Santiago Hills II

Update December, 2016


The City has been informed by The Irvine Company that they will be placing the Santiago Hills II residential development project on hold until 2019.  All of the work planned to begin in 2017, including the clearing of vegetation, site grading, street construction, and home building will be delayed for approximately two years.
The Irvine Ranch Water District is currently in the process of moving dirt across Santiago Canyon Road. The Irvine Company will remove their equipment from the Santiago Hills II project area after the Water District has finished the dirt hauling operation. Following completion of the dirt hauling, the Water District will continue working on an unrelated project at its reservoir site to the south of Santiago Canyon Road.



Update July 14, 2016

At their July 12 meeting, the Orange City Council unanimously voted to approve the Santiago Hills II project. We anticipate that the Irvine Company will begin grading the property this fall.

Update July 7, 2016


The Orange City Council will be holding a Public Hearing to consider the Santiago Hills II project on Tuesday, July 12. The meeting is scheduled to start at 6 p.m., with the Public Hearing being one part of the Council's official agenda for the evening. The updated project documents may be found below this update.

At the Public Hearing, the Council will consider the proposed modifications to the Santiago Hills II/East Orange Project, which would modify the previous 2005 approvals by reducing the development from 1,746 homes on 496 acres, to 1,180 homes on 396 acres. The modification also amends the previously-approved Santiago Hills II Planned Community District Regulations, Design Guidelines, Runoff Management Plan and Development Agreement, and new and modified Vesting Tentative Tract Maps.

To view the Council Agenda for the meeting, and the Agenda Item/Staff Report for the project, starting on July 2008, go to the City Council agenda archives.

Santiago Hills II is the development of 1,180 homes and associated street improvements, utilities, parks, and trails located east of Jamboree Road and west of the SR 241-261-Toll Road. The City's Design Review Committee (DRC) reviewed the project and recommended approval to the Planning Commission on May 18, 2016. The Planning Commission recommended approval of the project to the City Council on June 6, 2016.

The Public Hearing will be held in the City Hall City Council Chambers, 300 E. Chapman Ave. in Orange. There will be an opportunity for public comment during the meeting. Stream the meeting live.

If you have questions, please call the City of Orange Planning Division at (714) 744-7238, or email Jennifer Le.

Update June 9, 2016


At their June 6 meeting, the City of Orange Planning Commission unanimously recommended approval of the Santiago Hills II project to the Orange City Council.

The City Council will consider the project at one of their upcoming scheduled meetings. We will update this information when that date becomes available.

Update May 29, 2016


The City of Orange Planning Commission Public Hearing will be held Monday, June 6, at 7 p.m.

At the Public Hearing, the Irvine Company will be presenting the proposed modifications to the Santiago Hills II/East Orange Project to the Commission for consideration. The Commission will be asked to make a recommendation to the City Council on the proposed modifications, which amend the previously-approved Santiago Hills II Planned Community District Regulations, Design Guidelines, Runoff Management Plan and Development Agreement and new and modified Tentative Tract Maps.

Santiago Hills II is the development of 1,180 homes and associated street improvements, utilities, parks, and trails located east of Jamboree Road and west of the SR 241-261-Toll Road.

The Public Hearing will be held in the City Hall City Council Chambers, 300 East Chapman Avenue in Orange. There will be an opportunity for public comment during the meeting.

Update May 13, 2016


The Irvine Company will be presenting the proposed Santiago Hills II Design Guidelines to the City of Orange Design Review Committee at their 5:30 p.m. Wednesday, May 18, meeting for consideration.

The Committee will be making a recommendation on the Guidelines to the Orange Planning Commission. The Design Guidelines document outlines the proposed home types, architectural styles, and landscaping concepts for the Santiago Hills II development. The meeting is open to the public, and will be held at City Hall, Conference Room C, 300 E Chapman Avenue, Orange. There will be an opportunity for public comment during the meeting.

You can view the proposed Design Guidelines (PDF).

Original Santiago Hills


The original Santiago Hills development was built by The Irvine Company in the late 1980s. During its construction, The Irvine Company received approvals to construct a second phase of the development that called for nearly 12,000 homes and 1.7 million square feet of commercial space. While they did not proceed with construction immediately following the approvals, The Irvine Company did come back to the City with significant changes to the project in 2000 that greatly reduced the scope of the original proposal, but chose not to pursue it further at that time. While significant time has passed, the Santiago Hills II phase of the overall project is still active and entitled.

In 2005 the Santiago Hills II project was revised and approved again for residential development, and included nearly 4,000 homes that extended all the way to Irvine Lake. The Irvine Company chose not to start construction at that time, and over the years has dedicated a large portion of the land as permanent open space. Today, only the area between Jamboree and the 241 Toll Road remains available for development. The approvals for that property are still in place today.

The application under consideration would modify the Irvine Company's existing approvals to reduce the development from 1,596 homes on 500 acres, down to 1,180 homes on 397 acres. Some of the modifications requested include changes to the previously-approved Tentative Tract Maps, and an amendment to the previously-approved Santiago Hills II Design Guidelines. Tentative Tract Maps show the subdivision of the individual residential lots, and Design Guidelines describe the proposed residential product types, architectural styles, and landscape concepts for the development.
Please note: The Plans and Design Guidelines are currently being reviewed by the City and may change with subsequent iterations.

City staff are reviewing the plans to ensure they meet City requirements, standards and conditions. The project will then go to the Design Review Committee, Planning Commission and City Council at scheduled public meetings or hearings.

Submit a Notification Request


If you would like to be added to the project notification list for any future public meetings or hearings for Santiago Hills II, please email Jennifer Le.

Project History


Find out about the original project as approved in 2005 - 2008.