Ordinance No. NS-XXX
ORDINANCE NO. NS-XXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING AMENDMENT APPLICATION NO.
2025-01 TO ESTABLISH THE VILLAGE SANTA ANA
SPECIFIC PLAN AND TO APPROVE A ZONE CHANGE
FOR THE PROJECT SITE GENERALLY LOCATED AT 1561
W. SUNFLOWER AVENUE, F ROM SP ECIFIC
DEVELOPMENT NO. 48 TO THE VILLAGE SANTA ANA
SPECIFIC PLAN (SP-6)
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows:
A. Justin McCusker , on behalf of South Coast Plaza, a California general partnership (“Applicant” and “Property Owner”), is seeking approval of various entitlements to facilitate the redevelopment of a 17.2 -acre site into a mixed-use urban village (“Project”).
B. The project site is located along the southern edge of the City of Santa Ana (“City”), on the northeast corner of West Sunflower Avenue and South Bear Street, transected by South Plaza Drive. The project site includes 11 addresses (1561, 1611, 1621, 1631, 1641, and 1661 W. Sunflower Avenue; 3820, 3840, and 3951 S. Plaza Drive ; and 3811 and 3851 S. Bear Street) and seven parcels (412-131-10, 412-131-20, 412-131-21, 412-451-01, 412- 451-02, 412-451-03, and 412 -451-04), collectively referred to as 1561 W.
Sunflower Avenue (“Project Site”).
C. The Project entitlements include Amendment Application (AA) No. 2025-01 to establish The Village Santa Ana Specific Plan (Specific Plan No. 6 (SP - 6)) and to approve a zone change for the Project Site from Specific Development No. 48 (SD-48) to SP-6; Vesting Tentative Tract Map (VTTM) No. 2025-06 (County Map No. 2023-159) to subdivide the Project Site into six buildable lots; and Development Agreement (DA) No. 2025-01 outlining terms and conditions for the Project.
D. The Project entails, among other things, (1) demolition of the existing structures on the Project Site and (2) redevelopment of the Project Site into an urban village containing up to 1,583 residential units, 80,000 square feet of commercial /retail space, and 300,000 square feet of office space, including 7.5 acres of publicly accessible open space and on -site parking and landscaping.
E. The Project Site is currently zoned as SD-48 and has a General Plan (GPU) land use designation of District Center–High (DC-5).
Ordinance No. NS-XXX
F. The Applicant is requesting approval and adoption of AA No. 2025-01 to (1) establish SP-6 and (2) approve a zone change for the Project Site from SD- 48 to SP-6.
G. Pursuant to sections 41-592 and 41-667 of the Santa Ana Municipal Code (SAMC), approval of a specific plan and a zone change require approval of an ordinance by the City Council, with the Planning Commission serving as advisory body.
H. Pursuant to Section 41 -667 of the SAMC, the City Council must hold a hearing before approving any proposed zone changes, including changes to any sectional district maps.
I. Pursuant to sections 41 -664 and 41 -666 of the SAMC, prior to being submitted to the City Council, a public hearing on a proposed zone change must be held before the Planning Commission and the Planning Commission must transmit its recommendation on the proposed zone change to the City Council.
J. On August 1 1, 2025, the Planning Commission of the City of Santa Ana held a duly -noticed public hearing on the entirety of A A No. 202 5-01, including both the proposed adoption of SP-6 and the proposed zone change for the Project Site, recommending approval of AA No. 2025-01 to the City Council.
K. Based on the entire record before the City Council and all written and oral evidence presented, the City Council finds that the entirety of AA No. 2025- 01, including both the proposed adoption of SP-6 and the proposed zone change for the Project Site, is consistent with the GPU, including, but not limited to, its goals and policies, as follows:
The Project implements the vision and objectives of the South Bristol Street Focus Area (SBSFA) by transforming an auto -oriented shopping center to a walkable, bike-friendly, and transit-friendly urban village that incorporates a mix of high -intensity office and residential living with experiential commercial uses. The Project is consistent with the allowed intensity and density of the DC-5 land use designation of the GPU. The Project also supports several goals and policies of the GPU. Specifically, the Project is consistent with the following goals and policies:
• Policy CM-1.6 (Recreation on Priva te Property) of the Community Element, of promoting development and use of privately -owned recreation and entertainment facilities that help meet the needs of Santa Ana residents as the Project would include publicly accessible open space that would be mad e available to the general public through an irrevocable public access easement with the City and would remain in effect through the life of the Project.
Ordinance No. NS-XXX
• Policy CN -1.6 (New and Infill Residential Development) of the Conservation Element encourages devel opment that is mixed use, pedestrian friendly, transit oriented, and clustered around centers.
The Project would introduce a mixed -use urban village and encourage experiential commercial uses that are more walkable, bike-friendly, and transit -oriented. The Project would create a commercial core providing for sufficient local serving and destination retail uses, residential opportunities, workplaces, and entertainment amenities to enable residents and shoppers to reduce reliance on the automobile.
• Policy EP-3.4 (Complete Communities) of the Economic Prosperity Element encourages the development of “complete communities” that provide a range of housing, services, amenities, and transportation options that support the retention and attraction of skilled workforce and employment. The Project would implement the vision of the SBSFA of creating an urban village that includes a range of uses. The Project would promote a business-friendly environment where businesses thrive and would facilitate a “complete community” with a range of housing, services, and amenities and transportation options to support the retention and attraction of a skilled workforce and employment base.
• Policy HE -1.5 (Infrastructure and Public Services) of the Housing Element (HE) encourages t he development of quality community facilities, physical infrastructure, traffic management and parking control, and other public services to promote the livability, safety, and vitality of neighborhoods. The Project would provide safe access points for pe destrians and bicyclists and would include new traffic signals along Bear Street and Plaza Drive to improve traffic management. The P arking Management Plan would also assist in controlling parking impacts.
• Policy HE -2.6 (Housing Design) of the HE require s excellence in architectural design through the use of materials and colors, building treatments, landscaping, open space, parking, and environmentally sensitive (“green”) building and design practices. One primary objective of SP -6 is to bring high quali ty design to the Project Site, focusing on green standards, durable materials and visual integrity and timeless architecture. The Project would incorporate quality design, from the larger design of the commercial and residential structures to the small det ails of materials, landscaping, pedestrian network, and communal gathering spaces.
• Policy LU-2.1 (Employment Opportunities) of the Land Use Element (LU) encourages a broad spectrum of land uses and development that offer employment opportunities for current and future Santa Ana residents. The Project would include a mix of land uses that will serve
Ordinance No. NS-XXX
as a catalyst for reinvestment, stimulate economic activity, commerce, and new development opportunities in and around the SBSFA. The Project would also have a positive contribution to the local economy through new capital investment, the creation of jobs, and the expansion of the tax base through the Project’s long -term investment and commitment to the City of Santa Ana.
• Policy LU-2.3 (Supportive Spaces) of t he LU element encourages providing a diversity of land uses that support residents, visitors, and businesses, such as open space, areas for community gatherings, and outdoor entertainment venues. One of the primary goals of the Project is to foster a neigh borly environment where residents can live, work, and recreate in a vibrant village community. The Project would encourage walkability, safety, shopping and dining and would create community centric spaces for residents of all ages and abilities.
• Policy LU-2.10 (Smart Growth) of the LU element emphasizes focusing high density residential in mixed -use villages, designated planning focus areas, downtown Santa Ana, and along major travel corridors. The Project is located with the SBSFA, a planned focus area. The Project would achieve the vision of the SBSFA of creating high density housing within and along a mixed-use village that would be the hub of activity, designed as a park -like setting that would create an intimate and relaxing environment.
• Policy M-1.2 (Balanced Multimodal Network) of the Mobility Element encourages providing a balanced and equitable multimodal circulation network that reflects current and changing needs. The Project would accommodate a variety of transportation within and to/from the Project Site, including automobiles, walking, bikes, and rideshare. The Project would include an internal pedestrian network providing multiple access points along Bear Street, Sunflower Avenue, and Plaza Drive. Additionally, the Project would include for new bike lanes through and around the Project Site and bicycle parking stations.
• Policy OS-1.9 (New Development) of the Open Space (OS) Element requires all new development to provide adequate parks and open space, including via parkland dedication o r development fees, in order to meet the City’s Park standard. Ensure that new development includes pedestrian and multi-modal travel ways to promote a quality living environment. For new development within park deficient and environmental justice areas, prioritize the creation and dedication of new public parkland over the collection of impact fees. The Project would provide approximately 7.5 acres of publicly accessible open space, consisting of both active and passive open space that would be open to the general public through an irrevocable public access easement with the City and would remain in effect through the life of
Ordinance No. NS-XXX
the Project. Additionally, the Project would require 90 square feet of private open space and 100 square feet of active or passive op en space per unit. The Project also prioritizes open space as a key placemaking feature of the development.
• Policy OS-2.1 (Recreation Variety) of the OS element encourages a variety of recreation facilities and activities to meet the diverse needs of the community. It also encourages the need for indoor and outdoor recreation opportunities, as well as traditional and trending activities.
The Project would feature key open space areas. The Promenade has been designed to draw pedestrians from the residentia l area west of Bear Street, South Plaza Drive, and beyond to create a distinct destination along Sunflower Avenue. The Square is intended to be an intimate hub for public gathering, events, and relaxation from day to night. Various seating areas, water features, and experiential lighting and art are envisioned to activate the Square. A Fitness Loop would encircle and thread through the Project Site and include special markers to provide a continuous fitness path for residents and neighbors. The Recreation Lawn has been designed as an area where the community and their pets can gather and relax in a low - water-grass space.
Moreover, the Project is consistent with and supports Implementation Action No. LU -2.12 (Distinctive Districts) of the LU that requires th e development and adoption of specific plans or corridor plans for each of the five focus areas that establish regulations and design standards. A full list of all applicable General Plan goals and policies that support the Project are attached hereto as Exhibit A and incorporated herein by this reference.
L. The City Council has weighed and balanced the G eneral Plan’s goals and policies and has determined that, based upon this balancing, the Project at 1561 W. Sunflower Avenue and AA No. 2025 -01, including SP -6 and the zone change, are consistent with the purpose of the General Plan.
M. The City Council also adopts as findings all facts presented in the Request for City Council Action dated September 1 6, 2025, and October 7, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. For these reasons, and each of them, A A No. 202 5-01 is hereby found and determined to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity convenience and general welfare.
Section 2. The City prepared a Draft Supplemental Environmental Impact Report (SEIR) that analyzed the Project’s environmental impacts in accordance with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., CEQA), the regulations promulgated thereunder (14 Cal. Code of Regulations, §§ 15000 et seq., the CEQA Guidelines), and the City’s Local CEQA Guidelines. The Draft SEIR was made available for public review for 52 days between April 17, 2025, and June 9, 2025. The document was made available online at the City’s website and available for review at City
Ordinance No. NS-XXX
Hall and the S outhwest Senior Center in hard c opy form. In response to comments received on the Draft SEIR, the City prepared a Final SEIR and released it to the public on August 4, 2025. The Final SEIR is attached hereto as Exhibit B and incorporated herein by reference. The City Council Resolution recommends certification of the Final SEIR (SCH No. 2020029087), adoption of findings under CEQA, and adoption of the Mitigation Monitoring and Reporting Program and the Statement of Overriding Considerations, and among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in the Resolution for the Final SEIR (SCH No. 2020029087) as if fully set forth herein.
Section 3. The City Council of the City of Santa Ana, after conducting the public hearing, hereby approves the AA No. 2025-01, and specifically, approves and adopts The Village Santa Ana Specific Plan (SP -6), a true and correct copy of which is attached hereto as Exhibit C and incorporated herein by this reference. This approval is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: The Request for City Council Action dated September 16, 2025, and October 7, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.
Section 4. The City Council of the City of Santa Ana, after conducting the public hearing, also hereby approves the zone change for the Project Site from SD-48 to The Village Santa Ana Specific Plan (SP -6), as set forth in Amended Sectional District Map No. 35 -5-10, a true and correct copy of which is attached hereto as Exhibit D and incorporated herein by this reference. This approva l is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: The Request for City Council Action dated September 1 6, 2025, and October 7, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.
Section 5. The documents and materials associated with this Ordinance that constitute the record of proceedings on which these findings are based are located at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, CA 92701. The City Clerk is the custodian of records for the record of proceedings.
Section 6. Pursuant to Government Code Section 66020, the Applicant may protest the imposition of fees, dedications, reservations, or other exactions imposed on this development Project by taking the necessary steps and following the procedures established by sections 66020 through 66022 of the California Government Code.
Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, wri ts of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or
Ordinance No. NS-XXX
annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning th e Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shal l reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action.
Section 8. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.
ADOPTED this _____ day of _______________, 2025.
_________________________
Valerie Amezcua
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By: _________________________
Melissa M. Crosthwaite
Senior Assistant City Attorney
AYES: Councilmembers: _______________________________________ NOES: Councilmembers: _______________________________________ ABSENT: Councilmembers: _______________________________________ ABSTENTIONS: Councilmembers: _______________________________________
Ordinance No. NS-XXX
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Ordinance No.
NS-XXX to be the original ordinance adopted by the City Council of the City of Santa Ana on ____________________, 2025.
Date: _______________ _________________________
Jennifer L. Hall
City Clerk
City of Santa Ana
The Village Santa Ana Specific Plan - August 2025
Policy Plan Consistency
Land Use Element
POLICY LU- 1.8 DEVELOPMENT TRADEOFFS
Ensure that new development projects provide
a net community benefit.
The Specific Plan increases housing for the City while
providing publicly accessible open space and expanding
retail/commercial options. The Plan will create a space for shopping, dining and recreation as well as encourage walkable connections to the great South Coast shopping
area.
POLICY LU-1.9 PUBLIC FACILITIES AND
INFRASTRUCTURE
Evaluate individual new development proposals
to determine if the proposals are consistent
with the General Plan and to ensure that they
do not compound existing public facility and
service deficiencies.
Chapter 3, Development Plan provides the proposed
infrastructure plan to support development of the Village which will not compound existing public facility and service deficiencies.
POLICY LU-2.1 EMPLOYMENT
OPPORTUNITIES
Provide a broad spectrum of land uses
and development that offer employment
opportunities for current and future Santa Ana
residents.
Chapter 2 and Chapter 3, the Plan provides for a mixed-use development that will increase housing and job opportunity, in accordance with the General Plan and the designated
focus area. The Plan will create new spaces for a variety of commercial and retail uses.
POLICY LU-2.3 SUPPORTIVE SPACES
Provide a diversity of land uses that support
residents, visitors, and businesses, such as
open space, areas for community gatherings,
and outdoor entertainment venues.
Chapter 2, one of the primary goals of the Plan is to foster a neighborly environment where residents can live, work, and recreate in a vibrant village community. Through a variety of land uses, and plans to encourage walkability, safety, shopping and dining the Plan will create community centric spaces for residents of all ages and abilities.
POLICY LU-2.5 BENEFITS OF MIXED-USE
Encourage infill mixed-use development at all
ranges of affordability to reduce vehicle miles
traveled, improve jobs/housing balance, and
promote social interaction
Chapter 2 and 3, A primary focus of the plan is to transform conventional auto-oriented shopping plazas into dynamic nodes of activity that blend healthy living, working,
shopping, and dining in a contemporary village environment.
Increasing housing opportunities adjacent to retail and commercial centers encourages residents to walk or bike for essential shopping needs.
POLICY LU-2.10 SMART GROWTH
Focus high density residential in mixed-use
villages, designated planning focus areas,
Downtown Santa Ana, and along major travel
corridors.
Chapter 2, The plan is designated in the Bristol Street focus area. The new development will achieve the vision to create high density housing within and along mixed- use villages. As noted by the Guiding Principles, in Chapter 2, unlike traditional commercial centers dominated by surface parking, this neighborhood village will be the hub of activity, designed within a parklike setting that creates an intimate and relaxing environment.
Appendix B: General Plan Consistency
Policy Plan Consistency
POLICY LU-4.1 COMPLEMENTARY USES
Promote complete neighborhoods by
encouraging a mix of complementary uses,
community services, and people places within a
walkable area.
Chapter 2 and 3, the Village Santa Ana is a mixed use village with a thoughtfully designed site plan that focuses on
balance and seamless integration of different uses. A mix of residential, retail, and office, provide a variety of options for future residents. The plan provides outdoor space
both shared and privately and people who visit or live at the Village will find a multitude of unique outdoor spaces for strolling, reading, dining, meeting friends, exercising, and enjoying outdoor recreation. Additionally, rooftops, terraces, and balconies that face the park overlook the activities at the ground level and offer an array of amenities for residents.
POLICY LU-4.6 HEAL THY LIVING CONDITIONS
Support diverse and innovative housing types
that improve living conditions and promote a
healthy environment.
Proximity to essential resources, outdoor and recreational space and sustainable materials and practices create healthy living environments for existing and future residents. The Plan will implement a variety of these practices through land use, design and thoughtful planning. The new development will aim to protect and care for the land. Best practices for reduced energy and water consumption, sustainably
sourced materials, and integration of pervious surfaces along with thoughtful plant selection will support on-
site water retention for this green village community.
Additionally, many units were strategically placed to face open spaces and areas, created a garden unit feel.
FIGURE LU-2 SPECIAL PLANNING AREAS
The property is a part of Focus Area #5: South
Bristol street.
The property is a part of one of the five new focus areas: #5 South Bristol Street. Discussion of inclusion in this Focus Area is covered in Chapter 1, Introduction. Additional details of how the Plan is consistent with the South Bristol Street focus area are outlined below.
TABLE LU-2. BUILDOUT TABLE
Focus
Area Existing Housing Units Existing Jobs
South
Bristol
Street
220 3,337
Future Est. Housing Units Future Est. Jobs
5,272 7,855
The South Bristol Street focus area is planned to
accommodate a large amount of housing and employment.
The VSA project fits within the projected growth for South Bristol Street. A maximum of 1,583 units are permitted
along with up to 80,000 square feet of commercial use
and 300,000 square feet of office use. The mix of housing, directly adjacent to commercial and office use will bring a variety of jobs to the plan area and potentially increase the number of residents who are able to walk or bike to work.
FIGURE LU-4 DENSITY AND INTENSITY MAP
The property site is designated as DC-5 which
means District Center-High with a maximum
density/intensity of 5.0 FAR and/or 125 du/ac
and typical max height of 25 stories.
The density and intensity (du/acre and FAR) of Chapter 4, Development Standards are consistent with the DC-5 Land use Designation: 5.0 FAR and/or 125 du/ac, up to 25 stories.
The Village Santa Ana Specific Plan - August 2025
Policy Plan Consistency
LU DESIGNATION- DISTRICT CENTER
The District Center land use designation
provides for distinctly urban retail, residential
mixed-use, and employment centers that
are well connected to public transportation.
It includes the city’s primary activity centers
and opportunities for new urban-scale
development.
This designation allows a mix of uses,
including medium, medium-high, and urban
density condominiums, apartments, and
townhomes; professional offices; multilevel
corporate offices; retail and commercial
services; and cultural, education, recreation,
and entertainment uses. Mixed-use projects
are allowed in both horizontal configurations,
with commercial and residential uses side by
side, and vertical, with commercial uses on the
ground floor and residential above.
The mixed-use land use plan and permitted uses per Chapter 4, Development Standards, are consistent with the uses
described for the District Center designation. The Specific Plan will implement the appropriate development and
design standards associated with these land uses to ensure development and growth that is consistent with the District Center Land Use goals.
LU FOCUS AREA- SOUTH BRISTOL
The South Bristol Street Focus Area represents
Santa Ana’s southern gateway and is a part
of the successful South Coast Metro area.
Between Sunflower and Alton Avenues, the
District Center land use designation will create
opportunities to transform auto-oriented
shopping plazas to walkable, bike-friendly, and
transit-friendly urban villages that incorporate a
mix of high intensity office and residential living
with experiential commercial uses.
Focus Area Objectives:
• Capitalize on the success of the South
Coast Metro area
• Introduce mixed-use urban villages and
encourage experiential commercial uses
that are more walkable, bike friendly, and
transit oriented.
• Realize an intense, multistory presence
along the corridor
• Provide for mixed-use opportunities while
protecting adjacent, established low
density neighborhoods
The Village Santa Ana Specific Plan implements the vision for a walkable, urban village. The Plan meets the objectives in the following ways:
• Capitalize on the success of the South Coast Metro
area- The Village’s location at the corner of Sunflower and Bear integrates uses with village scale retail and
multi-family living that complement adjacent retail and residential uses.
• Introduce mixed-use urban villages and encourage
experiential commercial uses that are more walkable,
bike friendly, and transit oriented . The Specific Plan incorporates all aspects of this objective into the Plan as especially demonstrated in Chapter 3, Development
Plan.
• Realize an intense, multistory presence along the
corridor- Chapter 4 Development Standards details
the requirements for a variety of height, setbacks, and stepbacks along Sunflower and Bear contributing to the
corridor/district.
• Provide for mixed-use opportunities while protecting
adjacent, established low density neighborhoods- As
identified in Chapter 4, Development Standards, the
Village provides a mix of uses that are compatible
with the adjacent properties. The standards also
require height, stepbacks, setback and landscaping
requirements that provide certainty for the placement
and scale of future buildings.
Appendix B: General Plan Consistency
Policy Plan Consistency
Housing
POLICY HE-1.5 INFRASTRUCTURE AND
PUBLIC SERVICES
Provide quality community facilities, physical
infrastructure, traffic management and
parking control, and other public services to
promote the livability, safety, and vitality of
neighborhoods.
Chapter 3 describes the Mobility and Infrastructure plan for the Village. Parking, accessibility, and multi-modal transportation were key considerations when developing
the project. The plan ensures a variety of safe access points for pedestrians and bikers as well as considers the flow of traffic for ingress and egress points on Sunflower Blvd and Bear St. The plan provides a proposed traffic signal where Bear and S Plaza Dr. intersect as well as two new traffic signals along S Plaza Dr. to ensure safe driving speed and pedestrian crossing.
POLICY HE-2.3 URBAN VILLAGES
Create higher intensity, mixed-use urban
villages and pedestrian-oriented experiences
that access and support the office
centers, commercial services, and cultural
activities within District Centers and Urban
Neighborhood designated areas.
The Village will provide up to 1,583 units in a variety of sizes for various household types. The plan integrates
high density housing with new shopping, dining and
entertainment opportunities. The plan includes public
art requirements, human scale design and landscaping
and walking and biking paths throughout the plan area.
Connecting future residents to the South Bristol Corridor and nearby cultural, retail, and entertainment destinations is a primary focus of the plan, truly integrating residents into the local scene.
POLICY HE-2.6 HOUSING DESIGN
Require excellence in architectural design
through the use of materials and colors,
building treatments, landscaping, open space,
parking, and environmentally sensitive (“green”)
building and design practices.
One primary objective of the plan is to bring high quality design to the project, focusing on green standards, durable materials and visual integrity and timeless architecture.
Additionally, Chapter 5 of the Specific Plan outlines the design guidelines and standards for the project. The Plan incorporates quality design throughout the project area, from the larger design of the commercial and residential structures to the small details of materials, landscaping, pedestrian network, and communal gathering spaces.
Chapter 5 ensures the project will be built to create a sense of place and address the various aspects of site planning, architecture, and design.
POLICY HE-4.4 SERVICE-ENRICHED HOUSING
Support the provision of supportive services
and service-enriched housing for persons with
special needs, such as seniors, disabled people,
homeless people, families, veterans, and people
with medical conditions.
As a part of the plan, a range of senior housing is permitted.
Chapter 4 of the plan specifies that both senior housing and senior care facilities are permitted in the project.
Senior housing within apartments provides benefits such as localized access to markets and essential retail as well as community-oriented living and walkable spaces.
POLICY HE-4.5 HEAL THY HOMES
Support efforts to make homes healthier by
addressing health hazards associated with lead-
based paint and soil, asbestos, vermin, mold,
VOC-laden materials, and prohibiting smoking
in multi-family projects, among others.
Among the high-quality design of the project is an
emphasis on high quality materials. Project materials will be in accordance with the requirements of the California Building Code. The residential design focuses on integrating households into a green and healthy community.
The Village Santa Ana Specific Plan - August 2025
Policy Plan Consistency
Urban Design
POLICY UD-1.1 DESIGN QUALITY
Ensure all developments feature high quality
design, materials, finishes, and construction.
Guiding Principal #2 of the Plan focuses on timeless design stating that through human- scale design elements,
selection of warm materials, four- sided architecture, and places for terrace gardens and green walls, the design of the buildings will work holistically with the landscaping and parklike village atmosphere. Additionally, the plan identifies both thoughtful and high-quality design elements throughout Chapter 5. Regarding landscape design, the
design guidelines will require a variety of materials for accessibility and permeability. Furnishings and decorative details will require high quality and durable materials that provide visual variety per section 5.5.1 of the Plan.
Additionally, Building and architectural materials should be high quality and approved for use in the California Building Code.
POLICY UD-1.2 PUBLIC ART
Require public art as part of major
developments and the public realm
improvements.
Public art contributes significantly to the public experiences and identity of a place and is a primary focus of the design and details of the project area. Chapter 5, section 5.4.5 outlines the standards and requirements of public art in the plan area. All requirements are consistent with the General Plan’s guidelines for public art. Additionally, public art should be consistent and complimentary to the design of the
structures as well constructed using durable materials to allow for longevity. The plan requires public art to support and complement the public experience and will inhibit
accessibility of any uses on site.
POLICY UD-1.5 ATTRACTIVE PUBLIC SPACE
Encourage community interaction through
the development and enhancement of plazas,
open space, people places, and pedestrian
connections with the public realm.
The core of the plan areas focuses on accessible, and activity shared open space. Through high quality design, use of
landscaping and greenery and community gather features
(i.e. Benches), the central portion of the plan will encourage public engagement with the site. Chapter 5 of the plan
implements design guidelines which are reflective of Santa Ana’s focus on engaging and beautiful public environments.
The location of the plan area provides ease of connection to the Arts Center to the east and South Coast Plaza to the South. The focus on walkable urban form and accessible
space will allow for complete and connected circulation for pedestrians and cyclists.
POLICY UD-4.2 IMAGE MAKING THROUGH
ARCHITECTURE
Promote development within nodes to reflect
the significance of the area and cultivate a
positive image of Santa Ana through high
quality architecture.
The Village will create a place of destination, filled with vibrant and innovative design to reflect the growing Santa Ana city. The proximity to the South Coast Plaza, Performing Arts Center and Recently established Art Museum adds
the cultural vitality of the project area. The project will integrate warm and timeless architectural design, public art and walkable gather spaces to create a desirable village and establish a sense of place for residents and visitors.
Appendix B: General Plan Consistency
Policy Plan Consistency
POLICY UD-4.3 ACTIVE OPEN SPACES
Ensure architectural and landscape design
activates open space as a means to promote
community interaction and enhance the
aesthetic quality of development.
Guiding Principle #3 of the plan encourages and envisions a multitude of unique outdoor spaces for strolling, reading, dining, meeting friends, exercising, and playing. The retail village common areas may be programmed for recurring
activities such as movie nights, seasonal events, exercise options such as outdoor yoga, family nights, and other
opportunities for nearby residents. The use of public art, programming, circulation and mobility design as well as high quality materials support the Plan’s ability to create an activated and engaged shared outdoor space.
POLICY UD-4.4 VIBRANT STREET LIFE
Encourage development within nodes that
promotes pedestrian activities, enhanced
amenities, and engaging designs that allow for
discovery, excitement, and social interaction.
Guiding Principal #5 of the plan states new residential and commercial buildings will orient toward the streets and retail village and provide easy access for pedestrians. The streetscape and building setbacks along Sunflower Avenue, South Plaza Drive, Bear Street, and internal project roads will be designed with a cohesive palette of drought-tolerant plants with unique characteristics, brightly colored flowers, and a mix of succulents and trees. Additionally, Principal #4 states that the Village Santa Ana will be an extension of the art walk, showcasing art works in the form of landscaping, stand-alone art pieces, and local artisan retail. Distinctive architecture and high-quality materials will contribute to the character of the Village.
Chapter 4 Land Use and Chapter 5 Design Guidelines also ensure a harmonious layout of landscaping, open space,
walkways and structures.
POLICY UD-5.1 BUILDING PRESENCE AT
INTERSECTIONS
Create a strong presence at focus intersections
by locating intense building mass and open
space areas along the street that include high
quality design and materials.
The Intersection at Bear Street and Sunflower Avenue is one of the key northern entrances to the South Coast Plaza area; and therefore, should represent the vibrancy of the area.
The architecture and design for the Village should consider the Southern California environment and indoor/outdoor
lifestyle as well as the design aesthetic of the adjacent South Coast Metro area. Chapter 5 encourages a contemporary
architectural style, where buildings are different yet
complementary. Towers should create a unique identity
within the overall development where residential lobbies are visible from the street and façade treatments are applied visible sides, creating consistent frontage and design.
POLICY UD-6.4 DECORATIVE FEATURES
Promote coordinated landscaping and
decorative features in projects near landmarks
that appropriately enhance the vicinity and do
not create visual clutter.
The use of lighting and landscaping will be used to create cohesive and usable features in the plan area. The use of decorative lighting treatments in landscaping, pedestrian activity areas, and nodes and entryways support an
enhanced pedestrian experience. Additionally, the plan
aims to utilize outdoor furnishing and amenities to denote community gathering spaces while paving and landscaping denotes walkways and bikeways.
The Village Santa Ana Specific Plan - August 2025
Policy Plan Consistency
Open Space
PO LICY OS-1.9
Require all new development to provide
adequate parks and open space, including via
parkland dedication or development fees, in
order to meet the City’s Park standard. Ensure
that new development includes pedestrian and
multi-modal travel ways to promote a quality
living environment. For new development
within park deficient and environmental justice
areas, prioritize the creation and dedication
of new public parkland over the collection of
impact fees.
The Specific Plan provides for approximately 7.5 acres of publicly accessible open space, consisting of both active and passive open space. Additionally, the Plan requires 90 square feet of private open space and 100 square feet of active or passive open space per unit . The requirements for open space in VSA are consistent with the General Plan’s requirements. The plan also prioritizes open space as a key placemaking feature of the development.
POLICY OS-2.1
Provide a variety of recreation facilities and
activities to meet the diverse needs of the
community. Consider needs for indoor and
outdoor recreation opportunities, as well as
traditional and trending activities.
Chapter 3 of the Plan outlines the key features of the open space layout and site plan. The features are shown in Figure 3-3 of the plan and described below:
• The Promenade draws pedestrians from the residential
area west of Bear Street, South Plaza Drive, and beyond to create a distinct destination along Sunflower Avenue.
Wide sidewalks with extensive planting, lighting, and art weave connections to the amenities and gardens of the
Village.
• The Square is intended to be an intimate hub for public gathering, events, and relaxation from day to night.
Various seating areas, water features, and experiential lighting and art are envisioned to activate the Square.
This area can be programmed for large events such as
outdoor yoga and fitness classes, parties, markets, and outdoor movie nights. Restaurant patios contribute to a lively village vibe.
• Garden Paseos create a uniquely immersive experience
along the edges and entries of the Village. These paseos heighten the sense of botanical bounty in Southern
California, further promoting gathering and activity.
• The Garden Strolls let residents and the public take
a break from the bustle of the village square and
streetscape. These areas are packed with shade trees
and native planting and provide space for recreation as well as immersive seating areas throughout.
• A Fitness Loop encircles and threads through the site with special markers to provide a continuous fitness
path for residents and neighbors.
• The Recreation Lawn is an area where the community
and their pets can gather and relax in a low-water-grass space.
• Architectural features such as the Grand Stairs connect outdoor open space up to the building, creating a unique area for relaxing, meeting up with friends, or exercising.
Appendix B: General Plan Consistency
Policy Plan Consistency
POLICY OS-2.6
Design and develop parks, greenspace, and
trail corridors to support community respite,
wellness, and the mental health benefits found
in connections to nature.
As outlined in Figure 3-3, the open space plan connects residents to one another through private open space
designations and connects the public to various restaurants, retail and public open space areas throughout and around the edge of the plan. With a focus on accessibility, the use of durable materials, features and amenities encourage
community gathering for rest, relaxation and play.
POLICY OS-2.12
Ensure that parks and recreation facilities
incorporate placemaking elements that foster
social connections and community pride such
as art, landscaping, murals, and amenities and
facilities that reflect site character and local
needs.
Core principles for open space focus on community
experience and connectivity. Circulation of the open space drifts across the site, anchored by an immersive garden experience. Additionally, the plaza space is composed of programmed nodes connected by varying types of pathways and seating, as well as public art. The use of programming, such as farmers markets, pop-ups and other events create a sense of place and destination for the community at large.
Lighting, features and amenities emphasize key open spaces within the plan and create an inviting and safe place for people.
Mobility
POLICY M-1.2 BALANCED MUL TIMODAL
NETWORK
Provide a balanced and equitable multimodal
circulation network that reflects current and
changing needs.
Chapter 3 of the Plan contains the mobility network for the Project area. Figure 3-16 and Figure3-17 display the pedestrian circulation network and the bicycle circulation network respectively. The plan accommodates a variety of transportation within and to/from the plan area, including automobiles, walking, bikes, and rideshare. The internal pedestrian network provides multiple access points along Bear St. Sunflower Blvd, and S Plaza Dr.
Additionally, the plan proposes four new bike lanes through and around the site, including the following:
• Proposed Class I bike path along Bear St.
• Proposed Class IV bike route along Sunflower Ave.
The plan will also accommodate increased bike usage by
providing three bike parking stations.
POLICY M-5.1 ENHANCED STREET DESIGN
Improve the beauty, character, and function of
travel ways with amenities such as landscaped
parkways and medians, bike lanes, public art,
and other amenities.
Landscaped guidelines for parkways, walkways and medians are outline in Chapter 5 of the Specific Plan. The use of public art, materials and texture variety, plants, and greenery adjacent to and integrated within walkways and bikeways elevates the environment and experience. Chapter 5
encourages the use of landscaping to draw visual interest, increase safety, bring color and shade to walking paths and to improve the urban environment.
The Final Supplemental Environmental Impact Report (SEIR), Environmental Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program for The Village Santa Ana Specific Plan (SP-6) are available:
Online on the City’s Project webpage at https://www.santa-ana.org/supplemental- environmental-impact-report-the-village-santa-ana-specific-plan/.
Physically at:
City of Santa Ana, Planning Division Counter
20 Civic Center Plaza, M-20
Santa Ana, CA 92701
Or
Southwest Senior Center
2201 W. McFadden Avenue
Santa Ana, CA 92704
The Village Santa Ana Specific Plan (SP-6) and associated appendices are available:
Online on the City’s Project webpage at https://www.santa-ana.org/specific-plan-the- village-santa-ana/.
Physically at:
City of Santa Ana, Planning Division Counter
20 Civic Center Plaza, M-20
Santa Ana, CA 92701
A1 GENERAL AGRICULTURAL CSM SOUTH MAIN STREET COMMERCIAL DIST. R2 TWO- FAMILY RESIDENCE - B PARKING MODIFICATION C1 COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R3 MULTIPLE- FAMILY RESIDENCE - OZ OVERLAY ZONE C1 - MD COMMUNITY COMMERCIAL - MUSEUM DIST. M1 LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER O OPEN SPACE SD SPECIFIC DEVELOPMENT - HD2 HEIGHT DISTRICT II C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN
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Revised Date: October 7, 2025
Print Date: 11/20/24
Sectional District Map: 35-5-10