Soil Conditions in Irvine
Orange County presents a range of subsurface conditions. Here's what we encounter most frequently.
San Pedro Formation
Much of Irvine is underlain by the San Pedro Formation, a Pleistocene-age marine deposit consisting of interbedded sands, silts, and clays. These soils generally provide moderate to good bearing capacity but can exhibit variable consolidation characteristics depending on depth and clay content.
Monterey Formation (South Hills)
The southern and eastern hillside areas of Irvine expose the Monterey Formation, a siliceous shale and siltstone unit known for expansive and compressible behavior. Foundations on Monterey Formation soils typically require deepened footings or post-tensioned slabs to mitigate differential settlement.
Engineered Fill from Master-Planned Development
Large portions of Irvine were mass-graded during the development of the Irvine Ranch, resulting in deep engineered fill sections. Cut-and-fill transitions are common throughout the city and require careful evaluation for differential settlement at lot-pad transitions.
Perched Groundwater
Perched water conditions are encountered in several Irvine neighborhoods, particularly in areas with underlying clay layers that impede downward drainage. Shallow groundwater can affect foundation design, require subdrain systems, and complicate excavation for subterranean construction.
What We Do in Irvine
Soils Reports
Geotechnical investigation and foundation recommendations for building permits.
Learn more →Grading Plans
Precise and rough grading design with drainage and earthwork calculations.
Learn more →Compaction Testing
Field density testing and fill certification for construction.
Learn more →Stormwater / LID / WQMP
WQMP preparation, LID compliance, and BMP design.
Learn more →Hydrology Reports
Drainage analysis and flood risk assessment.
Learn more →Subsurface Exploration
Drilling, CPT, and test pit programs.
Learn more →Erosion Control Plans
SWPPP and erosion control for grading permits.
Learn more →Street Improvements
Frontage, curb, gutter, and sidewalk design.
Learn more →Utility Plans
Water, sewer, and storm drain design and coordination.
Learn more →Project Coordination
One point of contact managing structural, MEP, surveying, and specialty consultants.
Learn more →We also coordinate with your structural engineer, architect, MEP consultants, and other project team members to ensure our deliverables integrate with the overall design — one point of contact for your geotechnical and civil engineering scope.
What People Build in Irvine
ADU / Accessory Dwelling Unit
Soils reports and grading plans for detached and attached ADUs, common across Irvine's established residential neighborhoods.
Multi-Family Residential
Geotechnical investigations and civil engineering for apartment and condominium developments in Irvine's expanding residential villages.
Commercial Tenant Improvement
Foundation evaluation and site work for tenant improvements and pad expansions in Irvine's extensive business parks and retail centers.
Institutional / Educational
Site engineering for school expansions, university facilities, and public buildings throughout the Irvine Unified School District and UC Irvine campus area.
Working With City of Irvine Community Development Department
The City of Irvine conducts a thorough, multi-discipline plan check for grading and building permits. Geotechnical reports are reviewed by the city's geotechnical consultant, and grading plans are reviewed by the Public Works Department. Irvine is known for detailed review comments, so complete and well-organized submittals are essential for timely approval.
What Makes This Jurisdiction Distinct
Geotechnical reports are peer-reviewed by the city's third-party geotechnical consultant
WQMP required for all priority development projects per the North Orange County MS4 permit
Grading permits require a registered geotechnical engineer of record for inspection and certification
Cut-fill transition lots require specific foundation mitigation recommendations in the soils report
Erosion control and dust management plans required for all grading permits
Irvine accepts electronic submittals through its online permitting portal. Plan check fees are calculated based on project valuation and grading quantities. Pre-application meetings with Community Development staff are recommended for larger projects.
Common Questions — Irvine
Building in Irvine?
Tell us about your project and we'll send you a fixed-fee proposal — typically within one business day.