Irvine Municipal Code Ch. 9-51 Planning Area 51 (great Park)

Footnotes:

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Editor's note— Ord. No. 13-07, § 4(Exh. A), adopted December 10, 2013, amended Chapter 9-51 in its entirety to read as herein set out. Former Chapter 9-51, §§ 9-51-1—9-51-6, pertained to similar subject matter. See Code Comparative Table for complete derivation.

(See Planning Area 51 map following Section 9-51-3.)

(Ord. No. 13-07, § 4(Exh. A), 12-10-13)

A. Location. Planning Area 51 contains the former Marine Corps Air Station, El Toro, near the eastern edge of the City. Boundaries generally include the Eastern Transportation Corridor, the Foothill Transportation Corridor, Irvine Boulevard, the storm channel near Alton Parkway and Interstate 5 (Santa Ana Freeway). It is bordered on the south by Planning Area 32, on the east by the Irvine Spectrum 2 - Planning Area 35, on the west by Planning Areas 9 and 40 and the Irvine Spectrum 3 (Planning Area 32), and on the north by Planning Area 6.

B. Development. Of utmost importance to the City of Irvine is the development of the Great Park at the former MCAS El Toro site in Planning Area 51. The site will serve as a Countywide asset consistent with the intent of the citizens of Orange County, who adopted Measure W, the "Orange County Central Park and Nature Preserve Initiative," in March 2002. The City also wishes to assure a financially viable development consistent with the intent of Measure W with the orderly development of public infrastructure and public open space amenities at no cost to the local taxpayer. Within Planning Area 51, the Great Park plan includes habitat preservation, wildlife corridor, education, open space, recreation, institutional and other public-oriented land uses (including a veterans memorial park and cemetery) as well as opportunities for the private development of medical and science, community commercial, residential, and mixed-use development. In order to develop the uses and at the intensities of the development shown in Section 9-51-3, Statistical Summary, the master developer has entered into an Amended and Restated Development Agreement which requires the dedication of land and the development of infrastructure improvements in excess of the City's standard requirements, and the commitment to long-term maintenance of public facilities. Interim activities will occur on the site by private parties and prior to the complete development of the land. These activities may include agricultural and nursery operations, open storage, and reuse of aviation hangars located in the southern portion of Planning Area 51 which could be appropriate for reuse as warehousing, manufacturing, or motion picture production studios. Close proximity to the permanent open space areas may also facilitate reuse of the hangars as museum, sports, cultural facilities, or other uses consistent with the zoning of the site. Interim activities other than agriculture will be allowed for a maximum period of five years through approval of an interim use permit. Extensions of up to three years may be approved by the Director of Community Development. Existing interim uses in Planning Area 51 approved prior to January 1, 2010, and new interim uses within the Great Park will be allowed for a five year term with up to three year extensions granted by the Director of Community Development. Extensive materials reclamation activities related to the removal of the runways, aprons, and taxiways, as well as the stockpiling and recycling of concrete and other materials will also occur. Demolition of buildings will also occur as they become obsolete, uneconomic to repair, or conflict with approved development plans.

An efficient street system and a system of bikeways and pedestrian paths are provided. Roadways are designed with sufficient capacity for the projected traffic volumes at full development of the planning area.

(Ord. No. 13-07, § 4(Exh. A), 12-10-13; Ord. No. 20-05, § 6, 5-12-20; Ord. No. 21-12, § 4(Exh. A), 11-9-21)

Planning Area 51:

(1) 2,026 acres of property in Planning Area 51 is zoned 8.1 TTOD.

(2) This number includes the 1,269 density bonus units granted pursuant to State law, Section 2-3, and Planning Commission Resolution No. 08-2926, a further 1,194 density bonus units granted pursuant to State law and/or Section 2-3, and 1,056 additive units, each of which are hereby expressly ratified and authorized by this reference. This number excludes the 8.1C Units as described and separately authorized in this Chapter 9-51, and also excludes any dwelling units developed on City Property as defined in and designated from time to time under the ARDA, as defined in the "Notes on maximum intensities" set forth below.

(3) This acreage includes 27 acres of the Marshburn Basin which shall remain in its current location.

(4) Includes 122,500 square feet for institutional facilities, 300,000 square feet for County facilities, and 263,000 square feet of "McKinney Act" warehousing.

(5) See Section 9-51-6.S (Land Use Conversions). Adjustments to the Statistical Table in accordance with Section 9-51-6.S (Land Use Conversions) do not require a zone change.

(6) 5.5 acres Police Site per Amended and Restated Development Agreement pursuant to City Council Ordinance No. 09-09.

(7) 125.5 acre ARDA Transfer Site per Amended and Restated Development Agreement pursuant to City Council Ordinance No. 09-09 and Build the Great Park Veterans Cemetery Initiative.

(8) Limited institutional facilities in support of a veterans memorial park and cemetery only.

(9) To the extent that residential units are built on Heritage Fields Property (as defined in and designated from time to time under the ARDA) within the 8.1C TTOD zone (8.1C Units in accordance with 00955251-PZC) in Planning Area 51, 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 a.m. peak, p.m. peak, and ADT as established in the Heritage Fields Project 2012 General Plan Amendment and Zone Change Traffic Impact Analysis (Approved November 2013). Revisions to the nonresidential and residential intensity figures for Planning Area 51 consistent with this note (9) of this Section 9-51-3 are authorized without the need for a subsequent General Plan amendment or any other legislative approval. Such 8.1C Units shall be allowed to exceed (and shall not be counted toward) the maximum dwelling unit number set forth in Section 9-51-3 (Statistical Analysis). The maximum square feet of non-residential development and the maximum dwelling units exclude any development occurring on City Property as defined in and designated from time to time under the ARDA.

Notes on maximum intensities: In order to develop the permitted uses and intensities for Planning Area 51, the master developer has entered into the Amended and Restated Development Agreement pursuant to City Council Ordinance No. 09-09 (ARDA), which requires the dedication of land and the development of infrastructure improvements in excess of the City's standard requirements, and the commitment to long-term maintenance of public facilities (Section 9-51-2).

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GREAT PARK NEIGHBORHOODS DEVELOPMENT DISTRICTS

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(Ord. No. 13-07, § 4(Exh. A), 12-10-13; Ord. No. 19-20, § 4(Exh. A), 12-10-19; Ord. No. 20-05, § 6, 5-12-20; Ord. No. 21-12, § 4(Exh. A), 11-9-21; Ord. No. 25-29, Exh. A, 1-13-26)

The permitted and conditional uses for the zoning designations are given in Chapter 3-37. These uses are also referenced in the land use matrix, Section 3-3-1.

(Ord. No. 13-07, § 4(Exh. A), 12-10-13)

See Chapter 3-37 (Development Standards).

(Ord. No. 13-07, § 4(Exh. A), 12-10-13)

A. Affordable housing. See Chapter 2-3 Affordable Housing Implementation Procedures.

B. Trails and Transit Oriented Development. The Trails and Transit Oriented Development zoning district allows a variety of uses on the same site consistent with the Great Park land use category as defined in the General Plan. The Trails and Transit Oriented Development zoning district land use designation allows for a mix of residential, commercial, recreational, and educational uses that support a multi-use environment and which are complementary to the Irvine Station and to the Great Park. Pedestrian paths and trails, including, but not limited to, bike paths, sidewalks, and recreational trails, shall be encouraged in the Trails and Transit Oriented Development zoning district. The variety of trail types and transit choices are intended to provide connectivity to the Great Park, to the Irvine Station, to public open space outside the Great Park, and to other nearby areas.

8.1 Trails and Transit Oriented Development Zoning District intensity.

The maximum residential intensity shall not exceed 10,556 dwelling units on Heritage Fields Property (as defined in and designated from time to time under the ARDA), except as provided for in this paragraph below. The maximum nonresidential intensity in the Great Park Neighborhoods Great Park sub land use category of the Trails and Transit Oriented Development zoning district on Heritage Fields Property (as defined in and designated from time to time under the ARDA) shall not exceed: 220,000 square feet of Community Commercial, 3,364,000 square feet of Research and Development/Medical and Science, and 1,318,200 square feet of Multi-Use (a total of 4,902,200 square feet of nonresidential intensity). The applicant on Heritage Fields Property (as defined in and designated from time to time under the ARDA) shall have the right to develop 1,300 (or fewer at the election of the applicant) additional dwelling units (in excess of 10,556) in exchange for a reduction of nonresidential square footage in the 8.1C zone on the basis of equivalent traffic generation as set forth in Section 9-51-6(T)(ii).

Development intensity shall be recorded in a Trails and Transit Oriented Development District Development Intensity Database and monitored administratively by the Director of Community Development following the Master Plan approval by the Planning Commission (E below). The following planning standards shall apply throughout the 8.1 Trails and Transit Oriented Development zoning district:

1. Promote residential communities that are physically connected to each other. Foster community and connectedness between adjacent land uses.

2. Promote livability, transportation efficiency, and walkability.

3. Promote diversity of land uses. Allow residential dwelling units to be mixed with other uses providing choice in location, type and size based on compatibility with the surrounding uses.

4. Promote the development of trails that serve as recreational opportunities and as transportation connections between residential uses, commercial, and industrial uses, the Great Park and transportation hubs.

5. Encourage clustering of residential units, where feasible, to provide for opportunities to develop public and private open spaces within the development.

6. Promote a diversity of housing types to accommodate a range of economic levels and age groups to live within a community.

7. Provide appealing and functional pedestrian street environments to promote pedestrian activity.

8. Vertical and horizontal integration of commercial office and retail land uses into the residential development should be encouraged, where feasible.

9. Total average daily trips (ADT) shall not exceed the trip budget established for the development within the Great Park (C below). The developer shall provide additional traffic analysis for the review and approval of the Director of Community Development to support the consideration of trip reduction design standards and integration with transit systems.

10. Neighborhood parks shall be provided in accordance with City of Irvine Park Code. Community park requirements shall be met through participation in the original dedication in the Development Agreement adopted by the City in July 2005, as amended by the Amended and Restated Development Agreement adopted pursuant to City Council Ordinance 09-09.

11. The introduction of land uses that are not specified in the permitted and conditionally permitted uses but fit within the intent of the Trails and Transit Oriented Development zoning district (Section 3-37-39) shall be encouraged subject to an initial determination by the Director of Community Development and subsequently, subject to a conditional use permit approved by the Planning Commission.

12. Prior to approval of a Master Plan for development of areas within the Trails and Transit Oriented Development Zoning District site (E below), the Planning Commission shall make a specific finding that the Master Plan meets the intent of the Trails and Transit Oriented Development zoning district planning standards.

13. Pedestrian connections within and between the Irvine Station, the public areas of the Great Park and the adjacent development shall be provided. An emphasis on pedestrian, way-finding signage and graphics, and the integration of nonresidential uses shall facilitate pedestrian access in lieu of automobile access to the site amenities.

C. Trip budget. Based on the socioeconomic-based trip generation average daily trip (ADT) rates used to analyze the Great Park traffic impacts, the total trips for the entire Great Park project area are not to exceed 148,910 ADT, not including the ADT associated with the 1,269 density bonus units granted pursuant to State law, Section 2-3, and Planning Commission Resolution No. 08-2926, and 1,194 or other density bonus units subsequently granted pursuant to State law and/or Section 2-3, and 1,056 additive units.

D. Great Park Development Monitoring Database. The purpose of the Database is to monitor the development intensity and trips in Planning Area 51 and update the allocated intensity for all parcels as they develop.

a. The development in Planning Area 51 is subject to specific limits as follows:

1. Maximum square footage - see Section 9-51-3, Statistical Analysis.

2. Maximum residential units - see Section 9-51-3, Statistical Analysis.

3. Maximum daily vehicle trips - 148,910 ADT, not including the ADT associated with any density bonus units granted from time to time pursuant to State law and/or Section 2-3 of the Zoning Ordinance (Affordable Housing Implementation Procedure), including Planning Commission Resolution No. 08-2926 (Density Bonus Agreement), as may be amended from time to time if and as applied for by the applicant and approved by the City.

b. In conjunction with the submittal of any of the following development applications that allocates (or reallocates) development intensity: 1) subdivision map, 2) lot merger, 3) lot line adjustment or in conjunction with the submittal of a building permit for properties located in Planning Area 51, or 4) at such additional times as may be elected by the master developer, the master developer shall submit documentation to the Director of Community Development identifying the following:

i. A unique reference number that identifies the data record;

ii. Project name;

iii. Legal description for each parcel;

iv. Addresses affiliated with each building, if applicable;

v. Land use designation, by square footage, for each building or lot;

vi. Number of residential units;

vii. The cumulative and remaining square footage and residential units of remaining development (including ADT); and

viii. A comprehensive summary describing the square footage of nonresidential development and the total number of residential units of all Development Districts in Planning Area 51 (including ADT), and setting forth the master developer's allocation of nonresidential development to each of the Community Commercial, Medical & Science and Multi-Use land use categories, such allocations being conclusively determined from time to time in the sole discretion of master developer so long as the master developer's selected allocation is consistent, as reviewed and confirmed by the Director of Community Development, with the maximum cumulative non-residential square footage authorized by Section 9-51-3, Statistical Analysis.

E. Review process. Prior to the commencement of any private development in the 1.9 Great Park, 8.1, 8.1B, and 8.1C Trails and Transit Oriented Development or 6.1 Institutional zoning districts within Planning Area 51, the City shall review and approve a Master Plan for the specific project, containing the following information for the specific development proposed:

1. Location, acreage, types of land use and estimated square footages or number of dwelling units for each area.

2. A community design program, which characterizes the design features of the development, including signage design, fencing design, landscape themes, architectural theme, and other community design features.

3. Landscape treatments including:

a. Planning area edge and entry widths and general character.

b. Special landscaping themes, if any.

c. Palette of plant materials, walls, and hardscape for areas in and adjacent to the public rights-of-way.

d. Ownership of landscape areas.

4. Wildlife corridor edge condition treatments, consistent with the Irvine Wildlife Corridor Plan, including:

a. Light and noise mitigation programs and techniques.

b. Palette of compatible plant materials.

c. Walls, fences, and/or barrier mechanisms to protect the wildlife corridor from unwanted intrusions.

5. Other information as required by the Director of Community Development. The application for said Master Plan shall be accompanied by maps, text, or other documentation to satisfy the above requirements. The form and content of such submittals shall be made to the satisfaction of the Director of Community Development.

F. Changes in boundaries and/or intensities. Boundaries and acreages in the Great Park plan are approximate and shall be established by Master Plan approval (E above).

G. Reuse of existing facilities. The former MCAS El Toro site has a number of facilities suitable for civilian reuse, including warehouses, hangars, and other buildings. The zoning accommodates a number of these existing facilities, encouraging adaptive reuse wherever possible. Some existing facilities can possibly be adapted for civilian use on a long-term, permanent basis; others can serve interim uses during development of the site. For example, aviation hangars located in the southern portion of Planning Area 51 could be appropriate for reuse as warehousing, manufacturing, or motion picture production studios. Close proximity to the permanent open space areas may also facilitate reuse of the hangars as museum, sports, cultural facilities, or other uses consistent with the zoning of the site.

Prior to the issuance of occupancy permits for any existing structure, a fire life-safety evaluation of the structure, including recommendations for improvements required for compliance with current Building Codes adopted by the City for the use of existing structures, and plans for any required improvements shall be submitted to the Chief Building Official for review and approval.

H. Recycling operations. Existing runways are located on a substantial portion of the site planned for open space and related uses. Runways, aprons, and associated taxiways exist on the site reflecting its prior usage as a Marine Corps air station. In order to use the site for urban purposes, the runways will be removed. Concrete and asphalt from the runways intended to be removed will be crushed and, where feasible, used as aggregate base or recycled for other roadway or development uses.

The runways will be removed in a sequential manner. The removal of most of the runway paving is anticipated. Some portion of runway may be preserved for use as playing surfaces and parking areas or for historic purposes. Demolition of the runways is to occur in accordance conjunction with the phasing program adopted by the City and Master Developer pursuant to the Amended and Restated Master Implementation Agreement. Stockpiled material will be placed in designated areas and distributed as required to provide aggregate for development projects. Once the material has been used, the land will become available for development. Concrete recycling facilities and stockpiling of demolished or recycled material are considered an appropriate interim land use, subject to the approval of a minor conditional use permit.

I. Trails plan. In conjunction with the submittal of the master tract map the applicant shall submit a conceptual Master Landscape and Trails Plan or a detailed exhibit depicting potential trail connections on site to the City's existing or planned regional trail network.

In addition, in conjunction with subsequent tract maps, Master Plans or building permit submittals, whichever comes first, the applicant shall provide a specific and detailed trails plan depicting the exact location, alignment and connectivity of on-site trails to the City's existing or planned regional trail network.

J. Child care. The need for child care facilities shall be recognized in the development of Planning Area 51. In 2011, the City approved a Child Care Need Analysis for the first 4,894 residential units in Planning Area 51. That study indicated that the child care needs generated by those residential units will be satisfied within Planning Area 51. Prior to the approval of the first residential tentative tract map that causes the total combined approved residential dwelling units, excluding senior housing units, to reach 6,300 in Planning Area 51, the Master Developer of Great Park Neighborhoods shall submit another child care needs study to the Director of Community and Library Services for review and approval. Upon approval of the Study by the Director of Community and Library Services, the Master Developer of Great Park Neighborhoods shall identify ways to provide any unmet private child care needs created by their residential development in Planning Area 51. Any private sector child care center(s) shall:

1. Accommodate the determined number of slots, which shall be based on the actual number of residential units to be built and on a determination of child care need within the project.

2. Be located at a site that is compatible with adjacent uses. Development of a child care center in conjunction with proposed elementary schools and public neighborhood parks, religious institutions, affordable housing developments, residential development and/or neighborhood commercial center shall be encouraged.

3. Be located at a site that has been evaluated with regard to factors that might be detrimental to public health, safety, or welfare, including, but not limited to, proximity to high-traffic volume roadways, hazardous material, and major generators of traffic.

K. Edge conditions. Prior to the grading of development pads within those portions of Development Districts adjacent to the Great Park, the applicant shall submit a pre-application, for the review and approval by the Director of Community Development that provides a detailed design for the edge conditions where the development abuts the Great Park. The design detail should demonstrate an attractive edge between the private development and the public park. Private residential development is encouraged and preferred to face outward toward the park and provide for architectural cohesion between the two land uses.

L. Transit. Prior to the recordation of the first residential tract map in any Development District (except Development District 8) in the Great Park Neighborhoods development, the applicant shall prepare, fund, and work in cooperation with the City to develop a transit study, consistent with the City's 30-year Transit Vision Plan approved by the City Council in April 2009, ensuring that a route for the iShuttle is identified. At a minimum, the route should circulate along "O" Street, Irvine Boulevard, and Marine Way (or similar) and the study should contemplate a route circulating along "LQ" Street and "B" Street as well. The master developer shall identify strategic shuttle stop locations based upon developer's approved Master Plans. The master developer will continue to work cooperatively with the City, the Irvine Company, and other agencies to help identify and secure funding for the new iShuttle route identified in the transit study.

M. Charging stations for electric vehicles. To the extent feasible, the applicant shall install electric vehicle charging stations at the commercial retail components of the project in District 1 North and District 4. The parking spaces in these centers will include electric vehicle charging devices.

N. Reserved.

O. Reciprocal Use of Recreational Amenities. Prior to the issuance of the first building permit for any dwelling unit other than model homes, in a particular Development District (i.e., District 1 North, 1 South, 4, 7, or 8), the applicant shall provide evidence to the Director of Community Development of a framework for a reciprocal use agreement or CC&Rs for private recreational amenities to be available for use by homeowners within the applicable Development Districts. If the master developer elects to allow reciprocal use among homeowners in other Development Districts of certain amenities, the use agreement or CC&Rs shall be finalized and executed to incorporate each subsequent district prior to the issuance of the first building permit for any dwelling unit other than model homes in that subsequent district.

P. Orange Bike Program. The developer shall incorporate a bike share program into their development program that takes advantage of, and expands upon, the "Orange Bike Program" being implemented by the Great Park Corporation with an emphasis on connecting the Great Park Neighborhoods to the Great Park. The bike share program shall tap into marketing opportunities for other existing programs that exist regionally, such as the one that currently exist at the University of California, Irvine. In addition, the program shall be promoted through the developer's home sales program.

Q. District character. Each neighborhood within Planning Area 51 has a distinct character:

i. Development District 1: A horizontally mixed-use community featuring a significant main-street style town center and employment area. With up to approximately 1.5 million square feet of nonresidential uses, this district may contain a variety of land uses and businesses including, among other uses, commercial services, entertainment, hotel, accessory retail and restaurants; office, medical and research facilities; amenities such as a civic facility, schools, religious institutions, child care, and neighborhood parks. A FAR range from 0.25—1.5 allows for both a low-level campus-like setting as well as higher-density, multi-story buildings.

The circulation within the residential uses consists of a modified grid network, creating multiple vehicular, bicycle, and pedestrian routes. Tree-lined streets with wide landscaped parkways are located throughout the residential neighborhoods and emphasize a small-scale community atmosphere.

The nonresidential uses are generally west of "O" Street and along Trabuco, the main western gateway to the GP. Allowing up to 2,226 dwelling units, this district offers a highly diverse residential market: multifamily attached, single-family attached, single-family detached, and may include affordable units.

ii. Development District 2: Area-wide employment center with a majority of the area dedicated to low- to mid-rise buildings housing a variety of uses including, among other uses, high-tech, manufacturing, research and development, residential, and office-style businesses. A FAR range from 0.25—1.5 allows for both a low-level campus-like setting as well as higher-density, multi-story buildings. The nonresidential land uses will be similar in nature to the surrounding Spectrum Planning Areas. District-serving accessory retail is encouraged to serve employees and residents. Arterial Backbone streets with a complete pedestrian sidewalk network are expected in this district to accommodate traffic and pedestrians. Residential uses are permitted with an overall average net density range of 5 to 50 dwelling units per acre and may additionally include affordable dwelling units located in conjunction with the Master Affordable Housing Plan, as applied for by the applicant and approved by the City from time to time.

iii. Development District 3: Area-wide employment center with a majority of the area dedicated to low- to mid-rise buildings housing a variety of uses including, among other uses, high-tech, manufacturing, research and development, and office-style businesses. A FAR range from 0.25—1.5 allows for both a low-level campus-like setting as well as higher-density, multi-story buildings. Residential uses are limited to a maximum of 400 dwelling units on 20% or less of the district's land area and are intended to allow for the possibility for high density (average densities of 20 du/ac or greater) and/or affordable dwelling units located in conjunction with the Master Affordable Housing Plan. District-serving accessory retail is encouraged to serve employees. Arterial Backbone streets with a complete pedestrian sidewalk network are expected in this district to accommodate traffic and pedestrians.

iv. Development District 4: Primarily a residential suburban neighborhood providing area-wide services and retail. This community includes a small main-street or town center style commercial district. This neighborhood's circulation consists of a modified grid network, creating multiple vehicular, bicycle, and pedestrian routes throughout the neighborhood. Tree-lined streets with wide landscaped parkways are located throughout, emphasizing a small-scale neighborhood atmosphere. In addition to bordering the GP, neighborhood parks are strategically located to put all residents within easy walking distance. A maximum of 1,102 dwelling units will be located in this district, offering a highly diverse residential market: multifamily attached, single-family attached, single-family detached units, and may include affordable housing. Up to 70,000 square feet of neighborhood and GP serving commercial land uses are allowed. Other land uses may include, among other uses, schools, religious institutions, and child care facilities.

v. Development District 5: Primarily a residential suburban neighborhood with an average density of 5 to 12.5 du/ac, characterized by a majority single-family detached, single-family attached product types and may include affordable housing. Nonresidential land uses are limited to 10-percent or less of the district's land area and are intended to provide neighborhood services and/or conveniences. The district is characterized by narrow, slow-speed streets, and pedestrian trails. Other land uses may include, among other uses, schools, religious institutions, and child care facilities. Residential neighborhoods within this district are unique due to the adjacency of the Wildlife Corridor, Agua Chinon Open Space Corridor and the Great Park. Therefore, open space linkages are abundant for this district encouraging alternative means of transportation, such as walking and bicycling. To accomplish the desired vision, a maximum of 3,700 residential units are allowed along with a maximum of 100,000 square feet of neighborhood serving commercial development.

vi. Development District 6: This District will feature a mixed-use urban core area which is intended to be a regional destination, with nonresidential uses such as, without limitation, mid- to high-rise office, corporate headquarters, research and development, medical, and cultural/institutional/entertainment facilities of regional interest. This district is characterized by a high floor area ratio and a walkable character. Residential neighborhoods will feature high-density, multi-story residential units (average densities of 20 du/ac or greater within the mixed-use urban core area), which may include affordable housing units. Vertical mixed uses within buildings are allowed (i.e., ground floor office or retail with residential above). The development pattern is focused on increasing density with approaching proximity to the Irvine Station. The focus is to create a thriving, walkable, mixed-use community with a diverse mix of land uses, architecture, landmarks and outdoor gathering places to create a walkable urban environment that encourages on-street pedestrian activity and reduces dependence on the automobile for everyday needs. Outside the mixed-use urban core area, residential densities may range from 5 to 50 du/ac, including the Great Park Neighborhoods residential development south of Marine Way. To accomplish the desired vision, this district will contain a minimum of 1,200 dwelling units and a minimum of 150,000 square feet of nonresidential development to achieve with a goal of jobs to housing ratio of 2:1 within one-half mile of the Irvine Station.

vii. Development District 7: This district is a primarily residential suburban neighborhood with a lower average density of 5 to 10 du/ac for a maximum of 840 dwelling units, characterized by single-family detached, single-family attached products types, and may include affordable housing. Access to regional trails and open space is maximized through the Agua Chinon riding and hiking trail, which bisects the district, and the existing open space to the east (El Toro Wildlife Preserve). Compatible edge conditions and interface is required between the residential uses and these features. Roundabouts, traffic calming devices, narrowed street widths, and pedestrian trails are characteristic of this district. Other land uses may include, among other uses, schools, religious institutions, and child care facilities.

viii. Development District 8: This district is primarily a residential suburban neighborhood with a lower average density of 5 to 10 du/ac for a maximum of 892 dwelling units, characterized by single-family detached, single-family attached product types, and may include affordable housing. Less than 10% of the district may be designated for neighborhood serving uses including, but not limited to, religious institutions and child care for a maximum of 21,000 square feet. Roundabouts, traffic calming devices, narrowed street widths, park space, and pedestrian trails are characteristic of this district.

Notes:

1. The maximum number of residential dwelling units per Development District can be increased by up to 10% of the total allowable dwelling units in Planning Area 51 as long as the total number of units within Planning Area 51 does not exceed the total established in Section 9-51-3 (Statistical Analysis). Any increase to the number of residential units designated in an approved Master Plan will require a modification to said Master Plan in accordance with Chapter 2-19.

2. The maximum amount of nonresidential square footage mentioned above can be increased by up to 10% in District 1, 5% in District 4, and 1% in Districts 5 and 8, based on the total allowable nonresidential square footage in Planning Area 51 as long as the total square footage within Planning Area 51 does not exceed total established in Section 9-51-3 (Statistical Analysis).

ix. Development District 9: This district is the location for a veterans memorial park and cemetery. This district will be the exclusive location for a veterans cemetery. There will be no residential uses and only minor institutional or commercial uses ancillary and related to cemetery use, such as a bookstore or gift shop offering commemorative items or veterans-oriented materials, administrative buildings, or community meeting rooms. Any new structures at the site shall be small in scale. Structures determined to be of historic value may remain. The district shall have circulation in the form of internal streets and sidewalks, and pedestrian access may be provided to adjacent Great Park uses. A perimeter system of trees, trails, and gardens for use and enjoyment by cemetery visitors and the general public shall integrate the district with Great Park and adjacent uses.

R. 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:

1. General character. Relationship in scale, bulk, coverage, and density with surrounding land uses.

2. Quality of Life. Whether the proposed alternative standard will result in an adverse impact on existing neighborhoods.

3. Suitability. The physical suitability of the site for the proposed project.

4. Limitations. Such setbacks shall not be uses to deviate from setbacks established for village edges.

S. Nonresidential land use conversions. The "Heritage Fields Project 2012 General Plan Amendment and Zone Change Traffic Impact Analysis, approved October 24, 2013" or subsequent traffic analysis approvals amending these assumptions analyzed 1,318,200 square feet of Multi-Use (Office) in Planning Area 51. If any other nonresidential land uses within the 8.1 TTOD zone are proposed in lieu of Multi-Use (Office), the square footage may be adjusted accordingly within the Zoning Statistical Table without the need for a zone change, and shall be allocated by master developer in accordance with Section D.vii. (above).

T. Future traffic analysis. Subsequent discretionary applications shall require further traffic analysis, if revisions occur that are different (i.e., creates materially different trip generation resulting in new or altered traffic impacts) than the assumptions in the "Heritage Fields Project 2012 General Plan Amendment and Zone Change Traffic Impact Analysis, approved October 24, 2013" or subsequent traffic analysis approvals amending these assumptions. The traffic analysis for the conversion, depending on the proposed use, may include a long-term/General Plan build-out analysis. This requirement will address any land use conversions, including between Multi-Use (Office) and other nonresidential land uses as provided in Section 9-51-6.S (Land Use Conversions) that differ from those assumed in the 2012 traffic analysis and approval or subsequent approvals and that may result in new or altered traffic impacts. Any future traffic analysis shall be used to update the Great Park Development Monitoring Database. Notwithstanding the requirements of City Council Ordinance No. 03-20 (The NITM program), The Director of Community Development may waive this requirement if the applicant can demonstrate that these revisions do not result in significant differences compared to the underlying traffic analysis.

i. Conversion to other nonresidential uses within the Multi-Use category is subject to a traffic analysis to assess traffic impacts due to the change in land use. To the degree other uses are proposed above their maximum limits, a corresponding adjustment in allowable Multi-Use (Office) intensity shall occur in terms of equivalent traffic generation based on a.m. peak, p.m. peak, and average daily trips (ADT). The adjustment will be based on Socioeconomic (SED) trip rates derived from ITAM 8.4-10, and using an average trip generation rate (12.55 ADT, 1.13 a.m. peak hour trips, 1.21 p.m. peak hour trips per 1,000 square feet of office use) and applicable rates for any proposed non-office use based on trip generation rates in table 3-1 of the approved "Heritage Fields Project 2012 General Plan Amendment and Zone Change Traffic Impact Analysis, approved October 24, 2013." If the proposed non-office use and associated trip generation rate is not included in table 3-1, the Director of Community Development shall approve the application of an appropriate rate.

ii. To the degree residential units are built on Heritage Fields Property (as defined in and designated from time to time under the ARDA) in the 8.1C TTOD zone, a corresponding reduction in allowable non-residential intensity shall occur in terms of equivalent traffic generation based on a.m. peak, p.m. peak, and average daily trips (ADT). The actual amount of reduction will be based on the ITAM trip generate rates applicable to Planning Area 51 and included in Table 3-1 of the "Heritage Fields Project 2012 General Plan Amendment and Zone Change Traffic Impact Analysis", approved November 2013.

U. Land sales - special development requirements. Any purchase agreement for the sale of land for initial development (excluding sales once the initial development has occurred and excluding sales for public uses) in PA 51 shall include a recorded deed or special land use restriction (SLUR) or covenants, conditions and restrictions (CC&Rs) document with the following:

i. The legal tract and lot number(s);

ii. County Recorder's recordation number which will be reflected on the recorded grant deed;

iii. The maximum number of residential units (by type - single-family or multifamily); and

iv. The maximum nonresidential square footage by land use with maximum ADT.

The SLUR, and any subsequent modification to the SLUR, shall be recorded by the County of Orange Recorder's Office. Within 30 days of recordation (or any amendments thereafter), the developer shall provide documentation of the information identified in Section 9-51-6.D.d.i—iv above to the Director of Community Development.

(Ord. No. 13-07, § 4(Exh. A), 12-10-13; Ord. No. 20-05, § 6, 5-12-20; Ord. No. 21-12, § 4(Exh. A), 11-9-21; Ord. No. 25-22, § 4, 9-9-25; Ord. No. 25-29, Exh. A, 1-13-26)