HomeMy WebLinkAboutNS-3086 - Village Specific Plan (SP-6) Zone Change ORDINANCE NO. NS-3086
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, FROM SPECIFIC
DEVELOPMENT NO. 48 TO THE VILLAGE SANTA ANA
SPECIFIC PLAN (SP-6)
THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS 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.
Ordinance No. NS-3086
Page 1 of 23
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).
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.
1. 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 11, 2025, the Planning Commission of the City of Santa Ana
held a duly-noticed public hearing on the entirety of AA No. 2025-01,
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 Private 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 made available to the
general public through an irrevocable public access easement
Ordinance No. NS-3086
Page 2 of 23
with the City and would remain in effect through the life of the
Project.
• Policy CN-1.6 (New and Infill Residential Development) of the
Conservation Element encourages development 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 the 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 pedestrians and bicyclists and would include
new traffic signals along Bear Street and Plaza Drive to improve
traffic management. The Parking Management Plan would also
assist in controlling parking impacts.
• Policy HE-2.6 (Housing Design) of the HE requires 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 quality 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 details of
materials, landscaping, pedestrian network, and communal
gathering spaces.
Ordinance No. NS-3086
Page 3 of 23
• 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 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 the 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 neighborly 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 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
Ordinance No. NS-3086
Page 4 of 23
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 the Project. Additionally, the Project would require 90
square feet of private open space and 100 square feet of active
or passive open 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 residential 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 the
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 General 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 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. For these
reasons, and each of them, AA No. 2025-01 is hereby found and
Ordinance No. NS-3086
Page 5 of 23
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 Hall and the Southwest Senior Center in hard copy 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 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 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 Cleric is
the custodian of records for the record of proceedings.
Ordinance No. NS-3086
Page 6 of 23
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, writs 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 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 the 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 shall 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.
Section 9. This Ordinance shall be effective thirty days after its adoption
provided the conditions precedent set forth above have been satisfied. The City Clerk
shall certify the adoption of this Ordinance and shall cause the same to be posted as
required by law. Pursuant to Government Code Section 65868.5, within 10 days
following the entering into of the Development Agreement, as evidenced by full
execution thereof, the City Clerk shall record with the Orange County Recorder a copy
of the Development Agreement.
Ordinance No. NS-3086
Page 7 of 23
ADOPTED this 7th day of October, 2025. 6v
Val rie mezcua
yor
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Melissa M. Crosthwaite
Assistant City Attorney
AYES: Councilmembers Amezcua Bacerra, Lopez, Penaloza,
Phan Vazquez (6)
NOES: Councilmembers None 0
ABSTAIN: Councilmembers None 0
ABSENT: Councilmembers Hernandez (1)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Ordinance
No. NS-3086 to be the original resolution adopted by the City Council of the City aj-S,�anta
Ana on October 7, 2025.
Date:
nifer L al
City Cle
of Sa
Ordinance No. N5-3086
Page 8 of 23
Exhibit A
Ordinance No. NS-3086
Page 9 of 23
Plan Consistency
Land Use Element
POLICYLU-1.8 DEVELOPMENT TRADEOFFS The Specific Plan increases housing for the City while
Ensure that new development projects provide providing publicly accessible open space and expanding
a net community benefit. 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.
POLICYLU-1.9 PUBLIC FACILITIES AND Chapter 3,Development Plan provides the proposed
INFRASTRUCTURE infrastructure plan to support development of the Village
Evaluate individual new development proposals which will not compound existing public facility and service
to determine if the proposals are consistent deficiencies.
with the General Plan and to ensurethat they
do not compound existing public facility and
service deficiencies.
POLICYLU-2.1 EMPLOYMENT Chapter 2 and Chapter 3,the Plan provides for a mixed-use
OPPORTUNITIES development that will increase housing andjob opportunity,
Provide a broad spectrum of land uses in accordance with the General Plan and the designated
and developmentthat offer employment focus area.The Plan will create new spaces for a variety of
opportunities for current and future Santa Ana commercial and retail uses.
residents.
POLICYLU-2.3 SUPPORTIVE SPACES Chapter 2,one of the primary goals of the Plan is to foster a
Provide a diversity of land uses that support neighborly environment where residents can live,work,and
residents,visitors,and businesses,such as recreate in a vibrant village community.Through a variety
open space,areas for community gatherings, of land uses,and plans to encourage walkability,safety,
and outdoor entertainment venues. shopping and dining the Plan will create community centric
spaces for residents of all ages and abilities.
POLICYLU-2.5 BENEFITS OFMIXED-USE Chapter 2 and 3,A primary focus of the plan is to transform
Encourage infill mixed-use development at all conventional auto-oriented shopping plazas into dynamic
ranges of affordability to reduce vehicle miles nodes of activitythat blend healthy living,working,
traveled,improve jobs/housing balance,and shopping,and dining in a contemporary village environment.
promote social interaction Increasing housing opportunities adjacent to retail and
commercial centers encourages residents to walk or bike for
essential shopping needs.
POLICYLU-2.10 SMART GRO WTH Chapter 2,The plan is designated in the Bristol Street
Focus high density residential in mixed-use focus area.The new development will achieve the vision to
villages,designated planning focus areas, create high density housing within and along mixed-use
Downtown Santa Ana,and along majortravel villages.As noted by the Guiding Principles,in Chapter 2,
corridors. 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.
Thebi8�htjr7o� aN'S,13 ecific Plan -August 2025
Page 10 of 23
. � Plan Consistency
POLICYLU-4.1 COMPLEMENTARY USES Chapter 2 and 3,the Village Santa Ana is a mixed use village
Promote complete neighborhoods by with a thoughtfully designed site plan thatfocuses on
encouraging a mix of complementary uses, balance and seamless integration of different uses.A mix
community services,and people places within a of residential,retail,and office,provide a variety of options
walkable area, forfuture 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.B HEALTHY LIVING CONDITIONS Proximityto essential resources,outdoor and recreational
Support diverse and innovative housing types space and sustainable materials and practices create healthy
that improve living conditions and promote a living environments for existing and future residents.The
healthy environment. 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 one of the five new focus areas:#5
The property is a part of Focus Area#5:South South Bristol Street.Discussion of inclusion in this Focus
Bristol street. 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.
TABLELU-2.BUILDOUT TABLE The South Bristol Street focus area is planned to
accommodate a large amount of housing and employment.
Focus Existing Housing Units Existing Jobs The USA project fits within the projected growth for South
Area Bristol Street.A maximum of 1,583 units are permitted
220 3,337 along with up to 80,000 square feet of commercial use
South and 300,000 square feet of office use.The mix of housing,
Bristol Future Est.Housing Units Future Est.Jobs directly adjacent to commercial and office use will bring a
Street 5,272 7 s55 variety ofjobs to the plan area and potentially increase the
number of residents who are able to walk or bike to work.
FIGURE LU-4 DENSITYAND INTENSITYMAP The density and intensity(du/acre and FAR)of Chapter 4,
The property site is designated as DC-5 which Development Standards are consistent with the DC-5 Land
means District Center-High with a maximum use Designation:5.0 FAR and/or 125 du/ac,up to 25 stories.
density/intensity of 5.0 FAR and/or 125 du/ac
and typical max height of 25 stories.
Appendix B: i� �$Ib� �$�nc
Page 1 I of 23
■ Plan Consistency
•
LUDESIGNATION-DISTRICT CENTER The mixed-use land use plan and permitted uses per Chapter
The District Center land use designation 4,Development Standards,are consistent with the uses
provides for distinctly urban retail,residential described forthe District Center designation.The Specific
mixed-use,and employment centers that Plan will implement the appropriate development and
are well connected to public transportation, design standards associated with these land uses to ensure
It includes the city's primary activity centers development and growth that is consistentwith the District
and opportunities for new urban-scale Center Land Use goals.
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.
LU FOCUSAREA-SOUTHBRISTOL The Village Santa Ana Specific Plan implementsthe vision
The South Bristol Street Focus Area represents for a walkable,urban village.The Plan meets the objectives
Santa Ana's southern gateway and is a part in the following ways:
of the successful South Coast Metro area. Capitalize on the success of the South Coast Metro
Between Sunflower and Alton Avenues,the area-The Village's location at the corner of Sunflower
District Center land use designation will create and Bear integrates uses with village scale retail and
opportunities to transform auto-oriented multi-family living that complement adjacent retail and
shopping plazas to walkable,bike-friendly,and residential uses.
transit-friendly urban villages that incorporate a Introduce mixed-use urban villages and encourage
mix of high intensity office and residential living experiential commercial uses that are more walkable,
with experiential commercial uses. bike friendly,and transit oriented.The Specific Plan
incorporates all aspects of this objective into the Plan
Focus Area Objectives: as especially demonstrated in Chapter 3,Development
• Capitalize on the success of the South Plan.
Coast Metro area Realize an intense,multistory presence along the
• Introduce mixed-use urban villages and corridor-Chapter 4 Development Standards details
encourage experiential commercial uses the requirements for a variety of height,setbacks,and
that are more walkable,bike friendly,and stepbacks along Sunflower and Bear contributing to the
transit oriented. corrid or/di strict.
• Realize an intense,multistory presence Provide for mixed-use opportunities while protecting
along the corridor adjacent,established low density neighborhoods-As
• Provide for mixed-use opportunities while identified in Chapter 4,Development Standards,the
protecting adjacent,established low Village provides a mix of uses that are compatible
density neighborhoods 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.
ThecVdJ19Rc�3 3t�ffiecific Plan -August 2025
Page 12 of 23
' • Plan Consistency
Housing &
POLICYHE-1.5 INFRASTRUCTURE AND Chapter 3 describes the Mobility and Infrastructure plan
PUBLIC SERVICES for the Village.Parking,accessibility,and multi-modal
Provide quality community facilities,physical transportation were key considerations when developing
infrastructure,traffic management and the project.The plan ensures a variety of safe access points
parking control,and other public services to for pedestrians and bikers as well as considers the flow of
promote the livability,safety,and vitality of traffic for ingress and egress points on Sunflower Blvd and
neighborhoods. 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.
POLICYHE-2.3 URBAN VILLAGES The Village will provide up to 1,583 units in a variety of
Create higher intensity,mixed-use urban sizes for various household types.The plan integrates
villages and pedestrian-oriented experiences high density housing with new shopping,dining and
that access and support the office entertainment opportunities.The plan includes public
centers,commercial services,and cultural art requirements,human scale design and landscaping
activities within District Centers and Urban and walking and biking paths throughoutthe plan area.
Neighborhood designated areas. 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.
POLICYHE-2.5 HOUSING DESIGN One primary objective of the plan is to bring high quality
Require excellence in architectural design design to the project,focusing on green standards,durable
through the use of materials and colors, materials and visual integrity and timeless architecture.
building treatments,landscaping,open space, Additionally,Chapter 5 of the Specific Plan outlines the
parking,and environmentally sensitive("green-) design guidelines and standards forthe project.The Plan
building and design practices. 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.
POLICYHE-4.4 SERVICE-ENRICHED HOUSING As a part of the plan,a range of senior housing is permitted.
Support the provision of supportive services Chapter 4 of the plan specifies that both senior housing
and service-enriched housing for persons with and senior care facilities are permitted in the project.
special needs,such as seniors,disabled people, Senior housing within apartments provides benefits such
homeless people,families,veterans,and people as localized access to markets and essential retail as well as
with medical conditions. community-oriented living and walkable spaces.
POLICYHE-4.5 HEALTHYHOMES Among the high-quality design of the project is an
Support efforts to make homes healthier by emphasis on high quality materials.Project materials will
addressing health hazards associated with lead- be in accordance with the requirements of the California
based paint and soil,asbestos,vermin,mold, Building Code.The residential design focuses on integrating
VOC-laden materials,and prohibiting smoking households into a green and healthy community.
in multi-family projects,among others.
Appendix B: (&djj&L�.IW, ig8@ncy
Page 13 of 23
OEM
Consistency
Plan
Urban Design
POLICY UD-1.1 DESIGN QUALITY Guiding Principal#2 of the Plan focuses on timeless design
Ensure all developments feature high quality stating that through human-scale design elements,
design,materials,finishes,and construction. 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.
POLICYUD-1.2 PUBLICART Public art contributes significantlyto the public experiences
Require public art as part of major and identity of a place and is a primary focus of the design
developments and the public realm and details of the project area.Chapter 5,section 5.4.5
improvements. 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 The core of the plan areas focuses on accessible,and activity
Encourage community interaction through shared open space.Through high quality design,use of
the development and enhancement of plazas, landscaping and greenery and community gather features
open space,people places,and pedestrian (i.e.Benches),the central portion of the plan will encourage
connections with the public realm. 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 allowfor complete and connected circulation for
pedestrians and cyclists.
POLICY UD-4.2 IMAGE MAKING THROUGH The Village will create a place of destination,filled with
ARCHITECTURE vibrant and innovative design to reflect the growing Santa
Promote development within nodes to reflect Ana city.The proximitytothe South Coast Plaza,Performing
the significance of the area and cultivate a Arts Center and Recently established Art Museum adds
positive image of Santa Ana through high the cultural vitality of the project area.The project will
quality architecture. 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.
The6iAW&� ,94,; g ecific Plan -August 2025
Page 14 of 23
s Plan
Consistency
POLICY UD-4.3 ACTIVE OPEN SPACES Guiding Principle#3 of the plan encourages and envisions
Ensure architectural and landscape design a multitude of unique outdoor spaces for strolling,reading,
activates open space as a means to promote dining,meeting friends,exercising,and playing.The retail
community interaction and enhance the village common areas may be programmed for recurring
aesthetic quality of development, 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 abilityto create an
activated and engaged shared outdoor space.
POLICYUD-4.4 VISRANTSTREETLIFE Guiding Principal#5 of the plan states new residential and
Encourage development within nodes that commercial buildings will orienttoward the streets and
promotes pedestrian activities,enhanced retail village and provide easy access for pedestrians.The
amenities,and engaging designs that allow for streetscape and building setbacks along Sunflower Avenue,
discovery,excitement,and social interaction. 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.
POLICYUD-5.1 BUILDING PRESENCEAT The Intersection at Bear Street and Sunflower Avenue is one
INTERSECTIONS of the key northern entrances to the South Coast Plaza area;
Create a strong presence at focus intersections and therefore,should represent the vibrancy of the area.
by locating intense building mass and open The architecture and design forthe Village should consider
space areas along the streetthat include high the Southern California environment and indoor/outdoor
quality design and materials. 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 facade treatments are applied
visible sides,creating consistent frontage and design.
POLICY UD-6.4 DECORATIVE FEATURES The use of lighting and landscaping will be used to create
Promote coordinated landscaping and cohesive and usable features in the plan area.The use of
decorative features in projects near landmarks decorative lighting treatments in landscaping,pedestrian
that appropriately enhance the vicinity and do activity areas,and nodes and entryways support an
not create visual clutter. 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.
Appendix B: � II , �iggn�y
Page 15 of 23
• Plan Consistency
Open Space _.
POLICY OS-1.9 The Specific Plan provides for approximately 7.5 acres of
Require all new development to provide publicly accessible open space,consisting of both active
adequate parks and open space,including via and passive open space. Additionally,the Plan requires 90
parkland dedication or development fees,in square feet of private open space and 100 square feet of
orderto meet the City's Park standard.Ensure active or passive open space per unit.The requirements for
that new development includes pedestrian and open space in VSA are consistent with the General Plan's
multi-modal travel ways to promote a quality requirements.The plan also prioritizes open space as a key
living environment.For new development placemaking feature of the development.
within park deficient and environmental justice
areas,prioritize the creation and dedication
of new public parkland over the collection of
impact fees.
POLICY OS-2.1 Chapter 3 of the Plan outlines the key features of the open
Provide a variety of recreation facilities and space layout and site plan.The features are shown in Figure
activities to meet the diverse needs of the 3-3 of the plan and described below:
community.Consider needs for indoor and The Promenade draws pedestrians from the residential
outdoor recreation opportunities,as well as area west of Bear Street,South Plaza Drive,and beyond
traditional and trending activities. 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.
Thcc'{81fl@ac,446aNlgagck[6ecific Plan -August 2025
Page 16 of 23
' • Plan Consistency
POLICY OS-2.6 As outlined in Figure 3-3,the open space plan connects
Design and develop parks,greenspace,and residents to one another through private open space
trail corridors to support community respite, designations and connects the public to various restaurants,
wellness,and the mental health benefits found retail and public open space areas throughout and around
in connections to nature, 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.
POLICYOS-2.12 Core principlesfor open spacefocus on community
Ensure that parks and recreation facilities experience and connectivity.Circulation of the open space
incorporate placemaking elements that foster drifts across the site,anchored by an immersive garden
social connections and community pride such experience.Additionally,the plaza space is composed of
as art,landscaping,murals,and amenities and programmed nodes connected by varying types of pathways
facilities that reflect site character and local and seating,as well as public art.The use of programming,
needs. such as farmers markets,pop-ups and other events create
a sense of place and destination forthe community at large.
Lighting,features and amenities emphasize key open spaces
within the plan and create an inviting and safe place for
people.
. .
POLIC Y M-1.2 BALA NCED M ULTIMODA L Chapter 3 of the Plan contains the mobility network for
NETWORK the Project area.Figure 3-16 and Figure3-17 display the
Provide a balanced and equitable multimodal pedestrian circulation network and the bicycle circulation
circulation network that reflects current and network respectively.The plan accommodates a variety of
changing needs. 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.
POLICYM-5.1 ENHANCED STREET DESIGN Landscaped guidelines for parkways,walkways and medians
Improve the beauty,character,and function of are outline in Chapter 5 of the Specific Plan.The use of public
travel ways with amenities such as landscaped art,materials and texture variety,plants,and greenery
parkways and medians,bike lanes,public art, adjacent to and integrated within walkways and bikeways
and other amenities. elevates the environment and experience.Chapter 5
encourages the use of landscaping to drawvisual interest,
increase safety,bring color and shade to walking paths and
to improve the urban environment.
Appendix B- (&d1jj&LPe1MCN840ggncy
Page 17 of 23
Exhibit B
Ordinance No. NS-3086
Page 18 of 23
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
Ordinance No. NS-3086
Page 19 of 23
Exhibit C
Ordinance No. NS-3086
Page 20 of 23
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
Ordinance No. NS-3086
Page 21 of 23
Exhibit D
Ordinance No. NS-3086
Page 22 of 23
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Revised Date:October 7,2025
Ordinance No. NS-3086
Page 23 of 23
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