The Village at Orange Specific Plan is a long-range plan designed to revitalize and enhance the Village at Orange mall site. It sets a framework for future development that addresses existing challenges, supports desired businesses and activities and reflects community input.

A Specific Plan is a roadmap that shows how a neighborhood or area, in this case the Village at Orange, may grow and change over time. It explains what kinds of buildings can be built, how tall or dense they can be and what improvements are planned—such as streets, sidewalks, parks, housing and public spaces. It also sets design guidelines so new development fits the character of the area. This Specific Plan will be the basis for all future development applications on the site.

The Specific Plan outlines a shared vision and guiding principles, a land use plan showing future development opportunities and rules and design standards for how new projects look and function. It also includes plans for open space, circulation and mobility, and how the plan will be implemented over time.

The Village at Orange Specific Plan is a completely new planning effort and is distinct from the former North Tustin Street Specific Plan. The North Tustin Street plan covered a much larger area along the corridor and is no longer moving forward. In contrast, the Village at Orange Specific Plan focuses exclusively on the existing mall property and is tailored specifically to guide its future redevelopment.

The plan area includes the former Village at Orange Mall and adjacent parcels along North Tustin Street in the City of Orange. The site is bounded by North Tustin Street to the east, East Meats Avenue to the south, North Canal Street to the west and East Helm Avenue to the north. A detailed boundary map will be posted on the project website.

The Specific Plan aims to revitalize the property, improve connections to surrounding neighborhoods and enhance the appearance of the North Tustin Street corridor. It supports economic vitality, housing options and public amenities through a comprehensive plan shaped by community engagement to reflect local priorities and improve overall quality of life. Any future housing opportunities on the site would be influenced by land use considerations, market conditions and property owners’ goals.

The goal of the planning process is to adopt a plan that provides a clear pathway for future development opportunities on the site.

Existing leases and stores on site will not be affected by the Specific Plan. The plan does not have authority over private leases, and this process will not impact existing stores at the mall.

Over time, the Specific Plan may help create new opportunities for local businesses by supporting future development that align with community priorities.

The City is moving forward with the Specific Plan to revitalize the largely vacant property and support economically viable uses that benefit both the community and property owners. The plan also aims to improve the North Tustin corridor by addressing issues such as loitering and dumping, and creating a safer, more attractive area for new businesses and activities that align with community values.

The City is leading the project’s planning process in collaboration with Orange County consulting firm, PlaceWorks, and the site’s three primary property owners. The City serves as the lead agency for this initiative. It is committed to ensuring that the Specific Plan is fundamentally informed and guided by the community.

The Village of Orange Specific Plan is a community-led process. In Phase 1, community members will be asked to complete a survey and attend a workshop to share ideas on future land uses, amenities, and open spaces while identifying local challenges. Phase 2 focuses on reviewing the draft plans and the overall vision during a second workshop to ensure the plan reflects the community’s vision and input, as well as property owner objectives.

To participate in this process please sign up to join our mailing list and receive updates of all opportunities to engage. You will be invited to attend public workshops and to interact with our online engagement tools.

Plan development will start in early 2026, with expected completion by the end of 2026. The implementation and development as a result of the specific plan will be phased out over several years.

Feedback will be directly integrated into the development of the Village of Orange Specific Plan to reflect the community’s ideas for the site. Community input will inform design alternatives, amenity priorities and mobility improvements, and will be summarized in public-facing engagement reports.

An environmental impact report (EIR) will be prepared for the Specific Plan to meet the requirements of the California Environmental Quality Act (CEQA). An EIR is a public document designed to provide decision makers and the public with an analysis of the environmental effects of a project, to indicate ways to reduce or avoid environmental impacts, and to identify alternatives to a project. The intent of the EIR is to provide sufficient information on the potential environmental impacts of implementation of Specific Plan to allow the lead agency to make an informed decision.

Pursuant to CEQA Guidelines there are 20 environmental topics under which a project’s potential impacts are evaluated. Prior to preparation of the EIR, the City will issue a Notice of Preparation (NOP). During the NOP scoping period for the EIR, interested agencies and the public may submit comments concerning the potential environmental impacts of the Specific Plan. Comments received during the NOP scoping period will be considered in the development of the EIR and inform the scope of environmental topics and analyses. It is anticipated that the EIR will primarily focus on the following environmental issues: Aesthetics, Air Quality, Energy, Geology/Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology/ Water Quality, Land Use and Planning, Noise, Population/Housing, Public Services, Recreation, Transportation, Tribal Cultural Resources, and Utilities and Service Systems.