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Irvine ADUs

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Last Updated 09/20/21

The city government of Irvine has not yet updated it’s local zoning codes to comply with the State ADU mandate so the State Standards apply to the ADU development.


Planning And Development Fees / Permit Fees

Planning and Development Fees for Residential Projects‌


Planning and Processing Fees

Fee/Deposit

Building and Safety Fees Inspection

Model Plan Check

Production Dwelling Plan Check


Single-Family: $0.26/square foot; Multiple-family: $0.20/square foot Single-Family: $0.25/square foot; Multiple-family: $0.25/square foot Single-Family: $0.025/square foot; Multiple-family: $0.02/square foot

Major Thoroughfare and Bridge Fee San Joaquin Hills Transportation Corridor Zone A Zone B Foothill/Eastern Trans. Corridor Zone A Zone B


Single-Family: $4,185/unit; $3,242/unit Multiple-family: $2,348/unit; $1,892/unit Single-Family: $4,560/unit; $3,246/unit Multiple-family: $2,663/unit; $1,889/unit

Temporary Generator Permit

Plan Review Fees: $116.18

Permit fees: $205.74 + $0.75 microfilming fee (per plan sheet)

Environmental Impact Report

Environmental Impact Report: Initial Deposit: $30,000 Minimum Balance: $10,000

Annexation, Concept Plan, Conditional Use Permit, Detachment, General Plan Amendment, Zone Change

Fee Per Hour: $128 Initial Deposit: $12,000

Minimum Balance: $2,500


Four or More Bedrooms: 2.5 parking spaces The City’s parking code does allow on-street parking on a development site to count toward fulfilling visitor parking requirements, whereas the state parking standards (in conjunction with a density bonus) does not. The City’s parking standards are lower than those adopted by many surrounding cities and comparable to the parking standards permitted by the state Density Bonus law for affordable housing projects eligible for a density bonus. Therefore, the City’s parking standards are not considered a constraint. Height Limits Land use regulations establish a height limit of 35 in low density residential districts except for the Estate District, which permits structures up to 50 in height. In high density residential districts, height limits range from 50 in medium and high density residential, 70 in the Multi-Use district, and higher in other districts such as the IBC and the Urban Commercial. As demonstrated by the City’s past development trends, high density residential developments are able to achieve close to or exceed the maximum permitted densities. Therefore, height limits in the City do not constrain housing development. Housing in the Coastal Zone Approximately 250 acres of the City of Irvine lie within the coastal boundaries. The majority of this area is within the San Joaquin Freshwater Marsh and a portion of the University of California natural land and water resources system. The University of California owns all of this property with the exception of an existing 36-acre research and light industrial development. Pursuant to Public Resources Code Section 30519 in the California Coastal Act, the City’s Local Coastal Program only applies to this 36-acre industrial site. As this site is currently developed and the General Plan and Zoning Ordinance designate it for industrial use, the City anticipates no housing development on the site in the foreseeable future. Fees and Exactions Development impact fees offset the costs of improvements serving the development. Planning and processing fees cover administrative review of the development by City Community Development and Public Works departments. The City's fee schedule is based on anticipated costs associated with review and approval of proposed projects. Irvine’s current planning and development fee schedule for residential projects is summarized in Table C-45. Some fees such as permit issuance fees, slurry seal fees, and traffic related fees, are collected at permit issuance by the Community Development Permit Counter. Transit Corridor Agency (TCA) fees and school fees are collected by the City’s Building Division. Water and sewer fees are collected by the Irvine Ranch Water District. In 2007 the City Council passed an Economic Stimulus Ordinance in response to changes in the housing market throughout the nation, including Irvine. The Ordinance was adopted to stimulate and encourage new residential development in the City by allowing deferral of some development impact fees and optional in- lieu fees, such as park fees, street surface construction impact fees, and affordable housing in- lieu fees. The fees may be deferred until final inspection, or issuance of a temporary or final Certificate of Occupancy.


Planning and Development Fees for Residential Projects


Planning and Processing Fees

Fee/Deposit

Development Agreement, Master Plan

Fee Per Hour: $128 Initial Deposit: $10,000

Minimum Balance: $2,000

Tentative map, Tentative Map Extension, Park Plan

Fee Per Hour: $128 Initial Deposit: $4,000 Minimum Balance $1,000

Transportation Plan Review

Fee Per Hour: $132.40

Systems Development Charge

1% of valuation

Road Wear and Tear Slurry Fee

New Units: $0.03/sf

Remodels or addition: $0.03/sf Maximum Fee Per unit: $50

Strong Motion Instrumentation Program

Residential (1-3 stories) - $0.10 for each $1,000 valuation

Systems Development Charge

1% of valuation

Preliminary Plan Check Review

$125/hour, $62.50 minimum Plan Check Revisions: $124.55

Transportation Corridor Fee

Varies according to number of units (Average: $3,240)

Park Dedication In-Lieu Fee

Dedication Requirement x Fair Market Value

Bake Parkway (Fee District 89-1)

$0.05 to $1.45/sf

University Research Park Fee

$3.00/sf

Irvine Business Transportation Mitigation Complex Fee

$1,996 per dwelling unit

Irvine Business Complex Neighborhood Infrastructure Improvement Program fees

$5,860 - $15,235 depending on unit type

School Facilities Fee

$2.97-$4.46/sf

Irvine Unified School District Fee

$5.22 per square foot

Strong motion instrumentation program (SMIP) State mandated

$0.10 for each $1,000 valuation

Systems Development charge- Circulation

0.5 percent of valuation as calculated by building code

Systems development charge-Non- circulation

0.5 percent of valuation as calculated by building code

Fire station 6 assessment fee

Varies based on assessor parcel number

Permit Issuance fee (residential new construction)

$37

Automation fee

5% of building plan check fee and permit “inspection” fee

Slurry seal fees for road wear and tear

$0.03 per square foot or $50 maximum per unit

Water Connection Fee

$1,910-$3,028 per unit depending on density

Sewer Connection Fee

$100 inspection fee plus 10 percent of the bondable cost for the public sewer system

Water/Sewer Meter Fee

Fees are charged by outside agencies



IBC Transportation Mitigation Fees‌



Land Use

New Fee Rate

Residential

$1,996 per dwelling unit

Commercial

$5.84 per square foot

Hotel

$2,610 per room

Extended Stay Hotel

$1,611 per room

Office

$5.84 per square foot

Manufacturing

$1.61 per square foot

Mini-Warehouse

$1.04 per square foot


Source: City of Irvine, 2013. IBC Development Fee The intent of the IBC Development Fee program is to provide partial funding for the implementation of the area wide circulation mitigation program identified in the Final Program Environmental Impact Report 88-ER-0087 for the Irvine Business Complex. The area wide circulation program ensures that all land uses, including market rate and affordable housing, have adequate infrastructure. The IBC Development Fee program establishes variable fees per unit of development for specific land uses, which in turn correspond to the trip generation of each land use. Fair share costs are derived by dividing the total cost of the required circulation improvements for future development into the total number of trips assumed to be generated by projects that are subject to this fee program. The cost per trip is then converted into cost per unit of development for the corresponding land use. Any development for which building permits are issued within the IBC after 1992 is subject to this fee. In January 2011, the City Council adopted new IBC fees. However, in June 2012, the Planning Commission received confirmation that fees would be increased, consistent with Section 9-36-15 (H) of the Zoning Ordinance, based on the Engineering News Construction Cost index, effective July 1, 2012. These new fees apply to all new IBC development, including density bonus units, as follows:


IBC Neighborhood Infrastructure Fees‌



Unit Type

New Fee (effective July 1,

2012)

Rental- with required Affordable Housing provided on-site

$ 5,860.00

Rental- using menu option for Affordable Housing requirement

$ 7,617.00

For Sale- On-Site Affordable Housing- with required Affordable Housing provided on-site

$13,477.00

For Sale- Affordable Housing Menu Option- using menu option for Affordable Housing requirement

$15,235.00



Heading



Costa Mesa

Fountain Valley

Irvine

Lake Forest

Tustin

Development Agreement

$5,000

$7,460

$10,000

$10,000

$2,000

Tentative Map

$1,380

$2,180

$4,000

$8,000

$3,000

General Plan Amendment

$3,400

$9,265

$12,000

$10,000

$2,000

Conditional Use Permit

$1,000

$3,455

$1,500-

$12,000

$6,500

$3,000

Environmental Impact Report

Consultant Estimate + 10%

Cost + 15%

$30,000

$9,500

$4,000

Zone Change

$1,820

$4,715

$12,000

$10,000

$950


University Research Park Fee The University Research Park (URP) fee was adopted in conjunction with The University of California Regents’ approval of the UCI Long Range Development Plan in 1989. The fee provides for the fair sharing of costs related to transportation improvements associated with the development of the URP, which comprises all of Planning Area 25 and is located adjacent to UCI. The fee applies to all land owned by the campus of UCI within the URP and is required for the development of any new building or an increase in square footage to an existing building. The current URP fee is $3 per gross square foot and is due at the time a building permit is issued. Table C-48 outlines the various planning related fees charged by Irvine, with a comparison of similar fees charged by neighboring cities. Irvine is a master planned community; therefore, infill development opportunities are limited. Most development proposals are large-scale and involve development on previously undeveloped land. As such, the complexity of project review is not comparable to older communities where development proposals involve few units or previously developed land. The City’s fee structure reflects the types of developments in the City and necessary costs associated with proper review and project mitigation. Table C-48: Comparison of Residential Development Fees1‌


Overall Development Cost for a Typical Residential Development‌


Development Cost

Single-Family

Multiple-Family

Estimated Fees per Unit

$13,000

$23,000-$56,000

Estimated Cost of Development per Unit*

$309,253

$237,597-$458,237

Estimated Proportion of Fee Cost to Overall Development Cost

4.2%

5.0-9.6%


1 Does not represent the total cost. All development fees are simply the deposit amount for staff to charge against for time spent working on a project. Therefore, not every project uses the entire deposit for processing. Combining planning/processing fees and development impact fees, a developer can expect to pay approximately $13,000 in fees per single-family unit and $23,000 to $56,000 in fees per multi- family unit, depending on the location of the project within the City.


Processing Times‌



Project Type


Reviewing Bodies


Public Hearing Required


Appeal Body

Estimated Total Processing Time (based on working days)

Single-Family Detached Units

Planning Commission,

Yes

City Council

No EIR: 4 months EIR: 1-2 years

Single-Family Subdivision

Subdivision Committee, Planning Commission

Yes

City Council

No EIR: 5 months EIR: 1-1 ½ years

Multiple-Family

Planning Commission,

Yes

City Council

No EIR: 6 months to 1 year EIR: 1-2 years

Multiple-Family

Subdivision Committee,

Yes

City Council

No EIR: 5 months

(with subdivisions)

Planning Commission,



EIR: 1-2 years


Community Services





Commission




Mixed Use

Planning Commission, Community Services Commission

Yes

City Council

No EIR: 5 months to 1 year EIR: 1-2 years


Submittal of a playground plan that includes detailed playground specifications for manufactured play equipment. Although the timeline for processing a CUP and the associated fees can be a constraint to housing development, the City has adopted policies and offers incentives to mitigate any undue burdens on the developer. As previously mentioned, the City Council passed an Economic Stimulus Ordinance to stimulate and encourage new residential development in the City by allowing deferral of some development impact fees and optional in-lieu fees, such as park fees, street surface construction impact fees, and affordable housing in-lieu fees. The fees may be deferred until final inspection or issuance of a temporary or final Certificate of Occupancy. In addition, the City offers a reduction in park dedication standards (as permitted by the Subdivision Ordinance) in order to encourage the construction of affordable housing. Specifically, the reduction in park dedication standards required for residential development helps lower the cost of construction of the units planned for lower income households. To further facilitate affordable housing development, the City provides, where feasible, financial subsidies to offset the cost impacts of development and planning fees. Financial assistance can come in the form of CDBG, HOME funding and in-lieu fee funds. In-lieu fees are collected from other projects that did not build affordable units on site, which is a permitted option in the City’s inclusionary housing ordinance. These fees are then allocated to other projects that are building affordable units on-site. For example, Granite Court was allocated a total of $7.7 million from the City’s in-lieu fee account. Other concessions given to projects providing affordable units include priority/expedited processing for all entitlement and ministerial permits required for development of the project, a reduction in development standards such as setbacks requirements, landscaping requirements, parking requirements, and building heights. Timelines for Permit Procedures Development review and permit processing are necessary steps to ensure that residential construction proceeds in an orderly manner. It also ensures that development standards of the City, as well as outside agencies that have a vested interest in the project, are met. However, the time and cost of permit processing and review can be a constraint to housing development if they place an undue burden on the developer. The processing time needed to obtain development permits and required approvals is commonly cited by the development community as a prime contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include: completeness of the development application submittal, responsiveness of developers to staff comments and requests for information, and for projects that are not exempt from the California Environmental Quality Act (CEQA), rezoning or general plan amendment processing, or projects that are subject to a public hearing before the Planning Commission or City Council. Certainty and consistency in permit processing procedures and reasonable processing times is important to ensure that the development review/approval process does not discourage developers of housing or add excessive costs (including carrying costs on property) that would make the project economically infeasible. The City is committed to maintaining comparatively short processing times. Total processing times vary by project, but most residential projects are approved in two to four months. Table C-50 provides a detailed summary of the typical processing procedures and timelines of various types of projects in the City. Depending on the level of environmental review required, the processing time for a project may be lengthened as the City must completely implement state CEQA processes, which substantially add to processing times. Given the relatively short time periods required for processing residential development applications in Irvine, the City’s permit processing procedures are not a significant constraint on residential development.




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