08/18/2026
08.18.2026 | 1:40 PM | SANTA ANA — City Moves Forward With First Major Zoning Code Rewrite in Decades.
For the first time since the 1960s, the City of Santa Ana is undertaking a comprehensive rewrite of its zoning code, replacing decades of piecemeal amendments with a modern set of rules intended to guide development throughout the city.
The proposed comprehensive zoning code update is designed to bring Santa Ana’s regulations in line with newer state laws and help implement the city’s General Plan, a long-term blueprint adopted in 2022 that outlines goals for economic development, land use, housing and quality of life.
“Good codes make good communities,” Santa Ana Senior Planner Siri Champion said during a Planning Commission study session on Aug. 10.
The meeting was the second Planning Commission session this year focused on explaining the ongoing zoning-code update.
The proposed code is not final. City officials said changes could still be made before the City Council considers the proposal later this year. The public will have an opportunity to comment during a Planning Commission public hearing scheduled for Aug. 24, when commissioners are expected to hear public testimony before making a recommendation to the City Council.
Residents and business owners can review the proposed changes and submit comments through the city’s Zoning Code Update website.
Most Neighborhoods Expected to See Little Change
The update would create new zoning districts that determine what types of development and businesses are allowed, where they can be located and what standards they must meet.
According to city staff, the proposal is guided by several major planning goals, including increasing housing production, encouraging economic development and preserving established neighborhoods.
For many Santa Ana residents, however, the most noticeable change may be that their neighborhoods remain largely the same.
Most single-family and low-density residential areas would retain their existing zoning under the proposed map. Existing properties that do not conform to the new regulations would generally be allowed to remain under so-called grandfathering provisions.
The proposal would also provide additional design protections in historic districts. City officials said those protections are intended to prevent “McMansionization,” referring to oversized additions or renovations that can dramatically alter the character of an established neighborhood.
Five Corridors Targeted for Major Growth
Much of the proposed development-related change would be concentrated along five major growth areas:
West Santa Ana Boulevard
South Main Street
South Bristol Street
Grand Avenue and 17th Street
The area surrounding the 55 Freeway and West Dyer Road
The new zoning districts proposed for these areas would allow for greater development intensity, including multifamily housing, offices and commercial uses.
Some areas would be designated as “urban neighborhood” districts, allowing for denser housing and more vertical development. Other areas would become “mixed-use corridors,” where residential and commercial development could be combined.
City planners say the approach is intended to focus growth in areas capable of supporting additional development while limiting major changes in established residential neighborhoods.
New Rules for Homes Near Industrial Areas
The proposal also calls for the creation of a “residential industrial interface” buffer zone.
The new designation would establish additional regulations for industrial properties located near homes and schools, including requirements related to noise, operating hours and dust.
Heavier industrial uses could face additional restrictions designed to increase separation between residents and potentially disruptive businesses.
The proposed rules would also address heavy emissions and noxious fumes from industrial operations.
Changes Intended to Help Small Businesses
City officials say the zoning overhaul is not solely focused on housing and large-scale development.
The proposal would also make several changes intended to make it easier for small businesses and property owners to navigate the city's approval process.
Among the proposed changes are reduced parking requirements, expanded signage options and the creation of a new minor permit process.
Under the proposed minor permit system, certain uses would be reviewed administratively by city planners rather than requiring a public hearing. Officials said the streamlined process could speed approvals for businesses and activities such as indoor recreation, adult daycare and vehicle rentals.
Santa Ana Looks to Attract Technology and Defense Companies
The proposed zoning code would also establish several “flex” industrial districts intended to encourage economic growth and attract businesses involved in research, technology and small-scale manufacturing.
City planners view the districts as a potential competitive advantage for Santa Ana as it seeks to attract newer industries while limiting the expansion of heavier industrial uses.
The defense and military technology sectors are among the industries the city hopes to attract.
Santa Ana is already home to companies and subcontractors connected to the defense and aerospace industries, including businesses associated with SpaceX and Anduril, a military technology company.
Anduril's campus-style development near the southern end of Santa Ana and Dyer Road has been cited by Planning Commissioner Christopher Leo and some city staff as an example of the type of investment Santa Ana could seek to replicate elsewhere.
City Council Could Vote on New Code This Fall
The zoning code update remains subject to additional public review and approval.
Following the Aug. 24 Planning Commission hearing, the proposal is scheduled to go before the City Council for a study session on Sept. 15.
The council is then scheduled to hold its first reading and public hearing on Oct. 6, followed by a second reading on Nov. 17.
If approved, the comprehensive update would mark the city's first major overhaul of its zoning code since the 1960s, establishing a new framework for how Santa Ana develops, grows and manages land use for years to come.
