HomeMy WebLinkAboutNEWPORT_COAST_NEWPORT_RIDGE111111111 lill 11111111111111111111111111 lill III
*NEW FILE*
NEWPORT_COAST_NEWPORT_
RI DG E
May 15 03 08:05a
.i_ .
Robert
16261 289-6779
p.2
May 13, 2003
Sharon Wood
Assistant City Manager
City of Newport Beach
3300 Newport Boulevard
Newport Beach, California 92658
M D G
\SSIRa.\ I I!S .I V C.
RE: Affordable Housing Commitments — Newport Coast and Newport Ridge
Dear Ms. Wood:
At the City of Newport Beach's request, MDG, Associates, Inc. conducted research into the
status of affordable housing commitments within the recently annexed Newport Coast and
Newport Ridge communities. Affordable units were known to have been provided as a result of
the conditions of development formalized into agreements between the County of Orange and
the Irvine Co,
Our review is based on information supplied by City staff, and research conducted at the County
of Orange, Planning and Development Services Department, as facilitated by Martin Angel of
the Community and Advance Planning Services Division. Conversations with the Orange
County Housing and Commtmity Development Department revealed that they did not maintain
authority, nor an inventory over the affordable units generated under these Irvine Co.
agreements.
A number of discretionary actions were taken with respect to the approval of the Irvine Coast
Local Coastal Program (LCP) and Zone Change (ZC), which led to the finalization and approval
of the subsequent Affordable Housing Implementation Plan (AHIP).
Irvine Coast Planned Community (ICPC)
Affordable units to be provided in conjunction with the ICPC were undertaken with the October
29, 1991 approval of the Irvine Coast AHIP by the Orange County Environmental Management
Agency — Advance Planning Department. Under the approved AHIP, the Irvine Coast Planned
Community was required to provide 648 affordable units.
These 648 units required were further allocated within the following target income groupings:
10722 Arrow Route • Suite 822 • Rancho Cucamonga • California 91730 (909) 476-9696 • Fax (909) 476.6086
May 15 03 08:05a Robert
t6261 289-6779 p.3
Sharon Wood, Assistant City Manager
Affordable Housing Commitments
Newport Coast & Newport Ridge
May 13, 2003
Page 2 of 5
Irvine Coast Planned Community Affordability Targets
Category
Number of Units
% of Median Income
Low
260
80% and below
Moderate I
260
81 % to 100%
Moderate H
128
101 % to 120%
Total
648
None of the affordable units to be provided under the Irvine Coast AHIP were provided within
the actual Newport Coast community. The approved AHIP calls for a combination of four (4)
existing developer owned apartment complexes, and three sites developed within the Newport
Ridge community (formerly identified as the San Joaquin Hills development), to fulfill
affordability requirements.
Affordability controls for the provided units were for a period of five (5) years in the case of
newly constructed units, and seven (7) years for existing units.
The following table delineates the affordable units set aside utilizing existing housing units; all
of which are located within the corporate city limits of the City of Newport Beach:
Irvine Coast Affordable Units to be Provided within Existing Apartments
Number of Affordable Units to be Provided
Site
Low
Mod I
Mod II
Total
Bayview Apartments
Newport Beach, CA
20
0
0
20
Bayport Apartments
Newport Beach, CA
30
0
0
30
Baywood Apartments
Newport Beach, CA
105
0
0
105
Newport North Apartments
Newport Beach, CA
105
0
0
105
Total
260
0
0
260
May 15 03 08:05a Robert
(626) 289-6779 p.4
Sharon Wood, Assistant City Manager
Affordable Housing Commitments
Newport Coast & Newport Ridge
May 13, 2003
Page 3 of 5
Units to be provided within the Newport Ridge development were identified as follows:
Affordable Units to be Provided within Newport Ridge Development
Number of Affordable Units to be Provided
Site
Low
Mod I
Mod 11
Total
PA 3
0
65
32
97
PA 8
0
130
64
194
PA 9
0
65
32
97
Total
0
260
128
388
In May 1995, the developer applied to the County for the right to satisfy their low-income
affordable unit requirements with Mod I units, based on the lack of available incentive programs
or economic subsidies. The project file does not contain documentation supporting the approval
of this petition, however subsequent developer correspondence supports that the requested
change was approved.
Implementation Phasing
The AHIP contained two affordable -unit compliance benchmarks that must be met prior to the
release of market rate units:
Phase I: Prior to the issuance of the 650"i residential building permit for a market rate
unit, 40% of the total affordable housing obligation must be satisfied.
Phase II: Prior to the issuance of the 2,50& residential building permit for a market rate
unit, the 60% balance of the affordable obligation must be satisfied.
In analyzing these thresholds, the 40% test was met at the point that the existing apartment units
were obligated as affordable units, Calculating 40% of the total obligation of 648 units, provides
a total of 295 units that had to be provided to allow for the development of 2,499 market rate
units. Inasmuch as 260 units were being provided via existing units, this test was met without
the construction of any new units. Linder the terms of the LCP, total residential development
within the Irvine Coast Planned Community was limited to a maximum of 2,600 dwelling units.
m
May 15 03 08:06a Robert [526) 289-6779 p.5
Sharon Wood, Assistant City Manager
Affordable Housing Commitments
Newport Coast & Newport Ridge
May 13, 2003
Page 4 of 5
Based on these figures, 96% of the maximum number of Irvine Coast units (2,499 units) could be
completed prior to the construction of any of the new required affordable units.
In reviewing the County's files, only one document dated May 11, 1995 references the
affordable units within the Newport Ridge development. Based on this document, it appears that
as of that date, no affordable units were yet provided within Newport Ridge. Also noteworthy is
correspondence dated July 25, 1995 issued by Joan Golding, Manager, Advance Planning
Division of the County of Orange; which states that ".., the affordable housing requirement for
the Irvine Coast Planned Community has been satisfied through the provision of off -site
affordable apartments." This correspondence refers to a review of documentation dated July 14,
1995 as the basis for this determination, however this document was not available in the project
file. An additional "memo to file" was issued on August 1, 1995 by Ruby Maldonado of the
Advance Planning Division, County of Orange, which reiterates the Golding letter, and adds
"The Irvine Company is relieved of its requirement to submit further housing program reports."
Affordability Monitoring
The project files do not contain any documentation relative to the eligibility nor tenancy of the
households occupying the affordable units. The only available information is contained within
sporadic reports, which detail only the quantity of units being provided within the existing -
apartment component of the AHJP.
A memoranda dated June 6, 1995, and issued by Latham and Watkins, addresses the issue of the
County's Affordable Housing Requirements. This correspondence offers the opinion that the
County Housing Element, which implemented the requirement for the provision of affordable
units, does not mandate the income qualification of the renters of affordable units. A response to
this memo froth the County was not present within the project file. However, based on the "self -
certification" of renters that apparently took place, it is presumed that the County accepted the
position of this legal opinion.
Conclusion
Given the initial 1992 start date for the conversion of existing market rate units to affordable
units; the required seven (7) year affordability period would have expired in 1999. Additionally,
based on our review of the available files, it would appear that the County has issued
correspondence that implies satisfaction of the conditions of the affordable housing requirements
of the Tlrvine Coast Planned Community, and releases the development from further reporting
responsibility.
May 15 03 08:06a Robert
(6261 289-6779 p.6
Sharon Wood, Assistant City Manager
Affordable Housing Commitments
Newport Coast & Newport Ridge
May 13, 2003
Page 5 of 5
As a result of the foregoing factors, there appear to be no affordable housing obligations which
the City of Newport Beach can assume under the Irvine Coast Planned Community development.
If you have any questions regarding this matter, or would like to receive additional supporting
documentation, please contact me at your earliest convenience at (909) 476-6006, x 110.
Sincerely,
Robert Kishita
Senior Associate
Attachments
May 15 03 08:07a Robert 1626) 289-6779 P.1
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May 15 03 08:07a
Robert
(626) 288-6779
p.2
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File: Irvine Coast AHIP
Chrono
DATE: August 1, 199S
TO: File
FROM: Ruby L. Maldonado, EMA/Advance Planning Di
SUBJECT: Affordable Housing Conditions
As of this date, all of the affordable housing conditions imposed upon the
Irvine Coast Planned Community have been met. 'The Irvine Company is
relieved of its requirement to submit further housing program reports.
May 15 03 08:07a
" 06i12/96 16:09
(626) 289-6779 P.3
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FORMA
Robert
PR07ECT,.PLANNING 4 95406618
C) F
G E
Robert A. Break
Latham a Watkins
65o Town Center Drive, Suite 2000
Costa Mesa, CA 92626-2925
July 25, 1995
brand fax lmnsmhWmemo7bn 1twPows
SANTA ANA, CA
MAR1NG ADDRESS:
P.O. BOX 4048
SANTA ANA. CA MM-4048
Subject: Letter of aul.y 14, 1995 - Satisfaction of Affordable Housing
Requirement: Irvine Coast Planned Community
near
TELEPHONE:
(n4) 8344M
FAX/:OPC:83"772
and W: 8348132
I have reviewed the referenced July 14, 1995 letter and concur that due to the
unique circumstances of the Irvine rCoaSt project the affordable housing
requirement for the Irvine Coast Planned Community has been satisfied through
the provision of off-aite affordable apartments.
very truly yours,
Joan S. Golding, Manager
Advance Planning Division
ba/S072SI1034210
Cc: Bernard Maniscalco
Craig Roffman
May 15 03 08:08a Robert (626) 289-6779 p.4
LATHAM & WATyWS
ATTORNEYS AT LAW
650 TOWN CENTER ORIVE
TWENTIETH FLOOR
COSTA MESA, CALIFORNIA 92626.1925
TELEPHONE(714) 540-1235
To: DISTRIBUTION DATE: June 6, 1995
FILE NO:
FROM: Bob Break COPIES To:
SUBJECT: County Affordable Housing Requirements
With respect to the Irvine Coast affordable housing requirements, the critical question has
become whether the County's Housing Element affirmatively requires income qualification of
lessees of affordable units. Income qualification has certainly been a part of the County's affordable
housing program in the past, and is something that is contemplated in the County's Housing
Element, both currently and in 1986. However, the issue here is whether income qualification is in
fact mandated. On that issue, for the reasons given below, it is my view that the County's Housing
Element, both today and in 1986, does not mandate income qualification of renters of affordable
units.
1986 REQUIREMENTS: Subsection I of the 1986 Element appears to contain the basic
requirements for qualifying affordable, housing occupants. It outlines three alternative certification
procedures related to affordable housing and occupant qualification "No satisfy program
requirements, under definitions of an affordable unit!' which certify the income of huyers or
renters." Inclusion of the highlighted phrase clearly indicates that affordable units can be provided
Without certifying the income of buyers or renters.
}
1. And, as noted below, affordable rental housing is defined in Section C of the 1986 Element to i
include income qualification for voluntary units, but not for mandatory units.
022%W PS IIRK BITICIHO USING. MEM ,
CHICAGO • LONDON • LOS ANGELES • MOSCOW • NEW JERSEY • NEW YORK • SAN DIEGO • SAN FRANCISCO • WASHINGTON, D.C.
May 15 03 08:08a Robert (6261 289-6779 p.5
The certification approaches outlined in Subsection I, dealing with housing cost and
affordability, are required to "use applicable asset and occupancy requirements of federal or state
housing programs in which the County participates." However, the Element then goes on to
provide: "No asset requirements will be applied to homes which are not built under federal or state
housing programs." Again, this seems to be a fairly straightforward recognition that asset
qualification, which I take to include income review, is not a mandatory aspect of the Element's
affordable housing program.
Subsection I proceeds to clarify that its certification procedures are to apply to both
mandatory and "voluntary" components (the "voluntary" component being essentially a monitoring
Program for purposes of assessing actual housing needs). Significantly, it then affirmatively states
that a "voluntary" unit satisfies the affordable housing objectives of the Element "if it complies with
the definition of rental or for sale unit in Section C." Section C contains two definitions for
affordable rental housing, and a definition of affordable for sale housing. The definitions provided
for both affordable for sale and affordable voluntary rental housing- make reference to renter
income qualification. The definition provided for mandatory rental housing tellingly does not. It is
simply defined as a multi -family unit "subject to a recorded agreement to retain the unit as a rental
unit for five years." The fact that the affordable mandatory rental housing definition makes no
reference to income qualification, whereas the for sale housing and voluntary rental housing
definitions do include an income qualification standard, again indicates that income qualification is
not essential for mandatory affordable rental housing.
Subsection I also goes on to provide:
2. A voluntary affordable rental unit is defined to be one "rented to a family whose income is less
than or equal to 120 percent of the county median income." An affordable for sale unit is one
"occupied by a household in an income category established by the Monthly Housing Affordability
Table."
PA
May 15 03 08:08a Robert
(6261 289-6779
p.6
"Sellers may or may not be required to certify buyer income eligibility at the option
of the County depending on buyer demand, provided that such units have been
offered for a 90-day period to buyers in a defined income category."
While this provision only deals with for sale housing, it is instructive on the issue in several
respects. First, it is an acknowledgement that income qualification is not mandatory even for for
sale housing (despite the definitional requirement). Second, while there is a stated minimum 90-day
preference period for "buyers in a defined income category," nothing in the provision specifies that
the "defined income category" has to equate 'to low or moderate income levels. And, third, there is
no comparable minimum preference period requirement for rental housing.
Subsection I finally does include a discussion of rental qualification after all of its "program
requirements" for for sale units. However, the provision dealing with rental housing does not
affirmatively require income qualification of renters, or even set a minimum preference period for
rental housing (in contrast to the provision quoted above for for sale housing). It instead simply
provides an outside time limit of thirty days maximum within which any affordable rental housing
must be held off of the general market in order to qualify as affordable housing based on rent levels.
It is a safe harbor provision for developers, rather than a mandate for income qualification.
In short, there is nothing in the 1986 Element that I found that absolutely says every
affordable housing implementation plan must include income qualification of occupants when
dealing with a mandatory affordable housing requirement to be satisfied by rental housing.
CURRENT ELEMENT: The current Element likewise does not include any income
qualification requirement for its affordable rental units. The definition of affordable rental housing
is as quoted above, and makes no reference to occupant incomes (unlike the definition for for sale
housing). The qualification provisions of Subsection I of the 1986 Element have been dropped from
the current element, as has the minimum preference period set in the 1986 Element for for sale
housing. The current Element simply says:
3
May 15 03 08:08a Robert t6261 288-6778 p.7
Provision will be made for the certification of affordable units produced under the
Program. The Director, EMA is responsible for establishing administrative
mechanisms for this purpose and will ensure that these mechanisms are as simple
and inexpensive to apply as possible."
Rent level qualification is a certification of the units, as opposed to income qualification which is a
qualification of the occupants, and is certainly simpler and less expensive to apply than an income
qualification. The safe harbor provisions setting a maximum preference period that may be exacted
under any program for for sale and rental housing has been retained, but again in the form of
maxiinum, not minimum, requirements.
Finally, in helping to satisfy the Element's objective of producing and maintaining housing,
both the current Element and the 1986 Element state that " [c]onsidetation shall be given to other
incentives not listed which are feasible, do not create a burden on other housing projects, and which
do not jeopardize the public health and safety." This is an expression of flexibility on the County's
part in helping accomplish the basic objectives of the Element. One such "other incentive" would
have to be the ability of the County to waive any assumed income qualification for rental housing.
4
May 15 03 08:08a Robert
County of Orange � 2U� )
IrOP
DATE: December 3, 1991
TO: Orange County Planning Commission
FROM: Director of Planning, EMA
(626) 289-6778
SUBJECT: Status Report - Irvine Coast Affordable Housing Implementation Plan
Attached, for your information, are copies of the Affordable Housing
Implementation Plan (AHIP) for the Irvine Coast Planned Community.
p.e
Approved by the Manager, Advance Planning on October 29,.1991, the AHIP
represents a significant effort on the part of the Irvine Company and County
staff. While recognizing the unique locational and development
characteristics of the Irvine Coast project, the plan meets the affordable
goals, policies and objectives of the County's Housing Element. The following
summary is designed to provide your Commission with an overview of the Irvine
Coast affordable requirements and the implementing procedures of the AHIP.
Irvine Coast Affordable Housing Requirements
The Irvine Coast project is conditioned to provide 648 affordable units (260
Low, 260 Moderate I and 126 Moderate II). During the time in which the Irvine
Coast project was being processed, the difficulties of providing on site
affordable housing were recognized, and it was agreed that off -site provision
of affordable units would satisfy affordable requirements as long as the units
were provided within three miles of the coastal zone boundary.
At the time of approval, it was anticipated that the affordable units would be
located within the Laguna Laurel and San Joaquin Hills Planned Communities.
The Laguna Laurel project has since become unavailable due to an agreement
between the City of Laguna Beach, the County and the landowner to implement
permanent preservatLion of the site.
AHIP Implementation Strategy
Recognizing the loss of Laguna Laurel as a candidate affordable housing site
and responding to -concerns raised during the public hearing process on the
Irvine Coast regarding availability of employee housing, the AHIP incorporates
several unique components.
The plan identifies seven affordable housing sites for provision of affordable
rental units. Three of these sites are located within the San Joaquin Hills
Planned Community; the remaining four sites are existing apartment complexes
located within the City of Newport Beach. All of the affordable housing sites
are easily accessible to the Irvine Coast Planned Community. This is the
first AHIP which will utilize existing housing stock to satisfy affordable
housing requirements, and the first to partially satisfy affordable
requirements for a County project in an adjacent jurisdiction.
May 15 03 08:08a Robert (626) 289-6779 p.9
-2-
By utilizing existing apartment units, "Low" affordable units will be brought
on line prior to, or in conjunction with, the opening of two proposed hotels
within the Irvine Coast Planned Community. Provisions have also been
incorporated into the AHIP which directly link these units to future Irvine
Coast employees and provide them with a "first right of refusal" to rent the
units. Additionally, the period of affordability for these units has been
extended from the standard five years to a full seven years, and only two and
three bedroom units (no studio or one bedroom units) will be permitted to
satisfy affordable requirements.
Phasing Plan
The AHIP incorporates a two-phase implementation plan which places a limit or
"development cap" on the number of market rate building permits which can be
released prior to compliance with the project's affordable housing
obligations. The two phases are as follows:
Phase 1: Prior to the issuance of the 650th residential building permit for a
market rate unit, 40 percent of the total affordable housing
obligation must be satisfied.
Phase 2: Prior to the issuance of the 2,500th residential building permit for
a market rate unit, the balance of 60 percent of the total
affordable housing obligation must be satisfied.
Conclusions
AHIPs are intended to allow for flexibility in the phasing and implementation
of affordable housing requirements within the the unique development
characteristics of large planned communities. The use of existing units is a
unique aspect of the Irvine Coast housing plan and, while not previously
utilized in other AHIPs, addresses the need to bring Low affordable units "on
line" as quickly as possible to serve future Irvine Coast employees. I
believe that the Irvine Coast AHIP's commitment to provide immediate
availability of Low affordable units, an extended affordability period, the
use of two and three bedroom units and a direct link of affordable units to
Irvine Coast employers comprise significant public benefits.
BA: flh
1101515385692
Attachment: Irvine Coast AHIP
17.32
,ITY MANAGERS
'CI'T'Y OF,NEWPORT BEACH
OFFICE OF TI-M CITY ATxORNEY
P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915
(949) 644-3131
November 27, 2001 '
Thomas B. Mathews -
Director, Planning and Development Services Department
County of Orange
$00 No. Flower street
Santa Ana, CA 92702
RE: Newport Coast/Newport Ridge Affordable Housing
Dear Tom:
P.02/02
As you ]snow, the City. of Newport Beach is proceeding with the '
annexation of the Newport Coast and Newport'Ridge planned
communities. LAFCO has required, as a condition to annexation, that the
City and county establish a formal process ,to discuss, and attempt to
reach agreement on, the manner of fulfilling any affordable housing
requirement resulting from the application of the, Regional Housing Deeds
Assessment (RHNA) and related provisions of State' law to development of
Newport Coast/Newport Ridge. This letter will•confirm,that we have
discussed all of the affo=dable'housing issues related to the annexation,of
the Newport Coast/Newport Ridge and ,havd'e•agreeoa the'followingi
(1) The RHNA allocation of 96,"low income )units shall be
transferred from County to City_upon:aanexation.
(2) The RHNA`allocatioa of 850 "above moderaie"'(i.e:, market
rate) units shall be transferred from County to City upon
annexation. 1
(3) The remaining obligations„if any,, shall,remain with the
t County'and the County will certify that TIC has hilly satisfied
requirements of the Newport Coast AHIP.
This letter also confirms that the City has complied with the. condition to
annexation relative to affordable housing. We greatly appreciate the spirit
i of cooperation you and Ron Tippets have demonstrated in this process. .
Thomas B. Matliews
Director, Planning & Development Services
County of orange
Cc: Dana'Smith; Executive:Offic i
Homer Bludau
City Manager
lffewpert Beach.
3300 Newport Boulevard, Newport Beach
TOTAL P.02
O F
C E
ENVIRONMENTAL MANAGEMENT AGENCY
PLANNING
MICHAEL M. RUANE
DIRECTOR, EMA
THOMAS B.MATHEWS
DIRECTOR OF PLANNING
LOCATION :
12 CIVIC CENTER PLAZA
SANTA ANA, CA
MAILING ADDRESS:
P.O. BOX 4048
SANTA ANA, CA 92702.4048
TELEPHONE:
(714) 834.4643
FAX 4: DPC: 834.4772
2nd Flr: 834.6132
July 25, 1995
Robert K.,Break
Latham & Watkins
650 Town Center Drive, Suite 2000
Costa Mesa, CA 92626-1925
Subject: Letter of July 14, 1995 - Satisfaction of Affordable Housing
Requirement: Irvine Coast Planned Community
Dear MMask:
I have reviewed the referenced July 14, 1995 letter and concur that due to the
unique circumstances of the Irvine Coast project the affordable housing
requirement for the Irvine Coast Planne-d--Community has been satisfied through
the provision of off -site affordable apartments:,%, i �
Very truly yours,
Joan S. Golding, Manager
Advance Planning -Division
ba/5072511034210
IRVINE APARTMENT MANAGEMENT COMPANY
CC: Bernard Maniscalco
Craig Hoffman Michelle Pierce
43 Discovery, Suite 150
Bond Compliance P.O. Box 57060
Administrator Irvine, California 92619-7060
Phone (949) 450.5841
Fax (949) 450.5822
mpierce@rentlac.com
,
5
LATHAM & WATKINS
PAUL R. WATKINS (1899.1973)
DANA LATHAM 11898.1974)
CHICAGO OFFICE
SEARS TOWER, SUITE 5800
CHICAGO, ILLINOIS 60606
TELEPHONE (312) 876.7700
FAX (3121 993.9767
LONDON OFFICE
ONE ANGEL COURT
LONDON EC2R 7HJ ENGLAND
TELEPHONE + 44.171-374 4444
FAX + 44-171.374 4460
LOS ANGELES OFFICE
633 WEST FIFTH STREET, SUITE 4000
LOS ANGELES, CALIFORNIA 90071-2007
TELEPHONE (2131 485-1234
FAX (2131 891.8763
MOSCOW OFFICE
11311 LENINSKY PROSPECT, SUITE C200
MOSCOW 117198 RUSSIA
TELEPHONE + 7.503 956.5555
FAX + 7.503 956.5556
ATTORNEYS AT LAW
650 TOWN CENTER DRIVE, SUITE 2000
COSTA MESA, CALIFORNIA 92626.192E
TELEPHONE(714) 540-1235
FAX 1714) 755.8290
TLX 590777
ELN 62793272
VIA TELECOPIER (714) 834-6132
July 14, 1995
Joan Golding
Manager, Advance Planning Division
Orange County Environmental Management Agency
300 N. Flower St.
Third Floor
Santa Ana, CA 92702
NEW JERSEY OFFICE
ONE NEWARK CENTER
NEWARK, NEW JERSEY 07101-3174
TELEPHONE(201) 639.1234
FAX (201) 639-7298
NEW YORK OFFICE
885 THIRD AVENUE. SUITE 1000
NEW YORK, NEW YORK 10022.4802
TELEPHONE (212) 906-1200
FAX 1212) 751-4864
SAN DIEGO OFFICE
701 -8- STREET. SUITE 2100
SAN DIEGO. CALIFORNIA 92101-8197
TELEPHONE (619) 236.1234
FAX (619) 696.7419
SAN FRANCISCO OFFICE
505 MONTGOMERY STREET, SUITE 1900
SAN FR'ANCISCO, CALIFORNIA 94111.2562
TELEPHONE (415)-391.0600
FAX (4151 395-8095
WASHINGTON, D,C. OFFICE
1001 PENNSYLVANIA AVE., N.W., SUITE 1300
WASHINGTON. D.C. 20004-2505
TELEPHONE (2021 637.2200
FAX 1202) 637.2201
Re: Satisfaction of Affordable Housing Requirement:
Irvine Coast Planned Communitv
Dear Ms. Golding:
The Irvine Company is submitting this letter to obtain the County's
concurrence that (1) all of the low income affordable housing units required in conjunction
with the Irvine Coast Planned Community can be satisfied at the Moderate Level I level,
and (2) that requirement has now been satisfied through the provision of Moderate I level
housing in apartment projects within three miles of the coastal permit boundary.
As you will recall, the Local Coastal Program ("LCP") for the Irvine Coast
was originally adopted in the early 1980's by the County Board of Supervisors. A First
Amendment to the LCP, including Zone Change 83-24P establishing the planned
community district requirements for the Irvine Coast, was endorsed by the Planning
Commission (September 1, 1987), adopted by the Board of Supervisors (December 2, 1987)
and certified by the California Coastal Commission (January 14, 1988). As part of
Resolution 87-1327 adopted by the Board of Supervisors for the First Amendment to the
LCP for the Irvine Coast, the Board of Supervisors adopted the following condition:
LWOC1\49354.1
LATHAM & WATKINS
Joan Golding
July 14, 1995
Page 2
"By resolution, the County will require 648 affordable housing units which
will be located within 3 miles of the coastal zone within the Laguna/Laurel
Canyon area and other nearby areas in conformance with the requirements of
the Mello bill. Affordable housing provisions in the 1982 Land Use Plan are
hereby deleted, and any existing housing agreement in the 1982 Land Use
Plan is hereby rescinded to assure conformity with Government Code
Sections 65590 et seq. as now implemented by the proposed LCP
Amendment."
Since the time of the First Amendment, the Laguna Laurel location
mentioned in Resolution No. 87-1327 has become unavailable by virtue of an agreement
between the County, the landowner, and the City of Laguna Beach to implement
preservation of Laguna Laurel as open space by outright purchase. Accordingly, the
location for the 648 affordable housing units has involved "other nearby areas" of the
County, particularly apartment projects in the City of Newport Beach.
Justification for Conversion of Low Income Units to Moderate I: The
requirement to provide these affordable units was imposed pursuant to the County's 1986
Housing Opportunities Program ("HOP"). The HOP included an objective that forty
percent of the affordable units (or 260 units) be affordable to low income households, to the
extent feasible. The HOP also provided:
"If there are no subsidy programs available and other incentives are not
sufficient to make compliance economically feasible, all or a portion of
mandatory low-income units may be satisfied by the provision of units at the
Moderate I level: This provision should be utilized as a last resort once all
avenues of assistance, incentives and marketing considerations have been
adequately explored and found not feasible for a particular project."
The Irvine Company has determined application must be made of this
provision of the HOP, to convert the affordable housing objectives for the Irvine Coast
from low income to Moderate I housing. Accordingly, the new requirement would be to
provide 520 Moderate Level I and 128 Moderate Level II units.
First, as the County is aware, no subsidy program has been made available to
the Irvine Coast Planned Community to assist in the production of affordable housing.
Whereas in the 1980's there were a number of federal and state programs available that
made low income housing feasible, they are almost all unavailable today. The primary
program available today that has had some success is the federal tax credit program.
However, that program is oversubscribed at about a four to one ratio (projects to available
LWOC1\493S4.1
LATHAM & WATKINS
Joan Golding
July 14, 1995
Page 3
credits). Moreover, that program is itself only feasible if it is combined with a
subordination of all land value plus additional construction and take-out financing assistance
(such as block grant dollars or tax exempt bond money).
Orange County Redevelopment Funds have not been earmarked for use in
either PC area. Block grant programs cannot provide full funding assistance to new
housing projects, and such funds have either been targeted to rehabilitate older housing
stock, or earmarked for other projects in combination with other subsidy forms. In any
event, they have not been identified for use in relation to the Irvine Coast Planned
Community to assist The Irvine Company meet its affordable housing targets. The Irvine
Coast Planned Community has not been identified as a possible participant area in any
previous Orange County affordable housing bond issue, and with the bankruptcy there are
no current plans for a new Orange County bond issue to subsidize new low income housing
projects. With respect to existing units nearby to the Irvine Coast Planned Community,
intended to be used to satisfy the Irvine Coast Planned Community affordable housing
requirements, the Section 8 voucher program is and has been operating under severe
administrative constraints, such that it can now take up to five years for a qualified family
to receive Section 8 assistance approval.
While The Irvine Company is working with private, non-profit low income
housing providers on possible isolated projects in Irvine (Bridge Housing) and Newport
Beach (Link Housing), those projects have proven to be the exception rather than the norm,
are only possible where the land is contributed essentially without cost to the non-profit
entity, and are being pursued under affordable housing programs in those cities and in
competition with other national projects for necessary tax credits.
In short, The Irvine Company has pursued and is pursuing opportunities for
funding low income housing. However, no incentive program has been identified or
provided to assist in meeting the off -site affordable housing obligations associated with the
Irvine Coast.
Additionally, modifications have been adopted in the conditions for
development of the Irvine Coast Planned Community to increase the amount of open space
to be preserved, decrease the amount of employment generating uses, and provide for the
realignment and extension of Newport Coast Drive beyond the San Joaquin Hills
Transportation Corridor, and the widening of Newport Coast Drive between the Corridor
and San Joaquin Hills Road. And, the County's fiscal crisis has exacerbated this problem,
in that it is unreasonable to expect that any subsidy will be forthcoming given this crisis,
while the crisis has adversely impacted the ability of developers to fund infrastructure
improvements required for their projects, including the Irvine Coast Planned Community.
LWOC1%49354.1
LATHAM & WATKINS
Joan Golding
July 14, 1995
Page 4
In other words, incentives to assist in the provision of low income housing
have not been provided for this project, while project costs and burdens related to the
provision of other public benefits have increased. Since availability of subsidy programs
and other incentives geared to assist in the provision of low income housing is the predicate
for mandating provision of such housing under the HOP, The Irvine Company believes that
it is entitled to the conversion of all low income affordable housing obligations to Moderate
I levels.
Documentation of Satisfaction of Affordable Housing Requirement:
Assuming that the County concurs that all of the low income units required with the Irvine
Coast Planned Community can be met at Moderate I levels, we are including a tabulation of
units provided by The Irvine Company within three miles of the coastal permit boundary at
Moderate I levels, from 1987 to the present, which were provided outside of any mandatory
affordable housing program. As you will note, since 1987, The Irvine Company has
continuously provided at least 671 Moderate I level rental units, and as much as 809 such
units. By way of comparison, that number is 154 more Moderate Level I units than
required for the Irvine Coast (after the conversion of Low to Moderate I), and exceeds the
combined Moderate Levels I and II requirements by 25 units.
Although income data is not available concerning occupants of these units,
The Irvine Company believes that the County has the flexibility to certify, and submits that
the County should certify, compliance with the Irvine Coast affordable housing requirement
based on the rental cost data provided demonstrating provision of more than the required
648 Moderate I units since 1987 within three miles of the coastal permit boundary.
Certification of The Irvine Company's early satisfaction of the Irvine Coast
affordable housing requirement based on the enclosed data, without tequiring renter income
data, is in keeping with the various policies and guiding principles of the 1986 HOP.
Specifically, the 1986 HOP encourages private industry to produce affordable housing "at
the earliest possible stage" (Principle B.2.c), utilizing "strategies to reduce housing costs
through all available techniques" (Principle B.3). The enclosed data demonstrates early
provision of affordable housing within the immediate vicinity of the Coastal Permit
Boundary in keeping with those principles. Acceptance of rent rate compliance data,
without the added cost of renter income certification, likewise comports with those
principles, as well as the principle that compliance should include minimal "County and
private industry overhead expenditures" (Principle B.5). Acceptance of the enclosed data
for certification of compliance with the Irvine Coast affordable housing requirement
likewise comports with the intent of Section L of the 1986 HOP, which is to encourage
early provision of affordable housing -- as The Irvine Company has done -- while reducing
the regulatory restraints and administrative costs of doing so.
LWCC1\49754.1
LATHAM & WATKINS
Joan Golding
July 14, 1995
Page 5
In short, The Irvine Company submits that the 1986 HOP allows the County
to accept a demonstration of early compliance with an affordable housing requirement -- in
our case years in advance of when compliance would otherwise be required -- by reference
to rental costs, without a corresponding mandate that income qualification of the renters be
provided. The Irvine Company achieved and should be entitled to credit for meeting the
HOP's objective of early satisfaction of affordable housing requirements. Those units
exceed the total affordable housing requirement set for the Irvine Coast, and have been
available for occupancy since 1987, in excess of the target of five years. HOP policies and
guidelines allow for County flexibility in recognizing achievement of its objectives. Had
renter income data been readily available, that data would have been provided. The fact
that this data may not now be readily available, however, and could not be collected
without extraordinary expense and effort, should not disqualify these units, provided early
and in excess of target goals, from counting against the Irvine Coast Planned Community
affordable housing condition.
For the foregoing reasons, The Irvine Company makes this application for a
n administrative determination, pursuant to the quoted provision of the County's HOP, that
all of the mandatory low-income units required in relation to the Irvine Coast Planned
Community can be satisfied at Moderate I levels, and concurrence that based on the
enclosed data, The Irvine Company has now met that obligation through the provision of
affordable rental housing in Newport Beach.
Very truly yours,
Robert K. Break
of LATHAM & WATKINS
Enclosure
cc: Bernard Maniscalco (via telecopier)
Craig Hoffman (via telecopier)
LWCC1\49354.1
Hgpem Ap.rta.m
1
H.ye(<+rApemaau
(
111"."Al.daem 1 Memo'. M.mb Apart.,." i Tem 1
-_—----
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1
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TOW Usim Meemp Regeiremem Per Complm 1
_________________________________________
Dm 31 - A, 1, IM 1,359 Its 55380" I
UI
Mer 31-1.. 1, 1993 I,3JI.W 548]2B0 I
I
I
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22
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Der 11 -1.8 1, 1992
t,dm Its
54346W 1 111
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T.ul U.n+ M<d1.2 R,01.mm11 Per C.. plm. I
__________________________-_--___________
Dm 31 - Olt 1, I991
1,152w
5407DW ( Ill
5<p w-1.11. 1991
I,UI.w
57122100 I M
1a. 30-Apr 1, IWI
3,610w
54580Lo 1
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I,YB.w
54535W 1
--------------------------------- ,_______
Ted U.,u M«nvBR<guircmnu Per C.mplm I
-----------------------------------------
Der 31 - Olt 1, 19M
1,)68 to
5453dD0 I 12
Sep So - jut 1, 19W
1,311.w
54T12Do I 22
J.. 30-Apr 1. 199D
LrzSw
51wlw I
M.r 31 - St. 1, 19w
1,306 W
5J,230M I
.....................
............ P<r Cemplw
I 1
1 I
22 B51W-Y3W1 22 10 LNO.m-1.1f¢W I 1/1 10
I
I
BmW-9WW1 IIIM
27
I I
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32 1,05m-1,2mW( 32 26 1.310W-1J5000 I 2/2 ID
1,050w-I,m3WI UILdt
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945 W-Spam I I
I I 32 41
I.Sw W-1,311oo UIB
I2
8mW-955w I I
1 I
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I I
I Ian
111
1,1610)-1,2MW I I
I I
I L212T11
26
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— —
i------- I_______________________.
IN (' I 68 1 301
I
2%
I 761 l
_______________________________________________________—_______________________________________________________________________________
22 twoo-95RW1 22 BO LNOm-1,19Sw 1 UI 80
9MW-9mWl 111M
27
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32 1,131W-1,211001 I M 1W
1,111m-I.ImWi UILd,
11
96Lw-Ip1RW I I
i I
I MIS
12
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I 1
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13
1,w0to I I
I I
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118
1,135 W-1,226W I I
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76
1.120M-1,2wW I I
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______ I----------------------------- 1----------------------------
i----------------------------
i------- I________________________
IN 1 10 I 257
I
2%
1 69S I
.________________________________________________________________________________-___________________________________________________________
]2 895.W-glow 1 2/2 60 LmOm-L111W I III Bo
9Nw-931wI Ulm
27
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32 I.NSW-1,191w1 3/2 21 1,28D.m-1,31100 1 ]2 1n
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I I
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IU
1.135 w-L2H100 I I
I 1
12212T11
76
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1N i 66 I 301
I
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I 7631
._________________________--______________________.________________-___-________________-______-_____________________________________________.
]2 885.0-9MW1 22 6U I,MW-t,USW I III BD
893w-9 w1 IIIM
27
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32 I,NO.m-MAN 1 39 26 1,280m-1,331W I 1R In
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1,HOW-1.3%W1 UIB
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76
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1----------------------------
i------- I________________-______
,
IN I 66 I 311
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I
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__________________________________________
'
I ]TJ 1
22 law-9 oo 22 60 1,m1W-1,IIBW i 111 BO
885 W-911w1 UJAJ
28
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I
330
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92 835 w-271M1 ]2 60 1,WSm-1,0WW 1 US Bo
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1 I
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Da 31 -Osr I, I519 I,llt m 51,MW 1 In 7J lam- lam l
1n 10 1,010- 1,0640I 111 t0 Nam- t91.m 1 Ilia
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I,05.03-1,20Im I I
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1------- -------------------- i---------------------------- i------- 1_________-_-------_____.
Taul Unu Msetiat Rs9etremnu Pa Cemptm I IM I
+D I 129 I
JII
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m +D MISS -IAJam-1 111 0 $0.m-moo I Ulm
)/
Saw -115m I 1
Sep Jo-1111, 1988 1,18+.m +i,251D0 I m 32 Imam-1,110m1
I 2n 20 995m-lAmm1 1IILdr
U-
95am 1 i
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1 I UIB
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I I212112TIl
m
Lmxm-1,M5m 1 I
--------------------------------- 1----------------------------- 1-----------------------------
1---------------------------- 1-------------- _------------ i------- 1_______________________-
ToulUntil MedialRgeirrme.0 Per Complm I IN I
+0 1 295 1
JII
I 7101
D.11-Oil 1. BAR 1,101m +402280 1 Ut n lO.m-MISS 1
22 +0 l,mam-I,Uam I US t0 saw- moo 111
52
715.m-t9xm I I
Sep 50-J.I 1, 19P I,m9.0 +%WM 1 2n. J2 l,mam-Lllaml
I 2R 20 l,Omm-1,Naml IIILdr
N
"so 1 I
lum-Apr1, 1957 1,073m O,92MID I I
I I 2D
tD
99xm-1,125m 1 I
M.r 11-St. 1, 1982 1,065.m +gSNDD I I
I I
I I
--------------------------------- 1----------------------------- 1-----------------------------
1---------------------------- i----------------------------
i------- i___-_______________-_--.
TeW Units 11ydioeRe9uireni Per Camplc 1 IN I
...............v.................... .......................................................................
/0 I 2:5 I
............................................................................
20
I im 1
'
1 HappMApau<m l
Hif55erAp.Uanau
I
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1 Typo Number -J- R..{, 1 Type
Polo Ron,
I TT s,
N.ia Rut,
1 TSP.
Noma Rut. I
An0ali< 1 .
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ar
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a
1 01
of 1
Pa I
O,t. Fc. lacers.
I Unit , Ud. - I Una
Units
I U.R
Umu
i Unit
Unit, I
PMed I Nam
Mebntc 11 Rnpi Units 1
1 I
1
Jvo 30-1s. 1, 1995 1,663m 6403m I
I I
I i LIFII
I
I I
Tout Units M<ahp R.1.4.rraa Pa Comply 1 a
-------
I 0 1
i----------------------------- I_______
--------------------------------- I-----------------------------
Om 31-1.. 1, 1994 1,61m 6;39300 1
1 I ]/LPN
I
I I JuJTU
-------
--------------------------------- I----------------------------
Total Uaiu M<elbt Reyvuemou Pa Compia: 1 0
.I----------------------------- I
1 0 1
I----------------------------- I_______
------ -------------------------- i-----------------------------
Om 31-Apr 1,IM 1,01.m 6;25600 1
I I Writ
his, 11-ho 3, M3 I,616.m 64846m 1
I 1
1----------------------------- I_______
--------------------------------- I----------------------------
Total Units McmtagRegv,rc5viceta Per Comply 1 0
1 0 1
_________________________________I____________________________I____________________________.1_______
Dm 31 - ]v 1, 1992 1,6pom 67,615M I
_--------------------
I 1 31JTU
I----------------------------- I_______
--------------------------------- I-------
Total Units Tlin(atR<ga'vemots Per Comply I 0
1 0 1
I I I
I 1 i
t0 1,2500-I.461001 ]21/1TIi M 1,2500-1,2300 I I
10 1,615 m - t,66am I I 1
---------------- i---------------------------- i_______I
30 I 36 I 16 I
---------------- i---------------------------- i_______I.
10 3,m9m-1,41R001 MMI'll 36 barns-1,2am i I
10 1,595 to - 1,6moo 1 1 1
---------------- I---------------------------- i_______I.
20 I 16 I S6 I
---------------- i---------------------------- i_______I.
10 I'mim - 1,531m I I I
i 1 I
10 a 1 m 1
10 1.51000 - 1,586m I
10 1
10 1
--------------------------------- I ----------------------------- I----------------------------- I---------------------------- i---------------------------- i------- I_______________________.
Dm 31 - Olt I, 101 1,712.00 Swim 1 i I Jam 10 I,NOm - 1,18am I I I
S<p 30- Jul 1, 101 1,]1].02, 64670M I 1 1 I I 1
Jaa30-Apr1,1991 l,mlm 0,65600 I I 1 1 I 1
Mir 31-J.. 1, MI I.wto 64"zoi 1 I I I I 1
--------------------------------- i----------------------------- I---------------------------- I---------------------------- {---------------------------- i------- I_______________________.
Teul Uvm MatlgRegvuem<vu P<r Comply I 0 1 a I t0 I 0 1 101
--------------------------------- I---------------------------- I----------------------------- I---------------------------- I---------------------------- i------- I_______________________ _
Dm 31 - Or, 1, I990 J,616m 6;15m I i 1 3/!PR 10 1,505 m - 1,5410 I 312 UJTU 36 ],now I I
Sep 30-Jul 1, 1990 1,613m 601600 1 I I I 1 1
Is. to -A, 1. Imo bloom 6;01m 1 I 1 I I 1
Mar 31-Jam 1, 1990 J,157.0) 6;2600 I I I I I I
--------------------------------- I----------------------------- I----------------------------- I---------------------------- i---------------------------- i------- I_______________________.
Total Uviu Meall4R<yvv<mevU Per Comply 1 0 I 0 I 10 I m I 461
..........."9..................................................,......................................................
..a"W-1-...........................,...----- I .................
......a
Da 11 - Oa I, 1169 l,mlm 6;10]HO I I )2 M I,JO;m- I,JSom I ]/LP11 10 1.mOm - 1,]fam 1 lfJ 1/JT11 l6 I,nOm I 1
Sep 30-Jul 1, 1939 I,SMm 4131J10 1 I 1 3=11 10 I.mSm-11541M
Jr. R3-Apr 1, 1%9 1,20.0 5R8"m
Mir 31-J.. 1, 1999 I,24.01 5;14e40 I 1 1 1 I I
--------------------------------- I---------------------------- I----------------------------- I---------------------------- i---------------------------- i------- I_______________________.
Total UciUMc<tiotRegvvemot<P<r Comply I 0 I Jf I 20 I 36 I go]
--------------------
.................._......................a......................................................................................-----------------------------------
DmD-Oct I, 19M 1,)90.m 5;N600 I I ]R l/ I,USm-I,JJam 1 ]lJtIt 10 I,1W m-1,]faml J21/IP11 36 I,mRm I I
Sep N -Jvl 1, 1938 I,mSm 5(9mLJ 1 i I 312 ff I.72Sill -1,J61001 1 1
1..3o-Apr 1, 108 I,355.m 542I100 I I ( I 1 1
Mir 31-Jr. 1, 1038 I,M&m 5;319a0 I I I I I I
--------------------------------- I---------------------------- I----------------------------- i---------------------------- i---------------------------- i------- I________________________
Total U.iu MestistReyvireme.ts Pa Cevpty 1 0 I Jf I 54 I m I 114 1
.v...............v.v.........v.v..v...........u..------ ..van......---o............,......------------------------.....vv------v....v--------------------------s------v.
Dm 31-Oct 1, 198] I'moo 5Zia 5 1 1 3R Jf I.moo-1,114m 1 w ff 1,350m-1.140001 n11=11 a I,Imm 1 1
S., JO-Jul 1, 1997 I,m].m 57,1J000 I I I 13/2112TH 36 I,315m I 1
Ja. Jo-npn, I9W I.mco 51,510o0)
Mir D-Jr. 1,1917 1,277.00 5;on.3o 1 I I I I I
_________________________________1_________________----------- I----------------------------- I---------------------------- i___________________________i ------- I ------------------------
Total Units Must;, R<q.4esuu Per Co.,[. 1 0 1 Jf 1 ff I lot I IN i
....................................... .......................s............................,...........................................................................................
VQRN
•IANOSCAPE ARCNRELTURE
April 1, 1998
Mr. George Britton, Manager
Environmental and Project Planning Division
Orange County Planning and Development Services Department
300 North Flower Street, Room 344
P.O. Box 4048
Santa Ana, Ca 92702-4048
Attn:-Mr. Bob Aldrich
RE: Housing Program Report - Tracts 15491,15492 and 15493 (Applicant: Brookfield Homes)
Newport Coast Planned Community
Coast Planned Community
Dear Mr. Aldrich:
This letter is being submitted on behalf of Brookfield Homes to satisfy the 'compliance phasing"
requirements established by the approved Affordable Housing Implementation Plan for the Irvine (Newport)
Coast Planned Community (NCPC) for the above referenced tract. Also described as Planning Area 8 of the
Newport Coast Planned Community and Planning Area 13 of the San Joaquin Hills Planned Community,
Tract No. 15490 is a sub -area of Tentative Tract Map No. 15372, conditionally approved by the Orange
County Subdivision Committee on May 14, 1997. These particular tracts will create legal building sites for
the development of 47 single-family residential units, consistent with Coastal Development Permit PA
960166, approved by the Orange County Planning Commission on April 22, 1997. The attached exhibit
indicates the location of these residential units as entirely within the Newport Coast Planned Community.
As the affordable housing requirement for the Newport Coast Planned Community was demonstrated as
having been met by the provision of off --site affordable apartments, we request that the applicable conditions
of approval be considered satisfied and that the appropriate clearance documentation is provided to permit
recordation of the above referenced tract. Should you have any questions about the information provided,
please do not hesitate to call.
Report concurred with and approved by:
v
CraFoffman For the Manager, Orange County P&DSD
Date
Associate Environmental and Project Planning Division
Attachment
c: Mr. Norm Witt —Irvine Community Development Company
602/57.100 project file
3100 Bristol Street • Suite 100 • Costa Mesa, CA 92626 • (714) 540.4700 • FAX pt4> s4o-eeia
COMMUNITY PLANNING • LANDSCAPE ARCHITECTURE • RECREATION DESIGN AND SPECIAL EFFECTS • URBAN DESIGN • ENVIRONMENTAL MANAGEMENT • GOVERNMENT SERVICES • MAPPING SERVICES
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and CHA, San Juan Capistrano, CA
TRACTS 15491, 15492 AND 15493 LOCATION MAP
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0 300 MARCH 1998
IRVINE COAST PLANNED COMMUNITY
CHRONOLOGICAL LIST of PC/BOS ACTIONS
REGARDING AFFORDABLE HOUSING REQUIREMENTS
December 17, 1980 (BOS Res. No. 80-2085)
Local Coastal Program (LCP 80-4) approved and EIR 237 certified by BOS. The
LCP included a Land Use Plan (LUP) and Implementing Actions Program (IAP).
Affordable housing is mentioned as a condition of approval for LUE Amendment
LCP 80-4: "The absolute dwelling unit limit for the plan shall be 2,000
units, to which bonus units for affordable housing shall be added." No
overriding considerations are listed in the resolution.
EIR 237, Chapter on Population and Housing (page 57):
"The project will comply with the housing guidelines of the County of
Orange. Affordable housing equal to 2St of the proposed units will be
provided within any or all of the following areas: 1) within the Irvine
Coast medium -density site at upper Pelican Hill Road, 2) within the Irvine
Coast Visitor -Service Commercial sites, 3) adjacent to the project area in
the vicinity of the San Joaquin Fills Road extension and the San Joaquin
Hills Transportation Corridor, 4) elsewhere in the coastal zone, and/or 5)
elsewhere within five miles of the coastal zone.
January 19, 1982
The Irvine Coast Land Use Plan was certified by the California Coastal
Commission.
July 28, 1987 (PC Res. No. 87-42)
First Amendment to -the Irvine Coast LCP approved by PC and recommended for
adoption by BOS.
In the list of Findings contained in the resolution, (k) states: "By
resolution, the County will require 648 affordable housing units which will
be located within 3 miles of the coast within the Laguna/Laurel Canyon area
,and other nearby areas in conformance with the requirements of the Mello
bill."
September 30, 1987 (BOB Res. No. 87-1327)
First Amendment to the Irvine Coast LCP and ZC 83-24P approved by the BOS.
In the resolution, the list of Findings includes (k) which states: "By
resolution, the County will require 648 affordable housing units which will
be located within 3 miles of the coast within the Laguna/Laurel Canyon area
and other nearby areas in conformance with the requirements of the Mello
bill. Affordable housing provisions in the 1982 Land Use Plan are hereby
deleted. Any existing housing agreement in the 1982 Land Use Plan is hereby
rescinded to assure conformity with Government Code Sections 65590 et. seq.
as now implemented by the proposed LCP Amendment."
In the "Findings of Approval and Supporting Documentation" (Attachment A of
the resolution) Section (H) addresses affordable housing: 1' The proposed LCP
amendment changes the affordable housing provisions to conform with the
Mello Bill (Government Code 65590) and local provisions. Consistent with
the Mello bill, the 1987 LCP deletes the housing provisions of the 1982 LUP
that were the basis for the executed affordable housing agreement, rescinds
any express or implied County commitment to that agreement and substitutes
in its stead the County affordable housing program requirement (see 1987
LCP, Part II, Chapter 3, Section B.1) through concurrent County action."
Irvine Coast Local Coastal Program, Part II, Chapter 3, Section B.1:
"Residential development within the Irvine Coast Planned Community shall be
limited to a maximum of 2,600 dwelling units. Compliance with the County's
Housing Element will be demonstrated in the Housing Implementation Plan. To
implement the County's Housing Element, the Housing Implementation Plan
(HIP) shall be submitted to and approved by the Director, EMA, prior to the
recordation of final tract map(s) which include more than a cumulative total
of 500 residential lots or units within The Irvine Coast Planned Community."
December 2, 1987 (BOS Res. No. 87-1606)
Board grants final approval of the First Amendment to the Irvine Coast LCP.
January 14, 1988
The California Coastal Commission certified the First Amendment to the
Irvine Coast LCP.
April 20, 1988
Board approves the Irvine Coast Development Agreement (DA 87-16).
The affordable housing provision reads as follows:
"The Coastal Commission 1982 LUP findings and certification included
specific provisions to fulfill the requirements of Coastal Act Section
30213, as then in effect, regarding affordable housing in the coastal zone
and, to carry out the Section 30213 requirements, further required an
"Agreement for the Continued Affordability of Housing in the Irvine Coast
Planning Unit of the County of Orange Local Coastal Program ("affordable
housing agreement").
On January 1, 1982, the Mello legislation, Senate Bill 626, became effective
thereby removing the Coastal Commission's authority under Section 30213 to
require housing policies in local coastal programs and vested authority for
housing policies in local government agencies. Thus, the Coastal Commission
is precluded from defining requirements for affordable housing in local
coastal programs.
r
The proposed LCP amendment changes the affordable housing provisions to
conform with the Mello Bill (Government Code 65590) and local provisions.
Consistent with the Mello bill, the 1987 LCP deletes the housing provisions
of the 1982 LUP that were the basis for the executed affordable housing
agreement, rescinds any express or implied County commitment to that
agreement and substitutes in its stead the County affordable housing program
requirement (see 1987 LCP, Part II, Chapter 3, Section B.1.) through
concurrent County action."
May 4, 1988 (PC Res. No. 88-45)
Master Coastal Development Permit 88-11P and EIR 485 were approved by the
PC. There is no mention of affordable housing in this document. (This
permit was not sent to the BOS for approval.)
October 29, 1991
Irvine Coast AHIP approved by EMA/Advance Planning. The AHIP includes
quotes from the LCP which requires an AHIP and from BOS Res. No. 87-1327
which requires a total of 648 affordable units (AHIP page 3).
4
RM 5050811332743
EC30562
October 10, 2000
Mr. George Britton, Manager
Environmental and Project Planning Division
Orange County Planning and Development Services Department
300 North Flower Street, Room 344
P.O. Box 4048
Santa Ana, Ca 927024048
Attn: Mr. Martin Angel
RE: Supplemental Housing Program Report — Tract 15934
(Applicant: Lennar Homes)
Newport Ridge Planned Community
Dear Mr. Britton:
PLNNNI
ES GNNG
U I
17500 Red Rill Avenue
Suite IRA
UUNOSCUPENUCNIPECPUUE
Irume, California 9A614-S69S
ENTITLEMENT SERVICES
Iel:948.660.1900
fax 949 660 9140
MUPPINGANNPNESENTUTIONS
mfoCformaeompamas.eom
This letter is being submitted on behalf of Lennar Homes to satisfy the "compliance phasing'
requirements established by the approved Affordable Housing Implementation Plan for the
Newport Ridge Planned Community for the above referenced Tract. This portion of Planning
Area 22, Tract No. 15934 is comprised of 59 single-family dwelling units that are not intended
to include affordable housing units and is located as shown on the attached Tract Identification
Map.
Consistent with the Affordable Housing Implementation Plan (AHIP), residential tracts may
proceed with development without having to produce affordable units at the same time as
market rate units are being sold up to certain key milestones. These development milestones
are referred to as "Phases" and include a corresponding limit or "Development Cap" on the
number of residential building permits which can be released for market rate units.
The First Amendment to the Newport Ridge Planned Community Affordable Housing
Implementation Plan was approved on November 2, 1995. In addition to the objectives
established by the originally approved AHIP (dated January, 1992), the first amendment
addressed several additional objectives resulting from changing market conditions, including
incorporation of updated development plan information based on current approved project
entitlements and allowing for the original Low income category affordable housing
requirements to be satisfied with the provision of Moderate4 level rental units using a cost
based reporting program exclusively.
The attached Affordable Housing Requirement Summary (fable A) indicates the development
milestones associated with providing specific income categories of affordable housing units.
The Affordable Housing Status Summary (Table B) provides an accounting of the actual number
of affordable housing units (using a cost based method to determine affordability) being
provided for the period April, 1996 to May, 1999. The Newport Ridge Development Status
Summary (Table C) shows a statistical breakdown of the land uses, estimated and maximum
Mr. George Britton
Housing Program Report — Tract No. 15934
October 10, 2000
Page 2
number of dwelling units permitted in each Planning Area and a status of the number of units
currently approved on Tentative and Final Tract Maps, as well as those units currently under
construction or for which Building Permits have been issued.
Subject to your review and concurrence (as indicated with the signature below), we request
that the applicable conditions of approval be considered satisfied and that the appropriate
clearance documentation is provided to permit recordation of the above referenced Tract.
Should you have any questions about the information provided, please do not hesitate to call.
Sincerely, Report concurred with and approved by:
FQRMA
ICH offman For the Manager, Orange County P&DSD Date
Associate Environmental and Project Planning Division
Attachments
c: Norm Witt — Irvine Community Development Company
602/30.100 project file
P A C I F I C C C C A N
PROJECT LOCATION MAP
Tentative Tract Map 16934
JWL
`j THE FmNE MMB NY
No—t to Sc� fORNA
OCTOBER 2000
NEWPORT RIDGE PLANNED COMMUNITY
HOUSING PROGRAM REPORT
Table A "
IMPLEMENTATION MILESTONES
Affordable Units Provided
(by Income Category)
Implementation
.Building Permit
Affordable Unit
Phase
Milestones
LOW
MOD I
MOD II
Requirement
1
1,500
128 (1)
128 (1)
11
1,600
32 (1)
32 (1)
III
2,295
95 (1)
95 (1)
TOTALS
0
255 (1)
0
255 (1)
(1) The actual number of affordable housing units is 10% of the total units constructed within the Newport Ridge Planned Community or a Maximum of 255 units total.
Table B
AFFORDABLE HOUSING STATUS SUMMARY
Units Occupied (Newport Ridge Apartment Homes)
Month / Year
January
I February I
March
April
May
June
July
August
September
October
November
December
1996
--
--
--
152
177
201
201
256
268
-268
270
274
1997
342
342
336
321
327
303
296
270
238
237
237
229
1998
292
290
288
241
213
211
140
138
255
239
231
226
1999
276
278
288
284
276
272
259
238
231
220
226
238
2000
240
242
241
299
292
284
274
272
255
Occupied Units Cost (not exceeding)
Month / Year
January
I February I
March
April
May
June
July
August I
September
I October
November I
December
1996
--
--
--
$1,428
$1,428
$1,428
$1,428
$1,428
$1,428
$1,428
$1,428
$1,428
1997
$1,490
$1,490
$1,490
$1,490
$1,490
$1,490
$1,490
$1,490
$1,490
$1,490
$1,490
$1,490
1998
$1,545
$1,545
$1,545
$1,545
t$1,545
$1,545
$1,545
$1,545
$1,545
$1,545
$1,545
$1,545
1999
$1,587
$1,587
$1,587
$1,587
$1,587
$1,587
$1,587
$1,587
$1,587
$1,587
$1,587
$1,587
2000
$1,587
$1,587
$1,587
$1,647
$1,647
$1,647
$1,647
$1,647
$1,647
Note: Based on the County's Housing Affordability Table (Moderate 1 Income Category) published for each month.
NEWPORT RIDGE PLANNED COMMUNITY
Housing Program Report
TableC
DEVELOPMENT STATUS SUMMARY
Phase l Affordable Units to be
Phase ll Affordable Units to be
Phase 111 Affordable Units to be
Discretionary Permits
Tentative Tract Maps
Approved Final Maps
Building Permits(3)
Provided by Income Category
Provided by Income Category
Provided by Income Category
Planning
Land Use
Gross Acres
Estimated (2)
Maximum C2)
CDP/SDP No.
Units
Vesting Map No.
Approval
Units
Map No.
Approval
Units
Issued
Units
Areas
Category/Code
Dwelling Units
Dwelling Units
Dale
Date
Completed
LOW
MOD4
MOD -II
LOW
MOD-1
MOD -II
LOW
MOD-1
MOD-11
Newport Ridge Planned Community _
1a
Medium / M
SP 91-133
38
TT 145BI
2119/92_
38
T 14581
2/25193
38
38
38
T 14711
3/30/93
13
13
13
T 14583
1017/93
17
17
17
1-b
35.0
115
148
SP 92-002
56
TT 14583
4/l/92
56
(3 5 - 6 5 DU/AQ
T 14712
7/16/93
26
26
26
1c
PA 94-0024
21
TT 14912
5/4/94
21
T 14912
6/9/94
21
21
21
2
Medium -High / MH
29.0
80
227
SP 91-141
80
Tr 14571
5/27192
80
T 14571
4/29/93
80
80
80
(6.5 -18 DU/AC)
Medium-High/MH
3
(6 5-18 DU/AQ
14.0
87
224
PA 94-0020
87
TT 14902
514/94
87
T 14902
9/6(94
86
86
86
Medium -High / MH
4
(6.5 -1 B DU/AQ
14.0
92
211
SP 92-047
93
TT 14617
1017/92
92
T 14617
6115/93
86
86
86
Medium -High / MH
5
(6 5 -18 DU/AQ
230
114
244
SP 93-029
144
Tr 14798
7/7/93
144 _
T 14798
1213/93
144
144
144
Medium-High/MH
6
(6.5-18 DU/AQ
12.0
150
151
SP 92-005
ISO
TT 14588
411/92
150
T14588
4/16/93
150
ISO
150
Medium-High/MH
7
(6.5 -18 DU/AQ
17.0
81
133
SP 92-009
81
TT 14565
4/29/92
81
T 14565
5/16194
70
70
70
High / H
8
(18+ DU/AQ
15.0
316
438
PA 94-0022
316
TT 14907
5/18/94
316
T 14907
10/19/94
316
316
316
83
20
65
High / H
9
(18+ DU/AQ
13.0
196
298
196
196
196
196
196
45
12
30
High H
11
(18+ DU/AQ
18.0
66
389
PA 96-0166
66
TT 14895
5/4/98
66
T 14895
10/17/94
66
66
�66
T 15484
11/13/97
18
18
18
I
Medium -High / MH
T 15485
11/13/97
10
10
10
T 15486
24
24
24
_
13
24.6
83
430
PA 96-0166
83
Tr 15372
5/14/97
83
(65-18 DU/AQ
T15487(ortion)
4/17/98
9
9
9
'
T 15488 (portion)
4122/98
22
16
16
1
Medium M
14
(3 5 - 6 5 DU/AQ
194
64
89
PA 94-0149
63
TT 15078
8/17l96
64
T 15337 (portion)
12/13/96
70
69
45
Medium-High/MH
15
(6 5 -18 DU/AQ
30.5
350
547
21a
Medium-High/MH
101.5
140
350
PA 95-0120
76
TTM 15135
9/13/95
76
T 15333
1/22197
46
39
39
TTM 15134
7/29/97
52
T15134
T15540
3/12/98
40
40
40
2lb
(6.5-18 DU/AQ
A 95-0119
FP
58
TfM 15717
4/7/99
49
T 15717
7/28199
49
49
49
PA 99-0205
191
TfM 15968
5/17/00
191
T 15968
21c
Medium-High/MH
TTM 16037
5/17/00
34
T16037
34
22
(6 5 -18 DU/AQ
107.2
457
800
PA 99-0151
131
TfM 15935
6/21/00
97
T 15935
PA 00-0029
59
1 TTM 15934
1 6121100
59
T 15934
59
TOTALS
2,550
1,989
1,989
1,690
11 1,583
11559
128
!
32
95
Notes: (1) The actual number of affordable housing units is to%ofthe total units constmaed within the Newport Ridge Planned Community ora maximum of 255 units total.
(2) Based on the Newport Ridge Planned Community Statistical Table
(3) Building Permits issued as of July, 2000
FORMA
(60V30100)
NRMIP IO OOtblx�Is
101111M
9
AFFORDABLE HOUSING IMPLEMENTATION PLAN
IRVINE COAST PLANNED COMMUNITY
SEPTEMBER 1991
I
APPROVED
Date D
EMA-Advanco Pluntjng
County Of osai.ge
PREPARED FOR
Environmental Management Agency
County of Orange
and
Coastal Community Builders
(The Irvine Company)
PREPARED BY
Affordable Housing Consultants
404 West Fourth Street, Suite C
Santa Ana, California 92701
(714) 541-9838
TABLE OF CONTENTS
BACKGROUND AND CONTEXT FOR REVIEW
• Introduction...............................................................................................................I
• Background................................................................................................................1
• Purpose....................................................................................................................:.4
IMPLEMENTATION PLAN
• Introduction..............................................................................................................6
• Irvine Coast Planned Community ........................................................................12
• Off -site Properties And Related Information...................................................13
PROGRAM REQUIREMENTS/PROCEDURES
• Introduction.............................................................................................................18
• Monitoring...............................................................................................................18
• Apartment CertificationProgram.........................................................................20
• Compliance Phasing...............................................................................................23
• Amendment Procedures.......................................................................................25
APPENDIX
• Sample Forms/Reports
LIST OF FIGURES
1 Irvine Coast Planned Community (Boundaries)..........................................................2
2 Irvine Coast Planned Community (Planning Areas)..................................................10
3 Candidate Affordable Housing Sites............................................................................Ill
LIST OF TABLES
1 Irvine Coast Planned Community Land Use Summary ..............................................9
2 Affordable Housing Allocation......................................................................................17
BACKGROUND AND CONTEXT FOR REVIEW
INTRODUCTION
This document is prepared as the Affordable Housing Implementation Plan ("AHIP")
for the Irvine Coast Planned Community. It responds to conditions of approval
imposed by the County of Orange that pertain to affordable housing, and is the first
step in the process of identifying how the issue is to be addressed.
BACKGROUND
The Irvine Coast Planned Community is a 9,432 acre development located in the
coastal area of unincorporated Orange County roughly between the cities of Newport
Beach and Laguna Beach. The concept for this planned community is one which
intends to take advantage of the magnificent ocean orientation of its geography by
concentrating on residential development as well as visitor -serving commercial
recreation. Additionally, a substantial portion (76%) of the property is set aside for
open space preservation including, but not just limited to, coastal resources and
significant habitat protection. Figure 1 shows the zoning boundaries established by
approval of the Irvine Coast Planned Community.
Originally adopted (1980) by the Orange County Board of Supervisors as part of the
State of California required Local Coastal Program, the Land Use Plan ("LUP") for
the Irvine Coast area was amended in 1987. The First Amendment was endorsed by
the Planning Commission (September 1, 1987), adopted by the Board of Supervisors
(December 2, 1987) and certified by the California Coastal Commission (January 14,
1988). The Implementing Actions Program portion of the LCP, includes Zone
Change 83-24P which in effect is the planned community district regulations for the
Irvine Coast.
1
FIGURE 1
-- .__SAL =W""
aim—
•� ` C 1
,ate
••"\\\' �\ cop `\\, OIYfrAL COY[ NTAIE PARK 1I.
ftm \�
�CIFIC OCEANPON
� � +�j •�
.��> Crtr of
LACNM MEAGI
IRVINE COAST PLANNED COMMUNITY BOUNDARIES
2
'N
Both the LCP and zoning in the Irvine Coast Planned Community permit a maximum
of 2,600 residential units: The LCP and the District Regulations (Chapter 3, B.1)
state:
"Residential development within the Irvine Coast Planned Community
shall be limited to a maximum of 2,600 dwelling units. Compliance with
the County's Housing Element will be demonstrated in the Housing
Implementation Plan. To implement the County's Housing Element,
the Housing Implementation Plan (HIP) shall be submitted to and
approved by the Director, EMA, prior to recordation of fmal'tract
map(s) which include more than a cumulative total of 500 residential
lots or units within the Irvine Coast Planned Community."
At the time in which the Irvine Coast Local Coastal Program (and Irvine Coast
Planned Community) was being processed the difficulties of providing on site
affordable housing were recognized and it was agreed that off -site provision of
affordable units would satisfy the Housing Element as long as that provision was
located within three miles of the Coastal Zone boundary.
Board of Supervisors' Resolution No. 87-1327 states:
"..the County will require 648 affordable housing units which will be
located within 3 miles of the coastal zone within the Laguna/Laguna
Laurel Canyon area and other nearby areas in conformance with the
requirements of the Mello bill..."
It should be noted that since the time of the First Amendment, the Laguna Laurel
location mentioned in Resolution No. 87-1327 has become unavailable by virtue of
an agreement between the City of Laguna Beach, the County of Orange and the
landowner to implement permanent preservation of Laguna Laurel as open space by
outright purchase.
The novel concept of off -site performance is being taken one step further by this
document via a unique approach which is explained in the following "Implementation
Plan" section. In conformance with both Local Coastal Program and provision of the
Irvine Coast Planned Community ("ICPC"), this document was prepared and provides
3
rVa
a means for overseeing residential development within the ICPC and related
affordable housing development outside the community's boundaries so that the
Master Developer (Coastal Community Builders) and the County (Environmental
Management Agency) can guide, monitor and ensure compliance with Housing
Element requirements.
PURPOSE OF THE AHIP
This Affordable Housing Implementation Plan ("AHIP") is intended to address the
applicable Housing Element requirements imposed upon the ICPC by becoming a
master transfer agreement for those requirements and for credits when meeting them;
first for the affordable units being generated within three miles of the Coastal Zone
and secondly for the residential development within the ICPC itself. The "transfer"
mechanism as spelled out in this AHIP will provide the latitude to the Master
Developer to move forward on residential development plans for the Irvine Coast
while at the same time provide assurances to the Environmental Management Agency
("EMA") of the County (who is responsible for seeing to Housing Element
compliance) that the affordable units will be brought on line.
This AHIP, with its monitoring/reporting system, should adequately guide the
development of both market rate and affordable units. When implemented properly,
it can avoid the chaos in meeting administrative needs that often develops without a
preapproved plan in a residential planned community where there are many
residential projects and sometimes multiple builders. Easing the administrative
burden on EMA by use of this governing AHIP is an objective which will also help
the Master Developer in obtaining clearance for residential projects in a timely
fashion.
The assurance that the affordable housing will be provided is usually assessed at
different times during different stages of the development process. To coordinate
processing, approval of all residential subdivision maps and, site development permits
shall be conditioned to provide documentation required by this AHIP, as follows:
"Prior to the recordation of any final map for residential building
purposes or issuance of any residential building permits (whichever
comes first) in the Irvine Coast Planned Community, a Housing Program
Report (12R") shall be submitted to and be approved by the Manager,
Advance Planning Division, EMA, or his designee. Said Report shall
demonstrate compliance with the Affordable Housing Implementation
Plan ("AHIP" ):'
2
1
This AHIP is in essence a regulatory means by which the County can monitor the
production of both market rate units within the ICPC and affordable housing units
off -site. This will help to ensure that six hundred forty-eight (648) affordable housing
units will be provided within three miles of the Coastal Zone boundary and offered
to households earning no more than one hundred twenty percent (120%) of the
County Median Income ("CMI" ). This is to be further defined as:
10% Low Income : Households earning 80% or less of the CMI.
100/c Moderate I : Households earning 81 - 100% of the CMI.
S% Moderate II : Households earning 101 - 120% of the CMI.
Should a conflict arise between the County's Housing Element and the provisions
contained within this AHIP, the more stringent shall apply. Where changing County
housing policy may impact the implementation of this AHIP, the Director of
Planning, EMA shall be responsible for determining which shall prevail.
Historically, those residential projects which fell under County review were
conditioned to ensure compliance with affordable housing policies and guidelines
established by the County through the General Plan (Housing Element). In the early
stages of the County's program, compliance usually occurred on -site (i.e. building the
affordable units as part of the project) or by utilization of the "vested excess
affordable units credits" system (i.e. not building affordable units on -site because
credit for them has been achieved off -site on another project which sold more
affordable units than required). Today's Housing Opportunities Program (adopted
May 13,1983) makes provision for a "transfer agreement" whereby off -site provision
of the required affordable housing units is acceptable providing that the "transfer
agreement" identifies the market rate units and those off -site affordable housing units
from which credits will be transferred. This Affordable Housing Implementation Plan
for the ICPC serves as a master transfer agreement in that it identifies the location
of market rate and affordable unit production in one document.
C1
IMPLEMENTATION PLAN
INTRODUCTION
The 2600 dwelling units zoned for the Irvine Coast are effected by the affordable
housing requirements of the County.
With adoption of the Housing Opportunities Program by the County (which
superseded the Inclusionary Housing Program) emphasis was placed upon the
voluntary production of affordable housing units rather than mandatory; however,
those planned communities which had the mandatory requirement in place must still
comply, and the ICPC is such a project. The affordable housing standard of twenty-
five percent (25%) is applicable and must be addressed by the development program.
The affordable housing standard of 25% requires that such a percentage of the total
number of dwelling units to be produced on a project must be sold or rented to
households whose yearly income does not exceed one hundred twenty percent (120%)
of the County Median Income. For the ICPC this results in the need to produce a
minimum of six hundred forty-eight (648) affordable units. This 648 is further
allocated as follows:
Cateeory Number of Units
Low 260
Moderate I 260
Moderate II 128
Percentage of
Median Income
80% And Below
81% To 100%
101% To 120%
The three income -based measures of affordability are updated every quarter and
published by the County in a "Housing Affordability Table". For the second quarter
of 1991, these affordability measures are as follows:
Income Category For -Sale Units
Low (Household yearly income no more than
80% of the County Median Income)...............$45,104
rol
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11
ll-IE IFMNE MMP1W
Moderate I (Household yearly income is 81% to 100%
of the County Median Income)..............$56,380
Moderate H (Household yearly income is 101% to 120%
of the County Median Income)..............$67,656
In addition to the income -based measure of affordability the County also permits use
of three cost -based measures of affordability which may be used instead of the
income -based definition. For the second quarter of 1991, these affordability measures
are as follows:
Category
For -Sale Rental
Units Units
Low (Monthly payment or rent
doesnot exceed) ............................................... $1,240........... $12128
Moderate I (Monthly payment or rent
does not exceed) ............................................... $1,550........... $1,410
Moderate H (Monthly payment or rent
does not exceed) ................................................ $1,861........... $1,691
The income -based affordable housing measures mean, for example, that a for -sale
unit can qualify as an affordable unit if sold to a buyer (household) with an annual
gross income which does not exceed one hundred twenty percent (120%) of the
County Median Income. As of April 1, 1991, the County Median Income was
$56,380.00.
A buyer of a for -sale unit who falls into the Moderate II category could not earn
more than $67,656 per year in order for the unit to be sold and certified as
affordable. Using the cost -based affordable housing measures means that a
Moderate II renter could not pay more than $1,861 per month in order for the rental
unit to be considered as affordable.
7
0
I
N
Table 1 is a statistical summary of the land use proposed in the ICPC. Figure 2
shows the corresponding planning areas designated for residential use and Figure 3
identifies Candidate Affordable Housing Sites and of those, four (4) specific off -site
(rental) projects are identified at this time. The Program Requirements/Procedures
section of this AHIP includes a description of how the monitoring of these affordable
rental units is to be accomplished via an Apartment Certification Program. That
Program will be carried out by the Master Developer in a fashion which will utilize
both "income" (initial rental) and "cost -based" (subsequent rental) measures of
assessing affordability.
1.1
TABLE 1
IRVINE COAST PLANNED COMMUNITY
LAND USE SUMMARY
Jae of Land Use Planning Areas Gross Acres (a�
Residential:
Low Density 3A, 3B, 6, 7A, 7B 526
Medium -Low Density 59 9 202
Medium Density 1B2 2A, 2B, 2C, 4A, 4B 954
High Density 1A, 1C, 8 240
SUBTOTAL 1,922 ACRES
COMMERCIAL:
Tourist Commercial 13A, 13B, 13C, 13D,
13E2 13F2 14, 16A, 16B 276 ACRES
OPEN SPfACE:
Golf Course 10A, 10B 367
Recreation and Parks 11A, 11B, 12A, 12B, 12C,
12D2 12E2 179 18, 192
20A, 20B, 20C 4,878
Conservation 21X 21B2 21C, 21D 1.989
(Regional Wilderness Park)
SUBTOTAL 7,234 ACRES
TOTAL --ALL LAND USE 9&2 ACRES
0
FIGURE 2
IRVINE COAST PLANNED COMMUNITY PLANNING AREAS
10
IRVINE COAST PLANNED COMMUNITY
The Irvine Coast Planned Community consists of 9,432 acres located along the
southern coast of unincorporated Orange County between the cities of Newport
Beach and Laguna Beach. The Irvine Coast generally extends from the Pacific Ocean
to the ridge of the San Joaquin Hills. The Irvine Coast Local Coastal Program text
describes the Irvine Coast area as follows:
"Geographically and topographically, the coastal area of The Irvine
Ranch contains five distinct areas: the shoreline, the coastal shelf, gently
sloping coastal hills, major canyons, and prominent ridgelines.
Three and one-half miles of meandering shoreline offer a variety of
scenic views, recreational opportunities, and marine habitats. The
coastline contains .both sandy beaches and rocky shores.
Atop the coastal bluffs is a flat shelf extending inland to Pacific Coast
Highway. Since most of the shelf between Pacific Coast Highway (PCH)
and the ocean is now part of Crystal Cove State Park, this shelf offers
significant coastal access and recreational opportunities.
Inland from Pacific Coast Highway, in the northwestern portion of the
coastal area, sit the gently sloping hillsides and ridges of Pelican Hill and
Wishbone Hill. These ridges and hillsides provide the majority of the
developable land area outside the coastal shelf. These ridges and
hillsides developable land area outside the coastal shelf. These ridges
and hillsides are divided and defined by three major canyon systems
which extend perpendicular to the shoreline. Starting at the west, the
canyons are Buck Gully, Los Trancos Canyon, and Muddy Canyon.
Farther to the east are Moro and Emerald Canyons.
The southeastern portion of the coastal area, inland from Pacific Coast
Highway, is dominated by three prominent ridges. No -Name Ridge is
located between Muddy and Moro Canyons. Moro Ridge extends inland
from Moro Hill and is bounded by Moro and Emerald Canyons. Finally,
Emerald Ridge separates Emerald and Laguna Canyons."
As mentioned earlier in this AHIP, it is the responsibility of the Master Developer
- to identify how, the County's affordable housing requirement will be met.
12
This AHIP is based upon the concept of satisfying the ICPC affordable requirement
by use of credit for affordable units generated outside of the boundaries of the ICPC
but within three miles of the Coastal Zone. Figure 3 illustrates the location of
Candidate Affordable Housing Sites with Table 2 listing the anticipated affordable
housing allocation.
OFF -SITE PROPERTIES AND RELATED INFORMATION
As represented by the Candidate Affordable Housing Sites in Figure 3, four of the
sites are located immediately to the north of the most northwesterly boundary of the
ICPC with the remaining three sites located within the recently adopted San Joaquin
Hills Planned Community adjacent to the ICPC. All of these sites are outside the
ICPC but are owned by the Master Developer.
Not only is the use of off -site affordable units to satisfy all of the affordable housing
requirement imposed upon ICPC a unique aspect of this AHIP, also worthy of note
is that the approach taken herein is one which will accelerate the production of
affordable units, particularly, Low income units. This is to be accomplished by
implementing a program whereby units will be set aside as "affordable units" within
four existing apartment complexes (Sites 1, 2, 3 & 4, Figure 3). The rationale for this
approach is as follows.
During the many hearings on the ICPC and those on the San Joaquin Hills Planned
Community, the issue of affordable housing was discussed at length. Of particular
concern on the part of those participating was, given the price of on -site units where
would employees working in the proposed tourist/commercial/recreation enterprises
within and nearby to the Irvine Coast find housing?
Much consideration was given to dealing with the problem of employee related
housing, with the result being the program contained within this AHIP. The Master
Developer proposes to address these needs by the opportunity of nearby rental units,
access to transportation services (facilitating employee commute to their current
residences), and related employee housing availability services. Outside of building
on -site dormitory type housing (neither attractive for thd'dommunity nor necessarily
pleasant for the employee/resident who desires a personal residence) the steps being
proposed should help to satisfy the concerns which have been expressed regarding
affordable housing near employment centers in expensive housing areas. An
assessment of the workability of this proposal shall be provided to the County as part
of the Annual Monitoring Report ("AMR") which the County requires of each
planned community in unincorporated territory.
13
The off -site Candidate Affordable Housing Sites are located in two geographic areas,
"East Newport" and " San Joaquin Hills". Within each area, are sites designed to
meet the affordable requirement.
I
14
EAST NEWPORT
Site 1
This property is known as the Bayview Apartments. It is located on San Joaquin Hills
Road between MacArthur Boulevard and Newport Coast Drive and consists of 64
apartment units (40 one bedroom; and 24 two bedroom). The AHIP proposes to set
aside 20 of the 64 units as affordable in the Low category.
Site 2
This property is known as the Bayport Apartments. It is located on San Joaquin Hills
Road between MacArthur Boulevard and Newport Coast Drive and consists of 104
units (72 one bedroom; and 32 two bedroom). The AHIP proposes to set aside 30
of the 104 units as affordable in the Low category.
Site 3
This property is known as the Baywood Apartments. It is located on San Joaquin
Hills Road between MacArthur Blvd and Newport Coast Drive, and consists of 388
units (80 one bedroom; 244 two bedroom; 54 three bedroom). The AHIP proposes
to set aside 105 of the 388 units as affordable in the Low category.
Site 4
This property is known as the Newport North Apartments. It is located at the
intersection of MacArthur Blvd and Newport Coast Drive, and consists of 570 units
(183 one bedroom; 341 two bedroom; and 46 three bedroom). The AHIP proposes
to set aside a minimum of 105 of the 570 units as affordable in the Low category.
Of the total 1,126 units in sites 1 through 4 combined, 307 of the units were
previously set aside as "affordable" for other financing and other entitlement
requirements. The units proposed to be set aside as "affordable" (Table 2) by this
AHIP are exclusive of those 307 units previously allocated.
The Master Developer proposes to maintain the affordability of the 260 units
designated as affordable in the LOW category for a seven year period. Additionally,
only two and/or three bedroom units in the existing apartment buildings will be used
to satisfy the LOW category requirements.
15
IF
SAN JOAQUIN HILLS
As of the date of preparation of this AHIP the sites within the San Joaquin Hills
Planned Community which are anticipated to include affordable housing are located
in planning areas shown on Figure 3. As planning for development of that planned
community progresses, the specifics of those sites will be identified in greater detail,
with use of a rental implementation agreement being the likely vehicle for ensuring
compliance.
The three sites designated PA 3, PA 8 AND PA 9 are located northwesterly of the
intersection of San Joaquin Hills Road and Newport Coast Drive. Planning Area 3
is 13.0 acres with a maximum of 224 units permitted, Planning Area 8 is 14.2 acres
with a maximum of 438 units permitted, and Planning Area 9 is 10.7 acres with:, a
maximum of 298 units permitted. The total number of dwelling units permitted for
these three sites combined is 960.
Refinement of the projected number and category of affordable units may likely occur
as detailed engineering and site planning occurs; however, in no event will the
cumulative total of affordable units proposed for sites in both the East Newport and
San Joaquin Hills areas be less than 648 units or twenty-five percent of the total
number of dwelling units to be built within the Irvine Coast Planned Community.
The timing of the provision of the units in sites 1 through 4 which is a unique aspect
of the approach taken by this AHIP is discussed in the Compliance Phasing section
of this document. Whereas the affordability of the units in East Newport will be
maintained for a seven (7) year period, the affordability of the units to be constructed
in San Joaquin Hills will be maintained for a five (5) year period.
I
16
r
iL
J
TABLE 2
AFFORDABLE HOUSING ALLOCATION
NUMBER OF AFFORDABLE UNITS
SITE LOW MOD I MOD II TOTAL
1
20
0
0
20
2
30
0
0
30
3
105
0
0
105
4
105
0
0
105
(Sub -total:
260
0
0
260)
PA 3
0
65
32
97
PA 8
0
130
64
194
PA 9
0
65
32
97
(Sub -total:
0
260
128
388)
TOTALS:
260
260
128
648
NOTE: As a result of more detailed engineering and site planning,
changing market conditions or other factors, it may become necessary
to substitute other sites for those proposed above and/or produce more
affordable units on a particular site than shown above. In the instance
where more affordable units are produced on one of the sites identified
above and less on another it shall not be necessary to amend this AHIP
as long as the cumulative total remains the same or more. In accord
with the County's Housing Element, it is also permissible to substitute
on a one for one basis credit for affordable unit production from the
Low category to Mod I or Mod II, and to use credit fora Mod I in lieu
of a Mod H. Whether a reallocation of units among sites or a
substitution of an excess number of units in one category to satisfy
another, it is intended by this AHIP that affordable units be provided in
both "East Newport" and "San Joaquin Hills" properties with a minimum
of (Mod I &/or Mod Il) 388 of such units to be in the San Joaquin Hills
Planned Community.
17
PROGRAM REQUIREMENTS/PROCEDURES
INTRODUCTION
By use of the procedures contained within this section of the AHIP, the County will
be better able to monitor and guide development such that the affordable housing
requirement of the County will be adequately addressed and satisfied by the Master
Developer.
Coastal Community Builders will assume responsibility for coordinating all submittals
to the County and ensuring that the guidance provided by this AHIP is utilized where
applicable.
There are several types and levels of procedures which combined form the basic
thrust of the AHIP in assessing compliance. These monitoring endeavors generally
fall into the following three categories:
I ''
MONITORING
ud'Yn
To verify compliance, Coastal Community Builders will establish an auditing
procedure which will involve the Company in three major activities:
1. Working with each merchant builder and the County (EMA) in the processing
of any application for residential use to ensure compliance with the Housing
Element.
2. Verifying that each affordable rental project has a program which leasing
agents will use to achieve assigned affordable housing objectives, and in the
event that for -sale units are targeted to satisfy part of the affordable housing
requirement to make sure that each sales program also includes assigned
affordable housing objectives. The objectives include, the minimum number
of affordable units, the number of units to be set aside for each target income
group, as well as appropriate payment (or pricing and financing) mechanisms.
3. Monitoring and participating in the certification (of income) process to ensure
that the same standards are being utilized in each project having affordable
units, and that the information is presented in a timely fashion.
t
Reporting
1. Periodic status reports will be provided to the County as the development
proceeds.
2. In addition to status reports, prior to recordation of any residential subdivision
map or issuance of any residential building permit (whichever occurs first); a
Housing Program Report is to be also submitted to the Manager, Advance
Planning Division (EMA) to identify how the project relates to the total
affordable housing requirement and as to other compliance with this AHIP.
These reports also serve as a means of keeping track of where the overall
program stands in terms of meeting phasing requirements.
3. Once units are available, status reports continue to be provided. A
certification report will be issued when sufficient number of units can be
verified as being occupied by those in the targeted categories.
With approval of this AHIP, the Company, and the County commit to ensuring that
all credit for affordable unit production shall be requested by and allocated to Coastal
Community Builders.
19
P
APARTMENT CERTIFICATION PROGRAM
Rationale
As noted elsewhere in this AHIP, the County's Housing Opportunity Program and
this document make provision for satisfying affordable housing requirements through
the use of rental projects. The purpose of this Apartment Certification Program
("ACP") is to assist both Master Developer and County in monitoring and verifying
the production of rental units which qualify for meeting the affordable housing
requirement; which at this time include all of the seven (7) rental projects
contemplated by this AHIP.
In some instances, on other properties, and particularly where multiple -family revenue
bond funds have been provided via the County, verification of rents and renter
income must be provided on a frequent periodic basis. Additionally, the use of bond
funds may carry with it other criteria such as a requirement for providing a greater
number of units in, for example, the Low category. The methodology for reporting
and the resource burden placed upon the County for verification of the reports can
be overwhelming given more pressing responsibilities other than checking stacks of
papers containing incomes or rental rates. Therefore, this ACP has been designed
to ease both the administrative burden yet ensure that proper steps are taken to
implement affordable housing objectives. The major component of this Program is
w the utilization of both "income based" and "cost -based" criteria, thus making
irrefutable the claim, by the Master Developer, for credit in satisfying the affordable
housing requirement by use of each assigned rental unit within properties identified
by this AHIP.
The Housing Opportunities Program as applied to rental projects and implemented
by the County may vary from project to project depending upon a number of
circumstances. But generally speaking, the following two rules apply:
1. The maximum monthly payment (rent) for a rental unit is calculated by taking
thirty percent (30%) of the maximum income provided for each category (i.e.
Low, Mod I, and Mod H) and dividing it by twelve (12).
2. If a unit has been offered for rent to eligible renters pursuant to both income
based and cost -based criteria and the unit remains unrented for thirty (30)
days, then:
(a) The unit may be rented to anyone at the same rate it was offered to
eligible renters.
20
(b) If the owner is able to document that a good faith attempt was made to
attract and rent to target income households for thirty (30) days, but
that the unit remains unrented and the rental rate is maintained, then
affordable credit may be given for the unit on cost -based criteria alone.
In order to satisfy the affordable requirement through the use of rental units, it is
necessary to generate and keep supporting data utilizing cost -based or income -based,
or both criteria. For example, using the cost -based method, some of the rental units
of each type and at each qualifying rental rate may be vacant for thirty (30) days and
thus always available. Actual rental histories of each unit must be kept and
inventoried periodically.
Existing tenants in the four "East Newport" sites will not immediately be certified as
meeting the affordable objective either based upon income or rental rate of the unit
occupied; however, such tenants may be certified if they enter into a new rental
agreement subsequent to initiation of the Apartment Certification Program.
Procedures
At the start of the Program, be it the beginning of a new rental project or a point in
time on an existing rental project, the Master Developer or assigns shall meet with
the project management and leasing staff to explain the ACP.
Advertisements for each project should mention that rental rates are in accord with
the County's Housing Opportunities Program and leasing agents should be trained to
make sure that when there are vacancies appropriate efforts are made to capture
renters who fall into the target income group.
The income of each prospective renter will be verified and when the unit is rented
the renter's income should be documented. If necessary, a consent to release
financial information form will be signed (See: Appendix, Sample Forms/Reports).
Tracking Sv, stem
In order to provide for the direct linkage between the East Newport units set aside
to meet the affordable housing requirement for the Irvine Coast.Planned Community,
and the major Irvine Coast Employers ('Employer") a tracking system will be
established.
The tracking system consists of three parts. The first is an internal (i.e. apartment
complex) identification of affordable unit availability; the second is the notification
21
of unit availability to the Employer and follow up on response, if any, then followed
by an accounting of when the unit is rented and to whom. This latter information is
then entered into and combined with the regular reporting requirements established
by this Apartment Certification Program (See: "Reporting").
1. Identification Of Availability
Once the Program is established, unit files within the leasing office of each of the
East Newport apartment complexes will identify those units which are designated as
an affordable unit ("set aside"). A monthly accounting of unit occupancy will be kept
as part of the reporting procedure. Upon receipt of notice of termination of an
existing tenant for one of those units the leasing agent assigned will initiate the next
step.
2. Notification Of Availability
No less than one week prior to the availability of a set aside unit the leasing agent
will send out a ."Notification Letter" to the Employer (See: Appendix). This
notification will call attention to, the date of availability of the unit, which apartment
project the unit is located in, the type of unit (i.e. number of bedrooms), the rental
rate and the maximum amount of annual household income permitted based upon
the County's Housing Affordability Table in effect at the time. For example, the
maximum yearly income amount for a renter in the "low" category was $45,780 for
the period July 1 through September 30, 1991.
In addition to the above, the letter will note the duration which the unit will be held
available before being offered to others on a first come first served basis. The initial
offer period for the Notification Letter may be as long as thirty (30) days, or as short
as ten (10) days in which case availability of the unit will be then made known to a
larger audience of target income renters from other sources for a period not less than
r twenty (20) additional days.
3. Accounting
A copy of each Notification Letter will be kept with the unit file and the results will
be combined with the normal reporting procedures for the entire Program. In
addition to tracking the response to this effort, project managers will be better able
to identify opportunities for improving the linkage between the East Newport units
and the major Irvine Coast Employer. In the event modifications to this Tracking
System are warranted these will be reviewed with EMA for concurrence prior to
implementation and shall not necessitate an amendment to this AHIP.
22
I;
It should be again noted that 307 of the East Newport units (in sites 3 and 4) were
previously set aside as "affordable" for financing and other entitlement requirements.
To preclude any potential for double counting such units they are listed in the
Appendix of this AH1P (See: Units Committed To Other Programs).
e ort'
Each month the project management is notified of any changes in County Median
Income and the corresponding monthly rental rate figures for each affordable
category. Along with such notification is a request to complete a rental project status
report which contains information about the number of units rented, by type, which
are available, or were rented during the previous month, and if rented the monthly
rental rate for unit.
Once the rental rate for each unit is established as being in accord with the County's
Housing Affordability Table, then it is only necessary to review the project status
report to ascertain compliance.
In addition to periodic status reports to the County on the production of affordable
housing, the Master Developer shall provide a yearly certification report documenting
that vacancies were always available for the target income renter for a minimum of
thirty (30) days prior to being rented to someone else, if they were.
COMPLIANCE PHASING
Development Cap
While this AHIP authorizes development to proceed without having to produce
affordable units at the same time as market rate units are being sold, such capability
is only permitted up to certain points at which time compliance with the affordable
housing obligation need to be verified. These points are referred to as "Phases" and
include a corresponding limit or "Development Cap" on the number of residential
building permits which can be released for market rate units. These are as follows;
Phase 1 (Compliance of 260 Affordable Units)
Prior to the issuance of the 650th residential building permit for a market rate unit
in the ICPC, forty percent (40%) of the total affordable housing obligation will be
certified or the requirement otherwise addressed to the satisfaction of the Manager,
Advance Planning Division (EMA).
23
Phase 2 (Compliance of Remaining 388 Affordable Units)
Prior to the issuance of the 2,500th residential building permit for a market rate unit
in the ICPC, the balance of sixty percent (6001o) of the total affordable housing
obligation will be certified or the requirement otherwise addressed to the satisfaction
of the Manager, Advance Planning Division (EMA).
Although each compliance phase percentage usually is prorated to address the Low,
Moderate I and Moderate H distribution (except that units falling into the Low
category may be used to satisfy units assigned to the Moderate I and Moderate H
categories) this AHIP governing the ICPC proposes to commit to producing the Low
category units first. The 260 affordable units required for compliance in Phase 1 are
intended to be units all in the Low category.
Verification of unit certification, or the method of how the requirement is to be
"otherwise met" shall be accomplished in a manner consistent with the provisions of
this AHIP and the affordable housing guidelines of the County. The term "market
rate" as used above, refers to units which are not intended to be qualified as
affordable housing.
Timing of Delivery
In addition to the uniqueness and benefit of providing Low category affordable units
within the first compliance phase (instead of prorating them so as to include units in
all three categories with each phase) the Master Developer proposes to ensure that
these Low category units are brought on line prior to or in conjunction with the
opening of the two proposed hotels on the Irvine Coast, this is a means of addressing
the issue of housing opportunities for hotel employees. The specifics of delivery dates
can not be identified at this stage in the development process (i.e. as of the date of
preparation of this AHIP); however, the estimated timing of the start of delivery of
affordable units (and initiation of the Apartment Certification Program) will be
submitted to the County as part of the Annual Monitoring Report, or in the event the
information is available sooner, it can be provided in conjunction with a Housing
Program or other (Status) Report.
24
7k
�7
I
AMENDMENT PROCEDURES
Should revisions to the project or unforeseen circumstances create a need to modify
this document, the Plan may be considered for amendment in accordance with the
following procedure:
1. Coastal Community Builders shall provide a report identifying how conditions
have changed such that modification to this AHIP is appropriate.
2. The Director of Planning (EMA) may review and administratively approve an
amendment to the AHIP providing that the spirit and intent of the Program
is preserved or enhanced.
1
25
APPRNDTY
Quartet
Housin;
Monthl
Consen
Notifia
Units C
QUARTERLY REPORTING FORM (sample)
Project/
Tract
Total
Permits Issued
Affordable Units Certified
Number
Units
Market Rate
LOW MOD I
MOD II
AFFORDABLE
PROJECTS
2
3
4
PA3
PA8
PA9
SUBTOTAL
648
RESIDENTIAL TRACTS - IRVINE COAST PLANNED COMMUNITY
*
*
*
*
*
SUBTOTAL
2600
GRAND TOTAL 3248
* This information will be updated with each'Quarterly Status Report.
27
HOUSING PROGRAM REPORT (sample)
date
Manager
Advance Planning Division
ENVIRONMENTAL MANAGEMENT AGENCY
P.O. Box 4048
Santa Ana, California 92702-4048
Attention: Chief, Consistency Review Section
Subject: Housing Program Report - Tract
Irvine Coast Planned Community
Dear Manager:
Tract is a portion of Lot _ of Master Tract No. located in the Irvine
Coast Planned Community. Tract consists of _ single family detached units.
y
Residential tracts in the ICPC are identified in the Irvine Coast Planned Community
Affordable Housing Implementation Plan (AHIP) as projects which are not intended
to include affordable units. The affordable housing requirement for projects in ICPC,
such as Tract , are satisfied by affordable units in the off -site Candidate
Affordable Housing Sites (see AHIP - page 11). Attached for your reference is a
chart summarizing the number of tracts recorded, building permits pulled, and
affordable units certified to date.
On behalf of Coastal Community Builders, this Housing Program Report is submitted
and we trust that it meets with your approval. Subject to your concurrence and
signature below, we request that the applicable conditions of approval be considered
as satisfied and that the proper clearances be given to EMA staff so that the map
may be recorded. Thank you for your attention and prompt assistance.
Sincerely,
_ FOR COASTAL COMMUNITY BUILDERS
k
REPORT CONCURRED WITH AND APPROVED BY:
By: Date:
For the Manager, EMA - Advance Planning
County of Orange
28
MONTHLY APARTMENT PROJECT STATUS REPORT (sample)
Irvine Coast Planned Community
TO:
I RE: Status Report of Rental Activity for Month of , 1991.
Project Name
Location
Total No. of Units in Project
-Unit a # of Units # of Unit Rented # of Units Available Rental Rate Ranee
TOTALS
Number of Units Rented by Income Category:
LOW (80% OR Less)
MOD I(81% - 100%)
MOD II(101% - 120%)
above 120%
By Date
Name of Builder Representative
911
t
n
Consent to Release of Financial Information to the County
Rental Units
Tenant understands that Lessor and the Irvine Company may be obligated to provide
to the County of Orange for statistical purposes financial information of Tenant,
including without limitation Tenant's annual gross income. Tenant consents to i
providing The County of Orange with any financial information of Tenant furnished
in connection with the rental of this unit, and Tenant waives any and all rights and
claims again
as a result c
ti
NOTIFICATION LETTER (Sample)
date
name
address
Dear Irvine Coast Employer (Personnel Manager):
The purpose of this letter is to inform you of the availability of a rental apartment
unit in (name) Apartments located at (address, and to
extend to your employees who have an annual household income not exceeding'
(dollaramount) first opportunity to rent the unit.
A _(number of) bedroom unit is available beginning date The rental rate
of this unit is dollar amount) per month. The unit will be held for any of your
employees who may be qualified and interested until —(date) -,at which time it will
be made available to others on a first come first served basis.
If any of your employees are interested in renting this unit, please have them
telephone (contact person's name) at (714) (telephone number.
If you have any questions please contact this office.
Sincerely,
(name)
Leasing Agent
Apartment management Company
cc: Unit File/Apartment Certification Program
31
Units Committed To Other Programs
SITE 3
153 Baywood
676 Alderwood
223 Baywood
677 Alderwood
225 Baywood
678 Alderwood
261 Baywood
731 Alderwood
267 Baywood
733 Alderwood
281 Baywood
735 Alderwood
315 Baywood
737 Alderwood
323 Baywood
741 Alderwood
335 Baywood
742 Alderwood
337 Baywood
743 Alderwood
338 Baywood
744 Alderwood
341 Baywood
745 Alderwood
345 Baywood
747 Alderwood
346 Baywood
751 Alderwood
356 Baywood
752 Alderwood
425 Baywood
753 Alderwood
451 Baywood
755 Alderwood
615 Baywood
756 Alderwood
651 Alderwood
757 Alderwood
652 Alderwood
758 Alderwood
653 Alderwood
761 Alderwood
654 Alderwood
762 Alderwood
655 Alderwood
765 Alderwood
656 Alderwood
766 Alderwood
657 Alderwood
767 Alderwood
661 Alderwood
768 Alderwood
663 Alderwood
773 Alderwood
665 Alderwood
781 Alderwood
666 Alderwood
782 Alderwood
667 Alderwood
783 Alderwood
668 Alderwood
913 Baywood
671 Alderwood
672 Alderwood
673 Alderwood
674 Alderwood
675 Alderwood
32
I
Is
SITE 4
100 Laurent
302 Monte Carlo
1215 Alicante
102 Laurent
303 Monte Carlo
1217 Alicante
105 Laurent
304 Monte Carlo
1306 Cartegena
106 Laurent
305 Monte Carlo
1322 Cartegena
107 Laurent
312 Monte Carlo
1330 Cartegena
108 Laurent
314 Monte Carlo
1332 Cartegena
110 Laurent
318 Monte Carlo
1333 Cartegena
112 Laurent
1105 Corella
1334 Cartegena
114 Laurent
1106 Corella
1335 Cartegena
115 Laurent
1107 Corella
1338 Cartegena
116 Laurent
1108 Corella
1404 Posada
117 Laurent
1110 Corella
1406 Posada
122 Laurent
1114 Corella
1407 Posada
123 Laurent
1116 Corella
1410 Posada
124 Laurent
1118 Corella
1416 Posada
125 Laurent
1122 Corella
1417 Posada
128 Laurent
1124 Corella
1418 Posada
131 Laurent
1128 Corella
1428 Posada
132 Laurent
1132 Corella
1430 Posada
' 133 Laurent
1133 Corella
1431 Posada
140 Laurent
1134 Corella
1438 Posada
141 Laurent
1136 Corella
1440 Posada
146 Laurent
1141 Corella
1441 Posada
218 Marsala
1144 Corella
1444 Posada
222 Marsala
1146 Corella
1502 Valencia
234 Marsala
1147 Corella
1516 Valencia
235 Marsala
1148 Corella
1517 Valencia
236 Marsala
1156 Corella
1518 Valencia
237 Marsala
1158 Corella
1528 Valencia
238 Marsala
1166 Corella
1530 Valencia
239 Marsala
1168 Corella
1544 Valencia
242 Marsala
1170 Corella
2100 Bastia
243 Marsala
1172 Corella
2102 Bastia
244 Marsala
1174 Corella
2104 Bastia
246 Marsala
1182 Corella
2106 Bastia
247 Marsala
1183 Corella
2108 Bastia
248 Marsala
1184 Corella
2109 Bastia
249 Marsala
1207 Alicante
2110 Bastia
250 Marsala
1210 Alicante
2112 Bastia
j
■,
2122 Bastia
2408 Naples
2616 San Marco
2124 Bastia
2409 Naples
2617 San Marco
2125 Bastia
2422 Naples
2618 San Marco
2128 Bastia
2423 Naples
2619 San Marco
2132 Bastia
2424 Naples
2620 San Marco
2134 Bastia
2425 Naples
2621 San Marco
2136 Bastia
2426 Naples
2622 San Marco
2137 Bastia
2428 Naples
2623 San Marco
2138 Bastia
2436 Naples
2624 San Marco
2140 Bastia
2440 Naples
2625 San Marco
2142 Bastia
2446 Naples
2630 San Marco
2201 Brindisi
2448 Naples
2633 San Marco
2202 Brindisi
2449 Naples
2634 San Marco
2204 Brindisi
2450 Naples
2635 San Marco
2208 Brindisi
2454 Naples
2636 San Marco
2224 Brindisi
2502 Salerno
2637 San Marco
2225 Brindisi
2503 Salerno
2703 Amalfi
2226 Brindisi
2504 Salerno
2705 Amalfi
2228 Brindisi
2505 Salerno
2706 Amalfi
2242 Brindisi
2506 Salerno
2707 Amalfi
2248 Brindisi
2507 Salerno
2709 Amalfi
2300 Naples
2509 Salerno
2714 Amalfi
2301 Naples
2516 Salerno
2715 Amalfi
2304 Naples
2517 Salerno
2716 Amalfi
2306 Naples
2518 Salerno
2717 Amalfi
2307 Naples
2519 Salerno
2718 Amalfi
2308 Naples
2528 Salerno
2719 Amalfi
2310 Naples
2529 Salerno
2720 Amalfi
2314 Naples
2530 Salerno
2721 Amalfi
2315 Naples
2531 Salerno
2722 Amalfi
2322 Naples
2532 Salerno
2723 Amalfi
2325 Naples
2600 San Marco
2724 Amalfi
2338 Naples
2602 San Marco
2725 Amalfi
2339 Naples
2603 San Marco
2727 Amalfi
2340 Naples
2604 San Marco
2731 Amalfi
2341 Naples
2605 San Marco
2732 Amalfi
2342 Naples
2606 San Marco
2733 Amalfi
2401 Naples
2608 San Marco
2734 Amalfi
2402 Naples
2609 San Marco
2735 Amalfi
2406 Naples
2614 San Marco
2736 Amalfi
2407 Naples
2615 San Marco
2737 Amalfi
34
ATTACHMENTI
SAN JOAQUIN HILLS PLANNED COMMUNITY
AFFORDABLE HOUSING IMPLEMENTATION PLAN
IMPLEMENTATION MILESTONES
Residential Affordable Units Provided
Implementation BuildingPermit I (By Income Category) Affordable
I 1,500 128 (1) 128 (1)
t[ 1,600 32 (1) 32 (1)
III Z295 95 (1) 95 (1)
TOTALS 0 255 (1) 0 25s (1)
IMPLEMENTATION STATUS SUMMARY
LAND USE
- CATEGORY/CODE
Planning
Area
Gross Acres
Non -Commercial
Estimated (2)
Dwellin Units
Maximum (2)
Dwellin Units
uweumg units on
A roved Subdivisions
Building Permits
Issued or Units
UnderConstmctionl3)
Phase I Affordable
Provided b Inco
Tentative Ma
PinalMa s
LOW
MOD -I
Medium/M
" Medium-High/MH
Medium-High/MH
Medium-High/MH
Medium-High/MH
Medium-High/bIH
Medium-High/MH
High/H
• HghJH
8h
Medium-High/MH
' Medium/M
Medium/M
' Medium -Hi h/MH
TOTAL
1
2
3
4
5
6
7
8
i
13
14
IS
21
35.5
29.0
14.0
14.0
23.0
12.0
17.0
15.0
13.0
18.0
24..3
19.6
18.4
lO1S
354.3
115
80
87
92
144
150
81
316
1%
66
57
63
29
140
1,616
148
227
224
211
244
151
133
438
298
389
235
89
118
350
2,550
115
80
81
92
144
150
81
316
192
66
103
0
0
0
1,420
115
SO
81
92
144
150
70
0
0
66
0
0
0
0
798
115
80
58
75
103
126
8
316
316
0
0
40
0
1,113
83
g3
45
_
128
f ff
d bl
Notes (I)Theactnafnumber
F�ia2ws
Units to be
me
Phase I1 Affordable
Units to be
Phase III Affordable
Units to b
Ca
Provided b Income
Cat o
Provided b Income
Cat o
Total Certified
Affordable Units
Certification
Date
MOD -II
LOW
MOD -I
MOD-11
i
i
i
LOW
MOD-1
MOD -II
20
i
I
65
12
{
30
32
95
0
o a or a e housing units is 10% of the total units constructed within the SJHPC (Resolution 91-183, condition number 70) or a maximum of 255 units total.
(2) Based on San Joaquin Hills PC StatisticalTable - First Revision.
(3) Building Permits Issued or Units Under Construction are as of the date this summary was prepared.
Annual Affordable Housing Summary Report
Moderxe,IR.n.W.ka.
3m 30-]an; 1994Rdas =Renal Fee-;f,368All"mumYarly1 ome-,j55507A0
NewpatRSdacApaamena -
' Partaex
Numbe Typo
d 96 Rental Unit
Unk. Unx Rate NOmb.
2 IICA
LOS000 P35L P357
2 IICA
1,07S 00 P26q P359
17 IICA
LISO00 P012 PON, POSL P074 P103
PIK P124 P124 P144 P154
P174 P194 P224 P242 P373
P38L P419
3 IICA
L16400 P074 P111, P210
4 IICA
L175.00 P024 P057, P093, FM
15 IICA
1.185.00 P034 P015, P06q P094 P117
P134 PU4 P154 PIKPI94
1?244 P365, P383, P391, P435
3 11CA
1,20n00 P054 P112, P403
I 11CA
1.21000 P046
I IICA
1,23S 00 Poll
1 IICA
L26000 P066
1 IICA
1.26000 P077
I 11CB
1,325.00 P252
2 1106
1,2DOOo P224 P307
2 11CB
L21000 P234 P411
2 11CB
1.22A00 P077, PI70
1 11CB
1,235.00 P427
4 11CB
1.254OO POOL POD6, POSL P086
I 11CB
1,260.00 P184
3 11CB
1.285.00 P065, P104, P202
3 11CB
L31000 P024 P021, P085
2 IICC L3000O P344 P345
6 11CC L35QOO P095, P097. P123, 1?124 P212
P214
_ -------- -___-_______
I 22CE L15000 Pool
78 Taal Moderate I Parkaex Unka
t WEkaCaPiade-
t Number Typo
j oC OC Rental Unk
t Unka Uak Rate Numb.
I 10 IICA
I
� 7 IICA
8 IICA
I
I 4 IICA
I 5 IICA
9 11CA
I
I 7 IICA
I
� 2 IICA
I IICA
1,15000 W114 W134 WI94 W21L W327
W38L W444 W474 W514 W520
1,164),00 W01; W03q WI02
1,175.00 W072 W124 W164 W244 W2S6
W394 W494 W492
1,18S.00 W335, W46L W52L W528
L204o0 W144 W214 WD4 W334 W508
1.211100 W054 WOK W166, W78L W259
W294 W304 W333, W416
1,23S 00 W074 W224 W304 W341,-W3SO
W4Dq W428
1,26400 W024 W366
1,28L00 W446
-- 4
11CB
1200o0 W094 W284 W324 W468
3
I1CB
1.21000 W114 W124 W342
5
IICB
1.22300 W054 W184 W234, W374 W422
3
11CB
1,235.00 W294 W354 W482
3
I1CB
1,2S000 W004 W142 W202
7
UCB
1,26000 W064 W224 W244 WIN, W390
W434 W500
5
11CB
1,285 OD W024 WO8L WU4 W264 W454
3
11CB
L31000 WO34 W174 W408
3 110C 1,350LOO W274 W364 W370
85 Taal Moderate I Wbae Cap LamUnks
ModaxellReaalUoks
Suo 30-BnL7995)Masimwm Rcna[Fm-SI,665AOIMarimum Ynr)pkrame-;d4608,00
NcvpatRidyeAprtmcat
Packaa4t I WLk4CapLane
N9wba type I NOmbee Type
# at Rental Unk I of a Raaal Unk
Unka tl x Rate Numb. I Unks Unit Rate Numb.
2
11CB
1,41800 P037, P038
1 13CC
1.40000 W278
2
1ICC
L40000 PIN P121
I 20 22CD
L45000 W014 WO62 WO64 W1O4 W112
-_-_-__
I
WI54 W16Q W194 W204 W246
2
22CD
1,42S.00 P244 P254
W25q W294 W30L W334 W388
16
22M
1,45000 P017, PO14 P022, P024 P063
i
W39A W434 W438, W484 W484
P06'4 P033, POe4 P09q PISO
I 21 270D
1,48500 W024 W034 WOK W084 W126
P184 PM P234 P234 P407
I
W13L W772 WI74 W214 W222
P413
I
W264 W264 W314 W324 W344
10
22CD
L48500 P033, P034 P039, P044 PON
I
W354 W404 W412, W454 W498
P10L P104 P194 P424 P429
I
W502
3 22M
1.$1400 W04L W364 W452
4
22CE
1,45000 P347, P349, P353, P355
I -----
-
I
22CE
1.475.00 P258
I 12 22CE
L5000O WOOL W09L W ID0, W234 W298
9
22CE
1.501100 P054 P099, P144, P214 P224
I
W323, W324 W424 W49 W472
P367, P37L P393, P401
I
W514W512
10
22CE
1,51000 P074 P09L PIOS, P152 P162
I 8 22CE
LSI000 W014 W03Z W114 W734 W329
P224 P244 P375, P379 P405
I
W334 W514 WSIS
8
22CE
L525.00 P064 PON P10L P114 P118
I 7 22CE
2,525.00 W054 W304 W184 W39 W332
PIA PIWPI74
I
W37L W488
8
27CE
1,535.00 PI1L PN6, P36L P364 P385
I 6 22CE
1.53500 W24L W304 W35Z W44L W524
P389L P417, P421
I
W526
7
22CE
1,$5400 POOL PM9, Polk P044 PO50
I 6 22CE
1,55400 W134 W144 W234 WM W380
POSA P092
I
W506
8
22CE
1,56400 PON P107, P12Z P124 P148
1 9 22CE
1,56000 W074 W12L W19Z W194 W322
P174 PIK P433
I
W344 W384 W464 W494
5
22CE
L57500 P047, P074 PIIA P132 P136
I 4 22CE
L57500 WO34 W044 W331, W418
3
22CE
L58S 00 PI1L PUB, P196
I 10 22CE
1,585.00 W084 W154 W16L W204 W214
8
23CE
L61400 P014 POTS, 1?024 P027, P054
I
W254 W260L W29L W337, W476
P054 POS9. P208
I 11 22CE
L61000 W024 W054 W164 W184 W226
W27L W314 W339, W364 W396
2
22CF
1,52S.00 MCI P2S6
I
W402
5
22CF
1,60000 P17Z P214 P222, P394 P399
1 4 22CE
L66000 WW W074 W414. W430
6
23CF
1.61400 P014 P019, P234 P234 POP
I--------
---------------
P415
I 8 22CF
1.60000 W094 W094 W2% W324 W330
2
22CF
1,62S.00 P074 P074
I
W424 W464 W470
3
22CF
L635.00 PI84 P425, P431
I 7 27CF
L61000 W02L W104-W114 W124 W130
7
22CF
1,65400 POOL PW4, P007, PM P053
I
W344 W346
P08L P088
I 9 22CF
L625 OD WOSL W184 WM W23Z W236
2
22CF
L66n00 PI82 P206
I
W28L W374 W374'W420
6 22CF
L63500 W304 W3S4 W364 W44q W478
I
W486
I 8 22CF
1,65400 W004 W044 WI44 W144 WI58
I
W20q W204 W312
I 12 22CF
1,66n0O W064 W214 Wa4 W244 W252
i
W314 W384 W392. W437, W4S8
I
W494 W504
130 Taal Moderate 11 Parkaeat Una.
I 172 Taal Moderate 11 WluttCapLaneUnks
10 Taal Moderate l Unas Newport Ridge Apanmens I 3M Taal Moderate 11 Unk. Newport Ridge Apartmerb
4 ►.— .. Y. r F- a ).. . ► i 1 I 1 • i `- i . i I 7 9
IRVIML
_ M L VL HUD Section 8
1 THE PARKLANDS
1 Monroe #11
(714) 651-0468
2 NORTHWOOD PARK
146 Roosevelt
(714) 552-0177
3 NORTHWOOD PLACE
1300 Hayes Street
(714) 857-4100
4 WINDWOOD GLEN
97 Hearthstone
(714)551-157
5 WINDWOOD KNOLL
2 Flagstone #121
V14) 551-3258
6 DEERFIELD
3 Bearpaw
(714) 559-5000
7 ORCHARD PARK
50 Tarocco #301
(714) 651-0200
8 SAN MATEO
100 Canlana Aisle
(714) 250-3331
9 SAN PAULO
100 Duranzo
(714)756-0123
10 SAN LEON VILLA
1 San Lean
(714) 863-7050
11 SAN REMO VILLA
1011 San Remo
(714) 474-5056
12 SAN MARCO VILLA
101 Veneto
V14) 975-188B
13 SAN MARINO VILLA
403 San Marino
(774) 553-1662
14 SAN CARLO VILLA
15 Munca Aisle
(774) 833-7540
16 WOODBRIDGE CROSS CREEK
22 Creek Road fU
V14) 733-0414
17 WOODBRIDGE CEDAR CREEK
5051 Alton Pk #10
(714) 733-0404
18 WOODBRIDGE OAKS
1 Knollglen
(714)786-7154
19 WOODBRIDGE WILLOWS
344 Knollglen
(714) 857-0383
20 WOODBRIDGE VILLAS
10 Thunder Run #30
(714) 786-5110
21 PARK WEST
3883 Parkwew Lane
V14) 786-9204
24 TURTLE ROCK CANYON
100 Slonecliff Aisle
(714) 854-8989
26 COLUMBIA COURT
89-203 Exeter
(714) 854-3656
27 HARVARD COURT
146 Berkeley Avenue
V14) 854-4942
29 DARTMOUTH COURT
1100 Stanford Avenue
(714) 854-2417
30 STANFORD COURT
400 Stanford Avenue
(714) 854-3288
31 BERKELEY COURT
307 Berkeley Avenue
(714) 854-3656
32 CORNELL COURT
105 Cornell Avenue
V14) 854-4942
NEWPORTBEACH
35 BAYWOOD
1 Baywood Drive
(714) 644-5555
36 NEWPORT NORTH
2 Maano
(714) 720-8765
37 NEWPORT RIDGE
1 White Cap Lane
(714) 640-2800
39 RANCHO ALISAL
13800 Parkcenter #100 (714) 838-8300
40 RANCHO TIERRA
13202 Myford #101 (714)730-5868
41 RANCHO MADERAS
13408 Heritage Way (714) 730-3700
(M) Moderate (L) Low (VL) Very Low HUD Section 8 mns 9e1
^- rom!q wyP% MT rl P;""%4'3 P"1N>meinlx»uant,
•6S0£•9£0 (bIL)
10 VH)0 polum'Alddo of •tual6ald laymoA 6ulsno0 ayl pun tum6oad
alml)psa) ayl 6utpnpul'sallnuol autorw mol Am 6uyslsso to pawm aso loyl OO}I
Ag pazy1sgns sww6md oml sialslulwpo Aluoylny 6ulsno0 Aluno) a6ump atu
:9 HOIDIS 0ON
•inol to Alnuol o iol .OSSUS Alluanru sl
Alllonb of awalul wnwlxow sluawpodo )VI Ilo to salm lolual lsamol
ey1 iallo Allmaua6 sluawpodo paztplsgns OOH:sjuarujrudV anH*
•sployasnoq awalul mol Aran 101 swr6ald
amyl vallo (ORR) luawdolmo uogs0 pun 6ulsnoN to luawpodog •S-0 aqj
:SmMobd g30NOf OR
awl w epwd is 1 J
•.055'6ZS paasxa Apuanm lou Am awomi pjogasnoy
lonuuy •lsp 6uyiom o no awou laq to siq In -ol envy
uallo Aow luaplsaz anipadsad ayl pun poliwil Alae aio
ww6osd sup ul shun to Apllgopony •saim laliotu Im1dAl
molaq Allolluoisgns aau sluab J-A*
•wwfio,d
6unuoml puoq elgoallddo oql no 6wpuodap'.OBZ'LbS
of 960'EES wozl sa6um Apuaim) Alilonb of owomi
plogosnoy wnwlxow •yluow gad OSS of OES AgAOonsn
'salm laslrow lmldAl molaq oio sluab :awwul mol*
•,016'OLS 01 LOS'SSS wall
sa6um Alluanm'poddns pllga jo s6ulnos wall lsalalul
6ulpnpul'awalw plogosnoq lonuuo wnwlxow ayl
•gluow zed OSS of 0IS Aq Allonsn'aloi larlmw 6106 aql
molaq paloas AllmldAl alo Shia) XWOMI al'ofapopy*
:Smva9ond GIMMIJAH09
•sauolslq IolzuouO pun yuawAoldwa'asuap!saa
llwgnsol po mbaz aq RvA slualllddy -hays slgl to
spoq all no palsll salpadoid luawpoda )VI 8111 to san)lo
6ulsoal ay{ to Ann to alinbul Am noA'6ulsnoll lolua8
algoplojly jol Algonb noA lou in jaglagm oupolop of
wilub 00A oa
pjogasnoq jo azrs'sasw awos w'pun jaeaj awomi uo luafiwlum am swo,►Bad asaql Ajgonb
oqm asogl jo sluai aql ampaa of japao w lgxe swurfiold 6ujsnoq jolua► ajgopsojju AuPW
Many affordable rental housing programs exist in order to reduce the rents of those who
qualify. These programs are contingent on income level and, in some cases, size of household.
DO YOU QUALIFY?
To determine whether or not you qualify for Affordable
Rental Housing, you may inquire at any of ilia leasing
offices of the IA( apartment properties listed on Ilia back
of this sheet. Applicants will be required to submit
residence, employment, and financial histories.
BOND-FINAN(ED PROGRAMS:
*Moderate Income: Rents are typically scaled below
Ilia going market rate, usually by $10 to $30 per month.
The maximum annual household income, including
interest from savings or child support, currently ranges
from $55,507 to $70,920*.
*Low Income: Rents are below typical market rates,
usually by $30 to $50 per month. Maximum household
income to qualify currently ranges from $33,096 to
$47,280', depending on the applicable bond financing
program.
*Very Low Income: Rents are substantially below
typical market rates. Availability of units in this program
are very limited and the prospective resident may often
have to put his or her name on a waiting list. Annual
household income may not currently exceed $29,550*.
UP TO $70,920
UP TO $47,280
UP TO $29,550
UP TO $30
UP TO $50
SUBSTANTIALLY BELOW
TYPICAL MARKET RATES
San Marino to Irvine - 4dw
.,�
HUD FUNDED PROGRAMS:
The U.S. Department of Housing and Urban Development (HUD) offers three
programs for very low income households.
*HUD Apartments: HUD subsidized apartments generally offer the
lowest rental rates of all IA( apartments. Maximum income to qualify
is currently $29,550' for a family of four.
HUD SE(TION 8:
The Orange (ounly Housing Authority administers two programs subsidized by
HUD that are aimed at assisting very low income families, including the Certificate
Program and the {lousing Voucher Program. To apply, contact O(HA at
(714) 836-3054.
'Income rcquuemeNt onJ pri<g suhieU la �hmgevnlhoul noeu L]o�..
80 NEWPORT COAST
ond
COASTAL LIVING AVAILABLE ON THE RIDGE
1i14_\1 1/
Luxurious Brand New 1 & 2 Bedroom Apartment Hones
Newport Ridge Apartment Homes. Tbeonly apartment
collunuvity located in the prestigious Newport Coast. Away
frontit all, set bib above the city, et minutes awa rout
I � yy yI
Pelican Hills Golf Course, the beach, fine dining and
shopping. Experience Newport Coast living.
AVAILABLE FOR IMMEDIATE OCCUPANCY
I Bedrooms from $1 150 • 2 Bedrooms from $1395
t,.
r In -Home Alarm Systems r In -Home Full -Size Washer/Dryer r State -of -the -Art Fitness Center
'e Private Enclosed Garages a Refrigerators Included 2 Clubhouse a Built -In Microwave
V Dramatic 9-Foot Ceilings V Gas Fireplaces V Cats Welcome
t�
NEWP0R1 BIDG� �r.� nnv�crn ���
g
• •
l r A A T Y E X T H a Y F 5
l II'/bite Cap Lane • Areuport Cmml; Cal{/iu'nia
714.640.2800
PlrnmmenYrn RvRm,dln,Andni
Some apartments meet the orange County moderate I rent level
]CtiLS(
tint .�`C� . , : a ;
tr ,,� =,R�t• ` .. e;" i'�' �'�f / RI/NEAMRiMWCaJ&NilE!i
Nlo1LPR. FTiA.N O/a6.n OF'LIVCN ry,,
i 1.. +w� «� .y "tV6�A�wv�'%.UR . it .v+�.+AlalMr. ..t!?r�X. ,N,n.rc rat. �.•.. ..a.1:'. .'ll1
COASTAL LIvING AVAILABLE ON THE RIDGE
.Veapurt Rude Apartment lh(mes. IN only apart-
mmni rommanuy in the preetgune. Newport Coast.
4n.ay fr„m it all, vn high it I, the ray, yet min.
are, aaay from I'ahran Hills Gulf Count, the
beurh, Jinn dmrng and shopfnng. Axpnnence
.C,oj,art t7,ast /.(ring.
MODELS NOW OPEN!
1 O,dm..m. front SI BO • o Ildr,uans Ernm S1395
11VAlIA11I.H GUII 1hI91F'U111Ttt OCCUPANCY
♦ Ill [,,Fite ,[Mann Sys((•ms ♦ III-[ lomc Pull -Size Washerllrycr ♦ Stile -of lhnArt Fimess Center
♦ I'li'alr FnJosod Caroms ♦ RvGinrrators Int luded ♦Clubhouse ♦ Ilndt-IFi \lit row.Fw
♦Ilrarnmi(. 9-Foot Ceilings ♦Gas Fireplaces ♦Cats W(korne
NEWPORT RIDGE
F R d R I 0 E N I R 0 N E S
I White Cap Lane, • Neruparl Cnast, California
714.640.2800
St—apanm.no mm Uu 0. ,, Qa ni bfekw. Ina Gar[
In
1 V
Advertising SupplemonV ho Orange County Register IN) Thursday, Sept. 28 to weanesday. UCL 4, 198S
A HIGHER STANDARD OF LIVING
a
DISCOVER THE ONLY APARTMENT COMMMTY
LOCATED IN PRESTIGIOUS NEWFORT COAST.
ELEGANTLY APPOINTED
APARTMENTS
NESTLED BETWEEN NEWPORT
AND FASHION ISLAND.
s BREATHTAKING VIEWS
*MILLION DOLLAR CLUBHOUSE
s BILLIARD ROOM
*RESIDENT CONFERENCE ROOM & LIBRARY
a POOLS & SPAS
a TENNIS COURTS
s SPACIOUS FLOORPLANS
9GOURMETKITCHEN
• WCODBURNING FIREPLACE
a DRAMATIC CEILING
a PRIVATE PATIO
s WALK TO BALBOA ISLAND
I• .1M4 •MI ,f+
/; 111,1, •,•
�o
1 llE,fiCIRC..!!EP
*BRAND NEW
e GATED NEIGHBORHOOD
o PRIVATE INDIVIDUAL ENCLOSED GARAGES
s GOURMET KITCHEN WITH GAS COOKING, EUROPEAN
CABINETRY, BUILT-IN MICROWAVE OVEN
& REFRIGERATOR INCLUDED
3 MULTIPLE PHONE/FAX/MODEM LINES
4 FIREPLACES (SELECT HOMES)
a DRAMATIC 9-FOOT CEILINGS
o LARGE CAPACITY WASHER AND DRYER INCLUDED
o PRIVATE MEDITERRANEAN� PATIO
m OLYMPIC-SIZED POOL
s HEALTH CLUB -QUALITY FITNESS CENTER
m MINUTES FROM PELICAN HILLS GOLF COURSE,
FASHION ISLAND AND THE BEACH
Some apartments most the Orange Courrly Moderate 1 rent level.
' .'devi t,• yv` MM1y ;447-p.. �f. In <{
.,CORPORATE SUITES AVAIL'ABEE,�:1; ; ;'I ,,'
16.
DI FFERENCE SPECTACULAR.
Tie only brand new apartment community ncw�-y
located within the prestigious WCSTPARK•
Newport Coast. Jost minutes
from the fine dining and 1�
shopping you would expect tram _ Stylish, now apartment Lome% with
a Newport Beach address. every option included. f �nd the
.04 (♦\ i -t o \ hest value in Irvine, tool
• Cldssic ARCHnECTURAL STILE
DRAMATIC
L Py,1-)AY(1?ORj?
• ELEGA.Ni YSCENIC ArTO1NTEDRROOMS
r[� BRIGHT GOURMET KITCHENS
1
- Individual washer/Qryer
r" • LARGE CATACITY WASHER / DRYER
• DESIGNER ACCENT REFRIGERATOR
- Private garage with remote
• MULTIr1E PHONE. FAX
-IntTAllian alarm, fITBpIACe, m11I,,CTODIAVe
MODEM LINES
• RESORT STILE SrA & POOL
- Dramatic 9 foot ceilings
• PRIVATE ENTRY PATIO / GATED
- L,laoded, pa -like setting
• III -TECH CLUBHOUSE &
-A
ENTERTAINMENT CENTER
_ PiVe fantastic f IOOrplons from $905
• STATE-OF-TIIE-ART FITNESS CENTER
• GARAGES Conrom ED ACCESS
• I & 2 IM11. FLOORTLANS
Come home to a f foAlle luxury.
FROM SIISD
-
Off $arranca, Tast west of Culver
IL WAJ R •7LANE
across from Crossroads Center)
NEWPOR
w40� M M e-
,(\'T;3j:1�/� �RQA
S
A P A A T X E
1 WHITE
NEWPORT�;/;-•,
;
o"LJ;w;�b•� £ +,�,, .. ..
714 640 2800
5 5 2 -4800
Son apm:nts mtt at Omit (MI
sl Ann I Yet Im1
-
•.
Bl ANDW
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-vog IOUs
Inumon alarm systems Pnvalega:cge&remote
nl Scans and Ietis courts Gourmet Uchens
Fitness center Sa s Gels wEkome
- Resident business cente Resocnsrve mgmt. team
Washer/dryer & retnge alor and so much mere
$940 '/
i00
Y3�TI91ve...l+s�avagani..PLegani..
- New. e:ecativeresidences �Vvlx it
even imaginable f eaiure and amenIN
a a private, gated7e�nclave. Fmm $920
C., iij, a!9TTrnt
Wjacent to 11arvard Place Center)
251-1515
DRMATION HOTLINE 1=800-IAC-S115
A•
One of the world's most. prestigious addresses.
Shopping ac Fashion
Island ... sailing in Newport
Harbor ... golfing at Pelican
Hill ... dining at any number of fine
restaurants... strolling miles of
sandy beaches... watching the
sunset over the Pacific... and close
to your office.
Newport Beach... `the good life"
More Great Newport Beach Communities
YES!
I'm interested in
E
c
this property! V
LZ
—
N
c
e
E
i
1.New ort Ridee(New)•
640.2800
1150
1395
2.Bmwiew
644.5555
1115
1345
3.Bayport
644.5555
905
1115
4.11avwood
644.5555
945
1000
1345
5.New art North
720.81 5
895
1015
1445
6.Promontory Point
675•B000
1315
1500
7.MarinerS Square
645.0252
97s
1110
1240
Marty have A/C, pool/spa and most accept pets. Many have a fitness center.
Paces subject to change wlthaut notice.
"sorne apartments tracer the O.C. Moderate I rent level
BEACHINEWPORT COAST
a
NEWPORT RIDGE APARTMENT HOMES
1 White Cap Lane
Newport Coast, California 92657
COASTAL LIVING NOW AVAILABLE ON THE RIDGE. The brand
new Newport Ridge Apartment Homes, the only apartment
community located in the prestigious Newport Coast area. This
exqulsiteiydesigned gated community offers you the opportunity to
live like you've always dreamed. Gorgeous one and two bedroom
apartment homes with breath -taking views of city lights. You have
It all ... from this superb Newport Beach address. Set amidst
beautiful parks and wide open hillsides, Newport Ridge is ideally
situated near the beach. Pelican HIII Golf Course and Fashion
Island. Experience Newport Coast living at its finest.
FEATURES:
• Classic Architectural Style • Phone, fax & modem lines
• Dramatic Scenic Views • Resort Style Spa & Pool
• Elegantly Appointed Rooms • Private Entry Patio
• Bright Gourmet Kitchens • Clubhouse & Entertainment Ctr
• Large Capacity Washer/Dryer • State -of -the -Art Fitness Ctr
• Designer Accent Refrigerator • Garages/Controlled Access
PREVIOUSFOR
MORE •COMMUNITIES
Gorgeous 1 & 2 bedroom apartment homes Starting from S1150
DIRECTIONS: Exit 73 Fwy. at MacArthur Blvd. Turn left. Fallow
MacArthur to San Joaquin Hills Rd. and turn left. Follow to Newport
Ridge Drive and turn left. At 1st entrance turn left to leasing office.
From 405 fwy. exit Jamboree Rd. South. Follow to San Joaquin Hills
Rd. and turn left. Continue with Newport Ridge Dr. directions above.
(714) 640-2800
11/A\Qy V 22692
IRVINE APARTMENT COMMUNITIES SARES•REGIS Group' u
Aa-iC.a M=OMD G'tMW l{e m•nlerlo MSM1e best. •-•, ,
APARTMENTGUIDE BE
Copyright Haas Publishing Co„ Inc.
WW q 4• ,n... b*'.w `4+ 61ww^M Y_« e i
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4/21195 aAk
IRVINE APARTMENT COMMUNITIES
Flowchart: 1995 Print Media Recommendation
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IRVINE WORLD NEWS
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Lease -up Communities ad trvine Apt Communities ad •PR
NIC.
i
NEWPORT RIDGE
PLANNED COMMUNITY
Planned Community
Program
County of Orange
CALIFORNIA
Prepared for
THE IRVINE COMPANY
by
FORMA
Adopted by
Orange County Board of Supervisors
March 1998
TABLE OF CONTENTS
Chanter Tltle Popp
1. PURPOSE AND OBJECTIVES ................................... 1-1
II. GENERAL REGULATIONS ..................................... II -I
M. RESIDENTIAL USE REGULATIONS/
DEVELOPMENT STANDARDS .............................. III-1
IV. RECREATION USE REGULATIONS/
DEVELOPMENT STANDARDS .............................. IV-1
V. COMMERCIAL VILLAGE USE REGULATIONS/
DEVELOPMENT STANDARDS ............................... V-1
VI. SERVICE STATION SITE REGULATIONS/
DEVELOPMENT STANDARDS .............................. VI-1
VII. COMMUNITY FACILITY USE REGULATIONS/
DEVELOPMENT STANDARDS .............................. VII-1
VIII. OFF-STREET PARKING REGULATIONS ......................... VIII-I
IX. SIGN REGULATIONS ........................................ IX-1
X. PERMIT REGULATIONS AND PROCEDURES ........................ X-1
M. DEVELOPMENT MAP AND STATISTICAL TABLE
REGULATIONS AND PROCEDURES .......................... XI -I
XII. DEFINITIONS.............................................XII-1
XM, LEGAL DESCRIPTION ...................................... XM-I
APPENDICES:
A. PLANNED COMMUNITY ZONING MAP
AND STATISTICAL SUMMARY ........................... A-1
B. PLANNED COMMUNITY DEVELOPMENT MAP
AND STATISTICAL TABLE .............................. B-1
C. CONCEPTUAL LANDSCAPE
AND FUEL MODIFICATION PLAN ........................ C-1
NRPC Program
March 1995 i TocwTn
11
is
0
A. PURPOSE
The purpose of this Planned Community Program is to provide appropriate Zoning District
Regulations for the Newport Ridge Planned Community. These regulations implement the
spirit and intent of the PC "Planned Community" District Regulations, Section 7-9-103 of
the Orange County Zoning Code, and the County's Planned Community Manual, to be
responsive to long-term community needs and desires, and to function without
unnecessary, time-consuming or costly amendments and review procedures. This Planned
Community (PC) Program consists of: (1) Text (Chapters I-XIM; (2) PC Zoning Map and
Statistical Summary (Appendix A); (3) PC Development Map and Statistical Table
(Appendix B); and (4) Conceptual Landscape and Fuel Modification PIan (Appendix Q.
The PC Program identifies the general locations and types of land uses, defines standards
for development, and provides for innovative community design concepts and site
planning, consistent with orderly development of a mixed use community and protection of
sensitive and natural resources. Site Development Permit and Use Permit procedures are
established to accomplish the objective of providing a logical and timely sequence of
community review and government approval of detailed project development proposals.
B. RELATIONSHIP TO THE NEWPORT COAST PLANNED COMMUNITY
The 645-acre Newport Ridge Planned Community (NRPC) is adjacent to and northwest of
the larger 9,493-acre Newport Coast Planned Community (NCPC). The NRPC shares a
2.7 mile boundary with the Newport Coast Planned Community. Approximately 7,000
feet of this boundary adjoins Buck Gully, a major Special Use Open Space
Dedication/Recreation Area within the Newport Coast PC. The Newport Coast PC portion
of Buck Gully contains 203 acres that has been offered for public open space/recreation
dedication to the County of Orange. Dedication of the remaining 54-acre portion of Buck
Gully within the Newport Ridge Planned Community, indicated as Planning Areas 17 and
18 on the Planned Community Development Map, will bring the total open space
dedication of Buck Gully to approximately 257 acres.
NRPC Program
March J998 I-1 M-PCP.wen
Total public dedications within the combined Newport Ridge and Newport Coast Planned
Communities will total 3,866 acres of Special Use and Wilderness Open Space. An
additional 2,807 acres is contained in Crystal Cove State Park, also within The Newport
Coast Planned Community.
The Newport Ridge Planned Community and The Newport Coast Planned Community are
separate and distinct areas in terms of zoning and land use regulation. Land use projects
will be separately implemented in each PC pursuant to each Planned Community's own
"Permit Regulations and Procedures" and "PC Development Map and Statistical Table
Regulations and Procedures" contained, respectively, in each PC's Planned Community
Text.
Each Planned Community is and will remain separate, in terms of computing and
accounting for Planning Area acreage, permitted units, and maximum allowable densities.
Separate Planning Applications will be made for CoasW/Site Development Permits and/or
Use Permits, and such applications will be subject to separate discretionary actions and
conditions of approval by the Planning Commission or other approving entity within the
County.
Although distinct from a regulatory and zoning perspective, physical land planning and
design components such as roads, open space areas, and ownerships for development
projects within NRPC Planning Areas 12, 13, 14, and 15 may cross over the common
boundary shared between The Newport Coast Planning Areas 2C and 8.
In order to provide one consistent and comprehensive set of permitted uses and site
development standards, Residential Planning Areas 13, 14, and 15 within the NRPC are
Identified in this NRPC Program by the M(NC) and MH(NC) designations, where "NC"
denotes "Newport Coast" regulations. For these Planning Areas, the PC District
Regulations for PA 8 and 2C within the Newport Coast have been incorporated into
Chapter III-D of this NRPC Program. Although separate, Site Development Permits,
Coastal Development Permits, and/or Use Permits for development projects that include
Planning Areas from both Planned Communities may be analyzed by one environmental
document (e.g., EIR) and processed concurrently with a coordinated setof Planning
Applications.
NRPC Program
March 1998 I-2 �vVld
0 C. IMPLEMENTATION PLANS AND PROGRAMS
A Resource Management Plan, Local Park Implementation Plan, and Open Space
Dedication Program are required in addition to the regulations contained in this NRPC
Program and shall include development policies, guidelines, and standards consistent with
the goals, objectives, and guidelines of the Orange County General Plan.
These plans and programs shall be submitted to and approved by the County pursuant to
Orange County Zoning Code Section 7-9-150, "Discretionary Permits and Procedures,"
prior to the first Site Development Permit or Use Permit, or prior to recordation of the first
final development Tract Map for residential or commercial uses, whichever comes first, as
indicated below:
1. Resource Management Plan fRMP) — shall identify significant resources and
establish programs focused on the preservation, conservation, mitigation, and
monitoring of those resources.
2. Local Park Implementation Plan (PI,PP) — shall identify requirements and
locations for local park sites and recreation areas, and include an implementation
program.
3. Open Space Dedication Program — shall describe the transfer of ownership and
maintenance of Recreation Planning Areas 17 and 18 to the County of Orange.
The above plans and programs shall provide standards for Residential, Commercial
Village, and Recreation Planning Areas, as well as guidelines for implementing the General
Plan and this PC Program. In addition, as outlined in Chapter II-C, a Conceptual
Landscape and Fuel Modification Plan is provided as Appendix C to this Planned
Community Program. Because of the information contained within, and the subsequent
implementation plans and programs required by this Planned Community Program, neither
a Feature Plan nor an Area Plan shall be required for the Newport Ridge Planned
Community.
NRPC Program
CHAPTER H
'GENERAL, REGULATIONS '
A. GENERAL PROVISIONS
1. Definition of Terms
The meaning and construction of words, phrases, titles, and terms used in this
Planned Community Program shall be the same as provided in Orange County
Zoning Code Section 7-9-21, "Definitions," except as otherwise specifically
provided herein (see Chapter Xll, Definitions).
2. General Plan Consistency,
The Newport Ridge Planned Community Program is consistent with all elements of
the Orange County General Plan.
3. Zoning Code Consistency 0
This PC Program regulates all development within Newport Ridge Planned
Community. In cases where sufficient direction for interpretation of these
regulations is not explicit in this text, the Orange County Zoning Code shall
provide direction, as determined by the County Planning Director. In case of
difference between.this PC Program and the Orange County Zoning Code, the
Zoning Code shall prevail.
4. Buildfntr and Construction Codes Consistency
All construction and development within the Planned Community shall comply with
applicable provisions of the Uniform Building Code and the various related
Mechanical, Electrical, and Plumbing Codes, the Grading and Excavation Code,
the Subdivision Code, and Sign Code as currently adopted by the Board of
Supervisors. In case of a conflict between the specific provisions of the codes
identified above and the provisions of these regulations, the provisions of those
codes shall prevail.
NVC Program
March 19" tt-1 n•xe rod
0 5. Building Sites
All building sites shall comply with the provisions of the Orange County Zoning
Code Section 7-9-126, "Building Site Requirements".
6. Building Height
The building height requirements shall be as specified by each land use district of
this PC Program, subject to the methods used for measuring building height set
forth in the Orange County Zoning Code except that, for architectural consistency,
in NRPC Planning Areas 13, 14 and 15 which adjoin Newport Coast PC Planning
Areas 8 and 2C, the methods used for measuring building height shall conform
with The Newport Coast Planned Conummity District Regulations.
7. Building Setbacks
The building setback requirements shall be as specified by each land use district of
this PC Program except that interior property lines contiguous with The Newport
Coast Planned Community may have up to a zero setback requirement if approved
as an Alternative Development Standard as part of an approved Site Development
Permit or Use Permit.
8. Off -Street Parking
The provisions of Orange County Zoning Code Section 7-9-145, "Off -Street
Parking Regulations," shall apply to this Planned Community, except as otherwise
specified in Chapter VIII.
9. Annual Monitoring Report
An Annual Monitoring Report (AMR) shall be prepared and submitted each year to
the County Administrative Office and the Planning and Development Services
Department. Submittal of an AMR is required for conformance with the Growth
NRPC Program
March 1998 11-2 W-=.wca
Management Program of the Land Use Element of the Orange County General
Plan and the County's Annual Development Monitoring Program. The Board of
Supervisors, in the annual adoption of the Development Monitoring Program, may
identify a significant imbalance between development projections and planted
infrastructure or in the proportionate development of residential, commercial and
employment land -uses, The Board of Supervisors may then defer subdivision
approval within the Planned Community until approaches capable of resolving the
Imbalances are proposed to, and approved by, the Board of Supervisors. The
AMR will be the project proponent's opportunity to demonstrate mitigation
measures and implementation strategies which will ensure adequate infrastructure
for the community.
10. Application of Regulations
If an issue, condition or situation arises that is not sufficiently covered or provided
for in this PC Program so as to be clearly understandable, the County Planning
Director shall determine which regulations are applicable, as authorized by Orange
County Zoning Code Section 7-9-20 (c) "Indeterminate applicability".
Those regulations of the Zoning Code that are applicable for the most similar use,
issue, condition or situation shall be used by the County Planning Director, as
guidelines to resolve the unclear issue, condition, or situation.
11. Incorporation of Conditions, Requirements and Standards
All conditions, requirements and standards, indicated graphically or Lin writing as
part of any approved discretionary permit or detail plan granted by authority of
those regulations, shall have the same force and effect as these regulations. Any
use or development established as a result of such approved permit or plan, but not
In compliance with all such conditions, requirements or standards shall be in
violation of this PC Program. The enforcement provisions of Orange County
Zoning Code Sections 7-9-154, "Enforcement provisions", are applicable to this
PC Program.
NRPC Program
AZA. h 10ao 11_1 .www wM
12. Board Declaration/SeverabUity
If any portion of these regulations is, for any reason, declared by a court of
competent jurisdiction to be invalid or ineffective in whole or in part, such decision
shall not affect the validity of the remaining portions of this PC Program. The
Board of Supervisors hereby declares that they would have enacted these
regulations and each portion of this PC Program irrespective of the fact that one or
more portions may be declared invalid or ineffective.
B. SPECIAL PROVISIONS
1. Maximum Dwelling�YJnits
A maximum of 2,550 dwelling units may be built in the Newport Ridge Planned
Community. No Placating Area which allows for residential uses shall exceed the
maximum number of dwelling units indicated for the Planning Area in that Planned
Community Statistical Table.
2. Planning Area Density
a. The dwelling unit density permitted in any Residential Planning Area, as
designated on the Planned Community Development Map and Statistical
Table of the Newport Ridge Planned Community, shall apply to the overall
Planning Area, not to any particular division of that area.
b. Computation of density shall be based on gross acreages.
3. Pluming Area Boundaries
a. Except as otherwise indicated, dimensions and gross acreages are measured
from centerlines of streets and highways.
0
NRPC Program
b. When a Planning Area boundary depicted on the PC Development Map Is
also an arterial highway, and the arterial highway is realigned, the Planning
Area boundary may be revised to coincide with the realigned highway.
C. Planning Area boundaries and acreages contained in this PC Program are
approximate based upon current information and a generalized level of
mapping. Final Planning Area boundaries shalt be established by the Site
Development/Use Permit and/or Tentative/Final Tract Map approval.
d. Commercial, nonresidential, and residential uses and areas, to be located at
intersections of streets and/or highways shall conform with final street
and/or highway alignments without requiring an amendment to this PC
Program.
C. Adjustments in Planning Area boundaries shalt be in compliance with
Chapter Xl.
4. #1ood Control
The property owner/builder shall fund, through special assessment districts and/or
community facilities districts, and construct all on -site flood control facilities in a
manner meeting the approval of the County Planting Director.
S. Schools
The Developer shall pay school development fees to the Newport Mesa Unified
School District (NMUSD) based on residential units and commercial square
footage upon issuance of building permits or, upon mutual agreement by NMUSD
and the Developer, shall provide an alternative financing mechanism to help
alleviate the impacts of students generated by the project.
An elementary school site shall be reserved for acquisition by the NMUSD. The +
site shall be six (6) to ten (10) acres, depending upon the feasibility of joint -use
NRPC Pro8rom
March 1998 11.5 &'DW WW
with adjacent park land. The site shall be designated as a Medium -high (NC)
Density Residential Planning Area to allow residential development should the
reserved school site not be acquired by NMUSD in accordance with the School
Facilities and Funding Agreement which references requirements for the timing of
acquisition.
6. Implementation Plans and Programs
Development within the Newport Ridge Planned Community shall comply with the
County -approved Implementation Plans and Programs required by Chapter I-C
(Purpose and Objectives):
a. Resource Management Plan (RMP);
b. Local Park Implementation Program (PIP); and
C. Open Space Dedication Program.
7. Local Parks
Local park sites shall be provided in accordance with the provisions of the Orange
County Local Park Code as outlined in the Local Park Implementation Plan for the
Planned Community and consistent with the Orange County Recreation Element's
"Master Plan of Local Parks".
S. Open Space, Private/Public
Certain areas within the Planned Community, although privately owned and
fenced, may be designated as open space. These areas, through the use of deed
restrictions or similar techniques, shall limit development to preserve the open
space character.
NRPC Program
March 1998 TT.(,
9. Housing Element Compliance
Residential development within the Newport Ridge Planned Community shall
comply with the Orange County Housing Element. Residential development areas
within the Newport Ridge Planned Community may be designated for affordable
housing to satisfy the affordable housing requirements for The Newport Coast
Planned Community.
10. Water Conservation
Landscaping for common areas of. a) Multifamily projects of five or more units;
b) Residential planned developments (common areas only), and c)
Commercial/Office projects involving landscapinglirrigation of more than one
cumulative acre shalt be subject to the Water Conservation Regulations contained
in Orange County Zoning Code Section 7-9-132.2, "Landscaping% including the
Resolution of Water Conservation Criteria as approved by the Orange County
Board of Supervisors.
11. Grading
Grading plans for all projects in the Newport Ridge Planned Community shall be
consistent with the Orange County Grading and Excavation Code and Orange
County Zoning Code Section 7-9-139, "Grading and Excavation," with the
following additional provisions:
A. Grading Plans shall be accompanied by geological and soils engineering
reports approved by the Manager, Orange County Planning and
Development Services, and shall incorporate all pertinent recommendations
prior to issuance of Grading Permits. The soils engineer/engineering
geologist must certify the suitability of a graded site prior to clearance for
issuance of Building Permits.
0
NRPC Program
March 1998 11-7 ff-mmo
b. An approved Grading Plan shall show all areas of grading. including
remedial grading, inside and outside of an immediate area of development.
Grading shall be permitted within development and open space Planning
Areas of the Planned Community, outside of an area of immediate Planning
Area development, for the grading of public roads, highways, park
facilities, infrastructure, and other development -related improvements.
Remedial grading for development shall also be permitted in development
and open space Planning Areas outside of an area of immediate
development to address geotechnical or soils engineering problems.
12. Archaeological and Paleontological Resources
Prior to or concurrent with the approval of a Tentative Subdivision Map, except.a
map for financial or conveyance purposes, mitigation programs for archaeological
and paleontological resources established in accordance with the Board of .
Supervisors' Archaeological/Paleontological Policies shall be submitted to and
approved by the Manager, Orange County Planning and Development Services -
Harbors, Beaches and Parks/Program Management and Coordination.
13. Development/Open Space Boundary
A Site Development Permit, Use Permit, and/or Tentative Subdivision Map
abutting a natural open space Planning Area shall provide for the following, either
on the permit/map or an appropriate supplemental graphic or text:
a. Urban Edge Treatment, describing the interface treatment area between
development and open space uses in a manner consistent with the
Conceptual Landscape and Fuel Modification Plan contained in Appendix
C; and
b. Fire Protection Edge Treatment, including any fuel breaks or fuel
modification zones, in a manner consistent with the Conceptual Landscape
and Fuel Modification Plan contained in Appendix C and the Orange
County Fire Protection Planning Task Force Report.
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14. Public Utilities is
Public utility buildings, structures and facilities including, but not limited to,
electrical, water, sewage, telephone and television, and their storage, distribution,
treatment and/or production required to carry out development are permitted in all
Residential, Cortunercial, and Recreational Planning Areas subject to a Site
Development Permit approved pursuant to Orange County Zoning Code Section 7-
9-150, "Discretionary Permits and Procedures".
15. Roads
San Joaquin Hills Road construction plans have been approved in conjunction with
The Newport Coast Planned Community. Collector and local street consttuctida
within the Newport Ridge Planned Community shall be in accordance with Orange
County design standards, except that deviations may be proposed in conjunction
with Tentative Subdivision Maps.
16. Scenic Highway 0
A Scenic Highway Implementation Plan for San Joaquin Hills Road Landscape
Corridor has been approved in conjunction with The Newport Coast Planned
Community and will be implemented in an interim and ultimate configuration
according to this Plan,
17. Fin Station
A site for a fire station shall be provided within the Newport Ridge Planned
Community, as required by The Irvine (Newport) Coast Development Agreement
(DA 87-I6), Development Agreement — First Amendment (DA 96-03) and
Implementation Agreement adopted by the Orange County Board of Supervisors.
The fire station shall be constructed in accordance with an approved Site
Development Permit.
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18. Interim Land Uses
The following interim uses are permitted in all undeveloped Planning Areas of the
Newport Ridge Planned Community:
a. All uses permitted by and processed per the AI "General Agricultural"
District Regulations, Section 7-9-55 of the Orange County Zoning Code.
b. Counry-approved fuel modification programs required for public health,
safety, and welfare.
C. County -approved archaeological and paleontological study sites.
d. County -approved landfill monitoring and mitigation program facilities.
e. County -approved borrow, stockpile, and/or disposal sites and related
construction/grading facilities except in the proposed Buck Gully Open
Space Dedication Area.
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C.
CONCEPTUAL LANDSCAPE AND FUEL MODIFICATION PLAN 0
A community -level Conceptual Landscape and Fuel Modification Plan (Appendix
C) provides general guidelines for implementing subsequent and more precise Site
Development Permits, Use Permits, and Subdivision Maps to ensure consistency
with this PC Program. Following adoption of this PC Program, the County
Planning Director shall be the approving authority for any subsequent amendments
to the Conceptual Landscape and Fuel Modification Plan.
1. Conceptual Landscape Component
The Conceptual Landscape Plan illustrates preliminary planting design, including
preliminary tree/shrub palettes, for:
a. San Joaquin Hills Road;
b. Collector roads and local streets of community significance;
C. Potential local park sites, including view parks within the proposed Buck
Gully Open Space Dedication Area; and
d. Slope planting areas.
Project -level Landscape Plans shall be prepared and approved by the County for
each development project consistent with the approved community -level Conceptual
Landscape Plan.
2. Conceptual Fuel Modification Component
The Conceptual Fuel Modification Plan Identifies fuel modification areas,
potential treatments, and preliminary tree/plant palettes to protect
development projects that abut natural open space areas (e.g., Buck Gully
and Coyote Canyon).
Project -level Fuel Modification Plans shall be prepared for each applicable
development project consistent with the approved community -level
Conceptual Fuel Modification Plan.
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CHAPTER III
RESIDENTIAL USE REGULATIONS/DEVELOPMENT STANDARDS
A. PURPOSE AND INTENT
The purpose of these provisions is to regulate design and development of the Residential
Planning Areas of the Newport Ridge Planned Community.
These use regulations provide for a wide variety of residential housing types including, but
not limited to, single-family detached, single-family attached, duplex, and multifamily.
The regulations also allow for recreation uses, community facilities, community service
facilities, and other uses and structures accessory to principal permitted uses.
Residential use categories within the Planned Community are intended to be consistent with
the Community Profile Sub -categories of the General Plan:
1.4 Medium Density (3.5 - 6.5 d.u./acre);
1.5 Medium -High Density (6.5 - 18 d.u./acre); and
1.6 High Density (18+ d.u./acre).
To ensure consistency with the Land Use Element of the Orange County General Plan, the
ultimate control for residential development is the maximum number of dwelling units
permitted in each Planning Area as indicated in the Newport Ridge Planned Community
Statistical Table. All Planning Areas shall be developed consistent with the total dwelling
units indicated in this Statistical Table.
The purpose of the "Medium Density ((NC)" and "Medium -High Density ((NC)"
Residential categories is to regulate the development of residential Planning Areas 13, 14,
and 15 of the Newport Ridge Planned Community, which are contiguous to The Newport
Coast Planned Community Planning Areas 8 and 2C, with a consistent set of permitted
uses, site development standards, and processing procedures. This uniform set of
development standards is necessary to ensure compatible and orderly development. The
Newport Coast PC is regulated by the Newport Coast Planned Community District
Regulations. Development for Planning Areas designated M (NC) and MH (NC) will
conform to these regulations as set forth in this Chapter.
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B. MEDIUM DENSITY RESIDENTIAL PLANNING AREAS
The Medium Density (3.5-6.5 d,u.tacre) Residential Planning Areas 1 and 14 provide for
predominantly single-family detached, single-family attached, and duplex housing.
Recreation uses, community facilities, community service facilities, and other uses and
structures accessory to the principal uses are also allowed.
1. Principal Uses Permitted
The following principal uses are allowed in all Planning Areas designated for
Medium Density Residential Use:
A. Principal Permitted Uses not requiring discretionary land use permits,
plans, or approvals:
1) Detached single-family dwellings.
2) Attached single-family dwellings and duplexes, except planned
developments.
3) Community care facilities serving six (6) or fewer person and large
family day-care homes.
b. Principal Permitted Uses requiring a Site Development Permit per Chapter
X (Permit Regulations and Procedures):
1) Residential Planned Developments per Orange County Zoning
Code Section 7-9-110.
2) Multifamily residential developments per Orange County Zoning
Code Section 7-9.146.7.
1]
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3) Community care facilities serving seven (7) or more persons per
Orange County Zoning Code Section 7-4-141.
4) Accessory Permitted Uses referenced in Chapter III-B-2
(Accessory Permitted Uses) when located on a separate building
site.
5) Permanent or temporary landfill monitoring and mitigation
program facilities.
6) Any other use which the Planning Commission finds consistent
with the purpose and intent of this land use category.
2. Accessory Uses Permitted
Accessory uses and structures are permitted when customarily associated with and
subordinate to a Principal Permitted Use on the same building site, per Orange
County Zoning Code Section 7-9-137, "Accessory Uses and Structures," including:
a. Garages and carports.
b. Accessory structures such as greenhouses, gazebos, cabanas, and storage
sheds.
C. Swimming pools, therapy baths, water fountains, and related equipment.
d. Covered patios and decks.
C. Fences and walls.
f. Tennis courts, parks, trails, greenbelts, and similar common landscape
areas.
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g. Signs per Chapter IX (Sign Regulations).
h. Noncommercial keeping of pets and animals per Orange County Zoning
Code Section 7-9-146.3.
i. Home occupations per Orange County Zoning Code Section 7-9-146.6.
j. Accessory uses and structures which the County Planning Director, funds to
be consistent with the purpose and intent of this land use -category.
3. Temporary Uses Permitted
Temporary uses are permitted subject to the requirements of Orange County
Zoning Code Section 7-9-136, "Temporary Uses and Structures".
4. Prohibited Uses
a. The storage of vehicles, equipment, or products related to a commercial
activity not permitted in this area.
b. The keeping of pets or animals for any commercial purpose.
C. Apiaries.
d. industrial and manufacturing facilities.
C. Uses not provided for by Chapter III-B-1 through -3 shall be prohibited,
subject to Orange County Zoning Code Section 7-9-20 (c).
11
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S. Site Development Standards
The following standards shall apply to all development within this land use
category:
a. Building site area: Three thousand (3,000) square feet net minimum for
condominium, stock cooperative, and apartment developments; two
thousand -five hundred (2,500) square feet net minimum for detached and
attached single-family, duplex, and other (nonresidential) developments.
Planning Area 1 shall have a minimum single-family residential lot size of
seven thousand (7,000) square feet net.
b. Area per unit: One thousand (1,000) square feet minimum net land area
per dwelling unit.
C. Building site width: No minimum.
d. Building height: Thirty-five (35) feet maximum.
e. Building site coverage: No maximum.
f. Building setbacks:
1) Single-family detached developments:
a) From any street - Ten (10) feet minimum except garages
and carports per Chapter III-13-5-g below.
b) Side - Ten (10) feet minimum for one side only, or ten (10)
feet aggregate total for both sides.
c) hear - Ten (10) feet minimum.
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2) Other developments:
a) Ten (10) feet minimum from any exterior property line or
property litre abutting a public or private street, except
garages and carports per Chapter III-B-5-g below.
b) From any other interior property line, no minimum.
g. Garage and cagwrt placement, The point of vehicular entry to a garage
or carport shall be a distance of seven (7) feet or less, or twenty (20) feet
or more from the back of sidewalk, or if there is no sidewalk, from back of
curb.
h. Off-street parking: Shall be provided per Chapter VIU (Off -Street
Parking Regulations).
I. Patios: No attached or detached covered patio shall be located closer than
three (3) feat to a property line, except along any street -side property line,
in which case a minimum distance of ten (10) feet shall be maintained.
j. Projectlons into required setbacks: Eaves, cornices, chimneys, outside
staircases, balconies, and other similar architectural features may project a
maximum of six (6) feet Into any required setback, except that where the
setback is less than six (6) feet, the projection may not exceed sixty (60)
percent of the required setback.
k. Open space (except for single-family detached developments): A
minimum of five (5) percent of the net area of a development area shall be
reserved as usable open space. The following shall not be counted in
computing the usable open space: streets, common driveways, slopes
greater than a 2.5:1 incline, and any property not reserved for the sole use
and enjoyment of the occupants of the project and their guests.
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1. Trash and storage areas (except for single-family developments): All
including be from
storage, cartons, containers, or trash shall shielded view
within the building or area enclosed by a wall not less than six (6) feet in
height.
In. Screening (except for single-family detached developments):
1) A screen shall consist of one or any combination of the following:
a) Walls, including retaining wails: A wall shall consist of
concrete, stone, brick, tile, or similar type of solid
masonry material a minimum of four (4) inches thick.
b) Berms: A berm shall be constructed of earthen material's
and it shall be landscaped.
c) Solid Fences: A solid fence shall be constructed of wood
or other materials a minimum thickness of one (1) inch.
d) Landscaping: Vegetation shalt consist of evergreen or
deciduous trees or shrubs.
2) Screen required between adjoining residential areas: A screen shall
be installed as required to buffer multi -family developments from
abutting single-family attached or detached residential uses. Except
as otherwise provided below, the screening shall have a total height
of not less than five (5) feet and not more than seven (7) feet.
Where there is a difference in elevation on opposite sides of the
screen, the height shall be measured from the highest point of
elevation.
3) Screen required for parking areas abutting arterial highways: An
opaque screen shall be installed along all parking areas abutting
arterial highways. Except as otherwise provided below, screening,
other than landscaping, shall have a total height of not less than
three (3) feet and not more than six (6) feet.
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March 1998 III-7 m�•wod
4) Notwithstanding the requirements listed above, where the finished
elevation of the property at the boundary line, or within five (5)
feet inside the boundary line, is higher or lower than an abutting
property elevation, such change in elevation may be used In lieu of.
or in combination with, additional screening to satisfy the screening
requirements of this section.
n. Landscaping (except for single-family detached developments): The
planting of drought -tolerant native or non -intrusive, non-native low -
maintenance species is encouraged. Landscaping consisting of evergreen
or deciduous trees, shrubs, groundcover, and/or hardscape shall be
installed and maintained subject to the following standards.
1) Boundary landscaping abutting arterial highways is required to a
minimum depth of ten (10) feet.
2) Boundary landscaping abutting public streets, other than arterial
highways, is required to an average depth of ten (10) feet with a
minimum depth of five (5) feet.
3) Any landscaped area shall be separated from an adjacent vehicular
area by a wall or curb at least four (4) inches higher than the
adjacent vehicular area or in some other manner be protected from
vehicular damage.
4) Irrigation facilities shall be provided for all landscaped areas except
where drought -tolerant species have been established.
5) All landscaping shall be maintained in a neat, clean, and healthy
condition. This shall include pruning, mowing lawns, weeding,
removing litter, fertilizing, replacing plants when necessary, and
watering all plantings.
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is
o. Lights: All lights shall be designed and located so that rays are aimed at
the site.
P. Manufactured slopes: Slopes along development edges shall incorporate
contour -grading techniques.
q. Maximum heights for fences and walls per Orange County Zoning
Code Section 7-9-137.5, except as otherwise permitted below, provided
that site distances for vehicular safety purposes are not obstructed:
1) Within required front setback area — forty-two (42) inches
maximum.
2) Within other setback areas — six (6) feet maximum, except when
higher walls are required by the County Planning Director, for the
purpose of noise mitigation or other health and safety measures.
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March 1998 III.9 xc•"od
C. MEDIUM -HIGH AND HIGH DENSITY RESIDENTIAL PLANNING AREAS
The Medium -High Density (6.5-18 d,u./acre) and High Density (18+ d,u./acre)
Residential Planning Areas 2. 3, 4, 5, 6, 7, 8, 9, 11, 13. 15, 21. and 22 of the Newport
Ridge Planned Community provide for predominantly multifamily housing, while also
permitting single-family detached/atmched and duplex housing. Recreation uses,
community facilities, community service facilities, and other uses and structures accessory
to the principal uses are also allowed.
1. Principal Uses Permitted
The following principal uses are allowed in all Planning Areas designated for
Medium -High and High Density Residential Use:
A. Principal Permitted Uses not requiring discretionary land use permits,
plans, or approvals:
1) Detached single-family dwellings.
2) Attached single-family dwelling and duplexes, except planned
developments.
3) Community care facilities serving six (6) or fewer persons and
large family day care homes.
b. Principal Permitted Uses requiring a Site Development Permit per Chapter
X (Permit Regulations and Procedures):
1) Residential planned developments per Zoning Code Section 7-9-
110.
2) Multifamily residential developments per Orange County Zoning
Code Section 7-9-146.7,
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3) Community care facilities serving seven (7) or more persons per
Orange County Zoning Code Section 7-9-141.
4) Accessory Permitted Uses referenced in Chapter III-C-2,
(Accessory Permitted Uses) when located on a separate building
site.
5) Temporary or permanent landfill monitoring and mitigation
program facilities.
6) Any other use which the Planning Commission finds consistent
with the purpose and intent of this Planning Area.
2. Accessory Uses Permitted
Accessory uses and structures are permitted when customarily associated with and
subordinate to a Principal Permitted Use on the same building site, per Orange
County Zoning Code Section 7-9-137 "Accessory Uses and Structures," including:
a. Garages and carports, including access driveways and private streets.
b. Accessory structures such as greenhouses, gazebos, cabanas, and storage
sheds.
C. Swimming pools, therapy baths, water fountains, and related equipment.
d. Covered patios and decks.
e. Fences and walls.
f. Tennis courts, parks, trails, greenbelts, and similar common landscape
areas.
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March 1998 III-Ii N•xv
g. Signs per Chapter IX (Sign Regulations).
h. Campanili, subject to Planning Commission approval per Chapter X
(Permit Regulations and Procedures).
I. Noncommercial keeping of pets and animals per Orange County Zoning
Code Section 7-9-146.3.
j. Home occupations per Orange County Zoning Code Section 7-9-146.6.
k. Accessory uses and structures which the County Planning Director, finds to
be consistent with the purpose and intent of this land use category.
3. Temporary Uses Permitted
Temporary uses are permitted, subject to the requirements of Orange County
Zoning Code Section 7-9-136, "Temporary Uses and Structures".
4. Prohibited Uses
A. The storage of vehicles, equipment, or products related to a commercial
activity.
b. The keeping of pets or animals for any commercial purpose.
C. Apiarles.
d. Industrial and manufacturing facilities.
e. Uses not provided for by Chapter III-C-1 through 3 sball be prohibited,
subject to Orange County Zoning Code Section 7-9.20 (c).
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S. Site Development Standards
The following standards shall apply to all development within this land use
category:
a. Building site area: Three thousand (3,000) square feet minimum for
condominium, stock cooperative and apartment developments; two
thousand -five hundred (2,500) square feet minimum for detached and
attached single-family, duplex and other (nonresidential) developments.
b. Area per unit: One thousand (1,000) square feet minimum net land area
per dwelling unit.
C. Building site width: No minimum.
d. Building heights:
1) Single-family detached developments - thirty-five (35) feet
maximum.
2) Other developments - forty-five (45) feet maximum.
C. Building site coverage: No maximum.
f. Building setbacks:
1) Single-family detached developments:
a) From any street - Ten (10) feet minimum except garages
and carports per Chapter III-C-S-g below.
b) Side - Ten (10) feet minimum for one side only, or ten (10)
feet aggregate total for both sides.
c) Rear - Ten (10) feet minimum.
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2) Other developments:
a) Ten (10) feet minimum from any exterior property line or
property line abutting a public or private street, except
garages and carports per Chapter lll-C 5-g below.
b) Twenty-five (25) feet minimum from all property lines
abutting existing single-family detached residential lots.
c) From any other interior property line, no minimum.
g. Garage and carport placement: The point of vehicular entry to a garage
or carport shall be a distance of seven (7) feet or less, or twenty (20) feet
or more, from the back of sidewalk, or if there is no sidewalk, from the'
back of curb.
h. Oft -sheet parking: Shall be provided per Chapter V111(Off-Street
Parking Regulations).
I. Patios: No attached or detached covered patio shall be located closer than
three (3) feet to a property line, except along the street -side property line
of a corner lot, in which case a minimum distance of eight (8) feet shall be
maintained.
j. Projections Into required setbacks, Eaves, cornices, chimneys, outside
staircases, balconies, and similar architectural features may project six (6)
feet into any required setbacks; except that where the setback is less than
six (6) feet, the projection may not exceed sixty (60) percent of the
required setback.
k. Open space (except for siingle-family detached developments):
Minimum of five (5) percent of the net area of a development area is to be
reserved as usable open space. The following shall not be counted in
computing the usable open space: streets, common driveways, slopes
0
L
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March 1998 111-14 K-m-Wo
5) All landscaping shall be maintained in a neat, clean and healthy
condition. This shall include pruning, mowing lawns, weeding,
removing litter, fertilizing, replacing plants when necessary, and
watering all plantings.
o. Lights: All lights shall be designed and located so that rays are aimed at
the site.
P. Manufactured slopes: Slopes along development edges shall incorporate
contour -grading techniques.
q. Maximum heights for fences and walls per Orange County Zoning
Code Section 7-9-137.59 except as otherwise permitted below, provided
that site distances for vehicular safety purposes are not obstructed:
1) Within required front setback area -- forty-two (42) inches
maximum.
2) Within other setback areas -- six (6) feet maximum, except when
higher walls are required by the County Planning Director, for the
purpose of noise mitigation or other health and safety measures.
D. MEDIUM DENSITY (NC) AND MEDIUM -HIGH DENSITY (NC) RESIDENTIAL
PLANNING AREAS
The Medium Density (NC) (3.5-6.5 d.u./acre) Residential Planning Area 14 and Medium -
High Density (NC) (6.5-18 d.u./acre) Residential Planning Areas 13 and 15, of the NRPC
adjoin Residential Planning Area 8 (High Density) and 2C (Medium Density) within The
Newport Coast Planned Community, and provide for single-family detached, single-family
attached, duplex, and multi -family housing. Recreation uses, community facilities,
community service facilities, and other uses and structures accessory to the principal uses
are also allowed.
NRPC Program
(Clarification: The term "Medium -High" and the density range "6.5-18 d.uJacre" used in
this NRPC Program for Residential Planning Areas 13 and 15 are consistent with the land
use categories specified in the current Orange County General Plan, but in the adjoining
Newport Coast Planned Community the term "High" is used for this density range, and the
term "Medium -High" is not used at all. Within The Newport Coast PC, the only difference
between "Medium" and "High" Density Residential Planning Areas is maximum density.
As set forth in Section 114C ("Medium and High Density Planning Areas") -of The Newport
Coast PC, the regulations for permitted land uses and site development standards are
combined. Therefore, the fact that this Chapter is a restatement of The Newport Coast
Planned Community District Regulations Section 11-4-C, will except for the addition of
Campanili to Accessory Uses Permitted, result in NRPC Planning Areas 13, 14, and IS
and Newport Coast PC Planning Areas 8 and 2C all having the same permitted uses and
site development standards, consistent with Chapter 1 of this PC Program, "Purpose and
Objectives".)
Where any portion of any dwelling unit falls within The Newport Coast Planned
Community, that unit will be counted toward the number of units assigned to the respective
Planning Area shown on The Newport Coast PC Development Map and Statistical Table.
1. Principal Uses Permitted
The following principal uses are allowed in all Planning Areas designated for
Medium Density (NC) and Medium High Density (NC) Use, subject to a Site
Development Permit per Chapter X (Permit Regulations and Procedures):
a. Detached single-family dwellings.
b. Community care facilities serving twelve (12) or fewer persons per Zoning
Code Section 7-9-141.
C. Attached single-family dwellings and duplexes.
d. Residential Planned Developments per Zoning Code Section 7-9-110.
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e. Multifamily residential developments, except condominiums and stock
cooperatives, per Zoning Code Section 7-9-146.7.
f. Residential condominiums and stock cooperatives per Zoning Code Section
7-9-147.
g. Community facilities including the following uses, and related and similar
uses:
1) Intra-community directional signs.
2) Public and private parks (non-commercial).
3) Public and private (non-commercial) recreation centers and
facilities including, but not limited to, swimming pools, tennis
courts, and clubhouses.
4) Riding, hiking, and bicycle trails.
5) Security and maintenance facilities related directly to the residential
community.
6) Elementary school.
h. Community service facilities including the following uses, and related and
similar uses:
1) Community centers.
2) Community information centers.
2.
i. Accessory Permitted Uses referenced in Section D-2 of this Chapter when
located on a separate building site.
Accessory Uses Permitted
a. Accessory uses and structures permitted when customarily associated with
and subordinate to a permitted use on the same building site, per Zoning
Code Section 7-9-137 except as modified in Section D 5 of this Chapter,
including:
1) Garages and carports;
2) Detached accessory structures such as greenhouses, gazebos.
cabanas, and storage sheds;
3) Swimming pools, therapy baths, water fountains, and related
equipment;
4) Covered patios and decks;
5) Fences and wails;
6) Tennis courts, parks, trails, greenbelts, and common areas;
7) Non-commercial keeping of pets and animals per Zoning Code
Section 7-9-146.3;
8) Home occupations per Zoning Code Section 7-9-146.6; and
9) Non-commercial/non-profit an displays and galleries.
b. Campanili subject to Planning Commission approval per Chapter X (Permit
Regulations and Procedures).
NRPC Program
! 3. Temporary Uses Permitted
Temporary uses are permitted in Residential Planning Areas subject to the
requirements of Orange County Zoning Code Section 7-9-136, "Temporary Uses
and Structures".
4. Prohibited Uses
a. The storage of vehicles, equipment, or products related to a commercial
activity not permitted in this area;
b. The keeping of pets or animals for any commercial purpose;
C. Apiaries;
d. Industrial and manufacturing facilities; and
e. Uses not provided for by Section DI through 3 of this Chapter shall be
prohibited, subject to Zoning Code Section 7-9-20 (c).
S. Site Development Standards
a. Building site area: Three thousand (3,000) square feet minimum for
condominium, stock cooperative, and apartment developments; Two
thousand five hundred (2,500) square feet minimum for detached and
attached single-family, duplex, and other (non-residential) developments.
b. Area per unit: One thousand (1,000) square feet minimum gross land
area per dwelling unit, regardless of the slope of the land.
C. Building site width: No minimum.
NRPC. Prnemm
d. Building height: Thirty-five (35) feet maximum, except forty-five (45)
feet maximum for Planning Area 13.
C. Building site coverage: No maximum.
f. Building setbacks: Ten (10) feet minimum from any exterior property line
or property line abutting a public or private street, except garages and.
carports per Subsection 3 below. From any other interior property line, no
minimum.
g. Garage and carport placement, The point of vehicular entry to a garage
or carport shall be a distance of seven (1) feet or less, or twenty (20) feet
or more from the back of sidewalk, or if there is no sidewalk, from back of
curb,
h. O1Rstreet parking: Shall be provided per Chapter Vill (Off -Street
Parking Regulations).
i. Open space (except for single-family developments): Minimum of five
percent (5%) of the net area of the project is to be reserved as usable open
space. The following shall not be counted in computing the usable open
space: streets, common driveways, slopes greater than 2.5:1 incline, and
any property not reserved for the sole use and enjoyment of the occupants
of the project and their guests.
j. Trash and storage areas (except for single-family developments: All
storage, including cartons, containers or trash shall be shielded from view
within a building or area enclosed by a wall not less than six (6) feet in
height.
NRPC Program
0 k. Screening (except for single-family developments):
1) Abutting residential areas. A screen shall be installed as required
to buffer multiple -family developments from abutting areas zoned
for single-family residential. Except as otherwise provided below,
the screening shall have a total height of not less than six (6) feet
and not more than seven (7) feet. Where there is a difference in
elevation on opposite sides of the screen, the height shall be
treasured from the highest point of elevation.
2) Parking areas abutting arterial highways. An opaque screen shall
be installed along all parking areas abutting arterial highways.
Except as otherwise provided below, the screening other than
landscaping shall have a total height of not less than three (3) feet
and not more than six (6) feet.
3) Notwithstanding the requirements listed above, where the finished
elevation of the property at the boundary line, or within five (5)
feet inside the boundary line, is higher or lower than an abutting
property elevation, such change in elevation may be used in lieu of,
or in combination with, additional screening to satisfy the screening
requirements of this Section.
4) A screen as referred to in Subsection 1, 2, and 3 above, shall
consist of one or any combination of the following:
a) Walls including retaining walls: A wall shall consist of
concrete, stone, brick, tile, or similar type of solid
masonry material a minimum of four (4) inches thick.
b) Berms: A berm shall be constructed of earthen materials
and it shall be landscaped.
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1.
c) Fences, solid: A solid fence shall be constructed of wood,
or other materials a minimum nominal thickness of one (1)
Inch.
d) Landscaping: Vegetation shall consist of evergreen or
deciduous trees or shrubs.
Landscaping (except for siagk ndly developments): The planting of
drought tolerant, native or non -intrusive non-native low maintenance
species is encouraged. Landscaping, consisting of evergreen or deciduous
trees, shrubs, groundcover, and/or hardseape shall be installed and
maintained subject to the following standards:
1) Boundary latxiscaping abutting arterial highways is required to a
minimum depth of ten (10) feet.
2) Boundary landscaping abutting public stints, other than arterial
highways, is required to an average depth of ten (10) feet with a
minimum depth of five (5) feet.
3) Separation: Any landscaped area shall be separated from an
adjacent vehicular area by a wall or curb at least six (6) inches
higher than the adjacent vehicular area or in some manner be
protected from vehicular damage.
4) Watering: Watering facilities shall be provided for all landscaped
areas except where drought tolerant species have been established.
5) Maintenance: All landscaping shall be maintained in a neat, clean,
and healthy condition. This shalt include proper ptvning, mowing
of lawns, weeding, removal of liter, fertilising, replacement of
plants when necessary, and the watering of all plantings per
Subsection 4 above.
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M. Lights: All lights shall be designed and located so that rays are aimed at
the site.
n. Local roads: Standards for local roads, including gradients, width, radius
of curvature, and lighting shall ensure that visual impact is minimized
where feasible.
o. Erosion control: Areas of disturbed soil shall be hydroseeded with native
or non -intrusive non-native plants to control erosion.
P. Contour grading: Manufactured slopes along development edges shall
incorporate contour grading techniques.
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A.
B.
CHAPTER IV
RECREATION USE REGULATIONS/DEVELOPMENT STANDARDS
PURPOSE AND INTENT
The Recreation Planning Areas of the Newport Ridge Planted Community provide for
active and passive park sites and recreational uses, and also preserve open space areas in a
primarily natural state for passive et#oyment and in a fuel -modified condition for wildland
fire protection. Providing physical and visual linkages to the existing and proposed
regional public open space system in the vicinity is an important goal of these areas.
Recreation Planning Areas 19 and 18 are further proposed as Open Space Dedication Areas
which, when combined with The Newport Coast Planned Community's Open Space
Dedication Planning Area 11A, will preserve Buck Gully as a regional public open space
corridor.
Roads, utilities, grading, drainage, and other infrastructure improvements and facilities are
permitted for the improvement of permitted pack and recreational uses, and adjacent
development Planning Areas.
PRINCIPAL USES PERMITTED
1. Principal Permitted Uses not subject to discretionary land use permits, plans, or
approvals:
a. Drainage and water retention facilities.
b. Public utility lines and facilities.
C. Maintenance of pubic facilities, roads and infrastructure.
d. Open space (natural and modified for fire protection).
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e. Private open space and fuel modification areas where the land is owned and
maintained by homeowners associations (not individual residents, public
agencies, and/or districts).
f. Public works, roads, drainage improvements, and other infrastructure
necessary for the permitted development of other Planning Areas.
g. Remedial grading required to resolve geotechnical/soils engineering
problems associated with development Planning Areas and/or satisfy
engineering requirements for related roads, infrastructure, and other
development -related improvements.
h. Passive recreation areas.
2. Principal Permitted Uses requiring a Site Development Permit per Chapter X
(Permit Regulations and Procedures}.
a. Community facilities per Chapter VII-B-1.
b. Picnic areas.
C. Riding and hiking trail staging areas.
d. Viewpoints and overlook areas.
e. Scientific study or interpretive areas.
f. Community service and community service commercial facilities per
Chapter VII-13-1.
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3. Prto gg Permitted Uses requiring a Use Permit per Chapter X (Permit Is
Regulations and Procedures):
a. Community service and community service commercial facilities per
Chapter VII-B-2.
b. Any other use which the Planning Commission finds consistent with the
purpose and intent of this land use category.
C. ACCESSORY USES
1. Accessory commercial uses that are directly related to a permitted recreational .
facility such as a golf course or tennis courts.
2. Accessory uses and structures customarily associated with and subordinate to a
Principal Permitted Use per Orange County zoning Code Section 7-9-137.
D. PROHIBITED USES
1. Residential structures.
2. Wholesale and retail commercial uses, other than Accessory Uses permitted -above
per Chapter IV-C.
3. Industrial and manufacturing facilities.
4. Uses not provided for by Chapter IV-B and IV-C shall be prohibited, subject to
Orange County Zoning Code Section 7-9 20 (c).
0
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0 E. OPEN SPACE MANAGEMENT PRIOR TO DEDICATION
Prior to the transfer to public ownership of Recreation Planning Areas 17 and 18 (i.e.,
proposed Buck Gully Open Space Dedication Area), private landowners shall comply with
the following:
1. The landowner may continue existing uses, and may construct and maintain -any
fencing, firebreaks, fuel modification zones, water pipes, and agricultural facilities,
and maintain access roads necessary for the continued use and protection of the
property, and for facilities approved by the County of Orange -for public health,
safety, welfare, and recreation purposes consistent with this chapter.
2. New fences shall be designed so that wildlife can pass through.
3. No alteration of existing stream courses shall occur, except as necessary to provide
fire access roads and/or protection.
4. No excavations of archaeological and paleontological sites will be permitted, except
as required by public safety and/or utility facilities in accordance with Chapter II
(General Regulations).
5. Notwithstanding any other provisions, landform alterations are allowed to
accommodate realignment, improvement, and/or widening of San Joaquin Hills
Road and associated improvements, and to allow grading, construction, and
maintenance of park and recreation sites.
F. SITE DEVELOPMENT STANDARDS
1.
Building
site area: No minimum.
2.
Building
site width and death: No minimum.
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3. Building setbacks: Ali buildings shall be set back from property lines a distance
at least equal to the height of the building or structure, and not less than thirty (30)
feet from any adjacent development Planning Area.
4. Building site coverage: Not more than five (5) percent of the total area in this
land use category may be covered by buildings.
S. Building height limit: Twenty-eight (28) feet.
6. Of -street parking: Shall be provided per Chapter VIII (Off -Street Parking
Regulations).
7. Screening of parking areas: Public parking areas adjacent to but outside of the
right-of-way of public streets or highways shall be screened from view by earthen
berms, fences, walls, and/or landscape plantings that, within five years, are at least
seventy-five (75) percent opaque, provided such screening is consistent with public
health and safety, and is approved by the Manager, Landscape Architecture.
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0 CHAPTER V
COMMERCIAL VILLAGE USE REGULATIONS/DEVELOPMENT STANDARDS
A. PURPOSE AND INTENT
The purpose of these provisions is to regulate the design and development of the
Commercial Village Planning Area within the Newport Ridge Planned Community. A
variety of local commercial uses, facilities supporting the surrounding community, and the
opportunity for multifamily residential uses combine to make this a unique mixed -use
development area. Local commercial uses within the Commercial Village may include
retail sales, local services, and limited professional and administrative office uses.
The development of this centrally located Planning Area may combine multifamily
residential and commercial uses in either of two ways: 1) vertically — where the ground
level is reserved for commercial uses and the upper floor (or floors) contains multifamily
dwellings; and/or 2) horizontally — where multifamily residential uses are developed in
conjunction with commercial uses on one site, either in attached or in separate building
complexes.
The Commercial Village Planning Area designation is intended to implement the County
General Plan's Local Commercial Community Profile category (2.11) and High Density
Residential Community Profile category (1.61) land use designations.
B. PRINCIPAL USES PERMITTED
Principal Permitted Uses requiring a Site Development Permit per Chapter X
(Permit Regulations and Procedures):
a. Retail commercial businesses.
b. Service commercial businesses, including dry cleaning service outlets
utilizing off -site facilities only.
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C. Self-service laundries. 0
d. Administrative, professional and business offices.
e. Restaurants (except drive In/drive through).
f. Cafes, bars and cocktail lounges.
g. Civic and Governmental uses.
h. Public/private utility buildings and structures.
L Community facilities per Chapter VII-B-1.
j. Community service and community service commercial facilities per
Chapter VII-B-2.
k. Residential Planned Developments per Orange County Zone Code Section
7-9-110.
i. Multifamily residential developments per Orange County Zoning Code
Section 7-9-146.7.
M. Theaters, libraries, museums, and cultural institutions.
n. Hotels and motels.
o. On -site dry cleaning facilities.
p. Banks and other financial institutions.
q. Residential tine -share projects.
r. Drive-through/drive-in restaurants.
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2. Permitted Uses requiring a Use Permit per Chapter X (Permit Regulations and
Procedures):
a. Community service and community service commercial facilities per
Chapter VII-B-3.
b. Conference and/or convention centers.
C. Animal clinics subject to the additional regulations of Orange County
Zoning Code Section 7-9-146.1.
d. Automobile service stations per Chapter VI.
e. Any other use which the Planning Commission finds consistent with the
purpose and intent of this land use category.
C. TEMPORARY USES AND STRUCTURES
Temporary uses are permitted subject to the requirements of Orange County Zoning Code
Section 7-9-136, "Temporary Uses and Structures".
D. ACCESSORY USES AND STRUCTURES
Accessory uses and structures are permitted when customarily associated with and
subordinate to a principal permitted use on the same building site, per Orange County
Zoning Code Section 7-9-137. Accessory uses and structures shall be approved per
Chapter X (Permit Regulations and Procedures) and include:
1. Garages and carports in compliance with the site development standards contained
in Chapter V-F and the permit requirements listed in Chapter V-B.
2. Accessory structures such as gazebos, cabanas, and storage buildings.
3. Swimming pools, therapy baths, water fountains, and related equipment.
4. Covered patios and decks.
E.
S. Fences and walls.
6. Tennis courts, parks, trails, walkways, greenbelts, and common landscape areas.
7. Signs per Chapter IX (Sign Regulations).
8. Campanlli, subject to Planning Commission approval per Chapter X (Permit
Regulations and Procedures),
9. Noncommercial keeping of pets and animals per Orange County Zoning Code
Section 7-9-146.3.
10. Home occupations per Orange County Zoning Code Section 7-9-146.6.
11. Accessory uses and structures which the County Planning Director, finds to be
consistent with the purpose and intent of this land use category.
PROHIBITED USES 0
1. Wholesale sale of building materials with any exterior storage yards.
2. Major automobile repair, tire retreading, fender and body repair, paint shops and
auto sales.
3. Automobile wrecking, junk and salvage yards.
4. Bottling plants.
S. Rental and sales agencies for agricultural, industrial, and construction equipment.
6. Warehouses, contractor storage and equipment yards, work and/or fabricating
areas.
7. Welding shops.
8. Sanitariums, mental and health.
9. Lodge and union halls.
10. Industrial and manufacturing facilities.
12. Wholesale business operations.
12. Ice production.
13. Wholesale bakeries.
14. Single-family detached dwellings.
15. Game arcades or parlors where five (5) or more machines are located, except in
conjunction with a movie theater, motel, hotel, or restaurant of more than ten (10)
seats.
16. Adult entertainment businesses as defined in Orange County Zoning Code Section
7-9-146.2.
17. Hospitals, other than walk-in clinics or emergency centers.
18. Mortuaries.
19. Mini -storage facilities.
20. Uses not provided for by Chapter V-B, V-C, and V-D shall be prohibited, subject
to Orange County Zoning Code Section 7-9-20 (c).
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F.
SITE DEVELOPMENT STANDARDS
The following standards shall apply to all developments within this land use category:
1. Buildins site area: No minimum. The maximum is the net usable site area. A
building site may in terms of functional land use and circulation, blend into that
portion of The Newport Coast Planned Community bounded by this Commercial
Village Planning Area, Newport Coast Drive, and Ridge Park Road.
2. Bulldins site width and depth* No minimum.
3. Building height limit: Fifty (50) feet maximum for commercial or residential uses
in separate structures. Sixty-five (65) feet maximum for commerciallresidential
mixed uses in the same building. Campanili may exceed the maximum building
height subject to approval of a Use Permit by the Planning Commission per
Chapter X (Permit Regulations and Procedures).
4. Building setbacks:
a. Front setbacks:
1) Ten (10) feet minimum from the ultimate street right-of-way line If
building Is under twenty-five (25) feet in height.
2) Fifteen (15) feet minimum from the ultimate street righ"f--way
line if building is between twenty-five (25) and thirty-five (35) feet
in height.
3) Twenty (20) feet minimum from the ultimate street right -of --way
line if building is over thirty-five (35) feet in height.
b. Side setbacks:
1) No minimum required if building is under twenty-five (25) feet in
height.
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2) Five (5) foot minimum from the side property line if building is
between twenty-five (25) and thirty-five (35) feet in height.
3) Ten (10) foot minimum from the side property line if building is
over thirty-five (35) feet in height.
C. Rear setbacks: No minimum required.
d. Projections into required setbacks: Eaves, cornices, chimneys, outside
staircases, balconies and similar architectural features may project six (6)
feet into any required setback; except that where the setback is less than six
(6) feet, the projection shall not exceed sixty (60) percent of the required
setback area.
5. Off-street parking requirements: Off-street parking shall be provided as required
by the provisions of Chapter VIII (Off -Street Parking Requirements). Joint -use
parking may extend into contiguous development Planning Areas of The Newport
Coast Planned Community subject to Planning Commission approval of a master
Detailed Parking Plan per Chapter VIII-D.
6. Signs: Shall be permitted in accordance with Chapter IX (Sign Regulations).
7. Lighting: All lighting, exterior and interior, shall be designed and located to
confute direct rays to the site.
S. Commercial Loading and unloading: All commercial loading and unloading shall
be performed on the site; Loading platforms and areas shall be screened from
view from adjacent streets, highways, adjacent Recreation and Residential Planning
Areas, and on -site residential uses.
9. 'Trash and storage areas: All storage, including cartons, containers or trash, shall
be located within a building or an area enclosed by a wall of not less than six (6)
feet in height. An overhead enclosure shall be required if visible from a residential
area.
NDDI' D.....__
10. Screening:
a. Streets and intersections: Screening along streets shall have a height of not
less than thirty-six (36) inches nor more than forty-two (42) inches within
twenty (20) feet of the point of intersection of
1) A vehicular accessway or driveway and a street.
2) A vehicular accessway or driveway and a sidewalk.
3) Two or more vehicular accessways, driveways or streets.
b. Parking areas abutting highways: A screen shall be installed along all
parking areas abutting highways, Except as otherwise provided below, the
screening shall have a total height of not less than thirty (30) inches and not
more that forty-two (42) inches.
C. Notwithstanding the requirements listed above, where the finished elevation
of the property at the boundary line, or within five (S) feet inside the
boundary tine, is higher or lower than an abutting property elevation, such
change in elevation may be used in lieu of, or in combination with
additional screening to satisfy the screening requirements of this section.
d. A screen as referred to in Chapter V-F-10 shall consist of one or any
combination of the following:
1) Walls, including retaining walls: A wall shall consist of concrete,
stone, brick, tile or similar type of solid masonry material a
minimum of six (6) Inches thick.
2) Berms: A berm shall be constructed of earthen materials and shall
be landscaped.
E
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3) Solid Fences: A solid fence shall be constructed of wood or other
materials a minimum nominal thickness of two (2) inches and it
shall form a solid screen. A screen fence (non -solid) may be
allowed, subject to Site Plan approval.
4) Landscaping: Vegetation, consisting of evergreen or deciduous
trees or shrubs.
e. Mechanical equipment such as, but not limited to, air conditioning,
heating, ventilating ducts and exhausts placed on any roof shall be screened
from view from any abutting street or highway.
11. Landscaping: Shall consist of a combination of evergreen or deciduous trees,
shrubs, groundcover, or hardscape shall be installed and maintained subject to the
following standards:
a. Boundary landscaping abutting arterial highways is required to an average
depth of fifteen (15) feet with a minimum depth of five (5) feet.
b. Boundary landscaping abutting public streets, other titan arterial highways,
is required to an average depth of ten (10) feet with a minimum depth of
five (5) feet.
C. An additional amount of landscaping area, equal to at least five (5) percent
of the net usable area of the project is required.
d. Any landscaped area shall be separated from an adjacent vehicular area by
a wall or curb at least four (4) inches higher than the adjacent vehicular
area or shall in some manner be protected from vehicular damage.
e. Permanent irrigation for establishment of planting shall be provided for all
landscaped areas.
f. All landscaping shall be maintained in a neat, clean and healthy condition.
This shall include pruning, mowing, weeding, removing litter, fertilizing,
replacing plants when necessary, and watering all plantings.
CHAPTER VI
SERVICE STATION SITE REGULATIONS/DEVELOPMENT STANDARDS
A. PURPOSE AND INTENT
The purpose of these regulations is to provide review procedures and site development
standards for automobile service stations within the Newport Ridge Planted Community.
where the need for such a facility is demonstrated.
These regulations provide procedures to ensure the appropriate number, location, design,
and maintenance of service stations. In order to implement these objectives, all proposed
service stations shall be subject to Planning Commission approval of a Use Permit.
All service stations shall be designed to shield views of the pump islands and service bays
from abutting streets.
B. USES PERMITTED
Automobile service stations are permitted within the Commercial Village Planning Area
subject to Planning Commission approval of a Use Permit per Chapter X (Permit
Regulations and Procedures).
Automobile service stations may, as part of an approved Use Permit, include the following
accessory uses:
I. Sale/installation of petroleum products, tires, batteries, and related minor
automotive accessories.
2. Minor automobile maintenance (e.g., tune ups, drive belt replacement,
muffler/brake repair, and electrical repair), washing, and lubricating services.
(Heavy. automobile repair involving major engine, transmission, drive train or
other repair is prohibited.)
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3. Convenience Store/"Mini"-market offering incidental food, packaged goods, and
convenience items to the motoring public.
4. Any other use which the Planning Commission finds consistent with the purpose
and intent of this chapter.
C. SITE DEVELOPMENT STANDARDS
The following standards shall apply to all automobile service stations except as otherwise
established by an approved Use Permit:
I. Building site area: Twelve thousand (12,000) square feet minimum.
2. Building height: Twenty-five (25) feet maximum.
3. Building line regulations (measured from main building):
a. From ultimate right-of-way lines: Twenty (20) feet minimum.
b. From interior property lines: Twenty-five (25) feet from any property line
abutting an area designated for residential uses. Zero (0) feet from
property Imes abutting commercially designated areas.
4. Vehicular access regulations: Prior to clearance for issuance of a Building Permit
for a service station, a plan of vehicular access for the entire street frontage of the
building site containing the service station shall be approved by the County
Planning Director.
S. Signs: Signs shall be permitted in accordance with Chapter IX (Sign Regulations).
6. Lighting: All lighting, exterior and interior, shall be designed and located to
confine direct rays to the site.
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7.
8.
9.
Trash and storage area: All storage of cartons, containers, merchandise and
trash shall be shielded from view within a building or area enclosed by a solid
masonry wall not less than six (6) feet in height. No such area shall be located
within fifty (50) feet of any Residential Planning Area or residential development
within the commercial Village Planning Area unless it is fully enclosed by walls
and a roof.
Enclosed uses: All activities other than the sale of motor fuels and lubricants and
car washing shall be contained in a completely enclosed structure.
Screeninit:
a. Abutting Residential Areas: An opaque screen, as defined in Section VI-C-
9-d below, shall be installed along All site boundaries where the premises
abut Residential Planning Areas or residential development. Except as
otherwise provided, the screening shall have a total height of not less than
six (6) feet nor more than seven (7) feet.
b. Streets and intersections: Scorning along all streets shall be a minimum of
thirty-six (36) inches and a maximum of forty-two (42) inches in height
except within twenty (20) feet of the point of intersection of:
1) A vehicular accessway or driveway and a street.
2) A vehicular accessway or driveway and a sidewalk.
3) Two or more vehicular accessways, driveways or streets.
C. Notwithstanding the requirements listed above, where the finished elevation
of the property at the boundary line, or within five (5) feet inside the
boundary line. Is higher or lower than an abutting property elevation, such
change in elevation may be used in lieu of, or in combination with,
additional screening to satisfy the screening requirements of this section.
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d. An opaque screen as referred to in Section VI-C-9-a, -b, and -c above.
shall consist of one or any combination of the following types:
1) Walls, including retaining walls: A wall shall consist of concrete,
stone, brick, tile or similar type of solid masonry material a
minimum of six (6) inches thick.
2) Berms: A berm shall be constructed of earthen materials and shall
be landscaped.
3) Solid Fences: A solid fence shall be constructed of wood or other
materials a minimum nominal thickness of one (1) inch and shall
form an opaque screen.
4) Landscaping: Vegetation, consisting of evergreen trees, shrubs
and groundcover.
e. Mechanical equipment placed on any roof such as, but not limited to, air
conditioning, heating, ventilating ducts and exhausts, shall be screened
from view from any abutting street or highway and any abutting area where
residential uses are permitted.
f. Service station uses shall be designed such that operations are shielded
from public view from highways by orienting pump stations and service
bays away from public view from highways and by using landscape berms.
10. Landscaping consisting of evergreen trees, shrubs and groundcover shall be
installed and maintained subject to the following standards:
a. Boundary landscaping is required for an average depth of fifteen (15) feet
with a minimum of ten (10) feet along all property lines abutting streets,
residential developments and Residential Planning Areas except for the area
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11.
12.
13.
required for street openings. The landscape setback at San Joaquin Hills
Road shall comply with the Scenic Highway Implementation Plan.
b. Any landscaped area shall be separated from an adjacent vehicular area by
a wall or curb at least four (4) inches higher than the adjacent vehicular
area or in some other manner be protected from vehicular damage.
C. Permanent automatic Irrigation facilities shall be provided for all
landscaped areas.
d. All landscaping shall be maintained in a neat, clean and healthy condition.
This shall include proper pruning, mowing weeding, removing litter,
fertilizing, replacing plants when necessary and regular watering of all
plantings.
Storage: No portion of a service station site will be utilized for automobile storage
other than for temporary parking of an automobile being serviced or for the
temporary use of employees during working hours.
Alternative Uses: Service station sites and structures may be converted to
alternative uses only upon Planning Commission approval of a Site Development
Permit or an amended Use Permit, per Chapter X (Permit Regulations and
Procedures).
New Use Permit after 12-month closure: Service stations which are closed for
more than twelve (12) consecutive months, shall be required to obtain approval of a
new Use Permit per Chapter X, Permit Regulations and Procedures, prior to
County issuance of a new Certificate of Use and Occupancy.
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11
CHAPTER VII
COMMUNITY FACILITY USE REGULATIONS/DEVELOPMENT STANDARDS
A. PURPOSE AND INTENT
These regulations provide review procedures and site development standards for those
supporting and service land uses and facilities which are appropriate and/or customarily
established within a community, but which must be evaluated and monitored to ensure
compatibility with surrounding uses.
B. PRINCIPAL USES PERMITTED
The following Principal Uses are permitted within any Planning Area of the Newport Ridge
Planned Community, except for the Buck Gully Open Space Dedication Area (Planning
Areas 17 and 18).
1. Principal Permitted uses requiring a Site Development Permit per Chapter X
(Permit Regulations and Procedures):
a. Community facilities including, but not limited to the following uses and
related or similar uses:
1) Public and private parks (noncommercial).
2) Public and private (noncommercial) recreation centers and facilities
including, but not limited to, swimming pools, tennis courts, and
clubhouses.
3) Riding, hiking and bicycle trails.
4) Intra-community directional signs.
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b.
C.
d.
e.
5) Security and maintenance facilities and structures related directly to
the community.
Model homes and/or sales offices, including signs and mobile coaches, for
the first sale of new homes, with signs in connection therewith,
Public utility buildings, structures, and facilities including, but not limited
to, electrical, water, sewage, telephone and telegraph, cable TV, and other
similar services, and their storage, distribution, treatment, and/or
production facilities.
Communication equipment buildings such as transmitters, antenna, towers,
cable relay stations, satellite, and radar dishes.
Community service and community service commercial facilities including
the following uses and related or similar uses:
1) Fire stations.
2) Police stations.
3) Community information centers.
4) Post offices.
5) Community centers.
6) Civic and cultural facilities.
7) Private (commercial) recreation centers and facilities. including,
but not limited to, golf courses, tennis courts, and swimming pools.
�Id�7
2. Principal Permitted Uses requiring; a Use Permit per Chapter X (Permit
Regulations and Procedures):
a. Community service and community service commercial facilities including
the following uses and related or similar uses:
1) Places of religious worship.
2) Schools (public and private).
3) Public and private day care centers and nursery schools.
4) Congregate care facilities.
b. Any other community facility use found by the Planning Commission to be
consistent with this Chapter. A Use Permit may be approved which
establishes Alternative Site Development Standards for Community
Facilities.
C. SITE DEVELOPMENT STANDARDS
The following standards shall apply to developments except as otherwise established by an
approved Site Development or Use Permit:
1. Building; site area: Same as the Planning Area in which the use is established.
2. Building height limit: Same as the Planning Area in which the use is established.
3. Building setbacks: Community facilities shall have the same setback requirements
as the Planning Area in which such facilities are being established.
4. Off, -street parking: Shall be provided in accordance with the requirements of
Chapter VIII (Off -Street Parking Regulations).
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S.
6.
7.
Siaos: Shall be permitted in accordance with Chapter IX (Sign Regulations). 0
Trash and storage area: All storage, including cartons, containers, merchandise
and trash shall be shielded from view within a building or area enclosed by a
masonry wail not less than six (6) feet in height. An overhead enclosure will be
required if visible from a residential area.
Screening:
a. Abutting Residential Planning Area: A screen, as defined in Chapter VII-
C-7-e, shall be installed along all site boundaries where the facility abuts
residential areas. Except as otherwise provided, the screening shall have a
total height of not less than five (5) feet nor more than seven (7) feet.
b. Streets and Intersections: Screening along all streets shall be a minimum of
thirty-six (36) inches and a maximum of forty-two (42) inches in height
within twenty (20) feet of the point of intersection of:
1) A vehicular accessway or driveway and a street.
2) A vehicular accessway or driveway and a sidewalk.
3) Two or more vehicular accessways, driveways or streets.
C. Parking areas abutting streets and highways: A screen shall be installed
along all parking areas abutting a street or highway. Except as otherwise
provided, the screening shall have a total height of not less than thirty-six
(36) inches and not more than forty-two (42) inches.
d. NotwIthstanding the requirements listed above, where the finished elevation
of the property at the boundary line, or within five (5) feet inside the
boundary line, is higher or lower than an abutting property elevation, such
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change in elevation may be used in lieu of, or in combination with,
additional screening to satisfy the screening requirements for this section.
e. A screen as referred to in Chapter VII-C-7-a, -b and -c shall consist of one
or any combination of the following types:
1) Walls, including retaining walls: A wall shall consist of concrete,
stone, brick, the or similar type of solid masonry material a
minimum of six (6) inches thick.
2) Berms: A berm shall be constructed of earthen materials and it
shall be landscaped.
3) Solid fences: A solid fence shall be constructed of wood or other
materials a minimum nominal thickness of two (2) inches and it
0 shall form an opaque screen.
4) Landscaping: Vegetation, consisting of evergreen trees, shrubs,
and groundcover.
f. Mechanical equipment placed on any roof such as, but not limited to, air
conditioning, heating, ventilating ducts and exhausts, shall be screened
from view from any abutting street or highway and any abutting area zoned
for residential or recreational use.
S. landscaping consisting of evergreen or deciduous trees shrubs, and
groundcover shall be installed and maintained subject to the following
standards:
a. Boundary landscaping is required to be consistent with the underlying
zoning.
NPPC Prmprmm
b. An additional amount of landscaping, equal to at least five (5) percent of
the net area of a project is required, and a minimum of twenty-five (25)
percent of such landscaping shall be located in the area devoted to parking.
C. Any landscaped area shall be separated from an adjacent vehicular area by
a wail or curb at least four (4) inches higher than the adjacent vehicular
area or shall in some other manner be protected from vehicular damage.
d. Permanent automatic Irrigation facilities shall be provided for all
landscaped areas.
e. All landscaping shall be maintained in a neat, clean, and healthy condition.
This shall include pruning, mowing, weeding, removing titter, fertilizing,
replacing plants when necessary, and regular watering of all plantings.
is
NRPC Program
JVA'P. tOOR tltt 4C
CHAPTER VIII
OFF-STREET PARKING REGULATIONS
A. PURPOSE AND INTENT
These regulations govern off-street parking of motor vehicles within Newport Ridge
Planned Community. These regulations will result in parking facilities of sufficient
capacity to manage traffic congestion and provide safe and convenient facilities for
motorists and pedestrians.
B. GENERAL REQUIREMENTS
Except as otherwise specified herein, off-street parking for the Newport Ridge Planned
Community shall be in accordance with Orange County Zoning Code Section 7-9-145,
"Off -Street Parking Regulations". These regulations are incorporated by reference as a
0 part of this Chapter, with the following additions:
E
1. Location of off-street parking: Required parking spaces and garages shall be
located conveniently close to the use or uses they serve.
2. Common area parking: Common area parking may be approved by a Site
Development or Use Permit.
3. Joint -use parking: A reduction in the otherwise required number of parking
spaces may be allowed per Chapter VIII-D.
NRPC Program
C.
D.
STANDARDS FOR INDIVIDUAL PRINCIPAL USES 9
The following standards establish the minimum parking spaces required for individual
principal uses:
I. Restaurants Ten (10) parking stalls minimum; or one (1) stall for each
100 square feet of gross floor area up to 4,000 square feet,
plats one (1) for each 80 square feet of gross area over
4,000 square feet.
2. Retail and service One (1) parking stall per 200 square feet.
commercial stores
Parking requirements for mixed -use developments as permitted in the Commercial Village
Planning Area are separately addressed in Chapter VIII D below.
JOINT -USE OR SHARED PARKING
A reduction in the aggregate total of otherwise required parking spaces for principal uses
within a mixed -rue development may be permitted for either joint -use or shared parking
upon the approval of a Detailed Parking Plan by the County Planning Director or by the
Planning Commission in conjunction with a Site Development Permit and/or Use Permit.
The approval of a parking reduction due to joint -use or shared parking shall be based on
the following findings:
Such modification shall not have a negative impact on parking for public
recreational uses.
2. Permit approval shall be conditional upon recording with the County Recorder, an
agreement executed by all parties concerned in the shared parking arrangement.
This agreement shall ensure continued availability of the required number of
spaces.
MPC Program
0
0
E. EXCEPTIONS AND/OR MODIFICATION TO OFF-STREET PARKING
REQUIREMENTS
The provisions of this Chapter and Orange County Zoning Code Section 7-9-145, are
intended to meet the off-street parking needs for all uses allowed in the Newport Ridge
Planted Community. Where, because of the nature of the use involved or other relevant
circumstances, the requirements of this Chapter are considered to be excessive, an
exception and/or modification to these provisions and those of Orange County Zoning
Code Section 7-9-145 may be approved, provided such exception and/or modification is
consistent with the purpose and intent of this Chapter:
Exceptions and/or modifications to off-street parking requirements set forth in this Chapter
and/or Orange County Zoning Code Section 7-9-145 shall be permitted subject to the
approval of a Use Permit per Chapter X (Permit Regulations and Procedures).
MPC Provrom
CHAPTERtK
SIGN REGULATIONS
A. PURPOSE AND INTENT
This Chapter establishes standards for the uniform regulation of signs throughout the
Newport Ridge Planned Community. These regulations are Intended to produce a
consistency in sign design that reinforces the collective image of the Planted Community.
while maintaining flexibility for Individual identification needs. All signs are to be
designed, built, and installed according to the requirements given in this Chapter.
This Chapter permits adequate signage and seeks to prevent unnecessary and unsightly
signs inconsistent with the purpose and Intent of the Planned Community.
B. USES PERMITTED
Signs, if proposed, shall be included as part of an approved Site Development Permit or
Use Permit, or as part of a Sign Program either as part of a permit or as a condition of
permit approval.
Signs within the NRPC shall conform with Orange County Zoning Code Section 7-9-144,
"Signs", except as provided for In the following standards or as otherwise established by an
approved Site Development Permit or Use Permit, or a Sign Program as defined in this
Chapter:
1. Free-standing (monument) signs:
a. In addition to the requirements of Chapter X, applications for free-standing
ground (monument) signs shall be accompanied by scale drawings
indicating the site, sign copy, colors, method and intensity of illumination,
height, sign area and general location of all signs on the building site. One
(1) identification free-standing ground sign may be permitted as accessory
to a main use for each building site with a street frontage in excess of
NRPC Program
M~h to" IY 1
ninety-nine (99) feet. Where the building site abuts more than one (1)
street, one (1) additional such identification sign is permitted on each
additional street frontage that is in excess of ninety-nine (99) feet in length.
In no case shall more than one (1) such sign on each street frontage for
each building site be permitted. Such signs may identify anchor tenants
within the Commercial Village or a neighborhood center, based upon the
approved Site Development/Use Permit or Sign Program.
b. Temporary signs advertising the sale, lease or rental of the property
upon which the sign is located. Such signs shall not exceed a vertical
height of twelve (12) feet, a horizontal length of eight (8) feet, nor a total
area of thirty-two (32) square feet.
C. Temporary signs denoting the architect, engineer or contractor placed
on the premises where construction, repair or renovation is in
progress. Such signs shall not exceed a vertical height of nine (9) feet, a
horizontal length of six (b) feet, nor a total area of twenty-four (24) square
feet.
d. Signs or bulletin boards customarily incidental to places of religious
worship, libraries, museums, social clubs or societies and other public
or non-public institutions. Such signs shall not be erected in the public
safety area nor exceed a total area of twenty-four (24) square feet.
e. Temporary signs advising of future construction on the site upon which
the sign is located. Such signs shall not exceed a vertical height of twelve
(12) feet, a horizontal length of eight (8) feet, nor a total area of twenty-
four (24) square feet.
f. Planned Community directional signs. Such signs shall not exceed a
vertical height of twelve (12) feet and may identify the Commercial
Village.
9.
h.
I.
Planned Community reassurance signs. Such signs shall not exceed a 10
vertical height of ten (10) feet and a horizontal length of four and one-half
(4'A) feet and may identify the Commercial Village.
Temporary on -site and of[ -site signs in connection with model homes
and/or model home sales offices and temporary sales offices established
for the first sale of lots, including commercial coaches as indicated on
an approved Site Development Permit as follows:
1) In addition to the requirements of Chapter X, applications for such
signs shall be accompanied by scale drawings Indicating the type,
size, sign copy, colors, height, sign area and location of all signs
proposed.
2) Such signs shall not exceed a vertical height of twelve (12) feet, a
horizontal length• of eight (8) feet, nor a total area of one hundred
(100) square feet.
3) A method and procedure guaranteeing the continued maintenance
of such signs and their removal upon expiration or revocation of
the sign permit shall be required as a condition of approval of a
Site Development or Use Permit in connection with temporary on -
and off -site signs.
Community facility identification signs.
1) In addition to the requirements of Chapter X, applications for such
signs shall be accompanied by scale drawings indicating the type,
size, sign copy, colors, method and intensity of illumination (if
appropriate), height, sign area, and location.
2) Such signs shall not exceed a vertical height of twelve (12) feet,
nor a total area of one hundred (100) square feet.
NAPr PMYMM
! j. Community identification signs.
1) In addition to the requirements of Chapter X. applications for such
signs shall be accompanied by scale drawings indicating the type.
size, sign copy, colors, method and intensity of illumination (if
appropriate), height, sign area, and location.
2) Such signs shall not exceed a height of twelve (12) feet, nor a total
area of one hundred (100) square feet, except that at entrances to
the Planned Community, freestanding architectural identification
monuments identifying potentially The Newport Coast as well as
The Newport Ridge Planned Community shall not exceed a height
of thirty-five (35) feet. Such community identification monuments
shall have an area/footprint not to exceed fifteen (15) feet in depth
and forty (40) feet in width, as approved by the Site
0 Development/Use Permit, or Sign Program.
k. Community event bulletin boards. Such signs shall not exceed a vertical
height of twelve (12) feet, nor a total area of one hundred (100) square
feet.
1. Intra-community directional signs. Such signs shall not exceed a vertical
height of twelve (12) feet, nor a maximum area of one hundred (100)
square feet.
2. Wall sitars:
Business or identification wall signs shall be permitted for each business or
nonresidential use and shall not exceed one (1) square foot of sign area for each
linear foot of frontage of the building or portion thereof. The total aggregate sign
area for such signs shall not exceed one hundred (100) square feet for each such
use. If the building frontage of any such use is less than twenty-five (25) feet, only
NRPC Program
3.
4.
one sign, having a maximum area of twenty five (25) square feet, shall be
permitted for each such use.
Automobile service station signs:
Signs for automobile service station sites are permitted subject to the following
limitations or as indicated on an approved Use Permit. The total area of all signs
shall not exceed an aggregate of two hundred (200) square feet on the premises.
Notwithstanding the provisions of Chapter IX, only the following signs are
permitted:
a. One (1) ground sign, not to exceed six (6) feet in height and thirty-five (35)
square feet in area, may be located along each street frontage abutting the
site.
b. Two (2) free-standing, permanently affixed, price signs not to exceed four
(4) square feet in area each, provided that on corner sites such signs may
be located no closer than one hundred (100) feet from the point of
intersection of the abutting streets.
C. The maximum size of any sign shalt not exceed one hundred (100) square
feet in area.
d. Any additional signs shall be placed on or affixed to a structure.
C. Advertising devices and advertising displays are prohibited on any service
station site.
Mall signs:
Signs located within malls, courts, arcades, or other enclosed areas where such 40
signs ate not visible from any point on the boundary of the premises, are permitted
without limitation to size and number if otherwise consistent with this chapter.
NRPC Proormn
0 S. Sion Proorams:
9
A Sign Program for the entire NRPC, the Commercial Village. and/or other
Planning Areas requiring a Site Development Permit or Use Permit per Chapter X.
may be approved either as a separate Conceptual Site Development Permit or as
part of a land use development permit, or may be subsequently submitted to the
County Planning Director for review and approval as a condition of permit
approval.
a. A Sign Program is intended to encourage innovation and latitude in order
to achieve variety and an appropriate design. A Sign Program shall
comprehensively cover an area within the Planned Community, and maybe
approved which establishes Alternative Development Standards.
b. A Sign Program shall be processed and approved in the same manner as a
Site Development Permit or Use Permit as set forth in
Chapter X.
C. In addition to the requirements of Chapter X, the application for a Sign
Program shall be accompanied by the following documents:
I} Coverage area: A map, drawn to scale, delineating the site
proposed to be included within the Sign Program.
2) Building elevations: Drawings and/or sketches indicating the
exterior surface details of all structures on the site.
3) Signage: Drawings of a uniform scale shall be used to indicate the
sign copy size, method and intensity of illumination, height, sign
area, and general location of all signs.
NRPC Program
C. PROMBITED USES 0
i. Signs which incorporate any matirer of mechanical movement, audible elements,
flashing or intermittent lighting, or moving or otherwise animated forms.
2. Signs which project above a parapet or roof line, or signs which are located upon
or affixed to the roof of a building.
3. Off -premises signs (except for approved directional signs and free-standing
monumentlground signs), including signs or graphics applied to parked vehicles for
nearby vendor Identification.
4. Signs or graphics, except for addresses, printed directly on the exterior of a
building or a temporary construction structure.
5. Landscaping that becomes a sign or message.
6. Graphics printed on or adhered to trash bins or their enclosures.
7. Advertising signs on bus benches.
B. Free-standing signs, except as may be provided for in this Chapter or an approved
Sign Program.
0
NRPC Program
0 D. GENERAL REQUIREMENTS
No free-standing sign or structure shall be permitted closer than five (5) feet of the
ultimate street or highway right-of-way line.
2. All illuminated signs or lighting devices shall employ only lights emitting a light of
constant intensity, and no sign shall be illuminated by or contain flashing,
intermittent, rotating or moving lighting or lights. In no event shall an illuminated
sign or lighting device be placed or so directed as to permit the beams and
illumination to be directed or beamed upon a public street, highway, sidewalk or
adjacent premises to cause glare or reflection that may constitute a traffic hazard or
nuisance.
3. Intra-community directional signs may be placed in the street or highway right-of-
way, subject to approval of a Sign Program by the County Planning Director or
upon his referral, by the Planning Commission.
4. Signs shall not constitute a traffic hazard. No person shall erect, maintain, or
cause to be erected or maintained any sign which simulates or imitates in size,
color, lettering or design any traffic sign or signal, or which makes use of the
words "STOP," "LOOK," "DANGER," or any other words, phrases, symbols, or
characters in a manner to interfere with, mislead, or confuse traffic.
twc Program
F11.
B.
C.
CHAPTER X
PERMIT REGULATIONS AND PROCEDURES
PURPOSE AND INTENT
Site Development Permits and Use Permits provide community and governmental
representatives with an opportunity to review detailed development plans for certain
appropriate projects within the Newport Ridge Planned Community, and also provide a
method for establishing Alternative (site) Development Standards for these projects.
With approval of a Site Development Permit or Use Permit, Alternative Development
Standards may be established pursuant to this chapter, which modify the site developmept
standards for residential and non-residential uses, without requiring an amendment to the
Newport Ridge Planned Community Program as approved by the County of Orange.
CONTENT OF APPLICATIONS 40
Applications for Site Development Permits and Use Permits shall be filed with the County
Planning Director as provided for in Orange County Zoning Code Section 7-9-150.2,
"Applications".
PROCEDURES
Site Development Permits shall be processed per Orange County Zoning Code,
Section 7-9-150.3(d), "Administrative action", unless the County Planning
Director, determines that the public interest would be better served by a public
hearing before the Planning Commission. In such a case, the Site Development
Permit shall be processed per Orange County Zoning Code Section 7-9-150.3(c),
Public hearings.
2. Use Permits shall be processed per Orange County Zoning Code Section 7-9-
150.3(c), "Public hearings".
NRPC Prorram
3. If Alternative Development Standards are proposed as pan of a proposed Site
Development Permit or Use Permit, or if said permit would authorize a principal
use not specifically identified as permitted by this PC Program, such Site
Development Permit or Use Permit shall always require public hearing before the
Planning Commission per Orange County Zoning Code Section 7-9-150.3(c).
4. Site Development Permits and Use Permits shall be approved as precise plans for
the location of the uses and structures shown on an approved Site Plan. If minor
amendments or changes are proposed regarding the location or alteration of any use
or structure, a Changed Plan shall be submitted for approval to the County
Planning Director pursuant to Orange County Zoning Code, Section 7-9-150.3.
5. Applications for Site Development Permits and Use Permits may be processed
concurrently with a tentative tract map(s), with one environmental review and
document (e.g., EIR). At the discretion of the County Planning Director, minor
projects which are accessory to, or an expansion of, an existing approved use may
be exempted from the requirement for a Site Development Permit or Use Permit.
6. When a project requiring a Site Development Permit or Use Permit is to be
developed in phases, a conceptual Site Plan may be submitted and processed in
accordance with the procedures contained in this Chapter. A conceptual Site Plan
may contain both specific and general data for the project. However, Building
Permits will be issued only for those specific components of the Site Plan which
have complied with the requirements for detailed Site Development Permits or Use
Permits referenced in Chapter X-B. An amendment to a conceptual Site Plan may
be necessary in order to provide the detailed information required by Chapter X-B
for subsequent phases of the project.
7. When a Site Development Permit or Use Permit Application proposes to establish
Alternative Development Standards, the Application shall provide, through the
submittal of graphics and/or text, a description of the proposed Alternative
Development Standards and how they differ from the baseline standards. In
1VRPC Program
8.
9.
addition, the Planning Commission shall consider the following criteria prior to
final action on the Site Development Permit or Use Permit.
A. General Character. harmony in scale, bulk, coverage and density with
surrounding land uses.
b. Facilities: The availability of infrastructure facilities to serve the project.
C. EW= Mtl Effects: The harmful effects, if any, upon desirable
neighborhood environments.
d. Traffic: The generation of traffic and its effect on the capacity and
character of surrounding streets.
e. Noise: The existing and predictable future level and quality of noise the
property is subject to, and the noise which would be generated by the
proposed use.
f. Suitability: The physical suitability of the site for the proposed project.
When a Site Development Permit or Use Permit Application proposes to establish
Alternative Development Standards, the burden of proof shall be on the project
proponent to show how the project will result in an equivalent or better project in
terms of minimizing adverse impacts or enhancing public benefits to the immediate
and surrounding community,
If the Planning Commission does not rind that the Alternative Development
Standards meet this criteria, the proposed Alternative Development Standards shall
be denied and the permit application shall be revised accordingly.
The appropriate County agencies shall ensure that the actual development is
consistent with the approved Site Development Permit or Use Permit. Minor
deviations from the approved Site Development Permit or Use Permit, as
Wpr a.,.,.......
determined by the County Planning Director, may be permitted as a Changed Plan
without an amendment to the Site Development Permit or Use Permit.
10. Where so specified in Use Regulations for the Commercial Village or a Residential
Planning Area, Campanili shall be permitted subject to Planning Commission
approval of a Use Permit per Orange County Zoning Code Section 7-9-150 (c),
"Public hearings" and shall not be subject to the respective building height limit of
the Planting Area, but shall be evaluated by the Planning Commission using the
following design guidelines:
a. A campanile shall be designed as a Mediterranean architectural accent
element; a campanile is not intended to function as an occupiable building
or as primary occupiable square footage for a building.
b. The permitted height of a campanile shall be based upon historic
Mediterranean proportions of height to its base and adjoining building
heights. In no case shall a campanile exceed twice the otherwise permitted
building -height limit within a Residential Planning Area, or one and one-
half the otherwise permitted building -height limit for the Commercial
Village.
C. The number of campanili within the Newport Ridge Planned Community
shall not exceed four (4).
d. Campanile design shall have a simple geometrical plan (e.g. square,
circular, octagonal, hexagonal, etc.).
C. The architectural finish of a campanile should be concrete, plaster, brick,
marble, or stone — and both finish and color shall be compatible with
adjacent building architecture.
f. Campanile roof forms shall be either shallow or steep hip -type, polygonal
steeple, pyramidal, or flat depending upon the historical precedent.
NRPC Pmrmm
g. Location of a campanile shall be based upon topographic and site planning
considerations, and may be either attached or freestanding as approved by
the Planning Commission. A campanile shall be set back from the Public
open Space Dedication Area within Buck Gully a minimum distance equal
to 200 percent of its height.
h. Each Use Permit application for a proposed campanile shall be
accompanied by a visual analysis in a format as determined by the County
Planning Director.
0
NRK Proirwn
• CHAPTER XI
DEVELOPMENT MAP AND STATISTICAL TABLE
REGULATIONS AND PROCEDURES
A. PURPOSE AND INTENT
This Chapter provides regulations and procedures for progressive amendments to the
Planned Community Development Map and the Planned Community Statistical Table,
which are anticipated with more detailed site planning and engineering of individual
Planning Areas and land use projects.
Procedures for the adoption and future amendment(s) to this NRPC Program are set forth
in Orange County Zoning Code Section 7-9-103.9, "Adoption and amendment
procedures", and incorporated into this PC Program as follows:
1. Adoption — A PC Program is initially processed and adopted per Section 7-9-155,
except that the PC Development Map and Statistical Table are adopted by
resolution of the Board of Supervisors while the PC Text, Zoning Map, and
Statistical Summary are adopted by County Ordinance.
2. Amendment — After the PC Development Map and Statistical Table have been
adopted by the Board of Supervisors, it may be amended by the Planning
Commission per Section 7-9-150.3 (c), "Public hearings". However, if an
amendment would change a policy approved by the Board of Supervisors, the
Planning Commission shalt make a recommendation and forward the proposed
amendment to the Board for final action.
B. PLANNED COMMUNITY DEVELOPMENT MAP
The Planned Community (PC) Development Map (see Appendix B) covers all the territory
included within the Planned Community Zoning Map (See Appendix A). The PC
Development Map identifies Planning Areas and corresponding uses, along with other
planning information.
NRPC Program
C. PLANNER COMMUNITY STATISTICAL TABLE
The Planned Community (PC) Statistical Table contains the statistical breakdown for each
of the Residential, Commercial Village, and Recreational Planning Areas shown on the
Planned Community Development Map.
The residential density categories on the PC Statistical 'Cable, together with the
nonresidential land use categories, shall coincide with the designations on the PC Zoning
Map and the land use categories indicated on the PC Development Map.
An Planning Areas which allow for residential uses shall be developed consistent with the
maximum number of dwelling units indicated for the Planning Area in the PC Statistical.
Table. The estimated gross acres and estimated dwelling units shown in the PC Statistical
Table shalt be revised only in accordance with the requirements contained in this Chapter.
No amendment to this PC Development Map and/or PC text shall be required for the
purpose of changing the estimated number of dwelling units or the estimated acres assigned
to a Planning Area in the PC Statistical Table, provided:
1. The change proposed is consistent with the adopted PC Zoning Map and Statistical
Summary.
2. The proposed change does not exceed the maximum number of dwelling units
assigned to any Planning Area; and
3. The proposed change does not result in an increase in the maximum number of
dwelling units permitted in Newport Ridge Planned Community (2,550 dwelling
units).
Is
WC PrOMM
D. PROCEDURES FOR REVISIONS TO THE PC DEVELOPMENT MAP AND
STATISTICAL TABLE
Revisions to the PC Development Map and Statistical Table are permitted in accordance
with the following procedures:
1. All revisions to the PC Development Map and Statistical Table shall be consistent
with the PC Zoning Map and Statistical Summary contained in Appendix A.
Revisions shall be consistent if they meet the requirements of this Chapter.
2. All Planning Area boundary Iines and acreages identified on the PC Development
Map and Statistical Table are estimates based upon current information and a
generalized level of mapping. Refinements to the Planning Area
boundaries/acreages are expected to occur with future project design and more
detailed mapping and engineering. For this reason, Planning Area boundary lines
and acreages shown on the PC Development Map and Statistical Table contained in
Appendix B may be refined without amending the body of this PC text, when more
accurate information becomes available and is submitted with future Permit
Applications and/or Tentative Tract Maps.
3. Any proposed revision to increase estimated dwelling units in one or more
Planting Area(s) shall be offset by a corresponding decrease in another Planning
Area(s), so that the maximum number of dwelling units shown on the PC Statistical
Table does not exceed either the maximum 2,550 dwelling units for the entire
Planned Community, or the maximum dwelling units shown on the Statistical Table
for each respective Planning Area.
4. Any proposed revision to reallocate the estimated number of dwelling units and/or
the estimated gross acres assigned from one Planning Area to another Planning
Area by more than ten (10) percent shall be approved by the Planning Commission.
Revisions of ten (10) percent or less shall be deemed administrative refinements,
and may be approved by the County' Planning Director. Any change to the
maximum dwelling units allowed in any Planning Area or the maximum square
NRPC Pro¢ram
footage within the Commercial Village shall be approved by the Planning 0
Commission.
5. No proposed revision to the PC Development Map shall be approved which would
reduce the gross acres proposed for Planning Areas 17 and 18 (Buck Gully Open
Space Dedication Area) or other required parks/recreation areas. The proposed
Buck Gully Dedication Area, like other Planning Areas, is gross acreage, which
Includes roads and arterial highways, grading, and permitted Improvements. It is
not intended that the total 54 acres within PAs 17 and 18 be natural open space,
6. Any proposed revision to the PC Development Map and Statistical Table shall be
accompanied by a Site Development Permit application, Use Permit application,,
and/or Tentative Subdivision Map application.
7, Any proposal to reallocate the estimated number of dwelling units, and/or the
estimated gross acreage assigned to land uses from one Planning Area to another
Planning Area shall require submittal of the following information:
a. The proposed graphic revision to the PC Development Map reflecting thhe
proposed changes to the PC Statistical Table.
b. An analysis of the proposed changes with the PC Zoning Map and
Statistical Summary.
C. A summary of 1) the number of units previously approved on all Tentative
and all recorded Final Subdivision Maps, and 2) the number of units under
construction or constructed at the time of the proposed PC Statistical Table
revision.
d. Identification of the ownership of the Planning Areas to be affected by the
proposed PC Statistical Table revision.
0
&W Pe' Prnerpm
C_1
e. Any additional background and/or supporting information which the
County Planting Director, deems necessary.
8. Unless otherwise determined by the Planning Commission, Appendix B of this PC
Program document shall serve as the location for any future revisions to the
Newport Ridge Planned Community Development Map and Statistical Table, as
they may be approved by the Orange County Planning Commission.
NRPC Pmornm
0
The meaning and construction of words, phrases, tales, and terms used In this Planned Community
Program shall be the same as provided In Orange County Zoning Code Section 7.9-21. except as
otherwise provided in this Chapter.
IMPORTANT NOTE. Definitions following a single asterisk (*) are in addition to or
different from she defttnidons contained in the Orange County Zoning Code; those following
a double asterisk (**) are used in the Newport Coast Planned Community District
Regulmions, Chapter 12 (Definitions), and apply only to NRPC Planning Areas 13, 14,
and 15. .
**Bedroom: Any habitable room other than a bathroom, kitchen, dining room, living room,
family room or den.
**Buildina Heitilu Building height shall be treasured per the Orange County Zoning Code, except
that Planning Areas 13, 14, and 15 which adjoin The Newport Coast Planned Community shall use
the definition of Building Height contained in The Newport Coast PC District Regulations.
*Campanile: A vertical architectural element (plural: campanili) historically serving as the bell
tower or belfry in Italian hillside communities along the Mediterranean Sea. As the key landmark
element of Mediterranean architectural design, the campanile may be attached or detached from the
building to which it belongs, and is often articulated near the top of the tower with arched or
rectilinear openings, a sloping roof, and additional cupola, tile or other ornamentation.
*Commercial Recreation: Facilities and associated accessory uses subject to the site development
standards of the Orange County Zoning Code Section 7-9.91.5. This includes athletic clubs, golf
course clubhouses, tennis clubs, and their ancillary retail sales and/or dining areas.
*Community Information Center: A temporary structure principally used as an information
pavilion and/or office for the sale of homes in the community and including parking and
administrative facilities.
NM Program
v...n ,nnn v,. .
*Community service Facility: A for -profit commercial or nonprofit use established primarily to
service the immediate population of the community in which it is located.
**Grade. Finished: The level of the ground surface surrounding a building.
*Gross Area: The entire land area within the boundary of a project, measured to the centerline of
any abutting arterial highways.
*Gross Residential Density: The density of a residential.project computed by dividing the total
number of dwelling units in the project by the gross area of the project.
*Intra-community Directional Sign: A permanent or temporary sign, intended to give directions to
any community or project location, including highway and street directionals as well as those
within a major project. These include a) signs placed along major roadways leading to individual
projects to provide reassurance directions to the public; and b) signs placed along interior streets to
40 provide directions to specific residential neighborhoods, facilities, or amenities.
0
*Joint -Use of Parking: The shared use of off-street parking facilities by more than one type of
land use. The same parking spaces are counted to satisfy the off-street parking requirements of
more than one land use (e.g., use of the same parking facility to satisfy the off-street parking
requirements of a place of religious worship and an office building).
**Residential Duplex: Refers to a residential development where two dwelling units are permitted
on one building site. Residential duplex includes planned concept subdivisions and cluster
developments, either as conventional subdivisions or planned developments.
**Residential Multiple -Family: Refers to any residential development wherein the minimum
number of permitted dwelling units on one building site is three (3) or more. Multifamily
residential includes multifamily dwellings, apartments, condominiums and stock cooperative
projects.
mmPr n,..,...,.,.
**Residential Single -Family: Refers to any residential development wherein each dwelling unit is
situated on a residential lot of record and no lot contains more than one dwelling unit and, where
permitted, a caretaker's or employee's quarters. Single-family.residendal includes atuched and
detached single-family dwellings, planned concept subdivisions, cluster developments, tither as
conventional subdivisions or planned developments.
0
NRPC Pro;ram
.1...1. .AA. ....
CHAPTER XIII
Note: The following Legal Description of Tentative Tract No. 13455, originally prepared by
Williamson and Schmid, Consulting Civil Engineers and Land Surveyors, noted 89139 (A)
and dated 01-31-90, text revised 10-31-90, course data revised 14-91. sketch revised 4-9-
90, course data and sketch revised by CDC Engineering 4-3-98, is the legal description for
the Newport Ridge Planned Community.
NRPC Program
NEWPORT RIDGE PLANNED COMMUNITY
LEGAL DESCRIPTION
THAT PORTION OF BLOCKS 91. 97, 98, 128. 129, AND 134 OF IRVINE'S SUBDIVISION
IN THE COUNTY OF ORANGE. STATE OF CALIFORNIA; AS SHOWN ON THE MAP
RECORDED IN BOOK 1. PAGE 88 OF MISCELLANEOUS RECORD MAPS IN THE OFFICE
OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHERLY TERMINUS OF THAT CERTAIN COURSE SHOWN AS
"NORTH 13. 30' 32" WEST 2148.68 FEET" ON RECORD OF SURVEY NO.88-1069 FILED
IN BOOK 120, PAGES 36 THROUGH 41 OF RECORDS OF SURVEYS IN THE OFFICE OF
SAID COUNTY RECORDER FOR A PORTION OF THE BOUNDARY OF THE CITY OF
NEWPORT BEACH AS ESTABLISHED BY ANNEXATION NO.70 IN RESOLUTION NO.
73I1 OF THE CITY COUNCIL RECORDED DECEMBER 2, *1970 AS INSTRUMENT NO.
1442 OF OFFICIAL RECORDS IN THE OFFICE OF SAID COUNTY RECORDER, SAID
TERMINUS BEING ALSO IN THE EASTERLY PROLONGATION OF THAT CERTAIN
COURSE SHOWN AS "NORTH 87'34' 11" WEST 205.00 PEET" FOR A PORTION OF THE
SOUTHERLY LINE OF TRACT NO.7944 AS SHOWN ON THE MAP RECORDED IN BOOK
314, PAGES 27 THROUGH 38 OF MISCELLANEOUS MAPS IN THE OFFICE OF SAID
COUNTY RECORDER. THENCE TRAVERSE THE FOLLOWING COURSES:
1. ALONG THE PROLONGATION OF SAID SOUTHERLY LINE N 87' 34' 12" W
422.02 FEET;
2. ALONG SAID SOUTHERLY LINE N 87° 34' 12" W 205.00 FEET TO THE
BEGINNING OF A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF
1940.00 FEET;
3. WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 14' 24'
32", AN ARC DISTANCE OF 487.88 FEET;
4. N 73' 09' 40" W 1316.69 FEET TO THE BEGINNING OF A CURVE
CONCAVE SOUTHERLY AND HAVING A RADIUS OF 2060.00 FEET;
5. ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 25' 59' 01", AN ARC
DISTANCE OF 934.21 FEET TO THE PROLONGATION OF THAT CERTAIN
COURSE SHOWN AS "N 9008'40" W (RAD) 60.00 FEET" FOR A PORTION OF THE
EASTERLY LINE OF TRACT NO.7247 AS SHOWN ON THE MAP RECORDED IN
BOOK 278, PAGES 21 THROUGH 25 OF MISCELLANEOUS MAPS IN THE OFFICE
OF SAID COUNTY RECORDER;
6. THENCE ALONG SAID PROLONGATION AND SAID EASTERLY LINE
S 09' 08' 41" E 120.00 FEET TO THE BEGINNING OF A
NON -TANGENT CURVE CONCAVE SOUTHEASTERLY AND HAVING A
RADIUS OF 25.00 FEET, A RADIAL THROUGH SAID BEGINNING BEARS
N 09'08'41" W;
CONTINUING ALONG SAID EASTERLY LINE THE FOLLOWING COURSES:
7. SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
81' 54' 20", AN ARC DISTANCE OF 35.74 FEET;
8. S OI* 03' 01" E 139.26 FEET;
9. S 49' 15' 31" E 444.14 FEET;
10. N 07' 47' 37" E 223.90 FEET;
11. S 73' 59' 30" E 2559.23 FEET;
NRPC Progroat March 1998
602159.000 Page i of 6 0104ALWO
0
0
12. N 90900'00" E 679.33 FEET TO THE NORTHERLY LINE OF THAT LAND
DESCRIBED IN A DOCUMENT TITLED 'IRVINE COAST PLANNED
COMMUNITY" RECORDED DECEMBER 9, 1987 IN INSTRUMENT 87-680859 OF
OFFICIAL RECORDS OF ORANGE COUNTY;
THENCE TRAVERSING ALONG SAID NORTHERLY LINE THE FOLLOWING COURSES:
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
N 63"
00'
52"
E
S 86°
27'
36"
E
N 79"
17'
24"
E
N 87"
09'
28"
E
N 76"
05'
15"
E
N 57"
17'
39"
E
N 65"
01'
27"
E
N 86"
59'
22"
E
N 880
54'
33"
E
S 76°
09'
08"
E
S 78"
53'
26"
E
S 88°
34'
25"
E
S 810
27'
48"
E
190.96 FEET;
465.31 FEET;
1036.87 FEET;
1338.73 FEET;
328.20 FEET;
446.57 FEET;
434.01 FEET;
553.17 FEET;
863.22 FEET;
668.82 FEET;
404.48 FEET;
1138.24 FEET;
968.88 FEET;
THENCE TRAVERSING ALONG SAID SOUTHERLY LINE THE FOLLOWING COURSES:
26. S 899.22' 08" E 2576.65 FEET TO THE INTERSECTION WITH THE
SOUTHERLY LINE OF PARCEL 10086-1, AS SHOWN IN THE OFFER OF
DEDICATION, RECORDED MARCH 16, 1993, AS INSTRUMENT NO.93-0174937,
OF OFFICIAL RECORDS;
27. N 10009'00" W 105.59 FEET;
28. N55008'59" W 309.62 FEET TO THE BEGINNING OF A NON -TANGENT
CURVE CONCAVE SOUTHERLY AND HAVING A RADIUS OF 3432.00 FEET, A
RADIAL THROUGH SAID BEGINNING BEARS N 34*51'02" E;
29. WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 05028'49",
AS ARC DISTANCE OF 328.27 FEET;
30. N 57" 29' 12" W 112.46 FEET TO THE BEGINNING OF A NON -TANGENT
CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 3440.00 FEET, A
RADIAL THROUGH SAID BEGINNING BEARS N 29°22'13" E;
31. WESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 04032'39,
AN ARC DISTANCE OF 272.83 FEET;
32. N 67" 39' 36" W 73.89 FEET TO THE BEGINNING OF A NON -TANGENT
CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 3440.00 FEET, A
RADIAL THROUGH SAID BEGINNING BEARS N 21 "43'30" E;
33. WESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 04"33'45",
AN ARC DISTANCE OF 273.93 FEET;
34. N 68" 02' 43" W 119.25 FEET;
35. N 74° 40' 52" W 467.64 FEET;
36. N 79" 33' 01" W 982.26 FEET, TO THE BEGINNING OF A NON -TANGENT
CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 3087,00 FEET, A
RADIAL THROUGH SAID BEGINNING BEARS S 11034'18" W;
37. WESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 12°33'11",
AND ARC DISTANCE OF 694.50 FEET;
NRPCProBrom
602159.000
Pant 2 of 6
March 1998
CA1l-Lm wPO
THENCE LEAVING SAID SOUTHERLY LINE 0
38.
S 240
17'
18" W
908.38 FEET;
39.
S 850
55'
28" W
187.61 FEET;
40.
N 74"
53'
40" W
300.27 FEET;
41.
N 710
42'
54" W
315.34 FEET;
42.
N 67"
54'
06" W
326.08 FEET;
43.
N 710
42'
55" W
244,92 FEET;
44.
N 84"
42'
47" W
262.45 FEET;
45,
S 89"
58'
37" W
332.85 FEET;
46.
N 400
27'
47" W
289.17 FEET;
47.
S 70r
59'
29" W
123.00 FEET;
48.
S 730
39'
29" W
77.00 FEET;
49.
S 81 r
29'
29" W
81.00 FEET;
50.
N 834
00'
31" W
95.00 FEET;
51.
N 64°
00'
31" W
103.00 FEET;
52.
N 544
00'
31" W
86.00 FEET;
53.
S 84°
19'
29" W
170.00 FEET;
54.
S 546
19'
29" W
188.00 FEET;
55.
S 70°
59'
29" W
110.00 FEET;
56.
N 856
00'
31" W
115.00 FEET;
57.
N 72"
50'
31" W
136.00 FEET;
58.
N 58r
50'
31" W
71.00 FEET;
59.
N 489
30'
31" W
60.00 FEET;
60.
N 820
06'
35" W
60.00 FEET TO THE BEGINNING OF A NON TANGENT
CURVE CONCAVE WESTERLY HAVING A RADIUS OF 2940.00 FEET, A RADIAL
THROUGH SAID BEGINNING BEARS S 82°06'35" E;
61,
NORTHERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF
03" 30' 25", AN ARC DISTANCE OF 179.95 FEET;
62.
N 72"
35'
09" W
177.41 FEET;
63.
S 51°
46'
28" W
135.00 FEET;
64,
N 72"
45'
08" W
77.84 FEET;
65.
N 160
13'
32" W
170.00 FEET;
66.
N 650
43'
32" W
130,00 FEET;
67.
S 74°
16'
28" W
48.W FEET;
68.
N 65"
43'
32" W
80.00 FEET;
69.
N 390
31'
41" W
69.89 FEET;
70.
N 48°
44'
35" W
759.25 FEET;
71.
N 786
41'
24" W
40.00 FEET;
72.
S 69.48'
36" W
190.00 FEET;
73.
S 87°
43'
06" W
130.07 FEET;
74.
N 680
16'
31" W
85.00 FEET;
75.
S 65"
13'
29" W
92.00 FEET;
76.
N 500
19'
56" W
256.00 FEET;
77.
S 67r
40'
04" W
130,00 FEET;
78.
N 500
19'
56" W
30.00 FEET;
79.
N 07"
54'
47" W
170.16 FEET;
80.
N 500
19'
56" W
60.00 FEET;
81.
N 28r
51'
20" W
559.48 FEET;
82.
N 55°
40'
11" W
496.50 FEET;
NRPCProamm Mardi lm
602159 000 Part 3 of 6 dilu m
93.
N 24" 04' 07" W 40.08 FEET TO THE BEGINNING OF CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 165.00 FEET;
84.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 30" 46' 46"AN ARC
DISTANCE OF 88.64 FEET;
85.
N 06° 42' 39" E 201.85 FEET;
86.
N 010 30' 08" E 32,84 FEET TO THE BEGINNING OF A CURVE CONCAVE
SOUTHWESTERLY AND HAVING A RADIUS OF 180.00 FEET;
87.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 440 44' 15". AN ARC
DISTANCE OF 140.55 FEET;
88.
N 430 14' 07" W 143.41 FEET TO THE BEGINNING OF A CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 130.00 FEET;
89.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 20° 08' 55".AN ARC
DISTANCE OF 45.72 FEET;
90,
N 23a 05' 12" W 260.19 FEET TO THE BEGINNING OF A CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 270.00 FEET;
91.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 12° 49' 53", AN ARC
DISTANCE OF 60.47 FEET;
92.
N 10° 15' 19" W 280.84 FEET TO THE BEGINNINGOF A CURVE CONCAVE
SOUTHWESTERLY AND HAVING A RADIUS OF 240.00 FEET;
93.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 100 29' 55", AN ARC
DISTANCE OF 43.98 FEET;
94.
N 20° 45' 14" W 28.69 FEET TO THE BEGINNING OF A CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 490.00 FEET;
95.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 08, 55", AN ARC
DISTANCE OF 223.63 FEET;
96.
N 05" 23' 41" E 131.08 FEET TO THE BEGINNING OF A CURVE CONCAVE
WESTERLY AND HAVING A RADIUS OF 645.00 FEET;
97.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 150 38' 31% AN ARC
DISTANCE OF 176.09 FEET;
98.
N 109 14' 50" W 82.98 FEET;
99.
N 060 32' 18" W 88.43 FEET;
100.
N 03" 07' 13" E 36.96 FEET TO THE BEGINNING OF A CURVE CONCAVE
SOUTHEASTERLY AND HAVING A RADIUS OF 380.00 FEET;
101.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 23" 46' 38", AN ARC
DISTANCE OF 157.70 FEET;
102.
N 26° 53' 51" E 97.79 FEET TO THE BEGINNING OF A CURVE CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 100.00 FEET;
103.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE 140 07' 27"AN ARC
DISTANCE OF 24.65 FEET;
104.
N 120 46' 24" E 215.68 FEET TO THE BEGINNING OF A CURVE CONCAVE
WESTERLY AND HAVING A RADIUS OF 190.00 FEET;
105.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE 290 59' 18" AN ARC
DISTANCE OF 99.45 FEET;
106.
N 170 12' 54" W 161.71 FEET;
107.
N 19° 20' 06" W 658.65 FEET TO THE BEGINNING OF A CURVE CONCAVE
EASTERLY AND HAVING A RADIUS OF 85.00 FEET;
108.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 220 56' 49"AN ARC
DISTANCE OF 40.00 FEET;
109.
N 04" 01' 16" E 11.06 FEET;
110.
N 27" 47' 46" W 76.57 FEET;
M?PC Program March 1998
6OVS9.000 Page 4 of 6 ar13..WP°
111.
N 05' 13' 15" W 90.06 FEET; TO THE BEGINNING OF A CURVE CONCAVE
WESTERLY AND HAVING A RADIUS OF 327.63 FEET;
112.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 19' 05' 120AN ARC
DISTANCE OF 109.14 FEET;
113.
N 24' 18'27" W 211.22 FEET;
114.
N 39027' 13" W 60.61 FEET;
115.
N 29035'09" W 271.06 FEET TO THE BEGINNING OF A CURVE CONCAVE
SOUTHWESTERLY AND HAVING A RADIUS OF 480.50 FEET;
116.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 16' 40' 40"AN ARC
DISTANCE OF 139.86 FEET;
117.
NON -TANGENT TO SAID CURVE, N 2804222" W, 148.04 FEET, TO THE
BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A
RADIUS OF 200.00 FEET:
118.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 22' 04' 38"AN ARC
DISTANCE OF 77.06 FEET;
119.
N 06037'44" W 65.74 FEET;
120.
S 83'22'16" W 9.19 FEET;
121.
N 0603744" W 10.05 FEET;
122.
N 83022'16" E 9.19 FEET;
123.
N 06037'44" W 35.03 FEET;
124.
N 06028'50" W 89.81 FEET TO THE BEGINNING OF A CURVE CONCAVE
SOUTHWESTERLY AND HAVING A RADIUS OF 264.03 FEET;
125.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 27058'300AN ARC
126.
DISTANCE OF 128.91 FEET;
N 28020'53" W 29.74 FEET,
127.
N 1804749" W 80.68 FEET;
I28.
N 39'48'53" W 44.27 FEET;
129.
N 55'25'10" W 121.06 FEET;
130.
N 05048'21" W 220.55 FEET;
131.
N 30'55'07" E 37.54 FEET;
132.
N 43°32'39" E 81.42 FEET;
133.
S 88'14'37" W 112.58 FEET;
134.
N 68'S4'08" W 223.59 FEET;
135.
N 81'29'27" W 249.13 FEET;
136.
S 8602443" W 365.31 FEET;
137.
N 50002'10" W 245.27 FEET;
138.
S 75006'34" W 76.01 FEET;
139.
N 29'21'31" W 23.59 FEET TO THE BEGINNING OF A NON -TANGENT
CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 1902.75
FEET, A RADIAL BEARING THROUGH SAID CURVE BEARS N 28'54'25" W;
140.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 04' 16'44" AN ARC
DISTANCE OF 142.10 FEET;
141.
S 65'22' 19" W 34.51 FEET TO THE BEGINNING OF A CURVE CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 1870.07 FEET;
142.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08001'53" AN ARC
DISTANCE OF 262.14 FEET;
143.
NON TANGENT TO SAID CURVE S 31009'45" W 45.90 FEET;
144.
S 75'19'53" W 60.00 FEET;
145.
N 60'29'58" W 45.90 FEET;
146.
S 20051'04" E 38.53 FEET;
147.
S 31027'36" E 74.18 FEET;
NRPCProgmro March 1998
602159.000 Pore 5 of 6 CRIUM ro
148.
S 66°59'42" E
77.04 FEET;
149.
N 87°03'05" W
79.70 FEET;
150.
N 88014'22" W
57.60 FEET;
151.
S 66051'32" W
354.66 FEET;
152.
S 31 "58'31" W
51.16 FEET;
153.
S 54036'57' W
17.56 FEET;
154.
N 08°02'29" W
61.67 FEET;
155.
N 09032'06" W
118.87 FEET;
156.
S 88°20'57" W
96.27 FEET;
157.
N 06046'43" E
48.80 FEET;
158.
S 47022'18" W
243.71 FEET;
159.
S 11"59'05" E
321.93 FEET;
160.
S 34°44'15" E
535.70 FEET;
161.
S 08033'28" E
773.60 FEET;
162.
S 390 54' 23" E
397.56 FEET;
163.
S 100 04' 52" E
719.06 FEET;
164.
N 46° 54' 09" E
164.42 FEET;
165.
N 540 10' 37" E
74.00 FEET;
166.
N 280 48' 52" E
140.12 FEET;
167.
N 82" 42' 50" E.
340.72 FEET;
168.
S 070 17' 10" E
85.38 FEET TO THE BEGINNING OF A CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 100.00 FEET;
169.
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 810 IT 01"AN ARC
DISTANCE OF 141.87
FEET;
170.
S 88° 34' 11" E
289.10 FEET;
171.
S 070 26' 15" E
820.26 FEET;
172.
S 32° 34' 48" E
1465.88 FEET;
173.
S 12' 50' 53" E
680.00 FEET;
174.
S 690 42' 41" W
270.27 FEET;
175.
S 860 11' 29" W
222.77 FEET;
176.
N 230 38' 49" W
437.65 FEET;
177.
S 77" 09' 07" W
40.00 FEET;
178.
S 460 16' 43" W
309.17 FEET;
179.
S 120 12' 46" W
1024.86 FEET;
180.
S 130 30' 32" E
2148.68 FEET TO THE POINT OF BEGINNING.
SHOWN ON EXHIBIT B ATTACHED HERETO AND MADE A PART HEREOF.
ROBERT OZIBKO
L.S. 4666
CDC ENGINEERING
twc Program
602159.000
Page 6 of 6
March 1998
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9
APPENDIX A
PLANNED COMMUNITY ZONING MAP
AND STATISTICAL SUMMARY
9
PLANNED COMMUNITY
STATISTICAL SUMMARY
enrvu.o ve[ om�ta enuKww
...nr w saes
a—�w awe. N eee
e..r.
lelKlfl6 W
�M/VMp�ye
W�YM /4+e 0.rFe wY iM
MIw+At+Y 4YWe
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IN Me[ 4� 7A� 0.�K M �eW e� Ys tY •rW�
• t.+wr.r xia w wwr+� ew. w,.
FRIO
LEGEND
PCy KAMMOM&MY
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Q Pnwosraa"mw
t1i�W Y�wi�eYwelYeMieebiM
�� OMIIIIniY�.�
Ye "19do r�tlY�MtYrweYtlior
PLANNED COMMUNITY ZONING MAP
wpm eio.crew moo kwm
ai 7TTfeTfiHwEMMWff Cr �IOTIVT� r
11
APPENDIX B
PLANNED COMMUNITY DEVELOPMENT MAP
AND STATISTICAL TABLE
0
0
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LAID USE AND CIRCULATION COMPONENT
PLANNED COMMUNITY DEVELOPMENT MAP
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CONCEPTUAL LANDSCAPE
AND FUEL MODIFICATION PLAN
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Exhibit C-3
STREET SECTIONS
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Exhibit C-4
STREET SECTIONS
NEWPORT RIDGE PLANNED COMMUNITY
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Exhibit C-5 i
FUEL MODIFICATION SECTIONS
THEIRvweODMF� w NE1M'OHTRIDGE !+CANNEDOOMMI�MIY
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Norte" TG'rc-, FOP^
0
C]
The northern side of Newport Ridge Drive West, which skirts the outside of the
County's Coyote Canyon Landfill, will accommodate a meandering trail within a
25-foot-deep landscaped area.
Project -level Landscape Plans shall be prepared for each development project consistent
with these Exhibits and shall be submitted for approval with applications for Site
Development Permits, Use Permits, and/or Tentative Tract Maps.
C. CONCEPTUAL FUEL MODIFICATION COMPONENT
Development planning areas of the NRPC adjoin natural open space areas of Buck Gully
and Coyote Canyon in several locations as illustrated on Exhibit C-1. In these areas it will
be necessary to provide fuel modification to protect development from wiidiand fire
hazards. In general, fuel modification areas are required between combustible structures
and large contiguous areas of chaparral and coastal sage scrub vegetation. Such fuel
modification may utilize native and naturalized plant materials to provide a visually gradual
transition from residential edges to natural open space areas.
A combination of fuel modification methods may be used within the NRPC, including
Conventional Fuel Modification and Expanded Wet Zones. Conceptual cross -sections for
fuel modification areas are shown on Exhibit C-5. These techniques will be implemented
within a zone approximately 150 feet in depth, plus a minimum 2040ot-deep setback for
combustible structures. The methods are described as follows: (the specific dimensions
will be determined by the Orange County Fire Authority during review of Project -level
Fuel Modification Plans).
1. Conventional Fuel Modiacation Technia= — include removing highly
flammable vegetation, thinning combustible but slow burning vegetation, and
adding low fuel -volume, fire-resistant vegetation. Irrigation is provided within an
area approximately 50 feet from structures.
NRPC Program
March 1998
C2
NR.PCP.WPD
2. Expanded Wet Zone Concepts -- consist of providing a new planting zone
generally up to 150 feet deep that is irrigated. Species of plant material are
selected that resemble and/or complement plants occurring in the natural areas
adjacent to proposed development. These plants are fire-resistant, drought -tolerant
natives or ornamentals, and are irrigated to keep their moisture content high to
provide fire resistance. An Expanded Wet Zone can provide a gradual transition
from native species of plant material to those that are introduced and extend up to
building pads. Trees can be used sparingly to protect views of buildings near slope
toPs•
A preliminary Fuel Modification Plant List for those areas where new plant materials are
proposed within or adjacent to the NRPC is provided on the following pages. Specific fuel
modification plants, including those species not specified on the Fuel Modification Plain,
List, shall be approved by the Orange County Fire Authority as pan of the review of
Project -level Fuel Modification Plans.
Project -level Fuel Modifications Plans shall be submitted for approval with applications for
Site Development Permits, Use Permits, and/or Tentative Subdivision Maps abutting
Recreational (i.e., open space) Planning Areas. Formal approval of Final Fuel
Modification Plans shall be jointly by Orange County Fire Authority and Orange County
Planning and Development Services Department.
10
0
HRPC Program
March J998 C-3 N".iVd
FUEL MODIFICATION PLANT LIST
The following plant materials have been selected for their resemblance to plants occurring in the
natural areas surrounding the Newport Ridge Planned Community and are proposed for use in Fuel
Modification Areas. (Plant materials of similar character may be selected to substitute those listed
below, subject to future soil testing and plant availability.)
Trees:
Arbutus unedo
Eucalyptus citriodora
Eucalyptus cladocalyx
Heteromeles arbutifol'ta
Quercus ilex
Quercus suber
Shrubs:
Strawberry Tree
Lemon -scented Gum
Sugar Gum
Toyon
Holly Oak
Cork Oak
Baccharis pilularis
Coyotebush
Carissa grandiflora
Natal Plum
Ceanothus spp.
Ceanothus species
Cistus spp.
Rockrose
Coprosma kirkii
Coprosma
Myoporum debile
Myoporum
Pittosporum ' Wheelerii'
Wheeler's Dwarf
Rhamnus califotnica
Coffeeberry
Rhus integrifolia
Lemonadeberry
Rhus
Sugarbush
Groundcover and Vines:
Atriplex semibaccata
Australian Saltbush
Baccharis P.'Prostrate'
Prostrate Coyote Bush
Bromus mollis
Blando Brome
Carpobrotus edulis
Hottentot Fig
Iva hayesiana
Hayes Iva
Lotus scoparius
Deerweed
Myoporum p. 'Pacifica'
Prostrate Myoporum
Plantago sempervirens
Plaintain
Salvia sonomensis
Creeping Sage
WC Program
March 1998 C-4 mpcp.nd
ifydroseed Mix (Non -irrigated):
Atriplex semibaccata
Bromus mollis
Eschscholzia californica
Festuca megalura
Lupins succulentus
Lotus scoparius
Plantago insularis
Plantago sempervirens
Sdpa lepida
Stipa pulchm
Australian Saltbush
Blando Brome
California Poppy
Zorro Fescue
Arroyo Lupine
Deerweed
Planntain
Plantain
foothill Sdpa
Purple Needlegrass
L ri
f
0
NRPC Program
March IM C-S mr".+Yar
/7 `�
lPwLAvA u
lAffordable dousing
Implementation Plan
The San Joaquin Hills Planned Community
Prepared for:
Orange County Environmental Management Agency
Advance Planning Division
Submitted by:
Coastal Community Builders
October,1995
K
I
.tkffordable.Housing
Implementation
The San Joaquin Hills Planned Community
APPROVED
Joan Golding, Manager
EMA - Advance Planning Division
County of Orange
Prepared for:
Orange County Environmental Management Agency
Advance Planning Division
and
Coastal Community Builders
(The Irvine Company)
Prepared by:
FORMA
3100 Bristol Street, Suite 100
Costa Mesa, California 92626
October,1995
TABLE OF CONTENTS
Section Title Page
A. INTRODUCTION 1
❑ Overview 1
❑ Background 1
❑ Purpose of the AHIP: First Amendment
B. IMPLEMENTATION PLAN 3
❑ Introduction 3
C. PROGRAM REQUIREMENTS/ PROCEDURES 6
❑ Introduction 6
❑ Monitoring 6
❑ Apartment Certification Program 7
❑ Amendment Procedures 9
D. APPENDIX 10
❑ Sample Housing Program Report
❑ Annual Affordable Housing Report
❑ Advertisement of Affordable Housing Units
❑ Advertising Program Summary
ATTACHMENTS
Exhibit/Attachment
Number Title Following Page
1 San JoaquinHills Planned Community Project Location Map 1
1 San Joaquin Hills Implementation SummaryTable 6
FORMA
October, 1995
IJ .
•" .
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page i
A. INTRODUCTION
OVERVIEW
The Housing Element is the comprehensive statement by Orange County government to the
public of its broad and specific commitments to facilitate the development of housingin the
unincorporated area. These commitments are expressed within an integrated framework of
goals, policies and programs. The goals of the element are primarily based on state law,
assessment of shelter needs and identified opportunities for and constraints on the
development and improvement of housing.
A key component of the County's overall housing strategy is to encourage the production of
market -rate housing that is affordable to households with incomes of 120% or less of the
County median income. The main objective of the County's Housing Opportunities
Program is the production of 25% of all new housingunits within the affordable category.
Of this goa1,10% is designated for Households earning80% or less of the median County
income ("Low"), 10%a is designated for households earning 81% to 100%a of the County
median income ("Moderate I") and the remaining57 is designated for households earning
between 101% and 120% of the County median income ("Moderate II").
In 1979, the County adopted the Inclusionary Housing Program (IHP), which essentially
required developers to provide 25% of all new dwelling units within the affordable income
category (i.e., 120% or less of the County median income). In1983, the IHP was replaced
by the Housing Opportunities Program (HOP), which phased out mandatory requirements
over a three-year period in favor of voluntary compliance with affordable housing
objectives.
BACKGROUND
The 372-acre San Joaquin Hills Planned Community (SJHPC) is adjacent to and northwest
(inland) of the larger 9,432-acre Irvine Coast Planned Community (ICPC) as shown on
Exhibit 1, Location Map. The SJHPC shares a 2.7-mile boundary with the ICPC and is
bordered on the north and east by unincorporated areas of the County of Orange, on the
south by the ICPC and on the west by the City of Newport Beach (Spyglass Hill and other
adjacent residential areas).
The San Joaquin'Hills Transportation Corridor (currently under construction) lies to the
north of the Planned Community. San Joaquin Hills Road generally bisects the length of the
SJHPC, west of Newport Coast Drive.
A General Plan Amendment (LUE 91-1), Community Profile Amendment (CPA 90-6) and
Zone Change including Planned Community Regulations (ZC 89-12) for the San Joaquin
Hills Planned Community was adopted by the Orange County Board of Supervisors on
February 26, 1991.
At the time the San Joaquin Hills Planned Community was being reviewed by the Orange
County Planning Commission, the question of providing on -site affordable housing units in
addition to those allocated to satisfy the requirements of The Irvine Coast Planned
Community was raised. As part of a comprehensive plan to provide affordable housing
opportunities, The Irvine Company voluntarily proposed to include 10% of the total number
RWA
October. 1993
I w
�(S(
I R
t
.1
1 �i Y
17
a
L
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation 'Plan - First Amendment Page 2
of approved dwellingunits within the SJHPC as Low-income category affordable units.
This project -related public benefit although not included as part of EnvironmentalImpact
Report No. 517, is acknowledged in Board of Supervisors Resolution No. 91-183 as
condition of approval number 70, which states:
Prior to the recordation of the first final "B" tract map, an Affordable Housing
Implementation Plan (AHIP) shall be prepared by the landowner and approved by the
Manager, Advance Planning Division. The AHIP will identify' the voluntary
provision of 255 affordable housing rental units (10% of the total number of approved
dwelling units in the San Joaquin Hills Planned Community) in the Low-income
category (incomes earning 51% to 80% of the County median income).
In conformance with the County of Orange requirement for an Annual Monitoring
Report (AMR) for Planned Communities, the AHIP will include use of AMR procedure
as a means of assessing and reporting the make-up of housing within the Planned
Community.
The AHIP shall include provisions for early notification of the availability of affordable
housing units to major employers within the Newport Center, Irvine Business
Complex, Irvine Spectrum and UCI employment areas, and to the resort hotels within
The Irvine Coast Planned Community.
Since the time the San Joaquin Hills Planned Community was adopted by the Board of
Supervisors on February 26, 1991 and the AHIP was administratively approved on January
14, 1992, circumstances affecting the development of project's within the Planned
Community have significantly changed. Although a maximum of 2,550 dwelling units
(DU's) are permitted for the Planned Community, current development approvals total
only approximately 1,650 DU's. A factor contributing to the development of the SJHPC at
levels below the expected density is a change in the housingmarket away from attached
dwelling units to detached dwelling units. As a consequence, the costs of infrastructure and
other public improvements such as parks must be borne by fewer dwelling units.
The requirementto provide affordable units was made in part, to satisfy the objectives of
the County's Housing Opportunities Program ("HOP"). As stated previously, the HOP
places major emphasis on the provision of at least 25% of the new housingbuilt in the
unincorporated area to be sold or rented as affordable to households earning no more than
120% of the County Median Income.
The Program Description furthermore provides direction on the implementation of
affordable housing programs by stating:
If there are no subsidy programs available and other incentives are not sufficient to make
compliance economically feasible, all or a portion of mandatory low-income units may be
satisfied by the provision of units at the Moderate I level. This provision should be
utilized as a last resort once all avenues of assistance, incentives and marketing
considerations have been adequately explored and found not feasible for a particular
project.
FMu
abbe, 1995
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page 3
~ Current factors influencing the economic feasibility of providing affordable housing
units to satisfy the requirement of the San Joaquin Hills Planned Community include:
❑ No subsidy programs (i.e., Federal Tax Credit and Block Grant Programs,
Orange County Redevelopment Funds or Affordable Housing Bond
Programs) are currently being made available to assist in the production of
affordable housing - Unlike the 1980's, when there were a number of federal
and state subsidy programs available that made low income housing feasible, the
majority of those programs are no longerfunded. The primary program available
today that has some success is the federal tax credit program. This program is
however, oversubscribed at approximately a four to one ratio (number of eligible
projects to available credits). Moreover, the program is itself only feasible if it is
combined with a subordination of all land value plus additional construction and
' take-out financing assistance (such as block grant funding and tax exempt bond
money).
Additionally, County managed subsidy gran
such as Orange County
Redevelopment Funds or the Section-8 Voucher Pro
not been identified
for use within this area of the County or axe currently operating under significant
constraints. Block Grant programs do not typically provide full funding,
assistance to new housing projects, azid such funds have eitherbeen targeted to
rehabilitate older housing stock or earmarked for other projects in combination
with other subsidy programs. The San Joaquin Hills Planned Community has
also not been identified as a possible participant area in any previous Or
County affordable housing bond issue to subsidize new low income housing
projects. The Section-8 Voucher program is and has been operating under severe
administrative constraints, such that it can now take up to five years for a
qualified family to receive Section-8 assistance approval.
While The Irvine Company is working with such non-profit organizations
such as Bridge Housing (City of Irvine) and Link Housing (City of Newport
Beach), those projects have proven to the exception rather than the norm. The
success of these projects has been demonstrated in instances where the land is
contributed essentially without cost to the non-profit entity and the projects are
of an adequate scale to compete with other national projects for necessary tax
credits; and
❑ The added financial burden of funding infrastructure improvements due the
County's current fiscal crisis'- Modifications to the conditions of approval for
project development, including increases in areas of open space and
improvements, decreases in the amount of employment generatingland uses and
the placement of increased requirements to provide additional infrastructure -
related improvements have dramatically impacted the ability of builders to
obtain project financing.
R R\U
acloh•r. 1'MJS
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page 4
Therefore, with the lack of incentives and subsidy programs available to assist in the .
provision of low income housing within the San Joaquin Hills Planned Community,
combined a significant decrease in the total number of dwellirg units to be constructed and
an increase in project -related costs, this Affordable Housing Implementation Plan proposes
the conversion of all Low level income affordable units to that of Moderate -I level rental
units consistent with the HOP guidelines.
PURPOSE OF THE AHIP: FIRSTAMENDMENT
This Affordable Housing Implementation Plan, with its monitoring/reportingsystem is
intended to: (1) adequately guide the development of both market rate and affordable
(rental) units within the San Joaquin Hills Planned Community; (2) provide for the
accelerated production of affordable units within the San Joaquin Hills Planned
Community; (3) provide a mechanism to provide for the early notification of affordable
housing opportunities to the community and major employers within the Newport Center,
Irvine Business Complex, IrvineSpectrum and UCI employment areas; and (4) ensure that
early notification of affordable housing opportunities occurs. In addition to the objectives
established by the originally approved Affordable Housing Implementation Plan (dated
January,1992), this first amendment is intended to address several, additional objectives
resulting from changes in market conditions, including: (5) incorporation of updated
development plan information for the San Joaquin Hills Planned Communitybased on the
currently approved project entitlements; and (6) allow for the Low income category
affordable housingrequirement to be satisfied with provision of Moderate -I level rental
units using cost based reporting program exclusively.
When implemented, this AHIP should ensure the efficient administration of the affordable
housing requirement for the San Joaquin Hills Planned Community by providing a minimum
of 10% of the total number of dwelling units constructed, or a maximum of 255 units within
ithe County's Moderate I level income category. The Irvine Company, as provided for in this
AHIP, will satisfy the requirement for Moderate I income units by using rental apartment
units located in Planning Areas designated for Highor Medium -High Residential
' development. The affordability of the units included as part of this program will be
maintained for a period of not less than five (5) years, consistent with the commitment
made as part of the originally approved San Joaquin Hills AHIP.
Mu
October. 1995
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan -First Amendment Page 5
B. IMPLEMENTATION PLAN
INTRODUCTION
The County's three income -based measures of affordability are updated every quarter and
published by the County in a "Housing Affordability Table". For the third quarter of 1995,
these affordability measures areas follows:
Income Category Yearly Income For -Sale Units For -Rent Units
Low Household yearly income $44,406 $44,406 l
no more than 80% the County
Median Income
Moderate I Household yearly income $55,507 $55,507
is 81% to 1007o of the County
Median Income
Moderate If Household yearly income $66,608 $66,608
is 101% to 120% of the County
Median Income
In addition to the income -based measure of affordability, the County also permits use of
three cost -based measures of affordability which may be substituted for the income -based
definition. For the first quarter of 1995, these affordability measures are as follows:
Income Category Monthly Payment For -Sale Units For -Rent Units
Low Households monthly payment $ 1,221 $1,110
or rent does not exceed
Moderate I Households monthly payment $1,526 $1,388
or rent does not exceed
Moderate II Households monthly payment $ 1,832 $1,665
or rent does not exceed
Using the cost -based affordable housingmeasures means that a Moderate I category renter
could not pay more than $1,388 per month in order for the rental unit to be certified as
affordable. Furthermore, the monthly payment may be allowed to increase by 10% if the
unit to be certified meets at lease one of the following criteria:
❑ the unit has more than two bedrooms;
❑ the unit has two bedrooms and is 1,400 square feet or more in size; or
❑ the unit is a single-family detached home.
1ORSM
OMber. 1995
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page 6
While the originally approved AHIP for the San Joaquin Hills Planned Community
authorized development to proceed without having to produce affordable units at the same
time as market rate units were being sold, the document also established specific key
° milestones also referred to as "Phases" with a corresponding limit or'Development Cap" on
the number of residential building permits which could be released. Attachment 1, shows
these development milestones as well as a current statistical breakdown of the land uses
based on the San Joaquin Hills Planned Community Statistical Table - First Revision. The
table also provides the estimated and maximum number of dwelling units permitted in each
Planning Area and a status of the number of units currently approved on Tentative/ Final
Tract Maps and those units currently under construction or having approved Building
Permits.
The usage of "maximums' and "estimated" dwelling unit figures is established by the San
Joaquin Hills Planned Community Program document to serve as a tracking mechanism and
historical record for revisions to the Planned Community Statistical Table as they occur
with project implementation. Any proposed revision to increase the estimated dwelling
units in one or more Planning Area(s) requires a corresponding decrease in another Planning
Area(s), so that the maximumnumberof dwellingunits shown on the PC Statistical Table
does not ever exceed either the maximum number of 2,550 dwelling units permitted for the
entire Planned Community, or the maximum number of dwelling units shown on the
Statistical Table for each respective Planning Area.
This AHIP is based on satisfying the entire San Joaquin Hills Planned Community
affordable requirement with the construction of affordable housing units in Planning Areas
designated for High or Medium -High Residential development. The Program
Requirements/Procedures Section of this AHIP includes a description of how the
monitoring of these affordable units is to be accomplished and the criteria for establishing a
"cost -based" (both initial and subsequent rental) process for assessing affordability.
C PROGRAM REQUIREMENTS / PROCEDURES
INTRODUCTION
By use of the procedures contained within this Section of the AHIP, the County will be
better able to monitor and guide development within the SJHPC such that the affordable
housing requirements will be adequately addressed and satisfied. The hvineCompany will
assume responsibility for coordinating all submittals to the County and ensuringthat the
guidelines provided by this AHIP are utilized where applicable.
There are several procedures which form the basic framework of the AHIP in assessing
compliance. These monitoring criterion generally fall into the following three categories:
h►rl)JIY1ri)c7lifCe7
Auditing
To verify compliance, The Irvine Company will establish an auditing procedure which
involves the folloMng three major activities:
axa,u
00a6er. 1995
ATTACHMENTI
SAN JOAQUIN HILLS PLANNED COMMUNITY
AFFORDABLE HOUSING IMPLEMENTATION PLAN
IMPLEMENTATION MILESTONES
Residential
Affordable Units Provided
Implementation
Building Permit
(B Income Cat o )
Affordable
Phase
Milestone
lUnit Re uirement
LOW
I MOD I '
I MOD 11
1
115M
128 (1)
128 (1) -
II
1,600
32 (1)
32 (1)''
III
Z295
95 Eye
95 (1)
TOTALS
0
255 (1)
0
255 (1)
IMPLEMENTATION STATUS SUMMARY
LAND USE
CATEGORY/CODE
Planning
Area
Gross Acres
Non -Commercial
Estimated (2)
Dwellin Units
Maximum (2)
Dwellin Units
Dwelling
Approved Subdivisions
lTentativeMapFinalMa
Units on
Building Permits
Issued or Units
UnderConstructionl3)
Phase I Affordable
Provided b Income
Units to be
Ca
Phase II
Provided
Affordable
b Income
Units to be
Cat
Phase III
Provided
Affordable
6 Income
Units to 6
Ca
Total Certified
AffordableUnib
Certification
Date
s
LOW
MOD -I
MOD -II
LOW
MOD -I
MOD -If
LOW
MOD -I
MOD -II
Medium/M
Medium-High/MH
Medium-High/MH
Medium-High/MH
Medium-High/MH
Medium-High/bIH
Medium-High/MH
High/H
High/H
High/H
Medium-High/MH
Medium/M
Medium/M
Medium-fli h/MH
1
2
3
4
5
6
7
8
9 -
11
13
I4
15
21
35.5
29.0
14.0
14.0
23.0
12.0
17.0
15.0
- 13.0
18.0
24.3
19.6
18A
1015
115
s0
87
92
144
150
81
316
196
66
57
63
29
140
148
227
224
211
244
151
133
438
298
389
235
89
118
350
115
80
81
92
144
150
81
316
192
66
103
0
0
0
115
80
81
92
144
ISO
70
0
0
66
0
0
0
0
115
s0
58
75
103
126
8
316
192
0
0
0
40
0
s
83
45
20
12
1
_ 65
30
TOTAL 354.3
1,616
2,550
1,420
798
1,113
128
32
95
0
Notes (1) The actual number of affordable housing units is 107, of the total units constructed within the SJHPC (Resolution 91-183, condition number 70) or a maximum of 255 units total.
(2) Based on San Joaquin Hills PC Statistical Table - First Revision.
(3) Building Permits Issued or Units Under Construction areas of the date this summary was prepared.
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page 7
1. Working with each merchant builder and the County (EMA) in the processing of
applications for residential development projects and subdivision maps to ensure
compliance with the Orange County Housing Element.
2. Verifying that the proposed affordable rental project(s) have a programwhich will be
used by the leasing agent(s) to achieve assigned affordable housing objectives and in the
event that for -sale units are targeted to satisfy a part of the affordable housing
requirement, make sure that each sales program also includes assigned affordable
housing objectives. The objectives may include establishing a minimum numberof
affordable units and/or establishing the number of units to be set aside for each rental
cost category, as well as appropriate payment (or pricing and financing) mechanisms for
any for -sale units.
3. Monitoring and participating in the certification (of costs) process to ensure that the
same standards are beingutilized for all affordable units and that the reporting
information is presented in a consistent and timely fashion.
Reporting
1. Periodic status reports will be provided to the County with each request for recordation
of a subdivision map in the form of Housing Program Reports (see Appendix). These
reports will be submitted to the Manager, Advance Planning Division (EMA) to identify
how development projects within the SJHPC relate to the affordable housing
requirements. These reports will include updates to the San Joaquin Hills Development
Summary Table and serve as a means of tracking how the overall affordable housing
program stands in terms of meetingimplementation and phasing requirements.
2. Once units are available, status reports will continue to be provided (as requested) for a
five year time period as part of the County's Annual MonitoringReport process or other
mutually designated reporting program.
APARTMENT CERTIFICATION PROGRAM
i
Rationale
As previously noted, the County's Housing Opportunity Program and this document make
provision for satisfying the entire San Joaquin Hill Planned Community affordable housing
requirementthroughthe provision of rental units within PlanningAreas designated for High
r or Medium-HighDensity Residential development. The purpose of this Apartment
f Certification Program ( -ACP") is to assist both The Irvine Company and County in• the
monitoringof rental units that qualify for meetingthe affordable housingrequirementbased
on rental costs in accordance with the following four provisions:
1. The maximum monthly payment (rent) for a rental unit eligible for certification under
this program will be consistent with the periodically calculated rental rate established by
C the County on the Housing Affordability Table (Cost Based Definition for Rental Units)
based one the criteria outlined in Section B.
{° IMMA
Ocbber. 1995
,. s
I�
I
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page 8
2. The owner/management company should document a continuing good faith attempt is
being made to attract and rent to individuals working for major employers within the
Newport Center, IrvineBusiness Complex, IrviieSpectrum and UCI employment areas.
3. The minimum numberof rental units (as identified in the San Joaquin Hills Affordable
Housing Implementation Plan Summary Table) must remain at or below the County
specified rental rate for the five year reporting period to be given credit for those units.
However, rental units maybe exchanged throughout the reportingperiod.as long as the
minimum numberof rental units is maintained.
4. All rental units must be occupied at rental rates at or below the County specified rental
rate to be eligible for certification as an affordable unit.
Tracking System
In order to provide the County with information on the number of units set aside to meet
the affordable housing requirements of the San Joaquin Hills Planned Community and that
the proper public notification on the availability of those units is occurring, a tracking
system consisting of the following three parts will be established.
1. Identification of Availability
Once establishment of the program has occurred, unit files will be maintained by the
property owner and/or property management company for the project(s) where affordable
units are provided that identifies those units which based on rental cost qualify as
affordable units. On a quarterly basis (or other mutually designated reporting period), the
property owner and / or designated representative shall verify if there are any changes in
County Median Income by requesting copy of the County Housing Affordability Table
and comparing it with the monthly rental rate figures for the affordable units included in the
program. These monthly accounting statements will then be tabulated into a report (see
Appendix) for submittal to the County as part of the Annual Monitoring Report process or
equivalent, that includes an accounting of the total numberof units that qualify to meet the
affordable housing requirementand the rental costs of those units by affordable income
category.
2. Notification of Availability
t The property owner and/or property management company will establish an on -going
advertising program in major Orange County publications (i.e., Orange County Register, Los
j Angeles Times Orange County edition, Irvine World News and For Rent Magazine) to
i provide notification of availability of affordable units. The advertisements will include
language that rental rates are in accordance with the County's Housing Opportunities
Program (see Appendix) and also provide a listing of project locations. Leasing agents will
also be trained to make sure that when there are vacancies, appropriate efforts are made to
provide early notification of the availability of affordable housingunits to the major
employers within the Newport Center, Irvine Business Complex, IrvineSpectrum and UCI
employment areas, as well as the UCI Housing Office, Orange County Housing Authority
and the office of the Irvine Industrial League.
IMMA
October. 1995
I
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page 9
3. Accounting
A record shall be maintained by the property owner and/ or property management
company and supplied to the County upon reasonable request, listing the publications and
dates of advertising that Pdudes notification of affordable housing units. These accounting
summaries shall be provided to the County as part of the annual reporting process (see
Appendix).
AMENDMENT PROCEDURES
Should revisions to the project or unforseen circumstances create a need to modify this
document, the Plan may be considered for amendment in accordance with the following
procedure:
1. The Irvine Company shall provide a report identifying how conditions have changed
such that modification to this AHIP are appropriate; and
2. The Director of Planning (EMA) may review and administratively approve an
amendment to the AHIP providing that the spirit and intent of the Program is preserved
or enhanced.
raluu
Ocbb.r, 1"5
SAN JOAQUIN HILLS PLANNED COMMUNITY
Affordable Housing Implementation Plan - First Amendment Page 10
D. APPI
❑ Sa
❑ Al
❑ Ai
❑ AI
FORMA
October. 1995
.. Q PLANNING •DESIGN •LANDSCAPE ARCHITECTURE
September 14,1995
Ms. Joan Golding, Manager
Advance Planning Division
Orange County Environmental Management Agency
r 300 North Flower Street, Room 344
P.O. Box 4048
Santa Ana, Ca 927024048
Attn: Mr. Martin Angle';'.
RE: Housing Pro'grain Report'= Tract 14907 (Applicant: Irvine Apartment Communities)
..a This letter is being�suiimitted on be7ialf;oEThe;Irvine Company to satisfy the "compliance phasing"
tec�uirements establi"shed by -the appioved•Affordable Housing Implementation Plan for the San Joaquin
Hills Planned Community.(SJfIPC)for the•above-referenced Tract. Also described as Planning Areas 8
and'9; the subject:tracYis compriEe?a of 512 Mult-FamilyApartment units of which 128 units are being
reserved. to satisfy the.initial Low-income category affordable housing requirement for the Planned
•& Community. The+iocationiof'the project isshown on the attached Project Location Map (Exhibit 1).
Consistent with the.Bbard of Supervisors Resolution,No: 91=183 -(condition of approval 70) and the
< Affordable Housing Implementation Plan (AHIP),:residential:tracts have been allowed to proceed
with development withoutliaving to produce aff"ordable'riiIIfikaf the same time as market rate units
are being sold up to establisfied.key milestones„These;de`velopment milestones are referred to as
"Phases" and include a cortesponding,limif-or"Developutent Cap" on the'number of residential building
.0
i permits which can be released formarket rate.mts.", -v '
Attachment 1, Affordable Housing Implementation Milestones• indicates the SJHPC development
milestones associated with providing specific income categories of 'affordable housing units. The
Implementation Status Summary shows a statistical breakdown of the land uses, estimated and
maximum number of dwelling units permi'tted.iri each -Planning Area and.a status of the number of units
T currently approved on Tentative and Final Tract Maps, as well as those units currently under
construction or have approved Building Permits for eachPlanned Community as of.September 14,;1995.
Subject to your review and concurrence (as indicated with the signature below), we request that the
applicable conditions of approval be considered satisfied and that the appropriate clearance
documentation is provided to the EMA Subdivision Division to permit recordation of the above
referenced tract map. Should you have any questions about the information provided, please do not
hesitate to call.
Sincerely, Report concurred with and approved by:
FORMA
Craig Hoffman For the Manager, Orange County EMA Date
Director Advance Planning Division
Attachments
c: Mr, Norm Witt - The Irvine Company
3100 Bristol Street • Suite 100 • Costa Mesa, CA 92626 • (714) 540-4700 • FAX (7141540.6618
COMMUNITY PLANNING • LANDSCAPE ARCHITECTURE • RECREATION DESIGN AND SPECIAL EFFECTS • URBAN DESIGN • ENVIRONMENTAL MANAGEMENT • GOVERNMENT SERVICES • MAPPING SERVICES
SAN JOAQUIN HILLS 2C-5 IVA J
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