Irvine Municipal Code Ch. 9-5 Planning Area 5 (northwood Point)

(See Planning Area 5 map following Section 9-5-3.)

(Code 1976, § V.E-805.1; Ord. No. 91-20, 11-12-91; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02)

Planning Area 5 is located in the northern portion of the City. Boundaries include Culver Drive to the west, Jeffrey Road to the east, Portola Parkway to the north and Irvine Boulevard to the south. The Northwood Point community is comprised of Areas 1.5, 2.2, 2.3 and 2.4. A new, unnamed community encompasses Area 2.3I.

(Code 1976, § V.E-805.2; Ord. No. 91-20, 11-12-91; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02)

*Precise acreage encompassing the zoning land use reserve designations is conceptual, and corresponds to Figure 8-2B of Chapter 8-2 of the City zoning ordinance. Additionally, the land use reserve building intensity standards are correlated to Figure 8-2B.

**Presently there is a 20-acre middle school site owned by the Irvine Unified School District located within area 2.3I. If the planned middle school is relocated outside of area 2.3I, then residential uses will be permitted in its place. However, the maximum total of 1,900 dwelling units within area 2.3I cannot be exceeded.

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 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. Additionally, unallocated dwelling units in Planning Area 4 cannot be transferred between sectors per an existing development agreement.

2 See Section 9-0-3.C, Building Intensity Standards.

(Code 1976, § V.E-805.3; Ord. No. 91-20, 11-12-91; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 00-12, § 4.A, 10-24-00; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 10-04, § 3, 4-13-10; Ord. No. 12-09, § 3(Exh. A), 5-22-12)

[Figure]

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

Notes:

(1) Interim use.

(2) Community parks: P.

(3) Only in public parks.

(4) See Chapter 9-14 for specific provisions.

(5) To be deed restricted at TTM.

(6) Caretaker's quarters only.

(7) A private school for adults (18 years and older) that proposes to locate in an existing permanent building and meets all the general development standards will require an administrative use permit (AUP).

(8) An alternative school that proposes to locate in an existing permanent building and meets all the general development standards will require an administrative use permit (AUP).

(Code 1976, § V.E-805.4; Ord. No. 91-20, 11-12-91; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 00-12, § 4.B, 10-24-00; Ord. No. 18-05, Exh. A, 4-24-18; Ord. No. 25-18, § 2(Exh. A), 6-24-25; Ord. No. 25-22, 9-9-25)

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

Notes:

(1) Architectural features may be permitted to exceed maximum building heights.

(2) May be increased if required for sound attenuation. Setback for City streets and private drives will be measured from curb face.

(3) Subject to California Building Standards Code.

(4) Ten feet plus two feet for every five feet in height over 30 feet.

(5) Setback equals two times the height of the building.

(6) For church uses, maximum building height is 50 feet and architectural features may be permitted to exceed maximum building heights.

Individual residential projects in Medium Density Category 2.3I may exceed 12.5 dwelling units/net acre. However, no individual project may exceed 31.0 dwelling units/net acre and the overall density within 2.3I cannot exceed 12.5 dwelling units/net acre. For projects within Area 2.3I, the actual net density of individual projects will determine the development standards to be applied according to sections 3-37-13, 3-37-14, and 3-37-15 as applicable.

Individual residential projects in Medium Density Category 2.3I may exceed 12.5 dwelling units/net acre. However, no individual project may exceed 31.0 dwelling units/net acre and the overall density within 2.3I cannot exceed 12.5 dwelling units/net acre. For projects within Area 2.3I, the actual net density of individual projects will determine the development standards to be applied according to Sections 3-37-13, 3-37-14, and 3-37-15 as applicable.

(Code 1976, § V.E-805.5; Ord. No. 91-20, 11-12-91; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 00-12, § 4.C, 10-24-00; Ord. No. 02-09, §§ 1—7, 6-11-02)

A. Land use.

1. Residential.

a. The affordable housing implementation plan submitted as part of the development agreement for this planning area sets forth the affordable housing program for this community and the regulatory means for City monitoring.

2. Reserved.

3. Institutional.

a. Four acres of potential institutional land uses have been designated with Final Tract Map 14540. Land uses allowed in these four acres shall be consistent with County Ordinance No. 3893, as well as County Area Plan AP92-002P, as amended by Area Plan Amendments PA94-0124 and PA95-0050.

B. Public and private facilities.

1. Open space dedication—Method of conveyance.

a. An irrevocable offer of dedication to the City of Irvine for the Hicks Canyon Wash open space spine has been accepted by the City and recorded.

b. An irrevocable offer of conveyance by grant for "The Sinks," Preservation Area D of the City of Irvine General Plan, has been granted to the County of Orange and recorded. The offer shall be accepted no sooner than 90 days following issuance of building permits for 75 percent of the development for Planning Area 5 or the completion of development in Planning Area 5, whichever occurs first.

c. An agreement increasing, by an additional 25 feet in average width, Parcel S-4 of the Jeffrey Open Space Spine, as identified in conservation/open space element objective L-8, implementing action D-4, beginning at a point from the I-5 (Santa Ana) Freeway extending in a northerly direction to the Lomas de Santiago Hills, has been approved by the County of Orange and executed. This additional 25 feet in width amounts to approximately 12 acres of additional open space in this segment of the Jeffrey Open Space Spine. Implementation of this additional open space shall occur with the dedication of Parcel S-4 as outlined in objective L-8, implementing action D-4, of the conservation/open space element.

2. Hicks Canyon Wash open space spine.

a. Final Tract Maps 14916 and 14540 establish Hicks Canyon Wash open space spine lettered lots.

b. Hicks Canyon open space shall be a minimum width of 100 feet measured in a northerly direction from the centerline of the wash and shall include areas immediately adjacent to the wash between Culver Drive and Portola Parkway consistent with Final Tract Maps 14916 and 14540. Where houses along the south side of the wash are located within 25 feet of the centerline of the wash, the width of the open space on the north side shall be increased through the use of a wider spine, or location of a park, greenbelt paseo or other design features. Also, the landscape plan along the wash shall incorporate additional plantings of trees and shrubs in these areas to assure adequate screening between the existing and proposed residences. In the event that no public agency will accept the open space spine and trails, then any new trails may be deleted from the spine and the hardscape setback reduced.

c. Building setbacks shall be measured from the lettered lots that comprise the northerly edge of the open space spine.

d. Development of the Hicks Canyon Wash open space spine shall be in conformance with County Area Plan Amendments PA94-0124 and PA95-0050.

e. The design of the Hicks Canyon Wash open space spine shall demonstrate the following:

(1) The character of the open space spine will be consistent with the natural wooded character of the wash using the following.

(2) If feasible, incorporate the existing vegetation into the final design of the wash:

(a) All proposed landscape within the open space spine shall be consistent with the sustainability in landscaping ordinance.

(b) Replace vegetation lost in the existing habitat as a result of the extension of Yale Avenue or other improvements.

(c) Vegetation shall be introduced to the north side of the open space spine paralleling the existing wash and habitat.

(d) Vegetation shall be introduced to both sides of the open space spine as it is extended from its present eastern terminus to its future intersection with Portola Parkway.

(e) Native vegetation may be used to landscape both the south and north sides of the open space spine, subject to City standards.

f. In conjunction with the submittal of applications for any tentative tract map, conditional use permits or code compliance for developments adjacent to the wash on Lots 10,12 and 13 on Final Tract Map 14540, the applicant shall:

(1) Provide a plan showing the interface between the proposed development and Hicks Canyon Wash open space spine. The proposed developments shall:

(a) Architecturally provide for visual relief to reduce a row or tunnel effect.

(b) Demonstrate that walls/fences built adjacent to the wash utilize a combination of materials preserving a reasonable degree of security and privacy while optimizing the view of the open space spine (such as wrought iron and a solid material).

(c) Provide convenient, inviting and direct pedestrian and bicycle access points along the spine to adjacent land uses.

(2) Lots 10,12, and 13 of Final Tract Map 14916 have fully satisfied the requirements in Subsection f(1) and no further plans are required for these lots.

g. The applicant has entered into an agreement and has posted security for a period of 10 years, guaranteeing 150 percent of the cost of the design, engineering and construction and inspection of the riding and hiking trail within the Hicks Canyon Wash open space spine. The design of the trail shall incorporate the recommendations for grade-separated crossings as prescribed by the engineering feasibility study, required by special development requirements. In the event an assessment district is formed which includes financing of the trail, the bond shall be exonerated.

h. Prior to issuance of 100 percent of the building permits for the total number of units on Lots 10, 12, and 13 of Final Tract Map 14916, construction of the bicycle and riding and hiking trails between Culver Drive and Yale Avenue within the Hicks Canyon Wash open space spine shall be under construction. Prior to the issuance of 100 percent of the building permits for the total number of units on Lots 10, 12 and 13 of Final Tract Map 14540, construction of the bicycle and riding and hiking trails between Yale Avenue and Portola Parkway shall be under construction.

3. Parks.

a. Plans for the public neighborhood park (Lot 9 of Final Tract Map 14540) and private parks (Lot 4 of Final Tract Map 14916 and Lot 8 of Final Tract Map 14540) have been approved by the County of Orange. Irrevocable offers of dedication to the City of Irvine for the public neighborhood parks have been accepted by the City of Irvine and recorded.

b. The community park dedication requirements for this planning area will be satisfied by the dedication of park land in either Planning Area 1, 2, 4, or 5 or as otherwise approved by the City. The location of and timing for community park dedication shall be established through terms of the annexation and development agreement between the City and the landowner for Northwood 5.

c. The applicant shall provide a plan showing the design of pedestrian, bicycle and equestrian trails within the Hicks Canyon Wash open space spine, including convenient direct access to the public park located on Lot 11 of Final Tract Map 14540. Special features should be incorporated into equestrian trail designs to restrict horses from entering parks.

d. The public neighborhood park adjacent to the Hicks Canyon Wash open space spine shall be designed to encourage a passive use. The design of this park should consider, but not be limited to, the following: amenities such as restrooms, picnic tables, benches, water features (i.e., fountains, ponds), drinking fountains, bicycle racks, pedestrian walkways, shade trees, canopy areas, tot lot, and grass mound areas for sitting or lying.

e. The design of the facilities for the neighborhood park and adjacent elementary school site shall be coordinated to the extent possible.

f. In conjunction with the submittal of applications for any tentative tract map, conditional use permit or code compliance for development, the applicant shall demonstrate that particular attention has been given to the interface between residential units and adjacent park sites. The design of these units should consider, but not be limited to, the following:

(1) Orientation of the front of the units toward the parks, to take advantage of the view and open space opportunities presented.

(2) Where possible, visual access to the parks shall be provided. Visual access shall be encouraged through the use of creative wall and fence designs. Wall and fence designs shall utilize a combination of materials to preserve a reasonable degree of security, while optimizing the view of the parks.

(3) Where possible, physical access to the parks shall be provided. Consideration shall be given to pedestrian/bicycle circulation such that safe, convenient and direct public access points from a residential development to an adjacent park are accomplished.

4. Schools.

a. One elementary school site shall be reserved in Planning Area 5 for development by the Irvine Unified School District. The exact location, configuration, size, and total acreage of the 10-acre school site has been identified on Final Tract Maps 14540 and 14916. In the event that the IUSD Board determines that the site reserved for a school is not needed, or is deemed inappropriate for such development, then this site may be developed in accordance with the underlying zoning of the property. However, approval of such development shall not occur without a written letter of agreement from the IUSD Board indicating that the site is no longer needed for school development and is therefore released by the district.

b. Consideration shall be given to the following when locating the future school site:

(1) The elementary school should be centralized within the community node area. The community node area is located within the boundaries of the loop road of Northwood 5.

(2) The elementary school should be located adjacent to and have common recreational facilities with the public park.

(3) Safe, convenient, pedestrian and bicycle access to and from the elementary school, connecting neighborhoods, and parks shall be maximized.

5. Child care.

a. The need for child care facilities shall be recognized in the development of Planning Area 5. Based upon 2,885 units and the ultimate projected population for this planning area, the City has identified a goal of providing slots for a minimum of 208 children.

b. Lot 7 of Final Tract Map 14540 (1.4 acres) has been designated for potential use as a child care center to meet the above goal.

c. In conjunction with the submittal of applications for any conditional use permit for development of child care centers, the applicant shall demonstrate that safe, convenient access from the child care centers to nearby parks, schools, and neighborhoods will be provided.

6. Eucalyptus windbreaks preservation.

a. Eucalyptus windbreaks are an important cultural and environmental resource to the community and shall be an integral part of the community design of the planning area. Preservation of the existing windbreak trees shall be the goal for the planning area. Development applications shall address windbreak preservation goals by utilizing the windbreaks to enhance the aesthetic character and environmental quality of the planning area to the greatest extent possible. Improvements shall be planned and designed to accommodate windbreak preservation and maintenance wherever feasible.

b. Prior to approval of any applications for development which contain windbreaks, the applicant shall demonstrate compliance with the City eucalyptus windrow preservation policy as contained in City Council Resolution No. 81-7 and/or amendments adopted thereto, including amendments to City policies and/or ordinances relating to eucalyptus windbreak preservation and/or maintenance. All trees within the windbreaks shall be maintained as required by the policy until tree removal permits have been issued.

c. In conjunction with the submittal of applications for development which include windbreaks (including, but not limited to, tentative maps, Master Plans, wall and streetscape plans, conditional use permits, improvement plans, grading plans, preapplications, and landscape plans), the following shall be provided:

(1) Windbreaks shall be depicted along with the tagged identification number of each tree.

(2) A report shall be prepared by a certified arborist. A previous report may suffice only if the previous report is no greater than three months old at the time the development application is submitted to the City. The report shall include evaluations regarding each tree location, physical and structural conditions, and recommendations regarding tree maintenance, protection during construction and preservation, to minimize impacts to the trees resulting from the proposed development.

(3) Windbreak trees proposed for removal shall be shown on plans for discretionary development case applications and accompanied by an application for a tree removal permit.

d. Windbreak trees not approved for removal in conjunction with discretionary development case applications shall be preserved. Individual tree removals will require a tree removal permit. The application for the tree removal permit shall be in conformance with City Council Resolution No. 81-7 and/or amendments adopted thereto, including amendments to City policies and/or ordinances relating to eucalyptus windbreak preservation and/or maintenance. The permit shall be approved by the Director of Community Development.

C. Circulation.

1. Streets.

a. The circulation system for Planning Area 5 consists of Culver Drive as a thruway (major highway), Portola Parkway as a thruway (major highway), Yale Avenue from Portola Parkway to Arborwood as a collector (commuter highway), and Meadowood as a divided collector (divided commuter). Final street plans have been approved by the County of Orange.

b. Circulation improvements shall be completed in accordance with the Northwood Point traffic analysis dated April 1993 adopted by the County of Orange.

c. Accesses to the commercial site shall be designed to provide adequate distance for storage of vehicles entering and exiting during the peak hours, measured from the property line to the first aisle entrance.

d. Prior to occupancy of each phase of Planning Area 5, the applicant shall be responsible for construction of all the improvements identified in the master tentative tract map traffic study for each phase of the project. These improvements shall be implemented in accordance with the following schedule in a manner meeting the approval of the Director of Public Works, in consultation with the Director of Community Development.

(1) Stage 1 improvements.

(a) The applicant has entered into an intersection improvement agreement, dated April 25,1995, with the County of Orange to fund the improvements at identified intersections, on a fair share basis. Funding for the applicant's fair share obligation shall be provided in accordance with this agreement.

(b) Prior to the issuance of the first building permit, the subdivider shall initiate the design of Portola Parkway from Jeffrey Road to Culver to major arterial standards with dual left turn lanes at Culver and an exclusive right-turn lane from northbound Culver to eastbound Portola. The subdivider shall also initiate the design of Culver Drive from its current terminus to Portola Parkway.

(c) Concurrent with the opening of model homes, Culver Drive shall be completed as a two-lane road consisting of a minimum of 24 feet of pavement and eight-foot graded shoulders from Irvine Boulevard to the intersection of Meadowood.

(d) Prior to the issuance of any building permit exceeding 1,000 dwelling units, the construction of Portola Parkway as a two-lane road consisting of a minimum of 24 feet of pavement and eight-foot graded shoulders between Jeffrey Road and Jamboree Road must commence, with the goal of completion of Portola Parkway between Culver Drive and Jamboree Road prior to the issuance of the 1,547th building permit. However, no building permit will be issued for the 1,547th unit unless Portola Parkway between Jeffrey Road and Culver Drive, and Culver Drive between Portola Parkway and "A" Street, are open to traffic as two-lane roads. Also, Yale Avenue between Portola Parkway and Meadowood (westerly loop segment) must be open to traffic.

(e) Any interior road (i.e., Meadowood, Yale Avenue) must be completed to the project's access point prior to the issuance of certificates of use and occupancy for that project.

(f) Prior to the issuance of certificates of use and occupancy for any units in excess of 500 dwelling units, intersection improvements consistent with Stage 1 requirements (per traffic study dated April 21, 1993) at Culver/Irvine and Bryan/Culver must be completed.

(2) Stage 2 improvements.

(a) Prior to the issuance of any building permit in Stage 2 (in excess of 1,546 dwelling units), the construction of Culver Drive widening to five lanes from Trabuco to Portola must commence. The applicant shall enter into an agreement and provide financial security with the County for the construction and participate in an assessment district.

(b) Prior to the issuance of any building permits in excess of 2,250 dwelling units (cumulative Stage 1 and Stage 2), construction of Portola Parkway as a four- lane road between Culver Drive and Jamboree Road and widening of Portola Parkway to its ultimate six lanes between Jeffrey Road and Culver Drive must commence. The applicant shall enter into an agreement and provide financial security with the County for the construction or participate in an assessment district.

2. Streetscapes.

a. Streetscape themes for this planning area have been established in County Area Plan AP92-002P, as amended by Area Plan Amendments PA94-012 and PA95-0050.

b. In conjunction with the submittal of applications for tentative tract maps, and/or conditional use permits, the applicant shall submit a plan addressing enhancement of entry view corridors.

Design treatments which enhance project entries through the use of raised medians, additional landscaping, landscape theme, and location of recreational amenities along these view corridors shall be encouraged. Entry view corridors terminating at blank walls and/or blank elevations shall be discouraged.

3. Pedestrian circulation.

a. Pedestrian circulation within Planning Area 5 is an integral part of the community design of the planning area. To encourage circulation, the application shall establish safe, direct and convenient pedestrian access between various land uses.

b. Pedestrian circulation shall include, but not be limited to, the following:

(1) Pedestrian circulation between Planning Area 5 and the Village of Northwood (Planning Area 8), including existing Northwood retail services.

(2) Direct access to encourage pedestrian movement between individual residential neighborhoods and the Hicks Canyon Wash open space spine, the community node, parks, schools, institutional uses, Culver Drive, Portola Parkway and Yale Avenue, and the commercial center. Pedestrian movement and access shall be convenient, direct and built to City design standards for safety.

(3) Pedestrian access to and across (north to south) the open space spine.

(4) Pedestrian accessways between individual neighborhoods and the community node with major paseos, where appropriate.

(5) Design of pedestrian circulation along Yale Avenue, Portola Parkway, and Culver Drive, including access from the residential and commercial uses to Culver Drive, Portola Parkway, and Yale Avenue.

(6) Lots 2, 3, 5, 6, 8, 9,10, 11,12,13, and 15 of Final Tract Map 14916 and Lots 2, 3, 4, and 5 of Final Tract Map 14540 have fully satisfied the above requirements.

c. Bus stop locations have been identified on the pedestrian circulation plan included in County Area Plan AP92-002P, as amended.

d. If a future high school and/or community park is developed north of Portola Parkway, the applicant shall provide a signalized crossing of Portola Parkway at Yale Avenue to provide convenient and safe access to the community park and/or high school.

4. Bicycle, riding and hiking trails.

a. Bicycle, riding and hiking trails shall be provided in a manner consistent with County Area Plan AP92-002P, as amended.

5. Public transit.

a. Prior to the issuance of building permits, the applicant shall participate in a City-wide transit fee program to assist in the implementation of Irvine's transit program. The applicant's participation shall be contingent upon City Council adoption of a City-wide transit fee ordinance providing for fair share contributions from existing and future development. The issuance of building permits shall not be withheld by the City pending City Council adoption of such a transit fee ordinance, and the fee shall not be applied retroactively to residential units in Planning Area 5 which are in receipt of building permits.

D. Infrastructure.

1. Drainage.

a. The drainage of Hicks Canyon Wash will be retained in its substantially existing condition between Culver Drive and the terminus of the 120-inch-diameter underground conduit. In addition, the applicant shall enhance that portion of Hicks Canyon Wash starting from the terminus of the 120-inch underground conduit to Portola Parkway. The enhancement of the wash shall include containment of the 100-year storm flows and include a stable treatment to the 100-year storm flows.

b. Prior to the recordation of the final master tentative tract map, the applicant shall bond for flood control improvements to mitigate for the 100-year flood impacts in Northwood 5 caused by Hicks Canyon Wash and Rattlesnake Channel as approved in the flood control Master Plan for San Diego Creek.

2. Dam inundation.

a. Concurrent with recordation of a final tract map for any residential land use within the dam inundation area, the project proponent shall be required to record a title document in a manner meeting the approval of the Director of Community Development, notifying future owners of record that the property is within a dam inundation area.

b. Prior to issuance of building permits for residential units, the project applicant shall notify the dam owner for purpose of revising dam inundation maps in accordance with State law. Verification of notification shall be submitted to the City.

c. Prior to issuance of residential building permits, the project applicant shall prepare emergency evacuation plans for future habitable structures to be submitted to and approved by the Orange County Fire Authority. Should there be an existing emergency evacuation plan in effect, that plan shall be updated as required in light of current and proposed land uses.

3. Water quality management. A water quality management plan has been submitted and approved by the County of Orange. The plan shall identify specific source control measures known as best management practices (BMPs) to be implemented to reduce the discharge of pollutants to stormwater facilities during all phases of project development. These source reduction measures are articulated in the National Pollution Discharge Elimination System (NPDES) Permit No. CA 8000180. The plan also establishes the responsibility for maintenance.

4. Hazardous materials assessment. Before the recordation of any subdivision map that involves offers of dedication or grants of easement rights on one or more parcels to a public body, the City shall review pertinent information regarding the parcel(s) and may perform a field review to determine if a hazardous material assessment over such parcels is necessary. If the City determines that an assessment is required, then the subdivider shall prepare the assessment, in form, content, and conclusions to be approved by the Director of Community Development.

E. Neighborhood design.

1. Neighborhood character.

a. Planning Area 5 is to be compatible with the character of existing Northwood (Planning Area 8) by implementing the following:

(1) Encourage a variety of architectural expressions, using materials such as brick and stucco and wood.

(2) Preserve the eucalyptus windbreaks consistent with City policy.

(3) Establish focal points for community interaction in conjunction with uses such as the school, church, child care facility, or other appropriate locations.

(4) Create village edges which are compatible with existing Northwood.

(5) Provide a network of parks, trails, and recreational facilities.

2. Architecture.

a. Compatibility with existing Northwood is to be established by the following in conjunction with all subsequent development applications in Northwood 5:

(1) A variety of architectural styles will be permitted.

(2) A variety of building materials will be permitted:

(a) Walls of wood siding or stucco with accents of wood, brick or other enhanced materials. The applicant is to provide building elevations of all sides of a proposed structure, including materials call-outs and color samples. Suggested wall finishes would include, but would not be limited to, horizontal siding and stucco.

(b) Details (porches, balconies, columns, accent walls, doors) are to be predominantly of wood. Materials permitted for ornamental detail elements are brick, ceramic tile, and unpolished stone. Other enhanced materials may be used subject to the approval of the Director of Community Development.

(c) Roofing materials are to be predominantly flat or barrel tile in the medium to dark color range to simulate the color of wood shakes; other roofing materials and colors are permitted on a limited basis to the extent that they are complementary.

(3) The building design is to address the integration and equitable distribution of details on sides of a proposed structure which face streets, parks and public right-of-way as follows:

(a) Light and shadow achieved through openings, projections, recesses and details.

(b) Avoidance of large blank facades.

(c) Variation of rooflines, either through a combination of one- and two-story elements or by the use of varying roof structural configurations. Limited use of flat roofs on residential buildings.

(4) A variety of colors will be permitted, with a majority of light tones.

(5) Nonresidential buildings will follow the general theme described above, but may incorporate larger areas of flat roofs. Unique identity and function of such buildings is to be expressed through forms and materials. The commercial center is to incorporate a variety of contrasting elements such as, but not limited to, facades, building heights, recesses and surface materials.

(6) In conjunction with submittal of applications for all development projects, location, height and materials of walls and fences are to be shown on plans. Such walls and fences may incorporate a variety of materials and designs:

(a) Acceptable materials are wrought iron or open metal with a wrought-iron appearance, masonry (stucco, brick, rock, slump or split block, etc.), wood (picket, split rail, heavy timber, etc.) and combinations of the above.

(b) When wood is used in fence design, particular attention should be given to the following to minimize maintenance problems:

1. Use of pressure-treated wood.

2. Incorporation of several courses of masonry along lower portions of fences.

3. Attention to the location and type of adjacent plantings and irrigation systems.

4. Site design.

a. To provide visual interest and orientation in the Northwood 5 neighborhood, the following elements should be addressed:

(1) Village edges and entries should be compatible with existing Northwood. A sense of continuity is to be maintained along the boundary between Planning Area 8 and Planning Area 5.

(2) The hierarchy of the circulation system is to be reinforced through the landscaping described in County Area Plan AP92-002P, as amended.

(3) In conjunction with the submittal of a discretionary case application, the applicant is to identify opportunities and techniques for the creation of focal points for Northwood 5 where appropriate. Such opportunities may include, but shall not be limited to, views along streets, particularly where the street terminates at a building site; potential sites for public art; architectural features such as unusual height or form; and landscape features such as hardscape, specimen trees, skyline trees, water features or unusual landscape plant groupings.

(4) The portion of the loop street which links the retail center and the neighborhood green should be designed to enhance pedestrian activity. In conjunction with the submittal of conditional use permits for cluster residential developments adjoining this road segment, the applicant is to demonstrate what design techniques will be used to encourage pedestrian activity.

4. Landscaping.

a. Landscaping character is to be compatible with existing Northwood by addressing the following:

(1) Preservation of eucalyptus windbreaks in accordance with the City's eucalyptus windrow policy.

(2) Continuance of the general character of plantings along Yale Avenue (to its intersection with the loop street) and Culver Drive.

(3) Preservation and enhancement of the rustic character of Hicks Canyon Wash through special development requirements Subsections B.2.e, f and g.

(4) Development of views of Hicks Canyon Wash, an important focal point, through the following:

(a) Landscape treatment which provides unobstructed view corridors where Yale, Culver and Portola cross the wash.

(b) Use of the wash as the termination of views from interior streets wherever feasible.

(5) Formal (symmetrical and with regular intervals) street tree pattern on the loop road to distinguish the street as an important public corridor in the neighborhood.

(6) In conjunction with review of the conditional use permit or subdivision for single-family residential development, a street tree program shall be prepared by the applicant, consistent with County Plan AP92-002P, as amended.

5. Public safety.

a. The intent of this subsection is to enhance police patrol observation ability, and to create resident surveillance opportunities for trails and streets, thereby discouraging criminal activity.

b. The landscape design of Hicks Canyon Wash shall include the following:

(1) Hicks Canyon Wash.

(a) To allow adequate visibility for police car patrol, the applicant shall demonstrate that view corridors into the wash can be maintained, by street frontage or other means, in the area of the existing pedestrian bridge opposite Quebrada and Recinto.

(b) Placement of both view corridors and physical access (streets or trails), at intervals of approximately every one-half mile.

(c) A means of allowing emergency vehicle access but discouraging unauthorized vehicle access.

(d) A route for the bicycle trail which shall be visible from homes adjacent to the wash and/or patrolling vehicles, but maintaining sensitivity to privacy of residential rear yards.

(e) A plan for lighting on the bicycle trail. This plan should use the standard of the Illuminating Engineering Society (IES) for bikeways and walkways not adjacent to streets.

(f) The use of shrubs and ground cover which will not obstruct views of the trails and will also discourage intrusion into a residential lot from a trail.

(g) Walls and fences adjacent to the wash should be designed to provide resident visibility from the rear yard into the wash.

(2) Streets and trails.

(a) Providing residents visibility, from within the home, to the adjacent local streets and trails.

(b) Provide for adequate interior street circulation to facilitate police vehicle patrol.

6. Light and glare. Prior to the issuance of any building permit, the applicant shall demonstrate that all exterior lighting has been designed and located so that all direct rays are confined to the property in a manner meeting the approval of the Director of Community Development.

F. Special development requirements for New Community (Area 2.31).

1. Affordable housing. The affordable housing needs goal of 15 percent (five percent Income I, II; five percent Income III; and five percent Income IV) of the actual number of units built in Area 2.31 may be met utilizing off-site affordable housing credits. The achievement of the Income I, II and III affordable housing goals is contingent upon the availability of financial incentives which bridge the gap between the actual cost of construction of a market unit and an affordable unit. The applicant has the discretion to satisfy these goals through either the conversion of off-site existing market rate housing to affordable housing with 30-year restrictions and/or the extension of the term of affordability for offsite existing affordable units for a minimum of 40 years. The City will provide available financial assistance to help achieve the affordable housing needs goal.

In conjunction with the submittal of the first tentative map within this planning area, the applicant shall submit a comprehensive affordable housing program covering Planning Areas 5, 6, 8, and 9 as called for in Chapter 2-3 of the Zoning Code. The affordable housing goal of 15 percent (five percent Income I, II; five percent Income III; and five percent Income IV) of the actual number of units built shall be addressed in the affordable housing program. The program shall be reviewed by the Planning Commission prior to its approval of the first tentative map and approved by the City Council prior to recordation of the first final map.

2. Maximum dwelling units. Notwithstanding the provisions of Section 9-6-3, dwelling units may be transferred by the landowner from Area 2.31 to Planning Areas 6 and/or 9. No dwelling units may be transferred into Area 2.31. It is the intent of this provision to allow a total 12,350 dwelling units to be constructed in Planning Areas 5 (2.31), 6, 8 (2.3H) and 9, to be measured cumulatively by actual permits issued.

3. Open space dedication and conveyance. An irrevocable offer of dedication for Area Q in PA 6 as generally shown on Exhibit A will be recorded following: (a) issuance of building permits for 75 percent of the 1,900 residential units in Area 2.31 (or the completion of development within Area 2.31) and (b) approval of the precise alignment of Jeffrey Road by the City.

4. Landscape setbacks. The landscape setbacks for the project edge shall be in accordance with Exhibits C, C-1 and C-2. Additionally, streetscapes required with development of Area 2.31 shall be consistent with the City of Irvine Master Streetscape Plan.

5. Neighborhood design. Area 2.3.1 is to be compatible in appearance, density and landscaping with that found in the Northwood area south of Hicks Canyon Wash adjacent to the project area. This will be accomplished by implementing the following:

(a) Preserve the eucalyptus windbreaks consistent with City policy. The existing eucalyptus windrows in PA 5 will be retained in median landscaping, landscaped setbacks, trails and areas adjacent to open space to the extent trees are deemed sufficiently healthy for preservation in accordance with a survey conducted by a certified arborist and do not conflict with infrastructure improvements.

(b) Along Irvine Boulevard and Portola Parkway, west of Jeffrey, plant trees and vegetation that, to the extent practible, replicate that found on Irvine Boulevard and Portola Parkway respectively west of the project area.

(c) Establish focal points for community interaction in conjunction with uses such as the school, local park, or other appropriate locations.

(d) Create village edges, which are compatible with adjacent communities, including similar structure heights, comparable perimeter walls or architectural features, densities, landscaping and setback requirements.

(e) Provide trails, private and/or public parks and recreational facilities.

(f) A variety of architectural styles will be permitted.

(g) A variety of building materials will be permitted:

(1) Walls of wood siding or stucco with accents of wood, brick or other enhanced materials. The applicant is to provide building elevations of all sides of a proposed structure, including materials call-outs and color samples. Suggested wall finishes would include, but would not be limited to, horizontal siding and stucco.

(2) Details (porches, balconies, columns, accent walls, doors) are to be predominantly of wood. Materials permitted for ornamental detail elements are brick, ceramic tile, and unpolished stone. Other enhanced materials may be used subject to the approval of the Director of Community Development.

(3) Roofing materials are to be predominantly flat or barrel tile in the medium to dark color range to simulate the color of wood shakes; other roofing materials and colors are permitted on a limited basis to the extent that they are complementary.

(h) The building design is to address the integration and equitable distribution of details on sides of a proposed structure which face streets, parks and public rights-of-way as follows:

(1) Light and shadow achieved through openings, projections, recesses and details.

(2) Avoidance of large blank facades.

(3) Views of elevations of multifamily structures with exterior walkways serving as common access for dwellings on second and third floors shall be screened from public rights-of-way either through building orientation or other architectural or landscape elements.

(4) Variation of rooflines, either through a combination of one- and two-story elements or by the use of varying roof structural configurations. To the extent practicable, such variation shall minimize any shadowing effect on public parks or trails, consistent with applicable height limits, and encourage the sense of openness experienced by those on adjacent public rights-of-way. The use of flat roofs shall be limited to minor residential protuberances and those buildings ancillary to the residential structures (i.e., clubhouses, storage, equipment, etc.) unless required otherwise by public safety considerations.

Architectural features (not including chimneys) on individual residential structures may in limited circumstances exceed the established height limit by a maximum of 10% of the roof area on which the structure is secured, but in no event shall exceed 10 feet above applicable zoning district height limit.

(5) Residential buildings located adjacent to Irvine Boulevard, Jeffrey Road, or Portola Parkway shall not exceed two stories.

(i) A variety of colors will be permitted, with a majority of light tones.

(j) There will be a 30-foot-wide landscaped area between the existing residential property lines and the new development property lines as shown on Exhibit C-2. The landscaped area will contain a five-foot public sidewalk between Irvine Boulevard and Hicks Canyon Wash Trail. Access to this sidewalk from existing and new development may be included in conjunction with approval of the first tentative tract map adjacent to this landscaped area. Landscaping shall be designed to provide screening of the new residences from the existing residences. This landscaped area shall be in addition to the required setback and shall, to the extent practicable, include a mix of landscaping materials. Where this landscape area is adjacent to existing single-family detached homes in Planning Area 8, new homes abutting this landscape area in 2.31 shall also be single-family detached homes.

(k) New homes in Area 2.31 abutting Hicks Canyon open space spine shall be single-family detached homes.

6. Local parks. (See Exhibit B)

(a) The total community park requirement will be consistent with the Community Parks Park Plan (case number 00321912-PPP), as may be amended from time-to-time.

(b) Neighborhood parks requirements will be met through the dedication and improvement of one public neighborhood park and one or more private neighborhood parks within Area 2.3.1. The exact number, precise location, configuration and size of neighborhood parks will be established at the time of approval of the first tentative tract map for residential purposes.

(c) If a public school is required by IUSD, the public neighborhood park will be located adjacent to it.

7. Extension of Hick's Canyon Drive. Provided that the location of the future IUSD School site shown as "S- 1" on Exhibit B remains as illustrated, the City shall have the ability to extend Hicks Canyon Drive from its current terminus into Area 2.3.1. However, in the event that the school is relocated outside of Area 2.3.1, then the extension of Hick's Canyon Drive will not be implemented.

8. 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 make 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 setback 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.

9. Hydrology. In conjunction with the submittal of specific development plans, the applicant shall demonstrate that storm drain systems will include project design features for treatment of project related stormwater runoff to improve the quality of discharges into San Diego Creek. This will be addressed as follows:

a. BMPs (for example, BMPs that achieve similar performance per National BMP Database ratings as catchbasin inserts) will be designed to infiltrate, filter or treat the volume of runoff produced by either (a) a 24-hour, 85th percentile storm event (runoff from 0.75 inch, 24-hour storm), or (b) the maximum flow rate of runoff produced by a rainfall intensity of 0.2 inch of rainfall per hour.

10. Trails. Prior to approval of the first residential tentative tract map within Area 2.31, the applicant shall submit a master trails plan for Area 2.31, which addresses public and private trails and linkages, public viewpoints, public access points to the open space, links to public parks and schools within the planning area, signage, and construction phasing of trails. The master trails plan shall be consistent with the City's General Plan, and shall include: 1) connection(s) to the existing Hicks Canyon Wash bicycle trail; and 2) the extension of Hick's Canyon Wash bicycle trail along Portola Parkway and down Jeffrey Road to the existing under crossing of Jeffrey Road. The master trails plan shall be submitted for review and comment by the Community and Library Services Commission and approved by the Planning Commission.

11. Vehicular access. Vehicular access to Area 2.31 from Irvine Boulevard shall be accommodated with a new roadway that shall align with the existing Independence Way in Planning Area 8.

12. Circulation. In conjunction with the submittal of any traffic study for this planning area, alternative solutions for any proposed triple left turn lanes shall be identified.

(Code 1976, § V.E-805.6; Ord. No. 91-20, 11-12-91; Ord. No. 95-4, 5-9-95; Ord. No. 95-15, § 2, 10-10-95; Ord. No. 00-12, § 4.D, 10-24-00; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 23-09, § 4(Exh. A), 5-23-23; Ord. No. 25-22, § 4, 9-9-25)

[Figure]

[Figure]

[Figure]

[Figure]

[Figure]