Planning Area 51: Great Park Neighborhoods - District 2 and 6

Five Point Communities, on behalf of Heritage Fields El Toro, LLC, has submitted a General Plan amendment application that would impact Planning Area 51 (Great Park). The General Plan amendment proposes to add up to 1,300 new residential dwelling units to Planning Area 51 by converting previously approved, but unbuilt, non-residential square footage. The amendment is intended to facilitate the future development of residential communities in the southern portion of Planning Area 51, which is currently approved for non-residential uses like warehouses and offices.

Several associated development applications will be prepared and reviewed concurrently to ensure consistency with City requirements, as follows:

  • Zone Change: to ensure the Irvine Zoning Ordinance is consistent with the changes facilitated by the proposed General Plan amendment.
  • Vesting Tentative Tract Maps: subdivision maps that define the size, shape, location, and orientation of lots proposed for residential development, landscaping, and roadways.
  • Master Plan(s): to establish the design of planned development relative to residential design, trails, landscaping, parks, walls/fences, and parking.
  • Park Plan: to show the location(s) of recreation areas and demonstrate compliance with City park requirements.

Project Location
Planning Area 51 is generally bounded by Irvine Boulevard and Portola Parkway to the north, the Eastern Transportation Corridor (SR-133) to the west, Irvine Spectrum (Planning Area 35) to the east, and I-5 (Santa Ana Freeway) to the south. 

Click here to view project location map

Upcoming Meetings and Outreach

  • September 9, 2025 City Council Meeting: Scoping Session for General Plan Amendment for Planning Area 51 (Great Park)
  • October 1, 2025: The Community & Library Services Commission held a public meeting and recommended Planning Commission approval of the following applications:

1. Park Plan 00956302-PPP: provides 2.3 acres of park land for 310 units within VTTM No. 19402 in District 2;  

2. Park Plan 00956398-PPP: provides 3.72 acres of park land for 474 units within VTTM No. 19403 in District 2;  

3. Park Plan 00956323-PPP: provides 2.5 acres of park land for 354 units within VTTM No. 19404 in District 6; and  

4. Park Plan Modification 00957202-PPK: represents the ninth modification to the Districts 5 and 6 Park Plan 00753566-PPP to adjust the park acreage associated with VTTM No. 19405 (421 residential units) and VTTM No. 19406 (219 residential units).  

  • October 8, 2025: The Subdivision Committee held a public meeting and recommended Planning Commission approval of the following vesting tentative tract maps (VTTMs): 

1. VTTM No. 19402: subdivides 36.1 gross acres into 13 numbered lots for residential condominium and park purposes and 21 lettered lots for landscape and private street purposes;

2. VTTM No. 19403: subdivides 56.6 gross acres into 25 numbered lots for residential condominium and park purposes and 24 lettered lots for landscape and private street purposes;

3. VTTM No. 19404: subdivides 37.7 gross acres into 18 numbered lots for residential condominium and park purposes and 14 lettered lots for landscape and private street purposes;

4. VTTM No. 19405: subdivides 44.9 gross acres into 12 numbered lots for residential condominium purposes and 23 lettered lots for landscape and private street purposes; and

5. VTTM No. 19406: subdivides 17.7 gross acres into seven numbered lots for residential condominium purposes and seven lettered lots for landscape and private street purposes. 

  • October 21, 2025: The Transportation Commission held a public meeting to consider the project taking the following actions:

1. Finding the Traffic Evaluation prepared for Vesting Tentative Tract Map Nos. 19402, 19403, 19404, 19405, 19406, and Master Plan Modification 00956567-PMP is consistent with City’s performance criteria; and

2. Recommended the Planning Commission approve recommended Conditions of Approval to implement all necessary street improvements on Marine Way, Barranca Parkway, Ada, and project driveways.

  • November 6, 2025: The Planning Commission will consider a comprehensive set of planning applications to facilitate the development of 1,814 new for-sale, residential condominium units on approximately 191 acres located in the southern portions of Planning Area 51 (Great Park). The applications include: 

  • General Plan Amendment 00961166-PGA – to amend the General Plan Land Use Element to increase the maximum development intensity cap for Planning Area 51 by 1,300 residential dwelling units with a corresponding decrease of non-residential square-footage by amending applicable text, Table A-1, and other figures; 

  • Zone Change 00955251-PZC – to update relevant text, tables, and exhibits of the Zoning Ordinance to reflect an increase of 1,300 residential dwelling units and a corresponding decrease of non-residential square-footage for Planning Area 51, and rezone land from 8.1 and 8.1B Trails and Transit Oriented Development (TTOD) Great Park Neighborhoods to 8.1C TTOD Great Park Neighborhoods, and establish development and land use regulations for the 8.1C zoning district; 

  • Five Vesting Tentative Tract Maps (VTTMs) – to define the size, shape, location and orientation of subdivided lots for residential development, park land, landscape parcels, and streets for VTTMs Nos. 19402, 19403, 19404, 19405, and 19406; 

  • Five Master Plans – to establish site-level building layouts, architectural elevations, trails, landscaping, parks, wall and fence layouts and parking for attached and detached residential condominiums within VTTMs Nos. 19402, 19403, 19404, 19405, and 19406;  

  • Three Park Plans – to establish location and amenities of new parks within VTTMs Nos. 19402, 19403 and 19404 to comply with the City Community and Neighborhood Park requirements; 

  • Park Plan Modification 00957202-PPK – to remove two previously approved neighborhood parks from District 5 and 6 park plan boundary, and to satisfy park obligations for VTTM 19405 and 19406 using a combination of existing park acreage and the value of existing and completed park improvements within the District 5 and 6 park plan boundary. 

  • Master Plan Modification 00956567-PMP – to replace sixty-nine previously approved senior affordable units with thirty-six market-rate units within District 6; 

  • A modification to the previously approved Community Design Features  and Checklist of Sustainable Design Features  for the 8.1 Trails and Transit Oriented District for Development Districts 2, 3, and District 6-South; 

  • A modification to the previously approved Community Design Features  and Checklist of Sustainable Design Features for the 8.1 Trails and Transit Oriented District for Development District 5 and District 6-North; and 

  • Master Affordable Housing Plan amendment for Great Park Neighborhoods within Planning Area 51. 

  • Additional public meeting dates will be added as they are scheduled

Project Status
The project is now under review.

Email Notification List Sign Up — City of Irvine Contact
To stay updated on upcoming meetings or outreach efforts, or to be added to the email interest/ notification list, please contact Senior Planner Hernan DeSantos at hdesantos@cityofirvine.org or at 949-724-7519.