Irvine Municipal Code Ch. 9-6 Planning Area 6 (portola Springs)

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 9-6.

(See Planning Area 6 map following Section 9-6-5)

(Code 1976, § V.E-806.1; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 03-33, § 6, 1-22-04; Ord. No. 06-17, § 4, 9-26-06)

A. Planning Area 6 is generally bounded by Jeffrey Road and SR-133 to the west, PA 51 (Orange County Great Park) to the south, PA 3 to the north and the City sphere boundary to the east.

B. Planning Area 6 is intended to be a mixed-use village which provides for a full range of residential densities, commercial centers, recreation facilities, and office/high technology uses.

(Code 1976, § V.E-806.2; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 00-02, § 4, 2-8-00; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 09-02, § 3, 3-24-09)

*ROW for SR-241/SR-133 is excluded.

**Any residential units in the Multi-Use category shall be taken from the Medium Density category and transferred units.

***Maximum units may be exceeded pursuant to Sections 9-6-7.B and 9-6-9.B.

****A maximum of 800,000 square feet of nonresidential intensity has been established for this planning area; however, up to 790 dwelling units (in excess of 4,670) may be substituted for nonresidential square footage in terms of equivalent traffic generation as set forth in Section 9-6-9.B.

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.

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

(Code 1976, § V.E-806.3; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 03-33, § 6, 1-22-04; Ord. No. 06-17, § 4(Exh. A), 9-26-06; Ord. No. 12-01, § 5(Exh. A), 1-24-12; Ord. No. 12-09, § 3(Exh. A), 5-22-12; Ord. No. 18-11, § 4(Exh. A), 12-11-18; Ord. No. 25-27, Exh. A, 12-9-25)

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

(Code 1976, § V.E-806.4; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95)

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

Individual residential projects in Medium Density category 2.3K 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 2.3K cannot exceed 12.5 dwelling units/net acre. For projects within Area 2.3K, the actual net density of individual projects will determine the development standards to be applied according to Sections 3-37-13, 3-37-14, 3-37-15 and 3-37-16, as applicable.

(Code 1976, § V.E-806.5; Ord. No. 92-3, 4-14-92; Ord. No. 95-4, 5-9-95; Ord. No. 95-22, § 3, 11-28-95; Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 25-27, Exh. A, 12-9-25)

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A. Affordable housing.

1. The affordable housing needs goal of 15 percent (5 percent Income I, II; 5 percent Income III; and 5 percent Income IV) of the actual number of units built in Planning Area 6 may be met utilizing the menu option as established in the Housing Element. 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 City will provide available financial assistance to help achieve the affordable housing needs goal for these planning areas.

2. 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 (5 percent Income I, II; 5 percent Income III; and 5 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.

B. Maximum dwelling units. Notwithstanding the provisions of Section 9-6-3, a total maximum of 300 dwelling units may be transferred by the landowner from Planning Area 5B (102 units) and/or Planning Area 9 (198 units) into Planning Area 6. In addition, up to 326 dwelling units may be transferred from Area 8.1A to Area 2.3K within Planning Area 6. In addition, up to another 282 units may be transferred from Planning Area 9 and/or Planning Area 40 into Planning Area 6. It is the intent of this provision to facilitate a level of development that remains within the total number of dwelling units authorized by the North Irvine Transportation Mitigation Implementing Development Agreement between the City of Irvine and the Irvine Company.

The transfer of units described in this Section will be subject to approval of one or more subdivision maps, which will require the preparation of the appropriate level of traffic impact analysis. However, consistent with the traffic impact analysis prepared in conjunction with Zone Change 00818601-PZC, units transferred pursuant to this Section shall be single-family detached and/or attached or detached condominiums.

Approval of the transfer of units will be required for receiving areas and will be appropriately and administratively noted in Sections 9-6-3, 9-6-7, 9-9-3, 9-9-7, 9-40-3, and 9-40-7, as applicable.

C. Parks. The locations of public parks are conceptually shown on Exhibit B. Private parks will also be provided in order to meet local park requirements.

1. The community park requirement for PA 6 will be satisfied by the dedication of parkland and/or construction of park improvements consistent with the Community Parks Park Plan (case number 00321912-PPP) as may be amended from time-to-time.

D. Arterial highways. The following arterials are located adjacent to or within Planning Area 6:

E. Eucalyptus trees. The existing eucalyptus windrows in PA 6 will be retained in median landscaping, landscaped setbacks, parks, the Jeffrey Open Space Trail, 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 fuel modification requirements and do not conflict with infrastructure improvements.

F. Preservation/NCCP Reserve dedication. Prior to or concurrent with the recordation of the first subdivision map in PA 6, the applicant shall record an offer of dedication in favor of the City for Area "R" as shown on Exhibit A. Such offer will be in compliance with Section 8-14-1 and may be accepted by the City no sooner than 90 days following issuance of building permits for 75 percent of the 4,500 total dwelling units permitted and 75 percent of the total square feet of industrial structures, or at the completion of development within the planning area.

1. Any trails in the NCCP Reserve and/or preservation area will be designed, constructed, owned and maintained by the City of Irvine or its designee.

2. Because the NCCP Reserve and Preservation category are co-terminus in this dedication, the NCCP shall serve as the Open Space and Management Plan required under Section 9-16-1.

G. Pedestrian links. Sidewalks will be located on public streets in accordance with City plans and guidelines. Sidewalks on private streets may vary from standard City plans where appropriate to reduce grading or provide better pedestrian linkages. Pedestrian walks should link commercial sites, schools, parks and residential neighborhoods. With the submittal of the first residential tract map, a Master Plan of bicycle and pedestrian trails will be provided.

H. Trails. Prior to approval of the first residential tentative tract map within this planning area, the applicant shall submit a master trails plan, which addresses public and private trails and linkages, public viewpoints, public access points to the open space, signage, and construction phasing of trails. This plan shall include a pedestrian link along Portola Parkway connecting Sand Canyon Avenue through the planning area to the Transportation Corridor and the open space in the eastern part of the village. This plan shall be consistent with the General Plan Trails Network Figure B-4 and also demonstrate how access to dedicated open space will be controlled and managed by the City through fencing or other means. The master trails plan shall be submitted for review and comment by the Community and Library Services Commission and approved by the Planning Commission.

I. Village theme. The architectural design shall address detail articulated on all sides of the structures visible from streets, paseos, and other public areas. Particular attention shall be given to windows, balconies, doors, and other design elements. The elements and qualities which shall be encouraged are human scale and privacy, play of light using shade and shadows to provide relief, and variations in roof lines. Large blank walls with minimal detail shall be discouraged.

J. Residential/community commercial architecture. A variety of architectural styles and forms will be used to express differences among projects and neighborhoods within the planning area. Variations of the following elements may be used by the developer:

1. Overall form. Some symmetry at front facades or around entries will be used to create balance in the overall form. Entry view corridors terminating at blank walls and/or blank building elevations shall be discouraged. 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.

2. Roof form. Roof massing will be varied with a strong cornice line. Clay, concrete tile, and slate will be used predominantly with consistent earthtone colors.

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

4. Site design. Terraces, plazas, arcades, colonnades, and pergolas will be used to define pedestrian areas.

5. Building heights along arterial roadways. Residential structures adjacent to arterial roadways shall not exceed two stories.

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

K. Industrial architecture. The industrial portion of the planning area will have a clean and contemporary architectural style, similar to Irvine Spectrum. In conjunction with each tentative tract map ("B" map) or parcel map for medical and science parcels adjacent to areas zoned residential, the applicant shall demonstrate how medical and science uses will be compatible with residential uses with particular reference to proposed building heights, locations of loading docks and storage areas, treatment of parking areas, and proposed landscaping. Vehicular access between medical and sciences uses and adjacent residential development shall be evaluated at the time of tentative tract maps ("B" maps) or parcel maps. Vehicular access shall be designed so that conflicts with residential neighborhoods are minimized.

L. Landscape setbacks. The landscape setbacks for the project edge shall be in accordance with Exhibits C. Additionally, streetscapes required with development of Planning Area 6 shall be consistent with the City of Irvine Master Streetscape Plan.

M. 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 may 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 used to deviate from setbacks established for village edges.

N. Multi-use. The Multi-Use category may be developed with a single land use.

O. Child care.

1. The need for child care facilities shall be recognized in the development of Planning Area 6. Prior to the approval of the first tentative tract map for the residential portion of this planning area, the number of private sector child care slots to be provided will be determined by the City and the developer in accordance with the City policy in effect at that time. The number of slots will be based on the actual number of residential units to be built and on a determination of child care needs within the planning area.

2. Prior to the approval of the first tentative tract map for the residential portion of this planning area, the applicant shall address the following when locating any child care center:

a. The location of any child care center(s) shall be determined.

b. The size of any parcel that is designated for a potential child care center.

c. Child care centers shall be compatible with adjacent uses. Development of a child care center in conjunction with proposed elementary schools and adjacent to neighborhood parks, residential developments and/or neighborhood commercial centers shall be encouraged.

d. In locating a child care center, the proposed site shall be evaluated with regard to factors that might be detrimental to the public health, safety, or welfare, including, but not limited to, proximity to high-traffic-volume roadways, hazardous materials, and major generators of traffic.

P. 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:

1. 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.

Q. 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.

R. Trip monitoring. Prior to the approval of any discretionary application for new development, the applicant shall submit to the Community Development Department a table documenting the cumulative total of approved development and trips within Area 2.3K, in a manner meeting the approval of the Director of Community Development to ensure the overall average daily trips (ADT) do not exceed the 95,019 ADT as mitigated by prior payment of NITM fees.

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(Ord. No. 02-09, §§ 1—7, 6-11-02; Ord. No. 03-33, § 6, 1-22-04; Ord. No. 04-03, § 3, 2-24-04; Ord. No. 09-02, § 3, 3-24-09; Ord. No. 12-01, § 5(Exh. A), 1-24-12; Ord. No. 18-11, § 4, 12-11-18; Ord. No. 21-05, Exh. A, 5-11-21; Ord. No. 23-09, § 4(Exh. A), 5-23-23; Ord. No. 25-22, § 4, 9-9-25; Ord. No. 25-27, Exh. A, 12-9-25)

1. Village theme. The village or "neighborhood" theme of the site should be reminiscent of villages of early California, a neighborhood where the different design elements such as a diversity of home types, roadways, parks and open space are woven together to create a cohesive community. The project site plan should also reinforce the connection between the existing "flatland" and "hillside" areas.

2. Architectural design. The architectural design shall address detail articulation on all sides of the structures visible from streets, paseos and other public areas. Particular attention shall be given to windows, balconies, doors and other design elements. The elements and qualities that shall be encouraged are pedestrian scale and privacy, play of light using shade and shadows to provide relief and variations in roof-lines. Large blank walls with minimal detail shall be discouraged.

3. Architectural features. Architectural features on individual residential structures may in limited circumstances exceed the established height limitation by a maximum of 10 percent of the roof area on which the structure is secured but in no event shall exceed 10 feet above applicable zoning district height limit.

4. Parks. With the submittal of a vesting tentative tract map for development of Lambert Ranch, the applicant will submit a park plan in accordance with Chapter 2-22. The park plan will address the community and neighborhood park dedication requirements for Lambert Ranch.

a. Neighborhood parks shall be located within the Lambert Ranch development. The aesthetic design goal of the parks shall be to preserve and enhance the existing landscape attributes of the site. Neighborhood parks shall be located to provide convenient pedestrian access from residential units.

b. The community park requirement for Lambert Ranch will be satisfied by the provision of park in-lieu fees per Section 5-5-1004, subdivision ordinance.

5. Pedestrian network. Pedestrian circulation is provided through a network of sidewalks and pedestrian paseos. The network has been designed to encourage pedestrian circulation, enhancing a sense of community and to provide access between residential units and the neighborhood parks and open space system, adjacent community park, schools, commercial sites, and residential neighborhoods. Where sidewalks are not provided along private ways or driveways, pedestrian access to units shall be provided from a pedestrian paseo. A minimum of five-foot width shall be provided for walks along key pedestrian corridors, including along the neighborhood park, Esplanade, Paseos and along Portola Parkway. A four-foot width will be limited to sidewalks along interior residential streets.

No lot with frontage on C Drive East and West will be located more than 150 feet from a pedestrian access connecting the private drive to the interior paseo system.

6. Streets and private ways. Streets shall be designed to encourage "traffic calming" and enhance pedestrian circulation. "Traffic calming" techniques, such as narrower street, choker and special pavement, are encouraged to minimize vehicular speed.

7. Landscaping. Landscape character shall be compatible with adjacent planning areas through continuation of the general character of plantings along Portola Parkway consistent with the City of Irvine Master Streetscape Plan. The existing early California landscape character of the hillside shall be enhanced with informal native, naturalized and ornamental plantings, while the "flatland" development shall have a combination of formal and informal landscape plantings. Entry landscape treatment shall occur at the primary neighborhood entry from Portola Parkway and secondary entry from Ridge Valley.

8. Eucalyptus trees. The existing eucalyptus windrows on the project site will be retained in landscape setbacks and paseos to the extent the trees are deemed sufficiently healthy for preservation in accordance with a survey conducted by a certified arborist and do not conflict with fuel modification requirements and do not conflict with infrastructure improvements. A eucalyptus tree report will be provided and approved by the City of Irvine.

9. 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 may appropriate findings, if necessary:

a. General character: Relationship to scale, bulk, coverage and density with surrounding land uses.

b. Quality of life: Whether the proposed alternative standard 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.

10. Libraries. In the event that 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. Lambert's residence. The 1.67-acre remainder parcel for vesting tentative tract map 16868 shall not be further subdivided to create additional buildable lots for future development.

(Ord. No. 06-17, § 4, 9-26-06)

Editor's note— Ord. No. 06-17, § 4, adopted September 26, 2006, amended the Code by adding a new section to be numbered 9-6-7. In order to prevent duplication of section number, the section has been renumbered at the discretion of the editor.

A. Trails and Transit Oriented Development. The 8.1A Trails and Transit Oriented Development zoning district allows a variety of uses on the same site consistent with the Multi-Use land use category as defined in the General Plan. The Trails and Transit Oriented Development designation allows for a mix of residential, commercial, recreational, and education uses that support a multi-use environment, and which is complementary to the 8.1 Trails and Transit Oriented Development District located in PA 51 and to the Orange County 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 District. The variety of trails types and transit choices are intended to provide connectivity to the Orange County Great Park, the 8.1 Trails and Transit Oriented Development District in Planning Area 51, to public open space outside the Orange County Great Park, and to other nearby areas.

Development in Area 8.1A shall:

•

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

•

Promote livability, transportation efficiency, and walkability.

•

Allow residential dwelling units to be mixed with other uses providing choices in location, type and size based on compatibility with surrounding uses.

•

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

•

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

•

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

•

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

•

Encourage vertical and horizontal integration of commercial office and retail land uses into the residential development, where feasible.

In addition, the following planning standards shall apply throughout Area 8.1A:

1. Allowable residential units may be mixed with other uses providing choices in location, type and size based on compatibility with surrounding uses. Clustering of residential units shall be encouraged to provide for greater opportunities to develop neighborhood parks as well as public and private open spaces within the development.

2. Reserved.

3. Community and neighborhood park requirements shall be provided in accordance with City of Irvine Park Code.

4. The inclusion of alternative educational, vocational, R&D, business and office facilities in the form of high technology research and vocational centers, business incubators, community outreach partnership centers, conference and group presentation facilities within a "campus commons" framework shall be allowed.

5. The introduction of unique land uses that are not specified in the permitted and conditionally permitted uses but fit within the intent of Area 8.1A 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.

B. Reserved.

C. Reserved.

D. Changes in intensities. The Statistical Analysis Table (Section 9-6-3) shall be administratively adjusted to reflect the allocation of development intensity as approved by applicable discretionary case applications for Areas 2.3K and 8.1A.

E. Residential/community commercial architecture. A variety of architectural styles and forms will be used to express differences among projects and neighborhoods within the planning area. Variations of the following elements may be used by the developer.

1. Overall form. Some symmetry at front facades or around entries will be used to create balance in the overall form. Entry view corridors terminating at blank walls and/or blank building elevations shall be discouraged. 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.

2. Roof form. Roof massing will be varied with a strong cornice line. Clay, concrete tile, and slate will be used predominantly with consistent earthtone colors.

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

4. Site design. Terraces, plazas, arcades, colonnades, and pergolas will be used to define pedestrian areas.

5. Building heights along arterial roadways. Residential structures adjacent to arterial roadways shall not exceed two stories.

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

F. Industrial architecture. The industrial portion of the planning area will have a clean and contemporary architectural style, similar to Irvine Spectrum. In conjunction with each tentative tract map ("B" map) or parcel map for medical and science parcels adjacent to areas zoned residential, the applicant shall demonstrate how medical and science uses will be compatible with residential uses with particular reference to proposed building heights, locations of loading docks and storage areas, treatment of parking areas, and proposed landscaping. Vehicular access between medical and sciences uses and adjacent residential development shall be evaluated at the time of tentative tract maps ("B" maps) or parcel maps. Vehicular access shall be designed so that conflicts with residential neighborhoods are minimized.

G. Landscape setbacks. The landscape setbacks for the project edge shall be in accordance with Exhibit C. Additionally, streetscapes required with development of Planning Area 6 shall be consistent with the City of Irvine Master Streetscape Plan.

H. 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 may 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 used to deviate from setbacks established for village edges.

I. Affordable housing. In conjunction with the submittal of the first tentative map for residential purposes in Area 8.1A, the applicant shall submit an amendment to the comprehensive affordable housing program covering Planning Areas 1, 5, 6, 8, and 9, as adopted, consistent with City Council Ordinance No. 02-09.

J. Traffic calming, pedestrian/bike access. In conjunction with the submittal of the first tentative map for residential purposes in Area 8.1A, the applicant shall demonstrate traffic calming measures to mitigate vehicle speeds on the main internal street routes within the development. Additionally, the applicant shall incorporate design features which provide reasonable direct pedestrian/bike access to 1) the Orange County Great Park from this development via the proposed pedestrian/bike overcrossing of Irvine Boulevard, and 2) from Irvine Boulevard to the nearby shopping center at Irvine Boulevard/Sand Canyon intersection.

(Ord. No. 12-01, § 5(Exh. A), 1-24-12; Ord. No. 18-11, § 4(Exh. A), 12-11-18)