HomeMy WebLinkAboutIRVINE COAST MCDP*NEW FILE!
IRVINE COAST MCDP
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THE IRVINE COAST
MASTER COASTAL
DEVELOPMENT
PERMIT
Approved May 451988
0 GENERAL NOTES TO THOSE RECEIVING THIS PACKAGE
This is replacement material for the draft of the Master CDP dated 2/4/88.
These pages have been revised to replace the cross -through and italicized
print on the blue pages of your current copy. Please note, some of the page
numbers have changed. All the text pages in your current copy will be
replaced by those included in this package.
Page markers have been inserted where the original graphics/tables/folded
maps will not be replaced.
Additional pages will be inserted in the following instances:
Section 1.0
(A) Pages i and ii will be placed in front of Section 1.0.
(B) Pages V through I-1 will be inserted after page iv.
Section 4.0
(A) Page IV-5 will be inserted after page IV-4.
• (B) Page IV-15 will be inserted between the 11 x 17 folded graphics
Exhibit 4.4a and 4.4b.
(C) Page IV-18 will be inserted between Exhibit 4.4c and Exhibit 4.5.
Two folded maps will be replaced:
Section 5.0
(A) Replace folded map Exhibit 5.2.
(B) Replace folded map Exhibit 5.3.
All of the 11 x 17 folded graphics/tables and remaining folded maps will
remain in the text.
Thank you for your assistance.
is
TABLE OF CONTENTS
• THE IRVINE COAST MASTER CDP
1.0 INTRODUCTION I -I
1.1 Location
1.2 Current Entitlements
1.3 Local Coastal Program Elements
1.4 Purpose and Scone of Master CDP
1.5 Correlation of Master CDP with Certified LCP
2.0 MASTER DEVELOPMENT PLAN II-1
2.1 Land Use'
2.2 Planning Area Development Concepts
2.3 Development/Open Space Edges
• 2.4 Development Phasing
2.5 Local Park Implementation Plan
2.6 Housing Implementation Plan
2.7 LCP Consistency
3.0 VESTING "A" TENTATIVE TRACT MAP NO. 13337 III-1
3.1 Summary Description
3.2 LCP Consistency
4.0 MASTER CIRCULATION IMPROVEMENTS IV-1
4.1 General Public Street Pattern Description
4.2 Scenic Highways (Pacific Coast Highway)
4.3 LCP Consistency
• 147/75.010
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TABLE OF CONTENTS (continued)
THE IRVINE COAST MASTER CDP
Chapter
Number Title Paee
5.0 MASTER UTILITIES AND BACKBONE INFRASTRUCTURE V-1
IMPROVEMENTS
5.1 Descriotion of Public Works Backbone Systems
5.2 Master Infrastructure Distribution System
5.3 LCP Consistency
6.0 MASTER DRAINAGE AND RUNOFF MANAGEMENT PLAN VI-1
IMPROVEMENTS
6.1 Descriotion of Drainage System
6.2 LCP Consistency
7.0 MASTER RESOURCE PROTECTION PROGRAMS VII-1
• 7.1 Archaeological/Paleontological Resources
7.2 Biological Resources
7.3 LCP Consistency
8.0 MASTER CDP COMPLIANCE WITH LCP PROCEDURES VIII-1
• 147/75.010
Irvine Coast MCDP Errata
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LIST OF EXHIBITS
• THE IRVINE COAST MASTER CDP
Exhibit
Number Title Paee
1.1
Location Map
1-2
1.2
Master CDP Boundary Map
I-3
1.3
Planned Community Development Map
I-6
2.1
Appeal Jurisdiction/Riparian Habitat
Creation Program/Fuel Modification Concept
II-3
2.2
Fuel Modification Section 1
II-5
2.3
Fuel Modification Section 2
II-6
2.4
Fuel Modification Section 3
II-7
3.1
Vesting "A" Tentative Tract Map No. 13337
III-2
3.2
LCP Planning Area - Vesting Tract
13337 Lot Comparison Map
III-8
3.3
Master CDP Development Area Map
III-10
4.1
Arterial Roadway Master Plan
IV-2
4.2
Pelican Hill Road Section A
IV-7
• 4.3
Borrow Site Export Distribution
IV-7A
4.4
Pacific Coast Highway Sections B & C
IV-12
4.4a
Proposed Improvements at Los Trancos Canyon
I7-15a
4.4b
Pacific Coast Highway/PA9
IV-15b
4.4c
Proposed Undercrossing Section Pacific Coast
Highway/PA9 (looking southbound)
IV-15c
4.5
Upper/Lower Loop Road Section D
IV-16
4.6
Sand Canyon Avenue Section E
IV-20
4.7
Roadway Phasing Plan
IV-24
5.1
Domestic Water Distribution System
Master Plan
V-2
5.2
7.0 MG Buried Reservoir Plan/Section
V-4
5.3
4.1 MG Buried Reservoir Plan/Section
V-5
5.4
2.2 MG Buried Reservoir Plan/Section
V-6
5.4a
Proposed Waste Supply Line Relocation
V-8a
5.5
Wastewater Collection System Master Plan
V-9
5.6
Pacific. Coast Highway Wastewater System Map
V-11
5.7
Master Utilities Plan
V-15
•
147/75.010
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MCDP Errata
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iii
•
•
•
Exhibit
Number Title Pace
6.1 Existing Hydrology Map VI-2
6.2 Energy Dissipater Plan/Section VI-3
6.3 Master Drainage Improvement Plan VI-4
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iv
LIST OF TABLES
THE IRVINE COAST MASTER CDP
Table
Number Title Page
1-A
Planned Community Statistical Table
I-8
1-B
Correlation of Master CDP Chapters with
LCP Chapters
I-14
2-A
LCP Policies and Regulations Applicable to
Planning Area Grading
II-14
2-B
LCP Policies and Regulations Applicable to
Fuel Modification
II-15
2-C
LCP Policies and Regulations Applicable to
Riparian Habitat Creation Program
II-17
2-D
LCP Policies and Regulations Applicable to '
Local Park Implementation Plan
II-18
2-E
LCP Policies and Regulations Applicable to
Wilderness Open Space Dedication Program
II-19
• 3-A
Lot Acres within Vesting "A" Tentative
Tract Map No. 13337
III-3
3-B
Consistency Between Vesting "A" Tentative Tract
Map No. 13337 Lots and Certified LCP Planning
Areas
III-5
3-C
Comparison of Master CDP and LCP Planning
Areas by Land Use, Gross Acres, and Dwelling
Units/Accommodations
III-7
3-D
Comparison Between LCP Planning
Areas, CDP Development Areas, and
Vesting "A" Tentative Tract No. 13337 Lots
III-9
4-A
Irvine Coast Arterial Roadway Phasing
Summary
IV-3
4-B
LCP Polices and Regulations Applicable to
Master Roadway Improvements
IV-33
147/75.010
Irvine Coast MCDP Errata
05/11/88
v
•
•
LIST OF TABLES
THE IRVINE COAST MASTER CDP
Table
Number Title Pace
5-A LCP Policies and Regulations Applicable to
Master Utilities and Backbone Infrastructure
Improvements
6-A LCP Policies and Regulations Applicable to
Master Drainage Implementation
7-A LCP Policies and Regulations
Archaeological/Paleontological Resource
Protection
7-B LCP Policies and Regulations Applicable to
Biological Resource Protection
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vi
V-17
VI-11
Applicable to
VII-4
VII-6
•
1.0 INTRODUCTION
1.1 Location
The Irvine Coast Planned Community contains 9,432 acres of land
in the unincorporated coastal foothills of Orange County. The
Planned Community is bordered on the north by the City of
Newport Beach, on the east by the unincorporated areas of the
County of Orange, on the south by the City of Laguna Beach, and
on the west by the Pacific Ocean. The Irvine Coast is shown on
Exhibit 1.1, Location Map.
Geographically, the portion of the Planned Community addressed
in this Master Coastal Development Permit (Master CDP) is a
northerly subarea encompassing approximately 2,813 acres as
illustrated on Exhibit 1.2, Master CDP Boundary Map. This
subarea includes 23 of the total 44 Land Use Planning Areas
within The Irvine Coast (i.e., Planning Areas IA, 111, 1C, 2A, 2B,
• 2C, 3A, 3B, 8, 9, 10A, lOB, 11A, 11B, 12A, 12D, 13A, 13B, 13C,
13D, 13E, 13F, and 14).
• 147/75.010
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•
SUNSET
AOUATI(
PARK—'
BEACH
BOLSA
IRVINE COAST
PLANNING UNIT
F�I:YLLCT.t:7►'lHi��li�I.Cli
NEWPORT OUNES_/ NEWPORT
BEACH
ALISO CREEK
PLANNING UNIT
EMERALD BAYJ LAGUNA
BEACH
y c
�4
SOUTH LAGUNA a O
LAGUNA NIGUEL
DANA POINT
CAPISTRANO Bi
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Irvine Coast MCDP
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Location Ma;t
"" THE=IRVINECOASiMCEIP
MASTER COASTAL
DEVELOPMENT
PERMIT AREA
LAND USE DESIGNATION
136 PLANNING AREA NUMBER
0 LOW DENSITY RESIDENTIAL (0-2)
0 MEDIUM -LOW DENSITY RESIDENTIAL (2-3.5)
0 MEDIUM DENSITY RESIDENTIAL (3.5-6.5)
0 HIGH DENSITY RESIDENTIAL (6.5-18)
GOLF COURSE
0 TOURIST COMMERCIAL
RECREATION
CONSERVATION
BASE MAP SOURCE: Land Use Plan, First Amendment: The
Irvine Coast Local Coastal Program
Adopted by the Orange County Board of Supervisors. December 2, 1987.
Certified by the California Coastal Commission on January 14, 1988.
Master CDP Boundary Map
THE IRVINE COAST MCDP
147/75.010
Irvinc Coast MCDP EXHIBIT 1.2
05/11/88 I-3
• 1.2 Current Entitlements
The entire Irvine Coast Planned Community is within the Coastal
Zone as defined by the California Coastal Act of 1976, and is
coterminous with The Irvine Coast Planning Unit of the Local
Coastal Program of the County of Orange. As such, the project
area covered by this Master CDP is under the land use planning
and regulatory jurisdiction of both the County of Orange and the
California Coastal Commission.
In accordance with the California Coastal Act, the County of
Orange has prepared a Local Coastal Program (LCP) for The
Irvine Coast. As certified by the California Coastal Commission
on January 14, 1988, this LCP is part of the County's General
Plan and Zoning Code, and guides development within The Irvine
Coast Planned Community.
• The Irvine Company currently owns approximately 6,625 acres
within the 9,432-acre Planned Community. The other 2,807 acres
were cooperatively sold or dedicated to the California Department
of Parks and Recreation for Crystal Cove State Park.
The Orange County Board of Supervisors approved the "First
Amendment: The Irvine Coast Local Coastal Program" on
September 30, 1987. The California Coastal Commission approved
the same on November 19, 1987. The Orange County Board of
Supervisors adopted the Land Use Plan by Resolution No. 87-1606
and the Implementing Actions Program by Ordinance No. 3674 on
December 2, 1987. The California Coastal Commission certified
The Irvine Coast Local Coastal Program on January 14, 1988.
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05/11/88 I-4
• 1.3 Local Coastal Program Elements
The 1988 certified Local Coastal Program for The Irvine Coast
(herein referred to as the LCP) is composed of a Land Use Plan
(LUC, Part I), and an Implementing Actions Program (IAP, Part
II). A separately bound Appendix to the LCP contains LCP
supporting and technical documents.
The Land Use Plan (LUP) is the general planning and policy
component of the LCP. It illustrates the types and distribution
of private and public open space, residential, and commercial
uses; identifies the major road network; and sets the overall land
use intensity. The LUP consists of the Land Use Plan and four
chapters:
1) MAIN ELEMENTS OF THE LAND USE PLAN;
2) COASTAL ACT CONSISTENCY AND OVERALL FINDINGS
• AND CONCLUSIONS;
3) RESOURCE CONSERVATION AND MANAGEMENT POLICIES;
and
4) DEVELOPMENT POLICIES.
The Implementing Actions Program (IAP) provides development
standards for The Irvine Coast LCP. It consists of Planned
Community (PC) District (Zoning) Regulations and is organized
into thirteen chapters:
1) INTRODUCTION;
2)
PURPOSE AND OBJECTIVES;
3)
GENERAL PROVISIONS AND REGULATIONS;
4)
RESIDENTIAL PLANNING AREAS;
5)
TOURIST COMMERCIAL PLANNING AREAS;
6)
GOLF COURSE PLANNING AREAS;
7)
RECREATION PLANNING AREAS;
• 8)
CONSERVATION PLANNING AREAS;
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I-5
• 9) OFF-STREET PARKING REGULATIONS;
10) DISCRETIONARY PERMITS AND, PROCEDURES;
11) • DEVELOPMENT MAP AND STATISTICAL TABLE
REGULATIONS AND PROCEDURES;
12) DEFINITIONS; and
13) LEGAL DESCRIPTION.
•
147/75.
Irvine I
05/11/E
The PC Development Map and Statistical Table are reproduced in
this Master CDP as Exhibit 1.3 and Table I -A, respectively, as
they provide a comprehensive overview of The Irvine Coast
Planned Community.
FLAMMEED CMUMffy
DEVELoOP[n EE ff A ° 0
The Irvine Coast Local Coastal Program
LEGEND
I
PLANNED COAfvxXJTY BOUNDARY
® FLOCOPLAIN 2 ;;--R MAJOR ARTERIAL
138 I
PLAMANG AREA
0 FLOODPLAIN 3 =1, PP NARY ARTERIAL
0
LOCAL ROAD CONNECTIONS TO P.C.H.
SCENIC FMN. DIST. =Z; COWAHER ARTERIAL
®
LOW DENSITY RESIMMAL (0-2)
SIGN RESTRICTION ED CLASS I REGIONAL "
MDtOW DENSITY RESIDENTIAL (2-35)
DISTRICT BIKE TRAIL
0
tiEDium DENSITY RESIDENTIAL (3.5-6.5)
O SIGNALIZED o0o REGIONAL RIDING/
HGH DENSITY RESIDENTIAL (6.6-18)
INTERSECTION HKING TRAIL
d
rVT1
GOLF COURSE
TOURIST. Coti MMCIAL
SOURCE: First Amendment: The Irvine Coast
RE PEA ION
Local Coastal Program
CONSERVATION
Adopted by the Orange County Board of Supervisors, December 2, 1987
Certified by the California Coastal Commission on January 14, 1988.
PC Development Map
147/75.010
Irvine Coast MCDP
EXHIBIT 1.3
05/11/88
I-7
IE
r
�J
TABLE I —A: PLANNED COMMUNITY STATISTICAL TABLE
High/H - -
to
27
-
71
ISO
Medlum/M
18
115
-
106
140
High/H
1C
180
(c)
824
970 '
Medium/M
2A
109
(0)
182
210 - -
Medium/M
213
195
(e)
474
530
Medium/M
2C
281
-
435
490 - -
Low/L
3A
130
-
40
40
Low/L
38
151
-
45
45
Hedium/M
4A
103
-
e
185
Medium/M
4B
151
-
11
130 - -
Hedfum-Low/Ml
5
150
-
25
30 - -
Low/L
6
195
-
11
75
Lan/L
7A
25
-
2
18 - -
Low/L
78
25
-
2
10 - -
106
58
Recreation/R
11A
197
- - -
Buck Cully, Los
1111
100
- -
Trancos/Muddy
12A
606
Cyns, Pelican/
128
21
Wishbone Hill
12C
59
- - -
Areas
12D
33
12E
352
- - -
Crystal Cove
State Park/R
17
2,807
- -
Irvine Coast/R
18
544
(d) - - - -
Regional Park(d)
19
133
(d)
Recreation/R
20A
11
Parcels Adjacent
20B
5
Laguna Cyn. Rd.
20C
10
- - - - -
Conservation/C
21A/
1,989
(d) - - - -
(Irvine Coast
21B/
Regional Park(d)
21C/210
f RECREATION 7 234 0 0 0 0 0
OUrla
100
Comnercial/TC 138 - 32 - - 400 �600
13C _ 41 - - 300 450
13D - 38 - - 200 350
13E - 60 - - 100 600
13F - 15 - - 50 300
14 - 24 - - 250 250
16A - 10 - - - -
168 3
CDlf1=IAL 0 276 - - 2.150 2.150
CRAND TOTAL ALL 9,156 266 2,600 2,6DO 2,150 2,150
(a) Estimated number of dwelling units or accommodations per Planning Area.
(b) Maximum number of dwelling units or accommodations per Planning Area.
(e) A maximum of 10 gross acres of Neighborhood Commercial will be permitted in Medium/High
Residential Planning Areas PA lei PA 2A, PA 28, or PA S.
(d) Total area of Irvine Coast Wilderness Regional Park 1s 2,666 acres.
SOURCE: First Amendmenl: The Irvine Coast
locos Coostol Program
Adoolad by me O,cn o C9unrr e M w wwmww, o.c.moer 2, 1967
Cef lee br me cwd.nb Comlol COTmmdn on hnwn IA. 1984.
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• 1.4 Purpose and Scoue of Master CDP
All development projects within The Irvine Coast must receive a
Coastal Development Permit approved in compliance with Chapter
10 of the LCP, "Discretionary Permits and Procedures" and, by
reference, the County's CD "Coastal Development" District
Regulations (Section 7-9-118 of the County Zoning Code).
The LCP specifically provides for a large-scale Master Coastal
Development Permit (Master CDP). This Master CDP has six
objectives:
1) Provide comparisons between the certified LCP and the
Master CDP and Vesting "A" Tentative Tract Map No. 13337
to guide the processing of subsequent Project CDP's;
2) Provide sufficient details to permit the construction of
• arterial. and collector roads, backbone drainage facilities,
domestic water storage and distribution system, wastewater
collection system, and master utilities;
3) Provide sufficient details to permit rough grading in
Planning Areas 8 and 2B with construction of Pelican Hill
Road;
4) Provide sufficient details to permit grading of USGS "Blue -
Line" Drainage Courses, as described in the LCP Appeal
Jurisdiction (LCP Exhibit AA), that are within development
Planning Areas (See Exhibit 2.1);
5) Provide sufficient details to permit grading and potential
slope stabilization that encroaches into public open space
Planning Areas 11A and 12A; and
• 147/.75.010
Irvine Coast MCDP
05/11/88 I-9
• 6) Provide sufficient details to permit subdividing the Master
CDP project area into large parcels for financing and/or the
sale or lease to builders/developers, or dedication to the
County of Orange.
1.4.1 Reauested Development Rights within Master CDP
Boundary
This Master Coastal Development Permit is the entitlement
document for the following development rights:
o Vesting "A" Tract Map No. 13337; providing for the
subdivision of the Master CDP project area into large
parcels for financing and/or sale or lease to
builders/developers, or dedication to the County of
Orange.
• o Construction of Sand Canyon Avenue within Planning
Areas 3A and 3B;
o Partial widening of Pacific Coast Highway along The
Irvine Company property frontage;
o Future widening of Pacific Coast Highway along State
Park Frontage;
o Construction of a tunnel under Pacific Coast Highway to
connect the Pelican Hill golf course with its seaward
extension onto Planning Area 9;
o Construction of San Joaquin Hills Road from Spyglass
Road to Pelican Area 9;
o Construction of Upper and Lower Loop Roads
• (collectors);
147/75:010
Irvine Coast MCDP
05/11/88 I-10
o Construction of Backbone Drainage Improvements
• recommended in the Master Drainage and Runoff
Management Plan (Master CDP Appendix) and The Irvine
Coast Hydrology Report (Master CDP Appendix);
o The construction of Backbone Domestic Water Storage
and Distribution System;
o Relocation of water transmission line in PCH;
o Construction of Backbone Wastewater Collection System;
o Construction and/or Relocation of Master Utilities;
o Rough grading within Planning Areas 8 and 2B to
complete Pelican Hill Road side slopes and erosion
control and drainage improvements; and
• o Grading of USGS "Blue -Line" Drainage Courses within
Residential, Tourist Commercial, and Golf Course
Planning Areas.
1.4.2 County-Reouired Aoorovals Outside Master CDP Boundary
Other required County planning documents related to this
Master CDP but involving geographic areas outside the
Master CDP boundary are:
o The County approved Local Park Implementation Plan
(PIP), which includes local park credits for parks within
the adjoining Inland Coastal Hills Planned Community;
• 147/75.010
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05/11/88 I-11
o The conceptually approved Housing Implementation Plan
• (HIP), which includes affordable units in, but not limited
to, the Inland Coastal Hills and/or Laguna Laurel Planned
Community requires final County approval.
1.4.3 Future Project CDP's within Master CDP Area
As plans within the Residential, Tourist Commercial, and
Golf Course Planning Areas are finalized, Project CDP's
and environmental documentation will be processed
consistent with this Master CDP and LCP Sections II-10-A
and II-10-B. Such Project CDP's and supplemental
environmental documentation may encompass individual or
grouped Planning Areas, or portions thereof and may
include:
o Construction of Tourist Commercial Facilities (e.g.,
• destination resort hotels, casitas, convention facilities,
shopping center, visitor -serving recreation uses, etc.);
o Construction of Golf Course Facilities, including
fairways, greens, clubhouses, and related improvements;
o Construction of Commercial Facilities to serve visitors
and/or residents; and
o Construction of specific Residential Projects, including
related single-family subdivision maps and/or
condominium/multi-Family site plans, homeowner
recreation centers, etc.
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Irvine Coast MCDP
05/11/88 I-12
1.5 Correlation of Master CDP with Certified LCP
The improvements described in this Master CDP will be tested
against LCP Policies and Regulations at the end of 'each chapter.
Table I-B correlates this Master CDP with the Certified LCP by
chapter.
•
• 147/75.010
Irvine Coast MCDP
05/11/88 I-13
TABLE 1-B
CORRELATION OF MASTER CDP CHAPTERS
WITH LCP CHAPTERS
The Irvine Coast Master CDP
• Note: Table
pages a
discard
• 147/75.010
Irvine Coast M(
05/11/88
. 2.0 PLANNING AREA DEVELOPMENT
Although this Master Coastal Development Permit (Master CDP) does
not contain specific proposals for Residential, Tourist Commercial, and
Golf Course development, it will permit grading within portions of the
Appeal Jurisdiction (LCP Chapter II-12, Exhibit AA) in support of such
future development.
•
•
This chapter contains graphics and narrative discussions of LCP
consistency with: 1) proposed grading within the Appeal Jurisdiction
and grading and potential slope stabilization that encroaches into public
open space Planning Areas 11A and 12A; 2) fuel modification; 3)
location of the LCP-required Riparian Habitat Creation Program; 4) the
Local Park Implementation Plan; and 5) the Wilderness Open Space
Dedication Program.
147/75.010
Irvine Coast MCDP
05111188 II-1
• 2.1 Plannln¢ Area Gradin¢
Grading is allowed within the Planning Areas designated for
Residential, Tourist Commercial, and Golf Course land uses per
LCP Chapters I-2, -3, and -4, and II-3, -4, -5, and -6. The
Appeal Jurisdiction (i.e., Lands within 100 feet of USGS "Blue -
Line" Drainage Courses) extends into the Planning Areas to be
graded. Thus, grading within these development Planning Areas
will impact lands within 100 feet of USGS Drainage Courses that
extend into them (Exhibit 2.1). These impacts were anticipated in
the LCP and are mitigated by preserving large contiguous parcels
for resource conservation (Wilderness and Special Use Open Space
Dedication Programs) and the creation of new riparian habitat
(The Riparian Habitat Creation Program).
Grading for Pelican Hill Road extends into Planning Area 12A
(Los Trancos Canyon) for the road and stabilization of slopes.
• This grading was approved by the County and Coastal Commission
in their action on the Pelican Hill Road Coastal Permit Application
and is provided in this Master CDP for continuity. Grading will
also extend in Planning Areas 11A (Buck Gully) and 12A with the
construction of Lower and Upper Loop Roads and the 7.0 million
gallon reservoir adjacent to Upper Loop Road. This grading is
primarily for slope stabilization. These improvements are discussed
in Chapters 4 and 5. Exhibit 2.1 Shows the estimated limits of
this grading. Table 2-A lists the applicable LCP Policies and
Regulations for Planning Area Grading.
• 147/75.010
Irvine Coast MCDP
05/11/88 II-2
APPEAL JURISDICTION/
RIPARIAN HABITAT CREATION PROGRAM/
FUEL MODIFICATION
Exhibit 2.1
• The Irvine Coast Master CDP
Note: Exhibit 2.1 is an oversized (24 x 36 inch) graphic in a plastic
jacket. This is in your original draft. Please leave in place and
discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88 II-3
• 2.2 Fuel Modification
In accordance with LCP Development/Open Space Edges Policies
(Section I-3-M), fuel modification and ecotones will be
accomplished within the interior boundaries of development
Planning Areas except along Planning Areas 2C, 8, and 9, and
along Pelican Hill Road (Exhibit 2.1 and Fuel Modification Section
Exhibits 2.2, 2.3, and 2.4).
Planning Areas 2C and 8 abut the Coastal Zone Boundary, and
require fuel modification on The Irvine Company land outside the
Coastal Zone. Planning Area 9 will require fuel modification
within PA 17 along the State Park edge, which has been
conceptually approved by State Parks. Ecotone areas along PHR
will be accomplished along the edge of the right-of-way and
within PA 12A.
Fuel Modification Plans will be processed with Project CDP's as
• provided for in IAP Regulations Subsection II-3-B-7. Table 2-B
lists the applicable LCP Policies and Regulations.
• 147/75.010
Irvine Coast MCDP
05/ 11 /88 II-4
FUEL MODIFICATION
SECTION 1
Exhibit 2.2
The Irvine Coast Master CDP
Note: Exhibit 2.2 is a folded I x 17 graphic. This page is in the original
draft. Please leave it in place and discard this page.
• 147/75.010
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05/ 11 /88 II-5
•
FUEL MODIFICATION
SECTION 2
Exhibit 2.3
The Irvine Coast Master CDP
Note: Exhibit 2.3 is a folded 11 x 17 graphic. This page is in the
original draft. Please leave it in place and discard this page.
• 147/75.010
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05/11/88 II-6
n
LJ
FUEL MODIFICATION
SECTION 3
Exhibit 2.4
The Irvine Coast Master CDP
Note: Exhibit 2.4 is a folded I x 17 graphic. This page is in the original
draft. Please leave it in place and discard this page.
• 147/75.010
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05/11/88 II-7
• 2.3 Riparian Habitat Creation Program
LCP Chapter I-2, Coastal Act Consistency and Overall Findings
and Conclusions, states: "Any habitat impacts resulting from
drainage course modifications (in Planning Areas 10A, 1013, 13A,
1313, 13C, 13D, 13E, and 13F) will be mitigated by the Riparian
Habitat Creation Program (RHCP) and the Open Space Dedication
Programs" The LCP Golf Course Policies (Section I-4-13)
stipulates that approximately 4,000 linear feet of drainage course,
with a minimum width of 30 feet, will be reconstituted and new
riparian habitat established. Site Development Standards for the
Golf Course provides implementation criteria (LCP Subsection II-6-
E-8).
Exhibit 2.1 Shows the location and extent of the proposed
Riparian Habitat Creation Program. Consistent with LCP Sections
I-2, I-4-13, and II-6-E-8, details of this program will be submitted
with the Project CDP for the golf course. Table 2-C lists the
isapplicable LCP Policies and Regulations.
• 147/75.010
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2.4 Local Park Implementation Plan
•
The Local Park Implementation Plan (PIP) for The Irvine Coast
Planned Community was approved by the County when it
considered the 1988 LCP. -The Local PIP requires approximately 20
acres of local park credit. These park credits will be composed
of: (a) Level Unimproved Park (10 acres) - active recreation; (b)
Private Improved Recreational Facilities (5 acres) - active
recreation; and (c) Special Use Park (5 acres of credit in return
for over 1,100 gross acres of Special Use Open Space Dedication)
- passive recreation.
• 147/75.010
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05/ 1 I /88 II-9
2.5 LCP Consistency
•
The Local Park Implementation Plan is addressed in the
LCP as LCP Appendix No. 5. The LCP specifically
discusses the Dedication of Special Use Open Space
(parks) in Recreation Planning Ares IIA, 12A, and 12E
(i.e., Buck Gully, Los Trancos Canyon, and Muddy Canyon)
with development of abutting residential areas (IAP
Subsection II-3-A-2). The Vesting "A" Tentative Tract Map
subdivides Los Trancos Canyon and Buck Gully for such
dedication which will occur as required in conditions 24
and 25 of this Master Coastal Development Permit. Table
2-D lists applicable LCP Policies and Regulations.
u
• 147/75.010
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2.6 Wilderness Open Space Dedication Program
The Wilderness Open Space Dedication Area includes
approximately 2,666 acres in Planning Areas 18, 19, 21A, 21B,
21C, and 21D (LCP Exhibit I). The Dedication Area is divided
into four Management Units (i.e., I, II, III, and IV) and their
conveyance will follow the numerical sequence. Upon County
approval of The Irvine Coast Development Agreement, and prior
to the issuance of Coastal Development Permits, The Irvine
Company shall record an Offer of Dedication for a term of thirty
(30) years for the entire 2,666-acre Wilderness Dedication Area.
Table 2E lists the applicable LCP Policies and Regulations for the
Wilderness Open Space Dedication Program.
1 J
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TABLE 2-A
• LCP POLICIES AND REGULATIONS APPLICABLE TO
PLANNING AREA GRADING
Land Use Plan (LUP) Policies
I-2-A-2 . . . . . . . . . . . . . . . . . . . Coastal Act consistency in
environmentally sensitive
habitat areas.
I-3-L-1. . . . . . . . . . . . . . . . . . . . Soils and geologic
engineering studies submittal.
I-3-L-2 . . . . . . . . . . . . . . . . . . . Grading subject to Erosion,
Sediment, Runoff, and
Grading Policies.
I-3-L-3 and I-3-4-5 . . . . . . . . . . . . . . Temporary stabilization
techniques.
I-3-L-4 . . . . . . . . . . . . . . . . . . . Earth material removal
provisions.
I-3-L-6 . . . . . . . . . . . . . . . . . . . Re -vegetation of cut and fill
slopes.
• I-3-L-7. . . . . . . . . . . . . . . . . . . . Natural vegetation removal.
I-3-L-11. . . . . . . . . . . . . . . . . . . Contour grading policy for
PA IOA and PA 10B.
I-3-L-12. . . . . . . . . . . . . . . . . . . Grading provisions for
roadway improvements in PA
5, PA 6, PA 12A, PA 12B, PA
12C, PA 12D, and PA 17.
I-3-L-13. . . . . . . . . . . . . . . . . . Conformance with County of
Orange Grading Ordinance.
I-4-D-3e . . . . . . . . . . . . . . . . . . . Grading to provide a smooth
gradual transition between
new and existing slopes.
Imolementine Actions Proeram (IAP) Reeulations
II-3-B-5 . . . . . . . . . . . . . . . . . . . General provisions and
regulations for grading
activities.
• 147/75.010
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u
•
•
TABLE 2-B
LCP POLICIES AND REGULATIONS APPLICABLE TO
FUEL MODIFICATION
Land Use Plan (LUP) Policies
I-3-M . . . . . . . . . . . . . . . . . . . . Along appropriate edges of
PA 11 and 12A, development/
open space edge treatments
will protect open space/
habitat values, views, and/or
provide fire safety including
LCP-specified treatments/
criteria.
I-3-M-4 . . . . . . . . . . . . . . . . . . . Creation of an "ecotone" area
where development adjoins
dense coastal scrub and
chaparral.
I-3-M-5 . . . . . . . . . . . . . . . . . . . Fuel Modification design
criteria.
I-3-M-6 . . . . . . . . . . . . . . . . . . . Development of fuel
modification zones and/or
firebreaks.
I-3-M-7 . . . . . . . . . . . . . . . . . . Fuel Modification Plan
standards and guidelines.
I-3-M-8 . . . . . . . . . . . . . . . . . . Maintenance of nature
specimen vegetation.
I-3-M-9 . . . . . . . . . . . . . . . . . . . Fuel breaks as approved by
County Fire for development
areas.
I-3-M-10. . . . . . . . . . . . . . . . . . . Adequate facilities (including
roads and water sources)
provided for fire protection
concurrent with development.
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II-13
0
•
TABLE 2-B
LCP POLICIES AND REGULATIONS APPLICABLE TO
FUEL MODIFICATION
ImOlemnntino Actions Program (TAP) Regulations
I I-3-B-7 . . . . . . . . . . . . . . . . . .
• 147/75.010
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II-14
Tentative Maps or Site
Plans (Project
CDP's)
abutting Open
Space
Planning Areas shall
provide
fire protection
edge
treatment, including fuel
breaks/modification
zones
consistent with LUP
Policies
Section I-3-M.
o Urban Edge Treatment
describing the interface
treatment;
o Fire Protection Edge
Treatment, including fuel
breaks/modification zones;
and
o Additional Information
which the Manager, EMA
HBPD deems necessary to
assure LCP consistency.
TABLE 2-C
• LCP POLICIES AND REGULATIONS APPLICABLE TO
RIPARIAN HABITAT CREATION PROGRAM
Land Use Plan (L_UPI P
I-2-A-3 . . . . . . . . . . . . . . . . . . . Coastal Act Consistency
through implementation of
the Riparian Habitat Creation
Program and the Open Space
Dedication Programs.
I-4-B-1 . . . . . . . . . . . . . . . . . . . Criteria for drainage courses,
consistency with the Riparian
Habitat Creation Program.
I-4-F-7. . . . . . . . . . . . . . . . . . . . All drainage improvements
will be designed in
conjunction with final tract
maps.
•
• 147/75.010
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•
•
TABLE 2-D
LCP POLICIES AND REGULATIONS APPLICABLE TO LOCAL
PARK IMPLEMENTATION PLAN
Land Use Plan (LUP) Policies
I-3-A-2 . . . . . . . . . . . . . . . . . . . Criteria for the Dedication of
Special Use Open Space
Areas. .
I-3-C-2 . . . . . . . . . . . . . . . . . . . Special Use Open Space
Management Policies.
Imnlementine Actions Proerams (IAP) Reeulation
II-B-10 . . . . . . . . . . . . . . . . . . . Local Park Implementation
Plan review provision.
147/75.010
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II-16
•
•
•
TABLE 2-E
LCP POLICIES AND REGULATIONS APPLICABLE TO THE
WILDERNESS OPEN SPACE DEDICATION PROGRAM
Land Use Plan (LUP) Policies
I'-3-A-1 . . . . . . . . . . . . . . .
147/75.010
Irvine Coast MCDP
05/11/88 II-17
Dedication Program
Requirements and Procedures
for Wilderness Open Space,
including lands to be
dedicated, and procedures for
conveyance of title.
3.0 VESTING "A" TENTATIVE TRACT MAP NO. 13337
3.1 Description
As defined in The Irvine Coast Local Coastal Program -
Implementing Actions Program Chapter 10, Section 7-9-118.3 of the
County of Orange Zoning Code, CEQA (Public Resources Code,
Section 21000 ot sea. and the State CEQA Guidelines (Title 14,
California Administrative Code, Section 15000 et sea. a subdivision
map is a "development project" which requires a Coastal
Development Permit and environmental clearance per CEQA.
Subdivision in accordance with the Vesting "A" Tentative Tract
Map No. 13337 is proposed concurrent with The Irvine Coast
Master CDP. A V=400' copy of this Vesting Map is provided as
Exhibit 3.1. This Vesting Tract Map divides the 23 Planning Areas
into sixty-one (61) development lots (Lots I through 61) and six
lettered open space lots (Lots A through F). Some of the
• residential Planning Areas are divided into more than one lot per
Planning Area to support varied product types and phased
development.
The tract lots are sized for financing and/or sale or lease to
other developers or dedication to the County. This map is
prepared for financing and conveyance purposes. Residential
development will require further subdivision and Project CDP's.
This second level of subdivision is called a "B" Tract Map.
However, dedication of Los Trancos Canyon and Buck Gully
Special Use Park will occur in accordance with Provisions of
Section 2.4 and Conditions 24 and 25 of this Master Coastal
Development Permit.
LCP Planning Area acres are gross areas and include adjoining
arterial/collector roadways. The gross and net acres for each lot
within the Vesting "A" Tract Map is provided in Table 3-A.
• 147/75.010
Irvine Coast MCDP '
05/11/88 III-1
u
VESTING "A" TENTATIVE TRACT MAP NO. 13337
Note: This
origi:
147/75.010
Irvine Coast MC
05/11/88
The Irvine Coast Master CDP
Exhibit 3.1
•
•
TABLE 3-A: LOT ACRES WITHIN VESTING TENTATIVE
TRACT MAP NO. 13337
LOT
ACRES
NUMBER
Net
Gross
1
16.0
16.0
2
17.6
17.6
3
17.0
18.5
4
244.1
250.4
5
14.8
15.4
6
11.8
12.4
7
51.8
54.0
8
41.6
43.5
9
14.3
15.0
10
32.1
37.0
11
38.5
40.0
12
11.1
11.8
13
40.9
42.7
14
37.6
39.0
15
11.0
11.7
16
32.6
34.0
17
32.8
32.8
18
26.2
28.6
19
65.4
68.6
20
3.0
3.6
21
14.4
16.3
22
18.3
21.1
23
40.0
40.0
24
29.5
32.0
25
27.3
30.0
26
1.9
3.0
27
15.4
16.9
28
16.5
17.4
29
13.1
15.1
30
29.8
30.4
147/75.010
Irvine Coast MCDP Errata
05/11/88
III-3 .
LOT
ACRES
NUMBER
Net
Gross
31
8.5
9.2
32
1.3
1.3
33
26.5
27.4
34
20.4
21.0
35
25.8
26.4
36
10.7
12.1
37
2.6
2.9
38
A.9
5.5
39
32.6
34.0
40
22.3
22.9
41
15.2
15.5
42
23.4
24.2
43
17.1
18.4
44
19.0
19.6
45
18.9
19.6
46
19.0
20.7
47
20.0
21.8
48
17.7
18.5
49
17.2
17.9
50
23.0
24.2
51
24.0
25.1
52
27.6
29.4
53
32.0
33.0
54
45.0
47.4
55
55.3
59.4
56
70.3
74.8
57
54.0
54.9
58
84.6
85.3
59
610
65.7
60
22.1
24.0
61
7.0
8.4
Subtotal
Lots 1-61 1,796.4 1,885.3
A
90.6
90.6
B
183.8
183.8
C
29.7
31.0
D
602.0
606.0
E
11.0
11.9
'F
3.9
4.4
Subtotal
Lots A-F
921.0
927.7
TOTAL
ALL LOTS 2,717.4 2,813.0
The lots shown on the Vesting Map also include adjoining
is arterial/collector roadways. . The gross acreage lots are
aggregated in Table 3-B to correspond to the LCP Planning
Areas.
• 147/75.010
Irvine Coast MCDP
05/ 11 /88 III-4
TABLE 3-8: CONSISTENCY BETUM VESTING •A• TENTATIVE TRACT MAP NO. 13337 LOTS AND
CERTIFIED LCP PLANNING AREAS
PERCENTAGE
PLANIIING T.T.M. LOT T.T.M. CONTIGURS T.T.M. UP CHARGE
AREA NUMBERS MET AREA STREET AREA GROSS AREA GROSS AREA FROM UP
IA
5,6
26.6
Acres
1.2
Acres
27.8
Acres
27 Acres
3.0%
18
13-15,22
107.8
Acres
6.7
Acres
114.5
Acres
115 Acres
-0.4%
1C
16-21
174.4
Acres
9.5
Acres
183.9
Acres
180 Acres
2.2%
2A
23-26,F
102.6
Acres
6.8
Acres
109.4
Acres
109 Acres
0.4%
2B
38,45-52,E
183.3
Acres
11.3
Acres
194.6
Acres
195 Acres
-0.2%
2C .'
29-37,39-44
268.3
Acres
12.1
Acres
280.4
Acres
281 Acres
-0.2%
3A
56.57
124.3
Acres
5.4
Acres
129.7
Acres
130 Acres
-0.2%
38
58,59
146.6
Acres
4.4
Acres
151.0
Acres
151 Acres
0.0%
8
27,28
31.9
Acres
2.4
Acres
34.3
Acres
33 Acres
3.9%
9
1,2,3
50.6
Acres
1.5
Acres
52.1
Acres
52 Acres
0.2%
1OA
4,10,12
287.3
Acres
11.9
Acres
299.2
Acres
309 Acres
-3.2%
IDS
55
55.3
Acres
4.1
Acres
59.4
Acres
58 Acres
2.4%
11A
B
183.8
Acres
0.0
Acres
183.8
Acres
197 Acres
-6.7%
116
A
90.6
Acres
0.0
Acres
90.6
Acres
100 Acres
-9.4%
12A
D
602.0
Acres
4.0
Acres
606.0
Acres
606 Acres
0.0%
12D
C
29.7
Acres
1.3
Acres
31.0
Acres
33 Acres
-6.1%
13A
54,61
52.0
Acres
3.8
Acres
55.8
Acres
53 Acres
5.3%
13B
53
32.0
Acres
1.0
Acres
33.0
Acres
32 Acres
3.1%
13C
8
41.6
Acres
1.9
Acres
43.5
Acres
41 Acres
6.1%
13D
11
38.5
Acres
1.5
Acres
40.0
Acres
38 Acres
5.3%
13E
7
51.8
Acres
2.2
Acres
54.0
Acres
60 Acres
-10.0%
13F
9
14.3
Acres
0.7
Acres
15.0
Acres
15 Acres
0.0%
14
60
22.1
Acres
1.9
Acres
24.0
Acres
24 Acres
0.0%
TOTAL MASTER
CDP AREA 2,717.4 Acres 95.6 Acres 2.813.0 Acres 2,939 Acres -0.9Z
3.2 LCP Consistency
The LCP Development Map and Statistical Table Regulations and
Procedures (IAP Chapter II-11) govern the allocation of acreage
and development type and intensity by Planning Area. Table 3-C
provides a statistical framework to compare this Master CDP with
the Certified LCP in terms of Planning Area land use, gross
acreage, and either maximum/estimated dwelling units (for
Residential PA's) or overnight accommodations (for Tourist
Commercial PA's).
The Irvine Coast Planned Community will be developed in
projects that fall within the various Planning Areas. The
boundaries of these projects are consistent with the Planning
Areas and are described in terms of Development Areas (DA's)
that correspond with Vesting "A" Tentative Tract Map No. 13337
(Exhibit 3.2). The Vesting "A" Tentative Tract Map lot
boundaries are substantially in conformance with the Planned
• Community (PC) Development Map (Exhibit 1.3) as demonstrated
in Table 3-D and Exhibit 3.3. The gross acreages as compared in
Table 3-B are within the 10% variance allowable under the LCP.
This Master CDP will amend the Planned Community Statistical
Table (LCP Exhibit Z) in accordance with LCP procedures for
revision (LCP II-11-D). No change to the land use categories or
the number of estimated ("Est (a)") dwelling units or
accommodations is proposed. Table 3-E lists the applicable LCP
Policies and Regulations.
• 147/75.010
Irvine Coast MCDP
05/11/88 III-6
TABLE 3-C: COMPARISON OF MASTER CDP AND LCP PLANNING AREAS BY LAND
USE, GROSS ACRES, DWELLING UNITS, AND ACCOMODATIONS
The Irvine Coast Planned Community
'
1
ALL PLANNING AREAS
RESIDENTIAL PLANNING AREAS
______________________________________________________________
OPEN SPACE
$ RECREATION PLANNING
AREAS
TOURIST
COMMERCIAL PLANNING
AREAS
WITHIN MASTER CDP
STATISTIC to 18 11C 2X 2B 2C 3A
________________________---------- _----------------------------------------------------------------------------------------------------------------
3B
8
9
Subtotal
-----------------------------------------
IDA IOB
11A 11B 12A
12D
-------------
Subtotal 13A
139
.-----------------------------
,13C 13D
13E 13F
14
Subtotal
__________-_____-__
Total
A. LAND USE: (1) I I I I I I I I
I I
I
I I
I I I
I I
___._________i___.____-_________________-_-------______-_-_____________-_
I I
I I
I
I
I
I
I
I I I I I I I I
1. Adopted LCP I H I M I H I M I M I N I L I
___________
L
I I
I H I
I
ML I
-"
I I
I G I
G
I I I
I G I R I R
I I
I R I
I I
'" I TC I
TC
I I
I, TC I
I
TC I
I
TC I
I
TC I
I
TC I
--
I
I --
I_____I_____I_____I_____I------- I_____I_____I_____I__.__I-----
Master CDP I H I M I H I M I M I M I L I
---------- I_____I_____I_____------- I_____I_____I_____I_____I_____I----------
L
I H I
I
ML I
----------
--
I------- I-----
I G I
I------- I_____I------
G
I_ ----- I----- I-----
I G I R I R
I_____I_____I_____I----------
I----- I
I R I
---------- I_____I_____I____I_____I------
-- I TC I
I_____I_____I_____I_____I------
TC
I TC I
TC I
I_____i-----
TC I
I_____I_____i----------
TC I
I
TC I
----------
--
I__________________
I --
I__________________
B. GROSS ACRES:
I I I I I I I I
1. Adopted LCP 127 1115 1180 1109 1195 1281 1130 1151
------------------
I I
133 152
I
I
1,273
I I
1309 1
58
I I I
1197 1100 1606
I I
133 I
I I
1,303 153 132
I
I I141 138
I
160
I
115
I
124
I
I
263
I
12,839
I___- I
2. Master CDP 127.81114.51183.91109.41194.6 1280.41129.71151
----------
I ___I__
134.31
I-___-----_
52.11
1,277.3
I -------
1299.2 159.41183.8
------
190.61606
I----------
131.01
I ----- I -----
1,270 155.81
33
I ----- I
1j43.51
----- I
40 154
------ I
115
I
124
I----------
I
265.3
I------------------
12,813.0
I"----- I I I
3. Difference: I I I I I I I I
I I
I I
I-----_____
I
I------- I_____I------
I I
I_____I_____I_____i----------
I I I
I I
I_____I
I I
Ii____I_____I------
I I
I
I_____I_____I__________I------
I
I
I
_-----------
I
---------- i I " I I____-- I I_____I
a. Acres I(2)-(1)3 11.8 I(0.5)I 3.91 0.4 I (0.4) I(0.6)I(0.3)I
I I_____I._____----
0.0I 1.31
0.1 I
4.7
I_______I_____I___
I (9.8)I
1.4
I- i
I(13.2)I(9.4)I 0.0I(2.0)I
I I
-------
(33.0)I 2.8 I
1.0Ii
i.____I
2.51
" I-----
2.0I
i--___i____"I"---------I-------------"----
(6.0)I
0.0 10.0
I 2.3
I (26.0)
b. % of LCP PA 13.0 I(0.4)I 2.21 0.4 I (0.2) I(0.2)I(0.2)I
0.0I 3.91
0.2 I
0.4
I (3.2)I
2.4
I( 6.7)I(9.4)1 0.0I(6.1)I
(2.5)I 5.3 I
3.111
6.11
5.3I(10.0)I
0.0 10.0
I 0.9
I (0.9)
•
I I I I I I I I
I I I I I I I I
I I
I I
I
I
I I
I I
I I I
I I I
I �
I I
I I
I I
I' I
I I
I
I
I
I
I
I
I
I
I
I
C. DWELLING UNITS
ACCOMMODATIONS:
1. Adopted LCP:
-----------
I_____------- I_____I_____i_____i_____I_____I----------
a. Maximun 1150 1140 1970 1210 1530 1490 140 145
1384 176
I
3,035
I------- I_____I------
I - I
-
I_____I_____I_____i----------
I _ i -
I - I
I_____I_____I.____I_____I------
- 11,1001
600
1;450 1350
1600
I_____I_____I----------
1300
1250
I 2,150
i__________________
13,035/2,150
b. Estimated 171 1106 1824 1182 1474 1435 1 40 145
1288 176
I
2,541
I I
_
I _ I _
I - I
- I 8501
400
I�300 1200
1100
1
50 1250
I 2,150
12,541/2,150
2. Master CDP: I I I I I I I I
I I
I
I I
I I I
I I
I I
I I
I
I
I
I
I
----------- I______I_____I------- I_____I_.___I_____I_____I_____I----------
a_ Maximun 1150 1140 1970 1210 1530 1490 140 145
I3B4 176
I
3,035
I_------ I_____I------
I - I
_
I_____I_____I_____I----------
I _ i _ I _
I - I
I_____I
11,1001
-----
600
I._ ---I
1450 1350
---- _I------
1600
I
1300
----- I
1250
-----
I ----------
I 2,150
I__________________
13,035/2,150
b. Estimated 171 1106 1824 1182 1474 1435 140 145
I I I
1288 176
I
2,541
I - I
-
I - I - I -
I _
I 8501
400
I300 1200
1100
I
50 1250
I 2,150
12,541/2,150
I I I I I
3. Difference: I I I I I I I I
I I
I I
I
I
I I
I I
I I I
I I I
I I
I I
i I
I I
I I
I I
I
I
I
I
I
I
I
I
I
I
--------- ------- I I
a. Maximun 10 I D I D I D I D I D I D I
____I
D
I____
I D I
-I----------
D I
D
I------- I____
I I
-I------ I___ I
I I I
I I
I I
I I
I DI
-----
0
1-"---I
I D I
----- I
D I
------ I
0 I
----- I
0 I
-----
0
I ----------
I 0
I__________________
I 0
b. Estimated I of oI oI oI 0 I oI oI
oI
oI
oI
0
I I
I I I
I I
I OI
0I'
0 I
01
0 I
oI
oI
0
I 0
I-I-I_I-I I -I -I
(1) LAND USE KEY:
I I-I-I-I-I_I
I
I
-I
-I
-I
-I
-I
-I
-I
-I
-I
-I
L = Low Density Residential TC = Tourist Commercial
ML = Medium -Lou Density Residential G = Golf Course
M = Medium Density Residential R = Recreation (Open Space)
H = High Density Residential
•
EXHIBIT 3.2
Lot Comparison Map
The Irvine Coast Master CDP
Note: Exhibit 3.2 is a folded map in a plastic pocket. This is in the
original draft. Please leave in place and discard this page.
147/75.010
Irvine Coast MCDP
05/11/88 III-8
u
•
TABLE 3-D:
COMPARISON BERFEK LCP PLANNING AREAS, CDP
DEVELOPMENT AREAS, AND VESTING •A• TENTATIVE TRACT NO. 13337 LOTS
UP
MASTER CDP
VESTING TRACT
UP
MASTER CDP
VESTING TRACT
PLANNING
DEVELOPMENT
13337 LOT
PLANING
DEVELOPMENT
13W LOT
AREAS
AREAS
NUMBERS
AREAS
AREAS
NUMBERS
1A
1A
5
3A
3A
56
6
57
18
181
13
38
38
58
1B2
13
59
15
22
8
8
27
28
1C
1C
16
17
9
9
1
18
2
19
3
Reservoir
20
21
t0A
4
10
2A
2A1
23
12
24
2A2
25
108
10B
55
•
26
11A
11A
B
26
291
50
F
51
11B
118
A
52
2B2
47
12A
12A
D
48
49
12D
12D
C
283
38
E
45
13A
13A
54
46
61
2C
2C1
36
138
13B
53
Reservoir
37
39
13C
13C
8
40
41
13D
13D
11
2C2
42
43
13E
13E
7
44
• 20
33
13F
13F
9
34
35
2C4
30
2C5
29
2C6 Signet Peak
31
Reservoir
32
•
147/75.010
Irvine Coast
MCOP Errata ,
05/11/88
-1-
•
EXHIBIT 3.3
Master CDP Development Area Map
The Irvine Coast Master CDP
Note: Exhibit 3.3 is a folded map in a plastic pocket. This is in the
original draft. Please leave in place and discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88 III-10
• 4.0 MASTER ROADWAY IMPROVEMENTS
A hierarchy of roadways will ultimately serve The Irvine Coast,
including regional freeway and highway networks, subregional arterial
highway networks, and local collectors (Upper and Lower Loop Roads).
Two arterial highways are planned through The Irvine Coast in a
general north/south direction: Pelican Hill Road (PHR) and Sand
Canyon Avenue (SCA). Pelican Hill Road is designated as a major
arterial (six lanes), on the County of Orange Master Plan of Arterial
Highways (MPAH). Also, San Joaquin Hills Road (SJHR) will be
extended from its existing terminus at Spyglass Hill Road to the
proposed Pelican Hill Road. Sand Canyon Avenue is designated as a
commuter arterial highway (two lanes). The two internal loop roads,
designed as two lane undivided collector roads will serve to collect and
distribute residential, destination resort, and retail/commercial traffic.
Pacific Coast Highway (PCH) is also designated as a major arterial (six
lanes) through portions of The Irvine Coast.
• Exhibit 4.1 presents the arterial Roadway Master Plan improvements
and the locations for street sections illustrated on Exhibits 4.2 through
4.6. Additionally, road grading is described with each road and is
shown on Vesting "A" Tentative Tract Map No. 13337 (Exhibit 3.1). All
roadways within the project shall• be constructed in conformance with
the County of Orange design specifications. PCH improvements will
also be constructed to State of California standards.
The construction of the arterial roadway system for The Irvine Coast
will be phased in accordance with the LCP to meet The Irvine Coast
traffic demands (Table 4-A). In doing so, roadway capacity beyond
the needs attributed to development of The Irvine Coast will be
provided and public access to coastal recreation areas will be enhanced.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-1
L-4
EXHIBIT 4.1
CIRCULATION MASTER PLAN
(MAP POCKET EXHIBIT)
• The Irvine Coast Master CDP
•
Note: Exhibit 4.1 is a folded map in a plastic pocket. This is in the
original draft. Please leave it in place and discard this page.
147/75.010
Irvine Coast MCDP
05/11/88 IV-Z
TABLE
4-A
IRVINE COAST ARTERIAL ROADWAY PHASING SUMMARY
• Roadway Improvement
Triggering Mechanism
2 lanes of San Joaquin Hills Road -existing
Pelican Hill/Pelican
terminus to Pelican Hill Road
Ridge Development
generating up to
4 lanes of Pelican Hill Road - from San
4560 ADT* (PA1A, PA18,
Joaquin Hills Road to Development Area access
PA1C, PA2A, PA28, PA2C)
4 lanes of Pelican Hill Road -Pacific Coast
Occupancy of development
Highway to MacArthur Boulevard
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)
1 additional southbound lane on Pacific
Adjacent Cameo Del
Coast Highway - PA9 Frontage
Mar Occupancy
(PA9)**
1 additional northbound lane on Pacific
Adjacent Pelican
Coast Highway from Sand 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 PA130 PA14)'
2 lanes of Sand Canyon Avenue -Pacific Coast
Adjacent Wishbone
Highway to Development Area access
Frontal Slope
Occupancy"
•
(PA3A PA38)
2 lanes of Sand Canyon Avenue from Wishbone
Adjacent Wishbone
Frontal Slope access to PA 4A, 48 access
- Hill Occupancy
(PA4A PA48)
2 lanes of Sand Canyon Avenue - Wishbone Hill
Adjacent Wishbone
access to Coastal Zone boundary
Ridge Occupancy
(PAS PA6)
* Initial development inland of Pacific Coast Highway
shall be limited to a 4560 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 PA1A, PA1B, PA1C, PA2A, PA2B, PA2C, PA3A, and
PA3B, as long as the total cumulative trip generation
does not exceed the 4560 ADT ceiling.
*•t
•
Implementation of Planning Areas PA3A, PA3B, and PA9 is not only 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, PA38, and FAIR 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.
147/75.010
Irvine Coast MCDP
05/11/88
IV-3
SOURCE: First Amendment: The Irvine Coast
Local Coastal Program
Aaoot"oYm. oicrq* county Itcald a5up.nrlan, D.crr E f2.1917
a.ro1LC OY m. calMomio aomml ComrN Won on la..q 14. 196e.
• 4.1 General Public Street Pattern Description
4.1.1 Pelican Hill Road:
Pelican Hill Road (PHR) will provide access to the visitor -
serving and public park facilities, and relieve congestion on
Pacific Coast Highway (PCH) through Corona del Mar. The
construction of Pelican Hill Road is governed by a Coastal
Development Permit which has been approved by the
California Coastal Commission and separate environmental
documentation. Although not a component of this Master
CDP, the description of Pelican Hill Road is included to
provide an understanding of a central component of The
Irvine Coast development and also to provide a basis for
assessing proposed fill in Planning Areas 2B and 8
necessitated by Pelican Hill Road construction.
• The proposed PHR will extend approximately 6.1 miles
from the current intersection of MacArthur Boulevard and
Bonita Canyon Drive (sometimes referred to as Bonita
Canyon Road) to Pacific Coast Highway, southeast of
Corona del Mar. 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
(UCI) campus, PHR reduces the need to use PCH as a
distribution route for inland traffic that would otherwise
come from MacArthur Boulevard and Laguna Canyon Road.
In particular, PHR 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.
147/75.010
Irvine Coast MCDP
05/11/88 IV-4
• Pelican Hill Road will be graded for the ultimate six- lane
roadway width (ranging from 128 to 150 feet). Its
alignment is shown on the Vesting "A" Tentative Tract
Map No. 13337 (Exhibit 3.1) and a typical section is shown
in Exhibit 4.2. The Pelican Hill Road Project has been
approved by the Orange County Board of Supervisors
(Resolution No. 87-1260) and the California Coastal
Commission (Permit No. 5-87-886).
Planning Areas 8 and 2B abut PHR. Different from any
other planning area fronting on PHR, portions of these
two planning areas require fill to bring the sites to grade
above PHR and create the ultimate road slopes. In
addition, this fill will form, in part, the limits of a
proposed detention basin in Buck Gully. Earth for these
fills is proposed to come from a borrow site opposite
Planning Areas 8 and 2B and across PHR. This grading
is The
complete the slope grading along PHR on its frontage.
The aforementioned rough grading is proposed under this
Master CDP to facilitate the ultimate construction of
slopes adjoining PHR and associated drainage improvements.
•
Approximately 1.4 million cubic yards of fill and 180,000
cubic yards of remedial grading will be required to bring
portions of Planning Area 8 and Planning Area 2B up to
rough grade (Exhibit 4.3). Planning Area 8 needs about 1
million cubic yards and Planning Area 2B requires the
remaining 400 thousand cubic yards, of fill. Remedial
estimates are in the Preliminary Soils and Geotechnical
Report prepared by Leighton and Associates and submitted
under separate cover. Final grading estimates will be made
in the Project CDP for these Planning Areas.
147/75.010
Irvine Coast MCDP
05/11/88 IV-5
EXHIBIT 4.2
PELICAN HILL ROAD SECTIONS
The Irvine Coast Master CDP
Note: Exhibit 4.2 is a folded 11 x 17 graphic. This page is in the original
draft. Please leave it in place and discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-6
• This proposed grading is within residential planning areas
except for the borrow site which is outside the Coastal
Permit Boundary. It includes grading within 100 feet of
Buck Gully (USGS Drainage Course).
4.1.2 San Joaquin Hills Road:
San Joaquin Hills Road (SJHR) will be extended from its
existing terminus at Spyglass Hill Road to the proposed
Pelican Hill Road (PHR), consistent with the LCP. The
Irvine Coast traffic studies indicate that no more than four
lanes of this Master Plan of Arterial Highway (MPAH)
designated six lane arterial will ultimately be needed in the
location noted, based on implementation of all other
components of the current County Master Plan of Arterial
Highways. These differences are expected to be addressed
by the County after certification of the Environmental
• Impact Statement (EIS) and adoption of the final alignment
and interchange configuration for the San Joaquin Hills
Transportation Corridor (SJHTC).
To meet County requirements for development of The
Irvine Coast, The Irvine Company proposes to first grade a
120-foot right-of-way for a six lane road and improve
four -lanes. Water, sewer, utilities and drainage facilities
will be located within the 120 foot right-of-way. Center
median and parkways will be stabilized with irrigated
hydroseed as interim improvements and ultimately
landscaped with trees and shrubs. Ultimate roadway
improvements will be constructed with development of the
adjoining area.
The San Joaquin Hills Road extension is about one and
one-half miles long and covers 50 acres, including slopes.
• The maximum height of cut slopes is 80 feet and the
147/75.010
Irvine Coast MCDP
05/11/88 IV-7
•
EXHIBIT 4.3
BORROW SITE EXPORT DISTRIBUTION
The Irvine Coast Master CDP
Note: Exhibit 4.3 is a folded 11 x 17 map. This page is in the original
draft. Please leave it in place and discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-8
maximum .depth of fill slopes is 220 feet. San Joaquin
Hills Road will be balance -graded, and require moving
nearly 445,000 cubic yards of earth. Geologically unstable
areas will require removal of alluvium and landslides
totaling an additional 160,000 cubic yards. Where slopes
are unstable, buttressing is required adding 110,000 cubic
yards of recompacted fill. Four -inch subdrains totaling an
estimated 4,000 linear feet will be placed within the
buttresses. Concrete terrace drains and down -drains are
required on the surface of the slopes above 30 feet in
height. All canyons that are filled will require 8-inch
subdrains, totaling an estimated 3,500 linear feet. Because
the graded portion of SJHR alignment has been left
exposed for at least ten years, additional remedial grading
may be required. All of the above are necessary to create
a foundation for subsurface and surface improvements.
San Joaquin Hills Road will provide the first connection
•
with existing streets and is conditioned by the LCP as the
only access for the inland portions of The Irvine Coast
until PHR is completed from PCH to MacArthur Boulevard
(total development traffic is limited to 4,560 ADT until
the PHR connection from PCH to MacArthur is completed).
SJHR will also furnish connection points for water and
utility extensions. Electric, gas, telephone, and cable TV
will be built underground from Spyglass Hills Road to PHR,
an estimated 7,700 linear feet. Water service will be
provided by IRWD from the San Joaquin Hills Reservoir
through a 24-inch line to be constructed with the road.
The sanitary sewer line and pump station will be installed
by IRWD to pump sewage from future adjoining
development areas to PHR.
Storm drains will be installed to capture storm runoff
• from the road and its tributary area. Storm runoff will
147/75.010
Irvine Coast MCDP
05111 /88 IV-9
• be discharged into Buck Gully through energy dissipaters.
Some may be combined with detention facilities. Catch
basins and inlet structure will capture the storm runoff and
outlet structures will control its release into Buck Gully.
The• detention facilities may be earthen basins, either
natural or graded. These facilities will reduce the peak
storm runoff flows during major storms. The energy
dissipaters will be partially •buried concrete structures,
about 10 feet square, with a riprap apron at the outlet.
Exhibit 6.2 shows a typical design for energy dissipaters.
This storm drain system is intended to meet County of
Orange design standards.
Ultimate San Joaquin Hills Road surface improvements will
consist of asphalt concrete over aggregate base, concrete
curbs, gutters and sidewalks. Five foot sidewalks will be
constructed with the ultimate improvements along
• development frontages. Street lights will be limited to
intersections to minimize impacts on residents' night views
while meeting County of Orange standards. One traffic
signal at Pelican Hill Road and one at an internal
collector street may be required. Two lanes (adjacent to
Spyglass) and center median curb will be built with The
Irvine Coast. Responsibility for construction of SJHR will
be determined during the entitlement process for the Inland
Coastal Hills.
4.1.3 Pacific Coast Highway:
Pacific Coast Highway (PCH) will provide access to
Planning Areas 3A, 3B, 9 and 14 and will be improved to
'five. lanes from Corona del Mar, to Muddy Canyon, a length
of about two and one-half miles. It will be widened by
one north -bound travel Lane with appropriate transitions
• along' Planning Areas 3A, 311;, 1013; and 14. Along Planning
147/75.010
Irvine Coast MCDP
05/11/88 IV - IA
• Area 10A a transition from three lanes north -bound to the
two existing lanes will be constructed. Along Planning
Area 9, one south -bound lane will be added with
appropriate transitions. See Exhibit 4.4 for ultimate
highway sections.
Pacific Coast Highway will be improved to six lanes with
the future addition of a southbound lane from PA 9 to
Muddy Canyon. A Project Study Report (PSR), Coastal
Development Permit, and EIR are currently being processed
by the County of Orange to include these improvements
even though The Irvine Company is responsible only for
adding the fifth lane to PCH.
The two and one-half miles of road widening
improvements cover approximately 23 acres, including
slopes. To widen the road bed, an estimated 60,000 cubic
yards of earth will be balanced graded. The maximum
•
height of cut slopes is 42 feet and the maximum depth of
fill slopes is 45 feet. Geologically unstable areas will
require removal of alluvium and landslides totaling
approximately 120,000 cubic yards. Where slopes are
unstable, buttressing is required adding 13,000 cubic yards
of recompacted fill. Within the buttresses, 4-inch
subdrains are required and total an estimated 500 linear
feet. On the surface of the slopes above 30 feet in
height, concrete terrace drains and down drains are
required by Orange County standards. All of the above are
necessary to create a foundation for subsurface and surface
improvements.
Widening on the seaward side of PCH will require similar
grading for stabilization. Subsurface soil and geotechnical
investigation is underway. No new adverse geologic
• conditions are anticipated. See the PCH Project Study,
147/75.010
Irvine Coast MCDP
05/11/88 IV-11
•
EXHIBIT 4.4
PACIFIC COAST HIGHWAY SECTIONS
The Irvine Coast Master CDP
Note: Exhibit 4.4 is a folded graphic. This page is in the original draft.
Please leave it in place and discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-12
Report for detailed discussion of these improvements.
•
Pacific Coasi Highway furnishes points of connection for
water, sewer, and utility connections. Electric, gas,
telephone, and cable TV will be placed underground from
Corona del Mar to Muddy Canyon, an estimated 15,000
linear feet. An IRWD 16-inch water line in PHR will be
connected to the Laguna Beach County Water District 33-
inch domestic water transmission main in PCH. An
emergency pump station is planned at this connection to
allow pumping from the 33-inch line to the 4.1 million
gallon reservoir. Laguna Beach County Water District will
relocate the existing 33-inch water transmission line
outside the hew PCH right-of-way, making room for the
Sanitation District No. 5 sewer line extension. IRWD will
connect with Sanitation District 5 in Corona del Mar at a
24-inch line in PCH. Sanitation District 5 will construct
sewer line from this connection to the 12-inch line in PHR,
•
serving The Irvine Coast north and northwest of Los
Trancos Canyon. Beyond PHR, Sanitation District No. 5
will install sanitary sewer line to Muddy Canyon and a lift
station near Los Trancos Canyon to serve Planning Areas
13A, 13B, 3A, 3B, and 14. All of these improvements will
be placed underground and in the PCH right-of-way or
parallel to it.
Existing storm drain culverts under PCH will be extended,
but• not enlarged, with the proposed widening. Headwalls
and inlets will be reconstructed. These improvements are
intended to meet Caltrans and County of Orange design
standards in addition to LCP policies. Proposed
improvements at Los Trancos Canyon are illustrated in
Exhibit 4.4-a.
147/75.010
Irvine Coast MCDP
05/11/88 IV-13
.4
•
ElAPPROXIMATE
SCALEIN FEET
r%mr"
0 100 200
IV-15a
Improvements at Los Trancos
i
ir
Ilkl it I
.4,
I -
Proposed
Improvements
at Los Trancos
THE IRVINE COAST MCDP
EXHIBIT 4.4-a
. Pacific Coast Highway surface improvements will be
completed in conformance with Caltrans standards and
those contained in the Scenic Highway Implementation
Plan (LCP Appendix 7). The improvements will consist of
asphalt concrete over aggregate base and concrete curb and
gutter. Sidewalks and Class I Bike Trail are proposed only
along PA 9. Additionally, a Class II Bike Trial will be
provided. Traffic signals are proposed at Pelican Hill
Road, Sand Canyon Avenue and at Planning Areas 9 and 14
entries. Street lights will be limited to intersections.
A tunnel under PCH is also proposed to connect the
Pelican Hill Golf Course with its seaward extension onto
PA 9. This tunnel will be constructed by open cutting or
boring. The tunnel will be approximately 10 feet high and
12 feet wide (see Exhibits 4.4-b and 4.4-c).
• Parkway landscaping is proposed as eucalyptus and pines
with shrubs and ground cover, per the Scenic Highway
Implementation Plan. All slopes will be stabilized with
irrigated hydroseed. Ultimate slope landscaping will be
constructed by adjoining developments.
4.1.4 Upper Loop Road:
Upper Loop Road (ULR) is planned as a two-lane
undivided public road, serving Planning Areas 2B, 2C, and 8
(Exhibit 4.1). ULR will join with PHR at Buck Gully and
1,100 feet south, between Development Areas 2132 and 2133.
At its intersection with PHR it will be widened with a
median to accommodate possible guard gates, potential
turning lanes, and/or entry monumentation signs. It
ascends 500 feet in 5,000' linear feet on one leg and 7,400
linear feet on the other and extends just east of Signal
147/75.010
Irvine Coast MCDP .
05/11/88 IV-15
P
WWI
Source: The Keith Companies
3A 10A
Pacific Coast
Highway/PA 9
THE IRVINE COAST ..
EXHIBIT 4.4-b
IV-15b
•
Proposed Proposed
Planning Area t0A Northerly R/W i Southerly R/W
ooC I o =tee
8060•
B A,
PACIFIC COAST HIGHWAY
Planning Area 9
Proposed
Undercrossing Section
Pacific Coast' Highway/PA 9
147/75.010
Irvine Coast MCDP
05/11/88
(Looking Southbound)
IV-17
EXHIBIT 4.4-c
Peak. Road grades vary from 6 to 10 percent. Beyond
40. Signal Peak, ULR may ultimately be extended to connect
with Sand Canyon Avenue when it is completed. ULR will
be designed and constructed per County of Orange design
standards for collector roads. Should the lower half of the
ULR be made private, the same County of Orange design
standards will be applied with exception of the gates
placed at either end.
Upper Loop Road is about two and one-half miles long
and covers approximately 70 acres, including slopes. The
maximum height of cut slopes is 110 feet and the
maximum depth of fill slopes is 140 feet. The ULR will
be balanced graded with the movement of nearly 1,100,000
cubic yards of earth. Additionally, an estimated 530,000
cubic yards of rock will demand drilling and blasting.
Geologically unstable areas will require removal of alluvium
and landslides totaling approximately 560,000 cubic yards.
• Where slopes are unstable, side -hill keys and buttressing
are needed, adding approximately 310,000 cubic yards of
recompacted fill. Some of this grading may extend into
Planning Areas 12A. Within the buttresses, 4-inch
subdrains are required and will total an estimated 5,000
linear feet. On the surface of the slopes above 30 feet in�
height, concrete terrace drains and down drains are
required. A calculated 8,000 linear feet of terrace drains
and 2,000 linear feet of down drains may be needed. All
canyons that are filled will require an estimated 8,500
linear feet of 8-inch subdrains. All of the above are
necessary to create a foundation for subsurface and surface
improvements.
Upper Loop Road will furnish a base for water, sewer and
utility extensions. In Phase 1, jRWD will construdt
domestic water lines to the 7.0 million gallon reservoir.
147/75.010
Irvine Coast MCDP
05/11./88 IV-18
• From the 7.0 million gallon reservoir a supply line will be
constructed to the 2.2 million gallon reservoir. This
reservoir will be served by pumping from the 7.0 million
gallon reservoir. IRWD will build distribution water lines
down both legs of ULR to serve Planning Areas 2C, 8, and
a portion of PA 2B. IRWD will provide any 12-inch
sanitary sewer lines in ULR with smaller lines being
constructed by The Irvine Company or an assessment
district. An estimated. 12,000 linear feet of 8-inch sanitary
sewer in ULR is required to serve these Planning Areas.
ULR sewer lines will connect with the PHR 12-inch line.
Electric, gas, telephone, and cable TV will be extended
from PHR in ULR, an estimated 14,400 linear feet.
Underground service connections for the Development Areas
will be furnished from ULR.
Storm drains will be installed to capture storm runoff
• from the road and its tributary area. Storm runoff will
be discharged into Buck Gully and Los Trancos Canyon
through energy dissipaters. Approximately 7,250 linear
feet of reinforced concrete pipe ranging in size from 18
inches to 48 inches may be required. Pipes may be
extended down the side slopes to avoid unstable geology.
Catch basins and inlet structures will control its release
into .Buck Gully and Los Trancos Canyon. This storm drain
system is intended to meet the County of Orange design
standards and LCP policies. For additional information see
The Irvine Coast Master Drainage and Runoff Management
Plan, prepared by Rivertech, Inc. (Master CDP Appendix 4).
Upper Loop Road surface improvements will consist of
asphalt concrete over aggregate base, concrete curb,
gutter, and sidewalks. Parkway curbs total a calculated
30,000 linear feet. Five foot sidewalks will be constructed
• along development frontages. Street lights will be limited
147/75.010
Irvine' Coast MCDP
05/11/88 IV-19
• to intersections to minimize impact on residents' night
views while meeting County of Orange design standards.
Traffic signals will be installed at its two intersections
with Pelican Hill Road.
Parkway landscaping is contemplated as eucalyptus and
pines with shrubs and ground cover. All slopes will be
stabilized with irrigated hydroseed. Ultimate slope
landscaping will be constructed by adjoining developments.
4.1.5 Lower Loon Road:
Lower Loop Road (LLR) serving Planning Areas IA, 1B,
IC, 10A, 10B, 13C, 13D, 13E, and 13F is also designed as a
two-lane undivided collector road (Exhibit 4.5). LLR
connects with Pelican Hill Road (PHR) 1,700 feet north of
Pacific Coast Highway (PCH) and again northeast of
• Pelican Hill, between PA 1C and Development Area 2AL
At its intersection with PHR it will be widened with a
median to accommodate possible guard gates, potential
turning lanes, or entry monumentation at both the upper
and lower intersections. It climbs 400 feet from the
intermediate bluff of the first and second marine terraces
to the top of Pelican Hill. Road grades vary from 2 to 10
percent. Lower Loop Road will be designed and built per
County of Orange design standards for collector roads.
Lower Loop Road is about two and one-half miles long
and covers approximately 54 acres, including slopes. The
maximum depth of fill slopes is 160 feet. Lower Loop
Road will be balanced graded with the movement of about
960,000 cubic yards of earth. Geologically unstable areas
will require removal of alluvium and landslides totaling an
additional 300,000 cubic yards. In Buck Gully, along the
• development edge of PA 1B and 1C, landslide and side -hill
147/75.010
Irvine Coast MCDP
05/11/88 IV-20
•
EXHIBIT 4.5
UPPER/LOWER LOOP ROAD
SECTION D
The Irvine Coast Master CDP
Note: Exhibit 4.5 is a folded 11 x 17 graphic. This page is in the original
draft. Please leave it in place and discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-21
• key stabilization totaling 871,000 cubic yards may be
required. Unstable slopes will require buttressing, adding
an approximated 315,000 cubic yards of recompacted fill.
Within the buttresses, 4-inch subdrains are required,
totaling an estimated 15,000 linear feet. Concrete terrace
drains and downdrains will be installed on the surface of
slopes above 30 feet in height. An estimated 6,000 linear
feet of terrace drains and 1,000 linear feet of down drains
may be needed. All filled canyons will require 8-inch
subdrains totaling a calculated 8,500 linear feet. All of
the above are necessary to create a foundation for
subsurface and surface construction improvements.
Lower Loop Road will provide domestic water, sanitary
sewer and utility extensions. IRWD will build distribution
water lines in LLR. Additionally, IRWD will provide any
12-inch sanitary sewer lines in LLR, with smaller sewer
• lines being constructed by The Irvine Company or an
assessment district. An estimated 4,000 linear feet of 8-
and 10-inch sewer in LLR may be required. Lower Loop
Road sanitary sewer lines will connect with the PHR 12-
inch line. Electric, gas, telephone, and cable TV will be
extended in LLR, an estimated 15,300 linear feet.
Underground service connections for the Development Areas
will be provided off LLR.
Storm drains will be installed to capture storm runoff
from the road and subdrain area. Storm runoff will be
discharged into Buck Gully and Pelican Hill watershed
through energy dissipaters. Approximately 8,360 linear feet
of reinforced concrete pipe (RCP) ranging in size from 18
inches to 66 inches may be required. Catch basins and
inlet structures will capture the storm runoff and outlet
structures will control its release into Buck Gully and
• Pelican Hill watershed. This storm drain system is
147/75.010
Irvine Coast MCDP
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• intended to meet County of Orange design standards and
the certified LCP policies.
Lower Loop Road surface improvements will include
asphalt concrete over aggregate base, concrete curb,
gutter, and sidewalks. Parkway, curbs total a calculated
31,000 linear feet. Five foot sidewalks will be constructed
along development frontages. Street lights will be limited
to. intersections to preserve residents' night views while
meeting County of Orange design standards. Traffic signals
are anticipated at the two intersections of the Lower
Loop Road with Pelican Hill Road.
Parkway landscaping is contemplated as eucalyptus and
pines and shrubs and .ground cover. All slopes will be
stabilized with irrigated hydroseed. Ultimate slope
landscaping will be installed with adjoining development.
• 4.1.6 Sand Canyon Avenue:
Sand Canyon Avenue (SCA) is designed as a two-lane
public road serving Planning Areas 3A and 3B (Exhibit
4.6). It will connect with Pacific Coast Highway (PCH)
approximately one mile south of Pelican Hill Road (PHR)
and half a mile north of Muddy Canyon. The road climbs
20 feet from PCH with road grades varying 2 to 9 percent.
SCA initial improvements are proposed only within the
tract boundaries of this application.
Within the tract boundary, SCA is about one -half -mile
long and covers 8 acres. The maximum height of cut
slopes is 10 feet and the maximum depth of fill slopes is
40 feet. SCA will be balanced graded with the movement
of about 175,000 cubic yards of earth. Geologically
• unstable areas will require removal of alluvium and
147/75.010
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•
EXHIBIT 4.6
SAND CANYON AVENUE
EXHIBIT E
The Irvine Coast Master CDP
Note: Exhibit 4.6 is a folded II x 17 graphic. This page is in the original
draft. Please leave it in place and discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-24
• landslides, adding approximately 62,000 cubic yards. Slope
stabilization does not appear to be necessary. No concrete
terrace drains or down drains are required. Filled canyons
will require 8-inch subdrains totalling an estimated 2,100
linear feet. All of the above are necessary to create a
foundation for subsurface and surface improvements.
Sand Canyon Avenue will provide domestic water, sanitary
sewer and utility extensions. IRWD will build a
distribution water fine in SCA that connects with the 33-
inch transmission main in PCH. An estimated 3,000 linear
feet of 8-inch sanitary sewer will be built in SCA by The
Irvine Company or an assessment district. SCA sewer lines
will connect with the Sanitation District 5 12-inch line in
PCH. Electric, gas, telephone, and cable TV will be
extended under the roadway from PCH, an estimated 3,000
linear feet. Underground service connections for the
Development Areas will be provided off SCA.
Planning Areas 3A and 3B storm runoff will be collected
in SCA, internal streets and underground pipes and outlet
in detention basins for release under PCH to the Pacific
Ocean.
Within the tract boundary, SCA surface improvements will
include asphalt concrete over aggregate base, concrete
curb, gutter, and sidewalks. Parkway curbs total an
estimated 5,200 linear feet. Five foot sidewalks will be
constructed along development areas. Street lights will be
limited to intersections to preserve residents night views
while meeting County of Orange design standards. A
traffic signal will be installed at PCH and others are
ultimately anticipated at the entrances to Planning Areas
3A and 3B.
• 147/75.010
Irvine Coast MCDP
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• Parkway landscaping is contemplated as eucalyptus and
pines with shrubs and ground cover. All slopes will be
stabilized with irrigated hydroseed. Full landscape
improvements will be installed commensurate with adjoining
development.
•
•
147/75.010
Irvine Coast MCDP
05/11/88 IV-26
4.2 Scenic Hiehways (Pacific Coast Hiehwav)
•
Pacific Coast Highway is a County of Orange Designated Scenic
Highway - Viewscape Corridor. The intent of this designation is
to preserve and enhance the unique or special aesthetic and visual
resources through sensitive highway design and regulation of
development within the boundaries of the Scenic Highway.
Additionally, 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 County -approved Scenic Highway Implementation Plan -
Pacific Coast Highway Viewscape Corridor (LCP Appendix 7)
outlines proposed improvements, regulations and implementation
requirements. Scenic highway improvements include: roadway
widening to accommodate additional travel lanes and a Class II
bike trail; landscaping to provide buffering of areas of
development and a transition from naturalized to manicured areas;
• and installation of street furniture (lighting, signage, and bus
shelters).
The Scenic Highway Plan and Community District Regulations
identifying permitted uses, setbacks and establish a design review
criteria. All roadway and landscape improvements proposed for
Pacific Coast Highway will be implemented by the adjacent
property owner(s). The following are conditions for the County
of Orange's approval of development in the Pacific Coast Highway
vewscape corridor:
a) Prior to recordation of any final tract/parcel map or prior
to issuance of any building permits, whichever comes first,
an agreement shall be entered into and financial security
posted guaranteeing the landscape improvements and
maintenance.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-27
• b) Prior to issuance of any building permit(s), a detailed
landscape plan showing irrigation and landscaping design
shall be submitted for approval in order to comply with LCP
Policies•I-4-E-15 and I-4-E-16.
c) Prior to the issuance of final certificates of use and
occupancy and the release of the financial security
guaranteeing the landscape improvements, said improvements
shall be installed and shall be certified by a licensed
landscape architect.
d) Prior to issuance of grading permits, the project proponent
will provide evidence to the Director of Regulation-EMA,
which indicates that graded areas will be compatible with
natural landform characteristics and are in compliance with
LCP Policy I-3-D-la. Criteria to achieve the desired effect
may include:
• 1. Recontouring the existing landforms to provide a smooth
and gradual transition between graded slopes and existing
grade while preserving the basic topographic character of
the existing site.
2. Variation and combination of slopes 2:1, 3:1, and 4:1 to
create a more natural character wherever possible with
the graded areas.
3. Balancing between cut and fill within the overall area to
eliminate an off -site and import-export situation.
4. Obscuring slope drainage structures with a variety of
plant materials.
5. Preservation of visual opportunities form hillsides by
• providing for panoramic views from selected locations
147/75.010
Irvine Coast MCDP
05/11/88 IV-28 _
• such as view corridors and sensitive landscape placement.
e) Prior to issuance of building permits, landscape plans for
landscape areas which will be maintained privately shall be
prepared by a licensed landscape architect as taking into
account approved preliminary landscape plan (if any), EMA
Standard Plans, adopted requirements, Grading Code,
recreation trail and erosion control requirements, Subdivision
Code, Zoning Code, and conditions of approval. Said plan
shall include provisions for long-term maintenance. All of
the above shall be submitted for review and approval to the
Manager, Subdivision Division.
f) Prior to issuance of certificates of use and occupancy,
applicant shall install said landscaping and irrigation system
and shall have a licensed landscape architect verify that the
landscaping and irrigation system was installed in accordance
• with the approved plan. Applicant shall furnish said
verification in writing to the Manager, Builder Inspection
Division.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-29
• 4.3 Conceptual Roadway Phasin¢
The conceptual phasing of road construction within the Master
CDP area is illustrated in the Roadway Phasing Plan (Exhibit 4.7).
This plan, shows both the conceptual sequence of arterial
roadways, master utilities, and backbone infrastructure as well as
Planning Area development.
The Irvine Coast LCP addresses the ' phasing of major
infrastructure and residential and tourist commercial development
as summarized in Table 4-A (LCP Exhibit Q). Since the current
peak hour congestion of PCH in Corona del Mar is the primary
traffic concern, early completion of Pelican Hill Road to
MacArthur Boulevard is important. To expedite the construction
of Pelican Hill Road, it will be designed and built in segments:
San Joaquin Hills Road to Pacific Coast Highway, and San Joaquin
Hills Road to MacArthur Boulevard.
• Pelican Hills Road will be constructed just short of PCH to SJHR,
and SJHR will be constructed from Spyglass to PHR, to support
Phase 1 residential development. Domestic water, sanitary sewer,
master utilities, drainage facilities and access will be provided.
However, PHR cannot be connected to PCH prior to connection
with MacArthur Boulevard. PCH widening in Phase I will support
the extension of downcoast sanitary sewer and utilities.
Construction of Upper Loop Road (ULR) to access the 6.1 MG
reservoir is needed in Phase 1 as well as Sand Canyon Avenue
(SCA) within PA 3A development.
•
Phase 1 residential development will occur in Planning Areas 2A,
2B, 3A, 3B and 9. Residential units generating up to,._4;560 ADT
can be occupied prior to PHR being completed from• PCH to
MacArthur Boulevard. In addition, commencement of grading in
Planning Areas 3A, 3B and 9 is conditioned upon the start of
grading on PHR. Once grading begins, up to 100 residentiaL ,
147/75.010
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05/11/88 IV-30
•
Exhibit 4.7
ROADWAY PHASING PLAN
The Irvine Coast Master CDP
Note: Exhibit 4.7 is a folded map in a plastic pocket. This is in the
original draft. Please leave it in place and discard this page.
• 147/75.010
Irvine Coast MCDP
05/11/88
. units can be occupied before completing PHR to MacArthur
Boulevard.
Concurrent with the Phase 1 residential development, golf course
grading and site improvements may commence along with a portion
of Lower Loop Road (LLR). Prior to any development activity
other than that entitled as part of this project, such development
will require subsequent Coastal Development Permits and other
environmental documentation. Early golf course construction is
intended to complete the PCH edge and provide one year of
growing time for plant material prior to the first hotel opening.
Hotel pad rough grading and remedial grading may also be
conducted with golf course construction. Hotel occupancy is
contingent upon completion of PHR to MacArthur Boulevard.
Residential Phases 2 and 3 are dependent upon the completion of
PHR from PCH to MacArthur Boulevard. Coupled with PCH
• widening, these improvements provide Orange County with the
much needed Corona del Mar bypass and access to The Irvine
Coast. It is anticipated that residential development in Planning
Areas 2C and 8 will occur in Phase 2. Upper Loop Road will be
completed to support this development. Planning Areas IA, 1B,
and 1C are proposed as Phase 3 development, along with the
completion of LLR. - .
• 147/75.010
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05/11/88 IV-32
4.4 LCP Consistency
4.4.1 Public Road Pattern
Roadway improvements are mainly covered by LUP
Development Policies for Transportation/Circulation
(Section I-4-E) and IAP General Provisions and
Regulations (Section II-3-13). The roadway alignment and
cross sections for SCA, PCH, ULR, and LLR 4 shown on
Exhibits 4.1, 4.4, 4.5, and 4.6 are consistent with the LUP.
Applicable LCP Policies and Regulations are listed in Table
4-B.
4.4.2 Roadway Phasing
The Roadway Phasing Plan (Exhibit 4.9) is consistent with
LCP Development Policy Section I-4-E
(Transportation/Circulation) and I-4-F (Public Works/
• Infrastructure). It specifically corresponds with the LUP's
Irvine Coast Arterial Roadway Phasing Summary (LCP
Exhibit Q) which links the construction of future road
improvements with particular development area triggering
mechanisms (e.g., the amount of traffic generated or
allowable residential occupancy within a particular PA).
Finally, future development phasing will be reviewed in
accordance with LCP Transportation/Circulation Policy
Program (Subsection I-4-E-22) and regulated by IAP
Subsection II-3-A-9. Table 4-13 lists the applicable LCP
Policies and Regulations.
• 147/75.010
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05/11/88 IV-33
TABLE 4-B
• LCP POLICIES AND REGULATIONS APPLICABLE TO MASTER
ROADWAY IMPROVEMENTS
Land Use Plan (LUP) Policies
1-2-B-4 . . . . . . . . . . . . . . . . . . Coastal Act consistency
through implementation of
the Master Circulation Plan.
1-3-C-2b7 . . . . . . . . . . . . . . . . . . Landform alterations for the
purpose of construction of
local collector roads and/or
SJHTC are permitted in PA
12B, PA 12C, and PA 121).
1-3-D-la . . . . . . . . . . . . . . . . . .
Where landform alterations
are required for road
construction in Category A
and B ESHA's, such
modification shall be the
least physical alteration
feasible.
1-3-D-lc. . . . . . . . . . . . . . . . . . . Modification of drainage
• courses for construction of
PHR and SCA shall
substantially conform to LCP
Exhibits L and N.
I-3-D-Id. . . . . . . . . . . . . . . . . . . Landform alterations in PA
6, PA 12C and/or PA 12A for
the purpose of construction
of local collector roads, SCA,
and/or SJHR shall be the
least environmentally
damaging feasible
alternative.
• 147/75.010
Irvine Coast MCDP
05/11/88 IV-34
•
•
TABLE 4-B
LCP POLICIES AND REGULATIONS APPLICABLE TO MASTER
ROADWAY IMPROVEMENTS
Land Use Plan (LUP) Policies (continued)
1-3-F-3 . . . . . . . . . . . . . . .
. . . In Category D ESHA's,
modification of revegetation
and drainage courses shall
occur due to the
construction of PHR, SCA,
local collectors, and SJHTC.
1-4-E . . . . . . . . . . . . . . . . . . . . Purpose and general policy
statements.
1-4-E-1 . . . . . . . . . . . . . . . . . . . Description and conceptual
alignments for roadway
improvements (LCP Exhibits
G, L, N, M, O, P).
1-4-E-2 . . . . . . . . . . . . . . . . . . Irvine Coast Arterial
Roadway Phasing Summary
(LCP Exhibit Q) description.
1-4-E-3 . . . . . . . . . . . . . . . . . . . Typical sections for collector
(Upper and Lower Loop)
Roads (LCP Exhibit R).
1-4-E-4 . . . . . . . . . . . . . . . . . . . Arterial highway access.
1-4-E-5 . . . . . . . . . . . . . . . . . . . Design criteria for Pacific
Coast Highway access points
(LCP Exhibit Y).
1=4-E-7 . . . . . . . . . . . . . . . . . . . Public/private bus access
criteria.
1-4-E-9 . . . . . . . . . . . . . . . . . . . Regional Class II (on -road)
bike trail on Pacific Coast
Highway and Pelican Hill
Road.
147/75.010
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05/I1/88
IV-35
TABLE 4-B
• LCP POLICIES AND REGULATIONS APPLICABLE TO MASTER
ROADWAY IMPROVEMENTS
Land Use Plan (LUP)_Po_1_icies (continued
1-4-E-10. . . . . . . . . .
. . . . . . . . . Sensitive roadway
alignment/design.
1-4-E-12. . . . . . . . . .
. . . . . . . . . No sidewalks in Low and
Medium -Low Density
residential area abutting open
space.
1-4-E-13. . . . . . . . . .
. . . . . . . . . Public vistas provided as part
of Pelican Hill Road Design.
1-4-E-14. . . . . . . . . .
. . . . . . . . . Roadway grading and
construction techniques.
1-4-E-15. . . . . . . . . .
. . . . . . . . . Terrace drains to be
concealed by landscaping.
1-4-E-16. . . . . . . . . . . . . . . . . . . Gradual transition of
landscaping
to native
• vegetation.
1-4-E-17. . . . . . . . . . . . . . . . . . . Widening of
Pacific Coast
Highway as
a principal
permitted use
in PA 3A, PA
3B, PA 9, PA
10A, PA 10B,
PA 14, and PA
17.
1-4-E-18. . . . . . . . . . . . . . . . . . . Provision for grading and
construction of the San
Joaquin Hills Transportation
Corridor (Route 73) in PA 2C
and PA 6.
1-4-E-19A . . . . . . . . . . . . . . . . . . Provision for grading and
construction of San Joaquin
Hills Road in PA 2C, PA 6,
PA 12D, PA 8, and PA 11A.
• 147/75.010
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05/11/88 IV-36
TABLE 4-B
LCP POLICIES AND REGULATIONS APPLICABLE TO MASTER
ROADWAY IMPROVEMENTS
Land Use Plan (LUP) Policies (continued)
1-4-E-19B . . . . . . . . . . . . . . . . . . Provision for Laguna Canyon
Road improvements in PA
16A, PA 16B, PA 20A, PA
20B, PA 20C, PA 21A, and
PA 21B.
1-4-E-20. . . . . . . . . . . . . . . . . . . Modification of typical Sand
Canyon Avenue Road section
to include 13-foot wide
lanes.
1-4-E-21. . . . . . . . . . . . . . . . . . . Traffic management program
measures.
1-4-E-22. . . . . . . . . . . . . . . . . . . Criteria for compliance with
the County of Orange Growth
Management Program.
• 1-4-E-23. . . . . . . . . . . . . . . . . . . Heavy construction traffic
access.
• 147/75.010
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TABLE 4-B
• LCP POLICIES AND REGULATIONS APPLICABLE TO MASTER
ROADWAYIMPROVEMENTS
Implementing Act_.ons Program (IAP) Regulation
II-3-A. . . . . . . . . . .
. . . . . . . . . General development
provisions and regulations.
II-3-B-3 . . . . . . . . . .
. . . . . . . . . Special development review
provisions for Planning Area
boundaries.
II-3-B-14. . . . . . . . . .
. . . . . . Consistency with
Transportational/Circulation
Policies Section 1-4-E.
II-3-13-15. . . . . . . . . .
. . . . . . . . . Local Street connectors to
PCH for PA 3A, PA 3B, PA
9.
II-3-B-22. . . . . . . . . . . . . . . . . . . Implementation of Scenic
Highway District Regulations
in accordance with Section
7-9-119 of the County
• Zoning Code.
II-3-B-23. . . . . . . . . . . . . . . . . . . Alignments of Pelican Hill
Road and Sand Canyon
Avenue in substantial
conformance with the LCP
Exhibits L and N.
II-2-B-27. . . . . . . . . . . . . . . . . . . Laguna Canyon Road
improvements in PA 16A, PA
16B, PA 20A, PA 20B, PA
20C, PA 21A and PA 21B as
approved by the California
Coastal Commission.
• 147/75.010
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• 5.0 MASTER UTILITIES AND BACKBONE INFRASTRUCTURE
IMPROVEMENTS
5.1 Water Stora¢e/Transmission
The Irvine Coast Planning Unit is entirely within the Irvine
Ranch Water District (IRWD) except for a limited portion of the
approved Irvine Coast LCP 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 142.
Irvine Coast domestic water distribution system is proposed to be
financed and built, for the most part, by the Irvine Ranch Water
District (IRWD) in accordance with the approved Irvine Coast
Subarea Master Plan (SAMP). The IRWD Board of Directors
• considered and approved the Irvine Coast SAMP in June 1987.
Exhibit 5.1, Domestic Water Distribution System and the following
paragraphs describe the components of the SAMP system.
Reservoirs:
Three reservoirs are proposed: (a) 7.0 million gallon (MG)
reservoir in Planning Area 2C and located along Upper Loop
Road, (b) 4.1 MG reservoir in Planning Area 1C and located along
Pelican Hill Road, and (c) 2.2 MG reservoir in PA 2C located on
Signal Peak. The SAMP also shows a 1.3 MG reservoir along
Pacific Coast Highway. At the present time, this reservoir does
not appear to be needed, but is included to maintain consistency
with the SAMP. Each reservoir will be constructed as a buried
concrete tank. They will store domestic water for distribution
through water lines in the arterial and collector roads. The IRWD
• 147/75.010
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DOMESTIC WATER DISTRIBUTION
SYSTEM
The Irvine Coast Master CDP
• EXHIBIT 5.1
Note: Exhibit is a folded llxl7 map. This page is in the original draft.
Please leave it in place and discard this page.
147/75.010
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0 plans to finance and construct these reservoirs.
An analysis of each reservoir site was prepared by civil and
soils/geotechnical engineers. The preferred sites were those that
resulted in the least amount of grading and environmental
damage. Reservoirs #2 and #4 have moved from that shown on
the IRWD map and are described in the following paragraphs and
exhibits.
The 7.0 MG buried reservoir tank is proposed in (Lot 37) PA 2C
on approximately 2.6 acres to serve development below elevation
750 feet. The plan view and typical sections for the 7.0 MG
reservoir are shown in Exhibit 5.2. Although grading for this
reservoir encroaches into Planning Area 12A as the result of
daylight cuts, water facilities are a principal permitted use as
provided in LCP Subsection I-3-C-2-b. The reservoir tank will be
20 feet deep and 230 feet in diameter. Approximately 270,000
• cubic yards of earth will be exported to an adjoining lot within
Planning Area 2C in creating the proposed tank site. The
maximum height of cut slopes is 37 feet.
The 4.1 MG buried reservoir is proposed in PA 1C (Lot 20) on
approximately 2.9 acres and will serve development below
elevation 350 feet. The plan view and typical sections for the
3.4 MG reservoir are shown in Exhibit 5.3. The reservoir tank
will be 20 feet deep and 170 feet in diameter. Approximately
22,000 cubic yards of earth will be balance graded to create the
tank site. The maximum height of cut slopes is 58 feet and the
maximum depth of fill slopes is 30 feet.
The 2.2 MG buried reservoir is proposed in PA 2C (Lot 32) on
approximately 1.3 acres and will serve development below
elevation 1,050 feet. The plan view and typical sections for the
2.2 MG reservoir are shown in Exhibit 5.4. The reservoir tank
40 147/75.010
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Lot 47
.2 1.8 acres
j!
1Z 70
>
PLAN VIEW
SECTION G-G
jy THE IRVINE COMPAW
TO
111111IMMSM
M
NATURAL
Horizontal Scale: III =200'
Vertical Scale: Ili = 60'
SECTION H-H Source: Proposed 7D MG Buried Reservior Plan Prepared
By The Keith Companies Dated January 20, 1988.
rdn
200
rj
q'.
EXHIBIT 5.2
February 1988
NATURAL
4
LOWER LOOP
ROAD
SECTION C-C
A
NATURAL
21SLOPE
SECTION D-D
RESERVOIR
GL/ 550
„ 2:1 SLOPE
PELICAN HILL z
ROAD
1
1
RESERVOIR
ICAN HILL
ROAD
NATURAL
Horizontal Scale: 1 "= 200'
Vertical Scale: 1 "= 60'
Source: Proposed4.1 MG Buried Reservoir Plan Prepared
By The Keith Companies Dated October 01,1987.
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EXHIBIT 5.4
2.2 MG RESERVOIR DEVELOPMENT PLAN
(in pocket)
The Irvine Coast Master CDP
Note: Exhibit 5.4 is a folded map in a plastic pocket. This is in the
original draft. Please leave it in place and discard this page.
147/75.010
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will be 20 feet deep and 137 feet in diameter. Approximately
8,000 cubic yards of earth will be balance graded to create the
tank site. The maximum height of cut slopes is 3 feet and the
maximum depth of fill slopes is 16 feet.
On the surface of the slopes above 30 feet high, concrete terrace
drains and down drains are required. All canyons that are filled
will require 8-inch subdrains.
Landscaping of the reservoir sites is contemplated as eucalyptus
and pines with shrubs and irrigated hydroseed ground cover.
Pumo Stations:
Domestic water pump stations are proposed to be located at the
existing San Joaquin Hills Reservoir, and at each of the proposed
reservoir sites. Additionally, pump stations will be installed at the
• intersections of Pacific Coast Highway and Pelican Hill Road, and
at Pacific Coast Highway and Sand Canyon Avenue. Each pump
will be buried and electrically powered. IRWD has plans to
finance and build these pump stations.
San Joaquin Hills Reservoir pump station will supply water to The
Irvine Coast. It will pump water up to the 7.0 MG reservoir. A
proposed pump station at the 7.0 MG reservoir will pump water to
the 2.2 MG reservoir. The 2.2 MG reservoir pump station will
subsequently lift water to upper portion of Planning Area 2C and
future development in Planning Areas 4A, 4B, 5 and 6. The 4.1
MG reservoir pump station is provided as a backup in case of an
emergency due to heavy fire flow demands or the temporary loss
of the San Joaquin Hills reservoir supply. Both pump stations
located on Pacific Coast Highway will serve a similar function.
• 147/75.010
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0 Pressure Reducing Valves:
•
E
14
Ir,
05
Pressure reducing valves will be built along the water distribution
system at transitions in pressure zones. They are intended to
protect lowest pressure zone facilities against excess pressure.
Relocation of PCH Transmission Lane:
Laguna Beach County Water District will replace an existing 33-
inch water line paralleling PCH with a new water line inland of
PCH. This new water line will range in size from 30 inches to 36
inches and extend for 17,000 linear feet from Corona del Mar to
Laguna Beach (Exhibit 5.4a). The Irvine Company will provide an
casement for the water line adjoining PCH right-of-way.
I*
Proposed
SCALE IN FEET .:
Coast Supply
�
^-��1000 2000 13 Line Relocation
THE IRVINE COAST MCDP
EXHIBIT 5.4-a
- -----JC
-
0
0
1
PR(
Note: Exhibi
Please
147/75.010
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. 5.2 Wastewater Collection System
The Irvine Ranch Water District (IRWD) will build and finance a
majority of The Irvine Coast wastewater collection system in
accordance with the approved Irvine Coast Subarea Master Plan
(SAMP). IRWD Board of Directors approved the Irvine Coast SAMP
in June 1987. Exhibit 5.5, Wastewater Collection System and the
following paragraphs describe the components of the SAMP system.
The SAMP includes 8, 10, and 12-inch gravity sewers in Pelican
Hill Road, the Upper and Lower Loop Roads, Sand Canyon Avenue,
and a short length of 10-inch force main and pump station in
Pelican Hill Road. These sanitary sewers will collect wastewater
from Planning Areas IA, 1B, 1C, 2A, 2B, 2C, 3A, 3B, 8, 10A, 10B,
13A, 13B, 13C, 13D, 13E and 13F and will flow into a proposed
sewer in PCH. Planning Areas 9 and 14 sewer facilities will flow
directly into the sewer line in PCH.
• Also included in this system is the proposed Pacific Coast
Highway sewer. It graduates from a 12-inch line at PA 14 to a
21-inch line at its connection with Pelican Hill Road and then a
24-inch line at the Sanitation District 5 connection in PCH.
Except for a short length of 10-inch force main and a sewer lift
station at Los Trancos Canyon, Pacific Coast Highway is a
gravity system.
The Irvine Coast wastewater collection system will be installed
underground and in road rights -of -way except for approximately
2,800 linear feet of 12-inch sewer crossing the proposed golf
course. Construction of the wastewater collection system will be
phased with PHR, SJHR, and PCH widening and Upper and Lower
Loop Road construction.
• 147/75.010
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•
EXHIBIT 5.5
WASTEWATER COLLECTION SYSTEM (IRWD EXHIBIT)
11" X 17"
The Irvine Coast Master CDP
Note: Exhibit is a folded llxl7 map. This page is in the original draft.
Please leave it in place and discard this page.
• 147/75.010
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5.3 Wastewater Treatment System
Sanitation District 5 proposes to treat The Irvine Coast
wastewater at its Huntington Beach facility. However, the
capacity of its transmission facilities through Newport Beach is
limited by the Corona del Mar pump station located at Morning
Glory Canyon and the force main up to Fifth Avenue. A gravity
bypass in Pacific Coast Highway and Bayside Drive up to Pacific
Coast Highway Backbay Bridge is proposed. This facility will be
environmentally cleared by the County of Orange Sanitation
District No. 5.
The Pacific Coast Highway Wastewater System improvements shown
in Exhibit 5.6 have been found adequate to meet the demands of
The Irvine Coast by NBS/Lowry Engineers & Planners in their
April 1987 study, 'Irvine Coast Wastewater Capacity Analysis".
Sanitation District 5 has agreed to build these facilities and
service The Irvine Coast Planned Community with the payment of
• connection fees of $1,500.00 per dwelling and $300.00 per 1,000
square feet of commercial.
• 147/75.010
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• Note:
• 147/75.0
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05/11/M
• 5.4 Utility Systems
Utilities will be provided by Southern California Edison (SCE),
Southern California Gas (SCG), Pacific Telephone Company (PTC)
and Community Cablevision (CC). Exhibit 5.7, Master Utilities
Plan and the following descriptions address the disposition of
existing utilities crossing The Irvine Coast property and planned
facilities.
Southern California Edison:
All existing 12 kilovolt (KV) and smaller lines crossing The Irvine
Coast will be relocated and undergrounded through the
Development Areas. The existing 66 KV line will be left in place
and not placed underground. The majority of these relocations
will be funded and constructed jointly by Southern California
Edison and The Irvine Company or Assessment District.
The primary source of power for The Irvine Coast will come from
an existing line in San Joaquin Hills Road. A limited secondary
power source will be available in Pelican Hill Road. No new
substations are required to serve the Development Areas.
Southern California Gas:
Currently, natural gas lines do not cross the property. The
primary source of natural gas will come from facilities in Pacific
Coast Highway .and San Joaquin Hills Road. They will be extended
within the circulation system improvements serving the Planning
Areas.
• 147/75.010
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u
0
EXHIBIT 5.7
MASTER UTILITIES PLAN
The Irvine Coast Master CDP
Note: Exhibit 5.7 is a folded map in a plastic pocket. This is in the
original draft. Please leave it in place and discard this page.
• 147/75.010
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Pacific Telephone Company:
All existing transmission facilities crossing The Irvine Coast
property will be relocated and placed underground by Pacific
Telephone Company. Primary telephone services will be provided
in San Joaquin Hills Road and will be extended to Planning Areas
with roadway construction. Planning Areas east of Los Trancos
Canyon are currently within General Telephone (GTE) service
boundaries. A boundary adjustment to allow Pacific Telephone to
service all Planning Areas is currently being negotiated.
Community Cablevision:
There are no known Community Cablevision lines crossing The
Irvine Coast. Service will be extended with roadway construction
to Development Areas from cables in San Joaquin Hills Road.
•
• 147/75.010
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• 5.5 LCP Consistency
Master Utilities and Backbone Infrastructure are covered under
LUP Recreation/Open Space Management Policies (Section I-3-C)
and Public Works/Infrastructure Policies (Section I-4-F). They are
consistent with the permitted uses and the Backbone Water and
Sewer Concept Plans (LCP Exhibits S and T). The following Table
5-A lists the applicable LCP Policies and Regulations.
•
• 147/75.010
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• TABLE 5-A
LCP POLICIES AND REGULATIONS APPLICABLE TO
MASTER UTILITIES AND BACKBONE INFRASTRUCTURE
IMPROVEMENTS
Land Use Plan (LUP) Policies
I-3-C-2a1 . . . . . . . . . . . . . . . . . . Infrastructure as a principal
permitted use in PA 11A and
PA 11B.
I-3-C-2b1 . . . . . . . . . . . . . . . . . . Infrastructure as a principal
permitted use in PA 12A, PA
12B, PA 12C, PA 12D, PA
12E.
I-3-C-2b5 . . . . . . . . . . . . . . . . . . Preservation of
archaeological/paleontological
site except where necessary
to provide utility facilities.
I-3-C-2b6 . . . . . . . . . . . . . . . . . . Local roads associated with
infrastructure connection PA
3A, PA 3B, PA 4A and PA 4B
are permitted through PA 12B
• and PA 12C.
I-4-F-1. . . . . . . . . . . . . . . . . . . . Public works/infrastructure
collection, distribution and
drainage facilities as
principal permitted uses.
I-4-F-2 . . . . . . . . . . . . . . . . . . . Concept plans for background
(water, sewer, and drainage
service facilities are subject
to refinement based on more
detailed information.
I-4-17-3. . . . . . . . . . . . . . . . . . . . Design of water service
improvements in conjunction
with final tract maps.
I-4-F-4 . . . . . . . . . . . . . . . . . . . Water system designed to
provide adequate fire flows.
I-4-F-1 . . . . . . . . . . . . . . . . . . . Location of water storage
and transmission facilities.
• 147/75.010
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• TABLE 5-A
u
LCP POLICIES AND REGULATIONS APPLICABLE TO
MASTER UTILITIES AND BACKBONE INFRASTRUCTURE
IMPROVEMENTS
Land Use Plan (LUP) Policies (continued)
I-4-F-6 . . . . . . . . . . . . . . . . . . . Design of sewer system
improvements in conjunction
with final tract maps.
I-4-17-7. . . . . . . . . . . . . . . . . . . . Design of drainage
improvements in conjunction
with final tract maps.
I-4-13-13. . . . . . . . . . . . . . . . . . . Water and sewer facilities
shall be installed in
accordance with an approved
Plan of Public works.
Implementing Actions Program (IAP) Regulations
II-3-B-25. . . . . . . . . . . . . . . . . . . Construction of utility
facilities shall conform with
LCP Chapters 3 and 4.
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0 6.0 MASTER DRAINAGE IMPROVEMENTS
0
•
6.1 Description of Drainage Systems
The Irvine Coast proposes to take advantage of the existing
natural drainages of Buck Gully, Los Trancos Canyon, and the
frontal slopes of Pelican Hill and Wishbone Hill. All of the area
covered in this Master CDP are tributary of these drainages and
the Pacific Ocean (Exhibit 6.1, Existing Hydrology Map).
All runoff from the developed areas will be captured in the
streets and collector roads, placed in underground pipes, and
discharged into existing canyons through energy dissipaters. A
typical section for energy dissipaters is shown in Exhibit 6.2. In
areas where the existing major drainages are deep and the
potential for erosion of the canyon walls is significant, the
manner and location of storm runoff discharge is an important
consideration. Existing canyons that are cut off by arterials or
collectors may be used to partially store peak storm runoff,
reducing erosion potential. The storm drain strategy is shown in
the Master Drainage Improvement Plan (Exhibit 6.3) and is
described by Planning Area below. For a more detailed
description of drainage systems see Vesting "A" Tentative Tract
Map No. 13337 (Chapter 3.0); "The Irvine Coast Hydrology", June
1987, prepared by The Keith Companies (Master CDP Appendix 3);
and "The Irvine Coast Development Master Drainage and Runoff
Management Plan", February 1988, prepared by Rivertech, Inc.
(Master CDP Appendix 4).
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0
EXISTING HYDROLOGY MAP
EXHIBIT 6.1
The Irvine Coast Master CDP
• Note: Exhibit 6.1 is a folded map in a plastic pocket. This is in the
original draft. Please leave it in place and discard this page.
• 147/75.010
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0
•
lu
ENERGY DISSIPATER SECTION
EXHIBIT 6.2
The Irvine Coast Master CDP
Note: Exhibit 6.2 is a folded 11 x 17 graphic. This page is in the
original draft. Please leave it in place and discard this page.
147/75.010
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05/11/88 VI-3
•
MASTER DRAINAGE IMPROVEMENT PLAN
EXHIBIT 6.3
The Irvine Coast Master CDP
Note; Exhibit 6.3 is a folded map in a plastic pocket. This is in the
original draft. Please leave it in place and discard this page.
• 147/75.010
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05/11/88 VI-4
• Planning Area 9
Planning Area 9 drains into the Pacific Ocean through a break in
the coastal bluff, A bluff top trail has been constructed along
two-thirds of the bluff to provide public access and minimize
storm runoff down the bluff face. The on -site drainage system
will capture water in the streets and underground pipes and
discharge through an energy dissipater into the Pacific Ocean.
Storm water released in the current drainage course will be slowed
to non -erosive velocities. This system will be built concurrently
with the on -site development.
Planning Areas 1A 3A 3B l0A JOB, 13A. 13B. 13C. 13D. 13E.
13F, and 14
Planning Areas 1A, 3A, 3B, 9, 10A, JOB, 13A-F, and 14 are on
the frontal slopes of Pelican Hill and Wishbone Hill. Storm
runoff will be captured in pipes and detention basins and either
released under Pacific Coast Highway via existing drainages or
into the major canyons through energy dissipaters at or near
Pacific Coast Highway., The drainage improvements are proposed
to be phased with the developments. This storm drain system is
intended to meet the County of Orange design standards and to
comply with LCP policies.
To protect the near shore marine habitat, a water quality
monitoring program will be included in permit applications for
grading within the Golf Course Planning Area. The program will
monitor water quality at the detention basin outlets. The results
will be forwarded to the Orange County EMA and California State
Regional Water Quality Control Board. The golf course
developer/operator will be responsible for its implementation and
management.
• 147/75.010
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• Planning Areas 1B and 1C
•
Planning Areas IB, and IC will drain into Buck Gully, Los Trancos
Canyon, and the frontal slopes of Pelican Hill. Storm runoff
from Planning Area 1B will be released into Buck Gully through a
proposed 30-inch reinforced concrete pipe (RCP) and energy
dissipater. The 30-inch pipe will be constructed along with the
canyon fill for Lower Loop Road. The energy dissipaters will be
partially buried structures, about 10 feet square, with riprap
aprons at the outlets.
Planning Area 1C storm runoff will be discharged into Los
Trancos Canyon through structures in Pelican Hill Road (PHR).
The runoff will be collected in a pipe in PHR and released into
Los Trancos Canyon through a detention facility located adjacent
to the State's Los Trancos parking lot. An energy dissipater at
the outfall is proposed to be approximately 20 feet square and
partially buried. Planning Area IC also drains across the frontal
slopes of Pelican Hill. Storm runoff will be carried in pipes
across Planning Areas 10A and IOB and discharged under PCH.
Peak flows will be detained in detention basins prior to release
under PCH.
Drainage structures controlling storm runoff released into Buck
Gully and Los Trancos Canyon will be built prior to or
concurrent with Planning Area development. Drainage structures
across Planning Areas 10A and IOB will be built with golf course
development.
• 147/75.010
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Planning Area 2A
•
Planning Area 2A will drains into Buck Gully. Storm runoff will
be collected in streets and pipes and released through energy
dissipaters. System design will be completed with the
development site plan. Drain pipes will probably be RCP, 18-
inches in diameter. Energy dissipaters will be partially buried,
approximately 10 feet square. These drainage facilities will be
constructed prior to or concurrent with area development.
Planning Area 2B
Planning Area 2B drains into Buck Gully and Los Trancos Canyon
and will be divided into three Development Areas, 2B1, 2132 and
2B3. Storm runoff from the Development Areas will be collected
and carried in drain pipes in Pelican Hill Road for release in Buck
Gully or Los Trancos Canyon.
• Storm runoff collected in Pelican Hill Road (PHR) will be released
into Buck Gully through a proposed 45-inch outlet and proposed
30- and 24-inch pipes in Planning Area 2A. The proposed 45-inch
outlet will be constructed with PHR canyon fill in the stream bed
of Buck Gully. A detention facility may be created behind PHR
fill in the upstream portion of Buck Gully. All runoff to the 45-
inch outlet can be routed through this facility. A proposed 30-
inch outlet between Development Areas 2A1 and 2A2 may be
combined with a detention facility, created by natural land
depressions behind the PHR canyon fill. These facilities can
reduce a portion of the peak storm runoff flows during major
storms. The energy dissipaters will be partially buried concrete
structures, about 10 feet square, with riprap apron at the outlet.
Storm runoff collected in PHR will be carried in PHR pipes for
discharge into Los Trancos Canyon through the same outlet and
detention facility located adjacent to the State's Los Trancos
• 147/75.010
Irvine Coast MCDP
05/11/88 VI-7
. parking lot.
•
Development of Planning Area 2B will depend on the construction
of drainage improvements in PHR. Although Development Areas
can be constructed independently, drainage structures must be
constructed prior to or concurrent with land improvements.
Planninp Areas 2C and 8
Planning Area 2C drains into Buck Gully and Los Trancos Canyon.
The Planning Area is divided into five Development Areas, 2C1,
2C2, 2C3, 2C4, and 2C5. Storm runoff from Development Area 2C1
and portions of 2C2 will be captured in streets and underground
pipes and collected in facilities in and/or under the Upper Loop
Road (ULR) for release into Los Trancos Canyon. Development
Area 2C3 will require an internal drainage system. Two major 30-
ineh drains will discharge into Los Trancos Canyon from these
areas. One outlet may be built with the ULR canyon fill at
Development Area 2C1. The second outlet may be built with
Development Area 2C3. Both will have energy dissipaters and may
have detention facilities. In Development Area 2C1, a detention
facility may be created by a natural land depression and ULR
canyon fill. The detention facility in Development Area 2C3 may
be built with grading for development. These facilities can reduce
the peak storm runoff flows during major storms. The energy
dissipaters will be partially buried concrete structures, about 10
feet square.
Development Area 2C2, 2C5 and Planning Area 8 are planned to
drain into Buck Gully. Development Area 2C2 runoff will be
captured in streets and underground pipes and released through
energy dissipaters. In Development Area 2C5 and Planning Area 8
storm runoff will be handled in a manner similar to the rest of
PA 2C. Storm drainage will be collected in the ULR drains which
• will connect to PHR drains for discharge through a proposed 45-
147/75.010
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u
•
• 147/75.01C
Irvine Coa
05/11/88
inch outlet in Buck Gully. Development Area 2C4 will drain into
Muddy Canyon through an energy dissipater.
• 6.2 LCP Consistency
Master Drainage Improvements are covered under the LUP
Resources Protection Program (Section I-2-A); Recreation Open
Space Management Policies (Subsection I-3-C-2); Environmentally
Sensitive Habitat Area Policies (Sections I-3-1), -E, -F); Erosion,
Sediment, and Runoff Policies (Sections I-3-I, -7, -K); and Public
Works/Infrastructure Development Policies (Section I-4-F). The
proposed drainage improvements are recommended by the Master
Drainage and Runoff Management Plan (Master CDP Appendix 4)
to satisfy the LUP policies and they are consistent with the
Backbone Drainage Concept (LUP Exhibit U).
No runoff from the major canyons is being diverted. Runoff
quantities in the major drainage courses do not exceed existing
levels plus 10% at PCH. Drainage facilities will be located
primarily in the roads and development Planning Areas. The
• number of outlets into the natural drainage courses have been
minimized and the least damaging alternative was selected when
locating these outlets. In addition, energy dissipaters are
proposed at each outlet and erosion control basins will be utilized
during construction and stabilization. Implementation of the
Master Drainage Improvements will be regulated by the IAP
General Provisions and Regulations (Section II-3-B). Table 6-A
lists the applicable LCP Policies and Regulations.
• 147/75.010
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• TABLE 6-A
LCP POLICIES AND REGULATIONS APPLICABLE TO
MASTER DRAINAGE IMPROVEMENTS
Land Use Plan (LUP) Policies
I-2-A-2 . . . . . . . . . . . . . . . . . . . Coastal Act Consistency
through the protection of
Environmentally Sensitive
Habitat Areas.
I-2-A-3 . . . . . . . . . . . . . . . . . . . Coastal Act Consistency
through implementation of
the Riparian Habitat Creation
Program and the Open Space
Dedication Programs.
I-2-A-4 . . . . . . . . . . . . . . . . . . . Coastal Act Consistency
through implementation of
the Erosion and Urban
Runoff Management Policies.
I-3-C-2a1 . . . . . . . . . . . . . . . . . . Drainage control facilities
constitute a principle
• permitted use in PA IIA and
PA 1113.
I-3-C-2bl . . . . . . . . . . . . . . . . . . Drainage control facilities
constitute a principle
permitted use in PA 12A, PA
12B, PA 12C, PA 12D, and
PA 12E.
I-3-D-1 . . . . . . . . . . . . . . . . . . . Criteria for natural drainage
courses in Category A and B
ESHA's.
I-3-E . . . . . . . . . . . . . . . . . . . . Criteria for water quality
protection in Category C
ESHA's.
I-3-F . . . . . . . . . . . . . . . . . . . . Criteria for natural drainage
courses in Category D
ESHA's.
• 147/75.010
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05/11/88 VIAL
• TABLE 6-A
LCP POLICIES AND REGULATIONS APPLICABLE TO
MASTER DRAINAGE IMPROVEMENTS
Land Use Plan (LUP) Policies (continued)
I-3-I-1. . . . . . . . . . . . . . . . . . . . Post -development erosion
rates to approximate natural
or existing rates.
I-3-I-2. . . . . . . . . .
. . . . . . . . . . Re -vegetation of areas of
disturbed soil.
I-3-I-3. . . . . . . . .
. . . . . . . . . . Installation of erosion
control devices.
I-3-I-4. . . . . . . . . .
. . . . . . . . . . Implementation of erosion
control measures for grading
and construction.
I-34-1. . . . . . . . . .
. . . . . . . . . . Installation of sediment
basins.
I-34-2. . . . . . . . . .
. . . . . . . . . . Maintenance of on -site
vegetation to reduce storm
•
runoff.
I-34-3. . . . . . . . . .
. . . . . . . . . . Use of temporary mechanical
control measures.
I-3-J-4. . . . . . . . . .
. . . . . . . . . . Sediment movement in
natural channels.
I-3-J-5. . . . . . . . . .
. . . . . . . . . . Consistency with County of
Orange Grading Code in
erosion control device design.
I-3-K-1 . . . . . . . . .
. . . . . . . . . . Standard for peak flood
discharge rates.
I-3-K-2 . . . . . . . . .
. . . . . . . . . . Conformance with County of
Orange Flood Control District
Design Manual.
I-3-K-3 . . . . . . . . .
. . . . . . . . . . Protection of cut and fill
slopes.
I-3-K-4 . . . . . . . . .
. . . . . . . . . . Retention basin maintenance.
•
147/75.010
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VI-12
• TABLE 6-A
LCP POLICIES AND REGULATIONS APPLICABLE TO
MASTER DRAINAGE IMPROVEMENTS
Land Use Plan (LUP) Policies (continued)
I-3-K-5 . . . . . . . . . . . . . . . . . . . Stabilization of drainage
discharge points.
I-3-K-6 . . . . . . . . . . . . . . . . . . . Drainage structure design.
I-4-B-Z . . . . . . . . . . . . . . . . . . . Drainage facilities constitute
a principle permitted use in
PA 10A and PA 10B
I-4-B-5. . . . . . . . . . . . . . . . . . . . Criteria for drainage courses,
consistency with the Riparian
Habitat Creation Program.
I-4-F-7. . . . . . . . . . . . . . . . . . . . All drainage improvements
will be designed in
conjunction with final tract
maps.
• Imnlementine Actions Program (IAP) Regulations
II-3-B-I I . . . . . . . . . . . . . . . . . . . Consistency with the policies
and findings at the approved
Master Drainage and Runoff
Management Plan.
II-3-B-12 . . . . . . . . . . . . . . . . . . Provision for temporary
erosion control in a manner
consistent with LCP policies
Section I-3-I and I-3-K.
II-3-13-21. . . . . . . . . . . . . . . . . . . Compliance with Floodplain
District Regulations in
accordance with Sections 7-
9-48 and 9-9-113 of the
County Zoning Code.
• 147/75.010
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05/I1/88 VI-13
• 7.0 RESOURCE PROTECTION PROGRAMS
7.1 Archaeological/Paleontolo¢ical Resources
An archaeological/paleontological study was prepared by 'Macke
Archeological Consulting, and its results are in The Irvine Coast
Environmental Impact Report for this Master CDP.r It includes
recommendations for the mitigation of all
archaeological/paleontological resources to be impacted by
development within the Planning Areas covered under this Master
CDP.
LUP Archaeological Policies requiring a Records Search and
Survey, and Subsurface Test and Surface Collection (LCP
Subsections I-3-G-1 and -2) are being satisfied by this study.
The LUP Archaeological Policies recommend an on -site
Archaeological Resource Surveillance Program during grading
activities (Subsection I-3-G-4). A Specific Archaeological Salvage
• Program is also recommended for important resources (Subsection
I-3-G-4). These latter protection measures will be implemented
with project development.
LUP Paleontological Policies requiring a Records Search and
Survey (LCP Section I-3-11) are also being satisfied by the above -
mentioned study. No Pre -Grading salvage of exposed resources is
required by this archaeological/paleontological study.
Paleontological Resource Surveillance (Subsection I-3-H-3) is
recommended during grading activities.
1 "Cultural Resources Study: The Irvine Coast Tentative Tract"
Macko Archaeological Consulting; Huntington Beach. December
10, 1987.
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• 7.2 Biological Resources
A biological study was prepared by LSA Associates, Inc. as part
of The Irvine Coast Environmental Impact Report (EIR). The EIR
identifies resources, impacts, and mitigations, and implements in
part the LCP's Resource Policies and Regulations. All significant
biological resources will be protected in the Wilderness Open
Space Dedication Area and Special Use Parks of Buck Gully and
Los Trancos Canyon. The California Environmental Quality Act
(CEQA) requires the evaluation of construction impacts such as
those associated with the Master Roadway Improvements, Master
Utilities and Backbone Infrastructure, and Master Drainage
Improvements. Biological impacts associated with grading of public
Open Space Planning Ares and USGS "Blue -Line" Drainage Courses
were addressed in the LCP's establishment of the Wilderness and
Special Use Open Space Dedication Program.
• Near -shore marine habitats along The Irvine Coast are described in
the Master Drainage and Runoff Management Plan (Master CDP
Appendix 4) by Rivertech, Inc. The Plan assesses the potential
impacts from storm runoff on the marine habitat and concludes
that no significant impacts are likely. However, the LCP requires
a water quality monitoring program for the golf course
development area. This monitoring program will be implemented
and managed by the golf course developer/operator and reports
will be sent to Regional Water Quality Control Board and Orange
County EMA.
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7.3 LCP Consistency
•
LUP Archaeological/Paleontological Policies (Sections I-3-G and-H)
are being satisfied through The Irvine Coast Environmental Impact
Report. LUP Resources Protection Program (Section I-2-A) and
Dedication Program Requirements and Procedures (Section I-3-A)
are being satisfied by the dedication and conservation of
Wilderness and Special Use Open Space Dedication Areas to offset
adverse environmental impacts in development areas which would
not otherwise be mitigated. LUP Recreation/Open Space
Management Policies (Sections I-3-C, -D, -E and -F) are being
satisfied in this Master CDP area through the dedication of Buck
Gully and Los Trancos Canyon prior to or concurrent with the
recordation of the first development tract map on adjoining
Planning Areas.
LUP Category "C" Environmentally Sensitive Habitat Area Policies
(Section I-3-E) will be satisfied with the submittal of the Water
• Quality Management Program to the California State Regional
Water Quality Control Board and Orange County EMA. The
requirement for a Master Drainage and Runoff Management Plan
(IAP Subsection II-3-B-11) is being satisfied with submittal of this
Plan (Master CDP Appendix 4) and the incorporation of its
recommendations into the Master Drainage Improvement Plan.
Tables 7-A and 7-B list the LCP Policies and Regulations
applicable to Archaeological/Paleontological and Biological Resource
Protection, respectively.
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TABLE 7-A
• LCP POLICIES AND REGULATIONS APPLICABLE TO
ARCHAEOLOGICAL/PALEONTOLOGICAL
RESOURCE PROTECTION
Land Use Plan (LUP) Policies
I-3-G-1 (Archeological) . . . . . . . . . . .
I-3-H-1 (Paleontological)
I-3-G-2 (Archeological) . . . . . . . . . . .
I-3-G-3 (Archeological) . . . . . . . . . . .
I-3-H-2 (Paleontological)
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VII-4
o Prior to CDP approval,
requires archaeological,
paleontological records
search and field survey.
o Mitigation measures may
be required based on
County -approved report
recommendations.
o Prior to grading permits,
archeological subsurface
testing and surface
collection must be
performed.
o Final mitigations shall be
implemented based on this
information and County
determination.
o Archaeological/
paleontological salvage or
partial salvage required
prior to issuance of a
grading permit in resource
site area.
•
n
L J
TABLE 7-A
LCP POLICIES AND REGULATIONS APPLICABLE TO
ARCHAEOLOGICAL/PALEONTOLOGICAL
RESOURCE PROTECTION
Land Use Plan (LUP) Policies (continued)
1-3-G-4 (Archeological) . . . . . . . . . . .
I-3-H-3 (Paleontological)
Implementing Actions Program UAP) Regulations
II-3-B-6 (Archeological/Paleontological) . . .
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VII-5
Evidence of
archaeological/
paleontological resource
surveillance may be
required by County prior
to issuance of a grading
permit in resource site
area.
A County -certified
specialist must be retained
to establish procedures for
the above -referenced
resource surveillance,
temporarily halting/
redirecting work and final
mitigation/disposition
of resources.
Except as may be limited
by a future CDP,
archeo/paleo surveillance
shall be provided for PA's
3A, 3B, 10A, 10B, 13A
through 13F,and 14.
Prior to Tentative
Subdivision Map, requires
mitigation programs shall
be approved by County
for archeo/paleo resources
per Board of Supervisors
Policies and LUP Policies
Sections I-3-G and I-3-
H.
• TABLE 7-B
LCP POLICIES AND REGULATIONS APPLICABLE TO
BIOLOGICAL RESOURCE PROTECTION
Land Use Plan (LUP) Policies (continued)
I-3-A-2-a . . . . . . . . . . . . . . . . .
I-3-A-2-b . . . . . . . . . . . . . . . . .
I-3-C-2 . . . . . . . . . . . . . . . . . .
•
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VII-6
o Offer of Special Use Open
Space Dedication for PA
11A to be made with
recordation of Final Map
for PA 1A, 1B, or 2A.
o Offer of Special Use Open
Space Dedication for PA
12A to be made with
recordation of Final Map
for PA 1C, 2B, 2C, or 3A.
o Recreation/Open Space
Management Policies for
Buck Gully, Los Trancos
and Pelican/Wishbone Hill
(excludes Muddy Canyon),
in particular, principal
permitted use, roads and
infrastructure, and
landform alterations for
PA 11A, 11B, 12A, and
12D.
TABLE 7-B
•
LCP POLICIES AND REGULATIONS APPLICABLE TO
BIOLOGICAL RESOURCE PROTECTION
Land Use Plan (LUP) Policies (continued)
I-3-D . . . . . . . . . . . . . . . . . . . o Category "A" and "B"
ESHA Policies, in
particular drainage course
modifications required for
drainage, erosion control,
roads, and related
facilities; consistency
with LCP Exhibits L and
N for Pelican Hill Road
and Sand Canyon Avenue;
drainage course
modifications for Upper
Loop Road in PA 12A,
removal of vegetation as
required for habitat
enhancement and/or fire
control, or drainage,
erosion control, and
related facilities to
implement Master
•
Drainage and Runoff
Management Plan,
v e g e t a t i o n
removal/alteration in PA
lOB -- all as implementing
the least environmentally
damaging feasible
alternative for Master
CDP grading and
improvements.
I-3-E . . . . . . . . . . . . . . . . . . . o Category "C" ESHA
Policies, in particular
submittal of water quality
monitoring program to
Regional Water Quality
Control Board prior to
initial approval for PA
10A and 10B, and in
conjunction with CDP's
and related EIR's.
•
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TABLE 7-B
LCP POLICIES AND REGULATIONS APPLICABLE TO
BIOLOGICAL RESOURCE PROTECTION
Land Use Plan_(LUP) Policies (continued
1_3_F . . . . . . . . . . . . . . . . . . . o Category "D" ESHA
Policies, including Open
Space Dedication and
Riparian Habitat Creation
Program as mitigation of
drainage course
modification/elimination
associated with Master
CDP grading/development,
in particular Pelican Hill
Road, Sand Canyon
Avenue, Upper and Lower
Loop Roads, and SJHTC.
. . . . . . . . . . . . . . . . o Erosion, Sediment, Runoff
Grading Policies, in
particular limited removal
of natural vegetation and
planting of cut/fill slopes
with natives and
appropriate non -natives
under direction of
Licensed Landscape
Architect.
I-4-B-5 . . . . . . . . . . . . . . . . . . o Concurrent with CDP
approval for 10A and 10B,
submittal of Riparian
Habitat Creation Program
per 6 criteria and LCP
Subsection II-6-E-8 to
establish 4,000 lineal feet
of new riparian habitat in
PA l0A or 11 B.
Imnlementin¢ Actions Program (IAP) Reeulations
II-3-B-4. . . . . . . . . . . . . . . . . . o Compliance with ESHA
Policies I-3-D, I-3-E, and
I-3-F with approval of
any CDP for any area
within 100 fee of ESHA
shown on LCP Exhibit H.
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0
0
TABLE 7-B
LCP POLICIES AND REGULATIONS APPLICABLE TO
BIOLOGICAL RESOURCE PROTECTION
Implementing Actions Program OAP) Regulations (continued)
II-3-B-11 . . . . . . . . . . . . . . . . .
147/75.010
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VII-9
o Approval of the Master
Drainage and Runoff
Management Plan
(including addressing LUP
Section E (Category "C"
ESHA's) upon approval of
the Master CDP and EIR,
including findings of
conformance with Policy
requirements for LUP
Sections I-3-I,-J,-K,-L,-E.
0 8.0 MASTER CDP COMPLIANCE WITH THE LCP PROCEDURES
IAP Chapter II-10, Discretionary Permits and Procedures, provides
guidelines for the preparation and processing of Coastal Development
Permits, including a large-scale Master CDP, to implement development
under the Certified LCP. The general submittal requirements for this
Master CDP are outlined in IAP Subsection II-10-A-3b (Applications).
The LCP-required information -- and its location within this Master
CDP or accompanying Appendix -- is provided in Table 8-A.
0
0
•
TABLE 8-A: COMPLIANCE OF MASTER CDP WITH LCP REQUIREMENTS
LCPREQUIREMENT
1. Large -Scale Plan:
a. Location, acreage, and
type of land use for each
building site.
b. Range of dwelling units to
be developed on each
building site.
c. General public street/
corridor layout and width.
d. Location and acreage of land-
scape, open space, and
recreation areas.
e. Park location and acreage,
if applicable.
f. School location and acreage,
if applicable.
g. Location, acreage, and land
use of all nonresidential
areas.
h. Topography: Existing and
proposed (i.e., Concept
Grading Plan).
i. Existing structures and
development on adjacent
parcels, to a minimum of two
hundred (200) feet from the
Planning Area.
j. Concept Drainage Plan.
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MASTER CDP COMPLIANCE
1. Vesting "A" Tentative Tract Mao
No 13337
VIII-2
a. Chapter 3, Table 3-C.
b. Chapter 3, Table 3-C.
c. Chapter 3 and 4. Vesting
"A" Tentative Tract Map
No. 13337 (Exhibit 3.1).
d. Chapter 3, Table 3-C,
and Vesting "A" Tentative
Tract Map No. 13337
(Exhibit 3.1).
e. Chapter 2, and Local Park
Implementation Plan
(LCP Appendix).
f. Not applicable.
g. Chapter 3, Table 3-C
and Vesting "A" Tentative
Tract Map No. 13337
(Exhibit 3.1).
h. Chapters 2 and 3.
Vesting "A" Tentative
Tract Map No. 13337
(Exhibit 3.1).
i. Chapter 3 and Vesting
"A" Tentative Tract Map
No. 13337 (Exhibit 3.1).
j. Chapter 6 and Master
Drainage Improvement Plan
(Exhibit 6.3).
0 LCPREQUIREMENT MASTER CDP COMPLIANCE
r]
0
k. Location of riding and hiking
trails.
1. Location and treatment of
significant cultural/
scientific resources.
m. Location of significant
vegetation and an indication
of the resources to be altered
and the resources to be
preserved.
n. Location and treatment of
scenic highways, if applicable.
o. Location of extensions of
off -site roads or utilities
through a Planning Area
to serve adjacent areas.
2. A list of any proposed
Alternative Development
Standards,
3. The "Master Drainage and
Management Plan". if
reauired by Subsection
II- -B-11.
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k. Chapter 4.0 and Arterial
Roadway Master Plan
(Exhibit 4.1).
1. Chapter 7 and EIR for
Master CDP (separate
document).
m. Chapter 7 and EIR for
Master CDP (separate
document).
n. Chapters 4 and 5, and
Scenic Highway
Implementation Plan (LCP
Appendix).
o. Chapters 4, 5, and 6.
Arterial Roadway Master
Plan (Exhibit 4.1),
Domestic Water Distribu-
tion System Master Plan
(Exhibit 5.1), Wastewater
Collection System Master
Plan (Exhibit 5.5), Master
Utilities Plan (Exhibit 5.7),
and Master Drainage
Improvement Plan (Exhibit
6.3).
2. None are proposed.
3. Chapter 6 and Master Runoff
Drainage and Runoff
Management Plan
(Master CDP Appendix).
VIII-3