A-1 1 November 2023
Appendix A: Community Outreach
Placentia 2021 Housing Element FAQ
5. What is the "RHNA" why is it important?
Each California city is required to plan for new housing to accommodate a share of regional needs. The Regional Housing Needs Assessment ("RHNA") is the process established in State law9 by which housing needs are determined.
Prior to each planning cycle the total new housing need for each region of California is determined by HCD based upon economic and demographic trends, existing housing problems such as overcrowding and overpayment, and additional housing needed to ensure reasonable vacancy rates and replace units lost due to demolition or natural disasters.
Placentia is located within the Southern California Association of Governments ("SCAG") region, which includes Los Angeles, Orange, Riverside, San Bernardino, Imperial and Ventura counties. The total housing need for the SCAG region is distributed to cities and counties by SCAG based upon objectives and criteria established in State law.'° In 201 9 HCD determined that the total new housing need for the entire SCAG region in the 6`" Housing Element cycle is 1,341,827 units. In March 2021 SCAG adopted the RHNA plan for the 6th cycle, which fully allocates the RHNA to jurisdictions in the SCAG region." Table 3 shows the RHNA allocations for Placentia, Orange County, and the entire SCAG region.
Table 3. 6`h Cycle RHNA - Placentia, Orange County and SCAG Region Orange SCAG
Placentia County Region
Housing need allocation 2021-2029
Source: SCAG, 3/4/2021
4,374
183,861
1,341,827
The RHNA also distributes each jurisdiction's total housing need into four income categories (the extremely -low and very -low categories are combined for RHNA purposes). Placentia's 6`h cycle RHNA allocation by income category is shown in Table 4.
Table 4. 6'" RHNA by Income Category - Placentia
Extremely Low
+ Very Low
CI
r;;`.;' ate
Above
Moderate
Total
1,231
680
770
1,693
4,374
Source: SCAG, 3/4/2021
6. Is the RHNA a construction mandate?
The RHNA allocation identifies the projected amount of additional housing a jurisdiction would need in order to have enough housing at all price levels to fully accommodate its assigned share projected growth over the 8 -year planning period while also eliminating existing problems of overcrowding and overpayment. The RHNA is a planning requirement based upon housing need, not a construction quota or mandate.
Jurisdictions are not required to build housing or issue permits to achieve their RHNA California Government Code Sec. 65584 et seq.
California Government Code Sec. 65584(d)
" http://www.scag.ca.gov/programs/pages/housinq.aspx
August 2021 Page 4
A-12 November 2023
Appendix A: Community Outreach
Placentia 2021 Housing Element FAQ
allocations, but some provisions of State law establish specific requirements when housing production falls short of RHNA allocations. One such requirement is streamlined review and approval of housing development applications that meet specific standards:2 Other than requirements for streamlined permit processing, there are currently no legal or financial penalties imposed on cities for failing to achieve their RHNA allocations.
7. What must cities do to comply with the RHNA?
The Housing Element must provide an evaluation of the city's capacity for additional housing based on land use patterns, development regulations, other development constraints (such as infrastructure availability and environmental conditions) and real estate market trends. The analysis must be prepared at a parcel -specific level of detail and identify properties (or "sites") where additional housing could be built consistent with City regulations. This evaluation is referred to as the "sites analysis" and State law requires the analysis to demonstrate that the city has adequate capacity to fully accommodate its RHNA allocation in each income category. If the sites analysis does not demonstrate that adequate capacity exists to fully accommodate the RHNA, the Housing Element must describe what steps will be taken to increase capacity commensurate with the RHNA - typically through amendments to land use and zoning regulations that could facilitate additional housing development. Such amendments typically include increasing the allowable residential density or allowing housing to be built in areas that are currently restricted to only non-residential land uses.
8. Why are cities in high -cost areas expected to have
affordable housing? Low-cost housing is not
economically feasible here due to high land prices.
State housing laws are based on the premise that every city has an obligation to adopt regulations to accommodate a range of housing types for persons at all income levels.
Every community is dependent on a variety of low- and moderate -income workers in jobs such as landscaping, building maintenance, child and elder care, medical technicians, personal services, clerical support and retail trade. While the existing housing stock serves the needs of many residents, market rents and prices are higher than some families can afford. In addition, low -wage jobs have increased at a much faster rate than affordable housing is being built.
While cities are not required to build new housing, they must ensure that their land use regulations encourage a full range of housing types. Rental apartments typically provide the majority of affordable housing, but other types of housing such as accessory dwelling units (ADUs) can also help to address this need. Various governmental programs provide funding assistance for affordable housing, but if a city's development regulations do not allow sufficient additional housing, the housing needs of the local workforce may be shifted to other cities.
California Government Code Sec. 6591 3.4 (SB 35 of 201 7) August 2021 Page 5
A-13 November 2023
Appendix A: Community Outreach
Placentia 2021 Housing Element FAQ
9. Placentia is fully developed. Why is the RHNA
allocation so high?
SCAG's 6`" cycle RHNA allocation for the entire 6 -county region is 1,341,827 units compared to 412,137 units in the 5" cycle. There are two main reasons why the 6`" RHNA allocation is so much higher than the 5" cycle.
First, the 5" cycle RHNA allocation was established in 2012 while the severe economic effects of the "Great Recession" were discouraging growth. As a result, the 5`" RHNA was uncharacteristically low. For comparison, SCAG's 4`" cycle (2006-201 3) RHNA allocation was approximately 700,000 housing units.
Second, for the 6" cycle the State made a major modification to the process for determining RHNA allocations. In prior RHNA cycles, total housing need was based only on projected population growth. However, for the 6th RHNA cycle the State added existing need to the total RHNA calculation. Existing need includes households that are currently overcrowded (defined as more than one person per room) or are overpaying for housing (defined as more than 30% of gross income). The total 6' cycle RHNA allocation for the SCAG region is comprised of the sum of existing need and projected need, as follows:
Existing need:
Proiected need:
Total need:
577,422 units
764,405 units
1,341,827 units
As seen from this breakdown, if existing need were excluded (as was the case in prior RHNA cycles) the total need would be similar to the 4`" cycle RHNA.
With regard to jurisdictional RHNA allocations, the methodology adopted by SCAG for the 6th cycle places greater emphasis on the proximity of housing to jobs and public transit rather than availability of vacant developable land. As a result, the urbanized areas of Los Angeles and Orange counties have been assigned much higher housing need as compared to prior cycles even though they generally have much less vacant land than inland areas.
The RHNA allocations assume that in many urbanized cities of Orange and Los Angeles counties, a significant portion of new housing needs will be met through the redevelopment of older commercial properties.
10. How will Placentia accommodate its new housing
needs assigned in the RHNA?
Placentia is fully developed and very little vacant land suitable for new housing is available. Therefore, the City's RHNA allocation must be satisfied through redevelopment of properties with potential for new housing or mixed use (i.e., a combination of housing and other uses on the same property). In recent years Placentia has adopted plans for the redevelopment of properties near downtown and the future Metrolink13 station. The Housing Element update will identify a strategy for providing additional opportunities to accommodate the City's assigned housing need. 13 https://ww,v.placentia.orq/705/Metrolink-Station-and-Parkins-Structure August 2021 Page 6
A-14 November 2023
Appendix A: Community Outreach
Table A-2: Online Survey Results
2021 Housing Element Survey
1.11 you Hue in Placentia, how long have you lived here? 50 40
20 20
10 0 =
I do not fee _ less than I ye_ I-5 years 6-10 years 11-20 years Answers
I eo not live in Placen0a.
Less than 1 year
1-5 years
0-10 years
11-20 years
71+ year
Count
11 24
Percentage
1.18%
0%
7.0646
1294%
28 24%
50,58%
Answered 85 Skipped:0
2. How satisfied are you with your current housing situation? Answers
Very Satisfied
Somewhat Satisted
Sornewhet Dosetlstled
Not Very Satisfied
• Very Satisfied
Somewhat Satisfied
• Somewhat Dissatisfied
Not Very Satisfied
Count
43 35
4 Percentage
S0.59%
41 18%
4,71%
3.53%
A-15 November 2023
Appendix A: Community Outreach
Answered: 85 Skipped:0
3. If you live in Placentia, select the type of housing unit you reside in:
80 60
40 20
0 •
—�
4 �. D 0`F�
9 \e, Occa, r �`�
P�
Answers
Single Family Home
Condominium
e
\`�`
n kD s t
Count
63 9
5�
a'
.�\
,acc
T
Percentage
74.12%
1059%
Apartment
10 1176%
ADU (also known as second unit or "Granny unit")
0 0:/0
Mobile Home
1 118%
Unsheltered
I don't hoe in Placentia
0 0
0%
0%
Other
1 1 18%
Answered: 84 Skipped: 1
4. Do you rent or own the home you live in?
Answers
Count
•Own
• Rent
Live with other
• household- neither rent
nor own
Currently experiencing
- homelessness
Percentage
Own
67 78.82%
Rent
17 20%
Live with other household- neither rent nor own
1 1.18%
A-16 November 2023
Appendix A: Community Outreach
Currently experiencing homelessness 0%
Answered: 85 Skipped:0
5. If you reside in a single-family house, does the property have a second unitlguest houselADU? (If you answered No, skip to question 7.) Answers
No
Yes
• No
Yes
Count
76 Percentage
8c4194,
1.18!
Answered: 77 Skipped: 8
6. Is this second unitlguest houselADU occupied?
Answers
No
Yes
Count
3 No
Yes
Percentage
18.82%
1.18%
Answered: 17 Skipped: 68
7. Please select the top reasons you choose to live or would like to live in Placentia. Check all that apply.
A-17 November 2023
Appendix A: Community Outreach
68 40
zt,
0 6Jq> J rl� �\,�\ 0
Answers
Q`o.F
Q` -I \orzc Cis
Count
5�''
`,
a cs-
Percentage
Quality of local school system
53 62.35°%
Quality of home
33 38.82%
Quality /ambiance of neighborhood
54 63.53%
Safety of neighborhood
52'.
61.18%
Proximity to jobs
31 36.47°5
Proximity to family
Cleanliness of streets and surroundings
42 34
4641%
40%
City services and programs
19 22.35%
Proximity to shopping and services
38 44.71 %
Proximity to medical care
I do not want to live in Placentia.
30 2
35.29%
2.35%
Answered: 85 Skipped:0
Maintaning the character of existing residential neighborhoods • Very Important
• Somewhat Important
• Not Important
Percentage
Answers Count
Very Important 61
71.76 Somewhat Important 20
23.53%
Not Important 4
4.71%
A-18 November 2023
Appendix A: Community Outreach
Answered: 85 Skipped:0
Ensuring that childem who grow up in Placentia can afford to live in Placentia.
Answers
Very Important
Somewhat Important
Not Important
• Very Important
• Somewhat Important
• Not Important
Count
60 14
10 Percentage
70.59%
1647%
11.76%
Answered: 84 Skipped: 1
Ensuring that the housing market in Placentia provides a diverse range of housing types, including single•family, townhomes, apartments, duplezltnplez, and conch Answers
Very Important
• Very Important
*Somewhat Important
• Not Important
Percentage
49.41%
Count
42 Somewhat Important
25 2041%
Not Important
18 21.18%
Answered: 85 Skipped:0
Establishing special needs housing for seniors, large families, veterans, andlor persons with disabilities A-19 November 2023
Appendix A: Community Outreach
Answers
Very Important
Somewhat Important
Not Important
♦ Very Important
O Somewhat Important
• Not Important
Count
35 35
14 Percentage
41.18%
41.18%
1647%
Answered: 84 Skipped: 1
Integrating affordable housing throughout the community to create mixed -income neighborhoods Answers
Very Important
Not Important
0 Count
37 26
• Very Important
• Not Important
• Somewhat Important
Percentage
43 53%
3059%
Somewhat Important
2T
25:88%
Answered: 85 Skipped: 0
Providing shelters and transitional housing for the homeless, along with services to help move people into permanent housing A-20 November 2023
Appendix A: Community Outreach
Answers
very Important
Somewhat Important
Not Important
• Very Important
• Somewhat Important
• Not Important
Count
31 22
Percentage
37.65%
36.47%
25.85%
Answered: 85 Skipped: 0
Encouraging the rehabilitation of existing housing stock Answers
Very Important
Somewhat Important
Not Important
Count
51 27
6 • Very Important
• Somewhat Important
• Not Important
Percentage
60%
31.76%
7.04%
Answered: 84 Skipped: 1
Establishing programs to helpat-risk homeowners keep their homes A-21 November 2023
Appendix A: Community Outreach
Answers
Very Important
Somewhat Important
Not Important
• Very Important
• Somewhat Important
• Not Important
Count
39 34
Percentage
45.88%
40%
11.76%
Answered: 83 Skipped: 2
Fair/Equitable housing opportunities and programs to help maintain and secure neighborhoods Answers
Count
• Very Important
• Somewhat Important
• Not Important
Percentage
Very Important 40
Somewhat Important 30
47.06%
3529%
Not Important 12.
74.12%
Answered: 82 Skipped: 3
9. What type of housing do you think is most needed in the City of Placentia? Check all that apply.
A-22 November 2023
Appendix A: Community Outreach
60 40
200
F' y�,
a •of �p a
,
Answers
Single-family houses
act
�J
�—
e' °
c o05'
e �•
Count
53 Qa.
dot
Ge.
eye
0 Percentage
62.35%
CondominlumsiTownhouses
3.0 35 29%
Apartments
77 12 94%
ADUs/Secondary Units or "Granny Flats"
Senior Housing
17 21
20%
24,71 %
Housing for persons with Disabilities
Deed restricted affordable housing
13 14
115.29%
16 47%
Answered: 79 Skipped: 6
10. What do you think are the most important housing related issues facing Placentia today? Check all that apply. 80 60
40 20
0 alb oJO' o°5c �
oA for for o
ao zo �a
Answers
cep,, a'�
oJ�r oo c
fie° F
&y„,0
P
Count
'',,.,
oQ96
oy9
c
JQ�'. ,,,,
o„4,
ro c
c
Percentage
Affordability
Lack of housing for large families
Lack of housing for smallerfamllies
62 6
9 72 94%
7 06%
10 59%
Lack of deed restricted affordable housing
10 1176%
Not enough new housing development
10 11 76%
Too much new housing development
25 2941%
Process for bulking housing is too burdensome
13 15 29%
A-23 November 2023
Appendix A: Community Outreach
Lack of support far renters 14 15.47%
Lack of support for homeowners 16 18.82%
Age of housing stack 19 22.35%
Answered: 82 Skipped: 3
11. What age range most accurately describes you?
35 30
25 20
15 10
5 0
Under 18 18-24 25-34 35-44 45-54 55-64 65+
Answers Count Percentage
Under 18 0 0%
18-24 0 0%
25-34 8 9:41%
35-44 22 25.88%
45-54 52 57.65%
55-64 15- 17.65%
65-1 8 941%
Answered: 85 Skipped: 0
12. Arethere any additional comments/suggested goals that you would like to provide the City for its 2021 Housini pravmp Green `' tteosinr food eMpE""` '00'' afford "8e' money 01111. /5% Low family building don't
housing income '"' people "° hflmes encourage
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grants had high p,pp pope
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Word Count
Element update?
A-24 November 2023
Appendix A: Community Outreach
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Hi Andrew and Joe, I hope this finds you well! I wanted to check in to see if you had or will have any public meetings for the Housing Element. I was on vacation for two weeks in July, so I may have missed it. Thanks so much, Elizabeth
Elizabeth Hansburg
Co -Founder & Executive Director
A
PEOPLE FOR HOUSING
Orange County
c. (714) 872-1418
e. [email protected]
Click here to become a member of People for Housing!
ATTACHMENT 2
A-25 November 2023
Appendix A: Community Outreach
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In the letter received from the Kennedy Commission after the last City Council meeting they requested to be notified when items regarding the Housing Element are presented.
We would appreciate the City giving us notice of any public meetings regarding the Housing Element. We look forward to working with the City of Placentia to encourage effective housing policies that will help create balanced housing development and create much -needed affordable housing in our local communities.
If you have any questions, please free to contact me at (949) 250-0909 or cesarc(7a�cennedvcommission.org.
Sincerely,
Cesar Covarrubias
Executive Director
Kennedy Commission
I don't think the agenda notification system on the website will work until we switch to Peak agenda.
We could put them on the agenda mailing list but those don't always reach agencies before the meeting.
Between us can we remember to notify them when you have a Housing Element item? Let me know your thoughts.
Karen
Karen O'Leary I Deputy City Clerk
City of Placentia 1401 E. Chapman Ave. Placentia, CA 92870 714-993-8244 I FAX 714-961-0283 I kolearvf )a.placentia.oru
LAC LNTIA
Download the iPlacentia M obile App:
App Store
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This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain information that is confidential. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that you must not read thistransmission and that any disclosure, copying, printing, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. Ifyou have received this transmission in error, please immediate notify ATTACHMENT 2
A-26 November 2023
Appendix A: Community Outreach
Allen Matkins
Via Electronic Mail
September 27, 2021
Joseph M. Lambert
Director of Development Services
City of Placentia
401 E Chapman Avenue
Placentia, CA 92870
[email protected]
Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
One America Plaza
600 West Broadway, 27r' Floor I San Diego, CA 92101-0903 Telephone: 619.233.1155 I Facsimile: 619.233.1158
www.allenmatkins.com
Timothy M. Hutter
E-mail: [email protected]
Direct Dial: 619.235.1510 File Number: 391323.00001/4827-4977-7149.2 Re: City of Placentia 2021 Housing Element Update
Dear Mr. Lambert:
This law firm represents Orangethorpe Investment Partners LLC ("Applicant"), which has submitted an application to develop a mixed -use project ("Project") at 777 W. Orangethorpe Avenue in the City of Placentia ("City"), assessor's parcel number 339-112-27 (the "Property").
Our firm routinely assists property owners and developers as they navigate the entitlement process in jurisdictions throughout California. We also frequently advise clients regarding participation in and the implications of housing element updates. These efforts involve direct communication with the Department of Housing and Community Development and the Califomia Attorney General's office with regard to compliance by local jurisdictions. We understand that the City is presently engaged in its planning process for its Sixth Cycle Housing Element Update covering the planning period from October 2021 to October 2029 (the "HEU").
The purpose of this letter is to formally notify the City of Applicant's interest and desire for the Property to be included as part of the City's Sites Inventory in the HEU. As you know, the Project would include up to 260 residential units. We appreciate that the HEU is a work in progress, and as you are aware, the viability of future development (and interest from property owners) can and should be considered by the City as it develops its Sites Inventory.
We will continue to work with our client and City staff to process the development application for SPA 2021-01, DPR 2021-02, and EA 2021-01, but wanted to bring this property to your attention in order to assist the City as you and your team evaluate potential opportunities for new development in the City.
Los Angeles I Orange County I San Diego I Century City I San Francisco ATTACH MENT 2
A-27 November 2023
Appendix A: Community Outreach
Allen Matkins Leek Gamble Mallory & Natsis LLP
Attomeye at Law
Joseph M. Lambert
September 27, 2021
Should you have any questions about the Project or the Property, please do not hesitate to contact me or my client's representative, Gilad Ganish.
TMH
Sincerely,
cc: Gilad Garish
Matthew R. Fogt, Esq.
Timothy M. Hutter
ATTACHMENT 2
A-28 November 2023
Appendix B: Residential Land Inventory
Appendix B: Residential Land Inventory
California Housing Element law mandates that each city show it has adequate sites available through appropriate zoning and development standards to accommodate a range of housing types and income levels. This appendix evaluates potential sites for additional housing development to accommodate the City's assigned need in the Regional Housing Needs Assessment (RHNA).
Methodology for the Sites Inventory Analysis
The residential sites inventory is comprised of four components: 1) approved projects; 2) vacant sites; 3) underutilized (non -vacant) sites with potential for additional residential development or redevelopment; and 4) potential accessory dwelling units (ADUs).
Based on the "default density" provisions of State law, vacant or underutilized sites of at least one-half acre that allow a density of at least 30 units/acre are considered suitable for housing in all income categories. Sites smaller than one-half acre and sites allowing multi -family or mixes -use at a density less than 30 units/acre are considered suitable for moderate- or above -moderate -income housing, while sites zoned for single -family -detached homes are assigned to the above -moderate category. For approved projects (Table B-2) income levels are based upon the actual or anticipated sales prices or rents.
Potential sites for residential development during the 2021-2029 planning period are summarized in Table B-1. As shown in this table, based on current zoning the capacity is not sufficient to fully accommodate the City's RHNA allocation in all income categories. Analysis supporting this finding is provided in the discussion below and in Tables B-2 through B-6. Program HE -1.8 in the Housing Plan includes a commitment to identify and rezone sufficient sites to address this shortfall.
TableB-1: Residential Sites Summary
Income Category
Very Low
Low
Moderate
Above
Moderate
Total
Approved Projects (Table B-2)
-
252
-
774
1,026
Vacant Sites (Table B-4)
-
-
494 415
65 459 480
Underutilized Sites (Table B-5)
698
404 315
371 369
247 0
1,720
1,380
ADUs
14 24
17 1
56 Total Capacity
712
680 591
782 974
1,087 840
3,196
2,942
RHNA
1,243
680
782
1,693
4,398
Surplus (Shortfall)
(531)
"89'
19 (606 853)
(',1? 7
1,473)
Source: City of Placentia, 2021
B-1
November 2023
Appendix B: Residential Land Inventory
Approved Projects
Table B-2 summarizes residential developments that have received some form of approval and will become available during the planning period. Three projects have been approved in the T0D district at densities ranging from 73 to 89 units/acre. One of these is a 100% low-income deed -restricted housing development (USA Properties, Figure B-1). These projects demonstrate that high -density residential and mixed -use development is highly marketable in this area. All of the projects were built on underutilized sites formerly occupied by industrial and warehouse uses.
Table B-2: Approved Projects
Project/
Address
Product Type
Density
(units/ac)
Units by
Income Category
Status/Notes
The Herald
110 -132 E. Crowther Ave.
6 -story
multi -family
72.9 215
(market -rate)
TOD district; redevelop -
ment of
industrial/warehouse; 95
du/ac max allowed (77%)
505, 515, 523, 531, 535 W.
Crowther Ave, 407 Goetz
Place, 409 Evelyn Place
5 -story
mixed use
82.9 418
(market -rate)
TOD district;
redevelopment of
industrial/warehouse; 95
du/ac max allowed (87%)
USA Properties
207-209 W. Crowther Ave.
6 -story
mixed use
88.7 189
(187 deed-
restricted lower-
income)
TOD district;
redevelopment of former
packing house; 95 du/ac
max allowed (93%)
Santa Angelina
NE corner Angelina/Morse
2 -story
multi -family
16.9 65
(deed -restricted
senior low
income)
Redevelopment of a
church campus. Zone
change from R1 to R3.
455 S. Van Buren
Townhouse
25.0 139
(market -rate)
Redevelopment of under -
utilized and blighted non-
conforming automotive
dismantling yard.
Totals
252 low
774 above -mod
Figure B-1: TOD Affordable Mixed -Use Project (207-209 W. Crowther Ave) B-2
November 2023
Appendix B: Residential Land Inventory
Vacant Sites
Like many older communities in the Southern California metropolitan area, Placentia has minimal vacant land suitable for residential development. The majority of vacant land is within Specific Plan 7, bounded by Buena Vista Avenue to the north, Rose Drive to the west, Orangethorpe Avenue along the south, and the Van Buren Street to the east. Many of the vacant parcels are contiguous land areas too small to allow for construction. However, through lot consolidation these parcels have the potential to provide opportunities for new housing construction. Table B-4 shows vacant sites that are suitable for residential development. Based on the densities permitted in these areas, future units would be affordable to moderate- and above -moderate -income households. Due to high land values and the relatively low densities allowed on these parcels, it is expected that future housing developments will seek near the maximum allowable number of units on each site; however, the inventory shown in Table B-3 conservatively reflects a 10% reduction from the allowable number of units.
Underutilized Sites
Underutilized sites with potential for additional residential development or redevelopment are listed in Table B-4. Recent development activities and trends indicate that the development of residential uses on nonvacant sites that are underutilized is prevalent throughout the City. This is further supported by the policies of the City's General Plan. The most significant opportunities for additional housing development are within the TOD and Old Town areas.
Recent real estate development trends in the urban portions of Orange and Los Angeles counties dem onstrate the increasing market feasibility of multi -family and mixed -use redevelopm ent at densities well above 30 units/acre. As discussed above, several projects have already been approved in the Placentia TOD area at densities up to 89 units/acre. The realistic yield estimated in Table B-4 for parcels in the TOD area is assumed to be 83 units/acre, which is the average density of the three recent projects described above. In all other zones the inventory conservatively reflects a 10% reduction from the allowable number of units for each site.
Given the complexity of factors that influence property owner decisions regarding development, and the large number of nonvacant, residentially zoned sites with demonstrated development potential, it has been necessary for the purposes of this sites inventory to utilize simple, standardized factors to determine which sites may realistically develop during the planning period. The broadest factor that the City has utilized is remaining residential development capacity, calculated as the difference between a site's zoned residential capacity and existing residential units on site. The City analyzed recent and past development trends to determine sites inventory selection criteria. Only nonvacant sitcs witlwith a majority of sites have at least 25 percent of remaining residential development capacity and sites with no vacant or underutilized space were only added if they were suitable for residential uses as a mixed - use component as shown in Figures B-8 and B-9. lave Dccn inc_udcd in the inventory. Nonvacant sites that have been developed within the last two decades have also been excluded from the inventory, due to the low likelihood of redevelopment during the planning period.
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Table B-5 lists the candidate sites identified, including notes detailing why each site was selected. A number of nonvacant sites were selected as they are underutilized and have had frequent property turnover. In addition, recent and frequent property turnover may be seen as a sign of an unsuccessful commercial lot. These sites are largely commercial in nature and a majority of the nonvacant sites identified are underutilized or are considered non vacant per HCD's standards, however, have viable capacity for redevelopment. Each site was analyzed based on viability for redevelopment, sites were evaluated based on:
• Parcel acreage
• Availability of land for residential development
• Existing use
• Accessibility to resources and transit proximity
As part of the site selection process, the City analyzed existing residentially zoned parcels that have a demonstrated propensity to develop at their existing densities. The City has also evaluated recent projects which have included the development of residential units on non -vacant sites for residential use. Table B-3 provides each project's location, zoning, use prior to development with housing, and the number of dwelling units constructed on site. Table B-3 provides recent examples of redevelopment of nonvacant sites to higher -density residential use. As mentioned above, the City identified nonvacant sites with at least 25 percent of remaining residential development capacity and parcels with no recent development in the inventory. As shown in Table B-3 below. recent development on nonvacant parcels had at least 25 percent of remaining residential development capacity and existing structures were all build prior to 1990. Additionally, improvement to land -value ratios (ILV) were analyzed for the examples in Table B-3 below. All land value ratios of the parcels prior to redevelopment were less than .50, meaning that the land was more _valuable than the structures that were on the parcels. Low ILV ratios indicate suitability of redevelopment. Underutilized sites in Table B-5 have similar ILV ratios to the examples in Table B-3. All parcels in the TOD zone had ILV rations under .25, meaning that the land was significantly more valuable than the structures on the parcel. Sites in the Old Town zo ne experiences higher ILV ratios, but on average, underutilized sites in the Old Town zone experience ILV ratios from .25 to .80.
In the examples below, parcels with existing residential uses were redeveloped to provide significantly more units than existing. On sites assuming a net gain of one residential unit, it is assumed that second units may be developed utilizing the benefits of recent state law. The City anticipates that this trend will continue. Market trends show that developers in the region aim to intensify uses of underutilized sites to increase the number of units. The efficient use of land not only brings more units to market, but also reduced overall per -unit costs for developers.
The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Tables B-4 through B-6. The information that the City used for this analysis is readily available to the City and found through online research.
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Table B-3: Examples Approved Development Projects of Non -Vacant Sites for Residential Uses
Project
Address/ APN
Dwelling
Units
Zoning
Size
(Acres)
Use Prior to
Housing
Project Description
207 & 209 W.
Crowther Ave
189
TOD (Transit
Oriented
Development)
2.13 City -owned
Property
Five -story, mixed -use building with 189
affordable housing units, two -level semi -
subterranean parking structure, and
1,500 -square feet of retail space. Vacant
parcels since early 2015. Prior to
demolition, there were multiple
structures used for storage and
distribution purposes. Approximately
50% of the parcels were vacant or used
as parking. Original structures were built
pre -1960s.
1945 E.
Veterans Way
50 R-3 High
Density
Residential
3.66 Manufacturing
Veterans Village: Provides homeless
veterans housing in the form of 45 one -
bedroom units and four two -bedroom
units. 49 extremely low units, plus 1
caretakers' unit 100% Affordable. Two
parcels with single structure serving as
office for car storage business.
Approximately 95% of the parcels were
vacant. Original structure was built pre -
1980s.
1314 N.
Angelina Ave
65 R -3 High
Density
Residential
3.85 Church, multi-
purpose
building, and
Preschool
Development of an affordable senior
housing project consisting of two, two -
story buildings, one with 33 units and
one with 32 units, as well as a new parish
hall for an existing church. Parcel has 3
existing structures that were all built pre -
1990's. Approximately 60% of the parcel
is vacant or used as parking.
505 W.
Crowther Ave
418
TOD (Transit
Oriented
Development)
4.4 Manufacturing/
Industrial
Five -story, mixed -use development
consisting of 418 multifamily residential
units with associated amenities for
residents, 10,553 square feet of retail
space, 3,572 square feet of leasing office
space, and a seven -level parking
structure on a 5.04 -gross acre site within
the Transit Oriented Development (TOD)
Packing House District Market Rate.
Previously three separate parcels with
various industrial and manufacturing
uses. All structures built pre -1970s. Each
parcel was approximately 50% vacant
150 E.
Crowther Ave
215
TOD (Transit
Oriented
Development)
2.95 Manufacturing/
Industrial
Five -story apartment complex, with roof
top amenities, and a 6 -story parking
garage. Previously two separate parcels
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Appendix B: Residential Land Inventory
Project
Address/ APN
Dwelling
Units
Zoning
Size
(Acres)
Use Prior to
Housing
Project Description
with industrial and manufacturing uses.
Both structures built pre -1970s. Each
parcel was approximately 60% vacant
455 S. Van
Buren St
139
R-3 High
Density
Residential
5.57 Manufacturing/
Industrial/
Residential
Development of 139, three-story
townhome units on an approximately
5.57 -acre site. Market Rate. Previously
three separate parcels. Two parcels were
existing single-family homes and the
other was a mostly vacant lot with 5
existing structures used for automotive
repair and parts uses. All structures built
nre-1960s. One single family parcel was
approximately 80% vacant and the other
was approximately 60% vacant. The
largest parcel was 90% vacant with most
of the parcel used as a funk yard.
1049 Golden
Ave
26 R-3 High
Density
Residential
1.3 Oil Extraction
Six, three-story residential townhome
buildings consisting of a total of 26
condominium units on a 1.3 -acre,
unimproved vacant lot Market Rate.
Previously a single-family home on a
facilitySingle-
family home
mostly vacant lot Home was built pre -
1970s and was approximately 90%
vacant
Alta Vista &
Rose St
54 SP -7
6.46 Oil extraction
facility
54 residential units and 10,615 square
feet of commercial space on an
approximately 8.46 -acre former oil
operation site. Market Rate.
Orchard Dr. &
Highland Ave
16 R-3 High
Density
Residential
1.24 Oil Extraction
facility
Four, three-story, multifamily buildings
with 16 townhome units. Former oil
extraction site.
1952 & 1958
R 3 High
Density
Residentia
4-3
Storage Foci ity
Four, three-story bui cings, witi 39
Veterans Way
town come units.
918 & 926 W.
La Jolla St
10 R-3 High
Density
Residential
0.42 SFD home
Three-story, ten (10) unit MFR (two
buildings) Previously a single-family
home on a mostly vacant lot. Home was
built pre -1970s and was approximately
90% vacant
738 W. La Jolla
St
10 R-3 High
Density
Residential
0.43 Unfinished MFR
Three-story, ten (10) unit MFR (two
buildings) Previously an unfinished
multifamily -family development.
Unfinished developmentwas demolished
and redeveloped.
1548 Spruce St
10 SP -7
0.52 Two single - Two
family homes
buildings with a total of ten attached
condominiums. Previously a single-family
home on a mostly vacant lot. Home was
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Project
Address/ APN
Dwelling
Units
Zoning
Size
(Acres)
Use Prior to
Housing
Project Description
built pre -1970s and was approximately
90% vacant
503 & 513 S.
Van Buren
Street
12 R-3 High
Density
Residential
0.38 Single-family
Residences (2-5
structures
Development of two, three-story
residential town home buildings.
Previously five single-family homes on a
large lot Homes were built pre -1970s
total)
and was approximately 30% vacant.
Alta Vista
Street, b/w
Rose Drive
and Jefferson
Street
100
SP -7
17.02 Oil extraction
facility
Development of a 100 single-family,
detached two-story dwelling units_
Former oil extraction site.
Table B-3 above shows that there is interest in redevelopment of non -vacant sites within the City. Many of the candidate housing sites within the inventory are similar in nature to those mentioned above in that they are industrial or manufacturing land uses. Additionally, many of the candidate housing sites are near residential uses, which makes them more compatible for residential development as there are already residential neighborhoods adjacent. All sites in the candidate housing site inventory have been prioritized based on their redevelopment potential and their beneficial locations within the City.
The City's oldest developed areas are the Old Town and TOD Packing District areas which were important in the City's early history. Placentia's major industries in the 20th Century were primarily oil extraction and agriculture. As both phased out, these areas which were previously major employment hubs became vacant and slowly deteriorated. The City attempted to revitalize the area through its history but limited private investment prevented any meaningful public investment. Comprehensive planning efforts have revitalized the area and have attracted private investment back into the City. As shown in Table B-3, development in the TOD and R-3 zones have successfully redeveloped from uses associated with oil and agriculture into higher density uses. The City sees this trend continuing and looks at these examples as justification for assumptions made in this Appendix.
The identified sites in Tables B-4 through B-6 are similar in size as the examples in Table B-3 which indicates that lot size is not an impediment to redevelopment. Additionally, the existing uses of identified sites are similar, and in many cases, identical to the examples in Table B-3. Past performance and examples in the City can guide future redevelopment opportunities. As mentioned above, many of the candidate sites are located near or adjacent to existing residential uses, making redevelopment into residential more feasible due to compatibility. Additionally, the existing infrastructure in already developed areas can greatly reduce the cost of infrastructure needed to serve a new development, thereby facilitating development. Many of the candidate sites are aging and underutilized, making redevelopment an attractive option for both current owners and future developers.
As the region's economy continues to diversify, it is experiencing a strong demand for infill development to meet the needs of the growing workforce. At the same time, the City and the region are experiencing market factors such as a limited land supply and low housing inventory. Many property owners of older B-7 November 2023
Appendix B: Residential Land Inventory
commercial properties are willing to consider converting their land to residential use, or adding new structures to sites with existing development to increase densities or create mixed -use developments, because of the significantly higher market land value. The City believes that these factors have and will continue to influence increased infill development.
To further justify housing opportunity sites included in this appendix, example developments have been identified in Placentia and adjacent cities to demonstrate "recycling" trends occurring in the region.
Recycling land is desirable to help achieve the Legislature's goal of alleviating California's identified housing crisis. According to HCD, during the last ten years, housing production averaged fewer than 80,000 new homes each year, and ongoing production continues to fall far below the projected need of 180,000 additional homes annually. The lack of supply and high rent costs suggests that land recycling activities is a method to consider when addressing housing needs.
Considering existing development and a lack of vacant land, the City's housing strategy to demonstrate capacity for the 2021-2029 RHNA growth need relies on infill development opportunities throughout the City. In each of these sites, existing land use policy either allows residential by -right or allows residential by -right through a mixed -use development project. The TOD Zone does not allow 100 percent nonresidential development and all subzones require a residential component. Since the adoption of the TOD Zone in 2017, two projects have been completed and both were overwhelmingly residential (over 90% of total square footage). All three pipeline 3rojects in the TOD zone are also a majority residential as shown in Table B-2.
The Old Town Zone does allow standalone 100 percent nonresidential, although in a limited capacity.
Only the Main Street, Village, and Mixed -Use subareas allow 100 percent by -right nonresidential development for specific uses up to 10,000 square feet. The 100 percent nonresidential uses allowed in these subzones are typically ground floor tenants such as:
• Antique or collectible store • Neighborhood Market (without alcohol • Artisan/Handcraft Sho 3 beverage sales) - 10.000 sf or less • General retail - less than 5.000 sf • Restaurant
• Groceries, specialty foods - 10,000 sf or • ATM
less • Bank (2,000 sf or less)
While hypothetically the sites in the Main Street. Village, and Mixed -Use subareas can be 100 nonresidential, it is assumed that nonresidential tenants would occupy the ground floor with residential uses occupying upper floors identical to the current uses in Old Town. Similar development examples can be seen in the region such as the Anaheim Packing House District. Old Town Orange. and Downtown Santa Ana.
The High -Density Residential and Public Facility subareas do not allow noncommercial uses except for office uses on the upper floors in the Public Facility subarea. The Old Town Zone has not had new construction since its adoption in 2017 but several building rehabilitations and facade improvements have been completed.
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In Old Town, the City is working with Mercy Housing to develop 65 to 70 affordable units. The proposed development would be 100 percent residential and affordable. While this is the first proposal in the Old Town Zone since it's been adopted, the City believes that development patterns in the Old Town Zone will mirror the TOD Zone due to the similarities in land uses, geographical location, and current market factors. The Old Town zone also includes built-in incentives which encourage residential developments such as a sub -area allowing high -density housing by -right without a public hearing, which significantly reduces development processing timefram es.
The City anticipates that development in both the TOD and Old Town Zones will continue to be 100 percent residential or mixed -use with residential components. As candidate and non -candidate sites develop, the City will continue to monitor development trends and if residential development is not occurring as anticipated, the City will adjust development assumptions or propose residential requirements in all Old Town subareas, similar to the TOD Zone. Additionally, the City has added Program HE -1.15: Transit -Oriented Development to the Housing Plan which encourages Transit - Oriented Developments through incentives that may include financial assistance, density bonus, and regulatory waivers.
In the interim, the City will promote SB 6 or AB 2011 to applicants and developers in an effort to encourage residential develo 3mentthroughout the City. SB 6 (Caballero, 2022) allows local jurisdictions to consider housing projects proposed on commercially zoned sites that are 20 acres or less where office, retail, or parking are the primary permitted uses if certain criteria are met. The legislation requires that projects meet certain criteria, in which the jurisdiction may streamline the permitting process and/or require affordability standards per SB 35 (Wiener, 2017) and the Housing Accountability Act. AB 2011 also allows jurisdictions to consider housing projects proposed on commercially zoned sites with streamlined ministerial review under two scenarios:
• 100 percent Affordable Housing Developments in Commercial Zones: and • Mixed -Income Housing Developments Along Commercial Corridors Proj ects invoking AB 2011 (Wicks. 2022) must be located on sites meeting specific criteria and approved projects are subject to skilled labor and prevailing wage requirements. The City considers future housing opportunity on commercial sites through SB 6 and AB 2011 as a local policy decision for future consideration. The City's 6th cycle RHNA goals are met through the provisions of vacant and nonvacant residential, TOD Zone, and Old Town sites. Commercial zoned parcels have not been identified as candidate sites and are not considered as part of the City's 6th cycle RHNA strategy but can provide additional development opportunity sites.
"Recycling" Examples
Regional commercial trends within Southern California are leading to the re -envisioning of shopping centers and malls as lifestyle centers where regional and neighborhood serving retail uses complement housing for a more walkable development. The sites in Table B-5 demonstrate significant potential to B-9 November 2023
Appendix B: Residential Land Inventory
redevelop due to existing tenant vacancies and vacant land that is available to be developed within shopping center and commercial properties. These areas have drastically underutilized parking lots which represent opportunity to introduce residential uses which complement remaining existing commercial uses and bring new users into the area. The City assumes that development of these areas will either occupy underutilized surface parking areas in addition to the existing commercial uses or will replace existing uses all together. This is consistent with development seen within the region and realistic for future development in Placentia.
Recent local examples of this type of redevelopment include:
• MainPlace Mall in Santa Ana which envisions the development of up to 1,900 residential units in addition to existing commercial, office, and the addition of a hotel. • Metro Towne Square mall in Santa Ana, an outdoor neighborhood serving shopping mall where plans are underway to redevelop the area with a new mixed -use development with nearly 4,000 dwelling units and experiential commercial retail stores/restaurants. • Westminster Mall in Westminster which envisions up to 3,000 new residential units in a dated mall space. The new units largely occupy open parking fields as is envisioned in the sites proposed in the cities inventory.
Market Analysis
In addition to an existing use analysis, the City of Placentia utilizes information on market conditions to facilitate the redevelopment of non -vacant sites for residential use. A California Association of Realtors (CAR) report for Historic Housing trends shows that the average time a unit spent on the market in Orange County is just 17 days in the last four years (2019-2023) and just 15 days in the last two years.1 Additionally, according to the CAR Current Sales and Price Statistical Survey, the median cost of a home for sale in Orange County increased by over 30 percent from 2021-20232. Both indicators signify an increased market demand for new housing.
In addition to market appetite, the cost of land in the City, on average, is lower than neighboring jurisdictions. Prices for vacant residential land in Placentia are estimated to be $35 to $50 per square foot. On average, this is lower than the surrounding jurisdictions and the average for Orange County which ranges from $60 to $120 per square foot. Paired with increased demand for housing, and recent infill development trends, assumed redevelopment in the City is reasonable.
Based on a multitude of factors listed above as well as past development trends, the City determined that nonvacant sites are not an impediment to additional residential development and will likely discontinue in the planning period and are suitable to accommodate the City's RHNA. Chapter 4:
Housing Plan reinforces the City's objectives and supports the development of housing at all income 1 Median time on Market of Existing Detached Homes, Historical Data, California Association of Realtors (CAR), Accessed online: October 10, 2023. https://www.car.org/marketdata/data 2 Current Sales and Price Statistics, California Association of Realtors (CAR), Accessed online: October 10, 2023. https :// www.car.org/m ark etdata /d ata
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Appendix B: Residential Land Inventory
levels. The Housing Plan has programs and policies such as Program HE -1.8: Adequate Sites for Housing Development, that support the development of housing regardless of vacancy status. The Housing Plan includes incentives and concessions to encourage the development of housing in the City.
Transit Oriented Development Packing House District Corridor Analysis The Transit Oriented Development Packing House District is an area surrounding the Crowther Ave and Melrose St intersection. The old Packing House District played a vital role in Placentia's history and was once a major employment center for the region. As the agriculture industry declined in the region, so did the businesses that served the industry. As the area declined, industrial and manufacturing buildings went into decline and some had to be demolished. With the turn of the century approaching. the City began its plans to improve the area now known at the TOD District. In 2005, the Melrose underpass and associated streetscape improvements were completed. In the same year, the plan for the Metrolink Station began. In 2009, the pedestrian bridge connecting Old Town and the old Packing District began.
In 2015, the TOD and Old Town revitalization plans began and both were adopted in 2017. Since 2017, the TOD District has seen rapid redevelopment, with transit -oriented residential developments springing up along Crowther Ave. and transforming the character of the area.
Figure B-2: TOD District Project Area
The purpose of the TOD Packing House District is to encourage an appro3riate mixture and density of activity around the Metrolink station to increase ridership and promote alternative modes of transportation to the automobile. The consequent intent is to decrease auto -dependency. and mitigate the effects of congestion and pollution. The development standards seek to achieve this by providing a pedestrian, bicycle, and transit -supportive environment configured in a compact pattern and a complementary mix of land uses all within a comfortable walking distance of the station.
Recent developments such as The Herald (215 units and Cenza (418 units' are examples of the type of developments the City envisioned when drafting the TOD District plan. Both developments had existing B-1 1 November 2023
Appendix B: Residential Land Inventory
uses which did not align with the City's vision. These uses included industrial, storage, and manufacturing uses as shown in Figure B-3 below. Many of the existing businesses were experiencing frequent turnover or were in rapid decline. Many of the existing structures were vacant or semi vacant.
Many of the uses exist and continue to present attractive opportunities for redevelopment.
Figure B-3: TOD District Existing Conditions
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Appendix B: Residential Land Inventory
As the TOD District redevelops, property owners in the area become more interested in redevelopment options on their property. Because many of the existing uses are in decline, redevelopment becomes an attractive alternative to business as usual. Properties adjacent to new development, such as the one shown in Figure B-4 below, become more valuable, making property owners more inclined to redevelopment proposals. The TOD District is seeing a rapid increase in development and existing pro Jerties continue to see turnover, structural decline, and increased developer interest. Collectively, the TOD District has become one of the most attract opJortunities for redevelopment in north Orange County.
Figure B-4: TOD Affordable Mixed -Use Project (505, 515, 523, 531, 535 W. Crowther Ave, 407 Goetz Place, 409 Evelyn Placej
Recently developed and approved developments in the TOD District had existing uses identical to those in Table B-5. Existing uses on these sites include large parcels with warehouses, industrial buildings, surface parking lots, truck loading bays, and dilapidated single-family homes. On all of these sites, primarily structures do not occupy more than 75 percent of the parcel. All of the commercial and industrial uses on the north side of Crowther Ave are older businesses that either ex 3erience frequent turnover, have gone out of business, or are currently vacant. The single-family homes were all constructed prior to 1970 and many are in need of substantial rehabilitation.
Recent developments such as the one shown in the Figure B-4 previously had similar or identical uses as those in Table B-5. The development in Figure B-4 was once four large parcels with commercial and B-13 November 2023
Appendix B: Residential Land Inventory
industrial uses as well as a couile single-family homes. These uses mirror the uses that are seen in Table B-5. Past, current, and recently approved development examples indicate that there is realistic redevelopment potential in the TOD District. Because existing uses did not preclude development of recent residential projects. and because these uses are similar or identical to those identified in Table B-
5. the City is confident that the TOD District will redevelop as anticipated and will 3resent one of the greatest opportunities for residential growth in the 6th Cycle.
While past, current, and recent approvals are examples of future development scenarios in the TOD District. provisions are also codified into the TOD District to encourage the City's vision of the area. As of 2022, if a structure or use in the TOD District is abandoned or discontinued for twelve months, the property or use must comply with the new TOD allowed uses. Additionally, existing structures cannot be altered or expanded if they are nonconforming uses. All of the uses on sites in Table B-5 that are not residential are nonconforming uses, meaning that if any structure or use is abandoned or discontinued for twelve months, they must conform with the adopted TOD District regulations, making redevelopment increasingly realistic. These provisions have increased pro 3erty values and have allowed current property owners to benefit from the rezoning.
Old Town Revitalization Zone Corridor Analysis
The Old Town Placentia Revitalization Plan is a plan for the revitalization. activation, and economic growth of the City's original central business district founded in 1910 around the building of the Placentia train depot and the citrus packing houses. Existing property owners, residents, and businesses have preserved the area with a unique and diverse mix of small businesses, restaurants, and residential uses as shown in Figure B-5. Among Orange County's old towns, Placentia is unique in its small scale and variety of land uses. Today, population groups of all types are looking for small scale. walkable urban centers around transit to live, work, and play. This is occurring in Orange County with new, more comiact, and transit -oriented developments and historic reuse districts emerging in Anaheim, Orange, Fullerton, and Santa Ana.
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Figure B-5: Old Town Existing Conditions
The Plan Area consists of 33 acres and 147 parcels with a diverse mix of land uses, surrounded by residential neighborhoods to the west, east, and north as shown in Figure B-6. Old Town has many mixed -use buildings, a small number of historic buildings, including the Senior Center and Fire Station.
The anchor of the plan area is the "Main Street" retail core which forms the destination for Old Town.
Old Town is connected to the T0D District via a pedestrian bridge and is served by the Metrolink train station.
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Appendix B: Residential Land Inventory
Figure B-6: Old Town District Boundaries
The anticipated build out for the Old Town Zone differs from the assumptions made in the T0D Zone.
Whereas development is expected to replace existing uses in the T0D Zone, development in the Old Town is expected to preserve, enhance and complement existing uses in order to maintain the character of the area. In many cases, this would mean residential uses would be integrated into existing uses, would be added as additional stories, or would be constructed on underutilized portions of existing parcels. This strategy would allow for an intensification of existing uses while maintaining the Old Town character.
The Old Town Zone has not had new construction since its adoption in 2017 but several building rehabilitations and facade improvements have been completed. The City is currently working with Mercy Housing to develop 65 to 70 affordable units in the Old Town Zone. The proposed development would be 100 percent residential and affordable. While this is the first and only proposal in the Old Town B-16 November 2023
Appendix B: Residential Land Inventory
Zone since it's been adopted, the City believes that development patterns in the Old Town Zone will mirror the TOD Zone due to the similarities in land uses, geographical location, and current market factors. The Old Town zone also includes built-in incentives which encourage residential developments such as a sub -area allowing high -density housing by -right without a public hearing, which significantly reduces developm ent processing timefram es.
As of 2022, if a structure or use in Old Town is abandoned or discontinued for twelve months, the pro 3erty or use must comply with the new Old Town Zone allowed uses. Additionally, existing structures cannot be altered or expanded if they are nonconforming uses. All of the uses on sites in Table B-5 that are not residential are nonconforming uses, meaning that if any structure or use is abandoned or discontinued for twelve months, they must conform with the adopted Old Town regulations, making mixed -use redevelopment increasingly realistic. These provisions have increased pro 3erty values and have allowed current property owners to benefit from the rezoning.
A potential development scenario is provided below. In this redevelopment scenario, underutilized spaces such as parking lots and generous setbacks are transformed into attractive. walkable, mixed -use developments that preserve existing uses. Existing uses do not 3reclude redevelo 3ment scenarios and residential uses are incorporated into existing uses.
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Old Town Representative Sites Analysis
Due to the large number of suitable sites in Old Town Placentia, the City completed three "representative site/scenario" analyses to demonstrate the suitability of development in Old Town. The analysis highlights different scenarios in which Old Town candidate sites can be categorized into. These categories include:
1. Mixed -uses with second story residential;
2. Redevelopment of existing underutilized sites and commercial uses with low improvement to land ratio (ILV); and
3. Multifamily and large residential structures.
The analysis was prepared to describe development patterns and highlight similarities with candidate sites identified in the sites inventory. During the site selection process, the City analyzed whether existing uses would impede or prevent additional development. Based on those factors, candidate sites were removed if they were deemed not suitable for residential development in the planning period. The following examples highlight existing development in the City and are representative of residential development in the Old Town zone.
1. Mixed -Uses with Second Story Residential
Old Town Placentia currently has a variety of uses ranging from dense multi -family housing to auto mechanic shops. The three blocks of Sante Fe Avenue between Bradford Avenue and Walnut Avenue are the historic core of Old Town Placentia. The three blocks have the densest commercial uses in Old Town and house many historic buildings which contribute to Old Town's character. The intent is to preserve the Old Town character while encouraging efficient use of existing development through mixed -uses.
Many of the buildings along Sante Fe Avenue are mixed -use with a residential component. Examples of mixed -use buildings in Old Town include the three buildings from 120 to 128 W Sante Fe Avenue which have first floor commercial and second floor residential (Figure B-8). The three buildings take up more than half the block from Bradford Avenue to Main Street. Directly across the street, four separate buildings also have a mixed -use component with first floor commercial and second floor residential as shown in Figure B-9 (155 to 191 W Sante Fe Avenue). Additional examples include:
• 240 S. Bradford Ave
• 214 S. Sante Fe Ave
• 216 S. Sante Fe Ave
• 314 S. Sante Fe Ave
• 217 S. Bradford
• 202 S. Bradford
The Old Town Revitalization Plan was adopted in 2017 to guide the future of the Old Town planning area. The vision for revitalization of Old Town Placentia includes a combination of historic preservation and infill complementary development. Existing mixed -use development serves as a guide and vision of what the Old Town area can become. Through the Old Town Revitalization Plan objectives and goals, the Housing Element, and private investment, the City believes the area can be enhanced with more intense B-19 November 2023
Appendix B: Residential Land Inventory
uses while preserving the neighborhood character. The City believes the Old Town area is suitable for mixed -use development and existing mixed -uses indicate it is feasible.
Preservation is an important objective and goal in the Old Town planning area. Although there is no development prohibition in place. the City's goal is to preserve and enhance properties identified as having historic significance. The following properties have been identified as historic and are identified as candidate sites in Table B-5. These sites will be preserved and enhanced through complimentary residential additions:
• 126 W. Sante Fe Ave
• 141 S Sante Fe Ave
• 238 S Bradford Ave
• 125 S Bradford Ave
• 102 S Bradford Ave
• 120 S Bradford Ave
The historic significance of these sites do not preclude additional development and are not an impediment to development. All of these sites are anticipated to become mixed -use developments with the intention of keeping the original character of the buildings.
Figure B-8: 120 to 128 W Sante Fe Avenue Mixed -Use Examples El CANTAW7
MEXICAN AM SEAT
B-20 November 2023
Appendix B: Residential Land Inventory
Figure B-9: 155 to 191 W Sante Fe Avenue Mixed -Use Examples
2. Redevelopment of Underutilized Sites and Existing Commercial Uses with Low Improvement to Land Ratio (ILV)
As analyzed in this Appendix, the City's sites selection process considered various factors when determining the suitability of sites. One of those factors is the improvement to land ratio (ILV). The ILV ratio can be used to determine how underutilized a site may be, with ILV ratios below 1.0 indicating that the land a structure is on is more valuable than the structure itself. Sites with low ILV rations may be ripe for redevelopment. The ILV ratio is especially relevant when analyzing the redevelopment potential on sites with existing commercial uses.
During the site selection process, the City calculated ILV ratios for commercial properties it determined may be suitable candidate sites. All commercial sites in the Old Town planning areas are along Bradford Avenue and Sante Fe Avenue. An ILV ratio analysis of six commercial properties is shown below.
Street Address
APN
• Existing Use
ILV Ratio
220 S BRADFORD AVE
_
339-061-05
Restaurant
0.12 144 S BRADFORD AVE
339-052-26
Auto Mechanic
0.53 132 S BRADFORD AVE
339-052-27
Tax Office
0.16 233 W SANTA FE AVE
339-364-10
Auto Body Repair Shop
0.03 141 W SANTA FE AVE
339-365-10
Mixed -use Building
0.95 116 W SANTA FE AVE
339-394-05
Mixed -use Building
0.15 A majority of the commercial sites in the sites inventory have ILV ratios ranging from 0.10 to 1.0. Less than 15 sites have ILV ratios above 1.0 which indicates that these sites have improvement values greater than its land value. Although these sites have greater ILV ratios than the majority of the identified sites. the City believes these sites still present valuable opportunities for redevelopment. Cumulatively, the 15 sites with ILV ratios over 1.0 accommodate under 45 moderate income units.
B-2 1 November 2023
Appendix B: Residential Land Inventory
Market trends show that developers 3ursue sites with low ILV ratios because these sites often have older, dilapidated structures than may be more expensive to rehabilitate than to redevelop. The City has experienced significant growth in the TOD planning area, directly across from the Old Town planning area and all recent development has been on nonvacant sites with ILV ratios similar to the Old Town commercial sites. The City believes a similar development pattern will spread to the Old Town area.
While low ILV ratios under 1.0 may indicate greater development potential. property owners ultimately determine what will happen on selected sites. The City considered local knowledge and removed sites with low ILV ratios that it believed were not suitable for redevelopment in the 6th Cycle.
The City utilized various metrics to support the selection of candidate sites, including ILV ratios, and believes that the commercial sites it has identified are suitable to meet the growing housing need in Placentia.
3. Existing Multifamily Uses and Large Residential Developments The City's made capacity assumptions on candidate sites based on factors described in the "Underutilized Sites" section above. Most sites in the Old Town planning area are anticipated to accommodate 1-10 units each, although there are two sites with significantly greater assumptions. The two sites will accommodate 39 and 55 units, respectively.
When making these assumptions, the City considered the size and compatibility of larger developments in Old Town. The largest development currently in the Old Town is located at 400 Baker St. (Baker Gardens) which is on the south-west corner of the Old Town project boundary. Baker Gardens is a 42 - unit development with lots of open space, vacant space, and off-street parking. It is surrounded by single-family homes on three sides but overall, is compatible with its adjacent uses. Other multi -family developments in Old Town include:
• 131-135 S. Melrose St.
• 129 S. Melrose St.
• 119 S. Main St. (Previously a single-family home)
Immediately outside of the Old Town boundary, there are two large residential developments:
• 106-114 E. Sante Fe St
• 152-293 E Sante Fe Ct.
These multifamily and large residential projects all complement existing uses within Old Town and demonstrate the suitability and feasibility of higher density housing in the area. As analyzed above, the City is working with Mercy Housing to develop 65 to 70 affordable units in Old Town. This would be the largest, densest, development in Old Town to date. The City believes that dense development is appropriate if sited in the appropriate area, which the City has done. The City believes that the built-in incentives in the Old Town Revitalization Plan which allow high -density housing by -right without a public hearing, will encourage multifamily development in Old Town.
B-22 November 2023
Appendix B: Residential Land Inventory
Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing, particularly for single persons or small households including the elderly, college students, young adults, and caregivers. Recent changes in State law have made the construction of ADUs more feasible for homeowners, and Placentia has seen an increase in ADU development interest recently.
Over the past few years interest in ADUs has increased, and during 2018-2020 the City has approved 21 ADU permits. At that rate, it is estimated that approximately 56 additional ADUs will be approved during the 2021-2029 planning period. Based on recent analysis conducted by SCAG3 over two-thirds of future ADUs are expected to be affordable to lower -income households. The assumption of 7 ADUs per year is considered to be very conservative given that in 2021 the City issued 9 ADU permits and in 2022, 14 ADUs were permitted.
Candidate Sites for Rezoning
As noted in Table B-1 above, the sites inventory shows a shortfall of potential capacity for 531 lower - income units and 606 853 above -moderate -income units. The City has identified the following 2 - pronged strategy for addressing this shortfall:
1. The existing TOD area is proposed to be expanded to the west, creating capacity for more than 1,100 1,188 multi -family units. This area is currently zoned Manufacturing and encompasses approximately 14 acres. The potential capacity for this TOD expansion area assumes an allowable density of 95 units/acre and an average yield of 82 units/acre based on recently approved projects in the existing TOD area.
2. The existing R-3 zoning district currently allows a maximum density of 30 units/acre. While all properties in the R-3 zone allow a maximum density of 30 du/acre, only the most likely sites for development are listed in Table B-5. With a conservative 10% reduction from the proposed allowable density of 30 units/acre, these parcels would have a total capacity for approximately 363 342 units, an increase of 61 potential units compared to the estimated capacity under current regulations.
Program 1.8 in the Housing Plan describes the actions necessary to implement this rezoning strategy.
This rezone strategy intends to create housing opportunities in well-connected areas of the City. The TOD rezone will permit residential uses. The proposed rezones look to promote the development of affordable housing through higher density development. These are new rezones and upzones within the City and development standards will be created with input from the community, experienced developers, and City decision -makers.
3 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020 ( https://scag.ca.gov/sites/main/files/file-
attachments/adu affordability analysis 120120v2.pdf?1606868527) B-23 November 2023
Appendix B: Residential Land Inventory
These development standards will be based on historical development within the City and will support development at the densities identified in this Housing Element. Table B-2 lists approved projects, with two of those projects allocating 252 units for lower -income households. While the two projects have wide variation in the densities achieved and units produced (65 units at 16.9 du/ac and 189 at 88.7 du/ac), the City is confident that new development standards, coupled with Housing Programs in Chapter 4, will encourage the development of affordable units are higher densities. There will be no inconsistencies with the base zoning or General Plan Land Use created by the implementation of these changes.
Considering existing development and a lack of vacant land, the City's housing strategy to demonstrate capacity for the 2021-2029 RHNA growth need relies on a mix of development opportunities throughout Placentia. For each of the candidate sites, existing land use policy either allows residential by -right or allows residential by -right through a mixed -use development project. As part of the identification of new sites, the City will adopt new land use regulations (found within Chapter 4: Housing Plan) that will ensure residential development is permitted by -right. It is not the City's intent to exclude the permitting of nonresidential development in these areas, as it is a vital land use component that contributes to a livable, mixed -use character in support of many citywide goals.
While the City understands its RHNA obligations, it must also continue to accommodate growth for jobs, retail, services, and amenities, especially in existing mixed -use land use category areas consistent with the General Plan. In order to account for and address this, the City has individually evaluated each of the sites and has accounted for opportunities for nonresidential growth when estimating total residential unit capacity. These assumptions vary depending on the past performance of recent development and future projected trends. In areas where there are pending applications and owner or developer interest, assumptions for residential were increased. Conversely, assumptions were decreased in areas where residential development is more speculative or is not supported by past trends, developer interest or other factors.
Development trends in the City and elsewhere in the region show that a vast majority of mixed -use zoned projects have a residential component with a marginal representation or square footage being devoted to commercial use. None of the proposed mixed -use zoned projects are 100 percent devoted to non-residential purposes. Therefore, it can also be reasonably assumed that further residential development would continue to occur in areas zoned mixed -use to accommodate both residential and non-residential uses. It is anticipated that development in mixed -use zones will integrate residential development where nonresidential and low -density residential uses are present, providing additional housing in higher -resource areas with greater access to transportation and jobs.
The City will work to continue this trend by facilitating the development of mixed -use projects by offering development incentives and working with developers to discuss housing development opportunities in areas designated for mixed -use. Additionally, the City will promote affordable housing development in the high resource areas of the City.
B-24 November 2023
Appendix B: Residential Land Inventory
Between the redevelopment assumptions and the demonstrative projects exhibiting a solid trend towards residential development, the City concludes that mixed -use designated areas are highly conducive to residential development and essential to maintaining thriving, vibrant neighborhoods.
B-25 November 2023
Appendix B: Residential Land Inventory
Table B-4: Vacant Sites
Street Address
APN
General Plan
Zoning
Max Density
(du/ac)
Acres
2 prior
cycles?
Lower
Mod
Above
Mod
Total
Units
Note: Almost all candidate sites in the TOD and OT zones are adjacent to each other and may be redeveloped as single parcels or may be consolidated with other candidate sites and redeveloped to yield more units cumulatively.
Natchez Ave/Erie St
336-520-26
Medium Density
PUD
15 0.22
Yes
2 2
N. Placentia Ave/W. Palm
337-241-63
Medium Density
R-1
15 0.14
Yes
1 1
209 S. Walnut
339-361-05
Medium Density
R-2
15 0.07
Yes
1 1
307 BAKER ST
339-392-14
OT
OT
65 0.24
No
13 13
323 BAKER ST
339-392-19
OT
OT
65 0.15
No
8 8
S. Walnut Ave/Baker St
339-392-20
Medium Density
R-2
15 0.15
Yes
2 2
S. Walnut Ave/Baker St
339-392-21
Medium Density
R-2
15 0.10
Yes
1 1
230 W SANTA FE AVE
339-393-01
OT
OT
29 0.13
No
3 3
417 W. Crowther
339-401-03
TOD
TOD
95 0.09
No
7 7
adjacent to 413 W. Crowther
339-401-05
TOD
TOD
95 0.01
No
1 1
554 Vanderbilt Drive
340-401-28
Low Density
R-1
6 0.16
Yes
1 1
548 Vanderbilt Drive
340-401-29
Low Density
R-1
6 0.17
Yes
1 1
700 De Jesus Dr.
340-461-13
Low Density
PUD
6 0.22
Yes
1 1
519 Langer Drive
340-462-13
Low Density
PUD
6 0.13
Yes
1 1
525 Langer Drive
340-462-14
Low Density
PUD
6 0.11
Yes
1 1
531 Langer Drive
340-462-15
Low Density
PUD
6 0.12
Yes
1 1
Lyons Way/Langer Drive
340-462-16
Low Density
PUD
6 1.21
Yes
6 6
Powell/Ekenrode
340-511-66
Low Density
RPC
6 0.26
Yes
1 1
Vina Del Mar/Puerto Natales Dr.
341-022-10
Low Density
R-1
6 0.47
Yes
2 2
Bryce Cir./Carlsbad St.
341-042-39
Low Density
R-1
6 0.37
Yes
1 1
Vina del Mar/Jefferson St
341-042-43
Low Density
R-1
6 0.38
Yes
2 2
Olympic Ave
341-081-34
Low Density
R-1
6 0.22
Yes
1 1
Yellowstone Ave.
341-081-36
Low Density
R-1
6 0.34
Yes
1 1
Yellowstone Ave.
341-082-02
Low Density
R-1
6 0.55
Yes
2 2
1150 Mammoth Circle
341-093-02
Low Density
R-1
6 0.23
Yes
1 1
1150 Mammoth Circle
341-093-03
Low Density
R-1
6 0.24
Yes
1 1
Higland/ Orachard
341-122-83
Medium Density
PUD
15 1.13
Yes
15 15
Orangethorpe/Richfield
341-122-89
Medium Density
PUD
15 1.45
Yes
19 19
1255 Vina Del Mar
341-201-35
Low Density
R-1
6 0.49
Yes
2 2
Orangethorpe/Jefferson
341-343-10
Low Density
SP -7
6 0.18
Yes
1 1
Orchard/Van Buren
341-352-10
Medium Density
SP -7
15 0.23
Yes
3 3
B-26
November 2023
Appendix B: Residential Land Inventory
Table B-4: Vacant Sites
Street Address
APN
General Plan
Zoning
Max Density
(du/ac)
Acres
2 prior
cycles?
Lower
Mod
Above
Mod
Total
Units
Cherry/Van Buren
341-352-15
Low Density
SP -7
6 0.17
Yes
1 1
17272 Cherry
341-354-01
Low Density
SP -7
6 0.18
Yes
1 1
17262 Cherry
341-354-02
Low Density
SP -7
6 0.26
Yes
1 1
N. Van Buren/Orchard
341-361-01
Low Density
PUD
6 0.96
Yes
5 5
N. Van Buren/Orchard
341-361-02
Low Density
SP -7
6 0.40
Yes
2 2
Willow St./Van Buren
341-362-01
Medium Density
SP -7
15 0.08
Yes
1 1
Willow St./Van Buren
341-362-02
Medium Density
SP -7
15 0.69
Yes
9 9
6200 Van Buren
341-365-02
Low Density
SP -7
6 0.14
Yes
1 1
6200 Van Buren
341-365-03
Low Density
SP -7
6 0.15
Yes
1 1
Cherry St./Van Buren
341-374-01
Medium Density
R -G
15 0.26
Yes
3 3
Cherry St./Depot St.
341-375-01
Medium Density
R -G
15 0.30
Yes
4 4
Cherry St./Van Buren
341-375-02
Medium Density
R -G
15 0.22
Yes
3 3
502 Gerhold Lane
341-421-33
Low Density
SP -7
6 0.41
Yes
2 2
1451 Howard PI
341-431-01
Low Density
SP -7
6 0.44
Yes
2 2
406 Nevin Lane
341-433-23
Low Density
SP -7
6 0.48
Yes
2 2
Alta Vista/Van Buren
341-481-28
Medium Density
SP -7
15 1.00
Yes
13 13
164 Los Alamitos Cir.
343-682-24
Medium Density
PUD
15 0.11
Yes
1 1
Orchard/Richfield
343-712-03
Medium Density
PUD
15 0.42
Yes
5 5
Orchard/S. Caliente Way
343-712-47
Medium Density
PUD
15 0.05
Yes
1 1
Orchard/S. Caliente Way
343-712-48
Medium Density
PUD
15 0.13
Yes
1 1
Orchard/S. Caliente Way
343-712-49
Medium Density
PUD
15 0.03
Yes
1 1
Orchard/Richfield
343-712-69
Medium Density
PUD
15 0.04
Yes
1 1
Vincente/Maria Ave
346-013-02
Low Density
R-1
6 0.12
Yes
1 1
Vincente/Maria Ave
346-013-03
Low Density
R-1
6 0.13
Yes
1 1
Orangethorpe/Jefferson
346-162-01
HDR
R-3
30 0.47
No
10 10
Orangethorpe/Jefferson
346-162-02
HDR
R-3
30 4.55
No
102
102
503 S. Van Buren St.
346-164-23
HDR
R-3
30 0.21
No
4 4
560 S Van Buren
346-171-01
Low Density
R-1
6 0.65
Yes
3 3
17000 L Paloma
346-172-24
Low Density
R-1
6 0.26
Yes
1 1
La Paloma/Van Buren
346-172-26
Low Density
R-1
6 0.09
Yes
1 1
La Paloma/Van Buren
346-172-27
Low Density
R-1
6 0.09
Yes
1 1
17000 La Paloma
346-173-01
Low Density
R-1
6 0.20
Yes
1 1
17342 Atwood Ave
346-181-02
Low Density
R-1
6 0.06
Yes
1 1
B-2 7
November 2023
Appendix B: Residential Land Inventory
Table B-4: Vacant Sites
Street Address
APN
General Plan
Zoning
Max Density
(du/ac)
Acres
2 prior
cycles?
Lower
Mod
Above
Mod
Total
Units
Atwood/Van Buren
346-181-11
Low Density
R-1
6 0.09
Yes
1 1
Atwood/Van Buren
346-181-12
Low Density
R-1
6 0.19
Yes
1 1
Atwood/Van Buren
346-181-13
Low Density
R-1
6 0.09
Yes
1 1
Atwood/Van Buren
346-181-14
Low Density
R-1
6 0.14
Yes
1 1
Atwood/Lincoln
346-181-16
Low Density
R-1
6 0.10
Yes
1 1
Atwood/Lincoln
346-181-17
Low Density
R-1
6 0.10
Yes
1 1
Atwood/Lincoln
346-181-18
Low Density
R-1
6 0.09
Yes
1 1
Atwood/Lincoln
346-181-19
Low Density
R-1
6 0.09
Yes
1 1
17431 Oak St
346-181-21
Low Density
R-1
6 0.09
Yes
1 1
601 S. Lakeview Ave.
346-331-02
HDR
R-3
30 4.55
No
102
102
Lakeview Loop/Veterans Way
346-331-03
HDR
R-3
30 0.13
No
2 2
625 S. Lakeview Ave.
346-331-11
HDR
R-3
30 0.53
No
12 12
2006 E. Lakeview Loop
346-331-27
HDR
R-3
30 0.38
No
8 8
2018 E. Lakeview Loop
346-331-29
HDR
R-3
30 0.39
No
8 8
613 S. Lakeview Ave.
346-331-30
HDR
R-3
30 0.45
No
10 10
1958 E. Veterans Way
346-331-32
HDR
R-3
30 0.81
No
18 18
314 BAKER ST
339-391-15
OT
OT
65 0.27
No
14 14
314 BAKER ST
339-391-14
OT
OT
65 0.14
No
7 7
Totals
31,4 32.3
394 415
65 459
480
B-28
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
7.1 r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
Note: Almost all candidate sites in the TOD and OT zones are adjacent to each other and may be redeveloped as single parcels or may be consolidated with other candidate sites and redeveloped to
yield more units cumulatively.
339'C'-02
/2 W. Crowtier
0.''
TOD
T99
95 T
-
g
-
ir.
5 S' ig e am' structure on a sma o wit two-
Yes
y
sma accossory structuros anc minima -
space vacant. Approx'mate 'C% of of c
y
vacant. The aarce 's ocatec acjaceit o
esicentia uses anc can eacib ae
y
receve opec'ntoa i'cier'ntensi
yresicentiat
339-401-01
425 W. Crowther
0.06 TOD
TOD
95 1
3 4
3 Small single-family structure. Approximate'
50% of lot is vacant and adjacent to higher
density residential. Can feasibly redevebp bt
into a higherdensity use by adding an ADU
Yes
JADU, or additional units. Ad'acent to the
Cenza project (415 units)which consolidated
parcels to develop a larger project. The parcel
can similarly be consolidated to yield more
units cumulatively.
339 /10106
i'5 Goetz ace
C.''
T8�
T99
95 T
-
T4
-
41-
wo s'nc e famiy structures witi paves
Yes
ing/criveway area. Aaout 30% of tie
par
property is surace. —�o aarco i&
paves
oca ec ac'acent'o resicenta uses anc can
feasia be receve oaec into a iigierintensty
y
recicentia use.
339-401-16
341 S Melrose
3.24 TOD
TOD
95 268
268
268
Large Parcel with warehouses, surface
parking lot, and truck loading bay.
Warehouse takes up approximately 75% of
property. Developers have shown interest n
Yes
the site and have expressed interest in either
demo and redeveloamentof the larce site or
adaptive reuse. Two larce aro'ectsto the east
and west, the Herald (215 units) and Cenza
(418 units) are examples of the type of
developments the City envisioned when
draftinc the TOD District clan. Both
developments had existinc uses which did
not alicn with the City's vision similar to the
B-2 9
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
existinc site. In both examples, vacancy did
not 'preclude development and the City does
not believe that vacancy will preclude
development on this site.
343-691-06
Orchard/Highland
4.13 MDR
R -G
15 16
39 55
39 Large parcel with 16 townhomes, adjacent to
higher density residential and one industrial
parcel, over 50% vacant land remaininc on
No
parcel which can feasibly redevelop to add
additional units.
339-401-07
411 Goetz Place
0.06 TOD
TOD
95 1
3 4
3 Single-family structure with an accessory
structure. Approximately 70% of lot is
vacant and adjacent to higher density
residential to the north and lower density
residential to the south. Can feasibly
redevelop lot into a higher density use la
addinc an ADU, JADU, or additional units..
Yes
Adjacent to the Cenza'project 415 units)
which consolidated parcels to develop a
larcer project. The parcel can similarly be
consolidated to yield more units cumulative y.
339-401-10
408 Goetz Place
0.13 TOD
TOD
95 3
7 10
7 Residential, 3 units, with 25.30% of property
vacant. Adjacent to higher density residential
to the north and lower density residential to
the south. Can feasibly redevelop lot into a
higher density use. Althouch the parcel has
Yes
less than 50% vacancy, the parcel can be
consolidated with the adjacent parcel which is
functionally vacant and used as parkinc.
Adjacent to the Cenza'project (415 units,
which consolidated parcels to develop a
larcer project. The parcel can similarly be
consolidated to yield more units cumulative v,
339'0''3
/09 W. Crow le
A-9-
T -i3
4=88
94 ;
s3
Single family structure on moderate sized bt.
Y -es
Rouchy 5C% o ot is vacant. parce is
acjacont to par(inc ot anc resicentia use.
Can feasby redeveop ot into a ligler
density use
8-30
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
7.1 r
APN
.
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339-063-01
101 E. Crowther
0.6 TOD
TOD
95 49
49 49
Old Town Public Parking lot located next to
pedestrian bridge connecting to Old Town
Placentia. Moderate size parcel adjacent to
higher density residential uses. Can feast*
redevelop lot into a higher density use. The
parcel can be consolidated to yield more unts
cumulatively.
No
339-063-02
125 E. Crowther
0.25 TOD
TOD
95 20
20 20
Old Town Public Parking lot located next to
pedestrian bridge connecting to Old Town
Placentia. Moderate size parcel adjacent to
higher density residential uses. Can feast*/
redevelop lot into a higher density use. The
parcel can be consolidated to yield more unts
cumulatively.
No
339-402-15
Crowther
0.1 TOD
TOD
95 8
8 8
Old Town Public Parking lot located next to
pedestrian bridge connecting to Old Town
Placentia. Moderate size parcel adjacent to
higher density residential uses. Can feast*
redevelop lot into a higher density use. The
parcel can be consolidated to yield more unts
cumulatively.
No
33910''4
105 W. Crowther
O.4-
TOD
TOD
95 4-
-
;
-
&
;
Singe famiy s ructtre anc accessory
Yec
structure wits a)aroximatey /0% of ot
vacant. Farce is acjaceit to reciceitb at,
warehouso use. Can eas'3 receve oa ot
y
•nto a liglercens use
y
339-401-11
417 Evelyn Place
0.26 TOD
TOD
95 20
20 20
Parking lot utilized by residential units and
warehouse nearby. Can feasibly redevebp
lot into a higher density use. Adjacent to the
Yes
Cenza aroject (415 units, which consolidated
parcels to d evelo a a la rc er a roject. The parcel
can similarly be consolidated to yield more
units cumulatively.
3C9 / 0'-0'
C owtier/Goetz
9-9&
TG -4;
—0
94 4-
-
5 -
4 5
S'nc e am come w'ti accessoy structure
Yes
anc aaproximatey 50% o • grope vacant.
y
Ac'acont to scraayarc/storage anc resicentia4
_,
t ces. Can eas'a ae receveopec for ligver
y
cencity res'centia .
B-3 I
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
339-431-01
551 W. Crowther
1.35 TOD
TOD
95 112
112
112
Large parcel used as a sales and storace
Yes
office for lightinc business. Ad'acent to
residential pipeline project. Approximately
60% of parcel is paved parking lot Adjacent
to neary completec iic ler resicentia uses.
an feasib receve o0 or iig ler censity
y
ceve opment Adjacent to the Cenza rojed
(415 units, which consolidated parcels to
develoa a larcer project. The Darcel can
similarly be consolidated to yield more units
cumulatively.
339-091-20
190 W. Crowther
5.91 TOD
TOD
95 490
490
490
Large parcel with industrial use (trucking
company). Approximately 60% of parcel is
paved parking lot. Adjacent to higherdensiy
residential and industrial uses. Can feasbly
redevelop to higher density similar to the
No
development directly east of the parcel
Adjacent to the Cenza project (415 units)
which consolidated )arcels to develo3 a
larcer project. The parcel can similarly be
consolidated to yield more units cumulative y.
339-401-15
Crowther/Evelyn
0.15 TOD
TOD
95 10
10 10
Part of adjacent parcel single-famiy
structure. Includes accessory unit and is 80%
vacant. Adjacent to the Cenza project (415
Yes
units) which consolidated parcels to devebp
a larger Jroject. The 3arcel can similarly be
consolidated to yield more units cumulativey.
339-394-05
116 W SANTA FE AVE
0.05 OT
OT
29 1
1 1
Commercial use located in Old Town
Placentia The property is located in Old Town
No
Placentia in the historic core. The Old Town
Revitalization Plan allows residential on the
second story similar to adjacent uses and as
shown in Fic ures B-8 and B-9.Adjacentuses
are currently mixed use with first floor
commercial and second story residential. The
property is also served by parking and is
located within proximity to various amenities,
makinc it ripe for additional development.
B-32
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
This type of development would accomafsh
the coals and objectives of the Old Town
Revitalization Plan.; ceconc story can as
reaurposec for cense resicentia use.
Located within to various amenities.
proximity
339-394-04
118 W SANTA FE AVE
0.06 OT
OT
29 1
1 1
Restaurant in Old Town Placentia, The
aroperty is located in Old Town Placentia n
No
the historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adjacent uses and as shown n
Figures B-8 and B-9. Adjacent uses are
currently mixed use with first floor commercial
and second story residential. The property s
also served by parking and is located withn
proximity to various amenities, makinc it ripe
for additional development. This type of
develo amentwould accomplish the goals and
objectives of the Old Town Revitalization
Plan.seconc story can accommocata
resicentia units. Acjacent to retai uses.
Located within to various amenities.
proximity
339-394-03
126 W SANTA FE AVE
0.14 OT
OT
29 3
3 3
Retail structure in Old Town Placentia, The
No
property is located in Old Town Placentia n
the historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adjacent uses and as shown n
Ficures B-8 and B-9. Adjacent uses are
currently mixed use with first floor commerdal
and second story residential. The property s
also served by narking and is located withn
proximity to various amenities, making it ripe
for additional development. This type of
developmentwould accomplish the c oaia and
objectives of the Old Town Revitalization
Plan seconc story can accommocate
recicentia units. Acjacent to retai uses.
wit iiiproximity tovarious ameties.
_ocatec
B-33
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
71 r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339-365-26
101 W SANTA FE AVE
0.11 OT
OT
29 2
2 2
Restaurant in Old Town Placentia. Adjacent
to retail uses. Located within proximity to
various amenities. Site can feasibly
redevelop to higher density residential use.
Approximately 70% of parcel is paved parkhg
lot. Can feasibly redevelop to higher densty
residential use.
No
339-364-10
233 W SANTA FE AVE
0.14 OT
OT
29 3
3 3
Auto body repair shop adjacent to retail uses.
Located in Old Town Placentia.
AJproximately70% of the oarcel is vacant.
No
339 365-08
232 S WA N S—
C.' 3
8�
8-T
2. -
3 4
4 Multi family residential use with accessory
Ale
c ructure. Acjacen • to resicentia uses, a
oaring ot, anc within proximity o 0 c —own
' acenta. Can eacio receve oo to lig ler
y
cencity resicentia use.
339 365-'7
225 S BRAD=O RD AVE
C.' 5
8�
8-T
2-4
4-
4 Single family residential with two accessory
We
s ruc.L res. Approximate ' C% of or000rty .c
y
oavec criveway. Wit iir orox'mityto 0 c —own
' acentia, can feasi) receveo) for icier
y
censity resicentia use.
339-061-05
220 S BRADFORD AVE
0.26 OT
OT
29 6
6 6
Restaurant with 60% of parcel dedicated to
oaring o.vacancy. Adjacent to union hall,
No
restaurants, and residential uses. Can
feasibly redevelop for higher density
residential use.
339-362-05
233 S WALNUT AVE
0.15 OT
OT
29 1
2 3
2 Single -Family Home with accessory structure
on parcel. Approximately 50% of property
vacant. Adjacent to residential uses. Can
feasibly redevelop for higher density
residential use by addinc an ADU, JADU, or
No
additional units.
339-365-21
209 S BRADFORD AVE
0.15 OT
OT
29 1
2 3
2 Single -Family Home with accessory
structure. Approximately 48 75% of lot is
vacant. Adjacent to residential uses and
within proximity to Old Town Placentia. Can
feasibly redevelop for higher density
residential use by addinc an ADU, JADU, or
No
additional units.
B-34
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
239 C6'-02
206 S 3RAD-OiD AVE
2 8.T
8-T 2-4
2 Industrial use, auto service, adjacent to
NG
ecicentia anc incLctr'a uses. Aaaroximaely
0 percentofpropertyis paves rearpar<hc.
W'tiin proximity to 0 c own acent'a. Can
feasip receve op for iic ier censity
y
esiceitia uca
339-394-02
128 W SANTA FE AVE
0.17 OT
OT
29 4
4 4
Commercial uses located in Old Town
Placentia. The property is located in Old
No
Town Placentia in the historic core. The Old
Town Revitalization Plan allows residential
on the second story similar to adjacent uses
and as shown in Figures B-8 and B-9.
Adjacent uses are currently mixed use with
first floor commercial and second story
residential. The property is also served by
parkinc and is located within proximity to
various amenities, makinc it rim for additional
development This type of development
would accomplish the coals and objectives of
the Old Town Revitalization Plan .Second
story can be repurposed with residential use.
Located within to various amenities.
proximity
339-394-01
132 W SANTA FE AVE
0.09 OT
OT
29 2
2 2
Adinq commercial (supermarket) buildhc
No
adjacent to commercial and retail uses. The
property is located in Old Town Placenta n
the historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adjacent uses and as shown n
Ficures B-8 and B-9. Adjacent uses are
currently mixed use with first floor commerdal
and second story residential. The prooerN s
also served by parking and is located withn
proximity to various amenities, makinc it ripe
for additional development. This type of
develo omentwould accomplish the goals and
ob'ectives of the Old Town Revitalization
Plan.
B-35
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339-365-25
109 W SANTA FE AVE
0.17 OT
OT
29 4
4 4
Commercial (coffee roasters) buildbc
No
ad'acent to commercial and retail uses. The
property is located in Old Town Placentia
Placentia in the historic core. The property s
located in Old Town Placentia in the historic
core. The Old Town Revitalization Plan
allows residential on the second story similar
to ad'acent uses and as shown in Figures B-
8 and B-9. Adjacent uses are currently mbeed
use with first floor commercial and second
story residential. The property is also served
by Darkinc and is located within Droximb,/ to
various amenities, making it ripe foradditbnal
development. This type of development
would accomplish the coals and objectives of
the Old Town Revitalization Plan. ocatec
wti n proxmty to various amonito&
339 365-03
2'0 S WA N S—
0.'5
G4:
GT
2. -
-
3 -
3 3
Resicentia two sing e ami tomes scarng
Ale
, y
approximate ' 5% of is
parse , y parse
vacan oweranc iciercensity
.Ac.acent'o
resicentia i.. ces. Can easby receve oa for
tic ier censity resicentia use.
322906'0'
2C' S BRAD=O RD AVE
0.'/
GT
GT
2,4
-
-
3 -
3 ies cent a Conco, anc commercia parse,
Ale
,
aparoximatoy 2C% o' ornery is paved
sur ace par<inc, Can feasia receve oa or
y
iic ter censity resicentia use.
339 36522
205 S BRAD=0 RD AVE
0.' 5
GT
GT
34 -
3 -
3 3
S nc e fam structure anc accessory
Ale
y
structuro wits approximate 30% of ot
y
vacant. Farce 's acjacent to resicentia
commercaa uses. Can easby recevebp b
nto a -Cg lercens use
y
339 365-07
226 S MA N S—
0-x-0.
GT
GT
2-g
-
3 -
3 3
S nc e fam structure anc accessory
Ale
y
structure witi approximate ' 5% of ot
y
vacan 'arse is acjacent to esicentb
.
commercaa uses. Can feas'ay recevebp b
nto a i c ter cans ty use
339.265-'8
2 2'9'/2 S BRAD -0 RD AVE
C.'5
GT
GT
24 T
-
3 -
3 3
Existing Jce, retai structurewitr accessory
Ale
structure. Approximate /0% of is
y parco
B-36
November 2023
poem•
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
oavec curace Jarsinc. Acjacent to retai anc
recice1 is t ces. Can easib receve o0 or
y
-1.c ler censity res centia use.
339-355-11
144 S MAIN ST
0.1 OT
OT
35 1
2 3
2 Single -Family Home, approximately 60% of
property underutilized and vacant. Adjacent
No
to a church, retail, and residential uses. Can
feasibly redevelop for higher density
residential use by adding an ADU. JADU, or
additional units.
339-355-13
145 S BRADFORD AVE
0.29 OT
OT
35 8
8 8
Placentia Senior Center with surface parking
lot, approximately 50% of parcel
underutilized or vacant. Can feasibly
redevelop lot into a higher density use,
No
329 ?65-'0
''' W SA —A =E AVE
0.3'
GT
GT
2-4
-
-
g
-
g
Commercia uses ocatec in 0 c —own
N
' acenta. Seconc story can pis repurposec
for residential use. Located within to
proximity
variocs amer 'es.
339-365-27
149 W SANTE FE
0.34 OT
OT
29 8
8 8
Commercial uses located in Old Town
Placentia. The Old Town Revitalization Plan
No
allows residential on the second story similar
to adjacent uses and as shown in Fic ures B-
8 and B-9. Adjacent uses are currently maed
use with first floor commercial and second
story residential. The pro )erty is also served
by parkinc and is located within )roxim'ry to
various amenities, makinc it ripe for additional
development This type of development
would accomplish the coals and ob'ectives of
the Old Town Revitalization Plan .Second
story can pe repurpocec or residentia use.
Located within to various amenities.
proximity
339-061-06
228 S BRADFORD AVE
0.15 OT
OT
29 3
3 3
Existing Use- American Legion,
approximately 38 40% dedicated to surface
parking lot in rear, adjacent to commercial
and retail. Residential development can be
No
facilitated throuch the addition of a second
story, addition of residential in the rear, or
complete redevelopment of the parcel.
B-3 7
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
Residential development would complement
existinc and adjacent uses. The parcel is
within the Old Town historic core, makinc the
parcel attractive for redevelopment. The
parcel canGap, feasibly redevelop lot into a
higher density use.
339 365-06
22/ S MA N S
C. 5
8T
8.T
24 4-
?
4 Res. en a, Since =amiy -ome wi"1
Na
accossory ctr� ctc ro. Approx mate 2C% of
y
's unceruti zec. Can .eas ay
parce
receve op of into a is ler censity use.
339-355-10
140 S MAIN ST
0.15 OT
OT
35 1
3 4
3 Single -Family Home with accessory
structure. Approximately 70% of the parcel s
vacant. Can feasibly redevelop lot into a
higherdensity use byaddinc anADU, JADU,
No
or additional units.
339-355-14
137 S BRADFORD AVE
0.15 OT
OT
35 4
4 4
Existing Use- Commercial, 80% vacant lot
behind structure. Adjacent to commercial and
residential uses. Can feasibly redevelop bt
into a higher density use.
No
339-052-27
132 S BRADFORD AVE
0.31 OT
OT
35 9
9 9
Existing Use- Commercial (tax office). 75% of
parcel is dedicated to surface parking.
Adjacent to retail and residential units. Can
feasibly redevelop lot into a higher density
use.
No
339-365-19
217 S BRADFORD AVE
0.12 OT
OT
29 3
3 3
Existing Use- Commercial. 50% of parcel is
dedicated to surface parking. The Old Town
No
Revitalization Plan allows residential on the
second story similar to adjacent uses and as
shown in Figures B-8 and B-9.Ad'acentuses
are currently mixed use with first floor
commercial and second story residential. The
property is also served by parking and is
located within proximity to various amenities
makinc it rbe for additional development.
This type of development would accom Ash
the coals and ob'ectives of the Old Town
Revitalization Plan. Adjacent to retail and
B-38
November 2O23
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
7.1 r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
residential units. Can feasibly redevelop bt
into a higher density use.
339-061-04
214 S BRADFORD AVE
0.28 OT
OT
29 7
7 7
Existing Use -industrial (auto service). 70% of
parcel is dedicated to surface parking.
Adjacent to retail and residential units. Can
feasibly redevelop lot into a higher density
use.
No
339 365-05
2 E S MA N S
C.' 5
GT
9-T
39 4-
2 -
3 2
Res•cent'a Sing e =am' -ome witi
No
, y
accossory structuro. Approximate ' 0%
y
cuace Darting. Can .eas'aly
pavec
redevelop lot into a higher density use.
339 365-02
206 S MA N S—
C.' 5
8;
8T
2g
-
-
3es'centia, Vu i amiy witi accessory
Na
c ruc c re, 30% o Darce cecicatec to surface
Dar <inc. Can feac'a receve OD of 'nto a
y
lig ler censity use.
C:9'6523
20' S BRAD -03D AVE
C.'2
8�
8-T
34 -
-
3 -
3 Existing Jse Restau.ran w'ti tiree arga
Ale
acsembec canoD'es, acjacen to re ai plc
resicentia uses, Can easia receve OD ot
y
•nto a i c ler cens'ty use.
339 365C
202 S MA N S
0.' 5
GT
O.
3,4
4-
-
2 -
3 2
Res'centia Sing e =am' -ome witi
Na
, y
accoscory structuro, can eacia ceve op bt
y
lto l'glercencty uce.
339-052-26
144 S BRADFORD AVE
0.31 OT
OT
35 9
9 9
Existing Use -industrial (auto service). 70% of
parcel is dedicated to surface parking.
Adjacent to retail and residential units. Can
feasibly redevelop lot into a higher density
use.
No
3 9:92'3
3': S A/E_ROSE S
9-93
G -T
8-T
65 4-
-
2 -
3 3
Res cent a Sing a =am' -ome a lc
Ale
, y
accossory s ruc cro, cose to Oc
prox'mity
own 2 acentia. Can feasiD receve OD ot
y
'nto a l'glercens'ty use.
339 392'6
3'' BAKER S
0.'5
GT
G-
65 4-
;
3 ;
Sma cinc e ami structure on mocorata
Ale
y
size ot. ADDrox'mate 50% of tlo ot i&
y
vacan witi one L nceruti izec s ructc re
Dei'nc tie s'ng e famiy lomo. —lis ot i&
feast a fo receve oament c,L.e to tie
ac'acon' vacait ot ha ' cal aso ae
ceve ojec
B-3 9
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339 39'
3'2 3A<=3 S-
0-2T
0T
OT
65 1-
44 45
44 Vacant arge s'ze ot. Wii e t may lave lac
Ale
a structuro in prior Cyco, ioro curronty i&
notiinc tiere, tiusfeasb eforceve opment.
3'9'9'
3"' 3A4 =i S
0-144
GT
0-T
65 1-
-
-
$
Vacant mocerate size ot. Dovo opmont is
Na
feast a as it 's next to existing s'ng e famty
ceve opmelt, tius having a reacy exictnc
'n rastrtcture neecec.
339 39'
320 BA<ER S
C.'6
GT
GT
6a
4 8
-
S
g
Parce witi exstng strictures on 70%
Na
percent of tie ot. -here are vacant anc
uncerutiizec acjacent to his ot, so
parces
by consolidating them development can be
eacib e.
339-393-08
202 W SANTA FE AVE
0.13 OT
OT
29 3
3 3
Larce commercial buildinc with frecuent
No
turnover. Buildinc is currently vacant.
Residential can be developed on the second
story similar to adjacent uses and as shown
in Ficures B-8 and B-9. Adjacent uses are
currently mixed use with first floor commercial
and second story residential. The properly is
also served by parkinc and is located withn
proximity to various amenities, makinc it ripe
for additional development. This type of
develoPmentwould accomplish the coals and
objectives of the Old Town Revitalization
Plan .Exic iig arc e commercia ctruciure on a
mocera a sze o'. The structure seems .o
lave peen aoarced L.ps'nceat oast2C'8, a&
we as tie acjacent to it. Existing
parce
'nfrastructu e, ot coico ication anc
Lncerutza'ion incica'es receve opmen
DO entia
.
339 93-07 3
2'' W SA \ —A =E AVE
0.06 0T
0T
29 -
1-
-
1-
4 Existing are commercia structure on a
Ale
mocerate size ot. —le structure seems to
lave assn boarced ups'nceat east 20'8,
.
we as tie parce ac'acen to it. Exisiig
nfrastructure, ot conso ication anc
tncerutiization mace ti's site lave
B-40
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
7.1 r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
receve opment Dotentia for iig ler cer s'ty
reciceitia use.
3:9 '92'7
3'5 3M
C.'5
8-T
8T 6,5
-
-
$
Lnceruti •zec structure wits 80% of o Deng
Ale
tncerutiizecorvacant.Canaesuacivicecto
a ow or i'g-tor 'ntensity resicentia
redevelopment.
339 39306
2'6 W SA \-A -= AVE
0.06 8T
8�
2-9- -
T
1-
Exis inc arse commercia ctrc.cture on a
Ale
niocerate size ot. —ie structure seems to
lave peen aoarcec ups'nceat oast2C'8, ac
we as tie pace acjacen to it. Exis i�r
'nfrastructure, ot coicoication anc
incerutiiza'ion mace this site pave
receve opment potentia for icier censity
recitentia use.
339-393-05
220 W SANTA FE AVE
0.06 OT
OT
29 1
1 1
Larce commercial building with frecuent
No
turnover. The Old Town Revitalization Plan
allows residential on the second story similar
to ad'acent uses and as shown in Figures B-
8 and B-9. Ad'acent uses are currently gibed
use with first floor commercial and second
story residential. The property is also served
by arkinc and is located within proximity to
various amenities, making it ripe foradditbnal
development. This type of development
would accomplish the coals and objectives of
the Old Town Revitalization PIan.Existiig
arco commorcia structuro on a mocorata
cize ot. The structure seems to lave been
aoarcec Lacince at eact2C' 8, aswol astha
parce acjacent to i Exist'nc 'n rastructure,
.
ot conso'cation anc unceruti ization makos
ti's s'te pave receve opment for
potentia
iic ier censity resicentia
.
339 392'8
::'9 3A<ER S—
C.'5
8-T
8-T
64. 1-
;
4 ;
Small single family structure on large lot with
Ale
emaining spaco vaca it. Approximatofy 50°1,.
of ot 's vacant anc acjacen to vacant lanc
anc can oasiay rocoveop into a iigier
'ntensity resicentia use.
B-4 I
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
339-393-04
222 W SANTA FE AVE
0.06 OT
OT
29 1
1 1
Commercial buildinc with frecuent turnover.
No
The Old Town Revitalization Plan allows
residential on the second story similar to
adjacent uses and as shown in Figures B-8
and B-9. Adjacent uses are currently mixed
use with first floor commercial and second
story residential. The )ro )erty is also served
by )arkinc and is located within proximly to
various amenities, making it ripe for additional
development This type of development
would accomplish the goals and objectives of
the Old Town Revitalization Plan. structure on
a mocerate size ot. —ie structure seems to
lave been boarced up since at east 20'8, as
we as the acjacen to it. Exis iig
parce
'nfrastructure, ot conso ication anc
tncerutiization mace tiis site lave
receve opment potentia use.
339-393-03
224 W SANTA FE AVE
0.06 OT
OT
29 1
1 1
Commercial buildinc with frec uent tumover.
No
The Old Town Revitalization Plan allows
residential on the second story similar to
adjacent uses and as shown in Ficures B-8
and B-9. Adjacent uses are currently mixed
use with first floor commercial and second
story residential. The property is also served
by )arking and is located within proximly to
various amenities, making it rice for add itanal
development This type of development
would accomplish the goals and objectives of
the Old Town Revitalization Plan..€xistirag
argo commorcia structuro on a mocerate
size ot. —ie structure seems to lave been
boarcec up since at east 2C' 8, as wel as tie
ac'acent to it. Existing infrastructure,
parcel
this site have redevelopment use.
potential
339-393-02
226 W SANTA FE AVE
0.06 OT
OT
29 1
1 1
Vacant/landscaped parcel adjacent to
underutilized commercial use. The
No
B-42
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
underutilized adjacent parcels can be
consolidated to provide redevelopment for
higher intensity residential use.
239 36''6
202 W SA —A =E AVE
C.=9
9T
9-T
-
-
2 -
2 2
—le currenty is a commercia space
Na
parce
w'ti many cifferent pus'nesses, a of with
iasseeisteacycec'ie'i Dus'ness o -much
o is 5 1 Cyce p an is peroc.
An -ox mato 30% of tiis pace is surface
y
ot. le farce s ocatec ac acentta
parting
underperforming uses that can feasible be
receve opeC'a oa p'gper'ite s' teal
y-es'ce
46437
339-364-15
209 W SANTA FE AVE
0.05 OT
OT
29 1
1 1
The parcel currently is a commercial space
with many different businesses, all of which
has seen steady decline in business for much
of the 5th Cycle planning period. The Old
No
Town Revitalization Plan allows residential
on the second story similar to adacent uses
and as shown in Figures B-8 and B-9.
Adjacent uses are currently mixed use with
first floor commercial and second story
residential. The property is also served by
parking and is located within proximity to
various amenities, makinc it ripe foradditbnal
development This type of development
would accomplish the goals and ob'ectives of
the Old Town Revitalization Plan.
Approximately 30% of this parcel is surface
parking lot. The parcel is located adjacentto
underperforming uses that can feasible be
redeveloped into a higher intensity residential
use.
339-364-13
215 W SANTA FE AVE
0.05 OT
OT
29 1
1 1
The parcel currently is a commercial space
with many different businesses, all of which
has seen steady decline in business for rruch
of the 5th Cycle planning period. The Old
No
Town Revitalization Plan allows residential
on the second story similar to adjacent uses
B-43
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
and as shown in Ficures B-8 and B-9.
Adjacent uses are currently mixed use with
first floor commercial and second story
residential. The -property is also served by
parkinc and is located within proximity to
various amenities, makinc it ripe foradditbnal
development This type of development
would accomplish the goals and ob'ectives of
the Old Town Revitalization Plan.
Approximately 30% of this parcel is surface
parking lot. The parcel is located adjacentto
underperforming uses that can feasible be
redeveloped into a higher intensity residential
use.
33 365-09
23/ S VA N S—
C 09
8-T
8T
2,4
S&.race parKinc of ocaec acjacent to
Ale
resicentia uses. Can easib a as
receve opec into a ligierintensityresicential
ese
339-391-12
322 BAKER ST
0.16 OT
OT
65 1
9 9
8 Single-family structure with accessory
structure in the rear on large lot
Approximately 80% of lot is vacant and
adjacent to higher density residential which
can be consolidated and can feasiby
redevelop into a higher intensity residential
use by addinc an ADU, JADU, or additbnal
No
units..
339-391-11
326 BAKER ST
0.16 OT
OT
65 1
9 9
8 Single-family structure with accessory
structure in the rear on large lot
Approximately 80% of lot is vacant and
adjacent to higher density residential which
can be consolidated and can feasibly
redevelop into a higher intensity residential
use by addinc an ADU, JADU, or additbnal
No
units..
339 39'
332 BA<E3 S—
C.'6
8-T
8-T
64 1-
-
g
-
9. 8.
Small single family structure on large lotwGh
Na
remaining space uncerutilizec accessories.
Approximatey 8C% of of is vacant anc
B-44
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
7.1 r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
unceruti izec structures acjacent to iic ier
censity res•centia anc can easiay recevebo
'nto a i'c ier 'ntensity resicentia use.
339 39' 09
33' BA<ER S —
0.'6
8-T
4T
65 T
-
g
-
4 g
Sma s'nce'amiystructure onarceotwn
49-
remaining space uncerut' izec accessores.
Approximately 80% of lot is vacant and
I. nceruti izec Structures acjacent .0 iic: ier
censity resicenla anc can easiayreceveba
•nto a i'c ier 'ntensity resicentia use.
339 06108
233 S B EAD O RD AVE
C.' 8
8T
8T 24
4-
4 4
_
ie oarce cur •eity ias a commercia
N0-
struc ure wiici ias ceei cteacy cec ine n
at s'ness or muci o tie 5.i Cyc e a annng
oerioc. Aparox'mate 50% is K r ace aarlaic
y
ot. —ie 's ocatec acjacent to
parse
resiceitia uses aic cai eacibe be
eceve opec into a iic ierin ensityresidential
ese-
339 36/ '2
22 W SANTA =E AVE
C.J5
9T
8-T
-
-
4-
-
4-
4-
ie oarce currenty is a commercia space
N0 -
w'ti many cifferent iusinesses, a of with
ias seen steacycec inein ausiness for much
of tie 51i Cyce oeriod.
pann'nc
Aoaroximato 30% o is oarce is sur ace
y
oar<inc, ot. —ie is ocatec acjacentto
parce
unceraero mine uses iat cai eacia e as
receve opec into a i'cier'itenciyrocicortat
ase
339-365-16
229 S BRADFORD AVE
0.13 OT
OT
29 1
2 3
2 Small single-family structure on large lot with
remaining space underutilized accessories.
Approximately 60% of lot is vacant and
underutilized structures adjacent to higher
density residential and can feasibly redevebp
into a higher intensity residential use- by
addinc an ADU, JADU, or additional units
No
339-364-11
229 W SANTA FE AVE
0.09 OT
OT
29 2
2 2
The parcel currently is a commercial space
with many different businesses, all of which
has seen steady decline in business for much
of the 5th Cycle planning period. The Old
No
Town Revitalization Plan allows residential
B-45
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
on the second story similar to adjacent uses
and as shown in Figures B-8 and B-9.
Ad'acent uses are currently mixed use with
first floor commercial and second story
residential. The oroperty is also served by
parkinc and is located within proximity to
various amenities, makinc it ripe foradditbnal
development This type of development
would accomplish the coals and objectives of
the Old Town Revitalization Plan.
Approximately 30% of this parcel is surface
parking lot. The parcel is located adjacentto
underperforming uses that can feasible be
redeveloped into a higher intensity residential
use.
339-362-06
239 S WALNUT AVE
0.18 OT
OT
35 1
4 5
4 Small single-family structure on large lotwth
remaining vacant space. Approximately 60%
of lot is vacant and adjacent tohigher density
residential and can feasibly redevelop hp a
higher intensity residential use- byadd'nc an
No
ADU, JADU, or additional units
339-365-20
211 S BRADFORD AVE
0.15 OT
OT
29 1
2 3
2 Small single-family structure on large lotwth
remaining space underutilized acsecsories.or
vacant Approximately 60% of lot is vacant
No
and underutilized adjacent to higher density
residential and can feasibly redevelop nto a
higher intensity residential use by addhg an
ADU, JADU, or additional units
339-061-03
200 S BRADFORD AVE
0.15 OT
OT
29 3
3 3
Surface parking lot located adjacent to
residential uses. Can feasible be
redeveloped into a higher intensity residential
use.
No
339 365-04
2 6 S VA N. S
4 4
2 esinc. a famiystructureon arcs otwtl
isle
_arc
remaining cpaco ta<on by a argc
unceruti izec accecsory structure.
_o'
op itting anc receve ooing tie newy create
can eas'a' ity for
parcels prov'ce
receve oomelt.
8-46
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339-355-09
134 S MAIN ST
0.15 OT
OT
35 1
3 4
3 Single-family structure on large lot with
accessory structure. Approximately 50% of
lot is vacant. Can feasibly redevelop for
No
hicher density residential use by adding an
ADU, JADU, or additional units
C39 55-'5
'3' S BRAD=ORD AVE
C.'5
G4
G4
35 -
4 -
4 4
wo arce commercia structures on arce ot
Na
wt1 remaining space vacant. Aaproximatety
'0% of of 's vacant anc ac agent tolicaer
cencity recicentia waicl can as conso icatec
anc cal oasiay rocovo oa 'nto a aic ier
atensi y resicentia c.ce.
339 C5228
'20 S BRAD=ORDAVE
9-.-2
G1
9-T
35 -
6 -
6 6
One arge recicentia c ruc c re on arge ot
Na
wta remaining saace a arge accessory
structure. Aaaroximatey20%of ot s vacant
anc acjacentto anohor 1'g1yuncerutieed
ot waici can as conso icatec anc car
eacia receve oaec into a i'g 1er 'ntensty
y
resicentia L se.
C39 05229
'20 S BRAD=O RD AVE
9-2
GT
8-T
35 -
6 -
6 6
One arce resicentia structure on arcs ot
Na
w't1 remaining space a arce accessory
sructure.Aaproxima.ey2C%o o isvaca
anc ac'acont to anotior 1'g a unceruti eec
y
ot waici can ae conso ica ec anc can
feast a receve oaec into a 1'c 1e .iteisty
y
resiceitia Lse.
339-3554
' 32 S k/A N S
C.' 5
G4
9-T
35 4-
3. -
4 3.
0 e arce resiceitia s ruc cre on arce ot
Na
wt1 remaining saace a arge accessory
structure.Aaaroximatey20%o o''svacant
anc acjaceat o anohor 1'g a unceruti'v-ed
y
ot wiici can as conso ica ec anc can
eacib receve oaec into a a'g ler'ntensty
y
resicentia use.
339-355-16
125 S BRADFORD AVE
0.15 OT
OT
35 4
4 4
Small commerca city -owned structure on
No
moderate size lot with remaining space
surface parking. Approximately 4-360% of bt
is vacant and adjacent to higher density
residential and can to feasibly redevelop nto
a higher intensity residential use.
B-47
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
7.1 r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
3:9 55-07
26 S NA N S—t#A
C.15
G -T
4-
3 4
4 One arce resicentia structure on arcs of
No
lo' remaininc space a arce accessory
structt re. Aaaroxima e 20% of o 's vacant
y
anc ac'acentto anotier 1iciy unceruieec
of wiici can be conso ica`ec anc can
east receve opec into a i'C ier'ntensty
y
resicentia use.
339-052-24
110 S BRADFORD AVE
0.22 OT
OT
35 6
6 6
Two small commercial structures on large bt
No
with remaining space vacant. Approximately
50% of lot is vacant and adjacent to higher
density residential which can be consolidated
and can feasibly redevelop into a higher
intensity residential use.
339-355-06
122 S MAIN ST
0.15 OT
OT
35 1
3 4
3 One residential structure on large lot with
unaermitted accessory structures.
No
Approximately 50% of lot is vacant and can
be feasibly redevelop into a higher intent,/
residential use by addinc an ADU, JADU, or
additional units. Unoermitted structures can
be aermitted and counted as full units.
339-355-18
117 S BRADFORD AVE
0.12 OT
OT
35 3
3 3
One large commercial structure on large bt
with remaining space vacant. Approximately
50% of lot is vacant and feasibly redevebped
into a higher intensity residential use.
No
339-355-05
118 S MAIN ST
0.15 OT
OT
35 1
3 4
3 One large residential structure on large lot
with remaining space a large accessory
structure. Approximately 60% of lot vacant
and can be feasibly redeveloped into higher
intensity residential use.
No
339-355-19
113 S BRADFORD AVE
0.15 OT
OT
35 1
3 4
3 Residential structure on large lot with.
approximately 50% of lot is vacant and can
be feasibly redeveloped into a higher intensity
residential use by addinc an ADU, JADU, or
No
additional units.
339 355O
' / S NA N S
4 4
wo arce rec'centia structures on a
No
mocerate size aarce :or ti's tie
. parse ,
Lanc va ues costmore tian tie marovement
B-48
November 2023
pier•
Appendix B: Residential Land Inventory
li
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
va ue, t1Ls ma('nc receve oomont for tiic
Dame fees' o e.
339-052-21
102 S BRADFORD AVE
1.81 OT
OT
55 84 55
84 55
8455
No
Two commercial church structures on a very
large lot. 78 90% of the remaining lot is
surface parking which is being underutilized,
which makes this parcel feasible for higher
density redevelopment .
339-355-03
110 S MAIN ST
0.15 OT
OT
35 1
3 4
3 Residential structure on large lot with
accessory structure. Approximately 50% of
lot is vacant and can be feasibly be
redeveloped into a higher intensity residential
use by addinc an ADU, JADU, or additional
No
units
339-355-20
100 W CHAPMAN AVE
0.32 OT
OT
35 10
10 10
Commercial structure on large lot with
remaining space surface parking.
Approximately 65% of lot is vacant and can
be feasibly redeveloped into a higherintensty
residential use.
No
339-355-02
106 S MAIN ST
0.15 OT
OT
35 1
3 4
3 Single family home on large lot with
accessory structure and open area.
Approximately 60% of lot is vacant and can
be feasibly redeveloped into a higher
intensity residential use by addinc an ADU,
No
JADU, or additional units.
339-355-22
CHAPMAN/MAIN
0.13 OT
OT
35 4
4 4
This parcel contains the Placentia Water
Tower, W •1 remaining. spaco cantailing coral
accossory uses. Approximately 80% of this
lot isvacant. The tower isnow empty and has
No
not stored water since 1993. The decorative
tower could be incorporated into
redevelopment or removed. It does not
preclude development.
339-392-02
350 W SANTA FE AVE
0.14 OT
OT
35 1
3 4
3 Single family home on large lot with
accessory structure and open area.
Approximately 60% of lot is vacant and can
be feasibly redeveloped into a higher intensity
No
B-49
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
residential use by addinc an ADU, JADU, or
additional units.
329 ?92-0
352 W SA \ —A =E AVE
C.
CT
9-T
35 1-
S
4 4
One arse resicentia s uc cre on age ot
Ais
witi rema 1 1g caace a are accessory
structure anc oxen area. The accessory
structure oots ke it las aeon unceruti eec
or some time, w'ci can a ow for a ot spirt
anc 10 now Ca ots can ae ecevebaec
y
into a iic ler intensity resicentia use.
339-392-22
320 S WALNUT AVE
0.1 OT
OT
65 5
5 5
One large commercial structure on large bt
with remaining space surface parking.
Approximately 60% of lot is vacant and can
be feasibly redeveloped into a higher intensity
residential use.
No
339-392-12
305 S MELROSE ST
0.11 OT
OT
35 3
3 3
A moderate size parcel with no structure on
it, just Iantlscaping.This parcel is function*
vacant and feasible for development
potential.
No
339-392-04
338 W SANTA FE AVE
0.06 OT
OT
35 1
1 1
Single family home on large lot with
accessory structure and open area.
Approximately 60% of lot is vacant and can
be redeveloped into a higher intensity
residential use by addinc an ADU, JADU, or
No
additional units.
339-392-07
330 W SANTA FE AVE
0.06 OT
OT
35 1
1 1
The parcel currently is a commercial space
which has seen steady decline in business for
much of the 5th Cycle planning period. The
Old Town Revitalization Plan allows
No
residential on the second story similar to
adjacent uses and as shown in Ficures B-8
and B-9. Ad'acent uses are currently mixed
use with first floor commercial and second
story residential. The aro aerty is also served
by narking and is located within aroximty to
various amenities, makinc it ripe foradditbnal
develoiment This tyae of development
would accomplish the coals and objectives of
B-50
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
the Old Town Revitalization Plan.
Approximately 30% of this parcel is surface
parking lot. The parcel is located adjacentto
underperforming uses that can feasible be
redeveloped into a higher intensity residential
use.
339-392-09
322 W SANTA FE AVE
0.11 OT
OT
35 3
3 3
Small Zumba studio with surface parking n
the rear and street parking. Approximate'
25% of the lot is surface parking. The Old
No
Town Revitalization Plan allows residential
on the second story similar to adjacent uses
and as shown in Figures B-8 and B-9.
Adjacent uses are currently mixed use with
first floor commercial and second story
residential. The property is also served by
parking and is located within'proximity to
various amenities, makinc it ripe foradditbnal
development This type of development
would accomplish the goals and objectives of
the Old Town Revitalization Plan.
339-392-08
326 W SANTA FE AVE
0.06 OT
OT
35 1
1 1
The parcel currently is a commercial space
which has seen steady decline in business for
much of the 5th Cycle planning period. The
Old Town Revitalization Plan allows
No
residential on the second story similar to
adjacent uses and as shown in Fic ures B-8
and B-9. Adjacent uses are currently mixed
use with first floor commercial and second
story residential. The pro perty is also served
by parking and is located within proximty to
various amenities, makinc it ripe foradditbnal
development This type of development
would accomplish the goals and objectives of
the Old Town Revitalization Plan.
Approximately 30% of this parcel is surface
parking lot. The parcel is located adjacentto
underperforming uses that can feasible be
B-5 1
November 2023
Appendix B: Residential Land Inventory
li
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
redeveloped intoa higher intensity residential
use.
339 392'C
3'" W SA \ -A =E AVE
J
O4
04 -
1-
1-
1-
Two c ory recicentia mu t. fami recicentb
Ne.
y
unit. arce las sur ace paring in tie rear
anc stroot Approximato 25% oftha
paring. y
of is surace —he is ocated
pardnc. parce
acjacont to anotior anc can oacbla
parco ,
be receveopec into a iigier intenstry
recicentia use.
339-392-11
310 W SANTA FE AVE
0.07 OT
OT
35 2
2 2
Small vacant building which has not been
leased or occupied for much of the 5thCyde
planning period. The Old Town Revitalization
No
Plan allows residential on the second story
similar to adjacent uses and as shown ii
Ficures B-8 and B-9. Ad'acent uses are
currently mixed use with first floor commerdal
and second story residential. The property s
also served by parking and is located wilhn
proximity to various amenities, makinc it rbe
for additional development. This type of
developmentwould accomplish the c oas and
objectives of the Old Town Revitalizatbn
Plan. The parcel is located adjacent to a
vacant parcel, and can be consolidated and
feasibly be redeveloped into a higher intensity
residential use.
339-363-09
232 S WALNUT AVE
0.15 OT
OT
35 1
3 4
3 Residential single family with vacant land.
Approximately 60% of the lot is vacant and
can be feasibly redeveloped into a higher
intensity residential use by adding an ADU,
No
JADU, or additional units.
339-363-10
349 W SANTA FE AVE
0.15 OT
OT
35 4
4 4
Residential single family with vacant land.
Approximately 50% of the lot is vacant and
can be feasibly redeveloped into a higher
intensity residential use by add inc an ADU,
No
JADU, or additional units.
339-363-19
301 W SANTA FE AVE
0.06 OT
OT
35 1
1 1
Small restaurant building with street parkhg.
The property is located in Old Town in the
No
B-5 2
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adjacent uses and as shown n
Ficures B-8 and B-9. Ad'acent uses are
currently mixed use with first floor commerdal
and second story residential. The property's
also served by narking and is located wilhn
proximity to various amenities, makinc it rbe
for additional development. This ty)e of
develoomentwould accom olish the coals and
objectives of the Old Town Revitalizatbn
Plan. —le parce is ocatec acjacent o a
higher density residential and can feasible be
redeveloped into a higherintensityresident l
eseT
339-363-11
341 W SANTA FE AVE
0.17 OT
OT
35 1
4 5
4 Small single family home with an adjacent
surface parking lot. Approximately 60% of bt
is vacant. The parcel is located adjacent to a
surface parking lot and can feasible be
redeveloped into a higher intensityresident l
use by adding an ADU, JADU, or additional
No
units..
339-363-29
325 W SANTA FE AVE
0.11 OT
OT
35 1
2 3
2 Small single family home with a surface
parking lot. Approximately 70% of the lot is
surface parking. The parcel is considered
underutilized, land value exceeds the
commercial structure. The parcel is located
adjacent to a surface parking lot and can
feasible be redeveloped into a higher
intensity residential use use by addinc an
No
ADU, JADU, or additional units...
3,9 363'8
307WSA\_A=E AVE
0. "
-
4 4
The Darce current las a mu t fam
We
y y
reciceltia unit witi Darting 01 le
g-ounc
nor. —sere is anac'acentvacantotanccal
easia e to conso'cats for eas ie
receve opment into a lig ter intensity
recicentia use.
B-53
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339-391-16
400 BAKER ST
1.61 OT
OT
65 42
94 39
94 81
94 39
The parcel currently has a multi -family
structure. Approximately 60% of the parcel s
surface parking and 15% is vacant,
undeveloped land. The parcel is located
adjacent to residential uses and can feasible
be redeveloped into a higher intensity
residential us use by addinc by addnc
No
additional structures.
339-391-16
400 BAKER ST
0.16 OT
OT
65 9
9 9
Vacant portion of parcel above.
No
339-391-06
321 S WALNUT AVE
0.14 OT
OT
65 4
u�
8 34
The parcel currently single-family home with
parking garage in the rear and streetparkng
in the front. The property can be intensified by
No
adding a second story, similarto the ad'aoent
property. The parcel is located adjacent to
residential uses and can feasible be
redeveloped into a higherintensityresidential
use by addinc an ADU, JADU, or additbnal
units.
3,9 9' 0
/' 2 W SA \—A == AVE
0.' 3
8�
8-T
aa
4-
-
a
-
4 a
The currently has a residential unit with
Ate
parcel
anc Da inc on tie firct floor.
caraces
Approximatey2C%o tie oarce iscec'caec
for The farce is ocatec acjacentto
par<ing.
resicentia uses anc can feas a e ae
receve ooec'ntoa i'g or' ntons'tyrocicontal
use,
339-391-02
307 S WALNUT AVE
0.13 OT
OT
35 1
3 4
3 The parcel currently has a single-family
residential unit with surface parking.
Approximately 60% ofthe parcel is dedicated
for and 10% is vacant The b
No
parking parce
adjacent to another allowing the
parcel
ao entia or conso'cat'on. The is
parcel
underutilized, land value exceeded the
improvement value of the parcel. The parcel
is located adjacent to residential uses and
can feasible be redeveloped into a hicher
intensity residential use by addinc an ADU,
JADU, or additional units.
B-54
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
7.1 r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339-391-03
311 S WALNUT AVE
0.13 OT
OT
35 4
4 4
The parcel currently has a single-family
residential unit with surface parking.
Approximately 60% ofthe parcel is dedicated
for parking. The parcel is underutilized, hand
value exceeded the improvement value ofthe
parcel. The parcel is located adjacent to
No
residential uses and can feasible be
redeveloped into a hiciherintensitvresidential
use by addinc an ADU, JADU, or additbnal
units.
339-39144
3' 5 S WA_ J- AVE
0.'3
8T
9-T
64 1-
8. ;
e parce cL.rren las a singe am'l'
Ale
y
resicentia L nit vdti surface par(inc.
Ap jrox mato 60% oft io is cecica ec
y parco
for anc '0% is vacant. —ie b
paring parce
acjacon .0 aiotier parce a owinc tie
DO entia or conso'cat'on. —io parco is
L nceruti zec, anc va ue exceecec tie
'mprovement va ue of tie parce .
339 ' 9' 05
3' 9 S WA_ \J- AVE
0.'
8�
8-T
65 1-
;
-
g
The currenty ias a singe family
Ale
parce
esicentia Lnit w i sur ace
paring.
Approximato 30% o tie is cecicatec
y parce
for paring anc '0% 's vacant. —�o parco b
acjacont to anotior parce a owinc tie
or conco'cat'oi. The parce is
potentia
Lnceruti'zec, anc va uo oxcoococ tho-
mprovement va ue o ie parce
.
3 6 ' 6/ 2/.
5' 3 S. Van 3L ren S
0.'7
HDR
R4
39 4-
3 -
3 3
The parce current ias a singe fairly
Ale
y
recicentia unit w'ti vacant, uncevebped
aic.-There isasecoicaryun'ttiat's ocatec
to tie western aorcer o tie
parce.
SLrrouncing uses are vacant anc can
.
feasii a as receveopec into a lig ier
'rite city res'cen la uco. Aaaroxima.oy 7C%,
o ie parce 's vacant.
339-052-28
120 S BRADFORD AVE
0.20 OT
OT
35 6
6 6
The lastie oc
No
parcelcurrenty pacentiacily
is au c ng. houses the Old Placentia City
Hall and is owned by the City. The City may
sell the property if residential units are
B-55
November 2O23
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
developed. The Placentia Fire and Life Safety
Station 1 is adjacent to this site. The site is
considered underutilized as the land value
exceeds the improvement value. Residential
can be incorporated as a mixed -use, second
story residential, retrofit existinc to become
residential, or a completely new
development.
339-061-07
234 S BRADFORD AVE
0.17 OT
OT
29 4
4 4
Surface parking lot located adjacent to
commercial buildings. Can feasible be
redeveloped intoa higherintensityresidential
use.
No
C39 355-'3
' 5 S BRAD=ORD AVE
C.29
81 8-T
35 a
a
S
-
leaarce current tie Di. p cDacentia
Ale
ylas
Approx'mate 2C% of tbo is
_'arary. y parco
Surface anc anotper 0`)/0 is vacant
par<'r g,
c. —ho acrco 's ac'ace o esiceitia
,a
l ces anc can eas'a eae receve oamen nto
a lig for intonsi y resicentia use.
339-355-17
121 S BRADFORD AVE
0.15 OT
OT
35 4
4 4
Surface parking lot located adjacent to
commercial buildings. Can feasible be
redeveloped intoa higher intensity residential
use.
No
339-363-12
333 W SANTA FE AVE
0.06 OT
OT
35 1
1 1
Surface parking lot located adjacent another
residential parcel. Can feasible be
redeveloped intoa higher intensityresidential
use.
No
339-363-13
329 W SANTA FE AVE
0.06 OT
OT
35 1
1 1
Surface parking lot located adjacent another
residential parcel. Can feasible be
redeveloped into a higher intensityresidential
use.
No
339-364-12
221 W SANTA FE AVE
0.05 OT
OT
29 1
1 1
Parcel has an existing commercial building.
Parcel considered underutilized as land value
exceeds the improvement value. The Old
No
Town Revitalization Plan allows residential
on the second story similar to adjacent uses
and as shown in Figures B-8 and B-9.
Ad'acent uses are currently mixed use with
first floor commercial and second stony
B-56
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
residential. The property is also served by
parkinc and is located within proximity to
various amenities, makinc it ripe foradditbnal
development This type of development
would accomplish the goals and objectives of
the Old Town Revitalization Plan .The parcel
is adjacent to residential uses and can
feasible be redeveloped into residential uses.
39 36/ 6
202. W SA \_A E AVE
844
9T
8-T
2 'arce las a two story commercia aui c nc.
Aie
ie 's ocatec ac'acent to res'cent
parce
Lses anc can eac') a )e receve oaec in'o
resicentia t se.
339-365-09
234 S MAIN ST
0.09 OT
OT
29 2
2 2
Surface parking lot located adjacent to
residential parcel. Can feasible be
consolidated and redeveloped into residential
use.
No
339-365-10
141 W SANTA FE AVE
0.34 OT
OT
29 8
8 8
Parcel has an existing restaurant buildng
with parklets along W Santa Fe Ave. The
parcel is considered underutilized, land value
exceeds the improvement value. The parcel
is adjacent tomay have existinc residential
No
uses on the second floor and can add
additional stones of residential. The Old Town
Revitalization Plan allows residential on the
second story similar to adjacent uses and as
shown in Fic ures B-8 and B-9.Adjacentuses
are currently mixed use with first floor
commercial and second story residential. The
property is also served by parkinc and is
located within proximity to various amenities,
makinc it ripe for additional development.
This type of development would accomplish
the coals and objectives of the Old Town
Revitalization Plan. anc can easib e be
receve opec into resicentia use.
339-365-15
235 S BRADFORD AVE
0.09 OT
OT
29 2
2 2
Surface parking lot located adjacent another
residential parcel. Parcel can feasible be
redeveloped to residential use.
No
B-5 7
November 2O23
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
339-365-18
219 S BRADFORD AVE
0.15 OT
OT
29 3
3 3
The Old Town Revitalization Plan allows
No
residential on the second story similar to
adjacent uses and as shown in Ficures B-8
and B-9. Ad'acent uses are currently mixed
use with first floor commercial and second
story residential. The property is also served
by Jarking and is located within Jroximty to
various amenities, making it ripe for additional
development This type of development
would accomplish the coals and objectives of
the Old Town Revitalization Plan.€xistieg4im
storyrecicentia anc commercia Duilcing,en
parce . The parcel is adjacentto a mixed -use
buildinc and can be intensified with
residential uses similar to the adjacent
buildinc. Large parkinc lot and can feasby be
redeveloped into residential uses.
339-392-10
314 W SANTA FE AVE
0.04 OT
OT
35 1
1 1
Parcel has an existing commercial building.
Parcel considered underutilized as land value
exceeds the improvement value. The parcel
is adjacent to residential uses and can
feasible be redeveloped into residential uses.
The Old Town Revitalization Plan allows
No
residential on the second story similar to
adjacent uses and as shown in Fic ures B-8
and B-9. Ad'acent uses are currently mixed
use with first floor commercial and second
story residential. The property is also served
by Jarking and is located within proximty to
various amenities, makinc it ripe for additional
development This type of development
would accomplish the goals and objectives of
the Old Town Revitalization Plan.
::39 392 "
;: 0 W SA TA == AVE
J. J7
2 2
2 Farce as an existing commercia aui cinc.
Na
oxcoocc do improvomont va uo. —ho
parrot
is ac'acent to resiceitia uses anc can
easia e ae receve oaec'1 o res'ce i 'a uses.
B-58
November 2023
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
r
APN
Street Address/Situs
Acres
General
Plan
Zoning
Allowable
Density
(du/ac)
Existing
Units
Lower
Mod
Mod Above
Total
Net
Existing Use
Prior
Planning
Period?
cC9 C93-02
226 W SA \ —A =E AVE
C.C6
9-T
4 4-
4-
Vacant acacent to commerc'a
1114
parce
au.i cings. There are acjacen rocicoltia ucoc
anc can foasia o ao rocoveoaec into i ier
recicentia use.
339 39/ 0
'32 W SA \—A =E AVE
9-$9
Q
Z
Vacant acacent to commercia
1114
parce
Dui cings. There are ad iaa u jacent resicent ces
anc can oas a o ao redeveopec into iicie
resic entia L se.
339-394-06
110 W SANTA FE AVE
0.05 OT
OT
29 1
1 1
Surface parking lot located adjacent to
another commercial office building. The
parcel is relatively close to other residential
units and can feasible be redeveloped into a
higher intensity residential use. The lot is also
adjacent to another parking lot and can be
consolidated into a single parcel.
No
339-394-07
100 W SANTA FE AVE
0.07 OT
OT
29 1
1 1
Surface parking lot located adjacent to
another commercial office building. The
parcel is relatively close to other residential
units and can feasible be redeveloped into a
higher intensity residential use. The lot is also
adjacent to another parking lot and can be
consolidated into a single parcel.
No
38.4 74- 88
1,102
1,013
64-6
369
0 1,791
1,720
1,380
1,468
Table B-6: Candidate Sites for Rezoning
APN
Street Address
Acres
General
Plan
Zoning
Proposed
GP/Zoning
Density
(du/ac)
Potential
Units
Lower
Mod
Above
Mod
Existing Use
Note: Almost all candidate sites in the TOD and OT zones are adjacent to each other and may be redeveloped as single parcels or may be consolidated with other candidate sites and redeveloped to yield more units cumulatively. 339-451-01
500-511 Cameron St.
0.89 Industrial
M (PMD)
TOD
95 73
40 33
Two parcels with existing industrial buildings.
Approximately 49 55% of the lot is dedicated to
parking. Adjacent to this parcel is a multi-famiy
residential unit and across from E Santa Fe Ct
are single-family residential units. The parcels
can feasible be redeveloped to residential use.
B-59
November 2023
Appendix B: Residential Land Inventory
APN
Street Address
Acres
General
Plan
Zoning
Proposed
GP/Zoning
Density
(du/ac)
Potential
Units
Lower
Mod
Above
Mod
Existing Use
339-451-14
510 Cameron St.
0.29 Industrial
M (PMD)
TOD
95 24
16 8
Existing industrial building on the parcel with
approximately 40% vacancy. The parcel can be
consolidated or redeveloped similar to large
projects to the west, the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftinc the TOD District plan. Both
developments had existing uses which did not
alicn with the City's vision similarto the existing
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site.
339-451-06
516 Cameron St.
0.34 Industrial
M (PMD)
TOD
95 28
16 12
Existinc industrial buildinc on the parcel with
ap proximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to larce
projects to the west, the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftinc the TOD District plan. Both
developments had existing uses which did not
align with the City's vision similarto the existhc
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site. Existing incustria buiding on he
parce isacjacenttoanotierpacol
parce.Tie
onap'1c do pocciai ity of conco'cat'on anc
Qa l ae "easia e ae receve opec in o - is ter
intencty recicenta use.
339-451-05
530 Cameron St.
0.49 Industrial
M (PMD)
TOD
95 40
18 22
Existing industrial building on the parcel with
ap proximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to larce
projects to the west, the Herald 215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftinc the TOD District plan. Both
developments had existing uses which did not
align with the City's vision similar to the existng
site. In both examples, vacancy did not
preclude development and the City does not
B-60
November 2023
Appendix B: Residential Land Inventory
APN
Street Address
Acres
General
Plan
Zoning
Proposed
GP/Zoning
Density
(du/ac)
Potential
Units
Lower
Mod
Above
Mod
Existing Use
believe that vacancy will preclude development
on this site.Existinc incuctria buicinc on he
Tie is acjacont toano iorparcol
parce . parco
enab ing tie possiai ity of conso 'cation anc
aan be eacib e ae receve opec into iic ier
intensity resicential use.
339-451-03
531 Cameron St.
0.58 Industrial
M (PMD)
TOD
95 48
22 26
Existinc industrial buildinc on the parcel with
a iaroximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to larce
projects to the west, the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned wtien
draftinc the TOD District plan. Both
developments had existing uses which did not
alicn with the City's vision similar to the existhg
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site.Exictinc incuctria buicinc on tie
Tie parco isacjaconttoanotiorparcol
parce.
onab ing ho possiai ity of conso ication anc
can De 'easib a ae receve opec in'o tic ter
intensity resicentia use.
339-451-02
521 Cameron St.
0.37 Industrial
M (PMD)
TOD
95 30
16 14
Existinc industrial buildinc on the parcel with
approximately 50% vacancy. The parcel can be
consolidated or redeveloped similar to large
projects to the west, the Herald (215 units) and
Cenza 418 units) which are examples of the
type of developments the City envisioned wften
draftinc the TOD District plan. Both
developments had existing uses which did not
alic n with the City's vision similar to the existhg
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site.Existing incuctria Duicing on tie
—ieparco isacjaconttoanotiorparcol
parce.
onaa'nc tto aocsiDi ity of conso ication anc
c n ae easib e as receve opec into iig ter
intensi y resicential use.
B-6 I
November 2023
Appendix B: Residential Land Inventory
APN
Street Address
Acres
General
Plan
Zoning
Proposed
GP/Zoning
Density
(du/ac)
Potential
Units
Lower
Mod
Above
Mod
Existing Use
339-101-13
515 S. Melrose St.
1.54 Industrial
M
TOD
95 126
61 65
Existinc industrial buildinc on the parcel with
a )proximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to large
projects to the west, the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned viten
draftinc the TOD District plan. Both
developments had existing uses which did not
alien with the City's vision similar to the existing
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site.
tle otisusec'or
parce.Approximatey30°%o
anc orveiicu ar oacinc.— oparco b
par<inc
consicerec unceruti izec, anc va uo oxccece
improvement value.
339-101-12
505 S. Melrose St.
1.12 Industrial
M
TOD
95 92
41 51
Existing industrial building on the parcel with
approximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to large
projects to the west, the Herald '215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned Men
draftinc the TOD District plan. Both
developments had existing uses which did not
align with the City's vision similar to the existhc
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site. Existinc incustria buidinc on tie
Approximatey 30% of le ot's usec for
parce .
anc orvelicu ar oacinc. —10 6
par(inc parco
concicerec unceruti izec, anc va ue exceed;
improvement va ue.
339-101-11
330 W. Crowther Ave.
0.59 Industrial
M
TOD
95 48
22 26
Existinc industrial buildinc on the parcel with
a » xoximately 50% vacancy. The parcel can be
consolidated or redeveloped similar to larce
projects to the west, the Herald 215 units) and
Cenza '418 units) which are examples of the
type of developments the City envisioned when
drafting the TOD District plan. Both
B-62
November 2023
Appendix B: Residential Land Inventory
APN
Street Address
Acres
General
Plan
Zoning
Proposed
GP/Zoning
Density
(du/ac)
Potential
Units
Lower
Mod
Above
Mod
Existing Use
developments had existinc uses which did not
align with the City's vision similar to the existng
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site. Existinc incuctria buiding on to.
Approximatey 30% of le of is usec. for
parce .
anc orve iicu ar oacing. Tio is
parting parco
consicerec unceruti izec, anc va ue exceeds
improvement va ue.
339-101-14
420 W. Crowther Ave.
1.55 Industrial
M
TOD
95 127
57 70
Existinc industrial buildinc on the parcel with
a pproximately 50% vacancy. The parcel can be
consolidated or redeveloped similar to large
projects to the west, the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftinc the TOD District plan. Both
developments had existing uses which did not
alicn with the City's vision similar to the existh
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site.
Ap proximate 20°% o tle of is usec for
parce .
anc orve iicu ar oacing. -no io
parting parco
consicerec unceruti'zec, anc va uo oxcoods
improvement va ue. —ie is acjacent to
parce
anotier enaa'nc conso'cat'on aic
parce
receve opmeit or 1 -its lc. recicentb
gler y
ese
339-101-10
440 W. Crowther Ave.
0.53 Industrial
M
TOD
95 43
20 23
Existing industrial building on the parcel with
a p proximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to larce
projects to the west, the Herald '215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftinc the TOD District plan. Both
developments had existing uses which did not
align with the City's vision similar to the existng
site. In both examples, vacancy did not
preclude development and the City does not
B-63
November 2023
Appendix B: Residential Land Inventory
APN
Street Address
Acres
General
Plan
Zoning
Proposed
GP/Zoning
Density
(du/ac)
Potential
Units
Lower
Mod
Above
Mod
Existing Use
believe that vacancy will preclude development
on this site.Ex'stinc incur r'a bu'cinc of he
parce Approximatey 30% ogle pt's usec for
.
paR'ng anc forve iicu ar oacing. The is
parce
concicerec unceruti'zec, anc va ue excoodc
improvement value. The is adjacent to
parcel
anotior parco onap'nc conso'cat'on anc
receve opment for i c ler •ntensity resicentb
339-101-07
480 W. Crowther Ave.
3.34 Industrial
M
TOD
95 274
120
154
Existinc industrial buildinc on the parcel with
a pproximately 30% vacancy. The parcel can be
consolidated or redeveloped similar to larce
pro'ects to the west, the Herald 215 units) and
Cenza 418 units) which are examples of the
type of developments the City envisioned when
draftinc the TOD District plan. Both
developments had existinc uses which did not
alicn with the City's vision similar to the existhg
site. In both examples, vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site.Ex'sting incus r'a Du' ring on he
parce Tie 's consicerec u iceru i eec,
. parce
anc va uo oxcoocs 'mp ovemeit va ue. The
parce is acjacen to another parce enabfnc
conso ication anc receve opment for lig ier
'ntens'ty resicentia use.
339-101-06
550 W. Crowther Ave
2.87 Industrial
M
TOD
95 235
115
Existing industrial building on the parcel The
parcel is considered underutilized, land value
exceeds improvement value. The parcel is
adjacent to another parcel enablhg
consolidation and redevelopment for higher
intensity residential use. Approximately 50% of
the parcel is vacant.
346-162-01
Orangethorpe/Jefferson
0.47 HDR
R-3
HDR/R3
30 13
13 Vacant land
346-162-02
Orangethorpe/Jefferson
4.55 HDR
R-3
HDR/R3
30 123
54 69
Vacant land
346-164-23
503 S. Van Buren St.
0.21 HDR
R-3
HDR/R3
30 6
6 Vacant land
346-331-02
601 S. Lakeview Ave.
4.55 HDR
R-3
HDR/R3
30 123
54 69
Vacant land
346-331-03
Lakeview
Loop/Veterans Wy
0.13 HDR
R-3
HDR/R3
30 3
3 Vacant land
B-64
November 2023
Mir
Appendix B: Residential Land Inventory
APN
Street Address
Acres
General
Plan
Zoning
Proposed
GP/Zoning
Density
(du/ac)
Potential
Units
Lower
Mod
Above
Mod
Existing Use
346-331-11
625 S. Lakeview Ave.
0.53 HDR
R-3
HDR/R3
30 14
14 Vacant land
346-331-27
2006 E. Lakeview Loop
0.38 HDR
R-3
HDR/R3
30 10
10 Vacant land
346-331-29
2018 E. Lakeview Loop
0.39 HDR
R-3
HDR/R3
30 11
11 Vacant land
346-331-30
613 S. Lakeview Ave.
0.45 HDR
R-3
HDR/R3
30 12
12 Vacant land
346-331-32
1958 E. Veterans Way
0.81 HDR
R-3
HDR/R3
30 22
22 Vacant land
346-164-24
513 S. Van Buren St.
0.17 HDR
R-3
HDR/R3
30 5
5 The parcel currently has a single-family
residential unit with 70%vacant, undevebped
land. There is a secondary unit that is located
to the western border of the parcel.
Surrounding uses are vacant, and currently
developing land with high density residential
and can feasible be redeveloped into a hgher
intensity residential use.
Totals
27.1 1,531
1 530
,
677
0 853
B-65 November 2023
Appendix B: Residential Land Inventory
Figure B 3Figure B-10: Vacant Sites
0.5 1
2 0
Miles
B-66 November 2023
Appendix B: Residential Land Inventory
Figure B 'IFigure B-11: Underutilized Sites
0.5 2
0 Miles
B-67
November 2023
Appendix B: Residential Land Inventory
Figure B 5Figure B-12: Candidate Sites for Rezoning
0.5 2
0 Miles
B-68 November 2023
Appendix C: Review of Housing Element Performance
Appendix C: Review of Housing Element
Performance
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the existing Housing Element, the appropriateness of goals, objectives and policies, and the progress in implementing programs for the previous planning period. This appendix contains a review the housing goals, policies, and programs of the previous housing element, and evaluates the degree to which these programs have been implemented during the previous planning period, 2013 through 2021. The findings from this evaluation have been instrumental in determining the City's 2021 Housing Implementation Program.
Table C-1 summarizes the programs contained in the previous Housing Element along with the City's progress in implementation.
Table C-2 presents the City's progress in meeting the quantified objectives from the previous Housing Element.
During the prior planning period the City has been very successful in addressing the housing needs of special needs populations.
In early 2019 the North Orange County Service Planning Area for Homelessness Outreach Efforts reached an important milestone. A regional partnership of 13 cities located in northern Orange County (Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Los Alamitos, Orange, Placentia, Stanton, Villa Park and Yorba Linda) came together to share intelligence and resources to address regional homelessness. Their concept was to promote greater regional coordination on homeless issues while reducing the span of control regarding working with the County of Orange and others.
After months of extensive discussions, negotiations and assessments, two locations within the North Orange County Service Planning Area were identified for the development of "navigation centers" based on a number of factors including zoning, proximity to related services and site availability. The navigation centers are a multi -jurisdictional approach to guiding underserved residents back into society by increasing access to a shelter with basic needs, health and job resources, and opportunities to reunite with friends and family. Each center was planned to accommodate 100 beds, thereby increasing the regional bed count to 525 additional beds available to homeless individuals in conjunction with a project in the city of Anaheim that accommodated 325 new beds.
Funding for the Navigation Centers was secured through application and governmental meetings with state, regional, county and local officials resulting in the $12 million in State of California Homeless Emergency Aid Program (HEAP) funds dedicated for the site acquisitions and construction of these Navigation Centers. Each of the North Orange County Service Planning Area cities also committed funds for construction and ongoing operation of the Navigation Centers. A Memorandum of Understanding was prepared and presented to the City Councils of all thirteen city governments for execution in May 2019. Construction began in 2019 and the opening of the first 100 -bed Navigation Center in Placentia C-1 November 2023
Appendix C: Review of Housing Element Performance
occurred on March 31, 2020. This groundbreaking success story was born of the regional need and public official desire to come together to address homelessness and pioneer the way to create and operate a multi -jurisdictional homelessness facility. Programs 1,4, 1.14 and 2.3 identify actions the City is taking to address homelessness.
In addition to the Placentia Navigation Center, the City successfully facilitated development of a 189 - unit 100% low-income deed -restricted housing development (USA Properties, Figure B-1). The project is currently under construction adjacent to the Placentia Metrolink Station.
C-2 November 2023
Appendix C: Review of Housing Element Performance
Table C-1: 2013-2021 Program Evaluation
Name of Program _
Objective
Timeframe
Status of Program Implementation
HE -1.1: Manufactured
Housing and Mobile Homes
Use of Manufactured Housing
Zoning Code amendment
by June 2014
Ongoing.
HE -1.2: Locate Housing
Near Transportation,
Employment and Services
Encourage new housing in proximity
to transportation, employment and
services
Ongoing
Ongoing. This remains a high priority of the City as the construction of the Placentia Metrolink Station is scheduled to start late 2019. The City Council approved and adopted the Transit Oriented Development (TOD) Packing House District near the future Metrolink Station on April 18, 2017 which allows densities up to 95 du/acre. To date, 633 units have been entitled in the TOD District. On July 18, 2017, the Old Town Zoning District was adopted (Ordinance No. 0-2017-05) by City Council and the Development Standards include a sub -area allowing high density housing by right without a public hearing, at a density up to 65 dwelling units per acre. Both the TOD and Old Town Zoning Districts are immediately adjacent to the Placentia Metrolink Station.
HE -1.3: Pursue County,
State and Federal Funds
Increase use of County, State and
Federal funds
Monitor funding
opportunities on an
annual basis and apply
for funding as
opportunities arise
Ongoing. The City is continually reviewing grant funding opportunities for housing developments and is actively pursuing County and State funds, including transportation circulation grants provided by the State Department of Transportation and SCAG. In partnership with SCAG, the City Council recently approved formation of an EIFD in the Old Town Zoning District that will result in $8.2 million in funding for infrastructure related to transit oriented development. The City successfully applied for and received SB2 and LEAP Grant funding.
HE -1.4: Emergency Shelters
and Transitional and
Supportive Housing
Continue to encourage the provision
of emergency shelters, transitional
and supportive housing
Ongoing
PMC Ch. 23.47 amended to permit emergency shelters in the M Zone.
The City of Placentia purchased a property at 731 S. Melrose Street, Placentia, and constructed a 100 -bed homeless shelter, which opened in March 2020.
HE -1.5: Infrastructure
Program
Reduce constraints associated with
infrastructure
Annual review, revisions
as appropriate
Ongoing. The City annually reviews development costs and opportunities for removing constraints due to the high cost of infrastructure improvements. The City is near built -out with infrastructure mostly in place. Infrastructure near proposed Metrolink Station is a strong candidate for competitive grant funding.
The City is continually reviewing grant funding opportunities for housing developments and is actively pursuing County and State funds, including transportation circulation grants provided by the State Department of Transportation and SCAG. In partnership with C-3
November 2023
Appendix C: Review of Housing Element Performance
Name of Program
Objective
Timeframe
Status of Program Implementation
SCAG, the City Council recently approved formation of an EIFD in the Old Town Zoning District that will result in $8.2 million in funding for infrastructure related to transit -oriented development.
HE -1.6: Development
Processing System Review
Minimize development
review/processing time
Ongoing, Annual Review
Completed/Ongoing. The City annually reviews its development processing procedures and has adopted several streamlined procedures in the last three years. Ordinance No. 0-2017-05 adopted by City Council in July 2017 codifies Old Town Development Standards including a sub -area allowing high density housing by right without a public hearing, reducing development processing timeframes, allowing housing at a density up to 65 dwelling units per acre.
HE -1.7: Vacant and
Underutilized Land
Inventory
Inventory of vacant and
underutilized land
Annual update of
inventory
Ongoing. The City provides the inventory of vacant and underutilized land upon request by developers, including affordable housing developers and routinely discusses these parcels with developers. The City has budgeted consulting services with a private economic development firm to assist with identifying up-to-date inventory of vacant and underutilized land. The City is in the process of selling these vacant lands to qualified developers. The City keeps a list of vacant and under-utilized sites that are owned by the City and/or City -related agency.
HE -1.8: Adequate Sites for
Housing Development
Rezone a minimum of 8 acres to
permit residential development at a
density of 30 du/ac (or an amount of
land needed to accommodate at least
231 units at an alternate density of
more than 30 units/acre).
Prior to October 2014
Completed. Ordinance No. 0-2017-05 adopted by the City Council in July 2017 codifies the Old Town District Development Standards which includes a sub -area allowing high -density residential housing by right without a discretionary review nor public hearing, at a density up to 65 dwelling units per acre for an area exceeding 1.27 acres. The maximum density for this sub -area is up to 65 dwelling units/acre. In addition, TOD Zone was also adopted in 2017 at densities of 65-95 du/ac).
HE -1.9: Monitoring of
Constructed Units Based on
Income Level
Tracking performance by income
level
Ongoing
Ongoing. Forms have been developed to gain the information at the time a building permit is issued.
HE -1.10: Encourage
Development of Housing for
Extremely Low -Income
Households
67 ELI Units by 2021
Annual consultation with
affordable housing
developers, or as
development
opportunities arise
Completed. The completion and occupancy of 49 very low income units in 2020 (the Veteran's Village development) contributes to achieving this goal. The City is reviewing other incentive programs to implement. The City has increased its contacts with non-profit developers regarding affordable housing opportunities. The elimination of redevelopment set aside funds severely restricts this C-4
November 2023
Appendix C: Review of Housing Element Performance
Name of Program
Objective
Timeframe
Status of Program Implementation
effort. (John, also see attached 189 unit USA Properties staff report.
Some of those units may be extremely low).
HE -1.11: Amend the
Density Bonus Ordinance
Review and Revise Density Bonus
Ordinance
2/1/2014
Completed. The City's density bonus ordinance was reviewed and the City will follow changes in State law relating to such bonuses. (John see PMC CH. 23.23, adopted in 2002. Not sure if it is consistent with State law).
HE -1.12: Development of
Senior Housing
Senior Housing Development
Ongoing
Ongoing. The City provides incentives and density bonuses for senior housing development. On December 1, 2020, City Council approved entitlements for a 64 -unit affordable senior housing development at 1314 N. Angelina Drive. (see attached staff report)
HE -1.13: Development of
Housing for Larger Families
Housing Units with larger bedroom
counts
Ongoing
Ongoing. The City has not implemented an incentive program. The elimination of redevelopment funds severely restricts this effort. The City is reviewing incentive programs to implement. The City has increased its contacts with non-profit developers regarding affordable housing opportunities.
HE -1.14: Housing for
Persons with Special Needs
Housing Units for households with
special needs
Ongoing
Completed/Ongoing. The City has not implemented an incentive program at this time, however the issuance of permits for 49 very low income units in 2018 (the Veteran's Village development) contributes to this as qualified residents must be Veterans who are homeless or at risk of homelessness and the development will provide "wrap around" services to provide vocational training, mental health services, job placement, and more. The City has also identified potential parcels for additional special needs housing.
HE -1.15: Transit -Oriented
Development
Encourage Transit -Oriented
Development
Ongoing
Completed and ongoing. The City Council approved and adopted the Transit Oriented Development (TOD) Packing House District near the future Metrolink Station on April 18, 2017 which allows densities up to 95 du/acre. To date, 633 units have been entitled in the TOD District. On July 18, 2017, the Old Town Zoning District was adopted (Ordinance No. 0-2017-05) by City Council and the Development Standards include a sub -area allowing high density housing by right without a public hearing, at a density up to 65 dwelling units per acre.
Both the TOD and Old Town Zoning Districts are immediately adjacent to the Placentia Metrolink Station and allow Transit Oriented Development. The City continues to work with developers on Transit Oriented Development opportunities connected with the forthcoming Placentia Metrolink Station. Incentives include the utilization of City owned property as well as reduced parking requirements and C-5
November 2023
Appendix C: Review of Housing Element Performance
Name of Program
Objective
Timeframe
Status of Program Implementation
densities up to 95 dwelling units per acre for the TOD Zone and up to 65 dwelling units per acre for the Old Town Zone, both of which surround the proposed facility.
HE -1.16: Single -Room
Occupancy Units (SROs)
Facilitate development of SROs
Ongoing
Completed. On May 7, 2016 the City Council approved Ordinance No. 0-2013-08 to amend Title 23 (Zoning Ordinance) of the Placentia Municipal Code Pertaining to Emergency Shelters, Supportive and Transitional Housing Facilities, Single Room Occupancies and Provisions for Reasonable Accommodations for Persons with Disabilities, including Standards and Procedures thereto. (John, see PMC CH. 23.24)
HE -1.17: Review and Revise
Residential Parking
Requirements
Adopt appropriate parking
requirements for new TOD and
mixed -use development; Review
existing multi -family parking
standards and revise as necessary
2014
Partially completed. The City will review and propose amendments to its city-wide residential parking requirements during the forthcoming General Plan and Zoning Code updates. The City has already adopted significantly reduced parking requirements for the newly adopted Transit Oriented Development (TOD) Zone and Old Town District Zone, both of which were adopted in 2017.
HE -1.18: Encourage and
Facilitate Lot Consolidation
Encourage and Facilitate Lot
Consolidation
Zone Code amendment in
2014
Completed and Ongoing. The City will address potential regulatory incentives through the General Plan, Zoning Code, and newly adopted Transit Oriented Development (TOD) Zone and Old Town Zone, both of which were adopted in 2017 and both of which encourage lot consolidation. To date, 633 units have been entitled in the TOD District. One development consists of two lots being consolidated to accommodate the new TOD development and the other consists of seven lots consolidated to accommodate the new TOD development.
HE -2.1: Support of Regional
Fair Housing Efforts
Fair Housing Activities
Ongoing
Ongoing. The City continues to support the Fair Housing Council of Orange County and to refer members of our community to the Council for counseling, mediation and low-cost advocacy for housing related needs.
HE -2.2: Section 8 Rental
Assistance
Provide information regarding
housing assistance
Ongoing
Ongoing. The City continues to partner with the Orange County Housing Authority to receive vouchers for Placentia residents.
HE -2.3: Reasonable
Accommodation
Procedures
Provide reasonable accommodation
in housing regulations for persons
with disabilities
Ongoing
On May 7, 2016 the City Council approved Ordinance No. 0-2013-08 to amend Title 23 (Zoning Ordinance) of the Placentia Municipal Code Pertaining to Emergency Shelters, Supportive and Transitional Housing Facilities, Single Room Occupancies and Provisions for Reasonable Accommodations for Persons with Disabilities, including Standards and Procedures Therefore.
C-6
November 2023
Appendix C: Review of Housing Element Performance
Name of Program
Objective
Timeframe
Status of Program Implementation
HE -2.4: Comprehensive
Housing Resource Directory
Housing Resource Directory
Ongoing
The City does not have the resources to develop its own directory but works with the Orange County Community Resources Department to provide information and direct residents to their online housing resource area for information.
HE 2.5: Zoning Regulations
Revise the Municipal Code definition
of family consistent with current law
March 2014
In process - not yet completed.
HE -3.1: Community Based
Neighborhood
Rehabilitation
Conserve and Improve existing
residential neighborhoods
Ongoing
Ongoing. The City created a Neighborhood Services Division in order to foster increased neighborhood services to include the coordination of CDBG funded rehabilitation. This Office is responsible for the rehabilitation program and is working with specific neighborhoods on community -centered programs.
HE -3.2: Neighborhood
Identity
Creation of Neighborhood Identity
Ongoing
Ongoing. Through the City's Neighborhood Services Division, the City continues to work with neighborhoods to foster their sense of identification.
HE -3.3: Placentia
Rehabilitation Grant
Program
72 units provided rehabilitation
grants
Ongoing
Ongoing/Completed. The City is very successful in implementing the CDBG rehabilitation program. The City is on track to exceed the identified number of units rehabilitated.
HE -3.4: Energy
Conservation and
Sustainable Building
Practices
Energy conservation/reduced utility
costs
Continue to provide
energy conservation
educational materials to
residents
The City has utilized federal Energy Efficiency & Conservation Block Grants to provide material and energy efficient products to residents in order to promote energy efficiency. Additionally, on December 6, 2016, the City Council adopted Ordinance No. 0-2016-07 adopting the new 2016 California Building Codes, including the latest Green Building Code and the City Council has authorized incentivizing increased compliance with Title 24 through building permit fee reduction.
HE -3.5: Monitoring At -Risk
Units
Encourage the preservation and
extension of "at -risk" units. Prevent
blight and deterioration in
neighborhoods
Ongoing coordination
with the County and
nonprofits
Ongoing. The City continues to work with the County of Orange Community Resources department to target at -risk projects and seek assistance from the County and non-profit housing groups to continue monitoring and implementing a strategy to preserve such units.
Separately, the City is currently partnering with a non-profit to possibly apply for a Federal grant.
HE -3.6: Vacant Building
Ordinance
Prevent blight and deterioration in
neighborhoods
Ongoing
Completed and ongoing. On May 7, 2013 the City Council adopted Ordinance No. 0-2013-02 pertaining to the maintenance and rehabilitation of long term boarded and vacant buildings. In addition, in late 2020, the City adopted the International Property Maintenance Code, 2018 Edition (latest edition). The City continues to enforce the C-7
November 2023
Appendix C: Review of Housing Element Performance
Name of Program
Objective
Timeframe
Status of Program Implementation
Vacant Building Ordinance through its Code Enforcement, Planning, and Building Divisions.
HE -4.1 Partnerships with
Housing Industry
Establish partnerships with non-
profit and for-profit housing
developers
Ongoing
Ongoing. The City began to establish, and continues to do establish, relationships with non-profit and for-profit housing partners. The City issued building permits for 49 very low income units in 2018 (the Veteran's Village development) and qualified residents must be Veterans who are homeless or at risk of homelessness and the development will provide "wrap around" services to provide vocational training, mental health services, job placement, and more.
The City has also identified potential parcels for additional special needs housing.
HE -4.2: Participation in
Continuum of Care Forum
Continue participating in the County
of Orange Continuum of Care Forum
Ongoing
The City continues to participate with the County of Orange Continuum of Care Forum and has actively responded to the needs of the County in providing letters of support and other requested material in support of funding applications to the Federal government.
C-8 November 2023
Appendix C: Review of Housing Element Performance
Table C-2 - Progress in Achieving Housing Element Quantified Objectives, 2013-2021 •
Program
Quantified Objective
Level of Achievement
New Construction
Extremely Low
67 49
Very Low
66 Low
98 -
Moderate
90 40
Above -moderate
209
343
TOTAL
530
432
Rehabilitation
Acquisition/Rehabilitation
-
Extremely Low
2 -
Very Low
2 -
Low
2 -
TOTAL
6 -
Placentia Rehabilitation Grant Program
-
Very Low/Low
30 -
Preservation/Conservation
At -Risk Units
Imperial Villas- 58
Moderate
58 C-9 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Appendix D: Affirmatively Furthering Fair Housing
Assembly Bill (AB) 686 requires housing elements to contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.
Under California law, AFFH means "taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics."
To comply with AB 686, the City has completed the following outreach and analysis.
1. Outreach
As discussed in the Public Participation appendix, early in the Housing Element update process the City developed a list of stakeholders with local expertise in housing issues, including fair housing. The stakeholder list included local service providers, affordable housing developers, and fair housing organizations in an effort to include the interests of lower -income residents and persons with special needs in the community.
Over the course of the Housing Element update process the City conducted a series of public meetings. Public notice of each meeting was posted on the City's dedicated Housing Element website and was also sent directly to persons and organizations on the stakeholder list. Public meetings were held both online and in person to encourage those with mobility difficulties to participate. Agendas and other information for each meeting was posted on the City website to allow interested stakeholders to access to this information throughout the process. Interested persons were also encouraged to provide input or ask questions via telephone or email. Please refer to Appendix A for additional information regarding the outreach efforts and how public input was incorporated into the Housing Element. Information was made available in both English and Spanish.
In addition to public workshops and hearings, the City also directly contacted housing advocates, housing service providers, and community organizations who serve the interests of lower -income households and special needs groups to solicit comments on housing needs, barriers to fair and affordable housing, and opportunities for development.
To encourage continuing stakeholder involvement in local housing issues throughout the planning period, Program 2.1 includes a commitment to conduct ongoing, proactive outreach to engage members of all socio-economic groups and recruit members of underrepresented groups to participate in City meetings.
D-1 November 2023
Appendix D: Affirmatively Furthering Fair Housing
2. Fair Housing Assessment
This section provides an assessment of fair housing issues in Placentia including fair housing enforcement and outreach capacity, patterns of integration and segregation, racial or ethnic patterns of concentration, disparities in access to opportunities, and disproportionate housing needs, including displacement risk.
A. Fair Housing Enforcement and Outreach Capacity
The primary fair housing organization serving Placentia is the Fair Housing Council of Orange County( https://www.fairhousingoc.org/) . The FHCOC was formed in 1965 in the wake of the civil rights movement that resulted in the Civil Rights Act of 1964. The Council incorporated in 1968, the same year that Congress extended civil rights protections to cover housing with the adoption of the Fair Housing Act. Under the direction of a volunteer board of directors and staff, the agency works to fulfill a mission of protecting the quality of life in Orange County by ensuring equal access to housing opportunities, fostering diversity and preserving dignity and human rights. An operating member of the National Fair Housing Alliance, the FHCOC works to eliminate housing discrimination and guarantee the rights of all people to freely choose the housing for which they qualify in the area they desire. Services provided by the Fair Housing Council include fair housing enforcement and education, landlord/tenant counseling, mediation and homebuyer HUD counseling, which includes first-time homebuyer education and mortgage default counseling. Services are available to low - to -moderate income clients free of charge and to others for a moderate donation.
Services are available in English, Spanish, and Vietnamese.
Orange County
The County of Orange acts as lead agency for the "Urban County," which includes 21 non -entitlement cities. Placentia is a participating city in the Urban County Program.
The most recent Orange County Analysis of Impediments to Fair Housing Choice (the "AI") was adopted in June 2020 and includes a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA). The AI also outlines fair housing priorities and goals to overcome fair housing issues. In addition, the AI lays out meaningful strategies that can be implemented to achieve progress towards the County's obligation to affirmatively furthering fair housing. The Lawyers' Committee for Civil Rights Under Law (Lawyers' Committee), in consultation with Orange County jurisdictions and with input from a wide range of stakeholders through a community participation process, prepared the AI. To provide a foundation for the conclusions and recommendations presented in this AI, the following information was reviewed and analyzed:
• Data from the U.S. Census Bureau, American Community Survey and other sources about the demographic, housing, economic, and educational landscape of the county, nearby communities, and the broader region; • Various County and city planning documents and ordinances; D-2 November 2023
Appendix D: Affirmatively Furthering Fair Housing
• Data reflecting housing discrimination complaints;
• The input of a broad range of stakeholders that deal with the realities of the housing market and the lives of members of protected classes in Orange County.
As required by federal regulations, the AI draws from the sources listed above to conduct an analysis of fair housing issues such as patterns of integration and segregation of members of protected classes, racially or ethnically concentrated areas of poverty regionally, disparities in access to opportunity for protected classes, and disproportionate housing needs. The analysis also examines publicly supported housing in the County as well as fair housing issues for persons with disabilities. Private and public fair housing enforcement, outreach capacity, and resources are evaluated as well. The AI identifies contributing factors to fair housing issues and steps that should be taken to overcome these barriers.
To ensure that the analysis contained in the AI truly reflects conditions in the community and that the goals and strategies are targeted and feasible, the participation of a wide range of stakeholders is of critical importance. A broad array of outreach was conducted through community meetings, focus groups, and public hearings.
In preparing this AI, the Lawyers' Committee reached out to tenants, landlords, homeowners, fair housing organizations, civil rights and advocacy organizations, legal services provers, social services providers, housing developers, and industry groups to hear directly about fair housing issues affecting residents of Orange County.
Beginning in October 2019, the Lawyers' Committee held meetings with individual stakeholders throughout the County. In January and February 2020, evening community meetings were held in Mission Viejo, Westminster/Garden Grove, Santa Ana, and Fullerton (which is immediately adjacent to Placentia). Also in February, the Lawyers' Committee held a focus group with a wide array of nonprofit organizations and government officials.
Geographically specific community meetings were held across Orange County, including the South, West, Central, and North parts of the County. Additional outreach was conducted for members of protected classes, including the Latino and Vietnamese communities. All community meetings had translation services available if requested in Spanish and Vietnamese. In addition, all meetings were held in locations accessible to people with mobility issues. The Executive Summary of the AI was translated into Spanish and Vietnamese. Public hearings and City Council meetings were held throughout the County.
The County AI describes the departments and organizations that handle fair housing enforcement and outreach in Orange County. The California Department of Fair Employment and Housing (DFEH) investigates complaints of employment and housing discrimination. The Fair Housing Council of Orange County (FHCOC) provides services throughout the Urban County, including Placentia, to ensure equal access to housing.
FHCOC's services include outreach and education, homebuyer education, mortgage default counseling, landlord -tenant mediation, and limited low-cost advocacy. The Fair D-3 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Housing Council investigates claims of housing discrimination and assists with referrals to DFEH. Community Legal Aid SoCal is a legal service provider serving low- income people in Orange County and Southeast Los Angeles County.
The 2020 Orange County AI reported that:
• FHCOC regionally conducted or participated in 467 education and/or outreach activities. Regionally, over 9,550 people were served by these activities.
Through its various regional outreach efforts FHCOC distributed over 82,130 pieces of literature on fair housing, its services and other housing -related topics. Additionally, throughout Orange County FHCOC held 32 training sessions for rental property owners/managers. FHCOC presented 16 fair housing seminars, 70 general fair housing workshops
• On a regional basis, FHCOC staff received 363 allegations of housing discrimination and opened 179 cases where the allegations seemed sufficiently meritorious to warrant further investigation and/or action. FHCOC also conducted 362 systemic onsite tests, either paired or `sandwich', 51 tests occurring in the jurisdiction and 215 other testing activities. • On a regional basis, activities provided by FHCOC included assisting 7,664 unduplicated households addressing 24,766 issues, disputes and/or inquires.
City of Placentia
As seen in Figure D-1, the HCD AFFH Data Viewer reported a Fair Housing Enforcement and Outreach (FHEO) inquiry rate of less than 0.25 per 1,000 persons for the 2013- 2021 period in Placentia. FHEO inquiries allow residents to submit complaints or questions related to their housing situation. The goal of the FHEO program intends to eliminate housing discrimination, promote economic opportunity, and achieve diverse, inclusive communities by leading the nation in the enforcement, administration, development, and public understanding of federal fair housing policies and laws.
Inquiries are not official cases and may have been dropped by a residents for different reasons.
In the City of Placentia, there were a total of 10 FHEO inquiries from 2013 to 2021. Of the 10 inquiries:
• Four failed to respond after the inquiry was made and processed, • Two were not pursued by the resident who made the inquiry, • One was found to have no valid basis,
• Two were found to have no valid issue,
• One classified as "other" in FHEO categories.
When inquiries are made, they are categorized and approved into different protected classes such as disability, race, and religion among others. HUD reported four inquiries D-4 November 2023
Appendix D: Affirmatively Furthering Fair Housing
related to disability. One individual inquiry may be classified in multiple protected groups.
In comparison to surrounding jurisdictions, Placentia had an inquiry rate 0.19 inquires per one -thousand people. This rate was lower compared to cities with higher rates such as Brea (0.25 per one -thousand), Fullerton (0.20 per one -thousand), Anaheim (0.37 per one -thousand), and Orange (0.42 per one -thousand). Northward to Los Angeles County, more instances of communities that are populous areas receive more inquiries.
To address potential discrimination based on disability status and other protected classes, the City has added the following policy actions in the Housing Plan:
• Program HE -2.3: Minimize Constraints on Housing for Persons with Disabilities • Program HE -1.14: Housing for Persons with Special Needs • Program HE -1.12: Development of Senior Housing
• Program HE -1.13: Development of Housing for Larger Families Figure D-1: FHEO Inquiries — Orange County and Placentia AFFH Data Viewer
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES Capacity to Address Fair Housing Complaints
-117.331 33.748 Degrees
(R) FHEO Inquiries by City (HUD, 2013-2021)
Total Inquires per One.Thousand People
• Greater than 1 Inquiry
Q < 1 Inquiry
• <,5 Inquiries
• <.25 Inquiries
The Constraints section of this Housing Element describes ways that the City works to address potential impediments to fair housing choice. The City continues to contract with the FHCOC to implement the regional Fair Housing Plan (AI) and to offer fair D-5 November 2023
Appendix D: Affirmatively Furthering Fair Housing
housing services and tenant/landlord counseling to residents. The FHCOC provides the following services to Orange County residents, including Placentia residents:
• Serving as a fair housing resource for the region, including implementation of an affirmative fair housing marketing plan, testing, and complaint verification; • Responding to all citizen complaints regarding violation of fair housing laws; • Providing tenant -landlord counseling to all inquiring citizens; • Promoting community awareness of tenant -landlord rights and responsibilities;
• Reporting monthly on complaint processing;
• Providing fair housing education to residents, County staff, community organizations, agencies, and service providers;
• Increasing the supply of affordable housing in high opportunity areas; • Preventing displacement of low- and moderate -income residents, seniors, and people with disabilities;
• Increasing community integration for persons with disabilities; • Ensuring equal access to housing for persons with protected characteristics, who are disproportionately likely to be lower -income and to experience homelessness; and
• Expanding access to opportunities for protected classes.
The FHCOC ensures that the City's fair housing practices are consistent with State law and that residents have the tools and resources they need to address fair housing issues appropriately. The City relies on the FHCOC to track, monitor, and investigate fair housing cases as well as hold training sessions for property owners/managers within the City and throughout the region.
Fair Housing Laws
The City is in compliance with existing fair housing laws, and often seeks to go beyond State requirements to address fair housing and access to affordable housing. The following lists State and local fair housing laws and specifies how the City complies:
State
• California Fair Employment and Housing Act (FEHA): The City continues to implement and update programs to promote fair and equal access to housing.
The City continues to disseminate information regarding fair housing in a variety of locations and seek funding to support FHCOC. • Government Code section 65008: The City continues to implement programs that encourage affordable housing development. The City implements D-6 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Programs HE -1.2, 1.3, 1.6, 1.8, and 1.10 that comply with State's requirement for fair review of affordable housing development.
• Government Code Section 8899.50: The City implements programs and actions in compliance with State law that affirmatively furthers fair housing. As detailed in the Housing Plan, the City administers programs to promote equal housing access and affordable resources.
• Government Code Section 11135: The City promotes State -funded programs and actions, such as the First -Time Homebuyer Loan Program, on the City's website and at the public counter. The City continues to implement and encourages programs that promote full and equal access to all programs and activities.
• Density Bonus Law: The City established a Density Bonus Ordinance consistent with State Density Bonus Law. The City provides incentives to developers to produce affordable housing to very low-income households, low- income households, moderate -income households, senior citizens, transitional foster youth, disabled veterans, and persons experiencing homelessness, as well as for the development of childcare facilities. The Housing Plan includes a program ensuring the City maintains compliance with Density Bonus Law updates.
• No -Net -Loss Law: Appendix B: Residential Land Inventory, details how the City maintains adequate sites to accommodate all income categories for RHNA. • Excessive Subdivision Standards: The City continues to update its Zoning Ordinance, waive certain development fees, and offer incentive packages to facilitate housing development.
• Housing Element Law: The City identifies and includes an analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs.
Local
• Local Ordinances: The City has multiple local ordinances that establishes procedures for rezoning, development permit processing, affordable housing fees, and other programs that encourage fair housing practices. • Housing Plan: The Housing Plan details the City's goals, policies, programs, and objectives. The City addresses the need for additional housing opportunities, remove constraints to affordable housing, improve the existing housing stock, and provide equal opportunities for current and future residents of Placentia.
B. Patterns of Integration and Segregation
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors. Individual choices can be a cause of segregation, with some D-7 November 2023
Appendix D: Affirmatively Furthering Fair Housing
residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country. Alternatively, when white residents leave neighborhoods that become more diverse, those neighborhoods can become segregated. Other factors, including housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.
Table D-1 shows two census tracts within the City that are susceptible to displacement risk. Displacement risk means that, in the most recent year with reliable census data, a census tract had characteristics which are strongly correlated with more low-income renter population loss than gain. The model estimates that more low-income households left these neighborhoods than moved in. Tract 06059011720 has a lower median income than tract 06059011721 at $46,148. Tract 06059011721 has a higher percentage of low-income households, and higher percentage of renter -occupied units compared to tract 06059011720. Tract 06059011720 is probable to displacement risk and tract 06059011721 is elevated for displacement for very low- and low-income households. Figure D-2 shows the estimated displacement risk in the City of Placentia.
The darker red census tract located in the southern borders of the City has an elevated displacement for the Very Low- and Low-income households (Census tract 06059011720).
Table D-1: Neighborhood Segregation Household Data
Census Tract
Median
Income
Low Income
Households
Speak English
Less than
Very Well
Renter -
Occupied
Displacement Risk
06059011721
$64,531
54.9%
22.1%
68.8% Probable
Displacement
Risk
06059011720
$46,148
76.4%
33.7%
82.7%
Elevated Displacement for
Very Low- and Low-income
households
D-8 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-2: Estimated Displacement Risk in Placentia
4/12/2023, 9:39:40 AM
(9) Estimated Displacement Risk -Overall Displacement(UCB, Urban Displacement Project 20221 Low Data Quality
Lower Displacement Risk
; At Risk of Displacement
1 Income Group Displacement
2 Income Groups Displacement
Cltyfrown Boundaries
0.3 0.5
I:30, 1 12
0.6 1.2 mi
2 km
County of Los Angeles, Bureau of Land Management, Em, HERE, Garmin, CeoTechnologles, Inc, USGS, EPA
Eat, HERE, Garmin, m OpenStreetMap contributors, and the GIS user community
CA HOD
D-9 November 2023
Appendix D: Affirmatively Furthering Fair Housing
1 1
Race and Ethnicity
Segregation is defined as the separation or isolation of race/ethnic group, national origin group, individuals with disabilities, or other social group by enforced or voluntary residence in a restricted area, by barriers to social connection or dealing between persons or groups, by separate educational facilities, or by other discriminatory means.
To measure segregation in a given jurisdiction, the US Department of Housing and Urban Development (HUD) provides racial or ethnic dissimilarity trends. Dissimilarity indices are used to measure the evenness with which two groups (frequently defined on racial or ethnic characteristics) are distributed across the geographic units, such as block groups within a community. The index ranges from 0 to 100, with 0 meaning no segregation and 100 indicating complete segregation between two groups. The index score can be understood as the percentage of one of two groups that would need to move to produce an even distribution of racial/ethnic groups within the specified area.
For example, if an index score is above 60, 60 percent, of people in the specified area would need to move to eliminate segregation. The following shows how HUD views various levels of the index:
• 55: High Segregation
Table D-2 displays the racial composition of the Orange County Region compared to the City of Placentia. Overall, the data shows that the City is diverse and is follows similar trends to the county. According to the 2017-2021 American Community Survey, the majority of residents were white (38.2 percent), 16.2 percent were Asians, and 2.5 percent were black or African Americans. Approximately 39.1 percent of the City's residents identify as Hispanic or Latino.
Table D-2: Racial Composition for Orange County and Placentia Race/Ethnicity
- Orange County .
City of Placentia
White, Non -Hispanic
39.0%
38.2%
Black, Non -Hispanic
1.6%
2.5%
Hispanic or Latino
34.0%
39.1%
Asian or Pacific Islander
21.4%
16.2%
Native American
0.1%
0.0%
Two or More Races
3.5%
3.5%
Other
0.3%
0.5%
Source: ACS 5 -Year Estimates, B03002, 2021 5 -Year Estimates Figure D-3 Placentia Diversity Index, 2010 and 2018 uses data from ESRI 2010 and 2018 demographic estimates. The figure shows the diversity index by block group within the City. The western portion of the City has high diversity (85 percent - 100 percent) whereas the northern portion of the City has less than moderate to moderate (40 percent to 55 percent). In 2018, the area north increased in diversity.
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November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-3: Placentia Diversity Index, 2010 & 2018
411212023, 2:14:33 PM
0 City/Town Boundaries ≤70.000000
(A) Diversity Index (2018) Block Group <80.000003
Lower Diversity Higher Diversity
≤50.000000
1,72,224
0.5 2 mi
2 4 km
County of Los Angeles, Bureau of Land Management, Est, HERE, Gel, n Carhnologies, Inc., 1SGS,reefR EPA
Esri, HERE, Garmin, m OpenStreetMap contributors, and the GIS user community
HCD
As seen in Figure D-4, the percentage of non-white population in Placentia is highest in the southeastern portion of the City and is similar to the adjacent areas in Anaheim and Fullerton, while the northern and northeastern areas have the lowest non-white proportion similar to the adjacent areas of Yorba Linda. In describing the County -wide racial and ethnic make-up, the County AI (p. 122) states that, "In general, White D-1 1 November 2023
Figure D-5: Racial Demographics — Orange County
Appendix D: Affirmatively Furthering Fair Housing
residents tend to reside towards the outer edges of the county, while Hispanic and sometimes Asian residents are found more in the center of the county." This countywide distribution is illustrated in Figure D-5.
Figure D-4: Racial Demographics - Placentia
AFFH Data Viewer
California Department of Housing and Community AFFH DATA AND MAPPPING RESOURCES HOME City/Town Boun
aries
(R) Racial Demographics (2018) - Block Group
Percent of Total Non•Whitc Pooulatior'
>81%
▪ 61-80%
• 41.60%
21.40%
s 20%
AFFH Data Viewer
Califomia Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES Chino
Chro Hills •
10-ni
-117.331 33.748 Degrees
County Boun
L
aries
(R) Racial Demographics (2018) - Block Group
Percent of Total Non -White Population
▪ >81%
61-80%
41 •60%
Ili 21-40%
• 20%
D-12
November 2023
Appendix D: Affirmatively Furthering Fair Housing
2) Persons with Disabilities
As shown on Figure D-6, higher percentages of disabled residents (10-20%) are located in the northeastern and southwestern portions of the city while the disability rate in other areas of the city is under 10%.
Additional data regarding the number of people with disabilities by disability type in Placentia is provided in Figure 2-20 of Chapter 2: Housing Needs Assessment. Some individuals may experience more than one disability, and some disability types are not recorded for children below a certain age. The California Department of Developmental Services (DDS) estimates that there are 392 persons with developmental disabilities within the ZIP code areas that encompass the City of Placentia.
Figure D-6: Population with a Disability - Placentia
AFFH Data Viewer
California Department of Mousing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME a ries
(R) Population with a Disability (ACS, 2015 - 2019) -Tract Percent of Population with a D3sab=Gy
▪ n 40%
• 30% - 40%
• 20%-30%
• 20%
• <10%
The Orange County AI discusses disability information countywide. According to the AI, "Communities with higher concentrations of persons with disabilities are somewhat more likely to be located in the more racially and ethnically diverse northern portion of the county than they are in the southern portion of the county" (see Figure D-7). This is reflected in the fact that six of the eight cities that have higher concentrations of persons with disabilities are in northern Orange County.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-7: Population with a Disability - Orange County Q ? AFFH Data Viewer
CaliforniaDepartment ofHousing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME Show search results for Orange ...
■t . r
-116.430 33.703 Degrees
County Bonn
ies
(R) Population with a Disability (ACS, 2015 -2019)-Tract Percent of Population with a Disability
> 40%
30%-40%
20%-30%
10%-20%
10%
The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The City of Placentia facilitates housing for persons with disabilities through its Reasonable Accommodation procedures and regulations to encourage production of supportive housing. 3) Familial Status
Under the Federal Housing Administration, housing providers (e.g., landlords, property mangers, real estate agents, or property owners) may not discriminate because of familial status. Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns.
Single -parent households are also protected by fair housing law. Female -headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. As discussed in the Housing Needs Assessment, 12.6% of Placentia households are female -headed (compared to 14.3% in the SCAG region), 5.8% are female -headed and with children (compared to 6.6% in the SCAG region), and 0.4% are D-14 November 2023
Appendix D: Affirmatively Furthering Fair Housing
female -headed and with children under 6 (compared to 1.0% in the SCAG region).
Figure D-8 shows the percentage of children living in married couple households in Placentia while Figure D-9 shows similar data for the county as a whole.
Figure D-8: Percentage of Children in Married Couple Households - Placentia AFFH Data Viewer
Placenta, CA, USA
Show sa:� . _sills for Plam:enti...
-117-807 33.150 Degrees
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME Back Gelb MIT Club
City/Town Boun.eries
(RI Percent of Children in Married - Couple Households (ACS, 2015-2019) re -sent of Children in Married -Couple Households
> 80%
hi 60%- 80%
40%.60%
20%-40%
LTh 80%
II 60% 80%
40%-60%
LI 20%- 40%
u 20%
Table D-3 displays the household type for the State, County, and City. Overall, the City has the highest percentage of family households than the County and State; this includes married -couple family households and those with children. Of the three jurisdictions, Placentia has the lowest percentage of non -family households at approximately 6 percent below than the county and 8.5 percent less than the State.
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November 2023
Appendix D: Affirmatively Furthering Fair Housing
Table D-3: Population by Familial Status, Compared by Geography, 2021 Familial Status
City of Placentia
Orange County
California
Family Households
77.1%
71.1%
68.6%
Married -Couple Family
Households
58.4%
54.2%
49.5%
Female Householder, no
spouse present
12.6%
11.5%
12.9%
With Children
34.2%
29.9%
29.5%
Non -Family Households
22.9%
28.9%
31.4%
Total Households
16,371
1,057,592
13,217,586
Source: American Community Survey, 5 -Year Estimates, S1101, 2021 4) Income
Identifying low/moderate-income (LMI) areas is an important aspect in understanding patterns of segregation. HUD defines a LMI area as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the AMI). Figure D-10 shows that most of the City has fewer than 50 percent of its population within LMI groups, although some areas in the western portion of the city are above 50% LMI.
Countywide, larger LMI concentrations are located in the central portion of the county to the west and south of Placentia, in Anaheim, Santa Ana, Orange and Costa Mesa. The student population at UC Irvine has the highest percentage of poverty countywide (over 40 percent).
Figure D -1O: Low/Moderate Income Population - Placentia AFFH Data Viewer
rneirnrre Ave
-117.79733-881 Degrees
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES L
City/Town Boun•aries
(A) Low to Moderate Income Population (HUD)
Percent Low -Moderate Income Population
75%- 100%
ki 50%-75%
25%-50%
< 25%
D-16
November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-1 1: Low/Moderate Income Population - Orange County AFFH Data Viewer
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Percent Low -Moderate Income Population
▪ 75%- 100%
50%- 75%
' 25% - 50%
• <25%
C. Racially/Ethnically Concentrated Areas
1) Racially/Concentrated Areas of Poverty
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of residents are living in poverty. As shown in Figure D-12, there are no designated R/ECAP areas in Placentia. The nearest R/ECAP areas are in the City of Santa Ana approximately 10 miles to the south of Placentia (Figure D-12).
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-12: Racially/Ethnically Concentrated Areas of Poverty - Placentia I, AFFH Data Viewer
c lifomia Department of Housing and Community Dounlopment AFFH DATA AND MAPPPING RESOURCES HOME (R) Racially or Ethnically Concentrated Areas of Poverty'R/ECAP'S' (HUD, 2009 - 2013) • Tract
Current RECAP Scare
® 1 - RECAP
0 - Not a RIECAP
Figure D-13: Racially/Ethnically Concentrated Areas of Poverty - Orange County AFFH Data Viewer
California Department of Housing and Community Development I ta'P a'. G 3>
o�c�1"i
Legend
County Boundaries
(R) Racially or Ethnically Concentrated Areas of Poverty "RECAP'S' (HUD, 2009 - 2013) Tract
Cement RECAP Score
1 • R/ECAP
0-Naa RECAP
Recent Census estimates regarding poverty status of households in Placentia are shown in Figure D-14. As seen in this map, poverty is highest (30-40%) in the southwestern portion of the city, which are also the areas with an older housing stock and lower housing values. Poverty rates in Placentia are similar to the adjacent areas of Brea, Yorba Linda, Fullerton and Anaheim. The area immediately west of Placentia in the City of Fullerton with a high incidence of poverty is comprised primarily of the campus of California State University, Fullerton, and is likely influenced by the relatively low incomes of college students.
D-18 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-14: Poverty Status - Placentia
AFFH Data Viewer
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME Placentia. CA, USA
.v
-117.807 33.880 Degrees
x as
C ity7Town Boun.anes
(R) Poverty Status (ACS, 2015' 2019) - Tract
Percent of Population whose income in the past 12 months below poverty Level 40%
00%-40%
' 2"-
1016- 20%
< 10%
Program 2.1 in the Housing Plan includes training to landlords on requirements under fair housing law, such as the acceptance of Housing Choice Vouchers, and programs such as 1.3 (Pursue County, State, and Federal Housing Funds), 1.10 (Encourage Development of Housing for Extremely -Low -Income Households), 1.15 (Transit - Oriented Development), 1.19 (Accessory Dwelling Units), 2.2 (Section 8 Rental Assistance) and 2.4 (Comprehensive Housing Resource Directory) will help to expand the supply of affordable housing to provide more options for lower -income households throughout the city.
2) Racially/Concentrated Areas of Affluence
According to the Housing and Community Development AFFH Guidance Memo, "segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices." Therefore, both sides of the continuum must be examined. Racially Concentrated Areas of Affluence (RCAAs) are defined by the HUD as communities with a large proportion of affluent and non - Hispanic White residents. According to a policy paper published by HUD, non -Hispanic Whites are the most racially segregated group in the United States. In the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, distinct advantages are associated with residence in affluent, White communities. RCAAs are defined as census tracts where (1) 80 percent or more of the population is white, and (2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016).
The nationwide RCAA analysis identifies the following:
• RCAA tracts have more than twice the median household income of the average tract in their metro area.
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Appendix D: Affirmatively Furthering Fair Housing
• Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical tract.
• RCAAs tracts are more income homogenous than a typical tract. • The average RCAA is about 57 percent affluent.
• The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract.
Comparison to Local and Regional Trends
Figure D-15 shows the RCAAs in Placentia. There are three census tract areas that have RCAAs in the Eastern and Northern parts of the City. This aligns with the City's racial demographic and median income (summarized in Table D-4 below). Although not all census tracts/block groups meet the criteria to qualify as RCAAs, there is a trend of census block groups with higher white populations having higher median incomes throughout the county.
There are many RCAAs in the County, including jurisdictions surrounding Placentia.
These include the cities of Anaheim, Brea, Orange, Fullerton and Yorba Linda. Many of the areas with RCAA designations have historically had majority white populations with higher incomes. As shown in Table D-4, Placentia has a White, Non -Hispanic population of 39.2 percent, which is slightly lower than the average of 42.2 percent for the other jurisdictions. However, Placentia's median household income of $99,951 is similar to the average for the surrounding jurisdictions.
Table D-4: RCAAs of Nearby Jurisdictions
Jurisdiction
White, Non -Hispanic Population
Median Household Income (2019)
Anaheim
24.2%
$84,345
Brea
41.8%
$95,124
Fullerton
32.8%
$85,567
Orange
44.6%
$99,995
Placentia
39.2%
$99,951
Yorba Linda
58.4%
$126,105
While there are RCAAs in Placentia, the City is showing a trend of diversification. This is similar to the local region where large areas that were once "High White Segregation" have transitioned to "Low -Medium Segregation" and in some cases changed to Racially Integrated.
Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions that foster inclusive communities free from barriers, which restrict access to opportunities based on protected classes, as defined by State law. The City has added programs to Chapter 4: Housing Plan to address RCAAs in the City of Placentia.
Table D-5: RCAAs in Placentia
Census Tract
White Population
Median Household Income (2019)
06059011718
57.8%
$117,969
06059011709
58.2%
$131,607
06059021820
55.5%
$139,948
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November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-15: Racially/Concentrated Areas of Affluence (RCAA) - Placentia 4162023, 11-24',43 AM
c3tyfTown Boundaries
(R) Racially Concentrated Areas ofAffluence ..RCA4" (ACS, 2015.2010 Tract 0 . Not a RCAA
RCAA
1:30,512
0.6 Nm
Court, m Et, owes, mem alum weomee, es, Hers,
EtrE PE, Quin, Open3iwl.peainoumn, aOrne OP
m.ry cf Los Angeles.l3romu Lena Ea.yemert Es,, HERE, Oman, G.oychrchq ,k.„.G5, EPA IMales,a021, Hu6me I Irnor1a 2021. Huoarm l wmviw am, Table D-6 compares the median household incomes of White/non-Hispanic residents in Placentia and Orange County as a whole to the median incomes for the total population of the city and county. This table shows that in Placentia, the median income for non -Hispanic White households is about 4% higher than for the city's population as a whole. Countywide, the median income for non -Hispanic White households is about 13% higher than for the population as a whole. These data suggest that there is less racial concentration of affluence in Placentia that in Orange County as a whole.
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Appendix D: Affirmatively Furthering Fair Housing
Table D-6: Median Household Income by Race - Placentia and Orange County Median Household Income
Placentia
A.
Orange County
White Alone (not Hispanic)
All Households
$99,951
$95,757
$101,958
$90,234
Source: U.S. Census ACS 2015-2019
B19013 (all)
B19013H (white alone, not Hispanic)
Contributing Factors influencing RCAA's In Placentia
Historic use of racially restrictive redlining by both public and private entities nationwide may be considered a contributor to today's racial disparities in homeownership rates and wealth attainment. Historically, redlining laid the foundation for the clustering of homogenous racial groups in cities which may experience infrastructure disinvestment, economic inequality, and segregation. This discriminatory practice is often reflected geographically in racial segregation and land use patterns that still exist today at the local level. For example, Placentia's areas of higher educational and economic opportunity and areas of concentrated affluence are in areas of the City that have predominantly detached single-family housing. Areas in the City that have a predominance of multifamily housing are more likely to have lower resource and opportunity scores.
While redlining may have affected the early development of Placentia, it is the City's oil extraction and agricultural origins which have contributed to the development patterns seen today. The City's oldest developed areas are the Old Town and TOD Packing District areas which were important in the City's early history. Placentia's major industries in the 20th Century were primarily oil extraction and agriculture. As both phased out, more land became available. Developers began purchasing large land tracts and developed large subdivisions that make up most of the City. In a matter of two decades, the City's population increased five -fold and the community character changed. These new subdivisions were almost exclusively market rate and attracted households with higher incomes. This was in stark contrast to areas in the historic areas of the City which had been relatively affordable. As Placentia transitioned into a mixed -income community, a split between "Old Town" and newer subdivisions became obvious. These development patterns contributed to the establishment of RCAAs within the City.
As the City continues to implement Housing Programs and as the region changes, Placentia continues to become more economically, socially, and racially/ethnically diverse. Since the last Housing Element cycle, overall incomes have become more diverse and the ethnic/racial demographic have become more diverse. The region is also experiencing this trend.
The City has historically been predominantly single-family neighborhoods, although the City has more recently encouraged the development of higher density uses through increased residential densities and rezones to accommodate additional residential opportunities. Although the City has encouraged more affordable housing, housing developers in the City have typically developed housing at costs affordable to moderate and above moderate income households.
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Appendix D: Affirmatively Furthering Fair Housing
Areas in the City identified as RCAAs have some of the newest housing units. Newer housing, especially in areas with large master -planned single-family homes, is typically less affordable than older, existing housing. The trend towards expensive, single-family housing, has prevented households with lower incomes the ability to access housing.
Through the Housing Plan, the City is committed to integrating these areas and increasing mobility for all residents.
The Housing Plan's policies and programs seek to address equity, prevent displacement, and provide for ongoing affordability to help address this historic pattern of racial disparity. Programs in the Housing Plans such as Program HE -1.2 will create opportunities for affordable housing and multi -family near transportation options, major employment centers, and services. This program will allow for more housing types in areas of higher resources and opportunity to promote inclusion. The Housing Plan also contains a variety of policies and programs that seeks to increase affordable housing, offer a variety of housing types, and promote equal housing opportunities for all residents. The Housing Plan programs also notes the city's housing goals focus on four priority areas. The four priorities are:
• Developing and Maintaining Housing Supply and Variety • Promoting Equal Housing Opportunity
• Promoting Housing and Neighborhood Preservation and Conservation • Encouraging Housing Cooperation and Coordination
The Housing Element programs incorporate these recommended goals as they relate to Placentia. The AI identified the following contributing factors:
• Lack of private fair housing outreach and enforcement • Lack of local public fair housing outreach and enforcement • Lack of access to opportunity due to high housing costs • The loss of affordable housing
• Lack of affordable, accessible housing in a range of unit sizes Overall, RCCAs may represent a public policy issue to the extent that they have been created and maintained through exclusionary and discriminatory land use and development practices. Postwar patterns of suburbanization in many metropolitan areas were characterized by White communities erecting barriers to affordable housing and engaging in racially exclusionary practices.
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Appendix D: Affirmatively Furthering Fair Housing
D. Disparities in Access to Opportunity
1) Overview
AB 686 requires analysis of disparities in access to opportunity as part of the fair housing assessment. The California Tax Allocation Committee (TCAC) and the California Department of Housing and Community Development (HCD) have developed maps showing access to various types of opportunities, including:
• Educational Opportunity
• Economic Opportunity
• Transportation Opportunity
• Environmental Indicators
2) Access to Educational Opportunity
Housing and school policies are mutually reinforcing. Therefore, it is important to analyze access to educational opportunities when assessing fair housing. At the most general level, school districts with the greatest amount of affordable housing tend to serve larger numbers of lower income families. A general trend in California shows a correlation between test scores and student demographics. School districts serving lower income communities typically have higher populations of Black and Hispanic or Latino students and on average score lower than their peers in less diverse schools with higher white populations. As mentioned above, there is a trend of census block groups with higher white populations having higher median incomes throughout the county.
The City of Placentia experiences high educational opportunities and has high achieving schools. As shown in Figure D-16, Placentia is surrounded by high educational opportunities similar to nearby jurisdictions. Due to the high cost of housing in the City, public schools are well funded and contribute to increased opportunities for students. The Placentia-Yorba Linda Unified School District is located in northeast Orange County. The district prides itself on serving a diverse population with student enrollment for the 2022-2023 school year at approximately 23,300 students. Academically, the district continues to excel on standardized tests, outpacing both the state and county averages. In total, the district has a total of 34 schools; 20 elementary schools, 5 middle schools, 1 K-8 school, 4 comprehensive high schools, 1 special education school, 1 continuation high school, 1 TK-12 home school, and 1 K-12 online school. While students in higher income households benefit from the City's high educational opportunities, students from lower income households who cannot access affordable housing in the City often do not benefit due to high cost of housing in the area. This may contribute to lower educational opportunities because as higher income families to move to the area, the overall cost of housing rises and an exclusionary feedback loop is created, leading to increased racial and economic segregation across districts as well as deceased access to high -performing schools for non-White students.
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Appendix D: Affirmatively Furthering Fair Housing
Regional Comparison to Cities in Orange County
The County or Orange Analysis of Impediments) describes disparities in access educational opportunities across Orange County. Countywide, there are disparities across racial/ethnic groups in access to educational opportunities as measured by the index. Across all tracts in Orange County, non -Hispanic Whites exhibit the highest exposure to educational opportunity (index score of about 59) and non -Hispanic Asians second highest (53). Hispanics have the lowest access to these opportunities (31), with non -Hispanic Blacks in between (46).
Jurisdiction that score low on the education opportunity index exhibit different residential patterns. For instance, Santa Ana has high concentrations of Hispanics and a very light presence of any other racial or ethnic group. Anaheim also has high concentrations of Hispanics in the low -opportunity western neighborhoods of the city, but Whites and Asian/Pacific Islanders also appear to reside in those tracts (although at lower densities). The high opportunity eastern Anaheim neighborhoods are almost exclusively White. Garden Grove, Westminster, Buena Park, and La Habra are examples of cities with low educational opportunity and that have a noticeable mix of Hispanics, Asians, and Whites. Costa Mesa, San Juan Capistrano and San Clemente are low opportunity jurisdictions with high densities of Whites.
Jurisdictions with the highest educational opportunity also appear to have primarily large concentrations of non -Hispanic Whites and Asian/Pacific Islanders. Irvine, Aliso Viejo, and Huntington Beach are good examples of cities with large populations of those groups. Other high opportunity cities, by contrast appear more segregated and more heavily populated by non -Hispanic Whites. Rancho Santa Margarita and Mission Viejo are two examples of such places.
Jurisdictions with the highest educational opportunity also appear to have primarily large concentrations of non -Hispanic Whites and Asian/Pacific Islanders. Irvine, Aliso Viejo, and Huntington Beach are examples of cities with large populations of those two groups. Other high opportunity cities, by contrast appear more segregated and more heavily populated by non -Hispanic Whites. Rancho Santa Margarita and Mission Viejo are two examples of such places.
Educational opportunity scores for Orange County are shown in Figure D-16. 1 P. 144
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-16: TCAC Educational Opportunity Areas — Orange County AFFH Data Viewer Califomia Department of Housing and Community Development Find address or place
-117.389 33.734 Degrees
AFFH DATA AND MAPPPING RESOURCES HOME
County
Boundaries
(R) TCAC Opportunity Areas (2021) - Education Score -
Education Domain Score (by region)
• No Data
> 0.75 (Mare Positive Education Outcomes)
• 0.50 - 0.75
• 0.25 - 0.50
< 0.25 (less Positive Education Outcomes)
The City of Placentia is served by the Placentia-Yorba Linda Unified School District, which also serves the city of Yorba Linda, as well as portions of Anaheim, Brea, Fullerton and rapidly developing unincorporated territory that reaches the Riverside County line. The District maintains its reputation for academic excellence, remains fiscally solvent, and recently completed a $600 million massive facilities modernization and new school construction program.
Student enrollment for the 2021-2022 school year is roughly 24,000. The District's 34 school sites include 20 elementary schools, 5 middle schools, 1 K-8 school, 4 comprehensive high schools, 1 special education school, 1 continuation high school, 1 TK-12 home school, and 1 K-12 online school. Twenty-five schools have been designated California Distinguished Schools, eight have been named National Blue Ribbon Schools, seventeen have been honored as California Gold Ribbon Schools, one has earned the title of California Model Continuation High School, and another has received California's Exemplary Independent Study recognition. The District has been placed on the College Board's AP District Honor Roll three times since the program's inception in 2011. PYLUSD high schools are consistently named to America's Best High Schools rankings issued by Newsweek, U.S. News and World Report, and other news organizations.
As shown in Figure D-17, TCAC educational opportunity scores are highest in the northern portion of the city. The City shows disparities in the southwestern portion of the city. Placentia scored an average index value at (58). Several Orange County jurisdictions had similar scores (index values at or above 60) on educational opportunity across all racial categories. These cities include Aliso Viejo, Huntington Beach, Irvine, Laguna Niguel, La Palma, Mission Viejo, and Rancho Santa Margarita. A few cities have educational opportunity patterns that mirror those of Placentia. Non - D -26 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Hispanic Whites in Fountain Valley have high exposure to educational opportunity (scores of about 60), whereas Hispanics in the city do not (30). In both Fullerton and Tustin, Non -Hispanic Whites and Asians have much higher access than do Blacks and Hispanics.
Figure D-17: TCAC Educational Opportunity Areas - Placentia } AFFH Data Viewer
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California Department otHousirig and Community Development AFFH DATA AND MAPPP1NGRESOURCES HOME Placentia, CA, USA X Q
Show search results for Plarsnli..,
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City/Town Boundaries
(R)TCAC Opportunity Areas (2021) - Education Score -
Education Domain Score (by region)
• No Data
> 0.75 (More Positive Education Outcomes)
• 0.50 - 0.75
Li 0.25-0.50
c 0.25 (Less Positive Education Outcomes)
3) Access to Economic Opportunity
Economic opportunities are analyzed utilizing two indices:
• Labor market engagement index
• Jobs proximity index.
The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood, considering the unemployment rate, labor -force participation rate, and percent with a bachelor's degree or higher. The index ranges from 0 to 100, with higher values indicating higher labor force participation and human capital.
The jobs proximity index quantifies the accessibility of a neighborhood to jobs in the region by measuring the physical distances between jobs and places of residence. It too varies from 0 to 100, and higher scores point to better accessibility to employment opportunities.
In Orange County, there are significant disparities in access to economic opportunity, as seen in O. Non -Hispanic White residents have the greatest access to economic opportunity. Asian and Pacific Islander residents (49), Native Americans (46), and Black residents (46) have lower index scores in the high to mid -40s. Hispanic residents D-27 November 2023
Appendix D: Affirmatively Furthering Fair Housing
(32) have the lowest access to economic opportunity of all racial and ethnic groups in Orange County.
A number of Orange County jurisdictions have relatively little disparity between groups. There are high economic opportunity scores for all racial and ethnic groups in Aliso Viejo and Irvine (high 60s to low 70s). La Palma also has relatively high opportunity and little variation in scores between groups (index values ranging from 60 to 66). Huntington Beach, Laguna Niguel, Mission Viejo, and Rancho Santa Margarita have moderate economic opportunity scores for all racial/ethnic groups (scores from the mid -40s to mid -50s).
Economic Opportunity Index scores are generally lower in North Orange County than in South County. Scores are especially low in Westminster, Garden Grove, and much of Santa Ana and Anaheim. Scores are generally high in much of Irvine, La Palma, and Tustin and along the coast from Newport Beach to Laguna Niguel as well as in unincorporated areas near the eastern border with Riverside County.
Areas in Orange County with the highest index scores tend to have large concentrations of non- Hispanic and Asian residents. By contrast, areas with the highest concentration of Hispanic residents tend to have lower economic index scores. Cities such as Fullerton and Costa Mesa are examples of localities with segregated living patterns and significant disparities between racial and ethnic groups. Neighborhoods in these cities with higher Hispanic populations score lower than neighborhoods that are heavily populated by non -Hispanic and Asian residents.
Figure D-18: TCAC Economic Opportunity — Orange County
AFFH Data Viewer
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOM Orange County, CA, USA X Q.
(R) TCAC Opportunity Areas (2021) - Economic Score
Economic Domain Scare (6y region)
• No Data
▪ > 0.75 (More Positive Economic Outcome)
N 0.50-0.75
• 0.25-0.50
▪ <0.25(Less Positive Economic Outcome)
Figure D-19 shows the spatial variability of job proximity in Orange County. Tracts in the central County area have the highest index score indicating the closest proximity to D-28
November 2023
Appendix D: Affirmatively Furthering Fair Housing
jobs. Cities such as Anaheim, Santa Ana, and Irvine are major employment hubs serving the greater Orange County region. Placentia is fortunate to have great job proximity within the City's boundaries and to areas in the region with employment opportunities.
Figure D-19: Jobs Proximity Index — Orange County
4/10/2023, 2:19:55 PM
▪ Clt/rown Boundaries
(A) Jobs Prooimltylndex (HUD, 2014 -2012)- Block Group
- 2 20 (Furthest Prnnimlty)
- 20- 40
40- 60
- 60-80
▪ > 80 (Closest Pmximlty)
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r
0 4 0 16km
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In Placentia, the highest economic opportunity scores are in the northern and eastern portions of the city (Figure D-20). These disparities are similar to those for educational opportunity scores.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-20: TCAC Economic Opportunity - Placentia
AFFH Data Viewer
Califomia Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME Placentia, CA, USA
City/Town Boundaries
b
(R)TCAC Opportunity Areas (2021) - Economic Score -
Economic Domain Score (by region)
No Data
▪ 0.75 ( More Positive Economic Outcome)
0.50 - 0.75
Li 0.25 - 0.50
▪ <0.25 (Less Positive Economic Outcome)
Figure D-21 shows the job proximity index by block group for the City of Placentia.
Tracts in the south of the City have the highest job proximity index, meaning the closest proximity from jobs and shortest commute times. Residents in north and west Placentia are slightly further in proximity to jobs (indices of 60 to 80) but still experience greater access to employment than many other communities in the region.
Based on the ACS 2017-2021 5 -year estimates, 9.9 percent of Placentia residents have a commute time of 60 or more minutes. 11.8 percent of residents have a commute time of 45 to 59 minutes, and 8.8 percent of residents have a commute time of 35 to 44 minutes. According to the ACS data, the average transit commute times in Placentia exceed 29 minutes. Western portions of Orange County have lower economic and environmental opportunity than do the central and northern areas. This could potentially be the result of high housing costs that may be significant contributing factor to fair housing issues in Orange County. The City is in the process of constructing a new bus rapid transit line that will connect Placentia with Anaheim and Fullerton.
This new line is expected to reduce commute times by up to 50 percent. Furthermore, the City is working to improve coordination between different transit agencies and to add more park -and -ride facilities. As shown in Figure D-22, Placentia has a relatively lower AllTransit score which indicates low combination of trips per week and number of jobs accessible.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-21: Jobs Proximity Index - Placentia
4/1012023, 2',15',09 PM
▪ City/Town Boundaries
(A) Jobs Proximity Index (HUD, 2014 -2017) -Block Group ▪ 20 -40
40-60
60-80
- 0 00 (Closest Proximity)
1,26,112
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Appendix D: Affirmatively Furthering Fair Housing
4) Access to Transportation Opportunities
Access to public transit is imprtant to households with lower incomes coupled with higher than average living expenses (rent, utilities, etc.), Lower income households are often transit dependent. Public transit can provide a transportation option for lower incomehouseholds. This can improve access to more employment opportunities that may be restricted by lack of transportation options.. Access to employment via public transportation contributes to lowering overall household costs and increases housing options.
Transportation opportunities are depicted by two indices:
• Transit trips index
• Low transportation cost index.
The transit trips index measures how often low-income families in a neighborhood use public transportation. The index ranges from 0 to 100, with higher values indicating a higher likelihood that residents in a neighborhood utilize public transit.
The low transportation cost index measures cost of transportation and proximity to public transportation by neighborhood. It too varies from 0 to 100, and higher scores point to lower transportation costs in that neighborhood.
Figure D-22 illustrates AllTransit scores ranging from Less than 1.0 to 9.0 or greater.
Higher scores indicate higher connectivity, access to jobs, and frequency of service.
Overall, AllTransit scores Placentia 4.3/10 for its transit performance, which indicates the city has a low combination of trips per week and low number of jobs accessible enabling few people to take transit to work.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-22: AllTransit Score
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On Average Households have:
®Transit Trips per Week within Yz Mile
DTransit Routes within VE Mile
157.077
Jobs Accessible in 30 -minute trip
2.03 Commuters Who Use Transit
According to the County AI, low transportation cost index scores as well as transit index scores are generally higher in North Orange County than in South Orange County.
Scores are generally higher in jurisdictions with greater levels of density. In Placentia, proximity to the SR -57 and SR -91 freeways, OCTA bus routes and the Metrolink light rail system provide access to many transit options. The new Placentia Metrolink station is conveniently located at Melrose Avenue and Crowther Avenue near the Orange Freeway (SR -57), serving the communities of Anaheim, Fullerton, Placentia, and Yorba Linda. The Placentia Station serves the Metrolink 91 Line that extends to Riverside, Fullerton, and Downtown Los Angeles. OCTA and the City of Placentia are also constructing a new shared -use multi -story parking structure to provide increased travel options for riders.
5) Environmental Opportunities
The Environmental Health Index summarizes potential exposure to harmful toxins at a neighborhood level. Index values range from 0 to 100 and the higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block -group. The County AI notes that there are disparities across racial/ethnic groups in access to environmental opportunities, measured as lower exposure to and effects from pollution (0). Across all tracts in Orange County, non -Hispanic Whites exhibit the highest access to environmentally healthy neighborhoods (index score of about 54). All other racial/ethnic groups obtain lower index scores in the 40s:
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Appendix D: Affirmatively Furthering Fair Housing
Hispanics score lowest at 41, followed by non -Hispanic Blacks (45), non -Hispanic Asian/Pacific Islander (47), and non -Hispanic Native American (48).
Several jurisdictions score especially highly on environmental opportunity across all racial categories. Laguna Niguel, Aliso Viejo, Mission Viejo, and Rancho Santa Margarita all have index scores in the 70s to 90s for all racial and ethnic groups. Fountain Valley and Huntington Beach also have higher access to environmental health, scoring in the 50s to low -70s on the index. Other cities are low -scoring across the board. Orange City, La Habra, and Fullerton are the least environmentally healthy, with index scores in the 20s. Anaheim, Buena Park, Irvine, Santa Ana, and Westminster also have low access to environmental opportunity, scoring in the 30s to 40s on the index.
Jurisdictions with the highest environmental opportunity appear to have primarily large concentrations of non -Hispanic Whites and Asian/Pacific Islanders. Laguna Niguel, Aliso Viejo, Fountain Valley, and Huntington Beach are good examples of cities with large populations of those two groups. Other high opportunity cities, by contrast appear more segregated and more heavily populated by non -Hispanic Whites. Rancho Santa Margarita, and Mission Viejo are two examples of such places.
Lower -scoring cities exhibit a diversity of residential patterns. For example, Orange (city) has concentrations of both Hispanics and non -Hispanic Whites. Similarly, Fullerton has concentrations of Hispanic neighborhoods as well as non -Hispanic Whites and Asian/Pacific Islanders. Anaheim and La Habra follow a similar pattern. By contrast, Santa Ana is a city with low environmental quality that is characterized almost exclusively by dense concentrations of Hispanics.
Figure D-23: TCAC Environmental Opportunity — Orange County AFFH Data Viewer
California Department of Housing and Communiry Development
AFFH DATA AND MAPPPING RESOURCES HOME
Orange County, CA, USA X
ounty Boun. cries
(R) TCAC Opportunity Areas (2021)- Environmental Score
Environmental Damain Score
• No Data
.75 - 1 (More Positive Environmental Outcomes)
▪ .50-.75
• -25 -.50
▪ < 25 (Less Positive Environmental Outcomes)
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November 2023
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In Placentia, the highest environmental opportunity scores are found in the central portion of the city (Figure D-24) while neighborhoods in the southwestern and northeastern portions of the city show lower scores.
Figure D-24: TCAC Environmental Opportunity — Placentia AFFH Data Viewer
California Department of Housing and Community Development AFFH DATAAND MAPPPING RESOURCES HOME City/Town Boundaries
(R) TCAC Opportunity Areas (2021) - Environmental Score Environmental Domain Score
• No Date
hi .75 - 1 (More Positive Environmental Outcomes)
• .50-.75
• .25 -.50
< .25 (Less Positive Environmental Outcomes)
CalEnviroScreen was developed by the California Environmental Protection Agency (Ca1EPA) to evaluate pollution sources in a community while accounting for a community's vulnerability to the adverse effects of pollution. Measures of pollution burden and population characteristics are combined into a single composite score that is mapped and analyzed. Higher values on the index indicate higher cumulative environmental impacts on individuals arising from these burdens and population factors.
The California Office of Environmental Health Hazard Assessment (OEHHA) complies these scores to help identify California communities disproportionately burdened by multiple sources of population. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also considers socioeconomic factors such as educational attainment, linguistic isolation, poverty, and unemployment.
Figure D-25 shows updated scores for CalEnviroScreen 4.0 released by the California Office of Environmental Health Hazard Assessment. Generally speaking, adverse environmental impacts are concentrated around the northern border of the county (Buena Park to La Habra and Santa Aana) and central of the county (Buena Park to Anaheim). Areas around the coast and southern border of the county (Irvine, Costa Mesa, and Laguna Woods).
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-25: CalEnviroScreen 4.0 Results in Orange County Overall Percentile
CalEnviroScreen 4.6 Results
■ >90 - 100 (Highest Scores)
■ >80-90
In >70 -SO
• >60-70
• >50-60
❑ >40-50
■ >30-40
■ >20-30
■ >10-20
■ 0-t0 (Lowest Scoresy
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Figure D-26 CalEnviroScreen scores for the City of Placentia. There is an almost gradient effect that can be seen from green to red (least to most pollution) as the tracts goes from north to south.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-26: CalEnviroScreen 4.0 Results in Placentia
Legend
CalEnviroScreen 4.D Results
90- 100 (Highest Scores)
> 80-90
▪ 79-80
> 60 - 70
> 50-60
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6) Disadvantaged Communities
Senate Bi11 1000 (SB 1000) requires cities with designated disadvantaged communities to include environmental justice goals and policies in the General Plan. Per SB 1000, the California EPA uses CalEnviroScreen, a mapping tool to identify disadvantaged communities. CalEnviroScreen examines various indicators to characterize pollution and socioeconomic factors. As seen in Figure D-27 below, two areas in the southeastern portion of Placentia are classified as disadvantaged communities. The Placentia General Plan includes policies to address environmental justice consistent with SB 1000.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-27: Disadvantaged Communities - Placentia
AFFH Data Viewer
Placentia, CA, USA
Show search results for Ptacenti...
0 -117.806 33.884 Degrees
California Depanment of Housing and Community Deve€opmem AFFH DATA AND MAPPPING RESOURCES City/Town Boun •aries
(A) SB 535 Disadvantaged Communities
E. Disproportionate Housing Needs and Displacement Risk The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines "disproportionate housing needs" as "a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area." The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing. In addition, this analysis examines homelessness and displacement risk.
1 )
Cost Burden (Overpayment)
A household is considered cost -burdened if it spends more than 30 percent of its income in housing costs, including utilities. Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes.
Overpayment is a problem for many Placentia residents, particularly for lower -income households. According to recent HUD estimates (0) approximately 2,940 renter households (50% of all renters) and 3,260 owner households (30% of all owners) were paying more than 30% of income for housing. The highest rates of overpayment occur among very -low-income and extremely -low-income households. The impact of housing overpayment on lower income households is particularly significant for special needs populations - seniors, persons with disabilities, and female -headed households with children.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-28: Cost Burden by Tenure and Income Category - Placentia Income by Cost Burden (Renters only)
Cost burden
> 30%
Cost burden :=
5095
Total
Household Income less -than or= 30% HAMFI
845
785
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Household Income >30% to less -than or= 5046
HAMFI
85D
465
1,015
Household Income >5D% to less -than or= 8096
HAMFI
87D
195
1,360
Household Income >8D% to less -than or= 10D%
HAMFI
295
855
Household Income >1D0% HAMF I
8D
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Total
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1,445
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Cost burden ::.
6 Total
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6D5
400
665
Household Income >3D% to less -than or= Sv' ,
HAMFI
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170
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Household Income >5D% to less -than or= 30%
I -b MFI
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345
1.750
Household Income >8D% to less -than or= 100%
HAMFI
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65 1;115
Household Income >1D0% HAMFI
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30 6,320
Total
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Extremely -low-income (ELI) households are defined as households with income less than 30 percent of the AMFI. The provisions of Government Code Section 65583(a) requires "Documentation of projections and a quantification of the locality's existing and projected housing needs for all income levels, including extremely low-income households."
According to ACS data, an estimate of 3,313 (20.3 percent) households in the City are considered Extremely Low Income. This number includes both renters and homeowners, and through the Orange County Housing Authority (OCHA), the City provides programs for these households to afford housing. The OCHA administers the Housing Choice Voucher Program to all of Orange County, except for the cities of Santa Ana, Garden Grove, and Anaheim.
There are various programs provided by the City to assist Extremely Low Income Households and their related needs. The programs provided goes as follows:
• Child Support Services: The Orange County Department of Child Support Services provides professional cost-effective services to parents or caretakers of minor children.
• Friendly Center: Friendly Center assists the economically less fortunate through programs and services, such as children and youth academic tutoring, family advocacy, supplemental food programs and emergency assistance. • Orange County Head Start: Head Start is a comprehensive child development program designed to meet the educational, emotional, social, health, and D-39 November 2023
Appendix D: Affirmatively Furthering Fair Housing
nutritional needs of children and families. The program encompasses much more than what is generally thought of as a preschool program. • Paint Your Heart Out: Paint Your Heart Out, Inc is a volunteer driven nonprofit organization that helps low income, senior, disabled, and veteran homeowners maintain their dignity, safety, independence, and connections to the community by painting and providing homeowners with essential repairs and upkeep to their homes.
• CalOptima: CalOptima is a county organized health system that administers health insurance programs for low-income families, children, seniors, and persons with disabilities in Orange County.
• Placentia WIC: The Special Supplemental Nutrition Program for Women, Infants, and Children (WIC) is a federal assistance program of the Food and Nutrition Service (FNS) of the United States Department of Agriculture (USDA), created by an amendment to section 17 of the Child Nutrition Act of 1966 on September 26, 1972. PHFE WIC began serving communities of Los Angeles, Orange, and San Bernardino Countries County in 1976. Foods offered by the WIC program help supplement participants diets with key nutrients important to fetal development and adult and child health. WIC is a cost-effective program, reducing participants healthcare costs by providing healthy foods and prenatal services, improving birth outcomes, and promoting breastfeeding. • Hot Meals: Throughout the City, there are several churches that provide free hot meals for those who are in need of it, which includes low-income individuals and families, those who are experiencing homelessness, etc.
To further address and provide resources for those who are extremely low-income, the City has created programs in this Housing Elements Policy Plan section. Doing so will provide more assistance for City residents facing these related issues. Based on the RHNA, the City is projected to have 622 extremely low-income households.
As shown in Figure D-29, overpayment among renters is most prevalent in the central and southern portions of the city. When compared to conditions in other areas of Orange County (0) overpayment among Placentia renters appears be similar to adjacent communities.
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-29: Renters Overpaying for Housing - Placentia California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME Placentia. CA. USA X
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(R) Overpayment by Renters (ACS, 2015 - 2019) -Tract
Percent of Renter Households for whom Gross Rent lConeaca Rent Plus Tenant -Paid UTliaes) Is 30.0 Percent or More of Household Income
00%
kb 60% • 00%
hi 40%. 60%
II 20%-40%
80%
▪ fi0%- 80%
▪ 40%-60%
20%-40%
<20%
Overpayment among Placentia homeowners is highest in the central and southwestern portions of the city (0). Countywide, rates of overpayment among homeowners in Placentia appear similar to other communities.
The problems of overpayment are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing (see Program 1.3: Pursue County, State, and Federal Housing Funds, Program 1.8: Adequate Sites for Housing Development, Program 1.10: Encourage Development of Housing for Extremely -Low - Income Households, Program 1.11: Density Bonus Ordinance, Program 1.13:
Development of Housing for Larger Families, Program 2.2: Section 8 Rental Assistance, D-41 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Program 2.4: Comprehensive Housing Resource Directory, Program 3.5: Monitor and Preserve At -Risk Units, Program 4.1: Partnerships with the Housing Industry).
Figure D-31: Homeowners Overpaying for Housing — Placentia AFFH Data Viewer
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME Placentia, CA, USA X
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11780111880 801 31880 Degrees
City/Town Boundaries
(R) Overpayment by Home Owners (ACS, 2015 - 20191 -Tract Percent of Owner Hauseho Ids with Mortgages whose Monthly Owner Costs are 30.0 Percent or More of Household Income
▪ 80%
▪ 60%- 80%
40%-60%
20%. 40%
< 20%
Figure D-32: Homeowners Overpaying for Housing - Orange County AFFH Data Viewer
Calilornia Department of hWlning and Community Development tsgt3rni County Boundaries
(R) Overpayment by Home Owners (ACS, 2015.2019) -Tract
Percent of Owner Households with Mortgage. whore Monthly Ow , Cort. ere 3.0.0 Percent r More of Heuuhold Income
■ 80%
■ SO%•80%
■ 40%-60%
■ 26%-40%
• 20%
Table D-6 displays data for overpayment across two census tracts within the City. The table also displays data for the entire City. Census tract 06059011715 has the highest percentage of households using more than 30 percent of their household income to pay rent at 30.2 percent and the highest percentage of households using more than 50 percent of their household income to pay rent at 39 percent. Census tract 06059011712 has the lowest percentage of households using more than 30 percent of D-42 November 2023
Appendix D: Affirmatively Furthering Fair Housing
their household income to pay rent 19.4 percent compare to census tract 06059011715 (24.1 percent) and the City (19.8 percent).
Table D-6: Overpayment for by Census Tract, Homeowner vs. Renter, Placentia Census Tract
06059011715
Census Tract
06059011712
City of Placentia
Renter
Cost Burden >30%
30.2%
27.9%
24.3%
Cost Burden > 50%
39.0%
32.7%
24.3%
Cost Burden Data Not Available
0%
4.1%
30%
24.1%
19.4%
19.8%
Cost Burden > 50%
6.0%
10.6%
8.6%
Cost Burden Data Not Available
0%
0%
<1%
Source: HCD AFFH Date Viewer. Consolidated Planning/CHAS Data. 2) Overcrowding
"Overcrowding" is defined as a housing unit occupied by more than 1.01 persons per room (excluding kitchens, porches, and hallways). A unit with more than 1.51 occupants per room is considered "severely overcrowded." The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units. Overcrowding is also related to overpayment, because households may not be able to afford a large enough home to accommodate their needs.
Overcrowding can lead to a variety of other problems such as lower educational performance among children, psychological stress and adverse health impacts.
The County AI reported that for Orange County as a whole, White residents experience an overcrowding rate of 1.95%, Black residents 6.52%, Native American residents
11.38%, Asian American or Pacific Islander residents 7.76%, and Hispanic residents
25.72%. Hispanic residents face especially high rates of overcrowding. This is especially true in Anaheim and Santa Ana, where their rates of overcrowding are
29.07% and 42.93%, respectively. Overcrowding in Orange County is illustrated in O.
In Placentia, the highest rates of overcrowding occur in the southwestern portion of the city (0), which are also the areas with higher percentages of minority residents.
The problems of overcrowding are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing (see Program 1.3: Pursue County, State, and Federal Housing Funds, Program 1.8: Adequate Sites for Housing Development, Program 1.10: Encourage Development of Housing for Extremely -Low - Income Households, Program 1.11: Density Bonus Ordinance, Program 1.13:
Development of Housing for Larger Families, Program 2.2: Section 8 Rental Assistance, Program 2.4: Comprehensive Housing Resource Directory, Program 3.5: Monitor and Preserve At -Risk Units, Program 4.1: Partnerships with the Housing Industry).
D-43 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-33: Overcrowded Households - Placentia
AFFH Data Viewer
Placentia, CA, USA
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(R) Overcrowded Households (CHHS) -Tract
Percent of Overcrowded Households
>20%
hi 15.01%-20%
12.01%- 15%
8.3%-12%
≤ 8.2% (Statewide Average)
Figure D-34: Overcrowded Households - Orange County
Caltfomia Department of Housing and Community Development -117.331 33.748 Degrees
Legend
County Boundaries
(R) Overcrowded Households (CHHS) - Tract
Percent of Overcrowded Households
> 20%
hi 15,01%-20%
hi 12.01%- 15%
Li 8.3%- 12%
5 8.2% (Statewide Average)
D-44
November 2023
Appendix D: Affirmatively Furthering Fair Housing
Table D-7: Overcrowding by Census Tract, Homeowner vs. Renter, Placentia Census Tract 06059011715
Census Tract 06059011712
City of Placentia
Year
2010
2020
2010
2020
2010
2020
Percent of
Overcrowded
Households
2.2%
2.3%
9.2%
8.8%
8.9%
7.3%
Source: HCD AFFH Date Viewer, U.S. Census Bureau 5 -Year ACS Estimates.
Table D-7 compares overcrowding by census tract in Placentia. Census tract 06059011712 has the highest percentage of overcrowded households at 8.8 percent compared to census tract 06059011715 at 2.3 percent. Census tract 06059011715 saw a 0.1 percent increase from 2010 to 2020 while the City overall has seen its overcrowding rate decrease from 8.9 percent in 2010 to 7.3 percent in 2020. 3) Substandard Housing
The age of a housing unit is often an indicator of housing conditions. Housing units without proper maintenance can deteriorate over time. Housing units built before 1970 are the most likely to need rehabilitation and to have lead -based paint in deteriorated condition. Lead -based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.
Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs. Additionally, older units may not be built to current building standards for fire and earthquake safety.
The age of housing units in Placentia compared to the SCAG region as a whole is shown in 0. Nearly two-thirds of Placentia's housing units were constructed prior to 1980 and are now more than 40 years old. These findings suggest that there may be a substantial need for maintenance and rehabilitation, including remediation of lead -based paint.
Based upon field observations of City building inspectors and code enforcement staff, it is estimated there are more than 200 substandard housing units currently in the City, which are primarily concentrated in the La Jolla and Santa Fe areas. Less than 5% of those (10 units) are estimated to have structural problems that are not feasible to repair and therefore are in need of total replacement. Housing programs to assist lower -income households with needed repairs are described in Chapter 4 and include Program 3.1: Community Based Neighborhood Rehabilitation and Program 3.3:
Placentia Rehabilitation Grant Program.
D-45 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-35: Age of Housing Units - Placentia vs. SCAG Region Percent of Total Units
35%
30%
2596
1 20%
11 ill t 1 J J J
15%
1096
596
0%
2014 & 2010- 2000- 1990- 1980- 1970- 1960- 1950- 1940- 1939 & Later 2013 2009 1999 1989 1979 1969 1959 1949 Earlier
Placentia (%) 0.2% 1.3% 8.5% 14.4% 11.2% 28.6% 25.0% 6.6% 1.3% 2.8% SLAG (%) 1.0% 1.5% 10.1% 9.5% 15.0% 16.3% 14.5% 15.9% 6.9% 9.3% • Placentia (%) • SCAG (%)
American Community Survey 2014-2018 5 -year estimates.
Table D-8: Substandard Housing by Census Tract, Homeowner vs. Renter, Placentia Census Tract 06059011715
Census Tract 06059011712
City of Placentia
Year
2010
2020
2010
2020
2010
2020
Percent of
households
that lacks
complete
kitchen,
1.8%
0%
<1%
1.3%
1.6%
<1%
Percent of
households
that lacks
complete
plumbing
<1%
0%
1.8%
0%
1.1%
<1%
Source: HCD AFFH Date Viewer, U.S. Census Bureau 5 -Year ACS Estimates.
Table D-8 displays substandard housing data by census tract in Placentia. There is a higher concentration of households lacking a complete kitchen in census tract 06059011715 (1.8 percent) compared to census tract 06059011712 (1.3 percent) and the City overall (less than a percent). Less than a percent of households in Placentia lacks complete plumbing. Census tract 06059011712 experienced the largest decrease in households from 1.8 percent in 2010 to zero in 2020. 4) Homelessness
The Orange County homeless population includes many working families and individuals who live in cars, parks, under bridges, in motels and in homeless shelters trying to maintain their dignity while they struggle to survive. As a result, most homeless remain hidden. The most recent available Orange County Point -in -Time Count and Survey report of the Homeless (2019) reported 55 unsheltered and 108 sheltered homeless persons in Placentia.
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Appendix D: Affirmatively Furthering Fair Housing
During the City's presentation on "Addressing Homelessness in Placentia and North Orange County," residents and city officials identified concentrations of people experiencing homelessness in the following areas:
• Crowther Ave and the 57 Freeway
• Land adjacent to the 57 Freeway, including underpasses • Teen Center at Kraemer Memorial Park
Regional strategies to combat homelessness are developed through Orange County's Continuum of Care System. The goal of the Continuum of Care Strategic Plan is to work toward a seamless system of care through advocacy, homeless prevention, outreach and assessment, emergency shelter, transitional shelter and permanent affordable housing.
Persons threatened with homelessness are often those with incomes at 30% of area median income or below who are paying more than 30% of their income for rent.
The nonprofit 2-1-1 Orange County organization is a 24 -hours -a -day, 7 days -a -week, toll -free number that people in need of assistance can call to obtain comprehensive information and referrals to health and human services. Available services include food, shelter, government assistance programs, urgent care, substance abuse and treatment programs, and workforce development.
In early 2019 the North Orange County Service Planning Area for Homelessness Outreach Efforts had reached an important milestone. A regional partnership of 13 cities located in northern Orange County (Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Los Alamitos, Orange, Placentia, Stanton, Villa Park, and Yorba Linda) came together to share intelligence and resources to address regional homelessness. Their concept was to promote greater regional coordination on homeless issues while reducing the span of control regarding working with the County of Orange and others.
After months of extensive discussions, negotiations and assessments, two locations within the North Orange County Service Planning Area were identified for the development of "navigation centers" based on a number of factors including zoning, proximity to related services and site availability. The navigation centers are a multi - jurisdictional approach to guiding underserved residents back into society by increasing access to a shelter with basic needs, health and job resources, and opportunities to reunite with friends and family. Each center was planned to accommodate 100 beds, thereby increasing the regional bed count to 525 additional beds available to homeless individuals in conjunction with a project in the city of Anaheim that accommodated 325 new beds.
Funding for the Navigation Centers was secured through application and governmental meetings with state, regional, county and local officials resulting in the $12 million in State of California Homeless Emergency Aid Program (HEAP) funds dedicated for the site acquisitions and construction of the navigation centers. Each of the North Orange County Service Planning Area cities also committed funds for construction and ongoing D-47 November 2023
Appendix D: Affirmatively Furthering Fair Housing
operation of the navigation centers. A Memorandum of Understanding was prepared and presented to the city councils of all 13 cities in May 2019. Construction began in 2019 and the opening of the first 100 -bed Navigation Center in Placentia occurred on March 31, 2020. This groundbreaking success story was born of the regional need and public official desire to come together to address homelessness and pioneer the way to create and operate a multi -jurisdictional homelessness facility. Program 1.4:
Emergency Shelters, Low Barrier Navigation Centers, Transitional and Supportive Housing and Agricultural Employee Housing, Program 1.14: Housing for Persons with Special Needs, and Program 2.3: Minimize Constraints on Housing for Persons with Disabilities are included in the Housing Plan to describe actions the City is taking to address the issue of homelessness.
5) Displacement Risk
In 2016, the UCLA Urban Displacement Project2 team developed a neighborhood change database to help stakeholders better understand where neighborhood transformations are occurring and to identify areas that are vulnerable to gentrification and displacement in Southern California. The database includes Los Angeles, Orange, and San Diego counties, with gentrification and sociodemographic indicators based on data from the Census Bureau American Community Survey and shows whether each Census tract gentrified between 1990 and 2000; gentrified between 2000 and 2015; gentrified during both of these periods; or exhibited characteristics of a "disadvantaged" tract that did not gentrify between 1990 and 2015.
Based on this neighborhood change database, the UCLA team found that of the three counties, Orange County exhibited the greatest share of neighborhoods that were considered to be "disadvantaged" and potentially susceptible to gentrification (-43%).
The areas most susceptible to displacement in northern Orange County are portions of Buena Park, Fullerton, Anaheim and Garden Grove. The eastern, south and coastal communities are primarily exclusive or at risk of becoming exclusive. 0 shows the displacement typology levels for Placentia and adjacent areas. The northern portion of the city and the area near Alta Vista Country Club are identified as "Stable/Advanced Exclusive" while other areas in the western portion of the city are considered "Stable Moderate/Mixed Income" or "Low Income/Susceptible to Displacement." 2 https://www.urbandisplacement.org/maps/los-angeles-gentrification-and-displacement/ D-48 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-36: Displacement Typologies - Placentia
Los Angeles - Gentrification and Displacement
La Habra
Buena Park
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Displacement Typeingy
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ongoing Displacement
At Risk of Gentrification
®Early/Ongoing Gentrification
Advanced Gentrification
Stable Moderate/Mixed Income
At Risk of Becoming Exclusive
Becoming Exclusive
Stable/Advanced Exclusive
High Student Population
Unavailable or Unreliable Dnte
B Illspacement Typology
❑ Neighborhood Segregation
❑ Redlined Areas
❑ Opponunlry Zones
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As noted in the Housing Plan, Program 1.8: Adequate Sites for Housing Development includes a commitment to ensure compliance with legal protections and replacement housing requirements for existing tenants who may be displaced by new developments.
As discussed in Section 2.3 of the Housing Needs Assessment, there is one assisted low- income housing development in Placentia - Imperial Villas - that is at risk of conversion to market rate in the next 10 years. Program 3.5: Monitor and Preserve Affordable Housing At -Risk of Conversion to Market Rate is included in the Housing Plan to facilitate the preservation of these affordable units.
The U.C. Berkely Urban Displacement Project developed a neighborhood change database to map neighborhood transformations and identify areas vulnerable to gentrification and displacement. The data was developed to assist local decision - makers and stakeholders to better plan for existing communities and provide additional resources to areas in need or at risk of displacement and gentrification.
Figure D-37 shows the census tracts in the City of Placentia at risk of displacement. The following table identifies demographics for two demographics for two census tracts.
Census tract 117.20 (shown in dark red in Figure D-37) includes the largest population of individuals who speak English "less than well," as well as a greater ratio of low- income households at 76.4 percent. Census tract 117.20 has lower percentages of White and Asian residents compared to City averages and shows elevated displacement risk for low-income (50%-80% AMI) and very low-income households (0%-50% AMI). Census tract 117.20 (shown in orange in Figure D-37) is currently at risk of displacement, with renter occupied households making up 68.8 percent all households within the census tract. Census tract 117.21 has a higher percentage 16.1 percent of White residents than census tract 1720, but a lower percentage of residents speaking English "less than well" (22.1 percent).
D-49 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Table D-9: Areas At Risk of Displacement (2022)
Census Tract 117.20
Census Tract 117.21
Citywide
Demographics
Population
6,573
5,364
51,824
Households
1,505
1,473
16,378
Renter Occupied
82.7%
68.8%
36.1%
Median Income
$46,148
$64,531
$100,707
Low -Income Households
76.4%
54.9%
49.3%
Speak English Less Than Very Well
33.7%
22.1%
12.7%1
Race/Ethnicity:
Latino -White
White
3.8%
16.1%
39.3%
Black
1.7%
2.2%
2.4%
Asian
4.2%
5.7%
15.8%
LatinX
88.8%
75.0%
38.3%
Other
1.5%
1.0%
4.2%
Housing
Median Rent
$1,532
$1,646
$1,856
Rent Gap
Tract rent is $161.56
lower rent than nearby
rents
Tract rent is $34.74
higher than nearby
rents
-
Hot Market
No
No
-
Displacement Type:
Elevated Displacement
for Low -Income (50%-
80% AMI)
Elevated Displacement
for Very Low -Income
households (0%-50%
AMI)
At Risk of
Displacement
-
Average of City of Placentia census tracts.
Source: California Department of Housing and Community Development - AFFH Data Viewer D-50 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-37 - Displacement Risk, Placentia (2022)
April 7, 2023
Estimated Dlsplaoemenr Risk - Overall Displacement (11CB. When Displacement Project 20.221- Traci 0 Low Data Dualily
1:74,744
0 0.75 1.5
1 � 1 ti
0 1.25 25
Lower Displacement Risk
A( RISk of DlspIa(en.rt
I Income Croup Displacement (Extremely Low Income, Very Law Intone, Low Income) 2 income Groups (ELI, VLI, LI} Displacement
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3. Sites Inventory Analysis
The City's inventory of sites for potential housing is presented in Appendix B. As summarized in Table B-1, the inventory is comprised of approved projects, vacant sites, non -vacant underutilized sites and future ADUs. The sites analysis shows that as with most cities in the metro areas of Southern California, vacant developable land is very rare and underutilized sites provide the majority of future housing capacity.
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also whether the identified sites serve the purpose of replacing segregated living with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.
As illustrated in Figures B-2 through B-5 in Appendix B, the focus of the Placentia sites inventory is on redevelopment of underutilized sites in the commercial and light industrial areas near the new Metrolink rail station. The candidate sites take into consideration access to vital goods, services, and public transportation and are D-51 November 2023
Appendix D: Affirmatively Furthering Fair Housing
therefore ideal areas for the City to focus much of its future housing growth. As shown in Figure D-38, the candidate sites are located in areas designated by the TCAC/HCD opportunity maps as Moderate Resource and High Resource, they provide the most significant potential for new housing development because most other areas are developed with stable residential neighborhoods with minimal potential for redevelopment.
D-52 November 2023
Appendix D: Affirmatively Furthering Fair Housing
Figure D-38: TCAC Opportunity Areas Composite Score - Placentia 11,1:1, Ildla
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D-53 November 2023
Census Tract 117.22
Census Tract 118.21
Appendix D: Affirmatively Furthering Fair Housing
As shown in Figure D-2, majority of the projected housing units are located in areas that have a lower displacement risk. Table D-11 shows the neighborhood segregation household data where the candidate sites are located. Approximately 50 percent of all projected housing units are located in tract 06059011722 where 41.5 percent of the population is White, and 36.3 percent is Latinx. Approximately 25 percent of all projected housing units are located in tract 06059021821 where 41.1 percent of the population is White, and 29.6 percent is Latinx. Both census tracts are designated in areas that have lower displacement risk. The remaining 25 percent of all projected housing units are located on tract 1813, where there was low data quality. The redistribution of lower -income household opportunities into places where Hispanic predominance is not as strong could mean the alteration of settlement trends for Hispanic and low-income households. As a result, Placentia communities could become further integrated in regard to race/ethnicity and income.
Table D-1 1: Candidate Sites in Neighborhood Segregation - Household Data Data Census Tract
1813
Demographics
Population
2,259
7,772
4 Households
1,054
2,578
4 Renter Occupied
40.7%
44.4%
-
Median Income
$48,929
$101,023
-
Low -Income Households
65.2%
30.8%
100%
Speak English Less Than Very
Well
15.9%
12.7%
100%
Race/Ethnicity:
Latino White
White
41.5%
41.1%
-
Black
2.5%
4.2%
-
Asian
18.9%
22.2%
-
LatinX
36.3%
29.6%
100%
Other
0.9%
2.9%
-
Housing
Median Rent
$1,191
$2,092
-
Rent Gap
Tract rent is $562.04
lower than nearby rents.
Tract rent is $47.74 lower
than nearby rents.
$295.09 lower
than nearby rents.
Hot Market
Yes
No
Yes
Displacement Type:
Lower Displacement Risk
Lower Displacement Risk
Low Data Quality
Source: AFFH Data Viewer
Figure D-10 shows that majority of the candidate sites, approximately 75 percent of all projected housing units, are located in the City tracts where 25 percent to 50 percent of the population have low to moderate income. Although concentrating housing in areas with high low- and moderate -income majorities has the potential to overburden these communities, the median household income of Placentia is $103,041, which is $2,556 above the Orange County's median household income of $100,485. By concentrating affordable housing in these areas, households would have more opportunities to have reliable housing. The remaining 25 percent of all housing units are in areas in the City tract where the low to moderate income household proportion D-54 November 2023
Appendix D: Affirmatively Furthering Fair Housing
of the population is less than 50 percent. By allocating housing in these areas, segregation based on income can be mitigated. Additionally, higher income areas tend to have greater access to resources.
The candidate sites were directly identified due to their proximity to transit, major corridors, employment opportunities, as well as property owner/developer interest and high likelihood for residential development. The City plans for new units in close proximity to community and commercial resources, as well as increased private investments in the area - ultimately leading to increased access to opportunities and resources for existing and future residents. Having lower -income units dispersed throughout the City helps create more mixed -income communities and brings resources and services closer to special needs and vulnerable populations. This further improves conditions in these areas and does not exacerbate any conditions.
While former commercial and light industrial areas provide the largest component of the potential residential inventory, it is important to recognize that existing residential neighborhoods also provide substantial potential for new housing in areas of higher opportunity through ADUs and SB 9 urban lot splits.
History of Investment and Disinvestment
The City of Placentia is a mature, suburban, community located within one of the wealthiest and economically diverse suburban counties in the country. The City has a well -established track record of local public and private investment. The Measure U sales tax implemented in April 2019, continues to help fund critical programs and infrastructure. As a full -service City, Placentia provides the following services to its residents, property owners, business owners, and visitors:
• Public Safety (Police, Fire & Paramedic)
• Sanitation and Refuse Collection
• Parks, Planning & Zoning, Housing & Community Development Placentia is one of the only cities in Orange County that never closed its operations during the COVID-19 pandemic which ensured continuous and upward economic development throughout the City. The City continuously invests in infrastructure improvements and community character improvements. The City has master plans for the revitalization, activation, and economic growth of the City's original Old Town, TOD Packing House District and Chapman Corridor areas.
The City has established an Enhanced Infrastructure Financing District (EIFD) adjacent to the planned Metrolink Station, Old Town, and TOD Packing House District. The EIFD creates a funding mechanism to facilitate the construction of public infrastructure improvements to attract private investment. A tax increment will be used to pay for projects listed in the Infrastructure Financing Plan. Anticipated improvements include street, pedestrian connectivity, and both landscape and lighting upgrades.
Since 2018, the City has allocated an average of $10 million per fiscal year to complete capital improvements throughout the City. Historically, capital improvement projects D-55 November 2023
Appendix D: Affirmatively Furthering Fair Housing
have focused on areas of higher need and in the last decade, the City has focused on the City's original Old Town, TOD Packing House District and Chapman Corridor areas.
Beginning in 2022, the City began a citywide Roadway Rehabilitation Project to repair, main, and improve approximately 80 percent of all public roads in the City. The seven- year long project will be complete in 2028, almost mirroring the 6th Cycle planning period.
The City's oldest developed areas are the Old Town and TOD Packing District areas which were important in the City's early history. Placentia's major industries in the 20th Century were primarily oil extraction and agriculture. As both phased out, these areas which were previously major employment hubs became vacant and slowly deteriorated. The City attempted to revitalize the area through its history but limited private investment prevented any meaningful public investment. Comprehensive planning efforts have revitalized the area and the City continues to see these historic areas as vital opportunities for growth.
Placentia suffered from private disinvestment and economic decline with the widespread growth of Orange County's suburbanization from the 1960's to the 1990's, though existing property owners, residents, and businesses kept Placentia active with a mix of small businesses, restaurants, churches, and public venues. Private disinvestment led to less public revenue to invest in public improvements. While periods of economic decline reduced public revenue, Placentia has always been able to maintain and improve its local infrastructure.
Fair Housing Sites Summary
The fair housing analysis above displays the following results:
• The City has ample capacity to accommodate future housing at all income levels • The sites identified to accommodate the RHNA are strategically placed to further integrate racial and ethnic groups, varieties of income categories, and to enhance the availability of opportunities throughout the City. • The areas identified to accommodate the low and very low-income RHNA create opportunities for lower income residents to access affordable housing in higher resources areas.
• Above moderate and moderate income units are dispersed throughout the community and have the potential to enhance resources and opportunities in neighborhoods that historically have less access to resources.
This section reviews fair housing findings and data within Appendix D on a local level by analyzing findings based on all Census Tracts in the City as shown in Table D-12 below. It is important to note that a majority of the City is identified by TCAC as high resource with some pockets of moderate resource. The southwest and southeast portions of the City, which are the Transit Oriented Development District (TOD) and Old Town Plan areas, contain high resource and highest resource census tracts. These D-56 November 2023
Appendix D: Affirmatively Furthering Fair Housing
areas site a majority of the lower income housing within underutilized parcels throughout the area.
In 2017, the City adopted the Transit Oriented Development District (TOD) and the Old Town Placentia Plan. In 2019, the General Plan was comprehensively updated.
Although housing growth has occurred citywide due to infill development and ADU construction, the southwest and southeast quadrants of the City have experienced major growth, Both the TOD and Old Town Plans are in the southwest quadrant of the City, and those plans currently include zoning for some by right affordable housing, with up to 1,100 additional units possible due to ongoing TOD expansion (Program HE -
1.8). Approximately 650 units have been built in the TOD Zone already, with an additional 189 affordable units entitled. Program HE -1.8 proposed to increase the R-3 density citywide, which the City completed in late 2022, along with re -zoning of several industrial sites to R-3 between 2020-2022. Many of these aforementioned areas rezoned to R-3 from industrial have already been entitled with approximately 200 units, and half of those have been built already. Another 300-500 units are anticipated to be entitled in these areas alone.
The detailed analysis in Table D-12 shows how Moderate and High Resource areas, adaptive reuse of underutilized commercial and industrial parcels can play a key role in increasing housing stock volume and improving affordability. Urban Displacement indicators show that Census Tract 117.21 is experiencing "Risk of Displacement". This area has been strategically sited for lower income RHNA sites to mitigate the rate of displacement. It is also important to note that the City accommodated a majority of lower income RHNA sites in areas that experience "Lower Displacement Risk", which may avoid advanced gentrification and further increase opportunities for lower income households.
The potential addition of units at all income limits would positively impact both existing and future residents in the southwest and southeast regions of the City. Mixed - income communities garner social and economic advantages for residents, property owners, communities, and entire neighborhoods. Mixed -income communities are a way to preserve economic integration and increase the acceptance of affordable housing amongst community members. Additional benefits include better access to schools and safety for low-income residents and promote social cohesion and equity.
Mixed -income housing can foster social interaction and integration among different income groups, which can reduce stigma, stereotypes, and isolation, and enhance mutual trust and support. Some studies also suggest that mixed -income housing can lower crime rates by creating more stable and cohesive neighborhoods, reducing exposure to violence and disorder. Through capital improvements, Housing Element actions and commitments, and social/cultural community events, the City believes the western region will become an area where residents of all socio-economic backgrounds can live and thrive.
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Appendix D: Affirmatively Furthering Fair Housing
Table D-12: Fair Housing Summary Analysis
Data
Census Tract
117.08
Census Tract
117.15
Census Tract
117.16
Census Tract
117.17
Census Tract
117.21
Census Tract
117.22
Census Tract
218.10
Census Tract
218.131
Census Tract
218.20
Census Tract
218.21
Demographics
Population
4961
6875
5,757
2769
5,368
2,291
3,704
3 4,855
7,768
Households
1923
2534
1,648
919
1,448
1,107
1,203
3 1,548
2,537
Renter Occupied
72.3%
31.7%
22.3%
25.3%
74.%
37.3%
18.6%
100%
13.4%
50.0%
Median Income
$82,614
$94,028
$143,382
$111,818
$96,169
$106,042
$114,542
N/A
$141,354
$106,813
Hispanic/ Latino
of Any Race
37.5%
23.7%
27.7%
18.3%
74.1%
33.3%
23.4%
100%
19.1%
25.8%
Non -White
33.2%
35.5%
48.2%
30.6%
43.4%
48.5%
37.7%
0%
32.6%
49.4%
Low/Moderate
Income
Households
61.3%
31.7%
38.15%
33.1%
81.9%
48.6%
24.5%
N/A
18.0%
36.6%
RHNA Lower
Income
0 0
0 0
183
919
0 0
0 0
RHNA Moderate
0 0
0 2
481
115
0 10
0 313
RHNA Above
Moderate
1 1
12 0
0 0
13 0
13 40
RHNA Total
1 1
12 2
664
1,034
13 10
13 353
Metrics
r
TCAC
Opportunity
Indicator -
Composite Score
Moderate
Resource
Highest
Resource
Moderate
Resource
Highest
Resource
High
Resource
Highest
Resource
Highest
Resource
No Data
Highest
Resource
High
Resource
Displacement
Type
Lower
Displacement
Risk
Lower
Displacement
Risk
Lower
Displacement
Risk
Lower
Displacement
Risk
At Risk of
Displacement
Lower
Displacement
Risk
Lower
Displacement
Risk
Lower
Displacement
Risk
Lower
Displacement
Risk
Lower
Displacement
Risk
Source: California Department of Housing and Community Development - AFFH Data Viewer, US Census: American Community Survey (2021, 5 -Year Estimates)
1. AFFH Data Viewer and US Census data are not reliable for Census Tract 218.13. Sources significantly undercount true population and household totals.
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Appendix D: Affirmatively Furthering Fair Housing
4. Contributing Factors
The housing element must include an identification and prioritization of significant contributing factors to segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs. "Fair housing contributing factor" means a factor that creates, contributes to, perpetuates, or increases the severity of one or more fair housing issues. Contributing factors should be based on all the prior efforts and analyses: outreach, assessment of fair housing, and site inventory. Contributing factors must also be prioritized in terms of needed impact on fair housing choice and strongly connect to goals and actions.
Through the participation of stakeholders, fair housing advocates, and the assessment of fair housing issues described in this appendix, the City has identified fair housing issues and contributing factors as well as meaningful actions to address those issues as described in 0: Fair Housing Issues, Contributing Factors and Meaningful Actions.
5. Goals, Policies and Actions
Based upon the analysis presented above, the City has identified fair housing issues, contributing factors, and meaningful actions that will be taken to address those issues during the planning period. The 2020-2024 Orange County Analysis of Impediments to Fair Housing Choice prepared by the Urban County consortium, of which Placentia is a participating jurisdiction, was of key importance in helping to identify these issues, contributing factors and actions.
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Appendix D: Affirmatively Furthering Fair Housing
Table D-13: Fair Housing Issues, Contributing Factors and Meaningful Actions Fair Housing Issue
Contributing Factor
Priority
Meaningful Action
Fair Housing Outreach
1. Lack of local private fair housing outreach and enforcement may be a significant contributing factor to fair housing issues in Orange County. Although Orange County is served by two high - quality private, non-profit fair housing organizations, they are underfunded and understaffed in comparison to the total need for their services. Victims of discrimination would be more able to exercise their rights, thus deterring future discrimination, if the capacity of existing organizations grew to meet the scale of the problem.
2. Lack of local public fair housing outreach and enforcement may also be a significant contributing factor to fair housing issues in Orange County. There are no local public entities that conduct fair housing outreach and enforcement, with the California Depart- ment of Fair Employment and Housing and HUD constituting the only public enforcement bodies that operate in Orange County.
Advocates across Orange County and the state of California have reported issues with the timeline of the California Department of Fair Employment and Housing's investigations and the standards that it applies in making probable cause determinations. A local public enforcement agency, if created, would have the potential to be more responsive to victims of discrimination in Orange County than either the state or HUD.
High
The City will continue to disseminate information regarding fair housing in a variety of locations including City Ha11, the City website and the library, and conduct ongoing, proactive outreach to engage members of all socio-economic groups and recruit members of underrepresented groups to participate in City meetings.
The City will continue to seek funding to support the Fair Housing Council of Orange County (FHCOC), which provides community education, individual counseling, mediation, and low-cost advocacy with the expressed goal of eliminating housing discrimination and guaranteeing the rights of all people to freely choose the housing for which they qualify in the area they desire.
The City will invite FHCOC to conduct annual fair housing outreach targeted to Placentia residents and landlords. (Program 2.1)
Access to Opportunity
Lack of access to opportunity due to high housing costs may be a significant contributing factor to fair housing issues in Orange County. In Placentia, while access to quality transportation and educational resources is generally good throughout the city, the western portions of the county have lower economic and
environmental opportunity than do the central and northern areas. Increasing housing affordability in those areas would make it easier for low-income households to access the types of services and amenities that further social mobility.
High
The City will seek to improve access to opportunity in the following ways:
Program HE -1.2: Locate Housing Near Transportation,
Employment and Services
To increase livability within new housing developments, the City shall encourage and coordinate the location of major housing developments, particularly affordable housing and multi -family units, near transportation options, major employment centers and services.
Program HE -1.3: Pursue County, State. and Federal Housing Funds
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Appendix D: Affirmatively Furthering Fair Housing
Fair Housing Issue
Contributing Factor
Priority
Meaningful Action
Monitor availability of county, state, and federal housing programs and pursue available funds on an annual basis.
Program HE -1.8: Adequate Sites for Housing Development To ensure the availability of adequate sites to accommodate the City's assigned housing need, the City will rezone additional land to accommodate the shortfall of lower -income sites compared to the RHNA allocation in all income categories. as identified in Appendix B. The City shall encourage the development of housing through financial incentives (such as land write -downs; assistance with on- or off -site infrastructure costs, fee waivers, or deferrals to the extent feasible); expedited entitlement review; in -kind technical assistance; and other regulatory concessions or incentives, and provide incentives for lot consolidation.
Program HE -1.11: Density Bonus Ordinance
The City provides incentives and concessions to facilitate development of lower -income housing units through its Density Bonus Ordinance. To ensure that City regulations are consistent with recent changes to State law, the City will process an amendment to the ordinance in 2022.
Program HE -1.15: Transit -Oriented Development
Transit -Oriented Development (TOD) is a compact mixed -use or commercial area designed to maximize access to public
transport, and often incorporates features to encourage transit ridership. Consistent with federal, state and regional policies focusing on concentrated growth around transit, in 2017 the City Council adopted the TOD Packing House zoning district, which allows densities up to 95 du/acre near the future Metrolink Station. Since then, 633 multi -family units have been entitled in the TOD District. Also in 2017, the Old Town Zoning District was adopted, which includes a sub -area allowing high -density housing by -right up to 65 units per acre. Development incentives include the utilization of City -owned property as well as reduced parking requirements, financial assistance, density bonus, and regulatory waivers. To expand housing opportunities, an D-61
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Appendix D: Affirmatively Furthering Fair Housing
Fair Housing Issue
Contributing Factor
Priority
Meaningful Action
amendment to the TOD zone will processed to extend the
district as described in Program 1.8 and Appendix B.
Program HE -1.19: Accessory Dwelling Units
Accessory dwelling units (also known as ADUs, second units or granny flats) can help to address a portion of the city's housing needs, particularly for small lower -income households. The City will continue to monitor legislation and revise regulations as necessary to ensure conformance with current law. In addition, the City will explore and pursue ADU funding annually, modify development standards and reduce fees beyond the minimum requirements of State law, prepare pre -approved plans, and provide homeowner/applicant assistance tools.
Program HE -4.1: Partnerships with the Housing Industry The City has limited resources to use for the development and maintenance of affordable housing. To maximize its funding and staff resources, the City shall seek opportunities to partner with non-profit and for-profit housing developers. Specifically, the City shall proactively seek partnerships to develop affordable housing and contribute to the partnership through activities such as in -kind technical assistance, support in seeking grant and funding opportunities, and financial assistance, which may include land write -downs and assistance with on- or off -site infrastructure costs where feasible. The City will contact affordable housing organizations annually to solicit interest in development.
Affordable Housing
Preservation
The loss of affordable housing may be a significant contributing factor to fair housing issues in Orange County. When subsidy contracts expire, the housing providers that often have the least economic incentive to renew their affordability restrictions are those that are located in higher opportunity areas or in areas that are gentrifying or at risk of gentrification. In Placentia, there is one subsidized low-income development that could expire in the next 10 years. The loss of these affordable units could contribute to segregation and displacement.
Program HE -3.5: Monitor and Preserve Affordable Housing At - Risk of Conversion to Market Rate
The City shall continue to monitor units with affordability covenants that are eligible to expire during the next 10 years. To encourage the preservation of these "at -risk" units, the City shall coordinate with the County and non-profit housing
organizations to encourage the extension and/or renewal of deed restrictions or covenants., comply with noticing
requirements, provide education and assistance to tenants, assist with funding, and promptly reach out to qualified entities to preserve at -risk housing units.
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Appendix D: Affirmatively Furthering Fair Housing
Fair Housing Issue
Contributing Factor
Priority
Meaningful Action
Availability of Affordable
Housing
Lack of affordable, accessible housing in a range of unit sizes may be a significant contributing factor to fair housing issues in Orange County. As discussed in connection with several other contributing factors, there is a general shortage of affordable housing in the county. This shortage has a particular effect on low-income families in which at least one member has a disability that requires accessibility features, and persons with disabilities who require the services of live-in aides.
High
All of the meaningful actions described above address this issue.
In addition, the following program specifically addresses the issue of housing for persons with disabilities:
Program HE -1.12: Development of Senior Housing
Seniors typically have specialized housing needs and fixed incomes that may require housing units not generally included in market rate housing. In 2020 the City Council approved entitlements for a 64 -unit affordable senior housing
development at 1314 N. Angelina Drive. The City shall continue to encourage the development of a wide range of housing choices for seniors through incentives (e.g., financial assistance, parking reductions, regulatory waivers). These may include independent living communities and assisted living facilities with on -site services and access to health care, nutrition, transportation and other appropriate services.
Program HE -1.13: Development of Housing for Larger Families Providing appropriately sized housing units for large families is important to improving livability, reducing instances of overcrowding and minimizing deferred maintenance issues. The City shall encourage incorporation of units with 3 or more bedrooms in for -sale and rental housing developments to accommodate the needs of larger families through activities such as technical assistance, expedited processing, and flexibility in development standards.
Program HE -1.14: Housing for Persons with Special Needs Housing to accommodate persons and families with special needs is a high priority for Placentia. In 2018 the City approved the Veteran's Village development with 49 very -low-income units for veterans who are homeless or at risk of homelessness.
The project also provides services such as vocational training, mental health counseling, job placement, etc. The City shall continue to work with non-profit housing developers, service providers and the County of Orange to encourage and support the development of housing for special needs households, including persons with developmental disabilities, through activities such as technical assistance, assistance in seeking D-63
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Appendix D: Affirmatively Furthering Fair Housing
Fair Housing Issue
Contributing Factor
Priority
Meaningful Action
funding annually, expedited processing and flexibility in development standards.
Program HE -2.3: Minimize Constraints on Housing for Persons with Disabilities
The City will continue to implement the Reasonable
Accommodation Ordinance, which provides relief from local regulations and permitting procedures that may have a
discriminatory effect on housing for persons with disabilities. In addition, a Zoning Ordinance amendment will be processed in 2022 to update the definition of "family" consistent with State law.
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Appendix E: Glossary
Appendix E: Glossary
Above Moderate -Income Household. A household with an annual income greater than 120% of the Area Median Income (AMI) adjusted by household size, as determined by the U.S. Department of Housing and Urban Development (HUD) or the California Department of Housing and Community Development.
Apartment. An apartment is one or more rooms in an apartment house or dwelling occupied or intended or designated for occupancy by one family for sleeping or living purposes and containing one kitchen.
Assisted Housing. Generally multi -family rental housing, but sometimes single-family ownership units, whose construction, financing, sales prices, or rents have been subsidized by federal, state, or local housing programs.
Below -market -rate (BMR). Any housing unit specifically priced to be sold or rented to Low- or Moderate -Income households for an amount less than the fair -market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as "Low - Income" or "Moderate -Income." May also refer to the financing of housing at less than prevailing interest rates.
Build -out. That level of urban development characterized by full occupancy of all developable sites in accordance with the General Plan; the maximum level of development envisioned by the General Plan.
Community Development Block Grant (CDBG). A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities and by counties or the California Department of Housing and Community Development (HCD) for non -entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.
Condominium. A type of ownership in which the interior space is individually owned and the balance of the property (both land and building) is owned in common by the owners of the individual units. (See "Townhouse.")
Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe private restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease.
Density Bonus. The allocation of development rights that allow a parcel to accommodate additional square footage or residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision of affordable housing at the same site or at another location.
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Appendix E: Glossary
Density, Residential. The number of residential dwelling units per acre of land.
Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre.
Developable Land. Land that is suitable as a location for structures.
Down Payment. Money paid by a buyer from his own funds, as opposed to that portion of the purchase price that is financed.
Duplex. A detached building under single ownership that is designed for occupation as the residence of two families living independently of each other.
Dwelling Unit (du). A building or portion of a building containing one or more rooms, designed for or used by one family for living or sleeping purposes, and having a separate bathroom and only one kitchen or kitchenette. See Housing Unit.
Elderly Housing. Typically, small apartments or condominiums designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them.
Emergency Shelter. Temporary housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. [California Health and Safety Code §50801(e)] Extremely Low -Income Household. A household with an annual income equal to or less than 30% of the area median income adjusted by household size, as determined by the U.S. Department of Housing and Urban Development (HUD)or the California Department of Housing and Community Development.
Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development (HUD) for purposes of administering the Section 8 Program.
Family. (1) Two or more persons related by birth, marriage, or adoption [U.S. Bureau of the Census]. (2) An individual or a group of persons living together who constitute a bona fide single housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind.
General Plan. A comprehensive, long-term plan mandated by State Planning Law for the physical development of a city or county and any land outside its boundaries which, in its judgment, bears relation to its planning. The plan shall include seven required elements: land use, circulation, open space, conservation, housing, safety, and noise.
The plan must include a statement of development policies and a diagram or diagrams illustrating the policies.
Goal. A general, overall, and ultimate purpose, aim, or end toward which the City will direct effort.
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Appendix E: Glossary
Green Building. Green or sustainable building is the practice of creating healthier and more resource -efficient models of construction, renovation, operation, maintenance, and demolition. (US Environmental Protection Agency)
Historic Preservation. The preservation of historically significant structures and neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of the building(s) to a former condition.
Historic Property. A historic property is a structure or site that has significant historic, architectural, or cultural value.
Household. All those persons —related or unrelated —who occupy a single housing unit. (See "Family.")
Housing and Community Development Department (HCD). The state agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of Low -and Moderate -Income households.
Housing Element. One of the seven state -mandated elements of a local general plan. It assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing.
Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance and utilities. For rental housing this is defined as rent and utilities.
Housing Unit. The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multi -family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under state law.
Housing and Urban Development, U.S. Department of (HUD). A cabinet -level department of the Federal government that administers housing and community development programs.
Implementing Policies. The City's statements of its commitments to consistent actions.
Implementation. Actions, procedures, programs, or techniques that carry out policies.
Infill Development. The development of new housing or other buildings on scattered vacant lots in a built-up area or on new building parcels created by permitted lot splits.
Jobs -Housing Balance. The existing or projected ratio of employment to housing units within a geographic area.
Land Use Classification. A system for classifying and designating the allowable use of properties.
E-3 November 2023
Appendix E: Glossary
Live -Work Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.
Low -Income Household. A household with an annual income usually no greater than 51%-80% of the area median income adjusted by household size, as determined by the U.S. Department of Housing and Urban Development (HUD)or the California Department of Housing and Community Development.
Low -Income Housing Tax Credits. Tax reductions provided by the Federal and state governments for investors in low-income housing.
Manufactured Housing. Residential structures that are constructed entirely in the factory, and which since June 15, 1976, have been regulated by the Federal Manufactured Home Construction and Safety Standards Act of 1974 under the administration of the U. S. Department of Housing and Urban Development (HUD). (See "Mobile Home" and "Modular Unit.")
Mixed -use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A "single site" may include contiguous properties.
Moderate -Income Household. A household with an annual income usually no greater than 81%-120% of the area median income adjusted by household size, as determined by the U.S. Department of Housing and Urban Development (HUD) or the California Department of Housing and Community Development.
Monthly Housing Expense. Total principal, interest, taxes, and insurance paid by the borrower, or total rent and utilities paid by a tenant on a monthly basis. Used with gross income to determine affordability.
Multiple Family Building. A building designed and used exclusively as a dwelling by two or more households occupying separate suites.
Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county.
Overcrowded Housing Unit. A housing unit in which the members of the household or group are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one that is occupied by more than one person per room.
Parcel. A lot or tract of land.
Persons with Disabilities. Persons determined to have a physical impairment or mental disorder expected to be of long or indefinite duration. Many such impairments or disorders are of such a nature that a person's ability to live independently can be improved by appropriate housing conditions.
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Appendix E: Glossary
Planning Area. The area directly addressed by the general plan. A city's planning area typically encompasses the city limits and potentially annexable land within its sphere of influence.
Policy. A specific statement of principle or of guiding actions that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program.
Poverty Level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or "poverty thresholds" varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.
Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the "who," "how" and "when" for carrying out the "what" and "where" of goals and objectives.
Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use.
Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction, and affecting a broad geographic area.
Regional Housing Needs Assessment. A quantification of existing and projected housing need, by household income group, for localities within a region.
Rehabilitation. The repair, preservation, and/or improvement of substandard housing.
Residential. Land designated in the General Plan and zoning ordinance for building consisting of dwelling units. May be improved, vacant, or unimproved. (See "Dwelling Unit.")
Residential Care Facility. A facility that provides 24 -hour care and supervision to its residents.
Residential, Multiple Family. Two or more dwelling units on a single site, under common ownership.
Residential, Single -Family. A single dwelling unit on a building site.
Retrofit. To add materials and/or devices to an existing building or system to improve its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to strengthen their ability to withstand earthquakes, for example.
Rezoning. An amendment to the map to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area.
Second Unit. A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. "Granny Flat" is one type of second unit.
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Appendix E: Glossary
Section 8 Rental Assistance Program. A Federal (HUD) rent -subsidy program that is one of the main sources of Federal housing assistance for low-income households. The program operates by providing housing assistance payments to owners, developers, and public housing agencies to make up the difference between the "Fair Market Rent" of a unit (set by HUD) and the household's contribution toward the rent, which is calculated at 30% of the household's adjusted gross monthly income (GMI).
Shared Living. The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by §1566.3 of the California Health and Safety Code.
Single-family Dwelling, Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See "Townhouse.")
Single-family Dwelling, Detached. A dwelling unit occupied or intended for occupancy by only one household that is structurally independent from any other such dwelling unit or structure intended for residential or other use. (See "Family.") Single Room Occupancy (SRO). A single room, typically 80 to 250 square feet, with a sink and closet, but which may require the occupant to share a communal bathroom, shower, and kitchen.
Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the form of mortgage interest deductions or tax credits from Federal and/or state income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.
Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.
Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population as defined in California Health and Safety Code §3260(d), and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. "Target population" means adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people. [California Health and Safety Code §50675.14(b) and §53260(d)]
Target Areas. Specifically designated sections of the community where loans and grants are made to bring about a specific outcome, such as the rehabilitation of housing affordable by very -low- and low-income households.
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Appendix E: Glossary
Tenure. A housing unit is "owned" if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid for. All other occupied units are classified as "rented," including units rented for cash rent and those occupied without payment of cash rent.
Townhouse. A townhouse is a dwelling unit located in a group of three (3) or more attached dwelling units with no dwelling unit located above or below another and with each dwelling unit having its own exterior entrance.
Transitional Housing. Shelter provide to the homeless for an extend period, often as long as 18 months, and generally integrated with other social services and counseling programs to assist in the transition to self-sufficiency through the acquisition of a stable income and permanent housing. (See "Emergency Shelter") Buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. [California Health and Safety Code §50675.2(h)] Very -Low -Income Household. A household with an annual income usually no greater than 50% of the area median income adjusted by household size, as determined by the U.S. Department of Housing and Urban Development (HUD)or the California Department of Housing and Community Development.
E-7 November 2023
N NEWSOM. Governor
STATE OF CAL FORNIA - BUSINESS. CONSUMER SERVICES AND HOUSING AGENCY GAV
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
May 16, 2022
Joe Lambert, Director
Development Services Department
City of Placentia
401 East Chapman Avenue
Placentia, CA 92870
Dear Joe Lambert:
RE: City of Placentia's 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of Placentia's (City) housing element adopted March 15, 2022 and received for review on March 17, 2022. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The adopted housing element addresses many statutory requirements described in HCD's December 20, 2021 review; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.
As a reminder, the City's 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City's 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. During the housing element revision process, the City must continue to engage the community, including organizations that represent lower -income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government's website and to email a link to all individuals and organizations that have previously requested notices relating to the local government's housing element at least seven days before submitting to HCD.
For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the
Joe Lambert, Director