HomeMy WebLinkAboutNC0023_PA940149 PLANNING AREA 2C, 12D, 14, 15, 19, 20 COASTAL DEVELOPEMENT PERMITII I 111111111111111 II ·
. *NEW FILE*
NC0023
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THE IRVINE COAST
Planned Community
ORANGE COUNTY
CALIFORNIA
COASTAL DEVELOPMENT PERMIT
PLANNING AREAS 2C & 12D
(Development Areas 2C-l, -2, -3, -4, -5, -6, -7, -8, & 12D)
SAN JOAQUIN HILLS
Planned Community
ORANGE COUNTY
CALIFORNIA
SITE DEVELOPMENT PERMIT
PLANNING AREAS 14, 15, 19, & 20
PA 940149
January 1995
County of Orange
Environmental Management Agency
Land Planning Division
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TABLE OF CONTENTS
Section Title
I. INTRODUCTION
A. Location
B. Relationship between Planned Communities
C. Existing Site Conditions
D. Current Entitlements
E. Purpose of CDP/SDP
F. Document Organization
II. PROJECT DEVELOPMENT COMPONENTS
A. Site Development Plan
Overview
Statistics
B. Grading Plan
C. Drainage Plan
D. Utilities
Utility Services
Sewer
Domestic/Reclaimed Water
E. Landscape Plan
Program Summary
Proposed Plant List
F. Habitat Restoration Plan
G. Fuel Modification Plan
Program Summary
Proposed Plant List
H. Open Space and Resource Management Programs and Plans
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SOP i
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TABLE OF CONTENTS
Section Title
m. DEVELOPMENT PLANS
A. ICPC Residential Development Areas 2C-1, -2, -3 and -7 (CDP)
Location
Site Plan
Access and Circulation
Model Complex
Architectural Elevations and Floor Plans
Entry Plazas
B. ICPC Residential Development Areas 2C-4, -5, -6 (CDP)
and SJBPC PA 15 (SDP)
Location
Site Plan
Access and Circulation
Model Complex
Architectural Elevations and Floor Plans
Entry Plazas
C. SJBPC Residential Planning Area 14 (SDP)
Location
Site Plan
Access and Circulation
Model Complex
Architectural Elevations and Floor Plans
Entry Plazas
D. ICPC Community Park Development Area 2C-8 (CDP)
Location
Site Plan
Access and Circulation
Model Complex
Architectural Elevations and Floor Plans
IV. CONSISTENCY ANALYSIS
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP ii
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TABLE OF CONTENTS
Section Title
V. APPENDICES
■ Orange County EMA Planning Applications
■ Overview of the Irvine Coast Master CDP -Fourth Amendment
Planned Community Statistical Table -Seventh Revision
PC Development Map
Realignment of Vista Ridge Road (formerly Upper Loop Road)
Planning Areas 2C and 12A Boundary Adjustment
■ Overview of the Zone Change PC
Statistical Table -Second Revision
■ Visual Analysis
■ Large Exhibits (map pockets)
602114.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP iii
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Exhibit
Number
1.1
1.2
1.3
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
3.1-A
3.1-B
3.1-C
3.1-D
LIST OF EXHIBITS
Title
I. INTRODUCTION
Regional Location Map
Project Location Map
Tentative Tract Map No. 14786 (Vesting)
II. PLANNING AREA COMPONENTS
Development Plan
Grading Plan
Section Key Map
Section A-A
Section B-B
SectionC-C
Sections D-D and E-E
Drainage Plan
Wastewater Collection Plan
Domestic Water Plan
Reclaimed Water Plan
Landscape Plan
Fuel Modification Plan
Fuel Modification Sections
III. DEVELOPMENT PLANS
ICPC Residential Development Areas 2C-1, -2, -3
and -7 (CDP) .
Location Map
Model Complex -DA 2C-l
Model Complex -DA 2C-2
Model Complex -DA 2C-3
Following
Page or
Map Pocket (MP)
I-1
I-1
I-9
(MP)" II-1
(MP)" II-9
II-9
II-9
II-9
II-9
II-9
II-10
II-13
II-13
II-13
(MP)" II-15
II-22
II-22
III-1
III-5 m-6
III-6
• (MP) Large-scale prints of these exhibits are provided in map pockets at the back of this
document.
602114.300
ICPC PAs 2C & 120 CDP
SJIIPC PAs 14, 15, 19, 20 SDP iv
irvinc\cdp\pa2c,-12d,002
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Exhibit
Number
3.1-E
3.1-F
3.1-G
3.1-H
3.1-I
3.1-J
3.2-A
3.2-B
3.2-C
3.2-D
3.2-E
3.2-F
3.2-G
3.2-H
3.3-A
3.3-B
3.3-C
3.3-D
3.3-E
3.3-F
3.4-A
3.4-B
602/14.300
LIST OF EXHIBITS
Title
ICPC Residential Development Areas 2C-1, -2, -3
and -7 (CDP) (continued)
Model Complex -DA 2C-7
Architectural Elevations/Floor Plans -Plan 1
Architectural Elevations/Floor Plans -Plan 2
Architectural Elevations/Floor Plans -Plan 3
Entry Plaza Detail
Entry Plaza Detail
ICPC Residential Development Areas 2C-4, -5, -6 (CDP)
and SJHPC PA 15 (SDP)
Location Map
Model Complex -DA 2C-4
Model Complex -DA 2C-5
Model Complex -DA 2C-6
Model Complex -PA 15
Architectural Elevations/Floor Plans -Plan 1
Architectural Elevations/Floor Plans -Plan 2
Architectural Elevations/Floor Plans -Plan 3
SJHPC Planning Area 14 (SDP)
Location Map
Model Complex
Architectural Elevations/Floor Plans -Plan 1
Architectural Elevations/Floor Plans -Plan 2
Architectural Elevations/Floor Plans -Plan 3
Architectural Elevations/Floor Plans -Plan 4
ICPC Community Park Development Area 2C-8 (CDP)
Location Map -
Community Park
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SOP V
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LIST OF EXHIBITS
Exhibit
Number
APPENDICES
■ Visual Analysis
Title
■ Development Sections
■ Boundary Comparison Map
■ Planning Areas 2C and 12A Boundary Adjustment
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP vi
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LIST OF TABLES
Table
Number Title
PLANNING AREA COMPONENTS
2-A Project Statistical Summary
2-B Proposed Plant List for Development Areas
2-C Proposed Plant List for Fuel Modification Zones
APPENDICES
ICPC -Planned Community Statistical Table (Seventh Revision)
SJHPC -Planned Community Statistical Table (Second Revision)
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP vii
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SECTION I: Introduction Page 1-1
A. Location
The proposed residential development project is comprised of portions of two adjacent
planned communities: the 9,432-acre Irvine Coast Planned Community (ICPC) and the
372-acre San Joaquin Hills Planned Community (SJHPC) as shown on Exhibit 1.1,
Project Location Map. Planning Areas (PAs) 2C and 12D are subareas of the ICPC
and PAs 14, 15, 19 and 20 are subareas of the SJHPC.
The proposed project is located northeast of Newport Coast Drive along Ridge Park
and Vista Ridge Roads (formerly Upper Loop Road), as shown on Exhibit 1.2, Project
Location Map. Adjacent land uses include: 1) undeveloped land that is within the City
of Irvine Sphere of Influence and the future San Joaquin Hills Transportation Corridor
(Route 73) to the north; 2) ICPC Residential PAs 5 and 6, and the future proposed
alignment of Sand Canyon Avenue to the east; 3) ICPC Los Trancos Canyon PA 12A
to the south and east; and 4) Residential PAs 2B-3 and 8-1 of the ICPC and Residential
PA 13 of the SJHPC to the west. The existing Signal Peak transmission towers are
centrally located within the project site (indicated as NAP, "not-a-part" on Vesting
Tentative Tract Map No. 14786).
B. Relationship Between Planned Communities
Although the proposed project is composed of portions of two adjacent planned
communities, it is physically linked through a variety of components, including:
primary circulation, access, utilities and physical site design, which will be further
described in the following sections of this .document. Each planned community has its
own County land use regulation and zoning. However, the Board of Supervisors
specifically anticipated that physical land planning and design components within San
.Joaquin Hills Planning Areas 12, 13, 14, and 15 would cross over the common
boundary with Irvine Coast Planning Area 2C when they approved the San Joaquin
Hills PC Program on February 26, 1991.
602/14.300
ICPC PAs 2C & 12D CDP
SlliPC PAs 14, IS, 19, 20 SDP
uvino\cdp\pa2c-12d.002
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SUNSET I BEACH
BOLSA CHICA
I I SANTA ANA RIVER ESTUARY
SANTA ANA ,HEIGHTS
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• TI-IE IRVINE COMPANY
EMERALD BAY.
SAN JOAQUIN HILLS
PLANNED COMMUNITY
IRVINE COAST
PLANNED COMMUNITY
.----Coastal Zone
Boundary
DANA POINT
CAPISTRANO BEACH
Exli>ftU
REGIONAL LOCATION MAP
IC!'C CUP PAI 2C 00 120 -&ll'C SOP PAI 14. 15, 10 00 20
l':.i.:I ,._ 17""1•AA D Nol 10 Seo•• 1,.,1nnr \
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9-2(L9_1 l~
PELICAN \ \ POINT :,i J:
I \./_-~.,,~--~! e==' ~ .... ..,, .. -~
...R,,,_.-vv<~
• THE IRVINE Cllf,/fMY
p A C F C 0 C E A N
Exhibit 1.2
PROJECT LOCATION MAP
ICPC COP PAs 2C All) 1:20 -s.lf'C 80P PAs 14, 15. 10 All) 20
f)~:To~ KIM\
• January 1995
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SECTION I: Introduction PageI-2
The SJHPC Program, Section I-B, refers to the relationship between the adjoining
ICPC and SJHPC as follows:
602/14.300
The San Joaquin Hills Planned Community and 1he Irvine Coast Planned
Community are separate and distinct areas in terms of zoning and land use
regulation. Land use projects will be separately implemented in each PC
pursuant to each Planned Community's own "Permit Regulations and
Procedures" and "PC Development Map and Statistical Table Regulations and
Procedures" contained, respectively, in each PC's Planned Community Text.
Each Planned Community is and will remain separate, in terms of computing
and accounting for Planning Area acreage, permitted units, and maximum
allowable densities. Separate Planning Applications will be made for
Coastal/Site Development Permits and/or Use Pennits, and such applications
will be subject to separate discretionary actions and conditions of approval by
the Planning Commission or another approving entity within the County.
Although distinct from a regulatory and zoning perspective, physical land
planning and design components such as roads, open space areas, and
ownerships/or development projects within SJHPC Planning Areas 12, 13,
14, and 15 may cross over the common boundary shared between 1he Irvine
Coast Planning Areas 2C and 8.
In order to provide one consistent and comprehensive set of permitted uses
and site development standards, Residential Planning Areas 13, 14, and 15
within the SJHPC are identified in this SJHPC Program by the M(IC) and
MH(IC) designations, where "IC" denotes "Irvine Coast" regulations. For
these Planning Areas, the PC District Regulations for PA 8 and 2C within the
Irvine Coast have been incorporated into Chapter III-D of this SJHPC
Program. Although separate, Site Development Permits, Coastal
ICPC PA.s 2C & 12D CDP
SlHPC PA.s 14, IS, 19, 20 SDP
u,mc\«lp\po2c-12d.002
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SECTION I: Introduction Page I-3
Development Pennits, and/or Use Pennits for development projects that
include Planning Areas from both Planned Communities may be analyzed by
one environmental docwnent (e.g., EIRJ and processed concurrently with a
coordinated set of Planning Applications.
This document will discuss the Irvine Coast Planned Community and the San Joaquin
Hills Planned Community individually regarding unit count, density, product type and
design character. It will discuss the combined project regarding circulation, utilities,
grading, drainage, landscape, fuel modification and recreation. This CDP/SDP is
being processed concurrently with a construction-level EIR which evaluates both
portions of the above-referenced planned communities as one project in response to
their relationship and function. Zone Changes for each of the Planned Communities
have been processed and approved prior to this Project CDP/SOP. Both the ICPC
Zone Change and the SJHPC Zone Change permit the adjustment of the PC boundary
shared by the two communities to be relocated to coincide with the centerline of Ridge
Park Road (in part). In addition to EIR No. 544, the Master CDP -Fourth
Amendment has been prepared to cover the corresponding technical adjustments to the
Planned Community Development Map and Statistical Table to reflect the revised PC
boundary for the ICPC.
C. Existing Site Conditions
The elevation of the site within the ICPC portion ranges from 800-feet in elevation to
1,100-feet just below the Signal Peak transmission towers in the northeastern portion of
the site. Portions of the site have been modified by the grading/construction of Vista
Ridge Road, and the Zone 4 and Zone 5 Reservoir sites. The topography of the ICPC
portion of this project is characterized by hillsides with gently sloping hilltops that rise
above relatively steep canyons.
602/14.300
ICPC PAs 2C & 120 CDP
SJHPC PAs 14, IS, 19, 20 SOP
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SECTION I: Introduction Pagel-4
Drainage for the majority of the ICPC portion of the project flows along the Los
Trancos watershed to the south with a small portion draining into Muddy Canyon.
The topography of the northeasterly portion of the SJHPC is comprised primarily of
hills and steep canyons, and is currently undeveloped except for temporary
improvements such as dirt access and fire roads. Elevations within this Planned
Community range from 300 to 1150-feet above sea level.
A large portion of the SJHPC, west of Newport Coast Drive, has been developed or is
currently under construction. Drainage for the SJHPC flows along the Buck Gully
watershed (part of the Irvine Coast Planned Community) south and the Bonita Canyon
watershed to the northwest. A small portion of the Planned Community drains into
Los Trancos Canyon.
D. Current Entitlements
1. Irvine Coast Planned Community
602/14.300
1988-Certified Local Coastal Program
All development within The Irvine Coast Planned Community is located within
both the Coastal Zone, as defined in the California Coastal Act of 1976, and The
Irvine Coast Planning Unit of the Local Coastal Program (LCP) of the County of
Orange. As such, the area covered by this Project Coastal Development Permit
(CDP) is under the land use planning-and regulatory jurisdiction of the County of
Orange.
In accordance with the California Coastal Act, the County of Orange prepared an
amended LCP for The Irvine Coast. The "First Amendment: The Irvine Coast
Local Coastal Program" was approved by the Orange County Board of Supervisors
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SDP
irvine\cdp\pa2c-12.d.002
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SECTION I: Introduction Page 1-S
602/14.300
on September 30, 1987. The California Coastal Commission approved the
document on November 19, 1987. On December 2, 1987, the Board of
Supervisors approved the Land Use Plan (LUP) by Resolution No. 87-1606, and
the Implementing Actions Program (IAP) by Ordinance No. 3674.
As a final action, the California Coastal Commission certified The Irvine Coast
LCP on January 14, 1988. This 1988-certified LCP, now part of the County's
General Plan and Zoning Code, guides all development within the ICPC.
Development Agreement 87-16
Following certification of the LCP, The Irvine Coast Development Agreement
(DA 87-16) and accompanying EIR No. 486 were prepared to implement the
Planned Community. The Development Agreement was approved by the Orange
County Board of Supervisors on April 20, 1988 and entitles The Irvine Company
to build-out The Irvine Coast Planned Community over a 20-year period, in
accordance with the policies and regulations established in the 1988-certified LCP.
Master Coastal Development Permit
To permit the implementation of master utilities and backbone infrastructure
improvements, as well as allow for the large-scale land subdivision of an
approximately 2,812-acre area located within the northern sub-area of the ICPC,
The Irvine Company prepared the Master Coastal Development Permit (Master
CDP). The currently-approved Master CDP Third Amendment (CD 900703001P
approved by the Planning Commission on March 11, 1992) incorporates applicable
portions of the originally-approved Master CDP (CD 88-llP), as well as the
Master CDP First and Second Amendments (CD 89-27P and CD 9005219001P,
respectively).
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
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SECTION I: Introduction Page 1-6
The Master CDP and its amendments have been designated by the County of
Orange as the official tracking mechanism and historical record for revisions to the
PC Development Map and Statistical Table, as they occur over time.
The above projects were reviewed for potential environmental impacts in Final
BIR Nos. 485, 486, 511 and 460, covering the Master Coastal Development
Permit, the Irvine Coast Development Agreement, eleven Project CDPs (Phase I
residential and Golf Course development proposals) and the Newport Coast Drive
(formerly Pelican Hill Road) projects respectively. Environmental review of the
Irvine Coast project has been tiered in accordance with provisions of CEQA
(Section 15152).
2. San Joaquin Hills Planned Community
602/14.300
SJHPC Program Document
The San Joaquin Hills Planned Community (PC) Program was adopted by the
Board of Supervisors (Resolution No. 91-183) on February 26, 1991. The PC
"Program" consists of: (1) Text of Land Use Regulations and Site Development
Standards/Procedures (Chapters I-XIII); (2) PC Zoning Map and Statistical
Summary (Appendix A); (3) PC Development Map and Statistical Table (Appendix
B); and (4) Conceptual Landscape and Fuel Modification Plan (Appendix C). The
SJHPC Program document regulates all development within the Planned
Community.
Final BIR No. 517, certified in February, 1991, analyzed the County General Plan
Amendment and Zoning for the SJHPC.
ICPC PA.s 2C & 12D CDP
SJHPC PA.s 14, 15, 19, 20 SOP
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SECTION I: Introduction Page 1-7
E. Purpose and Scope of this CDPISDP
1. Purpose of the Coastal Development Penni!
All development projects within The Irvine Coast Planned Community are subject
to County approval of a CDP in compliance with Chapter 10, "Discretionary
Permits and Procedures," of The Irvine Coast LCP and with the County's CD
"Coastal Development" District Regulations (Orange County Zoning Code Section
7-9-118).
This CDP has been prepared in accordance with the 1988-certified Irvine Coast
LCP and is being processed as a large-scale development plan for approval by the
Orange County Planning Commission. This CDP document contains all the
necessary information to establish that the proposed project is consistent with all
relevant programs, policies, and guidelines contained in the County of Orange
General Plan, Zoning Code, LCP, Master CDP, and previously-certified
environmental documentation for the ICPC.
2. Purpose of the Site Development Penni!
602/14.300
Development projects within the San Joaquin Hills Planned Community are subject
to County approval of a Site Development Permit (SOP) in compliance with
Chapter X, "Permit Regulations and Procedures," of the SJHPC Program, and
with the "Planned Community" District Regulations, Orange County Zoning Code
Section 7-9-103.
This SDP has been prepared in accordance with the SJHPC Program and is being
processed as a phased development plan for approval by the Orange County
Planning Commission. This SDP document contains all the necessary information
to establish that the proposed project is consistent with all relevant programs,
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
lninel«lplpa2o•12d.002
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SECTION I: Introduction PageI-8
policies, and guidelines contained in the County of Orange General Plan, Zoning
Code, PC Program, and previously-certified environmental documentation for the
SJHPC.
3. Scope of CDPISDP Entitlements
602/14.300
Approval of this CDP for ICPC PAs 2C and 12D and SDP for SJHPC PAs 14,
15, 19, and 20 will provide the following seven (7) project entitlements:
1) Permit all grading, as described in Section II required for all Development and
Planning Areas within the project, including all related remedial grading and
slope stabilization, without subsequent discretionary action by the Planning
Commission;
2) Permit the construction of the private streets, master infrastructure, backbone
drainage facilities, water/wastewater systems, and master utilities as described
in Section II without subsequent discretionary action by the Planning
Commission;
3) Provide an adequate level of information to establish the necessary Fuel
Modification Program, in cooperation with the Orange County Fire
Department, without subsequent discretionary action by the Planning
Commission;
4) Permit the implementation of development proposals described in Section III at
a construction level of detail including single-family residential lots, a model
complex for each residential project, the entry plazas, the public local park
uses/improvements in ICPC DA 2C-8, and the Open Space/Habitat Restoration
Plan improvements in ICPC PA 12D and SJHPC PA 20.
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SDP
itvine\cdp\pa2c-12d.002-
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SECTION I: Introduction Page 1-9
602/14.300
5) Permit the construction of the community entrance (modification in design
from that approved as part of the Community Identification and Design
Program CD 91 MOZP), including the gated entry at the terminus of Vista
Ridge Road, without subsequent discretionary action by the Planning
Conunission;
6) Approval of a technical revision to the San Joaquin Hills PC Statistical Table,
consistent with the San Joaquin Hills PC Program Section XI (see appendices,
Section V); and
7) Permit the subdivision of ICPC PAs 2C and 12D and SJHPC PAs 14, 15, 19,
and 20. The information contained within this CDP/SDP document provides
sufficient detail and is intended to be fully consistent with the lotting and
construction shown on Tentative Tract Map (TTM) No. 14786 (Vesting) as
shown on Exhibit 1.3. TTM No. 14786 is a separate and distinct entitlement
document which, following Planning Commission action on this CDP/SDP,
will be considered by the Orange County Subdivision Conunittee. (It is
included in this document for reference purposes only).
Accompanying this CDP/SDP and reflecting the project proposals described herein
are four related documents.
■ Environmental Impact Report No. 544 provides a detailed analysis of the
environmental effects of the proposed project, including an analysis of the
environmental topics covered in previous EIRs in light of further refinements
and additional information available for the project as well as features not
previously addressed in prior CEQA reviews.
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP IMnclodp\pa2o-12d,002
kn""l'l!l95
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VESTING
TENTATIVE MAP
T'RACT NO.
--
14786
-----
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\
~---·----. =-----... ____ _ =--~-----=-..::.r-----::K11::2'---===-------~--------------... ====----.. ::&'.,.... ___ _
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VESTING
TENTATIVE IIAP
TRACT N0.14786
E'>IYli!U
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SECl'ION I: Introduction Page 1-10
■ Fourth Amendment to the Irvine Coast Master CDP, including modifications to
the alignment of Vista Ridge Road and a technical revision to The Irvine Coast
PC Development Map and PC Statistical Table, consistent with The Irvine
Coast LCP Section II-11-D.
Additional project-related County approvals include the ICPC Zone Change, the
SJHPC Zone Change, and amendments to both the Orange County General Plan Land
Use Element and Community Profiles as required by the enlargement of the SJHPC.
602/14.300
■ ICPC Zone Change (PA 95000), pennits adjustment of the PC boundary line
to correspond with the centerline of Ridge Park Road (in part) and a slope
bank separating residential development areas. This adjustment reduces the
size of Planning Area 2C by approximately 17.0 acres.
■ The amendment to the Orange County General Plan Land Use was required as
part of the enlargement of the SJHPC to revise the land use designations of the
additional areas. The additional 9 .1 acres within PA 13 is now designated
Suburban Residential Communities (lB) as is the new 45.8 acre Planning Area
21. Both of which provide for development which is compatible with the
adjacent designation within the SJHPC.
■ The amendment to the Orange County Community Profiles was required to
enlarge the San Joaquin Hills Planned Community and revise the land use
designations of the additional areas. The amendment provided for development
of these additional areas which is .compatible with the existing designations
within the SJHPC. The 9.1 acre enlargement of PA 13 amends the existing
Community Profile Designation of Medium Low Density (1.3) to Medium
High Density (1.52). The newly created planning area (PA 21) north of
Planning Area 2 and designed as an extension of PA 2 incorporates the
Medium High Density (1.5) Community Profile Designation.
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SOP
iniae\cdp\pa2c-12d.002
January 1995
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SECTION I: Introduction Pagel-11
602/14.300
■ The SJHPC Zone Change (PA 95000), in addition to permitting the
enlargement of the Planned Community boundary to incorporate the new
Planning Area 21 and the extension of Planning Area 13, permits the
adjustment of a portion of the PC boundary shared with ICPC to coincide with
the centerline of Ridge Park Road and a slope bank separating two residential
development areas. The PC boundary adjustment increased overall SJHPC
acreage by approximately 17.0 acres. The SJHPC Statistical Table has been
adjusted to reflect this increase in acreage for Planning Areas 14 and 15, as
well as the additional acreage to PAs 13 and 21.
ICPC PAs 2C & 12D CDP SJHPC PAs 14, 15, 19, 20 SDP
iMllc\cdp\pa2c-12d.002
Janua,yl99S
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SECTION I: Introduction Pagel-12
F. Document Organization
This document is organized into the following five (5) sections:
Section I: Introduction -provides an overview of the ICPC and SJHPC and outlines
the entitlement objectives and relationship with previously-approved documentation.
Section II: Project Development Components -comprehensively describes the
planning and design for PAs 2C and 12D of the ICPC and SJHPC PAs 14, 15, 19, and
20. This includes the site plan, grading plans and site sections, drainage plans, and
utility /infrastructure plans. Overall landscape, fuel modification, open space, and
resource management plans are also described.
Section III: Development Plans -provides specific project descriptions, at a
construction level of detail, for residential improvements located in DAs 2C-l, -2, -3,
-4, -5, -6 and -7 of the ICPC and PAs 14 and 15 of the SJHPC. This includes site
plans, architectural character and elevations, model complex plans, internal roads and
circulation, and entry plazas. Included is a detailed description of the public local park
uses and improvements which are provided by DA 2C-8 within the ICPC.
Section IV: Consistency Analysis -provides an evaluation of the policies and
requirements both common to development projects within the ICPC, SJHPC, and
those pertinent to development proposals in ICPC PAs 2C, 12D and SJHPC PAs 14,
15, 19 and 20.
Section V: Appendices -provides copies of the Orange County EMA Planning -Applications, an overview of The Irvine Coast Master CDP -Fourth Amendment, the
requisite technical revisions to the SJHPC Planned Community Development Maps and
Statistical Tables, and large-scale fold-out exhibits. Although the ICPC Master CDP
-Fourth Amendment is submitted under separate cover, the revised ICPC Statistical
Table -Seventh Revision is included for reference purposes. The Visual Analysis is
also provided within this section.
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SDP
hvinc\cdp\pa2c-12d..002
Januaiy 1995
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SECTION II: Project Development Components Page 11-1
The proposed CDP for the Irvine Coast Planned Community (ICPC) portion and the Site
Development Permit (SDP) for the San Joaquin Hills Planned Community (SJHPC) portion,
also consists also of several master community-wide components, as well as individual
Development Area components. These community-wide components or project development
components have been designed to unify, enhance and preserve the character of the planned
communities and specifically to offset and mitigate the environmental impacts associated with
development. The following is a description of the project development components intended
to unite portions of the ICPC and SJHPC together as one community and project.
A. Site Development Plan
The development projects contained within this CDP/SDP are allocated within the
Irvine Coast Planning Areas 2C and 12D and the San Joaquin Hills Planned
Community Planning Areas 14, 15, 19 and 20 as shown on Exhibit 2.1, Development
Plan. The project area encompasses a combined total of approximately 360.9 acres
(gross) with 635 dwelling units as indicated on Table 2A, Project Statistical Summary.
The residential project area consists of 292.6 acres (gross) excluding Signal Peale and
the Community Park in DA 2C-8. The total number of units proposed as well as the
overall project density of 2.2 dwelling units per acre are consistent with the Irvine
Coast and San Joaquin Hills PC Statistical Tables (see Section II: Irvine Coast Planned
Community Statistical Table -Seventh Revision and San Joaquin Hills Planned
Community Statistical Table -Second Revision). The recreation/open space
component of the project totals approximately 49.8 acres (gross), excluding the 12.5
acre Community Park in DA 2C-8.
602/14,300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
imne\cdp\po2c-12d.002
hmwy 1995
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PA 19
Recreation/
Private Open Space
... -~ -.. • ;, B,·. ·, · ·;:· z~.,~ .. :',~~~1:;~-~ ~f.~~--'.~'::2:: c~:!' -~{~;-, : -~--.'. : ."·½i~~~~;;(~f · ;:~:·:. ::~: :._-. :·: . ·:~ . ~ -•· ·w '""'' ., "'-.,c,c., •v '~"·,,.·,~•--· " , ... , .. '" . • /'. \t{{ ·-'f "'.j_r "~--/
/
10
Local Park
12
Commercial
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8 .\r~~: ~:~;~~ ;~
--;.~ J(•.' ~~("-~. ,_' ~~ -~ <--,/\:-::·' . ' ~~ . . P-A,: 1gn·. ~~ F"'-/Ma'1ntenance -:-# • '
11" ' -Reif~iatiop'l < :-, , ,._ , , " "•s a e· 'Acco,i'~ tT .• ~"" riv ate _:Qp~~ · ... P · ~ < .:
Residential
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• 1HE IMNE CC>IIIRWY
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Souree: CDC Engineering Inc.
Irvine, CA
STATISTICAL SUMMARY
PHASE Ill RMIT
rai~~~~~ci~~UNITY -'"""'"""' ""'"""' '"'"'""' .,,,, """"""""""'"" ,an """' """"' ,c "'°""""""""""""" 256,1 • """''~ (3.5-6.SDWAc) ,_,. ... ...... ,c, Dol0C:l'"eda(S.(XX)5.F.l0ft} '" .,, "'"""' ,C2 j~0e1Qel'eC:l[6,0C05.F.~J '" " 2.50u'Ae = DabCflea{7,IXXlaa .,. " 1.7DU'AI::
,c,, 8.0COs.F.t.c:csJ SJ= I.OlsJ ~~[5.500 • '" " 1 40U'Ae
"" ~Det;x:nea [5,500 SJ', let,] "' " 3.20,,tAC => Oetx:ned[5.S005.fl0ft} .,_, " ''""'"' 20-1 ISlngllt-f<:lml,Oetx:ned(7.0COSJ' leb) '" " '"'""' 2C8 I.CGTIOOCCS~Pa't: ,,., 0 0.0 ,,,,...., --"" ~~ACE UNITY
SAN JOAQUIN HIUS PlANNED COMM ,...,.,,~ .....,....,.,......,., ......... ,., ... 14and 15 {3.5~6.StlCIIN:) (l'OW.t.q
" Oeloclled: [4.0CXI SJ'. l0ft} ,u " ""'"' " Oel:ll::nea ts.5CO s.F. LCC$I '" " 201>1,C
" R£Cl!tADONOl'fH?ACE ,. --,0 """"""""""" 16.l~ --~-~-6.c,.«,as,g,,al ___ Cll'ICll"A_.fWI
r, ==:::::::--OC,._,SHClit---1it--.......-.oo,:1_(1f_~,., ... ------
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SECTION II: Project Development Components
DEVELOPMENT
AREA
2C
(TOTAL PA)
2C-1
2C-2
2C-3
2C-4
2C-5
2C-6
2C-7
2C-8
12D
14and 15
(TOTAL PA)
14
15
19
20
TABLE 2A -PHASE III
PR0.1ECT STATISTICAL SUMMARY
COASTAL DEVELOPMENT PERMIT
IRVINE COAST PLANNED COMMUNITY
PLANNING AREAS 2C and 12D
PROPOSED
DWELLING
LAND USE/HOUSING TYPE ACRES UNITS
MEDIUM DENSITY RESIDENTIAL 256.1
(3.5 -6.5 DU/Ac) Acres• 490
Single-Family Detached (8,000 S.F. Lots) 19.4 42
Single-Family Detached (8,000 S.F. Lots) 15.2 38
Single-Family Detached (1,000 and 8,000 47.0 79
S.F. Lots)
Single-Family Detached (5,500 S.F. Lots) 58.5 81
Single-Family Detached (5,500 S.F. Lots) 30.8 98
Single-Family Detached (5,500 S.F. Lots) 42.9 97
Single-Family Detached (7,000 S.F. Lots) 23.8 55
Community Park 12.5 0
RECREATION/OPEN SPACE 32.7 --
Acres
SAN JOAQUIN IDLLS PLANNED COMMUNITY
SITE DEVELOPMENT PERMIT
PLANNING AREAS 14, 15, 19 AND 20
MEDIUM DENSITY RESIDENTIAL 55.0 145 Units (3.5 -6.5 DU/Ac) Acres
Single-Family Detached (4,000 S.F. Lots) 27.4 89
Single-Family Detached (5,500 S.F. Lots) 27.6 56
RECREATION OPEN SPACE 1.0 -
RECREATION/OPEN SPACE 16.1 -
Acres
PageII-2
PROPOSED
DENSITY
1.9DU/Ac
2.2DU/Ac
2.5DU/Ac
1.7DU/Ac
1.4DU/Ac
3.2DU/Ac
2.3DU/Ac
2.3 DU/Ac
0.0
-
2.6DU/Ac
3.2DU/Ac
2.0DU/Ac
--
• Total gross acres include!! existing 6.0-acrc Signal Peak facility, indicated as "NOT•A·PART" (NAP) on the Vesting
Tentative Tract Map No. 14786.
Statistical Summary assumes advance approval of Zone Changes for the ICPC and SJHPC to pennit adjustments to the
Planned Community boundaries.
60U!4.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SOP
uviac\odplpa2c-12d.002
Janu:uy 1995
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SECTION II: Project Development Components Page 11-3
The primary access to the project is planned from both Ridge Park and Vista Ridge
Roads. The construction of these roads was approved as part of the Irvine Coast
Master CDP and was environmentally evaluated in BIR No. 485. The project
proposed modifications to the alignment of Vista Ridge Road include terminating the
public right-of-way near the existing IRWD Zone 4 Reservoir with construction of a
guard-gated entry and continuing with the primary project collector which represents
the private extension of Vista Ridge Road. This project collector continues in a
northerly direction to its intersection with Ridge Park Road where it terminates. Three
access points are provided for this project along Ridge Park Road, while a series of
loop and collector roads with short cul-de-sacs and knuckles serve individual blocks or
grouping of homes. These roads will consist of private interior streets that provide
common access to the individual residential units.
Ridge Park Road and Vista Ridge Road (to its proposed terminus slightly northeast of
the IR.WO Zone 4 Reservoir) are public streets that provide a 60-foot right-of-way.
Vista Ridge Road has been partially constructed to the Zone 4 Reservoir and will be
extended to the gatehouse. Both streets will be constructed with curbs and gutters, 7 .5-
foot sidewalks on both sides of the street and a 40-foot pavement width. The primary
project collector will be a private street with curbs and gutters consisting of an 81-foot
right-of-way with a 40-foot pavement width, and a 4-foot meandering sidewalk on one
side. The primary project collector includes a landscape parkway adjacent to the
sidewalk that varies from 14-feet to 24-feet in width. Near the mid-section of ICPC
PA 2C, a small segment of this roadway (approximately 330 linear feet) will be grade
separated. Within the residential Development Areas, all streets will be private with
curbs and gutters and 4-foot sidewalks on -both sides of the street. All streets within
the project will be constructed in a manner consistent with the Irvine Coast Master
CDP and Orange County street standards or approved deviations.
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
u,mo\cdpl,,.Z..!2d.002
January 199S
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SECTION II: Project Development Components Page 11-4
A total of four gated entries are proposed within this development. Two are located
along the primary project collector road, one near the intersection with Ridge Park
Road and the other at the terminus of existing Vista Ridge Road. Planning Area 14
(SJHPC) is proposed with a gated entry while one gated entry is shared between
SJHPC PA 15 and ICPC DA 2C-5.
The gated entries have been designed in conformance with the Irvine Coast Design
Program CDP (CD 91M02P, approved by the Planning Commission on September 18
1992). The gated entry at Vista Ridge Road represents a modification to the typical
entry design and benefits from ocean views and specific site orientation. These four
entries may include a manned or unmanned gatehouse, vehicular/pedestrian gates,
specially paved entry treatment, community walls, landscaping and signage. The
entries have been designed to accommodate emergency vehicles and provide adequate
vehicular stacking distance for automobiles per County Standard Plan 1107. Street
lighting will be provided at intersections and at the ends of cul-de-sacs, consistent with
the approved Irvine Coast LCP.
The development concept for the projects included within this CDP/SDP is intended to
provide a series of cul-de-sacs which terrace down the hillside providing overviews of
the ocean or areas of open space. The development will be created on knolls and
sloping portions of the site beginning at an elevation of approximately 840-feet above
sea level to an elevation of 1,120-feet, to the east of Signal Peak.
While the project is anticipated to be developed in multiple phases, each of the
residential Development Areas may also develop in phases depending on the prevailing
market conditions. Generally, following completion of the community entry at Vista
Ridge Road and the extension of Ridge Park Road, residential clusters will be
developed progressively along Ridge Park Road and the primary project collector,
followed by the interior loop road. Phased development is also facilitated by Tentative
Tract Map No. 14786 (Vesting) through the creation of individual single-family lots.
602114.300
!CPC PAs 2C & 12D CDP SJHPC PAs 14, 15, 19, 20 SDP
hvinclodplp,2c-12d.002
hmwy 1995
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SECTION II: Project Development Components Page 11-5
Irvine Coast Development Components (CDP)
The 256.1 acre (gross) PA 2C is located to the east of Newport Coast Drive, adjacent
to PAs 2B, 12D and 8, in the northern portion of the Irvine Coast Planned
Community. A portion of PA 2C abuts PAs 14, 15 and 20 of the San Joaquin Hills
Planned Community to the north. The site overlooks PAs 12D, 8, 2B and 2A, all at
lower elevations to the east. The site also overlooks Los Trancos Canyon (PA 12A),
which is lower in elevation to the south.
The Irvine Coast LCP designates PA 2C for Medium-Density Residential Development
(3.5 to 6.5 DU/Ac). The proposed development within PA 2C is composed of eight
Development Areas (DAs 2C-1 through-8), planned with a variety of single-family
detached residential products and a recreation view park providing both active and
passive recreation opportunities. The individual CDP densities for Development Areas
within PA 2C range from 1.4 to 3.2 dwelling units per acre and provide a total of 490
single-family detached dwelling units.
The following three parks are intended to meet the recreational need of the surrounding
communities and the residential development proposed by this CDP/SDP by providing
active and passive recreation amenities.
■ Community Park -One recreation/view park is proposed within PA 2C.
602114.300
Development Area 2C-8 is proposed as an active recreation and view park located
along the southern portion of Vista Ridge Road adjacent to and within the existing
IRWD reservoir site. This park will encompass approximately 12.5 acres and is
intended to function as both a scenic overlook as well as an active recreation area
which may offer a recreation center, tennis courts and picnic facilities.
Additionally, the park site may include restroom and parking facilities and will be
providing a buffer between the proposed residential development and Los Trances
Canyon (PA 12A).
ICPC PAs 2C & 12D CDP
SlHPC PAs 14, 15, 19, 20 SDP
W..lcdp\p,2c-12d.002
.January 1995
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SECTION II: Project Development Components Page 11-6
■ Newport Coast Local Park -Located at the southeast corner of the intersection of
Newport Coast Drive and Ridge Park Road in a portion of PA 2B-3 (approved as
part of CD 92-015P by the Orange County Planning Commission on November
18, 1992, Resolution 92-20).
Recreation facilities for the local park include two (2) softball fields, a
combination of two (2) baseball fields (one little league baseball) and a shared
soccer field, a play lot, sand volleyball court, half-court basketball, children's
baseball field, which will be located in the detention basin facility land parking
facilities. A restroom/equipment shed will be provided in a central location
between the two baseball fields. A private tennis/swim club with four (4) tennis
courts, a swimming pool, restroom facilities and parking facilities are also planned
as part of the overall park improvements.
■ Newport Ridge Local Park -A 24.8-acre local park is located along the northern
boundary of the SJHPC in PA 10, extending between Newport Coast Drive and
Newport Ridge Drive East along the northern side of San Joaquin Hills Road.
The park will include a multi-purpose playfield (providing 2 softball fields and 1
soccer field), a sand volleyball court, family picnic area, tot-Jot, two full-sized
basketball courts, two tennis courts, a restroom building and a parking Jot.
Designated as Recreation/Private Open Space in the Irvine Coast LCP, PA 12D will
provide passive recreational opportunities (e.g., view points) and limited active
opportunities (i.e., pedestrian trails). This 32.7 acre (gross) Planning Area is located
centrally to ICPC PAs 8, 2C and the PA 2B-3 residential/local park project site
( currently under construction).
PA 12D will be improved with a pedestrian trail as part of the community trail system,
linking this area to residential PA 2C above and to the public local park in PA 2B-3c
below. An additional pedestrian trail system is also proposed to link PA 12D to DA
602/14.300 ICPC PAs 2C & 12D CDP
S!HPC PAs 14, 15, 19, 20 SDP
irvinc\cdp\pa2c-12d.002
!aoua,ylll95
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SECTION II: Project Development Components Pagell-7
2C-8, Community Park located adjacent to Vista Ridge Road by traversing the slope
between residential DA 2C-l and the residential project located in PA 2B-3.
The Open Space Management Plan for Planning Area 12D incorporates the fuel
modification treatment along the development edges and landscape maintenance
program for the interior portions. In the fuel modification zone, existing high fire
hazard species of plant material will be removed and replaced with drought tolerant,
fire resistant species that resemble the natural adjacent species in color and texture.
The fuel modification zone will be comprised of wet zones and thinning zones totaling
approximately 150-feet in width. All plants used in the fuel modification zone will be
approved by the Orange County Fire Department.
Additionally, an Initial Study/Negative Declaration was prepared for the construction of
Ridge Park Road that contained findings and a mitigation program to comply with the
Natural Community Conservation Planning (NCCP) Interim Coastal Sage Scrub Habitat
Loss Process and Federal Endangered Species Act (ESA 4(d) Special Rule for
Incidental Take of the California Gnatcatcher. Through a mutual agreement between
the County, the U.S. Fish and Wildlife Services and the landowner, it was agreed to
incorporate additional mitigation measures into the landscape design within ICPC
Planning Area 12D including restoration of coastal sage scrub and preparation of a
Habitat Restoration Plan. The restoration measures are further described in Section H-
F of this document.
San Joaquin Hills Development Components (SDP)
The San Joaquin Hills Planned Community Program document and Final BIR No. 517
provide for Medium-Density Residential uses in PAs 14 and 15 and Recreation/Private
Open Space uses in P As 19 and 20. The residential portion of the project area consists
of approximately 55.0 acres (gross) in PA 14 and 15, and 17.1 acres (gross) within
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SDP
!Mtto\cdp\po2o-12d.002
Jan.uary 199S
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SECTION II: Project Development Components Page 11-8
Recreation/Private Open Space PAs 19 and 20. This SDP proposes a total of 145
dwelling units with an overall density of 2.6 dwelling units per acre.
Planning Area 14 is located to the east of PAs 13 and 19, and to the west of PAs 15
and 20. The site overlooks the undeveloped land within the City of Irvine sphere of
influence to the north and PAs 13 and 19 to the east, all at lower elevations. Access to
this single-family detached residential development will be provided from the gated
entry at Ridge Park Road. Proposed as a single-family residential development, PA 14
provides 89 single-family detached dwelling units, on 27.4 acres resulting in a density
of 3 .2 dwelling units per acre.
Planning Area 15 is located in the eastern most portion of the SJHPC, north of the
existing Signal Peak transmission towers within ICPC. The site overlooks the
undeveloped land within the City of Irvine sphere of influence to the north and the
proposed San Joaquin Hills Transportation Corridor to the east, all at lower elevations.
Planning Area 15 is proposed as a single-family residential development project
providing 56 single-family detached dwelling units on 27.6 acres (gross), resulting in a
density of 2.0 dwellings units per acre. The units are terraced with the terrain and
access to the site is provided from Ridge Park Road and the gated entry which is
shared with ICPC DA 2C-5.
Planning Areas 19 and 20, designated as Recreation/Private Open Space areas, will
include an Open Space Management Plan program providing for fuel modification
treatment along the development edges and landscape maintenance for the interior
portions. These PAs are proposed to be used for fuel modification and remedial
grading purposes as defined in Section IV of the San Joaquin Hills Planned Community
Program document. In the fuel modification zone, existing high fire species of plant
material will be removed and replaced with drought tolerant, fire resistant species
which resemble the natural adjacent species in color and texture. A fuel modification
602/14.300 ICPC PA> 2C & 12D CDP
SJHPC PA> 14, 15, 19, 20 SDP
itvinc\cdp\pa2c-12d.002
'"'"'"Y 1995
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SECTION II: Project Devewpment Components Pagell-9
zone will be comprised of wet zones and thinning zones totalling approximately 150-
feet in width. All plants used in the fuel modification zone will be approved by the
Orange County Fire Department. PA 20 has also been identified as a potential coastal
sage scrub restoration site.
B. Grading Plan
The Grading Plan is comprised of three distinct areas of development. ICPC
Development Areas 2C-l, -2, -3, -4, -6, and -7 make up the larger central portion of
the project. SJHPC PA 14 comprises the northernmost portion while SJHPC PA 15
and ICPC DA 2C-5 represent the eastern-most component of the project. These three
areas are further divided to create ten separate subareas of development that coincide
with the project Development Areas.
The project will be graded incrementally by Development Area and will require
approximately 4,400,000 cubic yards of cut and fill to create the development and
achieve an on-site balance. Although the Grading Plan provides an on-site balance in
the earthwork necessary to develop the project, nofall individual Development Areas
will maintain an internal balance.
The subareas are graded to create a series of relatively short cul-de-sacs terracing into
the hillside and integrating into the natural topography of the site. As shown on the
Grading Plan, Exhibit 2.2, retaining walls are utilized to achieve the topographic
variation within each of the Development Areas. Five sections are provided to
illustrate the relationship of the proposed development with the natural contours. See
Exhibits 2.3 through 2. 7, Section Key Map and Sections. (These sections also
correspond with the views provided in the Visual Analysis, see Appendices.)
Contour grading techniques will be used whenever possible along Vista Ridge and
Ridge Park Roads, as well as along the interior private streets to achieve the
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
irviac\edp\pa2c-12d,002
JanltU)' 1995
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10
Local Park
12
Commercial
_.,, __ _
-
PA 19
Recreation/
Private Open Space
· ~~~ffi~~~~~l~~f; · .,,;;,-;,/f 't,nilecre1ition/ · , .,.
13
--f r-cc===:r-'l_j__f'f'i,~~-f,J ,.,,,,_-. : :Pti'!a "n -S ·a
Residential ·t;-''
d comrnun, . ne~-,,,
u\n \-\\\\~ Commun\ty . . .
sao J~~-p\aoned -,: a: ..,..::;.-:;: coast -, ,,,,,,.---\r'l\ne • !
/ / .! ,
Rid.
Resi~ential ~:;!i.~:It~
. ,N<LJ~---.---·i;,_;,:,: 1~b · ·';,
· < ,_ : .Rlfcr.e'atiop/ -,.,
· ·-, --. , -, _.ri~afl._ 'Qpe1VSp<1 __ _ Park: --: ~ l.,.1 ·-~ , , ~-,.•:,,. .i, -~ -,l!JjjJJIIIIII·-,. '-· •-:;: . ___ ;-_ -,:·'~;'
Local Park
28-3
, ·t ~
, ' .. ~
Residential
(Under Construction)
~--:,.f j/~ ~.J;
{f
• I•
..._i *~'•, ,,. ... ,.
,
28-2 /
Residential
(Under Constructio/'
r-_ _;'
• ---{
·--:'--« .
·.'·"' ', .. --~-· , .
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/:
j --
Source: CDC Engineering Inc.
Irvine, CA
• lHEIRVN:CDIIIIW«
/
/
L EGEND
EXISTING CONTOURS
~ PROPOSED CONTOURS
LIMITS OF GRADING
REMEDIAL GRADING LINE
1--1 RETAINING WALL
Exhibit 2.2
GRADING PLAN
ICPC CDP PAI 2C AN) 12D --8.IIPC SDI' PAI 14,15,11 All> 20
.o'ofrnM\
JAA'UARY 199S
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1r-------------------,
PA 19
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R.a-.. Uon/ Prfvat. Open Space
f i
• RNldtc'IUIII
,.____ _____________ __J
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lt"JHelRVNEaJl'.BNY
I
Exltil~3
SECTION KEY MAP
IC1'C a>P PAI 2C Alll 120 -s.tf'C SOP PAI 14, 15, 18 Alll 20
~"""'-;!, ,ob RllM\
m,JM.'( 1ffl
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DEVELOPMENT
AREA2C-8
DEVELOPMENT AREA 2C-1
--I
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--/ ______ .,,,,.
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DEVELOPMENT AREA 2C-4
• TIERVN:COWM'f
DEVELOPMENT AREA 2C-2
PROPOSED GRADE
· SIGNAL PEAK (N.A.P.)
DEVELOPMENT AREA 2C-3
t--llD:;E PARK ROAD
PLANNING AREA 15
------
---
SAN JOAQUIN HIU.S
TRANSPORTATION CORRIDOR
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l:xltil2.4
SECTION A-A
ICPC CCI' PAI 2C All> 12D --SIFC SllP PAI 14. 15, 111 All> 20
0 100 200 lCRM\
OECEMSER 1994
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• lHERVWECDP.AWY
VISTA RIDGE ROAD·
DEVELOPMENT
AREA 2C-8 DEVELOPMENT AREA 2C-1
i I • f'--
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DEVELOPMENT AREA 2C-3
PROPOSED GRADE
--------......
PlANNING AREA 14
ExNbit 2.5
SECTION B-B
ICPC all' PAs 2C ANl 12D --8.ll'C SDP PAs 14, 15, 11 ANl 20
0 100 200 K»t\
OCCEMBER 1994
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SAN JOAQUIN HIUS
PLANNED COMMUNITY
SIGNAL PEAK (NAP.) ~-~------------
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EXISllNG GRADE
I DEVELOPMENT AREA 2C-4
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------__________ ___,,,.
Pl.ANNING AREA 14
RIDGE PARK ROAri
DEVELOPMENT AREA 2C-3
'
-...._ .,,,,..-
DEVELOPMENT AREA 2C-5
----
Pl.ANNING
AREAS
PROPOSED GRADE
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Eldibit 2.8
SECTION C-C
ICPC CDP PAs 2C Alll 12D --&ll'C SllP PAs 14, 15, 18 All) 20
0 100 200 ~
OECDIBER 199.c
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,,.. ,.. ----
DEVELOPMENT
AREA2C-8 DEVELOPMENT AREA 2C-7
------
PLANNING DEVELOPMENT
AREA 2B-3 AREA 2C-l DEVELOPMENT AREA2C-2
.lHERVN:CDMMY
DEVELOPMENT AREA 2C-3
DEVELOPMENT AREA2C-7
IWGEPARKROAD
PLANNING AREA 14
DEVELOPMENT AREA 2C-6
-......
--------
LOS1RANCOS
CANYON
Exhtit2J'
SECTION D-D AND SECTION E-E
ICPC CDP PAI 2C Alll 120 --s.ff'C SllP PAI 14. 15, 111 All> 20
0 100 200K»t\
OECEMSER 1994
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SECTION II: Project Development Components Page 11-10
appearance of a gradual transition between manufactured and natural slopes. All
grading activities will be completed in a manner consistent with the Orange Councy
Grading Code regulations, the Irvine Coast LCP, Master CDP and the Special
Provisions of the San Joaquin Hills Planned Communicy Program.
Remedial grading will be required to correct several areas of geologic instabilicy within
and adjacent to the project site. Approximately 1,194,000 cubic yards of earth will
require removal and replacement according to Councy Standards. These areas are
located along the edges of SJHPC PAs 14 and 15 and ICPC DAs 2C-l, -2, -3, -4, -5,
-6 and -7. Excluding bulking and shrinkage, the Grading Plan has been designed to be
balanced on-site, so as not to require import or export of material. While a portion of
the remedial grading for residential development in SJHPC PA 15 will occur outside
the PC boundary within Irvine Company privately-owned land, this grading has been
designed to tie into the grading for the San Joaquin Hills Transportation Corridor.
Due to geological conditions within the project site, blasting for remedial grading and
for over-excavation will be required. Generally, this will occur in select areas along
the projects edges in SJHPC PAs 14, 15, 19, and 20, as well as in select areas of
ICPC PA 2C. Any oversized material generated from the blasting will be mechanically
crushed on-site and used as fill material, utilized as natural features within the project,
deposited on-site in deep fills or in other approved disposal areas off-site.
C. Drainage Plan
Surface runoff generated within PA 2C will drain into Buck Gully and Los Trances
Canyon, with a portion of DA 2C-5 draining into Muddy Canyon as shown on Exhibit
2.8, Drainage Plan. Storm runoff from DAs 2C-l, -2 and 2C-7 will be captured in a
series of catch basins located throughout the neighborhood streets and the primary
project collector road Vista Ridge Road for release into Los Trances Canyon (PA
12A). Consistent with the approved Irvine Coast Master Drainage and Runoff
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SOP
lnme\odp\p,2c-12d.002
lanuaty 1995
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Local Park
12
Commercial
2B-2
.. • 2: ... 0
PA 19
Recreation/
Private Open Space
8
Residential
2B-3
Residential
!Under Construction)
Residential ✓
<Uod~ Cooatru</
• 1HE IRVlNE CCWPANY
:~. -~ . ·>---... -:-~
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Source: CDC Engineering Inc.
Irvine. CA
L
~ ··""
~ .:--
~, ~--
f' t 1-;:~.--t;
5
_v;
Residential
EG END
GsTORM DRAIN
CATCH BASIN ~
B EXISTING STORM DRAIN
Q]oUTLET STRUCTURE
Exl1ibit 2.8
DRAINAGE PLAN
ICPC CIJP PAI 2C AN> 12ll • • &ll'C SDI' PAI 14,15,111 AN> 20
d,IrnM\
JA'-UARY 1995
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SECTION II: Project Development Components Page 11-11
Management Plan (dated October 1988), storm flows will be detained in two detention
basins, one located in DA 2C-l, the other straddles DAs 2C-7 and 2C-8, and are
upstream of the Los Trancos Canyon outlet (located adjacent to the IRWD Zone 4
Reservoir site in ICPC DA 2C-8).
Irvine Coast Development Area 2C-3, a portion of 2C-4, and San Joaquin Hills
Planning Areas 14 and most of 15 will drain into Buck Gully (PA llA). The runoff
will be collected in streets and underground pipes, connect to the system in Ridge Park
Road and be released through energy dissipators located within the detention basin in
the Local Park at the southeast corner of Ridge Park Road and Newport Coast Drive
into Buck Gully. From this location, runoff will be discharged into the natural
vegetation of Buck Gully through a proposed 45-inch outlet.
Runoff from Irvine Coast Development Area 2C-5 and a portion of San Joaquin Hills
PA 15 will drain to both Los Trancos Canyon and Muddy Canyon. Runoff to the west
of the ridgeline will collect in streets and underground pipes and discharge through an
energy dissipator into the natural vegetation of Los Trancos Canyon (PA 12D). Runoff
east of the ridgeline will be collected in streets and underground pipes and discharged
through energy dissipators located within the interim detention basins into the natural
vegetation of Muddy Canyon (PA 12E).
The proposed local storm drain facilities for the project are designed to convey runoff
from a ten year storm event and includes several thousand linear feet of small diameter
storm drain pipes that connect small subdrainages and grated inlets. The majority of
the system consists of pipes that are 24-to 36-inches in diameter, with main discharge
pipes ranging in size from 18-to 60-inches in diameter. All runoff generated by the
site will be conveyed to natural channels or intercepted by storm drains that have been
constructed or will be installed in conformance with the Irvine Coast Refined Master
Drainage and Runoff Management Plan, Master CDP and the Master Plan of Drainage
for the San Joaquin Hills Planned Community.
602/14,300
ICPC PAs 2C & 120 CDP
SJHPC PAs 14, 15, 19, 20 SOP
imnolodp\pa2<-12d.002
hllua,y 1995
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SECTION II: Project Development Components Page 11-12
D. Utilities
1. Utility Services
602/14.300
All utility services will be provided by the following companies:
■ General Telephone -will provide telephone service, extending facilities into
the project from existing and proposed facilities in Ridge Park and Vista Ridge
Roads;
■ Southern California Edison (SCE) -will provide electrical service, utilizing
the 66 kv. transmission line south of the project to supply power, and the
existing and proposed 12 kv. distribution facilities in Ridge Park and Vista
Ridge Roads;
■ Southern California Gas (SCG) -will provide natural gas services into the
project from existing and proposed lines in Ridge Park and Vista Ridge Roads;
and
■ Community Cablevision -will provide cable television service into the
project from existing and proposed cables within Vista Ridge Road.
All required utilities for the proposed residential and Reservoir View Park
development projects will be placed underground -extending from Newport
Coast Drive to Ridge Park, or Vista Ridge Roads and then through the internal
circulation system to the edge of each lot. Utilities required to serve the
recreational facilities within the Community Park will be provided by extending
lateral lines out from existing and proposed lines in Vista Ridge Road.
ICPC PAs 2C & 120 CDP
SlHPC PAs 14, IS, 19, 20 SDP
uvinc\odplp,1.o-12d.002
-19')5
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SECTION II: Project Development Components Page 11-13
2. Sewer
Irvine Ranch Water District (IRWD) will provide sewer service for the project in
accordance with the approved Irvine Coast and San Joaquin Hills Subarea Master
Plans (SAMP). The Wastewater Collection Plan is shown on Exhibit 2.9.
Sewer lines will be extended from the residential Development Areas through the
neighborhood cul-de-sac streets and connect with mains located in Vista Ridge
Road, Ridge Park Road and Newport Coast Drive. Sewer service for the
Community Park facilities will be provided by extending lateral sewer lines from a
main located within Vista Ridge Road.
3. Domestic/Rec'faimed Water
602/14.300
Domestic and reclaimed water will be provided by the IRWD, as shown on
Exhibits 2.10, Domestic Water Plan and 2.11, Reclaimed Water Plan. Reclaimed
water is for landscape irrigation use only. Service to the project area will be from
the Zone G Reservoir located on Signal Peak and a reservoir located northeast of
the Newport Coast Drive/San Joaquin Hills Road intersection.
Distribution of both domestic and reclaimed water will be extended from dual
purpose transmission and distribution pipelines located in Ridge Park Road, Vista
Ridge Road, and Newport Coast Drive to the individual residential Development
Areas through the primary project collector and cul-de-sac streets. Domestic and
reclaimed water service for the Community Park facilities will be provided by
extending lateral lines from a main located in Vista Ridge Road.
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
inmo\odp\p,2<-12d.002
kmwy 1095
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Local Park
12
Commercial
.. > ·;:
0
------~-------~~--
PA 19
Recreation/
Private Open Space
13
Residential
8
Residential
Local Park
2B-3
Residential
(Under Construction)
,
2B-2 /
Residential
(Under Constructio/'
,
,---__/
• lHEIRVINE~
1-.::_:\~' -<
,;t;r,,;::-:!'t -~~ .-,.:' •~-.:::._--:;
..._,,.-.• -· h •-, ~-· {(}:::-<_ :' . ~. ~~i--~
' I
'
L E
El
E3
8
>
j__.
5
Residential
G END
PROPOSED SEWER LINE
EXISTING SEWER LINE
lo~ofed in lmpr,:nd Vislo R,dge Rood and R1dg11 Pork Rood
DIRECTION OF FLOW
B MANHOLE
I ,
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Source: CDC Engineering Inc. Irvine, CA
Exhibit 2.9
WASTEWATER
COLLECTION PLAN
ICPC all' PAI 2C AN> 12D • • s.ll'C SllP PAI 14,15,11 AN> 20
,ohlrnM\
JAA1JA-~Y 1995
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PA 19
Recreation/
Private Open Space
10
Local Park
12
Commercial
8
Residential
Local Park
28-3
Residential
(Under Construction!
,
28-2 /
Residential
(Under Constructio/'
_,I ,--
' ---
• 1HE RVINE COIIIFMY
ZONE"
PUMP STAT
· .. .,c-" .~. . , ...
Canyon
Space
,
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Source: CDC Engineering Inc.
Irvine. CA
ucttk'. 'TION
~ '1
.,,_,_,.._.)!·
',
k
5
Residential
L E G END
B DOMESTIC WATER
B EXISTING WATER LINE
PRESSURE ZONE
rn WATER VALVES
G FIRE HYDRANTS
Exhi>il 2.10
DOMESTIC WATER PLAN
ICPC CDP PAs 2C Alll t!D --&ll'C SIP PAs 14,15,18 Alll 20
•oblrnM\
JANVARY 1995
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Local Park
San. .toa.quin Hilt Road
12
Commercial
PA 19
Recreation/
Private Open Space
13
--------
't~~ ~:~ }~;~~ ::1-·~:/~/.~~~--~:·. ~
-_=-;.. ::_ -; -~ -._,>:~~~.s~:~ ?~~~. \~
--•£' ·~-.
··-;....;,,,:.:;...,;. ... ---~-~--....... ..: . ·'\...,·.-.~or.· .. ~ . : . -. . -•• -
~ .. ;~ ~; ~~J F·.,.,,. ,,-.=""I'.: ·.{{(y . ~,
: .'t~
Residential un\ty'' ,~:.;/
d cotnt'!~7·--.=-...;. • \{\\s p\ann':. ~itY ' ·
San Jo~'-~ comtt\ __ r -~-cast• .
,~--i;:"1ne 0
Parle
8
Residential
Local Park
28-3
Residential
(Under Construction)
,
28-2 /
Residential
(Under Constructio/'
,
f
_ _/
• ---
• lHEIMNECDI\IIA!Wf
: ' i
j ··, .... i
i ! ·'i ,, "r 7 ,
f f
• I
' / ,
I ,
Source: CDC Engineering lne.
Irvine. CA
L E
5
Residential
G END
RECLAIMED WATER LINE
D EXISTING RECLAIMED
WATER LINE
PRESSURE ZONE
W WATER VALVES
Exhibtt 2.11
RECLAIMED
WATER PLAN
1CPC CDP PAs 2C AMI 1211 --&ll'C SllP PAs 14,15,111 Alll 20
I tnl)~,<A <00 >'-"''1VI~
JANUARY 1995
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SECTION II: Project Development Components Pagell-14
E. Landscape Plan
As outlined in the 1991-adopted SJHPC Program document, the landscape design
theme for the ·San Joaquin Hills Planned Community is an extension of the landscape
character of the Irvine Coast Planned Community. The Irvine Coast LCP and Master
CDP delineate a landscape concept for the project that is strongly influenced by the
historic landscapes of the coastal Mediterranean region. These Mediterranean
landscapes are characterized by a rich "layering" of plant material in which the
ornamental landscape of developed areas is mingled with the natural character of
undeveloped canyons and hillsides.
The landscape program for the project is composed of a simple palette of trees, shrubs
and groundcovers which unifies the separate neighborhoods into a coherent community.
The theme emphasizes the usage of pines and eucalyptus trees in an open and informal
planting concept that affords greater views, with transition areas of native and natural-
appearing plant materials at the community edges. The Landscape Plan is shown on
Exhibit 2.12, followed by the Proposed Plant List, Table 2-B.
The landscape experience is hierarchial, progressing from major roadways through the
neighborhood entries and along the private neighborhood cul-de-sac streets within the
project. The major entry at Ridge Park Road and the north end of the primary project
collector street will feature a formal entry courtyard and guardhouse with specimen
accent trees or palms. In contrast, the major entry at Vista Ridge Road at the south
end of the project spine road will be an informal plaza that is integrated with the
detention basins and rock outcroppings. A rusticated guardhouse which relates to the
site setting will be oriented toward views of the ocean. The plant material will be
native or native in character.
602114.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SDP
itvine\cdp\pa2c-,12d.002
January 1995
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SECTION II: Project Development Componentr Page 11-15
The landscape along Ridge Park and Vista Ridge Roads will consist of a native seed
mix and native or native characteristic shrubs and trees. The primary project collector
features informal native or native character street tree plantings at regular intervals.
Secondary loop streets are characterized by informal groupings of native or native
character plant materials. Streets that have units fronting along them will feature
traditional parkways and street trees planted at regular intervals. Accent plantings will
also be located along community walls and community entries in recreation areas and
at special open space areas such as overlooks or picnic areas.
Common area slopes, internal to the project, will feature a combination of native plant
materials and compatible rich ornamentals that are low maintenance and drought
tolerant. Where appropriate, existing or relocated rock outcroppings will be retained
and accentuated by oak tree groupings. Along the perimeter of the project open space
and development, the landscape treatment will consist of native and native compatible
vegetation.
The two entry courtyards serving the residential areas located on the north or northwest
side of Ridge Park Road are in conformance with The Irvine Coast Design Program
CDP (CD91M02P) and will consist of a semi-formal manned or unmanned entry plaza
within a walled court including ornamental iron gates. Inside the walled area, special
paving may be provided. Specimen trees or palms with appropriate low shrubs or
ground cover line the courtyard on either side with a pine tree grove providing the
backdrop. Vines or espaliered trees may also be trained along the courtyard walls to
add color accents.
602/14.300 ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
imnc\odp\p,2c-12d.002
.bnuwy 199S
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10
Local Park
12
Commercial
PA 19
Recreation/
Private Open Space
13
Residential .
d Cotf\1'\'\Uf\l I ne:::,_..;;-• uin \-\~~. cotntt'unitY
san Jo~-01anned .-:-:--:;: • ast < ,~-\rJ\ne co
8
Residential
Rre/Malntenance
Access (Typ.)
Emergency Access
Residential Project Entry
Park
Local Park
Recreotionol Troil
Rock Outcroppings
Median with Accent Planting~~-
Communily Entry/Gatehouse
,
28-2 /
Residential
(Under Constructio/nl'
Parking-7 Spaces
/ Park\:~8r~~~~:/
_./ Exishng-lRWD Pump Station
..,,,,---Recreation Center
I Water Reservoir(Existing-lRWD)
~-
-
--• Tennis Courts ViewTerrace----.;.c"'"'~ ,· ,'il, . -. O.·
~ -. ~
.lHERVN:~
-~. \
._..;~2~"c
reation1 . . _ ..
~ ~:~= ir:1t~.._ _.
:. ,, -:
·. _tE!f!i~~'B9$CTY
· :._:.:,12A
Los· T-rancos
P!-)Pllc Open
Canyon·
Space
, ,.
i
~ ~ ~ .
/':~j~ "
' ~ '~. ' .
• • !::_-,;;
-~ ........
Are/Mointenance Access (Typ.)
Informal Groves in Parkway
Residential Project Entry
Detention Bosin (Typ.)
•'
'
5
Residential
.• '·-. ""':>,J,/,,.:f '~ ~,
..
<
.... ,. _
1:;; ..... , ·.•il
;;
~
j ·: . .. ~ ~·.
' I
' I ,
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Source: HRP
Santa Ana, CA.
L EG END
I '\bl:~ I PALMS
B EVERGREENS
~ ACCENT PLANTING
§ RESIDENTIAL SLOPES
tr2l COMMUNllY SLOPES
§~~.-.aj FORMAL COMMUNllY FRAMEWORK
I~\ INFORMAL COMMUNllY FRAMEWORK
~ FUEL MODIFICATION
Exhi>it 2.12
LANDSCAPE PLAN
ICPC CDP PAI 2C AN> 12D · -5.ll'C SllP PAI 14,15,11 AN) 20
a r--too ◄ob ICRM\
JANUARY 1995
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SECTION II: Project Development Components
TABLE2-B
PROPOSED PLANT LIST
PAs 2C and 12D CDP
Irvine Coast Planned Community
PAs 14, 15, 19, and 20 SDP
San Joaquin Hills Planned Community
Pagell-16
Plant materials of a similar character may be selected to substitute for those listed below
subject to further soil testing and plant availability. The following plants are ornamental
landscape area materials intended for residential Development Areas. Fuel modification plant
materials are listed separately in Table 2-C.
TREES
602/14.300
Albizia julibrissin
Cinnanwmum camphora
Cupressus sempervirens
Erythrina cajfra
Eucalyptus citriodora
Eucalyptus cladocalyx
Eucalyptus grandis
Eucalyptus lehmannii
Eucalyptus nicholii
Eucalyptus sideroxylon
Eucalyptus spp.
Eucalyptus torquata
Eucalyptus rudis
Koelreuteria bipinnata
Liquidambar styraciflua
Magnolia spp.
Olea europaea
Phoenix canariensis
Pinus halepensis
Pinuspinea
Phoenix reclinata
Pinus spp.
Pinus torreyana
Podocarpus gracilior
Prunus campanulata
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SDP
Silk Tree
Camphor Tree
Italian Cypress
Kaffirboom Coral Tree
Lemon-scented Gum
Sugar Gum
Flooded Gum
Bushy Yate
Nichol's Willow
Red Ironbark
Eucalyptus Species
Coral Gum
Swamp Gum
Chinese Flame Tree
American Sweet Gum
Magnolia
Olive
Canary Island Date Palm
-Aleppo Pine
Italian Stone Pine
Senegal Date Palm
Pine Species
Torrey Pine
Fern Pine
Taiwan Flowering Cherry
uvme\edp1p,2e-12<1.002
January 199S
I
I SECTION II: Project Development Components Page 11-17
I TREES (Continued)
I Pyrus calleryana Bradford Pear
Schinus terebinthifolius Brazilian Pepper
I Quercus spp. Oaks
Ulmus parvifolia Chinese Evergreen Elm
Washingtonia robusta Mexican Fan Palm
I SHRUBS/GROUNDCOVERS
I Acacia redolens Acacia
I Bougainvilleas spp. Bougainvillea
Carissa grandijlora Natal Palm
Ceanothus spp. Ceanothus Wild Lilac
I Coprosma kirkii Coprosma
Eleagnus ebbingei Silverberry Evergreen Shrub
Escallonia rubra Red or Crimson Escallonia
I Espalier Vines
Hedera helix English Ivy
Jasminum polyanthum Pink Jasmine
I Lonicera japonica Japanese Honeysuckle
Malusspp. Flowering Crabapple
Myoporum pacijicum Myoporum Shrub
I Nephrolepis exaltata Boston Sword Fern
Pelargonium peltatum 'Balcomb' Balcomb Ivy Geranium
Pittosporum tobira 'Variegata' Variegated Mock Orange
I Pittosporum tobira Mock Orange
Polygonum capitatum Polygonum
Prunus spp. Flowering Plum
I Tuifgrass Marathon II Sod
Vinca major Periwinkle
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602/14.300
I ICPC PAs 2C & 12D CDP irvmc\cdp\pa2.c-12d.002
SJHPC PAs 14, 1S, 19, 20 SDP Ianuaiy 1995
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SECTION II: Project Development Components Page 11-18
As part of the overall community design for the ICPC, three functional variations in
wall construction are proposed: 1) tubular steel inserts to permit through-views and
security; 2) plexiglass inserts providing sound attenuation and through-views; and 3)
standard solid masonry walls with either ornamental block or stucco faces. The design
and style of the community walls will be generally consistent in order to reinforce the
overall architectural style of the community.
All community landscape areas will be irrigated with reclaimed water. Ultimately, the
Zone G Reservoir, located adjacent to the Signal Peale transmission towers, will
provide the reclaimed water to the project while the Zone D Reservoir and Zone G
pump provide reclaimed water in the interim.
The Landscape Plan for the Reservoir View Park (DA 2C-8) has been designed to be
consistent with the landscape theme for the ICPC and the adjacent residential
Development Areas. In general, native and ornamental species with native
characteristics will be utilized to integrate the landscape treatment with the plantings
along Vista Ridge Road. In addition, specimen trees will be planted throughout the
park site as an aesthetic amenity around the different recreational facilities.
F. Habitat Restoration Plan
A Habitat Restoration Plan will be prepared for two of the three Recreation/Open
Space Planning Areas within the Project (ICPC PA 12D and SJHPC PA 20). This
restoration is in accordance with Section 4( d) of the Federal Endangered Species Act
and outlined by the mitigation measures established within the Negative Declaration
prepared for the construction of Ridge Park Road.
602/14.300
ICPC PAs 2C & 12D CDP
S1HPC PAs 14, IS, 19, 20 SDP
irvinc\cdp\pa2c,,12d.002
January 1995
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SECTION II: Project Development Components Page 11-19
The County of Orange, the U.S. Fish and Wildlife Service and the landowner have
mutually agreed to additional mitigation measures to comply with the NCCP including:
1) restoration of open space areas with coastal sage scrub; 2) collection and placement
of topsoil; and 3) monitoring of revegetation for a three-year period to ensure
effectiveness.
The restoration program will be directed by the Project Biologist, to those portions of
PAs 12D and 20 where restoration is practicable, based upon the need for restoration,
exclusion of fuel modification areas and site conditions, including the extent of burn
damage and regrowth since the October 1993 frre. The specific methods to be
employed in the restoration are intended to be simple, practical methods. A specific
restoration plan will be submitted to the Director, OCEMA, or his/her designee, for
review and approval.
In addition to providing for enhancement of habitat through the restoration plan, this
mitigation program expands the use of this open space area beyond the Local Coastal
Program (LCP) category for Planning Area 12D. The Irvine Coast LCP Land Use
Plan (LUP) designates PA 12D as "Recreation," intended to be privately-owned and
maintained. Principal permitted uses in PA 12D are "passive parks, riding and hiking
trails, bikeways, drainage control facilities, water and sewer facilities, access and
maintenance roads, utilities, parking and staging areas." The Implementing Actions
Program for the Irvine Coast LCP states that PA 12D is established to serve open
space uses as provided for in The Irvine Coast LUP. PA 12D is contrasted with
"conservation" planning areas (publicly-owned and maintained), which "are established
to provide for the resource preservation, enhancement, limited development, and
maintenance of largely natural and undeveloped lands identified for resource
conservation, where the natural resources are to be preserved and enhanced after
acquisition by a public agency." "Conservation" planning areas are also more limited
in terms of permitted uses than "recreation" areas.
602/14.300 ICPC PAs 2C & 12D CDP
SJHPC PAs 14, 15, 19, 20 SDP
lmoo\cdplp,2<-12<1.002
lanlW)" 1005
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SECTION II: Project Development Components Page 11-20
The two Planning Areas where there will be restoration and enhancement of the coastal
sage scrub species of plant material are outside of the NCCP reserve area. While they
therefore do not impact or directly contribute to the reserve, the restoration and
enhancement activities will provide a number of benefits, consistent with overall NCCP
objectives, including: 1) improving the habitat value for the NCCP target species; 2)
maintaining the habitat value of the area, so that the allowed uses under the
"recreation" land use designation do not result in any loss of habitat value; and 3)
provide a linkage between habitat areas that are not directly adjacent, but are close
enough that some movement of species between open space areas is expected.
Furthermore, the monitoring that will be conducted for a three-year period is intended
to ensure the effectiveness of the revegetation and establishment of new vegetation in
these areas.
G. Fuel Modification Plan
In accordance with the 1988-certified LCP (LUP Development/Open Space Edges
Policies Section 1-3-M and IAP Regulations Subsection II-3-B-7) and the Special
Provisions of the San Joaquin Hills Planned Community Program, Fuel Modification
Plans will be submitted for approval with applications for Tentative Tract Maps,
Coastal Development Permits, or Site Plans abutting recreation and natural open space
areas.
A comprehensive fuel modification program for the ICPC and SJHPC has been
prepared by The SWA Group which establishes: 1) appropriate setbacks and depths
for fuel modification; 2) amounts and types of vegetation to be thinned, removed
and/or retained; and 3) proposed irrigation methods to reduce fire hazard potential.
Generally, fuel modification zones are managed strips of land consisting of irrigated
zones and dry or thinning zones of varying width depending on the local condition. On
natural slopes, existing high fire hazard vegetation is removed and replaced with
602/14.300
ICPC PAI 2C & 12D CDP
SJHPC PAI 14, IS, 19, 20 SDP
1Mnc\«lp\pa2c-12d.002
January 199S
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SECTION II: Project Development Components Page 11-21
appropriate plants from the fuel modification plant list. Existing acceptable vegetation
is thinned and pruned to reduce fuel load. Manufactured slopes are planted with
acceptable plants from the fuel modification plant list. Plants are selected from either a
dark green palette or a light green palette depending on the existing adjacent condition.
The principle goal of the fuel modification program prepared for the ICPC and SJHPC
is to promote the smooth visual transition from the undisturbed natural vegetation to
the homeowners' landscapes. Areas cleared of vegetation should not be kept bare.
Low shrubs and ground covers should cover all exposed soil areas.
In this project, the areas of concern are the edges along Los Trancos Canyon, (PA
12A) the private open space portion of Upper Buck Gully (PA 12D), and the SJHPC
northerly boundary. The Fuel Modification Plan and Sections for the project are
shown on Exhibits 2.13 and 2.14. The Proposed Plant List for Fuel Modification
Zones, Table 2-C is provided on page II-23.
A preliminary fuel modification program has been proposed to the Orange County Fire
Department. Along Los Trancos Canyon and the northerly SJHPC edge, the program
consists of an area of varying width that extends between the flammable vegetation and
structures. The fuel modification zone varies in width from approximately 150-feet to
as much as 200-feet in the canyons and arroyos and is composed of a minimum SO-foot
wet zone and a 100-foot minimum dry zone easement. The width of roadways and
irrigated parkways adjacent to the open space are also included as part of the fuel
modification zone measurement. Structural setbacks from the top of the graded pad are
a minimum 20-feet.
Pedestrian access to the fuel modification zones is located throughout the residential
development areas adjacent to areas of natural open space to accommodate the
maintenance of these zones, as shown on the Fuel Modification Plan, Exhibit 2.13.
602/14.300
ICPC PAs 2C & 12D CDP
SlHPC PAs 14, IS, 19, 20 SDP
;,,;,,.lodp1p,2c-l2'1.002
Jaauary 1995
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SECTION II: Project Development Components Pagell-22
An overall management program will be developed for Recreation/Private Open Space
ICPC PA 12D and SJHPC PAs 19 and 20 that includes fuel modification treatment
along the development edges and landscape maintenance for the interior portions. The
fuel modification zone will be approximately 150-feet wide and provide a combination
of thinning and irrigated zones. All plants used in the fuel modification zone will be
approved by the Orange County Fire Department. As with the community and
residential landscape, reclaimed water will be used for irrigating all fuel modification
zones in the project.
602/14.300
ICPC PAs 2C & 12D CDP
SJHPC PAs 14, IS, 19, 20 SDP
hvme\odplpo2c-12d.002
Jauuzj, 1995