HomeMy WebLinkAboutDOWNCOAST AREAIlllnll IIII III Ilbl nlllll IIIII IIIIII MII III IIII*NEW FILE*
DOWNCOAST AREA
CITY OF NEWPORT BEACH
MINUTES
Motion x
Ayes x x x
Noes
Motion
All Ayes
Motion
All Ayes
x
February 27, 1989
2. Report from the City Manager concerning
SPHERE OF INFLUENCE, was ai sented.
The City Manager stated that if the City
Council approves the recommended action,
Local Agency Formation Commission
(LAFCO) would be requested to include
all of Crystal Cove State Park.
However, if the Council desires to
revise the City's Sphere of Influence
only up to Crystal Cove State Park, a
resolution has been prepared.
Motion was made to adopt Resolution No.
x 89-9, amending Resolution No. 88-24,
x requesting the Local Agency Formation
Commission of Orange County to amend the
Sphere of Influence of the City of
Newport Beach to include ail of the
developable area wiffiin tthe Irvine_Coast
ORDINANCES FOR ADOPTION:
1\ Proposed ORDINANCE NO. 89-6, being,
AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF NEWPORT BEACH AMENDING
SECTION 5.28.070 OF THE NEWPORT
BEACH MUNICIPAL CODE PERTAINING TO
APPEALS FROM ACTION OF THE CITY
MANAGER ON ENTERTAINMENT
kSTABLISHMENTS,
was pre ented for second reading with
recycled eport from Business License
SnDervis0 , dated February 13, 1989.
Motion was 4 de to adopt Ordinance No.
89-6.
2. Proposed ORDIN CE NO. 89-7, being,
AN ORDINANC OF THE CITY COUNCIL OF
THE CITY OF WPORT BEACH ADDING
CHAPTER 17.23 0 THE NEWPORT BEACH
MUNICIPAL CODE ERTAINING TO
RESTRICTIONS ON VERSONS LIVING
ABOARD OFF -SHORE OORINGS,
was presented for second reading with
recycled report from the Harbor Quality
Committee, dated February ly, 1989.
Letter from Alan L. Blum wit
suggestions toward regulating ewage and
other pollutants from live-abo d
off -shore moorings, was present
Motion was made to adopt Ordinance\o.
89-7.
Volume 43 - Page 72
LAFCO/Sphere
of Influence
(21)
NIml
Ord 89-6
Bus/License
Entrtmt Estb
(27)
Ord 89-7
Ofshr Mrgs
(51)
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CITY OF NEWPORT BEACH
MINUTES
Motion
Motion
Ayes
Noes
Ayes
Noes
\�9�9�A �.f
G0p � A February 27, 1989
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x
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proposal, the City Council is still not
obligated, or required to form the
assessment district, as it is only a
,discretionary action.
ncil Member Sansone spoke in support
proceeding with the study at this
is. and therefore, made a motion to:
Direct staff to prepare a boundary
map and investigation report
urauant to the provisions of the
Special Assessment Investigation,
\rize
tation and Majority Protest Act
931," being Part 2, Division 4
he Streets and Highways Code,
the purpose of establishing a
apeial assessment district;
raze the City Manager to
ah Assessment Engineer and
l Counsel for the proposed
ri t; and approve Budget
dm t No. 050 for $10,0000
sfe ring funds from the Capital
ect udget to construct
DDEN SQUARE ASSESSMENT DISTRICT
59' P iority 'A' Repairs
tal P ject Budget for the
ose of retaining an Assessment
neer an Legal Counsel.
Mayor Pro Tem Plu er suggested an
amendment to the m tion, whereby staff
would conduct an i ormative meeting
with all affected p operty owners in an
attempt to clarify t eir concerns, as
well as set forth th City's specific
intentions regarding he improvements to
the district.
The Public Works Direct
he anticipates there wi
hall" type meetings with
property owners to revie
investigation report prio
to the Councils and prior
hearing.
advised that
be two "town
he involved
the
to it coming
�o the public
Substitute motion was made
action on this item until
takes final action on the
relocation, which will be
later in this evening's me
the town hall meetings are
this issue.
defer
Council
room
dered
and
d eted on
The substitute motion was voted
FAILED.
The motion on the floor was voted
carried,
Volume 43 - Page 71
and
and
McFadden Sq
Asmt DU59
RESOLUTION NO. 89- 9
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH AMENDING RESOLUTION NO. 88-24 TO
REQUEST THE LOCAL AGENCY FORMATION COMMISSION
OF ORANGE COUNTY TO AMEND THE SPHERE OF INFLUENCE
OF THE CITY OF NEWPORT BEACH TO INCLUDE ALL OF THE
DEVELOPABLE AREA WITHIN THE IRVINE COAST LAND USE
PLAN.
WHEREAS, the Local Agency Formation Commission designates
certain unincorporated areas of Orange County as the Sphere
of Influence of the City of Newport Beach and
WHEREAS, the City Council by Resolution No. 88-24
requested the Local Agency Formation Commission of Orange
County to amend the Sphere of Influence of the City of Newport
Beach to include all the area known as Crystal Cove State
Park and
WHEREAS, after further review and analysis the City Council
determined that only a portion of that area would properly
be a part of the City's Sphere of Influence and
WHEREAS, the Local Agency Formation Commission will review
the City's previous request on March 11 1989.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Newport Beach hereby amends Resolution No. 88-24
to request the Local Agency Formation Commission of Orange
County to amend the Sphere of Influence of the City of Newport
Beach to include all that area shown on Exhibit A attached
hereto which includes the remainder of the developable area
of the Irvine Coast Land Use Plan.
ADOPTED this 27th day of February 1989.
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ATTEST:
A);
CITY CLERK
EXHIBIT A
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Newport Beach
Sphere of Influence Amendment aR II
rtscvner • •+•
CITY COUNCIL
AGENDA ITEM NO.
CITY OF NEWPORT BEACH
• OFFICE OF THE CITY MANAGER
February 27, 1989
TO: MAYOR AND.CITY COUNCIL
FROM: City Manager
SUBJECT: SPHERE.OF INFLUENCE - DOWNCOAST AREA
ACTION: If desired, reaf.irm endorsement of Resolution
No. 88-24.
BACKGROUND: On Friday, February 17, 1989 the City Council
Ad Hoc Annexation Committee met and •following discussion
• reaffirmed their -support for Resolution No. 88-24. This
Resolution was initially approved by the City Council on
March 28, 1988. At the LAFCO hearing on April 6, 1988
the Commission reaffirmed the Ci'ty's•current sphere of
influence and reset the Crystal Cove Park annexation to
Newport Beach's sphere for the first part of 1989. This
hearing has now been established as March 1, 1989. Inasmuch
as Resolution No. 88-24 was approved by a previous City
Council, it is believed appropriate to brief the current
City Council on this issue and ask for affirmation of the
Ad Hoc Annexation Committee.'s recommendation.
Attached is the copy of.the staff report that
was acted upon by the City Council'on March 28, 1988, and
a copy of Resolution No. 88-24 attached to the map showing
the downcoast area. The green line depicts Newport,Beach's
current sphere of influence. The yell ow. line depicts the
City of Irvine.'s current City boundary line. The hatched
area indicates the proposed expansion of Newport Beach's
sphere of influence.
•
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L
ROBERT L. WYNN
FA7
(2/
City, ouncil
Agenda Item No. F-2(a)
CITY OF NEWPORT BEACH
• OFFICE OF THE CITY MANAGER
March 28, 1988 BY THE CITY COUNCIL
CITY OF NEWPORT BEACH
MAR 2 8 1988
TO: MAYOR AND CITY COUNCIL
FROM: EXECUTIVE ASSISTANT
SUBJECT: SPHERE OF INFLUENCE - DOWNCOAST AREA
ACTION: If desired, approve Resolution No. amending
Resolution No. 87-168, to request the Local Agency
Formation Commission of Orange County to amend the
sphere of influence of the City of Newport Beach
to include all of Crystal Cove State Park.
BACKGROUND: By Resolution No .87-168 adopted November 23, 1987,
•t e Council requested LAFCO to include within the City's SOI all
the land between the City's existing SOI and the City of Laguna
Beach from the San Joaquin Transportation Corridor to the coast.
This matter is set for public hearing by LAFCO on April 6, 1988.
At that time LAFCO will hear competing requests by the City of
Irvine and the City of Laguna Beach for inclusion of the downcoast
area in their spheres of influence.
After considerable review and analysis by staff,
it has become apparent that the most easterly portion of the
requested extension will have access only from Laguna Canyon
Road. This easterly portion is known as the Dedication Area for
the coastal wilderness park. (See attached map) Because a sphere
of influence is closely tied to the provision of municipal services,
access to an area becomes of prime importance.
Many strong arguments exist supporting the City's
request to include only Crystal Cove State Park in the City's SOI.
Most notable among those reasons is that Newport residents will
live immediately adjacent to the park and all access to the park
will be through the City. In the opinion of staff, the
•strong argument supporting inclusion of Crystal Cove State Park
in the SOI would be diminished by the weaker arguments supporting
inclusion of the Dedication Area in the SOI.
•
•
•
3
C:
RECOMMENDATION: In order to present the strongest possible
argument to LAPCO, staff recommends dropping the request re-
garding the Dedication Area, and recommends that the Council
only consider and concentrate its efforts on having only Crystal
Cove State Park included in the City's SOI.
The City Council Ad Hoc Annexation Committee
reviewed this matter on March 22, 1988 and recommended approval
of the action.
a
2.
RESOLUTION NO. 88-24
• A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF NEWPORT BEACH AMENDING RESOLUTION
NO. 87-168 TO REQUEST THE LOCAL AGENCY
FORMATION COMMISSION OF ORANGE COUNTY TO
AMEND THE SPHERE OF INFLUENCE OF THE CITY
OF NEWPORT BEACH TO INCLUDE ALL OF CRYSTAL
COVE STATE PARK
WHEREAS, the Local Agency Formation Commission
designates certain unincorporated areas of Orange County as
the sphere of influence of the City of Newport Beach; and
WHEREAS, the City Council by Resolution No.
87-168 requested the Local Agency Formation Commission of
Orange County to amend the sphere of influence of.the City
of Newport Beach to.include all that area between the City's
existing sphere and the City of Laguna Beach between the San
Joaquin Transportation Corridor and the coast; and
WHEREAS, after further review and analysis the
•City Council determined that only a portion of that area
would properly be part of the City's sphere of influence;
and
WHEREAS, the Local Agency Formation Commission will
review the City's previous request on April 6, 1988.
NOW,.THEREFORE, BE IT RESOLVED that the City Council
of the City of Newport Beach hereby amends Resolution No.
87-168 to request the Local Agency Formation Commission of
Orange County to amend the sphere of influence of the City of
Newport Beach to include all that area shown on Exhibit A
attached hereto known as the Crystal Cove State Park.
ADOPTED this 28th
• ATTEST:
A/
O
, e
City Clerk
0
day ofMarch , 1988.
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CITY OF IRVINE
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LEGEND: -- -
Proposed Newport Beach Sphere
Current City Boundaries �® of Influence Expansion Area
pCurrent Newport Beach Sphere r
of Influence • • EXHIBIT "A„
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THE IRVINE COAST
PROPOSED LAND USE PLAN
AMENDMENT
EXECUTIVE SUMMARY
SEPTEMBER 1987
TABLE OF CONTENTS
Status of the Local Coastal Program ..................................... 1
Main Features of the Proposed Plan ....................................... 3
Summary Comparison of the Approved Plan
and the Proposed Amendment ................................................ 5
Increase in Permanent Open Space ........................................ 9
Regional Open Space System.................................................11
Increased Public Access
........................13
Increased Emphasis on Visitor -Serving Facilities....................15
Residential Uses......................................................................19
Circulation Improvements and
Recreational Access.................................................................21
Habitat Preservation and Enhancement..................................23
Preservation of Visual Elements of the....................................25
Natural Landscape
Conclusion................................................................................27
LIST OF EXHIBITS
1. Location Map.....................................................................
2
2. Illustrative Land Use Concept ............................................
4
3. Comparison of Approved and
Proposed Land Use Plans ..................................................
6
4. Aerial View of Pelican Hill Area - Approved Plan ...............
7
5. Aerial View of Pelican Hill Area - Proposed Plan ................
8
6. Open Space........................................................................10
7. Regional Open Space System...........................................12
8. Los Trancos Canyon/Buck Gully/Muddy Canyon
Trail and Park System........................................................14
9. Coastal Visitor -Serving and Recreational Uses.................16
10. Pelican Hill - Approved Plan...............................................17
11. Pelican Hill - Proposed Plan...............................................18
12. Comparison of Residential Areas: Approved
and Proposed Plans..........................................................20
13. Pelican Hill Road................................................................22
14. Habitat Preservation and Enhancement ............................24
15. Visual Elements..................................................................26
16. Irvine Coast and Crystal Cove State Park.........................28
This document has been prepared by the Irvine Company as a summary of the proposed land use plan
amendment approved by the County of Orange for submittal to the California Coastal Commission.
L
STATUS OF THE LOCAL COASTAL PROGRAM
The Irvine Coast comprises 9,432 acres of undeveloped land
between the cities of Newport Beach and Laguna Beach in
central Orange County. On its inland side are the City of Irvine
and portions of unincorporated Orange County. The area
includes over three miles of coastline on the Pacific Ocean and
coastal hills that rise to over 1,100 feet
In accordance with the Coastal Act of 1976, the County of Orange
is preparing a Local Coastal Program for the Irvine Coast. The
program consists of adocument containing a Land Use Plan and
an Implementing Actions Program. Upon adoption, this program
will become part of the County's General Plan and Zoning Code
and will guide development within the Irvine Coast.
In 1981 the Board of Supervisors of the County of Orange
approved a Land Use Plan for the Irvine Coast by a unanimous
vote. Subsequently, the Land Use Plan was submitted to the
California Coastal Commission for review. The Commission
approved the Irvine Coast Land Use Plan and it was certified on
January 19,1982. An Implementing Actions Program was later
submitted to the Coastal Commission, but no final action was
taken on it.
The Irvine Company, which owns most of the 9,432-acre site,
except for the lands it previously sold and donated to the State
of California for Crystal Cove State Park, initiated an amend-
ment to the approved Land Use Plan for the Irvine Coast in March
1987. Following extensive public briefings and workshops along
With numerous meetings involving representatives of the
County, local governments, state agencies and public interest
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groups, and several Planning Commision hearings, the Orange
County Board of Supervisors approved a revised version of the
Irvine Company's proposed amendment for submittal to the
California Coastal Commission. This Executive Summary high-
lights the significant features of the County's proposed plan and
compares it to the previously approved Land Use Plan.
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OVERALL PLAN AREA INCLUDING THE IRVINE
' COMPANY PROPERTY AND CRYSTAL COVE STATE PARK
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EXHIBIT 1
LOCATION MAP
IRVINE COAST LAND USE PLAN AMENDMENT
MAIN FEATURES OF THE PROPOSED PLAN
Significant increases in Public Open Space. Exhibit 2 illus-
trates a development concept for the Irvine Coast under the
proposed Land Use Plan Amendment. The preservation of large
contiguous areas of open space is the proposed plan's predomi-
nant feature: 76% of the Irvine Coast will be permanent open
space including conservation, recreation and golf course uses.
Acquisition of Crystal Cove State Park, comprising 2,807 acres
and three miles of shoreline, secured the first major increment of
this open space program. The second major increment consists
of a simplified and accelerated phased dedication of 2,666 acres
of land to the County of Orange. The third increment includes an
additional 1,155-acre dedication of public recreation areas and
construction of a golf course on the frontal slopes of Pelican Hill.
Strengthened Emphasis on Visitor -Serving Facilities. Visi-
tor access to the Irvine Coastwill be greatly improved under the
proposed amendment through new roadways linking inland
areas to the Coast and through a wide range of tourist -oriented
uses. Visitor uses center around a destination resort at Pelican
Hill and include a variety of overnight accommodations, retail
commercial development, and two 18-hole golf courses.
Clustered Residential Development. Under the proposed
amendment, residential development has been pulled backfrom
Pacific Coast Highway to the ridgetops and gentle slopes of
Pelican Hill and set back from the habitat areas of Los Trancos
Canyon, Buck Gully and Muddy Canyon.
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SUMMARY COMPARISON OF THE APPROVED PLAN
AND PROPOSED AMENDMENT
Recognizing both Coastal Act policies and community desires,
the proposed Land Use Plan Amendment will enhance regional
recreation, preserve more open space and reduce the amount of
development area. The approved and proposed plans are
shown side -by -side in Exhibit 3 in order to allow a direct compari-
son of the two plans. The main differences are summarized as
follows:
Open Space. The proposed plan will provide an additional
1,511 acres of open space. As a consequence, the amount of
land devoted to open space will be expanded from 61 % to 76%
of the site. This increase includes two 18-hole golf courses
(replacing the residential areas originally planned for the frontal
slopes of Pelican Hill), plus additional open space created by
relocating development away from the edges of Los Trancos
Canyon, the bottom of Muddy Canyon and the edge of Moro
Canyon.
Increased Public Access. Over 1,155 additional acres of land
in Los Trancos Canyon, Buck Gully and Muddy Canyon, which
had previously been reserved for private recreation, will be dedi-
cated to the public. A trail system will link all these canyon areas
to the Crystal Cove State Park trail system.
Increased Visitor -Serving Facilities. The frontal slopes of
Pelican Hill have been redesigned to create a destination resort
containing a broad array of overnight accommodations, two 18-
hole golf courses, related commercial uses and extensive re-
creational amenities.
Conversion of Office Space to Visitor -Serving Uses. The
entire 200,000 square feet of office use permitted in the approved
Land Use Plan will be eliminated and replaced by visitor -serving
uses totalling 400 additional hotel rooms and 25,000 square feet
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of additional day -use retail space.
Residential Development. As a result of the golf courses and
through clustering most of the residential development on the
ridges, the amount of land devoted to residential use has been
reduced from 38%to 20%of the site. The number of residential
units, 2,600, and the diversity of housing types generate less
traffic than the residential uses allowed under the approved plan
and are well within the service capacity of the project road
system.
Traffic. Elimination of office uses, changes in housing type and
creation of a destination resort will result in a daily traffic reduc-
tion of 100/6 compared to the approved plan. Access to inland
residential areas and the resort will be shifted from Pacific Coast
Highway to Pelican Hill Road, thus improving traffic flow on
Pacific Coast Highway in the vicinity of Pelican Hill. In conjunc-
tion with the construction of Pelican Hill Road, these plan
changes will significantly enhance public access from inland
areas to the Coast.
Habitat. Preservation of additional portions of Los Tranoos
Canyon, Buck Gully and Muddy Canyon and creation of new
riparian habitat in conjunction with the golf course development
will ensure the protection and enhancement of significant habitat
values within the Irvine Coast.
Visual Quality. The golf course greenbelt along Pacific Coast
Highway at Pelican Hill presents the most dramatic visual
change. The increased amount of open space will improve views
from Pacific Coast Highway to the inland ridges and from Pelican
Hill Road toward the ocean. Significant modifications in hotel
siting criteria further enhance the visual setting of the develop-
ment areas.
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1 APPROVED PLAN
1
RESIDENTIAL (L, ML, M, H)
1 TOURIST COMMERCIAL (TC) (V)
RECREATION (R)
CONSERVATION (C)
1 GOLF COURSE(G)
PROPOSED PLAN
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EXHIBIT 3
COMPARISON OF APPROVED AND
PROPOSED LAND USE PLANS
1
IRVINE COAST LAND USE PLAN AMENDMENT
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INCREASE IN PERMANENT OPEN SPACE
Of the 9,432 acres within the Irvine Coast planning area, 7,234
acres are to be preserved in permanent open space uses. These
areas are shown in Exhibit 6.
State Park - 2,807 Acres. Virtually the entire area on the ocean
side of Pacific Coast Highway and the watershed of Moro
Canyon inland of Pacific Coast Highway form Crystal Cove State
Park. This area, composed of the state park acquisition and The
Irvine Company donation of Moro Ridge, is already open to
public use.
Dedicated Irvine Coast Wilderness Regional Park - 2,666
Acres. As land is developed on the Irvine Coast, a program of
phased dedications will transfer large areas of undeveloped land
to the County. These areas will remain in conservation and
recreation uses. The proposed amendment has added a signifi-
cant ridge to the dedication area and has provided for an accel-
erated phasing program.
Dedicated Special Use Recreation -1,155 Acres. Extensive
areas of land adjoining the development zone, including impor-
tant natural habitat areas in Buck Gully, Los Trancos Canyon and
Muddy Canyon, will remain in open space with public recrea-
tional use provided through a trail network.
Golf Course - 367 Acres. Two 18-hole golf courses at Pelican
Hill will form the centerpiece of the destination resort. The golf
courses provide a substantial new visual and functional amenity
which complements the state park on the coastal shelf and
provides a spacious greenbelt around the visitor -serving areas.
Viewshed Open Space -192 Acres. Visually prominent areas
of land on Pelican Hill and Wishbone Hill will remain in open
space.
SUMMARY OF OPEN SPACE DIFFERENCES BETWEEN THE
APPROVED AND PROPOSED PLANS
Approved Plan Proposed Plan
(acres) (acres)
Golf Course 0 367
Recreation 3,427 4,878
Conservation 2,296 1,989
Total 5,723 (61%) 7,234 (76%)
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® CRYSTAL COVE STATE PARK
_ DEDICATED PARK LANDS
_ OTHER OPEN SPACE
GOLF COURSE
'
This exhibit is for illustrative purposes only. It shows a development mncepl
consistent with the proposed lard Use Plan. It is not a final dexelopment Mn.
ACtual development will be located by detailed plans approved in accordance
wilt, the Land use Plan.
EXHIBIT 6
OPEN SPACE
IRVINE COAST LAND USE PLAN AMENDMENT
REGIONAL OPEN SPACE SYSTEM
The open space areas of the Irvine Coast will work in concert with
a series of other dedications and land uses to complete a regional
greenbelt comprising approximately 12,000 acres of land. Crys-
tal Cove State Park and the Irvine Coast dedication area form the
core of this system, providing the critical link between inland
areas and the coast.
In addition to the open space lands within the Irvine Coast, the
ultimate regional open space system will include the following
elements:
Laguna/Laurel Canyons Regional Park. 1,300 acres com-
posed of Laurel Canyon, immediately adjacent to the Irvine
Coast dedication areas, and the Laguna Canyon ridge will be
dedicated by The Irvine Company in conjunction with the devel-
opment of the Laguna Canyon Village planned community.
Laguna Canyon Golf Course. An 18-hole golf course is pro-
posed along Laguna Canyon Road, a primary coastal access
route, as part of of the Laguna Canyon Village Plan.
Sycamore Hills. A 370-acre area has been acquired by the
City of Laguna Beach as part of the regional open space system.
Aliso/Wood Canyons Regional Park. A 3,400-acre greenbelt
has been committed for dedication by the Aliso Viejo Company
and other developers.
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Exhibit 7 shows how these areas combine to form a continuous,
highly diverse open space of regional significance.
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.73,. P �• STATE PARK
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NEWPOHt B6AC11 a ` • • .. C 2500 10000
CRYSTAL COVE STATE PARK, 2807 ACRES OPEN SPACE/RECREATION, 192 ACRES
_ DEDICATION AREAS: IRVINE COAST O GOLF COURSES, 367 ACRES
WILDERNESS REGIONAL PARK, LAGUNA/
LAUREL REGIONAL PARK, SYCAMORE HILLS EXHIBIT 7
LINKAGE, ALISONYOOD CANYONS REGIONAL
PARK, BUCK GULLY, LOS TRANCOS CANYON, REGIONAL OPEN SPACE SYSTEM
MUDDY CANYON, SPECIAL USE RECREATION,
8875 ACRES IRVINE COAST LAND USE PLAN AMENDMENT
INCREASED PUBLIC ACCESS
Approximately 1,155 acres in Los Trancos Canyon, Buck Gully
and Muddy Canyon will be dedicated to public special use
recreation and habitat protection. Public trails will connect Los
Trancos Canyon, Buck Gully and Muddy Canyon to the state
park trails. As a result, the public will be provided with a rich
diversity of recreational experiences ranging from the secluded
canyon setting of Los Trancos to the broad ocean vistas of the
coastal shelf. A new trail system will provide exceptional up -
coast and down -coast views as it links with the state park trail
system on the coastal shelf and the vista point on the new bluff
trail along the Cameo del Mar coastline.
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N SPACE
REATION
OPEN SPACE
RECREATION
CONCEPTUAL TRAIL SYSTEM
This exhibit is for illustrative purposes only It shows a dewrlopment concept
consistent with the pmposetl Land Use Plan. It is rot a final dewdopment plan.
Actual tleselopment will be located by detailed plans apposed in accordance
with the land Use Plan.
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EXHIBIT 8
LOS TRANCOS CANYON/BUCK GULLY/
MUDDY CANYON TRAIL AND PARK SYSTEM
IRVINE COAST LAND USE PLAN AMENDMENT
INCREASED EMPHASIS ON VISITOR -SERVING
FACILITIES
The proposed plan will increase the emphasis on visitor -serving
uses, a strong Coastal Act priority. Creation of a destination
resort at Pelican Hill embodies this change. The focal point of this
resort will be two 18-hole golf courses which surround and link
the visitor -serving accommodations, each of which will have a
distinct character and function but all of which will complement
one another as a single destination resort.
The Irvine Coast will serve as the setting for the first true
destination resort on the Southern California coast since the
founding of the Hotel del Coronado in San Diego 100 years ago.
The destination resort is designed to provide a broad range of
accommodations and recreational activities which combine to
create a self-contained center for visitor activities. Accommoda-
tions will range from hotel rooms to casitas and other lodging to
serve varying lengths of stay and family size. In this way, the
destination resort will function in a manner similar to resorts such
as Silverado in Napa Valley, Pebble Beach, and Sun River in
Oregon.
Office uses allowed in the approved plan have been replaced by
additional hotel rooms and related retail commercial facilities.
Pelican Hill visitor -serving uses will contain a maximum of 1,900
accommodations and will be set back from Pacific Coast High-
way. Maximum building height has been reduced from 150 feet
to 105 feet. Overnight use areas on the north side of Pelican Hill
Road will be largely concealed from view from Pacific Coast
Highway by the intervening landforms of the golf course. Thus,
in comparison with the residential and office uses allowed by the
-15-
approved plan, the destination resort concept significantly re-
duces the overall visual presence of development at Pelican Hill.
At Sand Canyon Avenue a 250-room hotel and 25,000 square
feet of commercial use represent the same program as the
approved plan. Reflecting the 1982 Coastal Commission ap-
proval which modified the originally proposed number of over-
night accommodations, the area of this site will be reduced from
35 to 23 acres.
Exhibit 9 shows how the destination resort and golf courses
combine to complement the state park, reserving areas nearest
the ocean primarily for visitor -serving uses. The exhibit also
depicts the manner in which the Los Trancos, Buck Gully and
Muddy Canyon recreation areas combine with the destination
resort to focus Pelican Hill uses on recreational activities.
I
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- CRYSTAL COVE STATE PARK, BUCK GULLY,
LOS TRANCOS CANYON AND
MUDDY CANYON
TOURIST COMMERCIAL SITES
_ GOLF COURSE
® TRAILS
This exhibit Is for Illustrative purposes only. It shows a development obnorpt
consistent with the proposed land Use Plan. It is not a final deeelopmenl plan.
A Wal development will be located by detailed plans approved in accordance
with the land Use Plan.
EXHIBIT 9
COASTAL VISITOR -SERVING
AND RECREATIONAL USES
IRVINE COAST LAND USE PLAN AMENDMENT
The two plans in Exhibits 10 and 11 show in detail
the differences between the approved and pro-
posed plans in the layout of the uses in the Pelican
hill area. In the approved plan the hotel/office/
commercial area was to be adjacent to Pacific
Coast Highway, and almost the entire frontal slope
of Pelican Hill was to be devoted to single-family
houses on large lots.
RESIDENTIAL
0 HOTEUCOMMERCIAL AND OFFICE USE
EXHIBIT 10
PELICAN HILL —APPROVED PLAN
IRVINE COAST LAND USE PLAN AMENDMENT
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The proposed plan will relocate development away
from Pacific Coast Highway and provide a contin-
uous greenbelt along the highway from Corona
del Mar to Los Trancos Canyon. The golf course
will provide a broad green foreground to the hotels
and will open vistas to the inland hills. Views of two
of the visitor use areas will be largely screened by
intermediate bluffs which have been incorporated
into the golf course design.
RESIDENTIAL
TOURIST COMMERCIAL
GOLF COURSE
This erbibit is for illustrative purposes, only. It shows a Cemloprnent w apt
corsiatent with Me proposed land Use Plan. It is not final development plan.
Actual development will be located by detailed plane approved in accordance
with the land Use Plan.
EXHIBIT 11
PELICAN HILL —PROPOSED PLAN
IRVINE COAST LAND USE PLAN AMENDMENT
RESIDENTIAL USES
The proposed plan will provide 2,600 residential dwelling units
and affordable units in close proximity to the coastal zone.
The plan will provide for increased clustering of units and greater
diversity in housing types. As a result of clustering, residential
acreage will be reduced from 38% to 20% of the total area of the
site. This reduction allows substantial amounts of open space to
be provided along Pacific Coast Highway and Pelican Hill Road,
thus improving the visual character of the area for visitors and
residents alike. Exhibit 12 compares the approved and proposed
plans side -by -side showing these benefits. Changes in the
diversity of housing types to be provided contribute to the
approximately 10% reduction in traffic generated under the
proposed plan compared with the approved plan.
The proposed plan will reduce the number of permitted units in
the area adjacent to existing Corona del Mar from 215 to 76.
Residential development on the frontal slopes of Wishbone Hill
remains limited to the 85 units allowed in the approved plan.
Single-family detached units located on the ridgetop of the
Muddy Canyon area adjacent to Crystal Cove State Park will be
limited to the 75 units allowed in the approved plan and have
been pulled back from the bottom of Muddy Canyon and from a
significant ridge in Moro Canyon.
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APPROVED PLAN
RESIDENTIAL
_ OPEN SPACE/
RECREATION/
GOLF
PROPOSED PLAN
EXHIBIT 12
COMPARISON OF RESIDENTIAL AREAS
APPROVED AND PROPOSED PLANS
I
IRVINE COAST LAND USE PLAN AMENDMENT
CIRCULATION IMPROVEMENTS AND
RECREATIONAL ACCESS
The approved plan for the Irvine Coast proposes two new arterial
highways, Pelican Hill Road and Sand Canyon Avenue. These
roads will connect inland areas to Pacific Coast Highway, thus
providing improved access to the Irvine Coast and particularly to
Crystal Cove State Park.
Pelican Hill Road will connect the state park entry at Pelican
Point to the coastal hills and join with MacArthur Boulevard south
of the University of California campus at Irvine. Particularly
significant is the fact that four lanes of Pelican Hill Road will be
constructed early in project implementation rather than two lanes
as provided in the approved plan. Exhibit 13, an aerial photo
showing the approximate alignment of this road, depicts how
Pelican Hill Road links inland areas to the Coast.
Because recreational traffic and commuter traffic generally flow
in opposite directions in the morning and evening (e.g., morning
commuter traffic flows toward the inland employment centers
while morning recreational traffic flows toward the Coast, with
reversed flow patterns in the evening), Pelican Hill Road will
provide significant new recreational access capacity. In addition
to its recreational access function, Pelican Hill Road will provide
direct access from the Irvine Coast to the commercial centers of
Orange County. It will have capacity well in excess of that
required to accommodate the development of the Irvine Coast
and, as a result, will reduce traffic levels through Corona del Mar.
In a manner similar to Pelican Hill Road, Sand Canyon Avenue
will also provide significant recreational access to the coast and
will be constructed along with adjoining development.
-21-
The proposed plan further reduces the traffic impacts of the
development within the Irvine Coast in three ways. First, elimi-
nating office uses reduces the peak -hour commuter traffic.
Second, the destination resort concept for Pelican Hill results in
substantially reduced traffic volumes overall for two reasons: (a)
many guests will arrive directly by transportation provided by the
hotels; and (b) since the resort provides a wide range of activities
and services, guests tend to remain at the resortduring their stay.
Third, the shift in housing types generates fewer traffic impacts.
These factors combine to result in an overall reduction in total
project traffic by 10%, with significant reductions in peak -hour
traffic generation.
HABITAT PRESERVATION AND ENHANCEMENT
The central element of the approved plan's habitat preservation
program is the dedication to the County of extensive open space
areas. This commitment remains unchanged in the proposed
amendment and is enhanced by an accelerated dedication
schedule and the addition of new dedicated lands. In thisway, the
most valuable habitat areas of the Coast, found in major canyon
bottoms, will be preserved.
The Coastal Commission found in the approved plan that pres-
ervation of large, contiguous habitat areas in some portions of the
Irvine Coast constitute the most effective mitigation measure to
offset the localized impacts of development in other areas. Thus,
as part of the approved plan, a detailed program of phased open
space land dedications to the public was created. These dedi-
cations will be in four large increments as development is imple-
mented. The final result of this program will be the creation of a
2,666-acre wilderness park between Laguna Canyon Road and
Crystal Cove State Park, including the entire watersheds of
Emerald Canyon, Boat Canyon and several small canyons which
drain into Laguna Canyon.
In addition, three special use recreation areas will be dedicated
to the public, totaling 1,155 acres. These dedications will be
made in conjunction with the local park program and include
major portions of Los Trancos Canyon, Buck Gully and Muddy
Canyon.
The creation of a new riparian habitat area extending through
portions of the golf courses further enhance the proposed plan's
habitat protection program.
-23-
In summary, the proposed plan retains the positive habitat
features of the approved plan and enhances habitat value
through the preservation of additional land in open space cate-
gories and the creation of new riparian habitat.
G
C:
c.r•r•i cov:
Poncon Po nt
DEDICATION AREAS AND STATE PARK
® POTENTIAL GOLF COURSE
ENHANCEMENT AREA
® MAJOR CANYON HABITATS IN BUCK GULLY,
LOS TRANCOS CANYON AND
MUDDY CANYON
This exhibit is for illustrative purposes only. It shows a developrrent concept
consistent with the proposee -and Use Plan. It Is not a final development plan.
Actual development will the IocateE by detailed plans approved in accoNence
with me Land Use Plan.
t
DEDICATED {�
CRYSTAL COVE IRVINE COAST
STATE.PARK WILDERNESS Y
REGIONAL PARK'
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aC.bn. RNnI
. wwh
EXHIBIT 14
HABITAT PRESERVATION AND ENHANCEMENT
IRVINE COAST LAND USE PLAN AMENDMENT
PRESERVATION OF VISUAL ELEMENTS OF THE
NATURAL LANDSCAPE
Extensive open space and use of almost all of the coastal shelf
for the state park provide a high level of visual quality under the
approved plan. The proposed plan will further enhance the
visual quality of the development area, especially as viewed from
the state park, Pacific Coast Highway and the new arterial roads.
Sited on the frontal slopes of Pelican Hill, the golf courses will run
along the entire length of Pacific Coast Highway from Corona del
Mar to Los Trancos Canyon. The golf courses will mirror the
broad open space of the state park coastal shelf. In this way, the
golf courses will extend an open space element inland providing
better views of the coastal hills from Pacific Coast Highway. The
golf courses will also enhance the views toward the ocean from
Pelican Hill Road as it descends to meet Pacific Coast Highway.
Elements from the existing landscape will be incorporated in the
golf course design. In particular, the overall shape of the lower
knolls on the frontal slopes of Pelican Hill, which are the land -
forms most visible from Pacific Coast Highway, will be integrated
into the final golf course design.
The golf courses, in effect, serve as a landscaped setback for the
visitor -serving areas and, in combination with the visual buffer
provided by the intermediate bluffs on Pelican Hill, reduce the
visual presence of the resort. All buildings will be set back at least
300 feet from Pacific Coast Highway and will be buffered by the
golf course greenbelt. The maximum height of buildings will be
reduced from 150 feet to 105 feet on the largest hotel site, with
the maximum height on the other sites limited to 80 feet. Two of
the visitor -serving areas will be substantially screened from view
by prominent landforms within the golf courses.
y441
Through the creation of a continuous open space along the
frontal slopes of the entire Irvine Coast, the concentration of
residential uses on the ridges and upper slopes of Pelican Hill,
and the creation of the golf courses, the amount of open space
in the Pacific Coast Highway viewshed will be substantially
increased.
Exhibit 15 illustrates the continuous open space areas along the
upper slopes and the views from Pacific Coast Highway and
Pelican Hill Road.
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Note: The blue cones on the exhibit show the
1 location of significant ocean view points from
Pacific Coast Highway. The dashed arrows indi-
cate dramatic new ocean views from Pelican Hill
Road and views to significant land forms from
1 Pacific Coast Highway. The red arrows identify
major entry points to the coastal terrace.
EXHIBIT 15
VISUAL ELEMENTS
1
IRVINE COAST LAND USE PLAN AMENDMENT
CONCLUSION
The Land Use Plan Amendment for the Irvine Coast represents
the culmination of several years of work directed toward a high
quality, integrated development in an extraordinary coastal set-
ting. The approved plan was created to respond to both the
County and the Coastal Commission policies for development
and resource protection. The amended plan seeks to remain
consistent with these policies and at the same time to respond to
local community concerns and further the goals of the Coastal
Act by assigning the highest priority to visitor -serving uses. In so
doing, the proposed plan intends to create Na sense of place"
worthy of its setting.
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SUMMARY ECONOMIC ANALYSIS OF
DOWNCOAST GROWTH AREA
NEWPORT BEACH GENERAL PLAN STUDY
Development Research Associates
July 28, 1972
., DEVELOPMENT RESEARCH ASSOCIATES
Introduction
This memorandum reviews, in summary fashion, the anticipated growth of the
"downcoas4'area between Newport Beach and the approximate area of Wishbone
Hill, as analyzed by DRA from data provided by CD staff, and attempts to place
it within the overall growth picture developed by DRA for the Newport Area in
its preliminary economic base and growth projections study.
This area, located within the Irvine -Ranch, forms a part of the Newport Beach
Market Area as defined by DRA for the economic portions of the General Plan
Study (see preliminary economic base/projections report and summary), and
is currently slated for massive planned development of residential, retail and
specialty commercial, hotel/motel, commercial recreation, and related public
open space, and other supportive uses, over the next 23 years.
It should be noted that general magnitude of population and land use growth in
this portion of the NBMA and Orange County, as a whole, has been assumed by
Orange County planning, SCAG and others in developing population, employment
and general land use projections for the county and various statistical subareas
within it, based upon information from previous conceptual plans for the area.
Our review of these "general magnitude" figures with respect to current data
provided by CD staff indicates a high degree of correlation, with the result that
we have utilized our regional and market area projections developed in the
economic base study for this analysis as well.
Economic and Physical Context
The economic context of this development, as we understand it, is a "Coastal
Resort and Recreation area, in concert with diversified residential development, "
which will be developed on approximately 1, 400 acres of land, with large areas
left in their national state or developed with extensive landscaping.
It is apparently not intended to be a direct continuous extension to the south of
the single-family development pattern currently found in Corona del Mar and,
with the exception of the convention/conference/tourism market for hotel/motel
uses, its nonresidential land uses are expected to serve only residents within
the scope of the project, with some possible local retail market from the
southern Corona del Mar area.
The residential uses contemplated will have, by nature of the strong amenity
features of location and view as well as the levels for selling price and rent, a
regional market appeal, as does in fact, any housing located in the Newport
market area, either as primary residence or as a seasonal or second home. 4%
DEVELOPMENT RESEARCH ASSOCIATES
This latter fact is significant, since this proposed development is within what
DRA has chosen to characterize as the Newport Beach Market area or "sub-
region. (See also Economic Base Report)) Most cities undertaking an
economic and planning analysis tend to characterize themselves as the focus of
various primary and secondary "market areas," whether or not this is
actually the case, but it is DRA's contention that Newport Beach is, and will. be
validly the primary focus in name, image, interest, and activity, of an
economic and physical growth concentration over the next two decades along
this portion of the Southern California coastline even if it restricts the extent of
this growth occurring within its current city boundaries to less than "trend"
growth levels.
This is particularly true with respect to coastal rather than inland growth,
which will favor Newport Beach, the downcoast area, and Laguna Beach, with
inland growth concentrating in Huntington Beach, Costa Mesa, and other portions
of the Irvine area.
DRA does not see under "trend growth" assumptions any slackening of residential
and commercial recreation/resort development in Southern California or
Orange County within the next two decades and in fact we see continuing
increasing pressure on specific areas such as Newport to accommodate an
even greater share of this total market potential than currently,as described in
our preliminary trend growth projections report.
Thus, demand for coastal residential uses, both first and "second, " or
seasonal homes, as well as for related commercial recreation/resort uses is
expected to exceed supply for the next 20 years within the NBMA Coastal portion,
causing both extensive recycling pressures on already built-up older coastal
areas (Newport Beach), as well as "first cycle" development pressures in as -yet -
undeveloped very high potential areas such as the downcoast area coastal
portions. The question, as we see it, is not whether or not the development
will occur, but more appropriately, how soon, how fast, and in what form, if
we assume that trend growth forces will prevail. 1
Initial findings of the DRA Housing Market element of the General Plan Study
tend to confirm this demand/ supply imbalance. within the county at both ends of
the Housing spectrum: amenity -oriented housing demand and demand for low and
moderate income housing will both continue to outstrip supply, while a relative
balance (over the long term) will be struck within the middle -through -upper -
middle and non -amenity -high -income housing ranges.
1For a definition of the assumptions and nature of trend growth, the Economic
Base Study for the General Plan should be consulted. It should be noted that
this growth is expected to occur, even with coastline growth controls and local
growth controls, since the development is imminent and the controls are
and that the development, even restructured under these controls will repreb9q:q`% 1�
a major increment over current levels. ..._.....
E5 ii=
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DEVELOPMENT RESEARCH ASSOCIATES ;i iiiiiiGMdL[]
Thus the implications of the growth of the downcoast area can be characterized
as:
o An extension of the market forces and development patterns
(with some exceptions due to topograhy and development
objectives) currently found on the most recent urbanized
residential portions of Newport Beach.
o An extension of the physical perception of the "Newport
area" which now already encompasses portions of the Irvine
Ranch, Costa Mesa, and Huntington Beach, as well as New-
port Beach itself, and which will act as a self-perpetuating
image and market factor, whether or not the downcoast area
is actually within the actual city boundary of Newport Beach.
This is particularly likely due to the fact that most recent and
current urbanization on the edges of Newport Beach has
occurred to the south and southeast on Irvine Company land
in the direction of the downcoast area.
o A pattern and magnitude of growth already generally antici-
pated by County, Newport Beach and other entities, since
planning of the entire Irvine Ranch, on an "order of magni-
tude" level, has been underway since the early 1960's, and
general figures of anticipated growth of this area have been
incorporated in most regional planning efforts by SCAG
and Orange County. It should be noted, however, that
current figures represent a reduction of approximately
15% over the plans of the mid-601s, and that the development
timetable has been extended into the mid-1990ts, from
earlier schedules which indicated much of the development
occuring by the mid-801s. (Assumed result of delayfrom
original starting date estimates)
o Following from the first two items above, the development will
operate essentially as an economic and physical "extension"
of the existing Newport -Corona del Mar area, rather than as
a self-contained economic and physical entity such as a "new
town" or a separate small city. There is an exception to this,
to the extent that the resort -related specialty commercial and
recreation uses will tend to form a "sub -community" of
activity and intensity of use within the overall development
much the same as Balboa Island on a much smaller scale now
forms within the overall Newport Beach community.
o A possible relieving of various growth pressures on the existing
Newport Beach area, including: the potential diversion of a
-3-
DEVELOPMENT RESEARCH ASSOCIATES
9
portion of the leisure/recreational market which would, as
the region's population increases and intra-regional mobility
remains high (freeways, etc. ) put increasing seasonal loads
on Newport -Beach recreational, circulation; and public safety
elements; lowering of recycling pressure on some- older
portions of Newport through provision of additional middle
price range single and multiple family units in NBMA and
broader range of living area locations within NBMA for some -
socioeconomic groups as are currently attracted tothe New-
port Area; clearer definition of market potential for various
types of hotels in NBMA, since currently planned new con-
struction appears to be based on a "fuzzy" mixture of business
visitor (existing), convention development (hoped for), and
tourism (hoped for) markets.
o The creation of an annexation -- no annexation issue for the
City of Newport Beach -- revolving primarily around cost -
revenue questions, but also related to major growth policy
questions in which the downcoast area would appear to provide .
a number of benefits to the existing and potential "future"
Newport Beach, but also represent an actual increase in the size
of the city (if the downcoast were annexed) which may not be
a desirable objective, no matter what the offsetting benefits.
These questions can only be answered by a thorough cost -
revenue analysis and a clear expression of issues, benefits,
problems and other aspects of the growth policy question.
o It is assumed that, to protect its own economic interests, the
Irvine Company will not project or permit development types,
magnitudes, or timing to occur in one or more portions of its
holdings which are in conflict with those in other portions of
its holdings. It is further assumed that, since Irvine can,
through its single ownership of considerable current potential
development areas, control a number of market forces in the
Newport Market Area, it will not "dump" land onto the develop-
ment market to realize a quick return (without regard for
market saturation), thus creating conditions which might
begin to reflect negatively on the market success of the Irvine
properties and the Newport Market Area.
o It is also assumed that most developers of downcoast and other
Irvine properties will attempt to market "products" as early
as possible in the total development period for the downcoast
area, so that some type of master marketing schedule and
controls system will have to be utilized by both Irvine and
County (or, if annexed, by Newport Beach) to insure that
-4-
DEVELOPMENT RESEARCH ASSOCIATES
overbuilding on excess of service and circulation capabilities
does not occur at any stage of the project.
Downcoast Development Statistics
CD Staff has furnished DRA with figures concerning the anticipated development
of the approximately 1, 400-acre downcoast area between the Corona del Mar
areas of Newport Beach and the approximate area of Wishbone Hill. These
figures have been compared with total area growth estimates by SLAG, Orange
County Planning, DRA and others, and have been utilized- as the basis of this
analysis. They are grouped by land use category:
o Residential (Dwelling Units)
Single Family Detached (start 1974)
1980-1200 units
1990-1904 units
Single Family Attached (start 1974)
1980- 920 units
1990-1634 units
Multi -Family (start 1977-78)
1980-2810 units
1990-6793 units
(An alternate boundary for this portion of the downcoast area
would include development extending to the east side of Wish-
bone Hill -- above figures only include, development to west
side -- the revised multi family totals resulting from this
boundary extension are shown below.)
Wishbone Hill East Extension Multi -Family (start 1977-78)
1980-3270 units
1990-8153 units
The above figures indicate that some 4930 to 5390 new dwelling
units would be located in the area by 1980, and that by 1990
total dwelling units could range from 10, 331 to 11, 691, for
possible 1980 and 1990 populations of 16, 200 and 35, 100
respectively.
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DEVELOPMENT RESEARCH ASSOCIATES
R
0
Local Shopping -Retail Commercial
Small center containing
70,000
sq. ft.
Small center containing
60,000
sq. ft.
Small center containing
76,000
sq. ft.
Small center containing
100,000
sq. ft.
Small center containing
90,000
sq. ft.
TOTAL
390,000
of gross leasable area
of gross leasable area
of gross leasable area
of gross leasable area
of gross leasable area
Staging of the above, in coordination with residential development
and other uses, is expected to be:
3 centers developed by 1980 totaling 230, 000 sq. feet
i center developed by 1981-1990 totaling 90, 000 sq. feet
i center developed by 1991-1995 totaling 70, 000 sq. feet
(If the development area is extended to include Wishbone Hill
and the area between it and the ocean, and additional retail
commercial increment is added -- 40, 000 sq. feet by 1980
and an additional 40, 000 sq. feet by 1990. )
These commercial uses could be expected to generate approxi-
mately 1, 000-1, 100 primary jobs by 1990.
Hotel/Motel
One complex containing 75 rooms
One complex containing 300 rooms
One complex containing 300 rooms
One complex containing 300 rooms
One complex containing 150 rooms
One complex containing 150 rooms
One complex containing 75 rooms
TOTAL 1, 350 rooms
Staging of the above hotel/motel growth is expected to be:
4 complexes by 1980 totaling 1, 050 rooms
2 complexes by 1990 totaling 225 rooms
1 complex by 1995 totaling 75 rooms
(If the extension of development areas described under retail
commercial and residential uses above takes place, an additional
two complexes totaling 375 rooms are contemplated for develop-
ment by 1980. ) (Total 1980 rooms would then be 1, 425. )
DEVELOPMENT RESEARCH ASSOCIATES
o Other Uses
5 Service Stations
4 Elementary Schools
1 Junior High School
1 High School
250, 000 sq. ft, of specialty commercial
(150, 000 by 1980)
(100,000 by 1990)
22 acres of commercial recreational uses (by 1980)
24 acres of "convention center" use (by 1980)
155 acres of gold course (18 holes) (by 1980)
22 acres of "parking grove" (remote clustered parking)
(by 1980)
The above statistics generate the following DRA-estimated
population and employment levels for the downcoast area:
1980 resident population
1980 full-time employment
1990 resident population
1990 full-time employment
Summary Conclusions
15, 000-16, 200 persons
1, 900- 2, 000 persons
32, 500-35, 100 persons
2, 700- 2, 800 persons
An analysis of the preceding implications and statistics in the light of the
preliminary findings and projections for the trend growth economic base
component of the Newport Beach General Plan, developed by DRA, indicates
that:
o The projected general extent, type and timing of residential
development is consonant with DRA's preliminary estimates
of housing demand for the Newport Beach Market Area and
Orange County, and appears to offer no significant negative
economic or physical impact upon the existing and projected
Newport Beach community, under trend growth assumptions
currently utilized. In fact, depending upon the eventual pre-
cise market structure(s) of the downcoast housing supply, it
could, alternatively: provide some relief for excessive re-
cycling pressure on older Newport Areas; re -orient the future
focus of NBMA higher value housing away from Newport Beach,
causing a potential "plateau" effect or gradual decline in de-
sirability, condition, and value of Newport Beach units; pro-
vide a reinforcing extension, in numbers and choices of
IWZ
DEVELOPMENT RESEARCH ASSOCIATES
r • e
location, of housing, life styles, and economic elements which
currently make the Newport Beach area popular.
o The projected development of "local shopping" commercial
uses, as well as schools, service uses, and other population -
related land use elements appear to be in agreement with
recognized standards, DRA estimates of total commercial use
for the NBMA and Orange County, and the apparent timing of
the growth of the downcoast area, which foresees a major com-
ponent of growth occurring by 1980, thus requiring supporting
commercial, etc. No general economic conflicts seen with
projected Newport Beach commercial development since the
new commercial would be serving new local populations only _
and not competing with regional or sub -regional markets.
o The projected development of commercial recreation, golf
course, and other leisure activities is seen as a further ex-
tension of a recognized market in the NBMA in which demand
already generally exceeds supply, and which is oriented both
to the potential resident of the downcoast area, as well as
users in the NBMA and Orange County. Tourism demand for
such facilities in concert with the other resort elements of
the downcoast area will reinforce this regional visitor demand.
DRA therefore finds no conflict between these elements and
the trend growth projections for the City of Newport Beach.
o The projected development of a resort/convention/recreation
complex including a large number of hotel rooms oriented pri-
marily to tourism and conference use; a sizable amount of
related specialty retail; related, undefined "convention facilities"
and supportive parking and services development (along with
the recreation uses previously described) appears to DRA to
be an ambitious undertaking with a number of "pros" and
"cons":
Pro: ° It provides a unique "image" development in keeping
with the scenic and climatic potentials of the area;
° It provides employment;
° It generates economic potential in the market areas.
Con: ° It creates potential conflicts with announced plans of
developers already in the development process else-
where on Irvine land, within the City of Newport Beach.
° It may create traffic problems along the few arterials
which can feasibly serve the downcoast area, parti-
we
DEVELOPMENT RESEARCH ASSOCIATES
• r
cularly as loadings increase due to buildout of the
entire Newport Beach and downcoast areas ill the
late 1980's and early 1990's.
° It appears to be heavily seasonal in nature and de-
pendent upon strong promotional techniques for
other aspects of its market (convention), possibly
exacerbating seasonal economic swings already
characterizing the economy of the NBMA.
Without more detailed information on the actual nature of the
proposed development and more detailed market information,
it is difficult for DRA to render a conclusion on the economic
"appropriateness" of this aspect of the downcoast development.
However, the following questions appear to require further
investigation:
° In view of the massive overbuild potential of NBMA hotel
rooms projected by the DRA preliminary economic base
report, based upon current development plans in the
region (1980 supply expected to exceed demand by•200%),
we question the total number of hotel rooms projected
for the resort development by 1980. This magnitude of
resort/tourism-oriented hotel development would severely
diminish this aspect of total market potential for other
existing and proposed hotels in the NBMA, including
several which are currently or would be located on other
Irvine properties.
Similarly, many existing and proposed hotels, some
also on the Irvine properties, are basing a major portion
of their demand assumptions on the conference -small
convention market which is strongly interlinked with both
business visitor and tourism markets in the NBMA. - Our
interpretation of the 24 acres of "convention facilities"
contemplated for the downcoast area is that they will be
oriented toward conference types of convention, rather
than massive national or regional efforts, and that the
resort/recreation nature of the area will reinforce this
orientation. This aspect of the development's market
orientation should be more closely examined to determine
if it and developments planned elsewhere in the immediate
Newport Beach area are working at cross purposes,
possibly resulting in eventual lowered occupancy rates
and general oversupply in the area.
e�anam¢a®run
DEVELOPMENT RESEARCH ASSOCIATES
.• or
° Can even a resort project of this massive scale support
a quarter of a million square feet of specialty commercial;
as currently projected? Admittedly, a considerable
amount will be in restaurants, resort apparel, sporting
goods, and other resort -supportive uses, but in the ab-
sence of more definitive information concerning the pro-
posed development of this use, we would question the
development of greater than 150, 000 square feet, based
on total resort size, past experience and recognized mar-
ket standards. (The Cannery, Ghiradelli Square, and the
remaining specialty uses within the entire Fishermen's
Wharf area of San Francisco together total only 180, 000
net square feet, -for a considerably greater market area
than could be expected for the downcoast development. )
Taken in balance, DRA feels that the downcoast development appears both
sound and exciting in concept, but we believe that major questions concerning
the detailed market aspects of various proposed land uses for the concept
must be answered more definitively before the timing and magnitude of these
portions of the development could be considered as commensurate with New-
port Beach (and NBMA) public sector growth objectives, or as sound from a
private marketing and eventual development economics standpoint.
-10-
DEVELOPMENT RESEARCH ASSOCIATES
Downcoast Newport Beach
Land Use Plan
City of Newport Beach
Adopted and Recommended for Approval
by the Planning Commission
February 18,1988
Adopted by the City Council
March 28,1988
LI
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Table of Contents
Introduction
Chapter 1- Main Elements of the Land Use Plan
Main Elements of the Land Use Plan ................. Page I-1.1
OpenSpace....................................I-1.4
Tourist Commercial...............................I-1.6
Golf Courses/Greenbelt............................I-1.6
Residential....................................I-1.7
Circulation....................................I-1.7
Public Works/Infrastructure ..........................I-1.8
Chapter 2 - Coastal Act Consistency and Overall Findings and Conclusions
Resources Protection Program ..................... Page I-2.1
Development Policies ............................. I-2.11
Chapter 3 - Resource Conservation and Management Policies
Resource Conservation and Management Policies ......... Page I-3.1
Dedication Program Requirements and Procedures ............I-3.2
Interim Conservation Management Policies ................ I-3.12
Recreation/Open Space Management Policies ............... I-3.14
Category "A" &'B" Environmentally Sensitive Habitat Area Policies .. I-3.20
Category "C" Environmentally Sensitive Habitat Area Policies ..... I-3.23
Category "D" Environmentally Sensitive Habitat Area Policies ..... I-3.24
Archaeological Policies ............................ I-3.25
Paleontological Policies ............................ I-3.27
I
Erosion Policies ................................ I-3.29
Sediment Policies ................................ I-3.30
Runoff Policies ................................. I-3.31
Grading Policies ................................ I-3.32
Development/Open Space Edges Policies .................1-3.35
Chapter 4 - Development Policies
Tourist Commercial Policies ..........................I-4.1
Golf Course Policies .............................. I-4.11
Recreation/Public Access Policies ......................1-4.13
Residential Policies .............................. I-4.14
Transportation/Circulation Policies ..................... I-4.19
Public Works/Infrastructure Policies .................... I-4.34
I
Introduction
Downcoast Newport Beach Land Use Plan
The City of Newport Beach Sphere -of -Influence includes ap-
proximately 40% of the area between the City of Newport Beach
and the City of Laguna Beach known as the Irvine Coast. The
County of Orange has adopted a Local Coastal Plan for the area
1 establishing the development pattern, intensity and density of
development, arterial circulation system and recreation and open
space dedication program. The City of Newport is adopting this
' plan to address the part of the site in the City's Sphere -of -In-
fluence while maintaining the integrity of the overall plan in terms
of open space dedications, affordable housing and development
phasing.
' The plan currently identifies the County of Orange and specific
agencies of the County for review and compliance requirements,
and for receiving dedication of land. Should the area be annexed
to the City of Newport Beach, these agencies shall be assumed to
be appropriate City departments. The receptor agency for open
space dedication shall continue to be the County of Orange or
may be the City of Newport Beach for areas within the annexa-
tion area subject to the agreement of the City, County and proper-
ty owner.
Should annexation occur, the City may wish to further define
some provisions of this plan, such as affordable housing, neigh-
borhood parks and fire department facilities. By the adoption of
this plan the City is accepting the Land Use Plan, density and in-
tensity limits, development phasing, circulation element and road
construction phasing.
I
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LAND USE PLAN
CHAPTER 1
MAIN ELEMENTS OF THE LAND USE PLAN
IThe Land Use Plan for The Irvine Coast LCP consists of maps,
policies, and supporting text organized under three subsequent chapter
headings: Coastal Act Consistency and Overall Findings and Conclusions,
Resource Conservation and Management Policies, and Development
Policies.
Zoning and subsequent actions by the County must be consistent
with the policies contained in the adopted County of Orange General
Plan. The Irvine Coast Land Use Plan is consistent with the General
Plan, and contains some land use descriptions and policies which are more
specific and apply exclusively to The Irvine Coast.
' The Land Use Plan for The Irvine Coast recognizes the special
qualities of the land, and the need for protection of the environment and
sensitive utilization of coastal resources. It proposes land uses, open
Ispace, and resource protection which, on balance, are the most protective
of the environment, the public interest, and private property rights: As
I such, it meets the intent of Section 30007.5 of the California Coastal Act
of 1976.
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Type of Land Use
RESIDENTIAL:
Low Density
Medium -Low Density
Medium Density
High Density
SUBTOTAL
COMMERCIAL:
Tourist Commercial
OPEN SPACE:
Golf Course
Recreation and Parks
LAND USE SUMMARY
Planning
Areas
Conservation
(Regional Wilderness Park)
SUBTOTAL
mnTAT,--ALL LAND USES
Gross
Acres(a)
3A,3B,6,7A,7B 526
5,9 202
1B,2A,2B,2C,4A,4B 954
lA,iC,8 240
1,922 ACRES
13A,13B,13C,
13D,13E,13F,
14,16A,16B 276 ACRES
10A,10B
367
11A,11B,12A,12B,
12C,12D,12E,17,
18,19,20A,20B,20C
4,878
21A,21B,21C,21D
1,989
7,234 ACRES
,9�432 ACRES
(a) All acreeves are approximate and include roads and arterial highways.
I-1.2
Exhibit E
I
L_ANID USE 1- 0WER Amendiment
The Irvine Coast Local Coastal Program
1
LEGEND
LOW DENSITY RESIDENTIAL (0-2)
MMUM-LOW DENSITY RESIDENTIAL (2-3,5)
Mow DENSITY RESIDENTIAL (3.6 ez)
HGH DENSITY RESIDENTIAL U8.6-18)
r--�
GOLF COURSE
(
TOLFUST COMMERCIAL
RECREATION
CONSERVATION
3
iw LAND USE DESIGNATION
13B PLANNING AREA NUMBER
Exhibit F
A. open Space
The centerpiece of the Land Use Plan is open space lands which
comprise over 76% of the entire Irvine Coast. The Irvine Coast will have
approximately 4,878 acres of land in recreation use, including Crystal
Cove State Park, Buck Gully, Los Trancos and Muddy Canyons, and sever-
al smaller parcels. The California Coastal Commission has already ap-
proved a separate Public Works Plan for Crystal Cove State Park which is
' consistent with this Land Use Plan. In addition, 1,989 acres of
Conservation land, including the lower portions of Boat and Emerald
Canyons, will be dedicated to the County of Orange in a phased program
as part of the County's Irvine Coast Wilderness Regional Park, linked to
the development of Residential, Golf Course, and Tourist Commercial uses.
Of the 9,432 acres within The Irvine Coast, 7,234 acres are to be
' devoted to open space and recreation uses (see Exhibit G):
o State Park (2,807 acres): Virtually the entire area on the ocean
side of Facific Coast Highway and the watershed of Moro Canyon
inland of Pacific Coast Highway form Crystal Cove State Park. This
area is now open to public use. (See Exhibit G, Legend Item 1.)
o Wilderness Ow Pace Dedication Area (2,666 acres): As land is
eve ope ry ne oas , a program of p se edications will
' transfer large areas of undeveloped land to the County. These areas
will remain in Conservation and Recreation uses. (See Exhibit G,
Legend Item 2.)
' o Special Use Open Space Dedication/Recreation Areas (1,394 acres):
open space. A total of 1,155 acres, including Buck Gully, Los
Trancos and Muddy Canyons, will be dedicated to the County as
development proceeds; while 192 acres along the frontal slopes of
Pelican and Wishbone Hills will have only limited improvements for
Recreation use. (See Exhibit G, Legend Item 3.)
' o Golf Course (367 acres): Two 18-hole golf courses at Pelican Hill
form the cen erp ece of the destination resort and provide a
greenbelt buffer between overnight accommodations and Pacific
Coast Highway. .(See Exhibit G, Legend Item 4.)
Ir�
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PACIFIC OCEAN
MOM COM7 (DIPIEH SPACE
The Irvine Coast Local Coastal Program
LEGEND
m CRYSTAL COVE STATE PARK
EM DEDICATION AREAS
® OTHER OPEN SPACE Exhibit G
GOLF COURSE
5
1'
' B. Tourist Commercial
Consistent with the strong Coastal Act emphasis on visitor -serving
recreation, the lower slopes of Pelican Hill will be developed as a major
destination resort area. The resort will consist of two 18-hole golf
courses, overnight accommodations, and recreational and commercial
facilities. The golf course will extend the open space of the State Park
Inland across Pacific Coast Highway (PCH), creating a continuous
' greenbelt from Corona del Mar to Los Trancos Canyon. Visitor -serving
uses are set back from the highway and are buffered by the golf
' courses. In addition, two visitor -serving facilities are partially screened
from view by intervening landforms.
At Pacific Coast Highway and Muddy Canyon, adjacent to the inland
portion of the State Park, a hotel and small retail area will provide
' additional viaitor-serving uses at the coast. Two small sites in Laguna
Canyon are intended for small-scale facilities.
C. Golf Courses/Greenbelt
' Two 18-hole golf courses are the focal point for the frontal slopes
of Pelican Hill, providing approximately 367 acres of open space greenbelt
' adjoining Pacific Coast Highway.
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The golf courses/greenbelt complement the State Park and extend
open space uses into the inland side of PCH, thereby preserving views of
the coastal ridges from PCH and Crystal Cove State Park, and views
toward the ocean from Pelican Hill Road.
I-1.6
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D. Residential
Residential development will be limited to a maximum of 2,600
dwelling units. Compliance with the County's Housing Element will be
demonstrated in a Housing Implementation Plan. Clustering of residential
units will preserve open space, reduce grading impacts, and enhance the
compatibility of private development with public open space.
E. Circulation
There is a hierarchy of roadways which will serve The Irvine Coast.
These include the regional freeway and highway network, subregional
arterial highway network, and local collectors.
Two arterial highways are designated through The Irvine Coast in a
general north/south direction: Pelican Hill Road and Sand Canyon
Avenue. Pelican Hill Road is designated as a major arterial (six lanes) on
the County of Orange Master Plan of Arterial Highways, as is Pacific
Coast Highway through portions of The Irvine Coast Area. Sand Canyon
is designated as a commuter arterial highway (two lanes). Laguna Canyon
Road, which exists along the easterly boundary of The Irvine Coast Area,
is master planned as a primary arterial (four lanes).
Outside the coastal zone, the regional network providing access to
'-
The Irvine Coast includes segments of both the State Interstate Freeway
System as well as the State Highway System. Presently, the only direct
access is provided by Pacific Coast Highway (SR 1). PCH is currently
-
subject to heavy levels of traffic during commuting hours, which is
primarily a result of traffic diverting to avoid the congested I-5 and I-
'
405 Freeways. South of The Irvine Coast, in the City of Laguna Beach,
Pacific Coast Highway connects to inland areas via Laguna Canyon Road/
'
Laguna Freeway (SR 133). North of The Irvine Coast, in the City of
Newport Beach, Pacific Coast Highway connects to inland areas via
'
MacArthur Boulevard (SR 73), Jamboree Road, and Newport Boulevard/
I-1.7
' Costa Mesa Freeway (SR 55). These routes, in turn, provide connection
' to the San Diego Freeway (I-405) and the Santa Ana Freeway (I-5).
Major additions to the regional network the extension of the Costa Mesa
Freeway and the San Joaquin Hills Transportation Corridor which will
provide direct access to the inland edge of The Irvine Coast planning
area.
F. Public Works/Infrastructure
The Irvine Coast Planning Unit is entirely within the Irvine Ranch
Water District (IRWD) except for a limited portion of the dedication area
and two small residential areas which are within the Laguna Beach
County Water District. The area generally west of Muddy Canyon is
within IRWD Improvement District Number 141, while the area generally
' east of Muddy Canyon is within IRWD Improvement District Number 142.
' Sewer service will be provided by a combination of agencies. The
area west of Muddy Canyon is within Orange County Sanitation District
(OCSD) Number 5. At the time that this area was annexed to OCSD
' Number 5, IRWD agreed to provide local sewer service and collection, and
OCSD Number 5 agreed to provide regional sewage collection,
transmis-sion, and treatment. The area east of Muddy Canyon will be served by
IRWD through the Allso Water Management Agency.
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iCHAPTER 2
'
COASTAL ACT CONSISTENCY AND OVERALL FINDINGS AND
CONCLUSIONS
tAmong
the primary goals of the Coastal Act are the protection of
'
coastal resources and provision of public access to the coast. The
Legislature also recognized that conflicts might occur when carrying out
all of the Act's policies. The Legislature, therefore, established a
'
"balancing" test. This test allows the Coastal Commission to approve a
plan which, although it may cause some damage to an individual resource,
on balance is more protective of the environment as a whole (Public
Resources Code Section 30007.6). Public acquisition of large, continuous
open space areas is recognized as a superior means to guarantee the pre-
servation of coastal resources such as vegetation, wildlife, and natural
landforms, and to create new public access and recreation opportunities
'
rather than preserving small pockets of open space surrounded by
development.
The Irvine Coast Plan strikes a balance in two ways which are con-
sistent with the intent of the Act. First, a substantial portion of the
area is designated for preservation in its natural state. Second, policies
'
have been developed to address a wide range of issues in areas of The
Irvine Coast designated for development and to mitigate potential adverse
Impacts. (See also "California Coastal Commission Findings for LUP
Certification", November 4, 1981, in Appendix 1.)
tA. RESOURCES PROTECTION PROGRAM
1. Open Space Dedication Programs
The purpose of the Open Space Dedication Programs is to
�• protect certain specified coastal resources and to offset
adverse environmental impacts in residential development areas
which will not otherwise be mitigated. Permanent protection
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' and preservation of major canyon watersheds, visually
' significant ridgelines, stream courses, archaeological and
paleontological sites, riparian vegetation, coastal chaparral and
' wildlife habitat is provided by dedication to a public agency
(the County of Orange or its designee). Environmental impacts
to be mitigated by the dedication programs include habitat and
' archaeological impacts caused by residential development and
road improvements on Pelican Hill, habitat impacts on Los
' Trancos Canyon, Back Gully, and Muddy Canyon caused by the
construction of Pelican Hill Road and Sand Canyon Avenue,
public view and use impacts caused by residential construction
in the Cameo Shores area and adjacent to Crystal Cove State
Park, and scenic resource impacts caused by golf course and
tourist commercial development on the frontal slopes of Pelican
Hill and Wishbone Hill.
' Large-scale master planning and dedication programming for
The Irvine Coast enables the permanent protection of large,
contiguous open space areas rather than the protection of
' smaller, discontinuous habitat areas that might result from a
project -by -project site mitigation approach. A much greater
degree of habitat and open space protection can be achieved by
dedication programs that assemble large blocks of habitat area
contiguous to Crystal Cove State Park than would be possible
' with project -by -project mitigation measures. (Coastal Commis-
sion Appeal No. 326-80, Broadmoor, Page 18.)
' While specific mitigation measures are being included for
potential impacts within or near the development areas
(e.g., erosion control measures), the primary mitigation measure
for impacts not avoided is the phased "Wilderness" Open Space
' Dedication Program. In addition, significant additional habitat
protection and development mitigation will be accomplished with
the dedication of large areas of Los Trancos Canyon, Buck
Gully, and Muddy Canyon through the "Special Use" Open Space
' I-2.2
110
' Dedication Program.
' Consistent with Coastal Act Section 30200, most of the more
' significant Environmentally Sensitive Habitat Areas (ESHA's)
are located within, and will be protected by, conservation and
recreation land use categories. The Land Use Plan recognizes
' that the preservation of these particular resources and the
Open Space Dedication Programs are more protective of coastal
resources than the protection of more isolated and relatively
less significant habitat areas within designated residential and
' commercial development areas. Hence the potential loss of any
ESHA's through development is offset by the Open Space
Ded-ication Programs. The potential loss of any ESHA's through
the construction of public facilities such as arterial highways is
offset by the coastal access benefits derived from these road-
ways as well as the Open Space Dedication Programs.
' In accordance with Section 30007.5 of the Coastal Act, the
major Open Space Dedication Programs creates the balance
' which allows the completion of the residential and commercial
land uses.
' 2. Environmentally Sensitive Habitat Areas
For purposes of Section 30107.5 of the Coastal Act, natural
drainage courses designated by a dash and three dot symbol on
' the USGS 7.5-minute series map, Laguna Beach Quadrangle,
dated 1965 and photo -revised 1972 (hereafter referred to as
"USGS Drainage Courses"), riparian vegetation associated with
' the aforementioned drainage courses, coastal waters, wetlands,
and estuaries are classified as "Environmentally Sensitive
Habitat Areas" (ESHA's).
The habitat value along the length of individual drainage
courses and among different drainage courses is not equal. The
I-2.3
' habitat value of the coastal waters is different from that for
' drainage courses. Based on biological studies, (see biological
Inventory, Appendix H-1, Final EIR 237 and Pelican Hill
Drainage Habitat, LCP Appendix Item 2) four categories of
ESHA's have been created to differentiate habitat values .as
shown on Exhibit H.
a. BSHA Category A:
USGS Drainage Courses with associated riparian vegetation
which contain the most significant habitat areas in The
Irvine Coast are designated as ESHA Category A, are
subject to the most protection, and are located entirely .
' within the Recreation and Conservation land use cate-
gories. To assure their long-term protection and as a
means of providing a unique park setting for future
residents of The Irvine Coast and of the region, portions
of Buck Gully and Los Trancos and Muddy Canyons, will
be dedicated to the County of Orange in accordance with
policies of this LUP. Public access to these areas will be
via linkages with the Pelican Hill Road Trail System, Los
Trancos parking lot, and the Crystal Cove State Park
' Trail System.
C
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ENVIIROO NIME:NTALLY
SENS T1VE HA=ITAT AREAS
Coastt The Irvine Local Coastal Program
'LEGEND
„E CATEGORY A -DRAINAGE COURSEIRIPARIAN VEGETATION
'EESCATEGORY B-DRAINAGE COURSE
=CATEGORY C-COASTAL WATERS
=CATEGORY D-DRAINAGE COURSE
ffZZ;EiPLANrNNG AREA BOUNDARY
1
Exhibit H
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to
Nine surface water sources have been identified (refer
SIR 237, Figure 25) in Buck Gully, Los Trancos, Moro, and
'
Emerald Canyons. All nine water sources come from
natural seeps, although two of the three sources in Buck
Gully are probably augmented by percolating irrigation
runoff from adjacent development. Flow from all nine
'
seeps occurs all or most of the year during average rain-
fall years, although downstream flow may be very limited.
t
These USGS Drainage Courses are the most significant
ESHA's in The Irvine Coast because they contain all of
the following habitat characteristics: 1) standing or
'
flowing water all or a significant part of the year; 2) a
definitive stream bottom (i.e., defined banks with a sandy
'
or rocky bottom); and 3) adjacent riparian vegetation
lining the water course.
b. ESHA Category B:
'
USGS Drainage Courses which contain water flows only
when it rains and support only small amounts of riparian
'
vegetation, are designated as ESHA Category B. These
areas have relatively less habitat value, and are located
'
in Recreation and Conservation land use categories.
'
c. ESHA Category C:
The coastal waters along The Irvine Coast -- ESHA Cate-
gory C -- have been designated as both a Marine Life
Refuge and an Area of Special Biological Significance.
'
They contain near shore reefs, rocky intertidal areas and
kelp beds, and are located primarily within Crystal Cove
State Park. The State Department of Parks and Recrea-
tion will be responsible for providing protection for
tidepools and other marine resources from park users.
' I-2.6
' H
Protection of water quality is provided by the Runoff
'
Policies.
d. ESHA Category D:
ESHA Category D designates USGS Drainage Courses
1
which are deeply eroded and of little or no riparian
habitat value. They are located in Residential and Com-
mercial land use categories and two specific Recreation
sites. Typical vegetation includes elderberry, arroyo,
coastal scrub, and annual grassland. These drainage
courses are often incised as a result of erosion, resulting
In rapid runoff and very steep narrow sideslopes generally
Incapable of supporting riparian habitat. Development will
impact most of these ESHA's. The Open Space
Dedication and Riparian Habitat Creation Programs will
mitigate development impacts.
Program
3. Riparian Habitat Creation
Golf course and visitor -serving development in PA 10A, PA 10B,
PA 13A, PA 13B, PA 13C, PA 13D, PA 13E, and PA 13F will
modify drainage courses that are presently degraded. Any
habitat impacts resulting from drainage course modifications
will be mitigated by the Riparian Habitat Creation Program
and the Open Space Dedication Programs.
1 4. Erosion Control and Urban Runoff
The primary measure for minimizing potential erosion and urban
runoff impacts is the permanent preservation in open space of
over 76% of The Irvine Coast. Additionally, specific
development standards assure that, to the extent feasible,
' unavoidable impacts within the development areas are mitigated.
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The major objective of the Erosion and Urban Runoff
Management Policies for The Irvine Coast is to assure that
erosion and runoff rates do not significantly exceed natural
rates, while at the same time assuring sand replenishment
provided within the coastal watershed is maintained (The
Irvine Coast littoral "cell" is limited and partially dependent
on the local watershed for sand replenishment.)
Marine water quality will be protected by directing runoff to
natural drainage courses such as Los Trancos Canyon, Buck
Gully, and Muddy Canyon, through the use of landscaped
drainages in the golf course (including the new riparian habitat
area), and by means of erosion control techniques to slow
runoff so that habitat areas are protected from flows
significantly in excess of natural rates of flow. Additional
control of non -point sources will be implemented if necessary
to comply with State, regional and County standards. These
measures may. include street -sweeping, catch basin cleaning,
efficient landscaping practices, and control of chemical
applications.
5. Visual Quality
The Coastal Act requires that new development be sited and
designed in such a way as to protect views to and along the
ocean and scenic coastal areas (Section 30251). The visually
significant lands and primary public views in The Irvine Coast
are depicted on Exhibit C and Appendix Item 6. The policies
and land uses of The Irvine Coast LUP reviewed below, in
association with the State Park purchase and private donations,
address "visual quality" in a comprehensive manner and protect
views of each of the major landforms depicted on Exhibit C.
Additionally, the creation of the golf course greenbelt enhances
the visual qualities of the frontal slopes of Pelican Hill by
providing year-round greenery and by providing a scenic
I-2.8
I16
foreground for the visitor -serving areas.
a. Views from PCH toward the Ocean:
The original 1976 Irvine Coast LC P had proposed visitor -
serving uses on the coastal shelf between PCH and the
ocean. In order to accommodate the objectives of the
California Department of Parks and Recreation (State
Parks) and in response to community concerns, the pro-
posed overnight accommodations were relocated inland to
the Pelican Hill area (PA 13A and PA 13B). As a conse-
quence, Crystal Cove State Park now comprises the most
extensive area of open coastal shelf, visible from PCH,
between Newport Beach and Camp Pendleton.
Additionally, The Irvine Company is funding and imple-
menting a landscape program under State Parks' direction
that will attempt to screen views of the State Park park-
ing lots from PCH while still preserving views of the
ocean and enhancing the major entries into Crystal Cove
State Park at Pelican Point and Reef Point. This land-
scaping program has been implemented in conjunction with
the coastal permit for The Irvine Company's Irvine Cove
Crest development.
b. Views from the Moro Ridge Area of Crystal Cove State
Park
Following the State Parks' acquisition of the coastal shelf
and Moro Canyon, The Irvine Company donated Moro
Ridge to State Parks. This gift to the State of California
preserved the dominant backdrop for inland views from
PCH and the coastal shelf, and also provided a major
public recreation use area.
I-2.9
In addition to the scenic benefits of protecting the ridge
itself, dramatic downcoast views from the ridge toward
Laguna Beach will be protected by the Open Space
Dedication Programs. As a result, the downcoast
viewshed visible from Moro Ridge will be preserved and
direct views of the ocean from the ridge will be
unobstructed.
C. Views Inland from PCH and the Coastal Shelf
The golf courses on the frontal slopes of Pelican Hill will
play a central role in scenic protection, creating a
greenbelt which mirrors the open space area of the
coastal shelf on the ocean side of PCH. They will
preserve the character'of the lower knolls on the frontal
slopes, the most visible landform and dominant feature of
the hillside from PCH and the coastal shelf. They will
provide a greenbelt setting for the visitor -serving use
while at the same time serving as a setback for tourist
commercial areas from PCH. Finally, the golf courses will
open views of the inland ridge between Cameo Highlands
and Pelican Hill Road, and enhance the sense of arrival at
the coast when emerging onto the coastal shelf from
Corona del Mar.
Views of the frontal slopes of Wishbone Hill are respected
by the low density residential development.
d. Views from Pelican Hill Road
Views from Pelican Hill Road vary dramatically as the
roadway begins to descend from the ridge toward the
coast. The Plan has been designed to emphasize selected
views of Los Trancos Canyon; views of the ocean upcoast
toward Newport Beach and framed by the golf courses;
I-2.10
119
and the sense of arrival at the destination resort and at
the coast immediately across Pacific Coast Highway.
B. DEVELOPMENT POLICIES
1. Tourist Commercial
a. Visitor -Serving Functions:
Section 30222 of the Coastal Act requires that "the use of
private lands suitable for visitor -serving commercial
recreational facilities designed to enhance public
opportunities for coastal recreation shall have priority
over private residential, general residential or general
commercial development...." Section 30223 of the Coastal
Act provides that "upland areas necessary to support
coastal recreational uses shall be reserved for such uses,
where feasible."
The Irvine Coast Plan carries out these policies by
providing major day -use and overnight facilities in close
proximity to Crystal Cove State Park and, in particular, at
locations in close proximity to the major beach areas.
The Plan also provides tourist commercial areas which not
only will fill a long-term need but will provide facilities
that cannot be provided by the State Park. Due to exist-
ing mobile homes and cottage leases in the Moro and Cry-
stal Cove areas, recreational facilities required to support
park use will be severely limited until the leases are
terminated. The proposed Irvine Coast visitor -serving
facilities will fill this gap in services.
By providing substantial day -use services (e.g., restaurants,
food facilities, etc.) within walking distance of the beach,
the need for construction of extensive support services on
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State Park land seaward of Pacific Coast Highway will be
substantially reduced. This not only carries out Section
30223 of the Coastal Act but also furthers the goals of
Section 30221 by diminishing the need for construction of
facilities in the viewshed from the highway toward the
ocean. In this way, more of the coastal bluff park area
can be used for actual recreational use pursuant to
Section 30221 of the Coastal Act.
b. Location of Visitor -Serving Uses:
The Coastal Act provides for locating visitor -serving
facilities at "selected points of attraction for visitors"
(Section 30250(c)). in addition to day -use needs,
projections of commercial recreation needs indicate a
significant demand for new overnight facilities (e.g., the
figures cited in the Dana Point Specific Plan) which will
be fulfilled by the provision of overnight
accommodations. On the entire Orange County coastline,
only one other undeveloped area remains with the
significant potential for accommodating visitor -serving
uses (i.e., Dana Point Headlands). Thus, The Irvine Coast
Is 'one of the few remaining areas where commercial
recreation can be provided, and is the only site with
convenient pedestrian access to a State Park.
c. A Destination Resort:
In furtherance of Coastal Act Sections 30222, 30223, and
1 30250(c), The Irvine Coast LUP is structured to create the
setting for a "destination resort". Unlike an individual
hotel or a lodge oriented to attract a particular type of
clientele, a destination resort is designed to provide a
' broad range of accommodations and recreational facilities
which combine to create a relatively self-contained, self-
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sufficient center for visitor activities. By providing on -
site recreational facilities, the destination resort will
attract longer term visitors, as well as those staying only
a few days. As a consequence, accommodations may range
from hotel rooms to "casitas" and other types of lodging
containing kitchen facilities and room combinations to
serve guests staying for a variety of time periods.
(Casitas are overnight lodgings consisting of multiple
bedrooms that may be rented separately and which may
connect with a central living area that may include
cooking facilities.) Traditional hotels with guest rooms
will combine with individual studio, one bedroom and
multiple bedroom units to offer a spectrum of accom-
modations to suit varying lengths of stay, family sizes,
and personal preferences.
Recreational amenities within the resort will include golf
course(s), beach access, swimming pool(s), tennis courts,
health spa(s), and other facilities. Commercial retail uses
and a variety of restaurants will serve the needs of guests
and day -use visitors and help create a setting and sense
of place for an active resort community. Meeting rooms
and conference space and facilities will be included to
serve group activities.
The destination resort planned for Pelican Hill has the
potential for serving a much broader range of visitors
than hotel developments recently completed in southern
Orange County and in other coastal areas such as Long
Beach. By providing facilities capable of serving families
and other types of users who may wish to stay for several
days or more, the destination resort will function in a
manner comparable to major resorts in Hawaii, Colorado
ski areas, Lake Tahoe, Silverado in the Napa Valley, and
Sun River in Oregon. The inclusion of overnight
I-2.13
accommodations which can provide multiple bedrooms and
also contain kitchen facilities allows for family use in
' ways that are not generally accommodated in traditional
hotels. Because food costs are a significant aspect of
family travel costs, the ability to prepare meals within the
accommodation and to provide facilities for children
creates a type of overnight facility used in other settings
ron the California Coast such as Monterey Dunes Colony in
Monterey County, Pajaro Dunes in Santa Cruz County, and
I Sea Ranch in Sonoma County. Likewise, these types of
accommodations can be more attractive to other long-term
visitors than are traditional hotel rooms. Presently there
Is no true destination resort on the Orange County coast
which complements the visitor attractions provided by
local beaches and the communities of Laguna Beach and
Newport Beach in a manner comparable to Pebble Beach in
IMonterey.
The Pelican Hill destination resort will provide a golf
course "greenbelt", vistas of the ocean, access to the
beach, and a wide variety of accommodations, all of which
combine to carry out the strong Coastal Act policies of
supporting visitor use of the coast.
d. Enhancement of Inland Views:
The creation of a destination resort at Pelican Hill also
serves as a means of enhancing inland views. The combi-
nation of Planning Areas PA 13A, PA 13B, PA 13C, PA
13D, PA 13E, and PA 13F as an integral component of the
1
golf course/visitor-serving complex provides the
development basis for shifting residential areas off the
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Pelican Hill foreslopes onto the Pelican Hill ridgetop.
Thus, the shift in land use from estate residential uses,
1
contained in the 1981 Irvine Coast Land Use Plan, to a
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destination resort makes it feasible to locate the golf
course/greenbelt so that it enhances much of the inland
coastal viewshed.
e. Traffic Benefits Deriving From Visitor -Support Facilities:
The location of visitor -serving facilities In the Pelican
Hill• and Sand Canyon areas will decrease traffic impacts
on local communities by providing convenient overnight
facilities for users of Crystal Cove State Park. Park
users would otherwise be forced to find accommodations
In Laguna Beach or Newport Beach, thus driving through
those communities on their way to and from the State
Park. The provision of extensive day -use facilities will
also diminish automobile traffic movement by providing
food and other services readily available to park users.
By concentrating development at the Pelican Hill and Sand
Canyon locations, the use of existing transit facilities
operating between Laguna Beach and Newport Beach along
Pacific Coast Highway will be encouraged and enhanced.
The destination resort concept further reduces traffic
Impacts by providing a wide range of on -site recreational
amenities. Traffic generation figures obtained from
comparable destination resorts and set forth in the "Irvine
Coastal Area Traffic Study" (February, 1987; see
Appendices 3 & 4) indicate a much lower trip generation
profile than for individual hotels. Shuttle service
provided as part of normal hotel operations will also help
to decrease new trips between John Wayne Airport and
the site.
3. Public Access
In furtherance of Coastal Act Section 30223, over 1,155 acres
In Buck Gully and Los Trancos and Muddy Canyons will be
committed to public recreational use and habitat protection.
Public trails will connect Buck Gully and Los Trancos and
Muddy Canyons to the State Park beach access trails, thereby
enhancing public access, consistent with Coastal Act Sections
30213 and 30214, previously provided through the sale of the
coastal shelf lands to the State Department of Parks and
Recreation. As a result, the public will be provided with a
rich diversity of recreational experiences, ranging from the
pristine, secluded canyon setting of Los Trancos, to a sense of
arrival at the ocean. Public views of the ocean will be
provided from a park on a high knoll in Los Trancos, a public
vista turn -out off Pelican Hill Road, and from public trails.
Finally, the new trail system will provide significant up -coast
and down -coast views as it links with the vista point on the
new trail in front of Cameo del Mar.
3. Residential Uses
Consistent with the requirements of Coastal Act Section 30250,
residential areas have been located "contiguous with (and) in
close proximity to, existing developed areas able to
accommodate it ....". Development has been clustered in the
areas of The Irvine Coast in close proximity to existing
residential areas and near existing employment centers. In
furtherance of Coastal Act Section 30240(b), residential
development has been clustered on the ridges away from
sensitive habitat areas in the canyon bottoms.
4. Circulation
The construction of the arterial highway system will be phased
In order to meet traffic demands generated by development of
The Irvine Coast. In addition, roadway capacity beyond the
needs attributable to development of The Irvine Coast will be
provided and will enhance public access to coastal recreation
I-2.16
areas while mitigating any off -site transportation impacts.
Pelican Hill Road will provide access to the visitor -serving and
public park facilities, and relieve congestion on Pacific Coast
Highway and other coastal access routes located northerly and
southerly of The Irvine Coast. In a regional context, this road
becomes a direct access route for inland -generated traffic to
the recreation areas of The Irvine Coast.
By connecting the State Park entry at Pelican Point to the
coastal hills, and joining MacArthur Boulevard south of the
University of California at Irvine campus, it reduces the need
to use Pacific Coast Highway as a distribution route for Inland
traffic that would otherwise come from MacArthur Boulevard
and Laguna Canyon Road. In particular, Pelican Hill Road In
effect increases PCH capacity through Corona del Mar by
providing a direct link between down -coast residential areas
and major inland destinations, including employment centers and
the UCI campus,
Because recreational traffic and commuter traffic generally flow
In opposite directions in the morning and evening (i.e., morning
commuter traffic flows toward the inland employment centers,
while morning recreational traffic flows toward the coast; with
reversed flow patterns in the evening), Pelican Hill Road will
provide significant new recreational access capacity.
In addition to its recreational access function, Pelican Hill
Road will provide direct access from The Irvine Coast to the
commercial centers of Orange County. It will have capacity
well In excess of that required to accommodate the develop-
ment of The Irvine Coast, and as a result will reduce traffic
levels through Corona del Mar.
Thus, the circulation improvements provided for in The Irvine
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Coast LCP provide sufficient capacity to "accommodate needs
generated by development", consistent with the requirements of
Coastal Act Section .,0254, while at the same time enhancing
public recreational access.
Sand Canyon Avenue will provide additional recreational access
capacity, and will be processed at the time adjoining
development is undertaken.
I-2.18
' CHAPTER 3
RESOURCE CONSERVATION AND MANAGEMENT POLICIES
This Chapter sets forth policies for the conservation and
management of resources within The Irvine Coast Planned Community.
Policies are organized in the following sequence:
-- A phased dedication program for 2,666 acres of public "wilderness"
open space and interim management policies during program
implementation;
-- A dedication program for apprmdmately 1,155 acres of public "special
use" open space;
-- Recreation/open space management policies for The Irvine Coast
Wilderness Regional Park, as well as for other open space/passive
recreation areas within the community;
-- Policies related to the four different types of Environmental
Sensitive Habitat Areas (ESHAts) within The Irvine Coast;
-- Specific programs for the protection of cultural (archaeological and
paleontological) resources; and
-- Policies to protect resources from erosion, sedimentation, and
runoff, and to guide grading and the treatment of the interface edge
between development and open space, including fuel modification
programs required for fire safety.
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' A. DEDICATION PROGRAM REQUIREMENTS AND PROCEDURES
1. WILDERNESS OPEN SPACE
The landowner shall dedicate Planning Areas PA 18, PA 19, PA 21A,
PA 21B, PA 21C, and PA 21D to the County of Orange as development of
residential and commercial areas occurs, in accordance with the following
policies and procedures.
' a. Lands to be Dedicated
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The Dedication Area includes approximately 2,666 acres in
Planning Areas PA 18, PA 19, PA 21A, PA 21B, PA 21C, and PA 21D.
In order to facilitate resource management, public access and
acceptance by the County of portions of the dedication in phases,
the Dedication Area has been divided into four Management Units.
County acceptance of Management Units will be in numerical sequ-
ence as shown on Exhibit I.
In order to accommodate open space management objectives and
the topographic characteristics of the Dedication Area, the
boundaries of the Management Units may be adjusted by agreement
of the landowner, the County, and the Coastal Commission and shall
be treated as a minor amendment to this Plan at the direction of
the Executive Director of the Commission.
b. Procedures for Conveyance of Title
1) Recordation of the Offer
a) Timing of Recordation: Sixty-one days after LCP
certification and the approval of a development
agreement or other mechanism by the County and
the landowner, the landowner will record an Offer of
Dedication for a term of thirty (30) years for the
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The Irvine Coast Local Coastal Program
LEGEND
® MANAGEMENT UNIT AND SEQUENCE NUMBER
1
Exhibit 1
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entire 2,666-acre Dedication Area. The term "or
other mechanism" means that if County or landowner
determines not to enter into a Development
Agreement then an "other mechanism" providing
equivalent assurances of certainty of development
will be entered into between County and landowner
as a condition precedent to the recording of the
offer; upon entering into such an agreement, (i.e.
"other mechanism") County and landowner shall
jointly publish a public notice that the sixty-one day
time period for recording the offer has commenced.
b) Effect of Legal Challenge: In the event of a legal
challenge to the certification of the LCP and/or the
validity of a development agreement or "other
mechanism," the landowner shall record the offer
only at such time as the earlier of either of the
following occurs: (1) the landowner proceeds to
commence development (as defined in the Coastal Act
of 1976) in the plan area pursuant to a Coastal
Development Permit or (2) the County succeeds in
obtaining a final court ruling, not subject to further
judicial review, affirming the validity of the approval
challenged in the litigation, thereby enabling the
landowner to proceed with development on the basis
of the LCP as approved by the Coastal Commission.
c) Recorded Offer as Pre -Condition to Development:
The County will not approve (i.e., provide final
authorization to proceed with development) any
Coastal Development Permit in the plan area or
subdivision map, except large lot subdivisions for
financing purposes, prior to recordation of the offer.
However, any subdivision map approved "for financing
purposes" only may not be recorded prior to
I-3.4
recordation of the offer.
' 2) Timing of Acceptance of Dedication Offer: The Offer of
' Dedication will provide that the title for each Management
Unit shall be automatically conveyed upon acceptance, as
specified in Section "3)" below, as follows:
a) Management Unit I may be accepted upon the
Issuance of the first Coastal Development Permit
providing for grading in any residential or
commercial planning area (as identified In Exhibit E)
other than for a Coastal Development Permit
' providing for the construction of Pelican Hill Road;
and
' b) One remaining Management Unit may be accepted as
follows for each of the development increments listed
below:
(1) Ninety days following issuance of building
permits for a cumulative total of 1,000 primary
residential dwelling units;
(2) Ninety days following issuance of building
'
permits for a cumulative total of 2,000 primary
residential dwelling units; and
building
(3) Ninety days following issuance of
permits for a cumulative total of 1,500
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overnight accommodations (as defined in LUP
Subsection 4-A-1-a and 4-A-2-a and in
'
accordance with the intensity formula specified
In LUP, Subsection 4-A-1-b 4) or cumulative
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total of 80 percent of the 2.66 million square
feet of development allowed In PA 13,
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whichever first occurs, pursuant to LUP
Chapter 4-A-1-b.
3) Designated Offerees: At such time as any Management
Unit may be accepted as provided in 2 a) or 2 b) above,
the County of Orange will have three (3) years to accept
the offer as to such Management Unit, after which the
State of California either through the California
Department of Parks and Recreation or the California
Coastal Conservancy will have three (3) years to accept
the Offer of Dedication. If the aforementioned public
agencies have not accepted the Offer as to such
Management Unit(s), the Trust for Public Land or the
National Audubon Society will have one (1) year to accept
the Offer of Dedication. If none of these public or non-
profit entities has accepted said offer(s) within these
timeframes, the landowner will regain Rill title and
unencumbered use of the offered land constituting the
Management Unit(s).
4) Effects of Legal Action Preventing Development and
Proportional Dedication
a) Effects of Legal Action: Acceptance of the four
Management Units identified in the Offer of
Dedication pursuant to Subsection 2) above, is
qualified by the requirement that the conveyance of
title to the Management Units) shall not occur if
the landowner is prevented from vesting the right to
develop the cumulative residential dwelling
unit/overnight accommodation levels as specified in
Subsection 2) for such Management Unit(s) by
operation of Federal, State or local law, or by any
court decision rescinding, blocking or otherwise
adversely affecting the landowner's governmental
I-3.6
entitlement to develop said units. At any time that
the landowner is subsequently entitled to proceed
with development in the manner specified in the
approved LCP, all dedication requirements and
provisions shall be automatically reinstated provided
that the term of the offer has not been exceeded.
However, if the landowner is prevented from
proceeding with development (i.e., legally unable to
undertake any development for the reasons identified
above) for a period of ten (10) years, the Offer of
Dedication shall automatically terminate and the right
to develop shall likewise be suspended as provided in
Subsection b-1-c) above.
b) Proportional Dedication: In the event of legal
Impediments to development as discussed in
Subsection a) above, if the landowner has not been
able to undertake the aforementioned development
for a period of ten (10) years, the County may only
accept a proportional dedication in accordance with
the following ratio:
For each unit for which the landowner has received
a certificate of occupancy, the County may accept
dedications in ratios of .76 acre for each such
residential unit, and .31 acre for each visitor
accommodation unit or per each 1400 square feet
increment of the 2.66 million square feet intensity
allowed in PA 13, whichever intensity level is
achieved first.
Dedication areas accepted pursuant to the above
proportional dedication requirement shall be located
In accordance with the Management Unit sequencing
Identified on Exhibit I with the precise location of
I-3.7
the acreage to be specified by the accepting public
or non-profit entity.
c) Management Unit I Reversion: In the event that the
landowner is prevented, as specified above, from
completing (i.e., receiving certificates of use and
occupancy) the first one thousand (1,000) primary
residential dwelling units, title to any lands accepted
by County in Management Unit I in excess of the
Proportional Dedication ratio as applied to completed
units shall revert to the landowner within six months
of the occurrence of the specified legal impediments
to development.
5) Dedication Commitments - Effect of Landowner Delay in
Development:
a) Areas Graded but Not Completed: For any
development area that has been graded and remained
unimproved (i.e. without streets, infrastructure, and
permanent drainage systems) for a period of five (5)
years, County may accept a dedication area in
accordance with the proportional dedication formula
In Subsection 4)" above with the application of the
formula based on the number of development units
specified/authorized in the Coastal Development
Permit which served as the governmental
authorization for the grading activity. This provision
shall not apply where the delay in vesting
development rights on the land area in question has
occurred as a result of the operation of Federal,
State or local law or by any court decision
rescinding, blocking or otherwise adversely affecting
the landowner's governmental entitlement to develop
the specified units on said land area.
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b) Fifteen Year Deadline for Completing All Dedications:
All dedication increments that have not been eligible
for acceptance pursuant to the provisions of
Subsection 2) above, may be accepted fifteen (15)
years after the recording of the Offer of Dedication.
Provided however, that in the event the landowner is
prevented from proceeding with development (i.e.
unable to proceed voluntarily) by operation of
Federal, State, or local law or by any court decision
rescinding, blocking or otherwise adversely affecting
the landowner's governmental entitlement to develop,
the fifteen (15) year timeframe for completing all
acceptance of dedication increments shall be
extended by a time period equal to the amount of
time the right to proceed with development has been
suspended. In the event the landowner is prevented
from completing development by operation of federal,
State or local law, or by any court decision which
limits the allowable number of building permits that
may be approved or issued each year (or within a
given time period), the fifteen year timeframe for
completing all acceptances of dedication increments
shall be extended by a time period equal to the
amount of time necessary for the landowner to
obtain the maximum allowed building permits per
year to complete the total development allowed by
the certified LCP.
6) Acceptance of Dedication Increments: The acceptance of
dedication increments shall be conditioned on a
requirement that the dedication lands may be conveyed
subsequent to the initial acceptance only to other
government agencies and only for purposes consistent with
land uses allowed in the certified LCP.
I-3.9
7) Dedication Area Access: Access to the Dedication Area
prior to any acceptance shall be allowed for County, its
'
employees, licensees, representatives and independent
contractors acting within the scope of their employment
'
by the County solely for the purposes of surveying,
mapping and planning activities related to future County
management of the Dedication Area and shall be subject
to landowner entry permit requirements regarding personal
'
liability and personal security.
8. Property Description: A detailed property description for
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each Management Unit shall be set forth in the Offer of
Dedication.
'
2. SPECIAL USE OPEN SPACE
The landowner shall dedicate Planning Areas PA 11A, PA 12A, and
PA 12B to the County of Orange as development of abutting
local
residential areas occurs. The landowner shall receive park
credit for not less than five (5) acres of special use open space
dedication. Area(s) designated as special use park shall be made
separate parcels suitable for transfer to any succeeding city or local
'
park operating agency in accordance with the following policies and
procedures.
e. Prior to or concurrent with the recordation of the first final
' development map, other than a large -lot subdivision in PA 1A,
PA 1B, or PA 2A, the landowner shall record an Offer of
Dedication for PA 11A.
' b. Prior to or concurrent with the recordation of the first final
' development map, other than a large -lot subdivision in PA 1C,
PA 2B, PA 2C, PA 5, PA 4A, or PA 3A, the landowner shall
' record an Offer of Dedication for PA 12A.
C. Prior to or concurrent with the recordation of the first final
development map, other than a large -lot subdivision in PA 3B,
PA 4B, PA 5, or PA B, the landowner shall record an Offer of
Dedication for PA 12E.
d. The above offers shall be irrevocable continuing offers of
dedication to the County of Orange or its designee for park
purposes in a form approved by the Manager, EMA-Harbors,
Beaches and Parks/Program Planning Division, suitable for
recording fee title. The offers shall be free and clear of
money and all other encumbrances, liens, leases, fees,
easements (recorded and unrecorded), assessments and unpaid
taxes in a manner meeting the approval of the Manager, EMA
Harbors, Beaches and Parks Program Planning Division. The
offers shall be in a form that can be accepted for transfer of
fee title at any time by the County.
e. Notwithstanding the above procedures, offers of dedication may
be made in a Parcel A and Parcel B sequence. Parcel A shall
contain, to the greatest extent possible, the majority of the
total area requirement and shall be offered for dedication at
the time specified in Subsection a, b, and c above. The
boundaries of Parcel A shall be determined through a review of
the physical characteristics of the total planning area required
for dedication. The boundaries of Parcel B shall be refined
and offered for dedication upon the recordation of subsequent
final maps for planning areas abutting the area to be dedicated.
When appropriate, areas containing urban edge treatments, fuel
modification areas, roads, manufactured slopes, and similar uses
may be offered for dedication as scenic easements.
1 37
B. INTERIM CONSERVATION MANAGEMENT POLICIES
' Most of the Conservation lands are currently under private owner-
ship and will be transferred in increments to a public agency over time.
Prior to transfer, the landowner will be responsible for maintenance and
management of these lands.
' The following policies provide an interim management program which
will preserve natural resources for future public stewardship in an
economically sound manner by maintaining the lands in their current
con-dition. Notwithstanding the provisions of the Conservation category, the
following policies shall apply to lands designated Conservation while they
' remain in private ownership. No new development will occur, except for
Improvements to existing facilities, new fences, and fire, flood and
erosion control facilities and as provided below:
1. The landowner may continue existing agriculture uses including
' cattle grazing and may construct and maintain any fencing, fire-
breaks, fuel modification zones, water pipes, cattle -watering
facilities, and access roads necessary for the continued use and
protection of the property.
2. New fences will be designed so that wildlife, except large mammals
such as deer, can pass through.
3. No alteration to existing stream courses or landforms in Emerald
' Canyon will occur except as necessary to provide fire protection.
4. No excavations of archaeological and paleontological sites will be
permitted except as required by public safety and/or utilities
fae'?ities and in accordance with the policies set forth in Sections G
and H of this chapter.
Landform alterations are allowed in the Conservation Area to the
extent required to accommodate realignment, improvement, and/or
' I-3.12
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Lwidening of Laguna Canyon Road and associated improvements and
' shall conform with the requirements of LUP Section I-4-E-20 for
any such project.
No agricultural practice shall aggravate known or suspected land
management problems such as the spread of non-native plants, soil
' erosion, or the deterioration of sensitive environmental habitats.
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C. RECREATION/OPEN SPACE MANAGEMENT POLICIES
1. Irvine Coast Wilderness Regional Park (PA 18, PA 19, PA 21A,
PA 21B, PA 21C, and PA 21D)
The Irvine Coast open space system will be preserved through
the Conservation and Recreation land use designations and
Implementing policies. The intent of these land use categories
1 is consistent with the Orange County General Plan's
"Recreation Element" (REC) which assigns wilderness regional
park status to The Irvine Coast Wilderness Open Space
dedication area.
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The Recreation Element defines "wilderness regional park" as:
"A regional park in which the land retains its primeval
character with minimal improvements and which is
managed and protected to preserve natural processes. The
park, (1) generally appears to have been affected primarily
by forces of nature, with the imprint of man's work
substantially unnoticeable; (2) has outstanding
opportunities for solitude or a primitive and unconfined
type of recreation; (3) is of sufficient size as to make
practicable its preservation and use in an unimpaired
condition; and (4) may also contain ecological, geological,
or other features of scientific, educational, scenic or
historical value."
The Orange County General Plan's "Recreation Element"
contains the resource management and development policy for
such wilderness regional park facilities which is incorporated
into this Local Coastal Program. The policy (REC, p.4-8)
permits, (1) only restricted hardscape and domestication
appropriate to provide access and enjoyment/observation of
natural resources and processes, (2) interpretive programs, and
I-3.14
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1 (3) park concessions. Park concessions within PA 18 and PA 19
will be limited to uses which support passive recreation
activities such as riding, hiking, picnicking, and camping, and
may be operated as a regional park concession by a limited
commercial venture under contract to the public agency.
Additional land use policies for subareas within the wilderness
regional park are applicable to each specific planning area as
follows:
a. Planning Area PA 18 (Upper Emerald Canyon):
1) Principal permitted use includes riding and hiking
trails, picnicking, and passive recreation facilities
such as viewpoints and rest stops.
2) Except for emergency and maintenance vehicles,
vehicles will be prohibited in the canyon bottom.
3) Where feasible, trails and roads will incorporate
existing trails and roads.
4) No more than one (1) percent of the total land area
will be developed with structures, pavement, or
other impervious materials.
1 5) Stream courses in Emerald Canyon and significant
riparian vegetation will be maintained or enhanced.
Ib. Planning Area PA 19 (Upper Emerald Ridge):
1) Principal permitted use includes parking associated
with park use, tent camping, stables, youth hostels,
1 41
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riding and hiking trails, and picnicking.
2) Where feasible, trails and roads will incorporate
existing trails and roads.
3) Access roads will be limited to two lanes.
4) No more than 10 percent of the total land area will
be developed with structures, pavements, or other
impervious materials.
5) Recreation improvements will allow wildlife movement
across portions of Moro and Emerald Ridges.
C. planning Areas PA 21A, PA 21B, PA 21C, and PA 21D
1) Principal permitted use includes those uses which are
of a passive recreational nature (such as viewpoints),
of limited active recreational nature (such as riding
and hiking trails), which are concerned with scien-
tific study and interpretation, or involve public
safety, facilities, and utilities.
2) Wildlife habitats will be preserved by controlling
human access to Emerald and Moro Canyons.
3) Key areas of chaparral and coastal sage will be
a
protected from human intrusion.
4) Stream courses in Emerald and Moro Canyons will be
retained in a natural state or enhanced.
5) Significant riparian areas will be preserved as
sources of shelter and water for wildlife.
I-3.16
40
8) Improvements will be compatible with the natural
environment and will not damage landforms,
vegetation, or wildlife to any significant degree.
7) All archaeological sites and paleontological sites will
be preserved except sites impacted by public safety
and/or utilities facilities.
8) Any buffer areas necessary for the protection of
habitat are located within the Conservation category.
9) All existing trees will be preserved in Moro,
Emerald, and Laguna Canyons except as required for
new public trails, infrastructure, and/or roads.
10) Lands within 350 feet of Laguna Canyon Road and
less than 30 percent slope may be used for trail
heads, recreation staging areas, public utilities,
drainage, flood and erosion control facilities, and
other similar public uses. Development of these
areas for such uses shah not constitute a significant
effect on landform, vegetation, or wildlife for
purposes of Policy 2, 3, and/or 4 above.
11) Landform alterations are allowed in the Conservation
Area to the extent required to accommodate
realignment, improvement, and/or widening of Laguna
Canyon Road and associated improvements and the
requirements of LCP Subsection I-4-E-20 for any
such project.
12) Access roads are permitted and will be limited to
two lanes or a total of 20 feet in width. Where
possible, trails and roads will use existing trails and
roads (i.e., for park operations, maintenance, and
I-3.17
1. 43
emergency access vehicles).
f. Back (sally, Los Trancos/Muddy Canyons, and Pelican/wisbbone
Hill Areas
In addition to the wilderness Open Space Dedication Area
(Irvine Coast wilderness Regional Park), environmentally
sensitive areas within the development zone, including Buck
Gully, Los Trancos and Muddy Canyons, and portions of the
Pelican and wishbone Hill frontal areas will be preserved in
open space, with opportunities for "special use" recreation
within Planning Areas PA 11A, PA 12A, and PA 125.
a. Planning Areas PA 11A and PA 1113 (Back Gully and the
frontal slopes of Pelican Hill):
1) Principal permitted use includes passive parks,
riding and hiking trails, bikeways, drainage control
facilities, water and sewer facilities, access and
maintenance roads, and utilities.
2) Recreation lands in PA 11A shall be dedicated to,
and owned and maintained by, the County of Orange
or other designated public agency. Recreation lands
In PA 11B may be owned and maintained by home-
owner associations, adjoining property owners, special
assessment districts, the County of Orange and/or
other appropriate public agencies.
3) Residential lot lines from adjoining properties may
extend into PA 11B, but not into PA 11A.
4) Natural landforms will be retained by locating
recreational facilities in the flatter portions of the
canyon bottom, and so as not to interfere with
I-3.18
I
natural stream courses or riparian vegetation.
5) A maximum of 2% of the total lands designated in
PA 11A and PA 11B category may be developed with
Impervious surfaces (Le., trails, roads, recreation
facilities, etc.).
8) Recreational facilities will be located on slopes
generally less than 30%.
7) Except for emergency and maintenance vehicles,
vehicular access will be prohibited.
8) Archaeological and paleontological sites will be
preserved except where necessary to provide public
safety and/or utilities facilities.
b. Planning Areas PA 12A, PA 12B, PA 12C, PA 12D, PA 12B
(Los Trancoa/Maddy Canyons and the frontal slopes of
Miebbone Hill):
1) Principal permitted use includes passive parks,
riding and biking trails, bikeways, drainage control
facilities, water and sewer facilities, access and
maintenance roads, utilities, parking and staging
areas.
2) Recreation lands in PA 12A and PA 12E shall be
dedicated to, and owned and maintained by the
County of Orange. Recreation lands in PA 12B, PA
12C, and PA 12D may be owned and maintained by
homeowner associations, adjoining property owners,
special assessment districts, the County of Orange
and/or other appropriate public agencies.
I-3.19
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3) A maximum of 1% of the total lands in PA 12A, PA
,12B, PA 12C, PA 12D, and PA 12H may be developed
with impervious surfaces (i.e., structures, roads,
recreation facilities, etc.).
4) Recreational facilities will be located on slopes
generally less than 30%.
5) Archaeological and paleontological sites will be pre-
served except where necessary to provide public
safety and/or utilities facilities.
6) Local roads and associated infrastructure connecting
PA 3A, PA 3B, PA 4A, and PA 4B will be permitted
through PA 12B and PA 12C.
7) Landform alterations are allowed in PA 12B, PA 12C,
and PA 12D to the extent required to accommodate
realignment and construction of local collector roads,
San Joaquin Hills Road, and/or the San Joaquin Hills
Transportation Corridor, as provided in a final
Coastal Development Permit for any such road
project.
8) Residential lot lines from adjoining properties may
extend into PA 12B, PA 12C, and PA 12D, but not
Into PA 12A or PA 12E.
D. CATEGORY "A" a "B" ENVIRONMENTALLY SENSITIVE HABITAT
AREA POLICIES
The following policies apply to Category A and B ESHA's only, as
delineated on Exhibit H.
I-3.20
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1. The natural drainage courses and natural springs will be
preserved in their existing state. All development permitted in
Category A and B ESHA's shall be set back a minimum of 50
feet from the edge of the riparian habitat except as provided
for in the following subsections. If compliance with the
setback standards precludes proposed development which is
found to be sited in the least environmentally damaging and
feasible location, then the setback distance may be reduced
accordingly.
a. Where existing access roads and trails cross streams,
where emergency roads are required by State or County
fire officials, and/or where access roads are required to
serve residential units in Muddy Canyon, the drainage
course may be modified to allow the construction and
maintenance of existing or new road or trail crossings.
Such modification shall be the least physical alteration
required to maintain an existing road or to construct a
new road or trail, and shall be undertaken, to the extent
feasible, in areas involving the least adverse impact to
stream and riparian habitat values.
b. Where drainage and erosion control and related facilities
are needed for new development and/or to protect the
drainage course, the drainage course may be modified to
allow construction of such facilities. Modification shall be
limited to the least physical alteration required to con-
struct and maintain such facilities, and shall be under-
taken, to the extent feasible, in areas involving the least
adverse impact to the drainage course. Where feasible,
drainage and erosion control and related facilities will be
located outside the drainage course.
c. Where the construction of Pelican Hill Road and Sand
Canyon Avenue require filling or other modification of
I-3.21
Ty7
drainage courses substantially as shown in Exhibit L and
N, drainage courses may be modified.
d. Where the construction of local collectors connecting to
Sand Canyon Avenue and/or San Joaquin Hills Road
require filling or other, modifications of drainage courses
In PA 6, PA 12C, and/or the upper portion of PA 12A and
where the alignment is shown to be the least environ-
mentally damaging feasible alternative, drainage courses
may be modified.
e. Where access roads and trails exist or where new emer-
gency roads are required by State or County fire officials,
vegetation may be removed in the maintenance or
construction of such roads and trails. Any required
vegetation removal will be minimized.
f. To the extent necessary, existing riparian vegetation may
be thinned or selectively removed when required for
habitat enhancement and/or fire control. Existing
vegetation which is not classified as riparian may also be
removed.
g. Where drainage and erosion control and related facilities
are needed to implement the Master Drainage and Runoff
Management Plan and related programs, vegetation may
be removed in the construction and maintenance of such
facilities. Vegetation removal will be limited to the least
required to construct and maintain such facilities and
shall be undertaken, to the extent feasible, in areas
Involving the least adverse impact to riparian vegetation.
I-3.22
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Where feasible, drainage and erosion control and related
facilities will be located outside areas containing riparian
vegetation.
2. Where feasible, the separation of scrub and chaparral from -ri-
parian habitats will be avoided. Vegetation offering escape
cover will be allowed adjacent to riparian areas wherever
feasible.
S. Nothing in this section shall require the replacement or re-
storation of natural features which are destroyed or modified
by natural causes such as fire, flood, erosion, and drought.
4. Where golf cart and pedestrian path/bridge, and fairway tra-
jectories for the golf course cross the USGS Drainage Course
In PA 10B, vegetation may be selectively thinned, maintained,
removed and/ or altered within areas of the setback to the
extent necessary for golf course purposes. Any such
vegetation removal or alteration will be minimized and
mitigated by habitat enhancement measures in Los Trancos
Canyon, and will be shown to be the least environmentally
damaging feasible alteration.
E. CATEGORY "C" ENVIRONMENTALLY SENSITIVE HABITAT AREA
POLICIES
The Category C ESHA, as delineated in Exhibit H, contains coastal
waters which have been designated a Marine Life Refuge and an Area of
Special Biological Significance.
The Category C ESHA area is encompassed within Crystal Cove State
Park. The protection of water quality in marine resource areas is
subject to the authority of the State Water Resources Control Board.
Protection of water quality is provided by the LCP Runoff Policies and
will be reviewed by the Regional Water Quality Control Board in
I-3.23
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conjunction with subsequent coastal development permits and related
environmental impact reports (EIR's).
A water quality monitoring program shall be submitted to the Regional
Water Quality Control Board prior to initial implementing approvals for
the golf course, for the purpose of monitoring runoff entering the ocean
as well as the riparian corridors. Copies of the results of the monitor-
ing program shall be forwarded to the Regional Water Quality Control
Board and the County of Orange on a regular basis for their review to
determine whether corrective action is required pursuant to the authority
of said agencies.
Use and application of chemicals on the golf course and other landscape
areas shall be limited to those approved by State, County, and Federal
agencies. The landowner shall be responsible for notifying tenants and/or
prospective initial purchasers of this requirement.
F. . CATEGORY *D" ENVIRONMENTALLY 02201 "22
POLICIES
1. PA 10A: All drainage courses will be modified. The Riparian
Habitat Creation Program will mitigate any habitat values lost
as a result of drainage course modification.
2. PA 1A, PA 1B, PA 1C, PA 2A, PA 2B, PA 2C, PA 3A, PA 3B,
PA 4A, PA 4B, PA 6, PA 8, PA 9, PA 10A, PA 10B, PA 11A,
PA 12A, PA 12B, PA 12C, PA 12D, PA 12E, PA 13A, PA 13B,
PA 13C, PA 13D, PA 13E, PA 13F, PA 14, PA 16A, PA 16B, PA
20A, PA 20B, and PA 20C: Vegetation and drainage courses
will be modified or eliminated by development. The Open
Space Dedication Programs and Riparian Habitat Creation
Program will mitigate any habitat values lost as a result of
such drainage course modification or elimination.
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1 I-3.24
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3. Construction of Pelican Hill Road, Sand Canyon Avenue, local
collectors, and San Joaquin Hills Transportation Corridor will
modify or eliminate vegetation and drainage courses.
G. ARCHAEOLOGICAL POLICIES
I. Archaeological Records Search and 3arvey
Prior to initial implementation level approvals (i.e., Coastal
Development Permit, Tentative Tract, Site Plan, etc., with the
exception of a large -lot subdivision for only financial/convey-
ance purposes), a County certified archaeologist shall be retain-
ed by the applicant to complete a literature and records search
for recorded sites and previous surveys. In addition, a field
survey shall be conducted by a County -certified archaeologist
unless the entire proposed project site has been documented as
previously surveyed in a manner which meets the approval of
the Manager, County of Orange EMA - Harbors, Beaches and
Parks/Program Planning Division. A report of the literature
and records search and the- field survey shall be submitted to
and approved by the Manager, County of Orange EMA-
Harbors, Beaches and Parks/Program Planning Division.
Mitigation measures may be required depending upon the
recommendations of this report.
2. Archaeological Subsurface Test and Surface Collection
Prior to the issuance of a grading permit, a County -certified
archaeologist shall be retained by the applicant to perform a
subsurface test level investigation and surface collection as
appropriate. The test level report evaluating the site shall
Include discussion of significance (depth, nature, condition, and
extent of the resources), final mitigation recommendations, and
cost estimates. Prior to the issuance of a grading permit and
based on the report recommendations and County policy, final
I-3.25
mitigation shall be carried out based upon a determination as
to the site's disposition by the Manager, County of Orange
EMA - Harbors, Beaches and Parks/Program Planning Division.
Possible determinations include, but are not limited to,
preservation, salvage, partial salvage or no mitigation
necessary.
3. Archaeological Salvage
If salvage or partial salvage is determined necessary by the
Manager, County of Orange EMA - Harbors, Beaches and
Parks/Program Planning Division per'subsection 2 above, prior
to issuance of a grading permit, project applicant shall provide
written evidence to the Chief, EMA-Regulation/Grading Section
that a County -certified archaeologist has been retained to
conduct salvage excavation of the archaeological resources in
the permit area. A final report shall be submitted to and
approved by the Manager, County of Orange EMA - Harbors,
Beaches and Parks/Program Planning Division prior to any
grading in the archaeological site areas.
4. Archaeological Resource Surveillance
If on -site resources surveillance is determined necessary during
grading per subsection 2 above by the Manager, Harbors,
Beaches and Parks/Program Planning Division, prior to issuance
of a grading permit, the project applicant shall provide written
evidence to the Chief, EMA-Regulation/Grading Section that a
County -certified archaeologist has been retained, shall be
present at the pre -grading conference, shall establish
procedures for archaeological resource surveillance, and shall
establish, in cooperation with the project developer, procedures
for temporarily halting or redirecting work to permit the
sampling, identification, and evaluation of the artifacts as
appropriate. If additional or unexpected archaeological features
I-3.26
are discovered, the archaeologist shall report such findings to
the project developer and to the Manager, County of Orange
EMA - Harbors, Beaches and Parks/Program Planning Division.
If the archaeological resources are found to be significant, the
archaeological observer shall determine appropriate actions, in
cooperation with the project developer, for exploration and/or
salvage. These actions, as well as final mitigation and
disposition of the resources, shall be subject to the approval of
the Manager, County of Orange EMA - Harbors, Beaches and
Parks/Program Planning Division.
Except as may be limited by a future Costal Development
Permit, on -site resource surveillance shall be provided for
development grading operations in Planning Areas PA 3A, PA
3B, PA 10A, PA 10B, PA 13A, PA 13B, PA 13C, PA 13D, PA
13E, PA 13F, and PA 14.
H. PALEONTOLOGICAL POLICIES
1. Paleontological Records Search and Sarvey
Prior to initial implementation level approvals (i.e., Coastal
Development Permit, Tentative Tract, Site Plan, etc., with the
exception of a large -lot subdivision map for financial convey-
ance purposes), a County -certified paleontologist shall be re-
tained by the applicant to complete literature and records
search for recorded sites and previous surveys. In addition, a
field survey shall be conducted by a County -certified paleonto-
logist unless the entire proposed project site has been docu-
mented as previously surveyed in a manner which meets the
approval of the Manager, County of Orange EMA - Harbors,
Beaches and Parks/Program Planning Division. A report of the
literature and records search and the field survey shall be
submitted to and approved by the Manager, County of Orange
EMA - Harbors, Beaches and Parks/Program Planning Division.
I-3.27
53
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Future mitigation shall depend upon the recommendations of
this report.
_. Paleontological Pregrading Salvage
If pre -grading salvage is determined necessary per subsection 1
above by the Manager, County of Orange EMA - Harbors,
Beaches and Parks/Program Planning Division, prior to issuance
of a grading permit, the project applicant shall provide written
evidence to the Chief, BMA-Regulation/Grading Section that a
County -certified paleontologist has been retained by the
applicant to conduct preconstruction salvage of the exposed
resources. The paleontologist shall submit a follow-up report
on survey methodology and findings to the Manager, County of
Orange EMA - Harbors, Beaches and Parks/Program Planning
tDivision
for review and approval.
3. Paleontology Resource Surveillance
If on -site resource surveillance is determined necessary per
subsection 1 above by the Manager, County of Orange EMA-
Harbors, Beaches and Parks/Program Planning Division, prior
to issuance of a grading permit, the project applicant shall
provide written evidence to the Chief, EMA-Regulation/
Grading Section that a County -certified paleontologist has been
retained to observe grading activities and salvage fossils as
necessary. The paleontologist shall be present at the
pre-grad-ing
conference, shall establish procedures for paleontologist
resource surveillance, and shall establish, in cooperation with
the project developer, procedures for temporarily halting or re-
directing work to permit sampling, identification, and evaluation
of the fossils. If major paleontological resources are discov-
ered, which require long-term halting or redirecting of grading,
the paleontologist shall report such findings to the project
developer and the Manager, County of Orange EMA - Harbors,
I
I-3.28
tj
Beaches and Parks/Program Planning Division. The paleon-
tologist shall determine appropriate actions, in cooperation with
the project developer, which ensure proper exploration and/or
salvage. These actions, as well as final mitigation and
disposition of the resources shall be subject to approval by the
Manager, County of Orange EMA - Harbors, Beaches and
Parks/Program Planning Division. The paleontologist shall
submit a follow-up report for approval by the Manager, County
of Orange EMA - Harbors, Beaches and Parks/Program Planning
Division, which shall include the period of inspection, an
analysis of the fossils found, and present repository of the
fossils.
Except as may be limited by a future Coastal Development
Permit, on -site resource surveillance shall be provided for
development grading operations in Planning Areas PA 3A, PA
3B, PA 10A, PA 10B, PA 13A, PA 13B, PA 13C, PA 13D, PA
13E, PA 13F, and PA 14.
EROSION POLICIES
The Erosion Policies which follow provide the framework for the
preparation of a "Master Drainage and Runoff Management Plan".
This Plan shall be submitted to the County of Orange for review and
approval concurrent with the first Coastal Development Permit
application as required by LCP Subsection II-3-B-11.
1. Post -development erosion rates shall approximate the natural or
existing rate before development.
2. Areas of disturbed soil shall be reseeded and covered with
vegetation; mulches may be used to cover ground areas temp-
orarily; other mechanical or vegetative techniques to control
erosion may be used where necessary. Native and/or approp-
riate non-native plant material selected for vegetation shall be
I-3.29
1 55
consistent with LCP Subsection I-3-L-6.
3. Erosion control devices shall be installed in coordination with
clearing, grubbing, and grading of upstream construction; the
Grading Plan shall describe the location and timing for the
Installation of such devices and shall describe the parties
responsible for repair and maintenance of such devices.
4. Erosion control measures for grading and construction done
during the period from April 15 to October 15 will be Imple-
mented by October 15 and maintained as necessary through
April 15. For grading and construction commencing in the
period from October 15 to April 15, erosion control measures
will be implemented an conjunction with the project in a
manner consistent with the County of Orange Grading Code.
Erosion control measures for areas not affected by grading and
construction are not required.
5. Where new recreational trails are planned an open space areas,
they will be located and constructed to minimize erosion.
J. SEDIMENT POLICIES
The Sediment Policies which follow provide the framework for the
preparation of a "Master Drainage and Runoff Management Plan".
This Plan shall be submitted to the County of Orange for review and
approval concurrent with the first Coastal Development Permit
application as required by LCP Subsection II-3-B-11.
1. Required sediment basins (e.g., debris basins, desalting basins,
and/or silt traps) shall be installed in conjunction with the
Initial grading operations and maintained through the develop-
ment/construction process to remove sediment from runoff.
2. To prevent sedimentation of off -site areas, on -site vegetation
1 I-3.30
16.
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shall be maintained where feasible. Vegetation shall be re-
planted from seed/hydroseed to help control sedimentation
where necessary. Native and/or appropriate non-native plant
material selected for vegetation shall be consistent with LCP
Subsection I-3-L-6.
3. Temporary mechanical means of controlling sedimentation such
as bay bales, earth berms and/or sand bagging around the site,
may be used as part of an overall Erosion Control Plan, subject
to County approval.
4. Sediment movement in the natural channels shall not be signifi-
cantly changed in order to maintain stable channel sections and
to maintain the present level of beach sand replenishment.
5. Sediment catch basins and other erosion control devices shall
be designed, constructed and maintained in accordance with the
County of Orange Grading Code.
K. RUNOFF POLICIES
The Runoff Policies which follow provide the framework for the
preparation of a "Master Drainage and Runoff Management Plan".
This Plan shall be submitted to the County of Orange for review and
approval concurrent with the first Coastal Development Permit
application as required by LCP Subsection II-3-B-11.
1. Peak flood discharge rates of storm water flows in the major
streams shall not exceed the peak rates of storm water runoff
from the area in its natural or undeveloped state, unless it can
be demonstrated that an increase in the discharge of no more
than 10% of the natural peak rate will not significantly affect
the natural erosion/beach sand replenishment process.
2. Drainage facilities shall be designed and constructed in accor-
I-3.31
15]
dance with the County of Orange Flood Control District Design
Manual.
1 3. Storm runoff water shall be directed to storm drains or suit-
able water courses to prevent surface runoff from damaging
faces of cut and fill slopes.
4. Adequate maintenance of retention basins shall be assured as a
precondition to the issuance of grading permits.
5. Natural drainageways will be rip -rapped or otherwise stabilized
below drainage and culvert discharge points in accordance with
County of Orange policies.
B. Runoff from development will be conveyed to a natural drain-
ageway or drainage structure with sufficient capacity to accept
the discharge.
L. GRADING POLICIES
1. Prior to implementation level development approvals (i.e., tenta-
tive tract, site plan, etc.), the applicant shall submit soils
engineering and geologic (if appropriate due to slope condi-
tions) studies as necessary, to the Manager, County of Orange
EMA Development Services Division (DSD). These reports will
assess potential soil related constraints and hazards such as
slope instability, settlement, liquefaction, or related secondary
seismic impacts as determined appropriate by the DSD Manager.
All reports shall recommend appropriate mitigation measures
and be completed in the manner specified in the County of
Orange Grading Manual and State/County Subdivision
Ordinance. Pursuant to the Orange County Grading Code, the
permit applicant shall provide a schedule showing when each
stage and element of the project will be completed, including
estimated starting and completion dates, hours of operation,
1 I-3.32
I.'
days of week of operation, and the total area of soil surface to
be disturbed during each stage of construction.
1 2. Grading allowed between October 15 and April 15 shall be sub-
ject to the Erosion, Sediment, Runoff, and Grading Policies
herein and the provisions of the County of Orange Grading
Code.
3. Temporary stabilization techniques may be used on areas which
will be redisturbed during future construction. Permanent
stabilization techniques must be used in all other areas.
4. Disposal of earthen'materials removed during any development
operations shall be as follows:
a. Top soil for later use in revegetation shall be stockpiled
on the site in previously designated areas approved by the
permit -issuing authority. Runoff from the stockpiled area
shall be controlled to prevent erosion.
b. Other earthen material shall be disposed at locations
approved by the permit issuing authority.
C. Except for necessary drainage improvements and/or ero-
sion control modifications, no materials shall be placed
within the 100 year flood -plain of coastal waters and/or
streams.
5. Where construction activities during the rainy season would
Involve substantial foot or vehicle traffic, or stockpiling of
materials Ina manner that would prevent establishment of tem-
pornry vegetation, alternative temporary stabilization methods
shall be used.
6. All cut and fill slopes in a completed development involving
I-3.33
' 51
grading shall be stabilized through planting of native annual
grasses and shrubs, or appropriate non-native plants valuable
for erosion protection. All cut and fill slopes shall be planted
under the direction of a licensed landscape architect, sufficient
to provide a mixture of deep rooted permanent plants and
nursery crops valuable for temporary stabilization.
7. Removal of natural vegetation will be limited to graded areas,
access/haul roads, and areas required for fuel modification.
Construction equipment shall be limited to the approved area to
be disturbed except for approved haul roads.
8. All residential Planning Areas: The visual effect of grading
required for housing will be minimized and/or mitigated by
contouring as follows:
a. A smooth and gradual transition between graded and
natural slopes will be maintained.
b. A variety of different slopes will be used to reflect a
natural appearance.
9. In PA 3A and PA 3B, houses adjacent to Pacific Coast Highway
will be separated from Pacific Coast Highway by a change in
grade.
10. In PA 9, cuts and fills will be balanced on -site.
11. In PA l0A and PA 10B, the visual effect of grading will be
minimized and/or mitigated by contouring as follows:
a. For final slopes, the angle of the graded slope shall be
gradually adjusted to the angle of the natural terrain.
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b. For final slopes, sharp, angular forms shall be rounded
and smoothed to blend with the natural terrain.
12. Grading shall be allowed in those portions of PA 5, PA 6, PA
12A, PA 12B, PA 12C, PA 12D, and PA 17 adjacent to Sand
Canyon Avenue to the extent required to accommodate
alignments, connects, and/or improvements of San Joaquin Hills
Road and/or San Joaquin Hills Transportation Corridor as
provided in a Coastal Development Permit for any such road
project.
13. All grading will conform to the County of Orange Grading
Ordinance.
M. DEVELOPMENT/OPEN SPACE EDGES POLICIES
The edge conditions throughout The Irvine Coast vary greatly and
the lines shown on the Land Use Map show approximate development/open
space boundaries which will be more precisely located with subdivision
map submittals.
Along appropriate edges of PA 11A, PA 12A, PA 17, and PA 21B,
one or more of the following or other treatments will be used to protect
open space and habitat values from development, protect public views,
and/or provide fire safety.
1. Landscape screening (including low walls, shrubs, and/or trees)
and topographic screening (including berms and contour grad-
ing) will soften development edges visible from public areas.
2. In PA 3A and PA 313, to soften development edges, a portion of
the exposed wall and roof visible from Pacific Coast Highway
area of each house will be screened with vegetation, while
maintaining views from each site. Ancillary buildings, tennis
courts, and swimming pools will be screened. In PA 3A and
I-3.35
PA 3B, the building setback from Pacific Coast Highway will be
' 100 feet for landscaping and buffering purposes.
3. In PA 6, where dwelling units are proposed on ridgelines� and
within 200 feet of the boundary of public recreation lands, set-
backs, landscape screening, and topographic screening will be
used to soften the visual impact of development as viewed from
public lands.
' 4. Where development adjoins coastal scrub and chaparral in dense
stands, an "ecotone" area will be created by thinning out
woody plants in the buffer zone. Within the "ecotone" area
grasses will be introduced or allowed to invade the open
spaces. Such an "ecotone" will enhance and protect wildlife
and reduce fuel for fires, and will utilize either native
' California or non-invasive non-native plants. The establishment
and maintenance of the "ecotone" area shall conform to the
' requirements of the County of Orange Fire Marshall.
5. Fuel modification, including selective thinning of natural
vegetation, clearing and revegetation, introduction of fire
' resistant vegetation, installation of irrigation, may be required
In order to ensure an appropriate transition from the natural
area to urban development.
o Reasonable efforts will be made in the siting of structures
and selection of construction materials to minimize the
need for fuel modification.
' o Where feasible and consistent with habitat management
objectives, fuel modification will be located toward the
' development side of the edge.
o Grading or discing for fuel modification shall not be
' permitted.
I-3.36
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B. A program of fuel modification zones and/or firebreaks shall be
formulated as required. The width and type of the fuel modifi-
cation zone will be determined by the siting of structures,
access of firefighters, density of vegetation, terrain, direction
of prevailing breezes, etc.
7. Appropriate fire protection for structures in high fire -potential
areas in The Irvine Coast Planned Community shall be provided
by using fire-resistant building materials and adequate setbacks
when required on natural slopes. The County -adopted "Fire
Prevention Planning Task Force Report" shall be used as the
basis for fire -prevention, subject to the following standards and
fuel modification descriptions:
a. Fire hazard potentials shall be determined for projects
proposed within the hillside areas by a landscape
architect. Factors such as types and moisture content of
existing vegetation, prevailing winds, and topography shall
be used to determine areas of fire hazard potential.
Areas shall be ranked and mapped to identify fire
prevention treatments and fuel modification zones.
(For example, low fire hazard areas are located where
existing vegetation has a year -around high moisture
content and the topography is relatively flat. Steep
narrow canyons have a much higher fire hazard potential
because heat and winds concentrate to drive the fire
upwards much like a chimney.)
b. A combination of techniques, including required building
materials such as tile roof treatments, setback restrictions
for combustible construction, irrigated buffer zones, and
graduated fuel modification zones which entail selective
removal of a percentage of the vegetative fuels, shall be
used to lessen fire hazards. The minimum amount of
native vegetation shall be selectively thinned to control
I-3.37
1 63
the heat and intensity of wildland fires as they approach
a residential area while preserving to the maximum extent
feasible the quality of the natural areas surrounding the
site.
c. A Fuel Modification Plan shall be required and approved
by the Director of Planning/EMA prior to obtaining any
building or grading permits. The Plan shall identify
appropriate setbacks and widths of fuel modification,
amounts and types of vegetation to be removed and
retained, and specify proposed irrigation methods to
reduce the risk of fire in hillside areas. The Plan shall
be approved by the Orange County Fire Department prior
to submittal to the Director of Planning/EMA.
d. Fuel Modification Plans shall be prepared as a condition
of development to protect as much of the existing native
vegetation as possible while providing adequate protection
for residential structures from fire hazards. In no event
shall thinning of more than 30% of native vegetation
extend beyond 170 feet from the outward edge of residen-
tial structures (or 150 feet from the 20-foot backyard
setback) in the extreme fire hazard potential areas. Fuel
modification shall not occur beyond 250 feet from the 20-
foot backyard setback in the extremely hazardous zones.
Fuel modification in low fire hazard potential areas shall
not extend more than 175 feet. Minimal irrigation during
dry periods and fire represent sprinklers for native
vegetation are preferred methods to reduce the width or
area of fuel modification.
The intent of the Fuel Modification Plan is not to create
a static 250-foot wide band surrounding development, but
rather an undulating width that reflects topography and
I-3.38
fire hazards potential. The band shall be as narrow as
'
possible to protect proposed structures, but in no event
wider than 250 feet in extreme hazardous areas.
limited to,
e.
No combustible structures including, but not
houses, wood decks, sheds, gazebos, and wood fences shall
be located within a 20-foot backyard setback as measured
from the outward property line. Irrigation systems must
be installed and operated within this setback to ensure a
reasonable moisture content in planted areas.
f.
Annual maintenance shall be addressed in the Fuel
Modifi-cation
Plan approved as part of the Coastal Development
Permit Procedure specified in LCP Chapter II-10. A
public hearing shall be required to assure compliance with
'
fuel modification standards and guarantee that the least
amount and correct species of vegetation are thinned in
'accordance
with the approved Fuel Modification Plan.
--
Fuel Modification Plans proposing vegetation alterations
within the PC (CD) District Appeals Jurisdiction may be
'
subject to appeal review by the California Coastal Com-
mission as provided for in the PC (CD) District
Regulations.
g.
As a condition of Final Tract Map approval, project
—
developers shall record deed restrictions that acknowledge
the fire hazard potential and assign responsibility for
'
maintenance of fuel modification zones and programs.
h.
Access roads, trails, or fire roads may be located within
fuel modification areas to reduce alteration of native
'
vegetation.
'
1.
The risk of fire adjacent to PA 9, the golf course, and
other lower/landscape areas is substantially less than that
'
I-3.39
bs
at the tops and upper slopes of ridges. Therefore, a limit
for fuel modification in this area shall be 150 feet from
any habitable structure. In no event shall grading occur
In the Conservation Planning Areas, and any vegetative
thinning and/or replanting shall be limited to within 150
feet of the structure. Likewise, this is the maximum
distance for fuel modification and flexibility for narrower
widths is appropriate.
S. Where native specimen vegetation is retained within fuel
modification areas, these areas shall be properly maintained to
minimize fire risk.
' 9. Fuel breaks necessary for the protection of life and property
as determined by the County Fire Marshall shall be provided
' for development areas. Fuel modification shall be limited to
zones established adjacent to proposed development. Graduated
clearing and trimming shall be utilized within these zones to
provide a transition between undisturbed wildland areas and the
' development edge. Clearing or removal of native vegetation for
fuel modification purposes shall be minimized by placement of
' roads, trails, and other such man-made features between the
development and wildland areas. To minimize fuel modification
area, other techniques (such as perimeter roads, design
techniques, elimination of wood balconies and decks, fire
retardant siding and tile roofs) shall be incorporated in the
' design and development of projects.
10. Adequate roads, water sources, and needed fire protection
services shall be provided concurrent with development, located
within or immediately adjacent to the developed area.
I
I-3.40
1
6G
CHAPTER 4
DEVELOPMENT POLICIES
A. TOURIST COMMERCIAL POLICIES
1. Pelican Hill Destination Resort (PA 13A, PA 13B, PA 13C, PA
13D, PA 135, and PA 13F)
a. Principal permitted use for Coastal Act purposes includes
overnight accommodations (such as hotel and motel
rooms, casitas, resort and time-share condominiums), and
uses ancillary to and directly supportive of overnight
accommodations, including retail commercial, service
commercial, conference and meeting facilities ancillary to
the accommodations, recreation and health facilities, golf
courses, parking facilities in surface and/or subterranean
structures, and other support facilities normally associated
with resort hotels such as food preparation, housekeeping,
maintenance, and manager's areas.
b. Principal permitted uses and accessory uses, including
accommodations, resort facilities, and the golf course
clubhouse but excepting parking facilities and day -use
commercial facilities specified in (c) below, shall be
allowed up to a total of 2.66 million square feet. Within
this total area, the following intensity of use criteria
shall apply:
1) No one of the Planning Areas PA 13A, PA 13B, PA
13C, PA 13D, PA 13E, or PA 13F shall contain more
than 60,000 square feet of single, continuous primary
ballroom/exhibition space. �"Single, continuous
primary ballroom/exhibition space" denotes one large-
scale meeting/convention area and does not include
the square footage of conference facilities with
I-4.1
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smaller individual meeting rooms).
2) In these six Planning Areas, the total square footage
of conference and meeting space, including primary
ballroom/exhibition space and individual meeting _
rooms, shall not exceed 140,000 square feet.
3) A total of 1,900 overnight accommodations are
allowed .
4) Not more than 400 overnight accommodations may be
Individually -owned.
5) Casitas (multiple bedroom, low-rise accommodations) _
owned and operated by hotels shall be counted as
follows with respect to the maximum 1,900 permitted
overnight visitor accommodations:
a) Casitas with one or two bedrooms shall be
considered one (1) overnight accommodation;
and —
b) Casitas with 3 or more bedrooms shall be
considered two (2) overnight accommodations.
c. Day -use retail commercial facilities, in addition to those
Included within hotels and other accommodations areas,
are allowed, and will not exceed a total of 75,000 square
feet of floor area.
d. The architectural character of the resort area will be
derived from Mediterranean hillside communities. Multi-
storied structures will be varied in vertical and horizontal
dimensions to reflect the hillside terrain. The building
heights, setbacks, and site coverages forth below and -
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on Exhibit J have been designed specifically to create this
Mediterranean character.
The combination of building height limits, site coverage
limits, and building setbacks will create a terraced effect
by placing lower! structures in front of higher structures,
and will break up building masses by controlling the
number and location of taller structures.
1) Maximum building heights are designated by
Individual height zones on Exhibit J.
' 2) The following maximum building coverages are
expressed as a percentage of each planning area's
total gross acreage:
a) The maximum building coverage (excluding
parking structures) within each planning area:
- PA
13A:
Overall
coverage
= 40%
maximum
'
- PA
13B:
Overall
coverage
= 28%
maximum
- PA
13C:
Overall
coverage
= 25%
maximum
'
- PA
131):
Overall
coverage
= 20%
maximum
- PA
13E:
Overall
coverage
= 50%
maximum
- PA
13F:
Overall
coverage
= 50%
maximum
' b) The distribution of maximum building coverage
by various height categories, for any structure
or portion thereof, within the six planning
areas is as follows:
,
- PA 13A:The 40% maximum is distributed as
follows:
Structures up to 50 ft. in height =
22% maximum;
1 I-4.3
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a°ad O
or .
�� � P°��Gsn es� °°•
' 66'
PxitlC Coast Highway
woo
1
The Irvine Coast Local Coastal Program
Exhibit J
I-4.4
76
Structures up to
65
ft.
in
height =
10% maximum;
Structures up to
85
ft.
in
height =
6% maximum; and
Structures up to
105
ft.
in
height =
2% maximum.
-PA 13B: The 28% maximum
is
distributed
as
'
follows:
Structures up to
50
ft.
in
height =
t
20%; and
Structures up to
65
ft.
in
height =
'
8$.
-PA 13C: The 25% maximum is distributed as
'
follows:
Structures up to 40 ft. in height =
'
7% maximum;
Structures up to 60 ft. in height =
10% maximum; and
'
Structures up to 80 ft. in height =
8% maximum.
-PA 13D: The 20% maximum is distributed as
'
follows:
Structures up to 40 ft. in height =
2% maximum;
Structures up to 60 ft. in height =
'
10% maximum; and
ft. in height =
Structures up to 80
8% maximum.
'
-PA 13E: The 50% maximum shall all be in
'
structures up to 35 ft. in height
(i.e., no further distribution by
'
I-4.5
height).
-PA 13F: The 50% maximum shall all be in
structures up to 35 ft. in height
(i.e., no further distribution by
height).
3) Minimum building setbacks from Pacific Coast
Highway:
PA 13A: All structures will be a minimum of 300
feet from PCH. Structures in excess of 30
feet in height and up to 85 feet in height
will be a minimum of 350 feet from PCH.
Structures in excess of 85 feet in height
will be a minimum of 550 feet from PCH.
PA 13B: Structures in excess of 50 feet in height
will be a minimum of 1,350 feet from PCH.
PA 13C/ Structures in excess of 40 feet in height
PA 13F: will be a minimum of 1,600 feet from PCH.
PA 13D/ Structures in excess of 40 feet in height
PA 13E: will be a minimum of 2,800 feet from PCH.
4) Terracing Criteria:
a) Planning Area PA 13A:
Consistent with Exhibit 3 and the overall site
design ultimately required for a Coastal
Development Permit application, lower structures
shall be located in front of higher structures so
I-4.6
as to present an architectural terracing effect
as structures step back from Pacific Coast
Highway.
b) Planning Area PA 13B:
Consistent with Exhibit J and the overall site
design ultimately required for a Coastal
Development Permit application, lower structures
shall be located in front of higher structures
so as to present an architectural terracing
effect as structures step back from Pacific
Coast Highway.
5) Landscape Screening:
Landscape screening' in the form .of earth berms,
edge planting along Pacific Coast Highway, golf
course landscaping, and hotel landscaping will all
combine to act as screening to soften building
massing as viewed from Pacific Coast Highway.
e. Access will be from Pelican Hills Road via a network of
local roadways.
f. Minimum landscaping for each site shall be 15% of the net
area of the site.
g. Minimum building setback from Pelican Hill Road will be
50 feet. Minimum setback for surface parking from
Pelican Hill Road will be 10 feet.
h. Grading of the Tourist Commercial sites will create a
smooth and gradual transition between new and existing
grades.
I-4.7
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1 1. Grading of Tourist Commercial sites may be done
concurrently with grading for the golf course to balance
cut and fill within the resort area and to reduce the total
amount of time during which major grading operations will
1 need to be conducted.
j. The landscape treatment will reinforce the architectural
elements of the Tourist Commercial sites within the
natural and cultivated landscape of the golf course.
k.
A shuttle service for visitors will connect the visitor -
serving areas with each other and with the John Wayne
Airport.
2. Muddy
Canyon (PA 14)
a.
Principal permitted use includes overnight accommodations
such as a hotel or motel, and uses ancillary to and
directly supportive of overnight accommodations, including
rooms, retail commercial, and service commercial uses, and
Incidental and other support facilities normally associated
with resort hotels such as food preparation, housekeeping,
maintenance, and manager's areas.
b.
Incidental and accessory commercial development shall in-
clude only uses supporting and directly relating to the
adjacent park, overnight accommodations, and recreational
visitor activities.
C. Maximum number of overnight accommodations (i.e., hotel
or motel guest rooms) shall be 250.
d. Principal permitted uses and accessory uses, including
overnight accommodations and all directly supporting
commercial facilities but excluding parking facilities• and
1 I-4.8
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the day -use commercial described in (e) below, shall not
exceed a total of 300,000 square feet. Within this total
area, Planning Area PA 14 shall not contain more .than
18,750 square feet of meeting space.
e. Day -use retail commercial facilities, in addition to those
included within hotels and other accommodations areas,
are allowed and shall not exceed 25,000 square feet of
floor area.
f. Maximum height of structures shall be 35 feet, except
towers, gables, spires, flag poles, chimneys, mechanical
equipment, and architectural features will have a maximum
height of 47 feet.
g. Maximum building site coverage (excluding parking
structures) shall be 45% .
h. Minimum site landscaping shall be 15% of the net area of
the site. To minimize to the extent practicable any views
of the hotel parking areas from inland portions of Crystal
Cove State Park, landscape screening shall be provided
parallel to the perimeter of parking areas in Planning
Area PA 14 which border Muddy Canyon.
I. Minimum building setbacks (surface parking is permitted in
setback area):
1) From PCH = 100 feet;
2) From internal access roadways = 20 feet; and
3) From exterior property lines = 10 feet.
3. Laguna Canyon (PA 16A and PA 16B)
a. Principal permitted use includes retail commercial, service
I-4.9
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commercial, commercial recreation, and incidental and ac-
cessory uses supportive of and directly related to
permitted uses.
b. Principal permitted uses and accessory uses shall not
exceed a total of 75,000 square feet of floor area directly
related to and/or supportive of the nearby park and/or
recreational visitor activities.
c. Access to the tourist commercial facilities will be directly
from Laguna Canyon Road.
d. The maximum height of facilities will be one-story and
thirty-five (35) feet.
e. Vegetation and drainage courses in Category D ESHA's
will be altered or eliminated.
f. Maximum building site coverage (excluding parking
structures) shall be 45%.
g. Minimum setbacks:
1) Building from Laguna Canyon Road = 50 feet
minimum; and
2) Surface parking from Laguna Canyon Road = 30 feet
minimum.
h. In the event that the entire development entitlement (i.e.,
75,000 sq. ft.) in this LCP for PA 16A and PA 16B is
transferred to either PA 20A or an alternate site within
the City of Laguna Beach and all necessary permits are
obtained to allow such transferred development to be
constructed, then the landowner shall thereupon execute
and record an offer to dedicate PA 16A and PA 16B.
Such offer shall be subject to immediate acceptance by
I-4.10
I
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the County of orange for a period of three (3) years. In
the event that the County does not accept the offer
during that time period, said offer shall be available for
acceptance by the City of Laguna Beach for a period of
three (3) years thereafter .
COURSE POLICIES
B. GOLF
1.
Planning Areas PA 30A and PA 10B will contain golf courses
that will serve both visitors and residents. At least 50 percent
of all golf course play will be reserved for visitors, including
_
guests staying in on -site accommodations. To the extent that
golf course, tennis court, and other recreational facility usage
to not required to serve the recreational needs of visitors to
uses located in Planning Areas PA 13A through PA 13F and
PA 14, golf course, tennis court, and other play shall be made
-
available to the public on an advance reservation basis. In
1
order to minimize conflicts and allow efficient scheduling, a
-
visitor play area may be separate from a resident play area.
2.
Principal permitted use includes golf courses, lakes, ponds, and
associated drainage facilities, driving ranges, clubhouses, tennis
1
courts, athletic clubs, and incidental and accessory commercial
and non-commercial recreation facilities. Except for the golf
course play area, driving range, and putting greens, all golf
course related uses shall be included within the total square
footage allowed for PA 13 uses.
3.
Collector roads to serve visitor accommodations and other land
uses will be located in PA 10A.
4.
Golf courses will be subject to a permanent open space
easement upon completion.
5.
As part of the review and approval of a coastal development
I-4.11
FI
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77
permit for the golf course in PA 10A and PA 10B, a "Riparian
Habitat Creation Program" (RHCP) will be submitted in
accordance with the following criteria and the standards set
forth in LCP Subsection II-6-E-8:
a. Drainage profiles will be re -constituted and new riparian
habitat will be established in selected drainage courses in
PA 10A and/or PA 11B totaling approximately 4,000 lineal
feet and utilizing one or more of the following enhance-
ment concepts (see Pelican Hill Drainage Habitats, Larry
Seeman Associates, September 1986, provided in the Ap-
pendix to this LCP, for further definition of enhancement
concepts):
1) Sycamore planting;
2) Willow planting;
3) Willow/mulefat establishment;
4) Elderberry riparian establishment;
5) Grade control;
6) Pocket riparian establishment;
7) Arroyo enhancement/establishment; and
8) Pond establishment.
b. The Riparian Habitat Creation Program will ensure that
runoff from the golf course and the water features of the
golf courses will be used as sources of year-round water
supply for the support of riparian vegetation enhancement
In drainage courses identified in PA 10A and PA 11B, and
that any water supply required to supplement these
sources for nourishment of riparian vegetation shall be
provided.
C. The Riparian Habitat Creation Program will specify an
Implementation schedule phased with the construction of
the golf course.
I-4.12
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d. The Riparian Habitat Creation Program will specify a
minimum width of 15 feet on both sides of the drainage
course. Therefore, the minimum width of the drainage
course will be 30 feet.
e. The riparian drainage course shall include an understory
similar to that found in Buck Gully and Los Trancos
Canyon. Existing non-native plants shall be carefully
removed only as necessary to retain the integrity of the
riparian corridor.
f. Water quality in the riparian drainage course shall be
monitored. The monitoring program shall be submitted
prior to coastal development permit approval for the golf
course.
C. RECREATION/PUBLIC ACCESS POLICIES
Land use policies concerning recreation and public access are
applicable to specified planning areas only.
Planning Area PA 17 contains 2,807-acre Crystal Cove State Park.
A Public Works Plan has already been certified by the Coastal Commission
for this planning area obviating the need to include separate policies in
this LUP.
Planning Areas PA 18, PA 19, PA 21A, PA 21B, PA 21C, and PA
21D accommodate the County's Irvine Coast Wilderness Regional Park as
described in LUP Chapter 3. Recreation Planning Areas PA 11A, PA
11B, PA 12A, PA 12B, PA 12C, PA 12D, and PA 12E adjoin residential
land use areas and preserve archaeological/paleontological sites and
identified ESHA's in Buck Gully, Los Trancos/Muddy Canyons, and the
frontal slopes of Pelican and Wishbone Hills. Policies for these Planning
Areas are also described in LUP Chapter 3.
I-4.13
1 77
n
c
I
Recreation Planning Areas PA 20A, PA 20B, and PA 20C are adjacent to
Laguna Canyon Road:
1. Laguna Canyon (PA 20A and PA 2011):
a. Principal permitted use includes parking facilities,
educational and cultural facilities, recreation support
facilities, flood control and drainage facilities, and public
utilities. USGS Drainage Courses will be filled in these
sites. These two small parcels are adjacent to Laguna
Canyon Road.
b. Access will be provided directly from Laguna Canyon
Road.
2. Laurel Canyon (PA 20C):
Principal permitted use includes educational and cultural
facilities, parking facilities, recreation support facilities,
commercial facilities, cattle grazing, and other agricultural
uses. Natural drainage courses as designated by a dash and
three dot symbol shown on the USGS map will be filled.
Although PA 20C is within the Coastal Zone, this parcel is part
of the flat canyon floor of Laurel Canyon which extends
outside the zone.
D. RESIDENTIAL POLICIES
1. General Residential
a. All of the residential categories are described in terms of
character, dwelling units, and density per gross residential
acre.
b. Residential categories may include public and private
facilities compatible with the residential uses, such as
I-4.14
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2.
I
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1 3.
I
I
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schools, libraries, post offices, museums, art galleries,
parks, recreation facilities, and neighborhood commercial
uses.
c. Neighborhood commercial facilities within specified
residential planning areas will be permitted up to a
maximum of 10 acres,• and:a maxnium• of 15;000 square feet
per acre.
d. Prior to, or concurrent with, the recordation of final
subdivision maps, designated open space areas within the
subdivision will be subject to easements, dedications,
CC&R's, or other mechanisms to ensure permanent open
space use.
Frontal Slopes of Wisbbone Hill (PA 3A and PA 3B)
a. In order to protect visual resources of the frontal slopes,
residential development will be limited to a maximum of
85 single-family dwelling units.
b. Lot sizes will be a minimum average of 40,000 square feet.
Cameo Del Mar (PA 9)
a. Primary structures within Cameo Del Mar will be designed
and supported so that the stability of such structures will
not be affected by bluff erosion, assuming no shoreline
protection, for a minimum of 50 years. Setbacks, deep
foundation support, and/or other methods may be used
subject to a geologic report and County approval.
b. Oceanfront setbacks will be subject to an open space
easement as a condition of development approval.
C. Grading, as it may be required to establish proper drain-
I-4.15
IE
age, install landscaping, construct trails and related
Improvements, protect adjacent development, repair bluff
slopes, and improve bluff stability, may be permitted
'
within the setback.
d. Cameo Del Mar will provide for a bluff top trail con-
necting Crystal Cove State Park, where topographic and
geologic conditions permit.
e. A smooth and gradual transition between graded and
existing slopes will be maintained.
f. The golf course in PA 10A and PA 10B north of Pacific
Coast Highway may be extended into PA 9 subject to the
Golf Course Policies contained in the preceding LUP
Section I-4-B. Golf course usage may include related
clubhouse and/or incidental and accessory golf course uses
which shall be limited to a maximum of 10,000 square
1
feet. Such golf course -related uses shall be included
within the total square footage allowed for PA 13 uses, as
provided for in Subsection A-1-b of this Chapter. If the
golf course is extended into PA 9, the clustering of
residential development shall concurrently be permitted in
PA 9. Clustered residential use may include residential
planned developments, condominiums, and stock
cooperatives, subject to the Residential Policies conformed
In this Section, and a maximum building height of twenty-
eight (28) feet.
4. Muddy Canyon (PA 6)
a. In order to protect the visual and habitat resources of
Muddy Canyon, residential development will be limited to
1 a maximum of 75 single-family dwelling units and shall
require a public hearing before the Planning Commission.
I
I-4.16
0
b. Lot size will be a minimum average of 30,000 square feet.
C. Access will be from Sand Canyon Avenue directly or from
a network of local roadways.
d. Any necessary buffer or transition zones between PA B
and PA 17 (i.e., Crystal Cove State Park) will be located
within PA 17 in accordance with established easements.
e. In order to maximize visual protection for public lands,
structural height reductions may be required in
combination with the utilization of landscaping (including
nature vegetation), natural landforms, berming, and
setbacks in siting new development (including fencing)
along the north and west side of Moro Canyon in order to
maintain the existing undeveloped visual qualities as
viewed from the potential Moro Canyon Trail shown on
Exhibit K. Night lighting shall be directed away from
Crystal Cove State Park. The blending of slopes and use
of variable slopes will be employed where feasible to
restore the natural appearance to the transition between
the open space and graded areas.
I-4.17
1 03
,.
COASTAL ZONE BOUNDAR ROute 73
1p
If
�,� `\:\-�.; -(fix' �I✓ n % '{ f, i�v
1. �l l� r` •� L \ 11 �•� /
• / � 1
a`�/Iit
I�[��r l,!ll ��'Ir•f
r, TENTIAL TRAIL _
BUILDING SETBACK -
OCCASIONAL VARIABLE )•'I.� '/Y- ,{ �- \ ''
HEIGHT BERMS OR
yj`• ' 'r
LANDSCAPE CLUSTERS
CANYON BOTTOM
DC�MCLOO G°�[n�n CMn `� GDC�C� �G�31�Q�i'I�G[�� 10� 1► _
The Irvine Coast Local Coastal Program Exhibit K
k I-4.18
1
IE. TRANSPORTATION/CIItCULATION POLICIES
LJ
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The Transportation Element of the County General Plan has as its
primary goal to:
"Develop an integrated transportation system consisting of a blend
of transportation modes capable of meeting the continuous need to
move people and goods by private and public means with maximum
efficiency, convenience, economy, safety, and comfort; and a system
that is consistent with other goals and values of the County and the
region."
A primary purpose of this Element is to provide an Arterial Highway
System providing maximum efficiency, convenience, and safety, which is
Implemented in a manner that requires the provision of those roadways to
keep pace with development.
A key policy for arterial highway development is to assign a high
priority for roadway improvement/construction that would complete
essential gaps in the Master Plan of Arterial Highways. The goals,
purposes, and the policies of the Transportation Element of the General
Plan have been reflected in this LCP.
Capacity deficiencies already exist on Pacific Coast Highway and
other roadways in the area surrounding the project. These deficiencies
will increase to varying degrees with or without the project. However,
the service levels will deteriorate to a greater degree without the project
than with the project. With project implementation, there, will be a
substantial net increase in traffic capacity and a significant incremental
Improvement in level of service on both roadway links and intersections
in this area. Without implementation of the project, regional commuting
traffic is not offered alternate routes around capacity -deficient areas, and
levels of service in these areas will continue to deteriorate from traffic
related to regional traffic growth.
I-4.19
Thus, the spirit and intent of the Transportation Element's policies
' to improve the level of service and operational characteristics in the
area are met with this project.
' The Irvine Coast LCP requires a significant commitment of financial
resources early in the project to achieve these goals. In recognition of
this financial burden to the landowner and the need to complete the
project to amortize that investment, and of the importance of these
traffic improvements to the County, it is the intent of the County and
the landowner to enter into a development agreement or other mechanism.
The policies that follow identify the specific assurances that the
goals of the Transportation Element of the General Plan .will be
implemented:
' 1. Roadway Improvements:
Pelican Hill Road is designated as a 6-lane major arterial
highway, while Sand Canyon Avenue is designated as a 2-lane
' commuter -level arterial highway. Pacific Coast Highway is
designated as a 6-lane major arterial highway from immediately
north of Pelican Hill Road to the southern boundary of PA 14;
' and a 4-lane primary arterial highway from Pelican Hill Road to
the City of Newport Beach, and south of PA 14 at the City of
Laguna Beach. The conceptual alignments for Pelican Hill Road
and Sand Canyon Avenue are shown on the Land Use Plan
(Exhibit G) and Exhibits L and N. Some variations in
alignment may occur in the final design process for these
roads. The alignment for Pacific Coast Highway remains in its
current location within the Plan, as shown on Exhibit G.
Adjacent to The Irvine Coast Project, Pacific Coast Highway
' will be widened to its master planned width in conjunction
with adjacent Irvine Coast development areas. Widening
' adjacent to State Park facilities is to be completed by others.
I-4.20
tro
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OOHCEP4 PLM 1^^►
The Irvine Coast Local Coastal Program Exhibit L
I-4.21
BASIC SECTION
1ZU'
Left turn
lane
9' 19' i 12' . 13'. i 10',4',_ 13' 1 12' 19' 9'
SECTION WITH LEFT TURN LANE
Left turn
lanes
9' 1 19' 12' I _ 13' 1 10' 1 10' i4'1 13'
i
SECTION WITH DOUBLE LEFT TURN LANE
FrELOC AM HOLD ROADco
e�pom0 08doona
The Irvine Coast Local Coastal Program
I-4.22
�i
Typical sections for these roadways are shown on Exhibits
M, O, and P.
2. Boadwa7 Phasing:
The construction of Pelican Hill Road, Sand Canyon Avenue,
and Pacific Coast Highway widening improvements shall be
implemented in a manner which is consistent with policies
adopted in the 1981 Irvine Coast LCP. Pelican Hill Road shall
be phased such that four travel lanes from Pacific Coast
Highway to MacArthur Boulevard shall be completed prior to
Issuance of the certificate of occupancy for development inland
of Pacific Coast Highway which generates in excess of 4,560
Average Daily Trips (based upon daily trip generation from 100
low density residential units, 350 hotel rooms and 25,000 square
feet of directly -related support commercial facilities approved
In the previous LCP). Additional lanes of Pelican Hill Road
within the project boundaries up to the maximum size of 6-
lanes, shall be constructed at the time that Irvine Coast
development adjacent to Pelican Hill Road requires additional
road capacity beyond the initial 4-lanes to serve traffic
generated by such development. Sand Canyon Avenue shall be
constructed to 2-lane commuter arterial road standards in
conjunction with adjacent development. Similarly, Pacific Coast
Highway will be widened consistent with 6-lane major arterial
standards in conjunction with adjacent development.
Transitions on Pacific Coast Highway from 6-lane major
arterial standards to 4-lane primary arterial standards shall
occur immediately north of Pelican Hill Road to the City of
Newport Beach, and south of PA 14 to the City of Laguna
Beach.
A summary of the arterial roadway phasing policies for The
Irvine Coast development is provided on Exhibit Q, "Irvine
Coast Arterial Roadway Phasing Summary."
I-4.23
EW
The Irvine Coast Local Coastal Program
I-4.24
U
Exhibit N -
BASIC SECTION
72,
20' 32'
Climbing
Lane
* 18' 12' 41I 12` _L 8 �
SECTION WITHN CLIMBING LANE
1
Left turn
lane
8'*, 12, �_ 12' 1 10' ,4'f 12' �_ 12'
I �
SECTION AT INTERSECTION WITH LEFT TURN LANE,
RIGHT TURN LANE AND ACCELERATION LANE
SAND CANYON AVENUE -
Typical Sections
The Irvine Coast Local coastal rrogram
*UNPAVED PARKWAY
Exhibit O
I-4.25
1 120'
9 * 44' 14' 44'
1 20' 1 12' 12'
1 g'
1 --
''Improvements by Others (Except Adjacent to'PA 9)
1 BASIC SECTION
1
i
1
1 TRANSITION/EXISTING SECTION
II
1 pQC��G�OC� C�OQ�
7WFPOC�20 8 @@UOO fl@
1 The Irvine Coast Local Coastal Program
I-4.26
971
I
Irvine Coast
Improvements
1*
*UNPAVED PARKWAY
Exhibit P _
IRVINE COAST ARTERIAL ROADWAY PHASING SUMMARY
Roadwa Im rovament
Trfaaerina Mechanism
2 lanes of San Joaquin Hills Road -existing
terminus to Pelican Hill Road
Pelican Hill/Pelican
Ridge Development .
generating up to
4 lanes of Pelican Hill Road - from San
4560 ADT* (PAIR, PAID,
Joaquin Hills Road to Development Area access
PAIL PA2A, PA2B, PA2C)
4 lanes of Pelican Hill Road -Pacific Coast
Occupancy of Highway
to MacArthur Boulevard
development Inland
of Pacific Coast
Highway generating In
excess of 4560 ADT*
2 additional lanes on Pelican Hill Road
Adjacent Pelican
(6 total) between Pacific Coast Highway
Hill Frontal
and San Joaquin Hills Road
Slope Occupancy
(PA13A, PA13B)
Adjacent Cameo Del
1 additional southbound lane on Pacific
Coast Highway - PA9 Frontage
Mar Occupancy
(PA9)**
'1
additional northbound lane on Pacific
Adjacent'Pelican
Coast Highway from Send Canyon to Pelican
Frontal Slope
_..
Hill Road
Occupancy (PA13A,
PA13B)
1 additional northbound lane on Pacific Coast
Adjacent Pelican
Highway between: 1)Crystal Cove State Park
Hill Ridge/Pelican
and Sand Canyon; and
Hill Frontal Slope
2)Pelican Hill Road and
Development and
Corona Del Mar
adjacent Muddy
Canyon Occupancy
(PA13C, PA13D, PA14)
'
2 lanes of Send Canyon Avenue -Pacific Coast
Adjacent Wishbone
Highway to Development Area access
Frontal Slope
occupancy**
(PA3A, PA3B)
2 lanes of Sand Canyon Avenue from Wishbone
Adjacent Wishbone
Frontal Slope access to PA 4A, 4B access
Hill Occupancy
(PMA, PA48)
2 lanes of Sand Canyon Avenue - Wishbone Hill
Adjacent Wishbone
access to Coastal Zone boundary
Ridge Occupancy
'
(PA5, PA6)
* Initial development inland of Pacific Coast Highway shall be limited to a 4"0 ADT total trip ceiling
prior to the implementation of Pelican Hill Road to MacArthur Boulevard,
which equates to development
allowed inland of Pacific Coast Highway in the 1981 LUP approval.
Said initial development inland of
Pacific Coast Highway shall be allowed in Planning Areas PAtA, PAID,
PA1C, PA2A, PA2B, PA2C, PA3A, and
'
PA3B, as long as the total cumulative trip generation does not exceed the 4560 ADT ceiling.
** Implementation of Planning Areas PA3A, PA3B, and PA9 is not of"y subject to the applicable restrictions
discussed in the previous footnote but is further limited to allow issuance of building permits in those
areas only when the grading of Pelican Hill Road has started. Further, the amount of development, on a
cumulative basis, for Planning Areas PA3A, PA3B, and PA9 is to be limited so that the 101st occupancy
permit cannot be issued prior to the opening of Pelican Hill Road through to MacArthur Boulevard.
I-4.27
Exhibit Q
q3
1
1
1
i
1
1
1
1
i
1
1
1
1
1
1
1
1
1
�4
3. Typical sections for entry roads, collector roads, residential
streets, and private driveways are shown on Exhibit R. Modifi-
cations to meet special site conditions or safety needs or to
reduce impacts may be approved by the County of Orange.
4. Access to arterial highways from development will occur by
means of primary, secondary, and emergency access points.
5. Access points on Pacific Coast Highway will be located in a
manner to ensure safe and efficient traffic flows. Anticipated
signalized access points serving development areas are shown
on Exhibit Y. Any additional access points shall be minimized
to the extent feasible.
8. Residential areas may be served by private streets.
7. Arterial highways will provide access for public and private
buses. Because of topographic constraints, no exclusive bus or
HOV lanes are to be provided.
8. Commercial areas and/or the State Park will provide parking
space for private (charter) buses and transit stops for public
buses where feasible.
9. A regional Class II (on -road) bike trail will be located along
. Pacific Coast Highway and Pelican Hill Road.
10. Roadway design will generally reflect a rural rather than urban
character. Where feasible, precise roadway alignments shall
preserve the natural topography and avoid environmentally
sensitive areas.
11. Modifications to existing roadway standards will be carefully
considered where justified by safety and circulation conditions.
I-4.28
ENTRY ROAD
ENTRY ROAD
56'
a
8b'
10' 8' 12' i 12' 8' IU'
R/W .30' 30'
COLLECTOR ROAD
R/W 26' 26' R/W
RESIDENTIAL STREET K500 ADT
F2W
PRIVATE DRIVES
R[FOUDD EM70QL C MY ROAD o
RESUB H70AL� 07B E78
tr p1�� ftoguofe'
The Irvine Coast Local Coastal Program
Exhibit R
I-4.2a
II
' 12. Where appropriate, sidewalks will not be required in Low
Density and Medium -Low Density residential areas that abut
open space areas.
13. Public vistas to the ocean will be afforded along Pelican Hill
' Road where feasible.
14. Roadway grading shall be blended into existing topography by
contour grading, where feasible. Retaining walls and other
structures may be used to minimize grading impacts.
' 15. Visibility of terrace drains will be minimized to the greatest
' extent feasible through landscaping.
16. Any landscaping on public roads will make a gradual transition
' to native vegetation where applicable.
I
1
17. Improvements to accommodate widening of Patine Coast High-
way shall be allowed, and constitute a principal permitted use
In PA 3A, PA 3B, PA 9, PA 30A, PA 10B, PA 14, and PA 17.
18. In 1979, the County certified final EIR 267 for the San Joaquin
Hills Transportation Corridor (State Route 73) and selected a
locally -preferred route which would involve grading and con-
struction in a small portion of the most inland area of coastal
zone. This alignment will be under further review in a joint
EIR/EIS currently being prepared with CalTrans as the lead
agency for CEQA purposes and the FHWA as the lead agency
for NEPA purposes. The following policy provides for the
grading area identified pursuant to EIR 267:
I-4.30
a. San Joaquin Hills Transportation Corridor:
Improvements in the grading area identified in Orange
County EIR 267 required to accommodate grading and
construction for the San Joaquin Hills Transportation
Corridor (SJHTC, Rt 73) may be located in PA 2C and PA
6 when found consistent with the LCP in a Coastal
Development Permit for the SJHTC, Rt 73.
19. The policies below provide for grading and construction
required for the following projects:
' a. San Joaquin Hills Road:
' Improvements required to accommodate the grading and
construction for San Joaquin Hills Road may be located in
portions of PA 2C, PA 6, PA 12D, PA 8, and PA 11A
' when found consistent with. the LCP in a Coastal
Development Permit for any such road project.
1 b. Laguna Canyon Road:
1
1
1
I
Improvements to accommodate the widening and/or
relocation of Laguna Canyon Road shall be allowed in PA
16A, PA 16B, PA 20A, PA 20B, PA 20C, PA 21A, and PA
21B, provided that any such project is the least
environmentally damaging feasible alternative, as
determined and approved by the California Coastal
Commission.
20. The typical section for Sand Canyon Avenue may be modified
to include 13-foot-wide lanes in order to accommodate a raised
median.
I-4.31
I
' 21. Traffic management program measures, including but not limited
' to the following, shall be encouraged by the landowner,
operators, and lessees as appropriate at all stages of project
development and buildout. Each Coastal Development Permit
within an individual planning area shall be accompanied by a
' description of specific traffic management program measures, as
appropriate, which shall be carried out In furtherance of this
policy:
' a, Vanpool and carpool programs which encourage and assist
people in forming rideshare groups;
' b. setting aside preferred parking for people who share
rides;
' C. operating shuttles to transit stops, airports, and selected
points of visitor attraction from overnight accommoda-
tions. The use of shuttles should be correlated with the
buildout of visitor areas and real demand for shuttle ser-
vices. Additionally, project hotels shall make cars avail-
able for guest use in accordance with guest needs and
' accepted hotel management practices;
d. setting up "transportation stores" to disseminate
' information on bus schedules and ridesharing;
' e. Construction of pedestrian and bicycle paths connecting
areas of interest, in accordance with County management
' policies and golf course/resort management needs;
f. Establishing efficient signal timing to speed traffic flows;
1 g. Within the policies of the appropriate transit provider,
encourage increased frequency and range of public transit,
and;
' I-4.32
58
h. Providing bus -related transit facilities, where appropriate,
such as bus shelters, bus pullouts, and bus turnarounds.
22. Recognizing that Pacific Coast Highway is subject to complex
regional impacts, the Growth Management Program to defined
In UP General Provision Subsection II-3-A-9. Therefore the
AMR procedure in relationship to this project's traffic impacts
focuses only on the link traffic volumes of Pelican Hill Road
and Sand Canyon Avenue within the Coastal Area. For each
year that the Orange County Annual Monitoring Report
Indicates that segments of Pelican Hill Road or Sand Canyon
Road located within The Irvine Coast Planned Community are
shown to be operating at traffic conditions worse than Level of
Service "C" during commuter A.M./P.M. peak hours (i.e., an .80
We ratio or greater for an average peak hour weekday
condition), the landowner shall prepare and submit a report to
the County BMA to be approved by the Planning Commission
containing the following information:
a. An analysis that determines the source of the trips on the
roadway link(s) in question by quantifying: 1) the number
of trips which are directly attributable to development
located within Planning Areas PA 1 through PA 10, PA
13, PA 14, PA 18 and PA 20; and 2) the remaining
number of trips which are regional, through traffic, or
traffic generated from other sources; and
b. If the analysis determines that the amount of trips
generated by the above -referenced Irvine Coast Planning
Areas is 10% or more in excess of the trip generation
projections estimated for equivalent levels of development
in the "Irvine Coastal Areas Traffic Analysis" (Austin -
Foust Associates, Inc., February 1987) then the report
shall include, an analysis of the traffic mitigation measure
currently being implemented and recommend additional
I-4.33
t 94
1-
Lfeasible mitigation measures which would be implemented
within the LCP development area to further reduce
project generated trips.
The highway improvements and phasing as defined in this
Section E and on Exhibit Q, which are required by this
LCP, have been determined to be of significant public
benefit beyond normal project requirements so as to meet
ithe objectives of the County's Growth Management Policy.
Consistent with this LCP, highway improvements and
implementation of the Growth Management Program
Identified above will be incorporated into subsequent
agreements, if any, between the landowner and County.
23. To the maximum extent feasible, heavy construction traf-
fic (i.e., dirt moving equipment, dump trucks, and cement
trucks) will access the Irvine Coastal properties of
' Pelican Hill from the Coyote.Canyon Landfill and/or other
Wand area. Construction traffic for Cameo Del Mar,
' Wishbone, and Pacific Coast Highway widening requiring
access from Pacific Coast Highway will be restricted on
1 Pacific Coast Highway to periods of non -peak traffic.
The applicant shall provide on -site parking for
construction vehicles working adjacent to the Pacific
Coast Highway as soon as possible to minimize impacts on
PCH.
' F. PUBLIC woRES/INFRASTRUCTURE POLICIES
1. All public works/infrastructure collection, distribution, and
drainage facilities within residential and commercial areas
necessary to support designated land uses from these systems
are principal permitted uses under this Land Use Plan.
1 I-4.34
2-1
II .
J2. Exhibits S, T, and U illustrate the concept plans for backbone
1 water service, sewer service, and drainage facilities, respec-
tively. These concept plans were prepared with the most cur-
rent information available but are subject to refinement at
more detailed stages of planning. Necessary above -ground
public works, infrastructure, and utility facilities will be
located and designed to minimize visual impacts.
3. All necessary water service improvements, including pipelines,
booster stations, and other facilities will be designed in con-
junction with the final tract maps.
4. The water system will be designed to provide adequate fire
flows. Water reservoirs may be located above ground.
5. Two water storage and transmission facilities will be located in
Conservation areas to serve fire and domestic needs of
adjoin-
ing development, both existing and proposed. One is currently
located on the lower portion of one of the ridges in PA 17.
The other will be located on the lower portion of the ridge in
PA 21.
6. All necessary sewer service improvements, including pipelines,
pump stations, and other facilities will be designed in con-
junction with final tract maps.
' 7. All necessary drainage improvements, including storm drains,
detention basis within drainage courses, and other facilities will
be designed in conjunction with final tract maps.
I
I
I-4.35
' ca,zorE�aa�!?Y
„� H •
arvOF IM M TC H
/f �+
TC 1
TC TCTC
M _
L
CCrystal` Cev R CRYSTAL STATE PARK
L f / T
Rest - �y
PACIFIC OCEAN MuuCow
LAO OF
CITY A SUCH
o o OIL YAM
The Irvine Coast Local Coastal Program -
LEGEND
'C—j RESERVOIR _
C] PUMP STATION
EXISTING 33' PIPEUNE
WATER MAIN
Exhibit 8 —
I-4.36
IDZ
I
The Irvine Coast Local Coastal Program
LEGEND
F-T-1 PUMP STATION
EWER
FORCE MAIN
' I-4.37
Io 3
Exhibit T
1
1 COASTAL zONE BOUNDARY
OF M M i L
NEN40RT a .�• �� )J �'
eEACN tN
G� TC
`' f (�i f }
pb, f 1
1 T TC «. M RJ TC
Pam why, � L M \. �•'��..y J —
Cry" CRYSTAL C9YE STATE PARK
L 1 T _
PACIFIC OCEAN ma"m
AW" L
LAGUNA CRY
BEACH
1 ENO 00 0 HE O o N HLr- E WHCEl r' LI
' The Irvine Coast Local Coastal Program -
LEGEND
STORM DRAIN -
-*I ENERGY DISSIPATORS
DETENTION BASINS
' Exhibit U —
I-4.38
Illy -