intensity figures for Planning Area 33 (consistent with this note) are authorized without the need for a subsequent General Plan amendment and/or zone change.

To the extant residential units have been provided in PA 33 pursuant to GPA 00529481-PGA (Lots 105 and 107/108 approved in 2012), units are in addition to nonresidential intensity otherwise allowed in PA 33.

**Residential density may exceed 55 du/net acre subject to consistency with the PA 33 unit cap and the requirements of Section 9-33-5.C.4.

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.

3 Density bonus units. These units are not considered additive.

(Code 1976, § V.E-833.3; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 95-3, § 3G, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 03-27, § 7, 9-9-03; Ord. No. 06-05, § 6, 6-27-06; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 12-09, § 3(Exh. A), 5-22-12; Ord. No. 12-11, § 5(Exh. A), 7-24-12; Ord. No. 23-21, Exh. A, 10-24-23)

[Figure]

A. Regional Commercial (Area 4.5).

1. Permitted uses.

a. Retail commercial uses, such as, but not limited to:

(1) Department stores.

(2) Retail shops.

(3) Restaurants.

(4) Barber and beauty shops.

(5) Auto accessories and service.

(6) Gasoline sales.

(7) Facilities ancillary to the above uses.

b. Entertainment, civic and cultural uses, such as, but not limited to:

(1) Movie theaters.

(2) Discotheques.

(3) Ice skating.

(4) Concert facilities.

(5) Libraries.

(6) Cocktail lounges.

(7) Museum.

(8) Exhibits.

(9) Live performance facilities.

(10) Facilities ancillary to the above uses.

c. Institutional and office uses, such as, but not limited to:

(1) Banks.

(2) Savings and loan associations.

(3) General offices.

(4) Professional offices. 2

(5) Travel agencies.

(6) Photography.

(7) Post office.

(8) Brokerage houses.

(9) Computer centers.

(10) Alternative health care provider.

(11) Facilities ancillary to the above uses.

d. Hotels and their typical accessory uses, such as, but not limited to:

(1) Restaurants.

(2) Conference and convention rooms.

(3) Retail shops.

(4) Facilities ancillary to the above uses.

e. Temporary uses shall be subject to a conditional use permit approved by the Zoning Administrator.

f. Fortunetelling uses shall be subject to a conditional use permit approved by the Zoning Administrator.

g. Massage establishment uses shall be subject to a conditional use permit approved by the Zoning Administrator.

h. Domestic animal care facility shall be subject to a conditional use permit approved by the zoning administrator. Domestic animal care facilities shall require a veterinary certificate of health and proof of current vaccinations for distemper, rabies and parvovirus. Animals may be groomed, trained, exercised socialized and kept or boarded overnight, but not bred, sold or let for hire.

B. Retail/Office Commercial (Area 4.6).

1. Permitted uses.

a. Professional business offices 2 , such as, but not limited to:

(1) Insurance companies.

(2) Medical, dental, etc.

(3) Banks, savings and loan and other financial offices.

(4) Attorneys.

(5) Accountants.

(6) Engineers, architects, planners, etc.

(7) Travel agencies.

(8) Corporate headquarters; general office space.

(9) Alternative health care provider.

b. Retail commercial, such as, but not limited to:

(1) Furniture stores.

(2) Restaurants and food facilities.

(3) Household accessories.

(4) Specialty stores.

(5) Carwash and gasoline sales.

c. Temporary uses designated on the site plan shall be subject to a conditional use permit approved by the Zoning Administrator.

d. Massage establishment uses shall be subject to a conditional use permit approved by the Zoning Administrator.

C. Urban Commercial District (Area 4.7).

1. Permitted uses.

a. Retail and service businesses.

b. Specialty commercial.

c. Business, professional, financial and medical offices. 2

d. Office and commercial condominiums.

e. Civic, cultural, institutional and government facilities.

f. Research and development (Only permitted in the 4.8 Garden Commercial).

g. Restaurants, fast food facilities, bars and nightclubs (conditional use in 4.7C* 1 ).

h. Theaters (conditional use in 4.7C* 1 ).

i. Parking lots, structures and facilities.

j. Automobile services, service stations and related uses (conditional use 4.7C* 1 ).

k. Hotels, motels and motor inns (conditional use in 4.7C* 1 ).

l. Conference and convention facilities (conditional use in 4.7C* 1 ).

m. Medical clinic and hospital facilities (conditional use in 4.7C* 1 ).

n. Accessory structures and uses necessary and customarily incidental to permitted uses.

o. Residential, attached (4.7C only), subject to approval of a Master Plan pursuant to Chapter 2-17.

p. Alternative health care provider (conditional use in 4.7C *1 ).

q. Home occupation permit.

2. Uses permitted subject to a conditional use permit.

a. Commercial recreation and recreation facilities (conditional use in 4.7C *1 ) 3 .

b. Temporary uses shall be subject to a conditional use permit approved by the Zoning Administrator. Such uses shall be permitted prior to submittal of Master Plans for the planning area in which they are located.

c. Outdoor vendors shall be subject to a conditional use permit approved by the Zoning Administrator. Such uses shall be permitted on private property only and not in the public right-of-way. These users shall obtain a business license and furnish a letter from the property owner granting them permission to operate.

d. Any other use which the Planning Commission finds consistent with the purpose and intent of this district and which is found to be compatible with adjacent planned and/or existing land uses.

e. Nonresidential uses within and in support of residential projects (4.7C only).

f. Single room occupancy (SRO). (4.7C only)

D. Garden Commercial (Area 4.8).

1. Permitted uses. Permitted uses shall be the same as those allowed in Area 4.7 (Urban Commercial District), as noted in Section 9-33-4.C.1.

2. Uses permitted subject to a conditional use permit. Uses allowed subject to a conditional use permit shall be the same as those noted in Section 9-33-4.C.2.

Footnotes:

1 A conditional use permit is required for this use in the 4.7C District only if residential development has been approved in the 4.7C District.

2 An administrative use permit (AUP) is required for online vehicle sales offices.

3 An administrative use permit (AUP) is required.

(Code 1976, § V.E-833.4; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 95-3, § 3G, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 03-27, § 7, 9-9-03; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 10-04, § 3, 4-13-10; Ord. No. 23-21, Exh. A, 10-24-23; Ord. No. 25-05, Exh. A, 4-8-25; Ord. No. 25-06, § 2(Exh. A), 4-8-25)

A. Regional commercial (Area 4.5).

1. Site requirements. Minimum site size of 75 acres is required.

2. Gross leasable square footage.

a. Limits on gross leasable square footage have been established. At the time a Master Plan is submitted for a planning area, the proposal shall comply with the procedure set forth in Section 9-33-7 of this zoning ordinance.

3. Setbacks.

a. Streetside. Setbacks shall be a minimum of 30 feet from the right-of-way line.

b. Street setbacks. Setbacks shall be determined at the time of Master Plan review. Bridge structures for the purposes of pedestrian and bicycle crossings of public roadways shall be permitted within the right-of-way area.

4. Maximum building height. The building height shall be determined at Master Plan or conditional use permit review.

5. Streetside landscape area. In addition to the parkway, there shall be a 10-foot landscape setback along all public streets. Landscaping in the parkways and setback areas shall consist of an effective combination of trees, ground cover and shrubbery, and may include such items as sidewalks, bike trails, access driveways, allowed signs, flagpoles, fountains, lights and other similar appurtenances.

6. Streetscape landscape area. In addition to the parkway, there shall be a 10-foot landscape setback along all public streets. Landscaping in the parkways and setback areas shall consist of an effective combination of trees, ground cover, and shrubbery, and may include such items as sidewalks, bike trails, access driveways, allowed signs, flagpoles, fountains, lights and other similar appurtenances.

7. Parking requirements.

a. Off-street parking areas shall be landscaped with a mixture of trees, shrubs, ground cover and other plant material as determined at the time of preliminary site plan review.

b. The minimum number of parking spaces required shall be one car for each 200 square feet of gross leasable floor area (see Section 1-2-1 (Definitions)) for all uses within this zone except hotel rooms. Hotel rooms shall be calculated based on one car space for each guest unit.

c. All other requirements shall be as per Division 4 of this zoning ordinance.

B. Retail/office commercial (Area 4.6).

1. Gross leasable square footage.

a. Limits on gross leasable square footage have been established. At the time a Master Plan is submitted for a planning area, the proposal shall comply with the procedure set forth in Section 9-33-7.

2. Setbacks.

a. Interior setbacks: None required.

b. Building setbacks from public streets shall be 20 feet measured from the right-of-way line.

c. Building setbacks adjacent to freeways shall be a minimum of 50 feet as measured from the ultimate freeway right-of-way line.

3. Maximum building height. The building height shall be determined at Master Plan or conditional use permit review.

4. Streetside landscape area. The entire area between the curb to 20 feet back of the street right-of-way lines shall be landscaped. In the case where parking lots are adjacent to the street right-of-way, the paved surface of these parking areas shall be separated from the street right-of-way by a landscaped area having a dimension of not less than 10 feet. Landscaping in these areas shall consist of an effective combination of trees, ground cover and shrubbery, and may include such items as sidewalks, access driveways, allowed signs, flagpoles, fountains, lights and other similar appurtenances.

5. Parking areas.

a. A minimum of 10 percent of the total off-street parking area shall be landscaped with a mixture of trees, shrubs, ground cover and other plant material.

b. All other requirements shall be as per Division 4 of this zoning ordinance.

C. Urban Commercial District (Area 4.7).

1. Site requirements.

a. Minimum site size shall be 10,000 square feet. Sites of 20,000 square feet or greater may contain parcels smaller than 10,000 square feet for the purposes of condominium ownership, ground leases or financing.

2. Gross leasable square footage. Limits on gross leasable square footage have been established. At the time a Master Plan is submitted for a planning area, the proposal will be checked against the square footage limit.

a. If the square footage is below the limit established for the planning area, the remainder may be used for a subsequent development proposal within that planning area or may be available for transfer to other planning areas.

b. If an applicant intends to submit a Master Plan which shows development in excess of the square footage limit for a planning area, he or she must comply with the procedure set forth in Section 9-33-7 of this ordinance.

c. For purposes of this section, the limits on gross leasable square footage refers to the area as it is defined in Section 1-2-1. The square footage contained in parking structures shall not be counted in determining whether or not a proposal conforms with the gross leasable square footage limits.

d. This provision shall not apply to residential development in the 4.7C District.

3. Setbacks.

a. Building setbacks from streets.

(1) Minimum building setbacks from streets shall be measured from the curb face and shall comply with the following standards:

(a) Thruways and parkways: Minimum of 18 feet except at designated entry points to communities, neighborhoods and environmental areas.

(b) Thruways and parkways at entry points: Minimum of 24 feet or as otherwise approved in design review process, for purposes of safety, visual impact and identification of community and environmental areas.

(c) Community collector with no median strip: Minimum of 18 feet.

(d) Community collector with 14-foot-wide median strips: Minimum of 12 feet.

(e) Local collector: Minimum of 12 feet where abutting side or rear property lines and minimum of 10 feet where abutting front property lines.

(f) Local (public or private): Minimum of eight feet.

Residential uses (4.7C only)

(g) Alton Parkway, Barranca Parkway, and Irvine Center Drive: Minimum of 30 feet except at designated entry points to communities, neighborhoods and environmental areas.

(h) Alton Parkway, Barranca Parkway, and Irvine Center Drive at entry points: Minimum of 30 feet or as otherwise approved in design review process, for purposes of safety, visual impact and identification of community and environmental areas.

(i) Loop road with no median strip: Minimum of 20 feet.

(j) Loop road with 14-foot-wide median strip: Minimum of 20 feet.

(k) Service grid: Minimum of 18 feet where abutting side or rear property lines and minimum of 15 feet where abutting front property lines.

(l) On- and off-ramps to SR-133: Minimum of 20 feet.

(2) For purposes of this section, the roads within Irvine Spectrum Center shall be classified as follows:

(3) Parking structures shall have an additional 10 feet beyond the required setback for those portions of the structures which have parking areas along the exterior wall on the ground floor. The streetside setback may be the same as is noted for buildings in Subsection 3.a(1) for those portions of the structure which have retail or office uses along the exterior wall on the ground floor.

(4) These regulations require that the alignment of the transit corridor shall be determined prior to the approval of the first tentative map. It is intended that this alignment will parallel one or more of the streets through Irvine Spectrum Center. After this alignment is determined, the building setback along this alignment shall be a minimum of 40 feet from the curb face.

b. Interior lot line setback.

(1) Zero setback shall be permitted (for nonresidential uses only).

(2) For residential uses (in 4.7C only):

Five feet minimum if adjacent use is residential;

Ten feet minimum if adjacent use is nonresidential;

Fifty feet minimum from ultimate freeway mainline right-of-way line.

4. Maximum site coverage. Maximum site coverage shall be determined as follows:

Parking structures shall be subject to the same extent of site coverage.

5. Maximum building height.

a. The building height shall be determined at Master Plan or conditional use permit review.

6. Streetside landscape. Landscaping in the parkways and setback areas shall consist of an effective combination of trees, ground cover, and shrubbery and may include such items as sidewalks, bike trails, access driveways, allowed signs, flagpoles, fountains, lights, bus shelters, transit stations and other similar appurtenances.

7. Parking requirements.

a. A minimum of 15 percent of the total off-street surface parking areas shall be landscaped with a mixture of shrubs, ground cover and other plant material as determined at the time of Master Plan review. Not applicable to spaces within a parking structure per Section 3-15-7.C.

b. The minimum number of parking spaces required shall be as required in Division 4 of this zoning ordinance; except that in buildings with four or more stories, the square footage used to determine parking requirements shall not include the area used for elevator shafts, elevator lobbies, mechanical equipment and stairwells (this exception does not apply to residential structures).

c. All other requirements shall be as per Division 4 of this zoning ordinance.

8. Affordable housing. Applications for residential development shall demonstrate compliance with the Housing Element of the General Plan and City Council Resolution No. 91-28 or subsequent resolution. The master plan will be conditioned to assure compliance with the Housing Element.

9. Trails. In conjunction with applications for conditional use permits for residential development authorized by zone change (00382341-PZC) the applicant shall be required to provide a plan for signs to be installed at the intersection of on-street bike lane and portion of the Class 1 trail along the portion of the San Diego Creek Channel within Planning Area 33. The purpose of these signs will be to provide directions to trail users indicating the appropriate path of travel to the I-405 undercrossing and the ultimate connection of the trail into Planning Area 39.

10. Libraries. In the event a City-wide library impact fee is adopted and in force, the developer shall pay this fee prior to issuance of building permits for new development.

11. Jeffrey Open Space Trail improvement funding. Prior to the approval of a conditional use permit for any residential units on Lots 105 and/or 107/108 the landowner shall enter into an agreement with the City of Irvine and provide up to $246,000 in improvement funds to be used solely for the construction of the planned Jeffrey Open Space Trail (JOST) pedestrian/bicycle over-crossing of the I-5 Freeway. The agreement shall include a funding schedule (including an option to post a bond as security for funds) based upon phasing of actual residential construction on each individual site.

12. iShuttle expansion. Prior to the issuance of the occupancy permits for residential development on Lots 105, 107 and/or 108 the applicant shall, in cooperation with City representatives, submit and have approved by the City Council an iShuttle expansion plan to increase iShuttle service in the near term within Spectrum and the Great Park. The plan will assess and make recommendations relative to (a) introducing a new weekend or event service connecting the Irvine Station to the Great Park, (b) increasing and/or modifying peak hour weekday service to Spectrum residential and employment areas and (c) adding off peak weekday and/or weekend service for residential, retail and/or employment areas in Spectrum. The plan will include a financing plan for operation of the recommended service additions. The applicant's financial contribution is limited to the development of the expansion plan and $500,000 toward the capital, operations and maintenance of the City's iShuttle program within Spectrum and for any interim stop costs at or near the Irvine Transportation Center providing service to the Great Park. Any Spectrumotion contribution over and above present funding levels to the Spectrum iShuttle program up to $100,000 will be a credit towards the $500,000 financial cap.

D. Garden commercial (Area 4.8).

1. Site requirements. Minimum site size shall be 10,000 square feet. Sites of 20,000 square feet or greater may contain parcels smaller than 10,000 square feet for the purposes of condominium ownership, ground leases or financing.

2. Gross leasable square footage. Limits on gross leasable square footage have been established. At the time a Master Plan is submitted for a planning area, the proposal shall comply with the procedure set forth in Section 9-33-7 of this ordinance.

3. Setbacks.

a. Building setbacks from streets.

(1) Minimum building setbacks from streets shall be measured from the curb face and shall comply with the following standards:

(a) Thruway and parkway: Minimum of 38 feet except at designated entry points to communities, neighborhoods and environmental areas.

(b) Thruway and parkway, at entry points: Minimum of 44 feet or as otherwise approved in the design review process, for purposes of safety, visual impact and identification of community and environmental areas.

(c) Community collector with no median strip: Minimum of 38 feet.

(d) Community collector with 14-foot-wide median strip: Minimum of 32 feet.

(e) Local collector: Minimum of 32 feet where abutting side or rear property lines and minimum of 30 feet where abutting front property lines.

(f) Local (public or private): Minimum of 28 feet.

(2) Building setbacks adjacent to freeways shall be a minimum of 50 feet as measured from the ultimate freeway right-of-way line.

(3) These regulations require that the alignment of the transit corridor shall be determined prior to the approval of the first tentative map. It is intended that this alignment will parallel one or more of the streets through Irvine Spectrum Center. After this alignment is determined, the building setback along this alignment shall be a minimum of 40 feet from the street right-of-way.

b. Interior lot line set back. Minimum of 20-foot setback from interior lot lines.

4. Maximum site coverage. Up to 100 percent of the area within the required setbacks may be used for building site coverage. Parking structures shall be included in determining the extent of site coverage.

5. Maximum building height. The building height shall be determined at Master Plan or conditional use permit review.

6. Streetside landscape. The area between the curb face and the building setback line shall be landscaped except in cases where parking lots are adjacent to the street right-of-way. In these cases, the paved surface of the parking area shall be separated from the street right-of-way by a landscaped area having a dimension of not less than 10 feet. Landscaping in these areas shall consist of an effective combination of trees, ground cover, and allowed signs, flagpoles, fountains, lights, bus shelters, transit stations and other similar appurtenances.

7. Parking requirements.

a. The minimum number of parking spaces required shall be as identified in Division 4; except that in buildings with four or more stories, the square footage used to determine parking requirements shall not include the area used for elevator shafts, elevator lobbies, mechanical equipment and stairwells.

b. All other requirements shall be as per Division 4 of this zoning ordinance.

(Code 1976, § V.E-833.5; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 95-3, § 3G, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-03, § 3, 2-9-99; Ord. No. 03-27, § 7, 9-9-03; Ord. No. 06-04, § 3, 3-14-06; Ord. No. 06-05, § 6, 6-27-06; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 12-11, § 5(Exh. A), 7-24-12; Ord. No. 23-21, Exh. A, 10-24-23)

A. Overview. Because of the variety of the uses proposed for Irvine Spectrum Center, it is necessary to create a review process which provides the City of Irvine with adequate review procedures for future development while providing the applicant with timely direction during the review of the project.

B. Analysis of circulation improvements. Prior to the submittal of the first tentative map for Irvine Spectrum Center, the applicant shall submit an analysis of circulation improvements which will be required as a result of development. This analysis shall address phasing of necessary major improvements. It shall be reviewed by the Planning Commission prior to approval by the City Council. Each time a tentative map is submitted for approval, the analysis shall be updated and then used to identify appropriate conditions of approval.

C. Tentative map. A tentative map shall be submitted prior to or in conjunction with the Master Plan for each planning area. The tentative maps may encompass more than one planning area. The submittal and review procedure for the tentative maps shall be in accordance with the Irvine subdivision ordinance, Title 5, Division 5 of the Irvine Municipal Code.

D. Transfer of gross leasable square footage.

1. The Director of Community Development shall maintain a chart which lists the amount of gross leasable square footage assigned to each of the planning areas in Irvine Spectrum Center, the amount approved for development as part of Master Plan or zoning compliance review, and the amount available for transfer to other planning areas.

2. If an applicant intends to submit a Master Plan which shows development in excess of the square footage limit, the applicant must identify other planning areas which have excess square footage which could be transferred and provide a legal document signed by the applicant and the landowner(s) of the contributing planning area(s) agreeing to the transfer. This document shall be designed to run with the land and shall be reviewed and approved by the City Attorney prior to approval of the transfer. This document shall provide a restriction against the development rights of the contributing site when these rights have been transferred to the receiving site. Each transfer shall be approved by the Director of Community Development prior to submittal of the Master Plan. In transferring, the amount of square footage remaining in each of the planning areas which contributed must be equivalent to at least 10,000 square feet per acre. Once a transfer is approved, the chart listing the units of gross leasable square footage shall be revised to reflect the transfer.

E. Master Plan review. A Master Plan shall be submitted prior to development within a planning area. Master Plan review will delineate the specific program uses, design standards and site layout for each planning area. Master Plans shall be submitted to the Planning Commission. The Planning Commission shall review the Master Plan for conformance with the approved zoning regulations for Irvine Spectrum Center. The applicant shall submit the Master Plan in the form of a design program which shall indicate the following information:

1. Lot or site dimensions.

2. Location and configuration of common areas.

3. All buildings and structures, to include proposed use, location and approximate size and height ranges.

4. Side yards and distance between buildings.

5. Perimeter walls and fences, to include location, height and materials.

6. Off-street parking, to include location, number of spaces (regular and compact), dimensions of parking area and internal circulation pattern.

7. Pedestrian, bicycle, vehicular and service circulation, including points of ingress and egress to the site.

8. Loading areas, to include location, number of spaces, and internal circulation.

9. The general character and configuration of the exterior lighting plan for the entire area.

10. The location and general nature of landscaping elements, including streetscape plans and freeway edge treatment, if applicable.

11. Maintenance cost projections.

12. The location and configuration of refuse disposal facilities.

13. Street circulation patterns and design.

14. An architectural program for the individual planning area submitted.

15. Provisions for security and fire protection as they relate to the site plan.

16. Any other information deemed necessary by the Director of Community Development.

F. Sign program for center identification. Prior to approval of the first zoning compliance review, the applicant shall submit a comprehensive program for any center identification, directional and future facility signs. This program shall include the location, dimensions, materials and colors for the proposed signs.

G. Sign program. A sign program indicating the general design, size, location and method of illumination for signs shall be submitted prior to issuance of building permits.

H. Revisions to the limit on gross leasable square footage assigned to planning areas. If the boundaries of the planning areas are modified because of changes to the configuration of the circulation system or for other reasons, the limit on gross leasable square footage assigned to the planning areas may be adjusted by the Director of Community Development.

(Code 1976, § V.E-833.6; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 95-3, § 3G, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-03, § 3, 2-9-99; Ord. No. 00-02, § 4, 2-8-00; Ord. No. 04-03, § 3, 2-24-04; Ord. No. 09-02, § 3, 3-24-09)

A. Regardless of the provisions of this text, no construction shall be allowed within the boundaries of Irvine Spectrum Center except that which complies with all provisions of the applicable building codes and the various mechanical codes related thereto.

B. Any land use proposal not specifically covered by this plan and its text shall be subject to the regulations of the City of Irvine Zoning Code. Whenever the regulations contained in this text conflict with the regulations of the City of Irvine zoning ordinance, the regulations for Irvine Spectrum Center shall take precedence.

C. Within Irvine Spectrum Center, the continued use of the land for agricultural purposes with uses, structures and appurtenances accessory thereto shall be permitted subject to the provisions of the agricultural land use category of the City of Irvine zoning ordinance.

D. Grading will be permitted within Irvine Spectrum Center outside of an area of immediate development upon the securing of a grading permit. Required grading information shall be submitted to the Director of Community Development for his or her approval. At the time of actual development of any portion of Planning Area 33, a complete report of a preliminary engineering geology and soil engineering investigation showing evidence for a safe and stable development is to be submitted with the tentative tract map. The recommendations by the engineering geologist and soil engineer shall be incorporated into the grading plan design prior to grading permit approval. The soil engineer and engineering geologist must certify the stability of the site prior to issuance of building permits.

E. The height of all buildings and structures shall not exceed FAA criteria and shall be reviewed and approved at the time of Master Plan review.

F. Water service and sewage disposal facilities within Irvine Spectrum Center shall be furnished by the Irvine Ranch Water District.

G. The property lies within the boundaries of the Orange County Master Plan of drainage for the East Irvine area. The plan, when completed, will be administered for the City of Irvine by the Orange County Flood Control District. Developers of the land will be required by the City to participate in this Master Plan in a manner meeting the approval of the Chief Engineer of the Orange County Flood Control District. Said participation may include the construction of Master Plan facilities or the dedication of right-of-way.

H. Detailing of the location of the 60 CNEL line relative to Phase II development shall be made at Phase II conceptual design review hearings.

I. For the conceptual design review hearing, the EIR information will be updated to the level of specificity which is equivalent to that level of information which is generally required for that process.

J. Prior to the approval of the conceptual urban design plan, the applicant shall submit data from a qualified archaeologist/paleontologist determining the significance of the sites and making recommendations for salvage and/or preservation. The data submitted shall also designate which sites will be destroyed by the project as proposed, which sites can be built upon and still be preserved, and which sites are significant enough to salvage. The archaeologist shall be notified of and review the test borings done by the soils engineer.

K. Prior to the submission of the conceptual urban design plan, a plan of drainage shall be prepared in conjunction with that required for the IIC-East which meets the approval of both the Orange County Flood Control District and the City of Irvine.

L. The applicant shall pay a deposit commensurate with that which is charged for a zone change for the processing of the conceptual urban design plan.

M. Reserved.

N. The interiors of nonresidential structures shall be sound-attenuated from exterior noise to meet the following intrusive interior noise criteria:

Note— Leq (12) is the energy average noise level for the 12-hour period from 7:00 a.m. to 7:00 p.m.

O. The interiors of motel and hotel structures shall be attenuated from exterior noise in conformance with Title 25 of the California Administrative Code.

P. Prior to the issuance of building permits, a noise study demonstrating the Leq (12) based on the measured noise level not exceeded by 95 percent of the field mirror practice landing operations over the site and the effectiveness of the proposed construction techniques for meeting the criteria established in Subsection N shall be submitted to the Director of Community Development.

Q. The area adjacent to the freeway mainline right-of-way lines, excluding on- and off-ramps to SR-133, lines shall be landscaped to a depth of approximately 30 feet. The exact depth shall be determined during Master Plan review. Landscaping for these areas shall consist of an effective combination of trees, ground cover and shrubbery, and may include such items as sidewalks, access driveways, allowed signs, flagpoles, fountains, lights and other similar appurtenances.

R. During development case review for the regional shopping center, the applicant shall indicate an area within the center for use by the Irvine Public Safety Department. Prior to approval of final site plans, the applicant and the City shall come to an agreement on how the City is to obtain this space. The plans and agreement shall be reviewed by the Director of Public Safety to ensure they conform to the Department's requirements.

S. Prior to or in conjunction with the submittal of the first tentative map for Irvine Spectrum Center, the applicant and the City shall come to an agreement on the location and size of a maintenance station to service Irvine Spectrum Center. This agreement shall be reviewed and approved by the Director of Public Works.

T. Prior to the approval of the first tentative map for Irvine Spectrum Center Phase II, the applicant and the City shall determine the alignment of the Transportation Corridor and identify locations of transit stops. The alignment and transit stop locations shall be reviewed by the Planning Commission and approved by the Director of Public Works prior to this determination. The alignment shall appear as an easement/reservation for future dedication on all subsequent tentative maps where applicable.

U. Prior to or in conjunction with the submittal of the first tentative map for Irvine Spectrum Center, the applicant shall submit a Master Plan of bicycle trails to be reviewed and approved by the Planning Commission. The Master Plan shall show the regional level and "backbone" system. As part of this system, an alignment for a Class I bicycle trail through Irvine Spectrum Center shall be shown to ensure consistency with the City's adopted General Plan unless the General Plan has been amended so that the trail classification has been changed. In any event, the Master Plan shall be consistent with the General Plan in effect at the time the Master Plan is submitted. Internal or local trail systems shall be approved in conjunction with each site plan and corresponding tentative map, where such a map is required.

V. Prior to or in conjunction with the submittal of the first tentative map for Irvine Spectrum Center, the applicant shall submit a plan showing riding and hiking trail connections, which shall be consistent with the then-adopted General Plan for such trails.

W. Prior to or in conjunction with the submittal of the first tentative map for Irvine Spectrum Center, the applicant shall submit a Master Plan showing potential bus stops and bus shelters for review and approval by the Planning Commission.

X. Prior to the submittal of the first tentative map for Irvine Spectrum Center, the applicant shall submit an analysis of circulation improvements which will be required as a result of development. This analysis shall address phasing of necessary major improvements. It shall be reviewed by the Planning Commission prior to approval by the City Council. Each time a tentative map is submitted for approval, the analysis shall be updated and then used to identify appropriate conditions of approval. A report on the status of circulation improvements shall be prepared on an annual basis from the date of approval for the first tentative map in Irvine Spectrum Center and submitted for the City Council's review.

Y. At the time of filing parcel maps abutting the freeway near the proposed site, the City may require the developer to landscape the adjoining freeway if the State concurs with this requirement and if the State agrees to maintain the landscaping.

Z. Prior to the approval of any tentative map for Irvine Spectrum Center, the feasibility of the development agreement shall be investigated to ensure projected revenues to the City and reduce uncertainties related to the development from both the viewpoint of the developer and the City. The analysis and recommendations shall be reviewed by the Planning Commission and accepted by the City Council prior to the approval of any tentative map for Irvine Spectrum Center.

(Code 1976, § V.E-833.7; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 95-3, § 3G, 4-25-95; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 99-03, § 3, 2-9-99; Ord. No. 00-02, § 4, 2-8-00; Ord. No. 04-03, § 3, 2-24-04; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 23-21, Exh. A, 10-24-23)