Loading...
HomeMy WebLinkAbout2025-042 - The Village Santa Ana Specifc Plan at Sunflower Avenue RESOLUTION NO. 2025-042 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025-06 (COUNTY MAP NO. 2023-159), AS CONDITIONED, FOR THE VILLAGE SANTA ANA SPECIFIC PLAN PROJECT GENERALLY LOCATED AT 1561 W. SUNFLOWER AVENUE 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. Resolution No. 2025-042 Page I of 20 E. Subdivision requests are governed by Chapter 34 (Subdivisions) and Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) and the California Subdivision Map Act (SMA). F. Pursuant to Section 34-127 of the SAMC, approval of a VTTM application is required for projects proposing to create four or more parcels by the Planning Commission. However, since the Project requires review of other entitlements by the City Council, the Planning Commission serves as an advisory body on such matter. G. On August 11, 2025, the Planning Commission of the City of Santa Ana held a duly-noticed public hearing on VTTM No. 2025-06 and recommended that the City Council adopt a resolution approving VTTM No. 2025-06, as conditioned. H. On September 16, 2025, the City Council of the City of Santa Ana held a duly-noticed public hearing on VTTM No. 2025-06. I. The City Council of the City of Santa Ana determines that the following findings, in accordance with sections 66473.5 and 66474 of the SMA and Section 34-127 of the SAMC, which must be established in order to approve VTTM No. 2025-06, have been established: 1) The proposed project and its design and improvements are consistent with the General Plan land use designation and are otherwise consistent with all other elements of the General Plan. The Project and its design and improvements are consistent with the General Plan land use designation of District Center — High (DC-5), which allows a maximum floor area ratio of 5.0 and up to 125 dwelling units per acre. In addition, the Project supports several goals and policies of the General Plan. Specifically, the Project is consistent with General Plan Land Use Element (LU) Goal 1, which encourages projects that improve quality of life and respects the existing community. Policy LU-1.2 of the LU supports innovative development policies to expand homeownership opportunities at all income levels. Policy LU-4.7 of the LU encourages the development of mixed-income developments with mixed housing types to create inclusive communities and economically diverse neighborhoods. Lastly Policy 2.5 of the Housing Element supports diverse types, prices, and sizes of housing. 2) The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. Resolution No, 2025-042 Page 2 of 20 The Project is consistent with the development standards specified within the Project's proposed Specific Plan (SP-6), including land use, height, minimum development site area, building frontages, publicly accessible open space, private/common open space, building setbacks, and parking and access. Further, the access and egress for the Project has been thoroughly reviewed by the Public Works Agency for compliance with all applicable development standards. 3) The project site is physically suitable for the type and density of the proposed project. There are no physical constraints on the Project Site that would preclude development. The Project Site consists of approximately 1 7.2 acres of land and is physically suitable for the proposed development. The lot size, density, width, and lot coverage are consistent with the existing surrounding properties in the neighborhood and with proposed SP-6 development standards. 4) The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure to fish or wildlife of their habitat. The design and improvements of the proposed Project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The Project is located in an urbanized area, and there are no known fish or wildlife populations existing on the Project Site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5) The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed Project will not cause serious health problems. The subdivision will not have any detrimental effects upon the general public. The property will include necessary utilities and infrastructure improvements as required by the SAMC and SMA. 6) The design or improvements of the proposed project will not conflict with easements necessary for public access through or use, of property within the proposed project. The design and improvements of the Project will not conflict with easements necessary for public access or use of the property Resolution No. 2025-042 Page 3 of 20 within the proposed project. In addition, the Covenants, Conditions and Restrictions (CC&Rs) will ensure reciprocal access rights and maintenance agreements between properties. Section 2. The City prepared a Draft Supplemental Environmental Impact Report (Draft 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 of Santa Ana 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 in the City Council Resolution approving the Final SEIR is 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 VTTM No. 2025-06, as conditioned in Exhibit A, attached hereto and incorporated herein for the Project at the Project Site, and as illustrated and attached hereto and incorporated herein as Exhibit B. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: The Request for City Council Staff Report 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. This Resolution shall not be effective unless and until the City Council Resolution for Final SEIR No. 2025-01 (SCH No. 2020029087), the City Council Ordinance for Development Agreement No. 2025-01 , the City Council Ordinance for Amendment Application No. 2025-01, and the City Council Resolution to Overrule of Orange County John Wayne Airport Land Use Commission's Determination of Inconsistency for the Project are adopted and become effective. Further, if said resolutions and ordinances are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not go into effect for any reason, then this Resolution shall be null and void and have no further force and effect. Section 5. The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at Resolution No. 2025-042 Page 4 of 20 ADOPTED this 16kh day of September, 2025. Va rie Am zcua Ma r APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney AYES: Councilmembers Amezcua, Bacerra, Hernandez, Lopez, Penaloza, Phan, Vazquez (7) NOES: Councilmembers None 0 ABSTAIN: Councilmembers None (0) ABSENT: Councilmembers None (0) CERTIFICATE OF ATTESTATION AND ORIGINALITY I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Resolution No. 2025-042 to be the original resolution adopted by the City Council of the City of Santa Ana on September 16, 2025. Date: Jennifer L. II City Clerk o San Ana Resolution No. 2025-042 Page 6 of 20 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, 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 Resolution 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 Resolution. The City Council of the City of Santa Ana hereby declares that it would have adopted this Resolution 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 Resolution shall take effect immediately upon its adoption by the City Council and the Clerk of the Council shall attest to and certify the vote adopting this Resolution. Resolution No. 2025-042 Page 5 of 20 Exhibit A Conditions for Approval for Vesting Tentative Tract Map No. 2025-06 Vesting Tentative Tract Map (VTTM) No. 2025-06 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The Applicant shall comply with each and every condition listed in order to exercise the rights conferred by this vesting tentative tract map. The Applicant shall remain in compliance with all conditions listed below throughout the life of the Project. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map. VTTM No. 2025-06 has been processed concurrently with the Village Santa Ana Specific Plan (SP-6). The VTTM will create the basis for the legal lots for each development Parcel and rights-of-way dedications. In accordance with the subdivision map, the Owner shall be subject to the following standards and conditions: 1. Applicant shall record all legal documents for street dedications along Sunflower Avenue, Bear Street, and Plaza Drive, and all other interior streets/drive aisles that intersect with public streets in a form agreeable to the City of Santa Ana. 2. Applicant shall comply with all applicable recommendations as identified by the Traffic Circulation Analysis (TCA) dated March 26, 2025, and attached hereto as reference as Exhibit C. 3. Applicant shall comply with the applicable recommendations as identified by the Parking Management Plan (PMP) prepared March 26, 2025, and attached hereto as reference as Exhibit D. 4. Applicant shall complete an approved preliminary Water Quality Management Plan (WQMP) approved by the Public Works Agency. 5. Applicant shall obtain an approval from Republic Services and the City on trash circulation and collection. 6. Applicant shall construct public improvements as specified on the Vesting Tentative Tract Map, including, but not limited to, street widenings, sidewalks, landscaping, irrigation, bus stop pads and shelters, asphalt pavement, raised medians, traffic signals and stops, crosswalks, street lights, bicycle facilities, and pedestrian facilities, as determined by the Executive Director of the Public Works Agency. 7. Applicant shall construct, at their sole expense, new public water mains, sized in accordance with the hydraulic study recommendations and as approved by the Water Resources Manager. Resolution No. 2025-042 Page 7 of 20 8. Applicant shall construct, at their sole expense, new connections and public sanitary sewer to convey Project wastewater in accordance with the sewer study recommendations and as approved the Water Resources Manager. 9. Public improvements constructed in phases shall be designed to accommodate appropriate transitions between phases in a manner that ensures the safety of the traveling public. Temporary improvements shall be designed and built in accordance with all City standards. Detailed engineered plans for all improvements must be submitted to the Public Works Agency for review and approval by the Executive Director of the Public Works Agency or designee. Phasing improvements shall apply the following: a. Maintain ADA pedestrian paths between each phase (as contemplated by the Development Approvals)throughout the development project and along the perimeter public streets of the Project; and b. Maintain bikeway connectivity between each phase (as contemplated by the Development Approvals)throughout the development project and along the perimeter public streets of the Project. 10. Applicant shall contribute a fair share contribution for public improvements and payment shall be made in accordance with the TCA and as determined by the Executive Director of the Public Works Agency. 11. All public improvements will require engineered plans to be approved by the Public Works Agency and permits issued for such improvements. Improvements will be in conformance with City standards, rules and regulations in place at time of plan approvals. 12. Applicant shall enter into a Right of Way maintenance agreement, conforming to the City's standard Right of Way maintenance agreement.Through the agreement, Owner agrees to maintain the new public sidewalks, parkways, irrigation, landscaping, trees, furnishings, waste receptacles, weed abatement, graffiti removal and vandalism, specialty pavement, and specialty lighting above and beyond standard street lights along the Project's frontage on Sunflower Avenue, Plaza Drive, and Bear Street. Owner may elect to, but is not obligated to, install specialty lighting above and beyond standard street lights along the Project's frontage. If Owner installs standard street lights, City shall operate and maintain same at City's cost. If Owner installs specialty lighting, Owner shall operate and maintain same at Owner's cost. The Right of Way maintenance agreement shall not obligate Owner to maintain any street medians, street signals, street signs, nor to remove City's obligation to provide police and public safety monitoring and/or enforcement on the public sidewalks and medians. 13. Prior to receiving building permits for each individual building, Applicant shall pay all development impact fees associated with each building that is the subject of said building permit. Resolution No. 2025-042 Page 8 of 20 14. Prior to receiving building permits for the first Implementing Project on each Phase, Applicant shall submit to the City either a cash deposit or public improvements agreement and bond in the amount of the cost of public improvements per each Phase of the Project. The total amount will be in accordance with the Applicant's engineer's cost estimate and approved by the Public Works Agency. The City will release deposit and/or bond as Owner completes related improvements to the City's satisfaction. 15. Any proposed change to this tentative tract map must be submitted to the Planning Division and Public Works Agency for review. At that time, staff will determine if administrative relief is available or if the tentative tract map must be amended. 16. The Project shall comply with all applicable mitigation measures as identified by the Mitigation Monitoring and Reporting Program of the Supplemental Environmental Impact Report (SEIR)forthe Village Santa Ana Specific Plan (SCH No. 2020029087). 17. The Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the Project to the Planning Division for review and approval prior to the Final Map being recorded for any portion of phase of the Specific Plan area. 18. The Final Map must be approved and recorded prior to issuance of Certificate of Occupancy or permit finals for any building or structure on any phased final map portion of the subdivision area. 19. The Final Map and all improvements required to be made or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 20. Two copies of the recorded Final Map and CC&Rs shall be submitted to the Planning Division, Building Division, Public Works Agency and Orange County Fire Authority (OCFA) within 10 days of recordation. 21. A"Notice of Airport in Vicinity" shall be included in all lease/rental agreements,and the applicant shall post outdoor signage informing the public of the presence of operating aircraft, which demonstrates further compliance with the Orange County/John Wayne Airport Environs Land Use Plan and to minimize potential future noise complaints. 22. The Applicant shall submit a construction phasing plan for each development within the Specific Plan area prior to the issuance of building permits for any grading, excavation, or above-ground construction. Said plan shall be accompanied by a site plan illustrating any phasing, temporary closures, construction material and equipment staging areas, construction hours, and other information as requested by the City for the benefit of understanding any temporary impacts resulting from construction activities. Resolution No. 2025-042 Page 9 of 20 23. The Applicant shall record, as determined to be necessary, an avigation easement with the City of Santa Ana and the County of Orange in a template and form agreeable to the City of Santa Ana, the County of Orange, and the Applicant, prior to issuance of building permits for aboveground construction. 24. The Applicant shall record one or more open space easements against the Property for the benefit of the City concurrent with the recordation of the subdivision maps that implement a given Project Phase or Development phase, as contemplated by the Project Approvals. Such easements shall not be retired until the property is no longer zoned by the Specific Plan, or zoned or used for residential purposes. 25. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency,the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed Agreement must be recorded prior to the issuance of any building permits. The Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved Project phasing, etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited, to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); C. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); Resolution No. 2025-042 Page 10 of 20 e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Agreement; and g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The Agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. Resolution No. 2025-042 Page 11 of 20 Exhibit B Resolution No, 2025-042 Page 12 of 20 65PUM ON dVA MWA 1AUY1Mk310TJ1199A Z IL II Ir Lill vm LO i C%j C:) C\1 51 ' 5! L'L YgEr & py ell Z"6 ILI LL] <o aII �i HiMh EL W1 0 M, � H,xa Lu LLA . I I!, NZ N- I . zip ag ! pp M 5TH i Hari'? Iq. I, iM.111 Y z t) ate :D tj LLI LLJ P aF qjj 3 0 CD z I-- LU 41, 01 215 j, 'u 41, b; UY, 10 Pj!j IN,!11,1 n Fly jj p 13! an it �.n 1P -IT R q Wit L IYJ. 3.DvTln llvn"Inos LUGNOO nNRMX3-d1rOI 11,19YA 3ALVAOL ON M iq C, I n zz Fa All j; It A a: 1 n �5� " .1 ! . . n ll I =I a-a - i�a I.-- 1! —n. -- —!L= J:-% ,.;n w a. tit U,) i33HiS-OLS1HO C�C\1 (SMVA KILON-MIU OrEW C3 BIL mmfr ` L!L a- ul 0 TTYM I fk LU <0 rig < t. iC, Lu bf u 1 g 4 uj do 0,111 11�--� 1� - "' Ed Avi JI j ui M 1JL Tptl IT 4 1 J1 ,X fq EJ IT UV99 IHIKN:rm Ms)F1 F.i VqVHEI)q'VM b4H"14 f N 0 AWRIMINd P=7- 1vJL T IT" m=O3M9OMHd dvil 130WO 3al V1 nJjl owl 63A aua U."Wo _fir--------- - --- - ----- CD (Y) In < o id k ,C< z : z z 411,0 C) <'c'E ZO L) UO) cc',a- D J 0- E N;4i Lu N :1 :3 Uzi Wz L Id LL u L 0 A ILLJ 11- ,-I LL CLI Z -1 F- (H.LCM=nvH.m-mju onand) s rssx LLiY_3i r 5 77 N"d SNMV O TvTkUMMOD 7 JL Ot E L Fil I�u tj Tj q T i Z N 0 KD M x m ilVl o:cos II 17 - II is ;i�j 142 PA Exhibit C The Traffic Circulation Analysis for The Village Santa Ana Specific Plan (SP-6) is available Online on the City's Project webpage at https:l/www.santa-ana.orq/specific- plan-the-village-santa-anal. Physically at: City of Santa Ana, Planning Division Counter 20 Civic Center Plaza, M-20 Santa Ana, CA 92701 Resolution No. 2025-042 Page 18 of 20 Exhibit D The Parking Management Plan for The Village Santa Ana Specific Plan (SP-6) is available Online on the City's Project webpage at https://www.santa-ana.orp/specfic- plan-the-village-santa-anal. Physically at: City of Santa Ana, Planning Division Counter 20 Civic Center Plaza, M-20 Santa Ana, CA 92701 Resolution No. 2025-042 Page 19 of 20 PAGE INTENTIONALLY LEFT BLANK Resolution No. 2025-042 Page 20 of 20