Los Angeles architect William Pereira and Irvine Company employee Raymond Watson designed Irvine's layout, which is nominally divided into townships called "villages", separated by six-lane streets.
Each township contains houses of similar design, along with commercial centers, religious institutions, and schools.
Commercial districts are checker-boarded in a periphery around the central townships.

Pereira originally envisioned a circular plan with numerous artificial lakes and the university in the center.
When the Irvine Company refused to relinquish valuable farmland in the flat central region of the ranch for this plan, the university site was moved to the base of the southern coastal hills.
The design that ended up being used was based on the shape of a necklace (with the villages strung along two parallel main streets, which terminate at University of California, Irvine (UCI), the "pendant").
Residential areas are now bordered by two commercial districts, the Irvine Business Complex to the west (part of the South Coast Plaza–John Wayne Airport edge city) and Irvine Spectrum to the east.
Traces of the original circular design are still visible in the layout of the UCI campus and the two artificial lakes at the center of Woodbridge, one of the central villages.

All streets have landscaping allowances.
Rights-of-way for powerlines also serve as bicycle corridors, parks, and greenbelts to tie together ecological preserves.
The city irrigates the greenery with reclaimed water.

The homeowners' associations which govern some village neighborhoods exercise varying degrees of control on the appearances of homes.
In more restrictive areas, houses' roofing, paint colors, and landscaping are regulated.
Older parts of the Village of Northwood that were developed beginning in the early 1970s independently of the Irvine Company, have the distinction of being a larger village that is not under the purview of a homeowners' association.
As a result, homeowners in the older Northwood areas do not pay a monthly village association fee; its neighborhoods are generally not as uniform in appearance as those in other villages, such as Westpark and Woodbridge.
However, the more tightly regulated villages generally offer more amenities, such as members-only swimming pools, tennis courts, and parks.

In addition to association dues, homeowners in villages developed in the 1980s and later may be levied a Mello-Roos special tax, which came about in the post-Proposition 13 era.
For homeowners in these areas, the association dues coupled with the Mello-Roos special tax may add significantly to the cost of living in the city.
Los Angeles architect William Pereira and Irvine Company employee Raymond Watson designed Irvine's layout, which is nominally divided into townships called "villages", separated by six-lane streets. Each township contains houses of similar design, along with commercial centers, religious institutions, and schools. Commercial districts are checker-boarded in a periphery around the central townships.
Pereira originally envisioned a circular plan with numerous artificial lakes and the university in the center. When the Irvine Company refused to relinquish valuable farmland in the flat central region of the ranch for this plan, the university site was moved to the base of the southern coastal hills. The design that ended up being used was based on the shape of a necklace (with the villages strung along two parallel main streets, which terminate at University of California, Irvine (UCI), the "pendant"). Residential areas are now bordered by two commercial districts, the Irvine Business Complex to the west (part of the South Coast Plaza–John Wayne Airport edge city) and Irvine Spectrum to the east. Traces of the original circular design are still visible in the layout of the UCI campus and the two artificial lakes at the center of Woodbridge, one of the central villages.
All streets have landscaping allowances. Rights-of-way for powerlines also serve as bicycle corridors, parks, and greenbelts to tie together ecological preserves. The city irrigates the greenery with reclaimed water.
The homeowners' associations which govern some village neighborhoods exercise varying degrees of control on the appearances of homes. In more restrictive areas, houses' roofing, paint colors, and landscaping are regulated. Older parts of the Village of Northwood that were developed beginning in the early 1970s independently of the Irvine Company, have the distinction of being a larger village that is not under the purview of a homeowners' association. As a result, homeowners in the older Northwood areas do not pay a monthly village association fee; its neighborhoods are generally not as uniform in appearance as those in other villages, such as Westpark and Woodbridge. However, the more tightly regulated villages generally offer more amenities, such as members-only swimming pools, tennis courts, and parks.
In addition to association dues, homeowners in villages developed in the 1980s and later may be levied a Mello-Roos special tax, which came about in the post-Proposition 13 era. For homeowners in these areas, the association dues coupled with the Mello-Roos special tax may add significantly to the cost of living in the city.
Irvine, California