2.A.2 CITY OF PLACENTIA HOUSING ELEMENT — Placentia City Council, February 6, 2024 (part 1 of 2)

City of Placentia
Housing Element
2021-2029
nor

PLA ENTIA
Rich Heritage, Bright Future
November 2023
City Council Resolution No. R-2022-16

Chapter 1: Introduction
This Housing Element provides the identification and analysis of existing and projected housing needs and articulates the City's official policies for the preservation, conservation, improvement, and production of housing within the City of Placentia for the 2021-2029 planning period.
1 1 Purpose and Content
The City of Placentia's Housing Element addresses adequate housing opportunities for present and future residents through 2029 and provides the primary policy guidance for local decision-making related to housing.

California Government Code §65583 requires a jurisdiction's Housing Element include the following components:
• A review of the previous Element's goals, policies, objectives and programs to ascertain the effectiveness of each of these components, as well as the overall effectiveness of the Housing Element;
• An assessment of housing need and an inventory of resources and constraints related to meeting these needs;
• A statement of goals, policies and quantified objectives related to the maintenance, preservation, improvement and development of housing; and • A policy program that provides a schedule of actions that the City is undertaking or intends to undertake implementing the policies set forth in the Housing Element.

1.2 Housing Element Update Process
The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the state's main housing goal.

Recognizing the important part that local planning programs play in pursuit of this goal, the Legislature has mandated that all cities and counties prepare a Housing Element as part of their comprehensive General Plans (California Government Code §65302(c)).

This Housing Element update covers the planning period from October 2021 to October 2029. State planning law mandates that jurisdictions review and update their Housing Elements every 8 years in order to remain relevant and useful and reflect the community's changing housing needs.
1-1 November 2023

1.3 State Law and Local Planning
Consistency with State Law
The Housing Element is one of the seven General Plan elements required by the State of California, as articulated in §65580 to §65589.8 of the California Government Code. It is the only General Plan Element that requires review by the State of California. State law requires that each jurisdiction's Housing Element consist of "an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled program actions for the preservation, improvement, and development of housing." The Housing Element plans for the provision of housing for all segments of the population.

Section 65583 of the Government Code sets forth specific requirements regarding the scope and content of each Housing Element. Table 1-1 summarizes these requirements and identifies the applicable sections in the Housing Element where these requirements are addressed.

Table 1-1 — State Housing Element Requirements
Required Housing Element Component Reference
A. Housing Needs Assessment

1. Analysis of population trends in Placentia in relation to countywide trends Chapter 2

2. Analysis of employment trends in Placentia in relation to regional trends Chapter 2

3. Projections and quantification of Placentia's existing and projected housing needs for all Chapter 2 income groups

4. Analysis and documentation of the city's housing characteristics, including:
a. Level of housing cost compared to ability to pay Chapter 2 b. Overcrowding Chapter 2
c. Housing stock condition Chapter 2

5. An inventory of land suitable for residential development including vacant sites and having Appendix B redevelopment potential and an analysis of the relationship of zoning, public facilities and services to these sites

6. Analysis of potential and actual governmental constraints upon the maintenance, Chapter 3 improvement, or development of housing for all income levels

7. Analysis of potential and actual nongovernmental constraints upon the maintenance, Chapter 3 improvement, or development of housing for all income levels

8. Analysis of special housing need: elderly, persons with disabilities, large families, farm Chapter 2 workers, and families with female heads of household

9. Analysis of housing needs for families and persons in need of emergency shelter Chapter 2

10. Analysis of opportunities for energy conservation with respect to residential development

11. Analysis of assisted housing developments that are eligible to convert from lower-income housing to market rate housing during the next 10 years B. Goals and Policies

12. Identification of goals, quantified objectives and policies relative to maintenance, improvement and development of housing
C. Implementation Program
Chapter 3
Chapter 2
Chapter 4
1-2 November 2023

Table 1-1 — State Housing Element Requirements
Required Housing Element Component Reference

13. Identify adequate sites which will be made available through appropriate action with Appendix B required public services and facilities for a variety of housing types for all income levels

14. Programs to assist in the development of adequate housing to meet the needs of Chapter 4 Extremely Low, Very Low, Low and Moderate -Income households.

15. Address, and where appropriate and legally possible, remove governmental constraints to Chapter 4 the maintenance, improvement, and development of housing

16. Remove constraints to or provide reasonable accommodations for housing for persons Chapter 4 with disabilities

17. Conserve and improve the condition of the existing affordable housing stock in Placentia Chapter 4

18. Promote housing opportunities for all persons Chapter 4

19. Identify programs to address the potential conversion of assisted housing development to Chapter 4 market -rate housing

20. Program actions to identify zones where emergency shelters are permitted without a conditional use or other discretionary permit and with the capacity to meet the needs of individuals and persons needing emergency shelter.

Chapter 4
General Plan Consistency
The California Government Code requires internal consistency among the various elements of a General Plan. Section 65300.5 of the Government Code states that the General Plan's various Elements shall provide an integrated and internally consistent and compatible statement of policy. The City has reviewed the other elements of the General Plan and has determined that this Housing Element provides consistency with the other Elements of the General Plan. The City will maintain this consistency as future General Plan amendments are processed by evaluating proposed amendments for consistency with all elements of the General Plan.

Relationship to Other Plans and Programs
The Housing Element identifies goals, objectives, policies, and action programs for the next eight years that directly address the housing needs of Placentia. Other City plans and programs that work to implement the goals and policies of the Housing Element include the City's Municipal Code, Specific Plans, Capital Improvement Program and the annual budget process.

1.4 Housing Element Organization
The Housing Element is organized into four sections:
• Chapter 1: Introduction describes the purpose, organization and requirements of the Housing Element;
• Chapter 2: Housing Profile analyzes the demographic, economic and housing trends in Placentia and describes the housing needs of the city; 1-3 November 2023

• Chapter 3: Resources and Constraints Analysis analyzes the governmental and non-governmental constraints to and resources for housing; and, • Chapter 4: Housing Policy Program provides goals and policy actions for the construction, conservation, rehabilitation, and preservation of housing in Placentia.

Supporting background material is included in the following appendices:
• Appendix A: Community Outreach
• Appendix B: Residential Land Inventory
• Appendix C: Review of Housing Element
• Appendix D: Affirmatively Furthering Fair Housing
• Appendix E: Glossary

1.5 Citizen Participation
This Housing Element was developed through the combined efforts of City staff, the Planning Commission, the City Council, and the City's residents and stakeholders.

Citizen input was received through website postings, public workshops and public hearings conducted by City staff, the Planning Commission and City Council. The notices for these workshops and hearings were sent directly to a list of interested parties, published in a local newspaper, on the City's website and prominently posted at City Hall and other public facilities. Throughout the process, organizations that represent the interests of lower-income and special needs households, or are otherwise involved in the development of housing, were invited to participate in the preparation and review of the Housing Element. The list of stakeholders who were invited to participate in the Housing Element update process is provided in Appendix A.

Comments received through the City's outreach activities have been considered in the development of the Housing Policy Program provided in Chapter 4 of this Housing Element. Additional information regarding the public participation process is provided in Appendix A.
1-4 November 2023

Chapter 2: Housing Needs Assessment
Chapter 2: Housing Needs Assessment
1 2.1 Introduction
When preparing the Housing Element, jurisdictions must evaluate existing and future housing needs for all income groups.

This section analyzes demographic and housing characteristics that influence the demand for and availability of housing. The analyses form a foundation for establishing programs and policies that seek to address identified housing needs.

Housing needs are identified according to income, tenure, and special needs groups.

Finally, the City's projected housing growth needs based on the 2021-2029 Regional Housing Needs Assessment (RHNA) are examined.

Primary data sources include the U.S. Census, the California Department of Finance, the Southern California Association of Governments, and other relevant data sources. These data sources are the most reliable for assessing existing conditions and provide a basis for comparison with historical trends.

It is important to note that different data may appear inconsistent for a variety of reasons. Some data reflect a "snapshot in time" while other such as Census American Community Survey ("ACS") estimates are based on a sample survey conducted over a period of several years. Also, many data sources are based on self -reporting, which can lead to variations. Because of these factors, statistics reported in this chapter should be viewed as estimates rather than precise counts.

2.2 Community Profile
Population Trends and Characteristics
Housing needs are generally influenced by population and employment trends. This section provides a summary of population characteristics in Placentia.

Historical, Existing and Forecast Growth
The City of Placentia is one of the 34 cities within Orange County. Placentia had an estimated 2020 total population of 51,494 including 337 living in group quarters according to the California Department of Finance (DOF). Figure 2-1 shows population trends in Placentia from 2000 to 2020. Over this period Placentia had an annual growth rate of about 0.5% compared to 0.7% for the region. 2-1 November 2023

1 Chapter 2: Housing Needs Assessment
Figure 2-1 - Population Growth- 2000-2020, Placentia vs. SCAG Region

53.0 52.0 i 51.0

50.0 49.0

48.0 47.0

46.0 45.0I ll

44.0 43.0
2000 2005 2010 2015
P[acentia 46.488 49,037 50,598 52,314
-SCAG 16,516, 703 17, 541,8 73 18, 051, 534 18,731, 901 Thousands
CA DOF E-5 Population and Housing Unit Estimates
2020
51,494
19,021,787

19.5 19-0

18.5 18.0

17.5 17.0

16.5 16.0

15.5 15.0
Age Composition
Housing needs are influenced by the age characteristics of the population. Different age groups require different accommodations based on lifestyle, family type, income level, and housing preference. According to recent Census estimates the population of Placentia is approximately 49.3% male and 50.7% female (Figure 2-2). The share of the population of Placentia under 18 years of age is 23.7%, which is higher than the regional share of 23.4%. Placentia's seniors (65 and above) make up 14.5% of the population, which is higher than the regional share of 13%.

Figure 2-2 - Population by Age and Gender, Placentia
2,500
2,000

1.500
1,000
500
0 500

1.000
1,500
2,000
2,500
i
i
1 1
1 1
1 1
American Community Survey 2014-2018 5 -year estimates
1 15-3
1 • Male • Female
1 50-54
1 55-59
1 Employment Trends
Current employment and projected job growth have a significant influence on housing needs during this planning period. Recent employment estimates reported that Placentia has 26,456 workers living within its borders who work across 13 major industrial sectors (Figure 2-3). The most prevalent industry is Education & Social Services with 5,550 employees (21% of total) and the second most prevalent industry is Manufacturing with 3,305 employees (12.5% of total). 2-2 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-3 — Employment by Industry, Placentia
Agriculture
Construction
Manufacturing
Wholesale Rrade
Retail Trade
Transportation
Information
Finance
Professional Services
Education &Social Services
Arts, Entertainment, Recreation
Other
Public Admin irrstration
1 0
136
521
926
926
1,202
1,371
1,729
1,987
5,306
3,159
3,179
5,550
1,000 2,000 3,000 A.000 Cv 6.00:

Amerioon Community Survey 2014-2012 5 -year estimates using groupings of 2 -digit NAILS codes.

The most prevalent occupational category in Placentia is Management, in which 10,653 (40.3% of total) employees work. The second -most prevalent type of work is in Sales, which employs 6,690 (25.3% of total) in Placentia (Figure 2-4).

Figure 2-4 — Employment by Occupation, Placentia

45.0%

40.0%

35.0%
30 0%

25.0%

20.0%
15 0%
100%

5.0%

0.0%
10,653
.616.827
Management
• Placentia 40 3%
• SCAG 34.2%

4.662 1.500,551
11 Services
17 6%

19.6%
6,690

1.743.617
Sales
253%

22.8%
• Placentia • SCAG
American Community Survey 2014-2018 5 -year estimates using groupings of SOC codes.

Household Characteristics

1.118.977
676.894 2,743

1.708
■ ■
Natural Resources Production

6.5% 104%

8.8% 14.6%
This section describes Placentia's household characteristics, which are important indicators of the type and size of housing needed in the city. The U.S. Census Bureau defines a "household" as all persons living in a single housing unit, whether or not they are related. One person living alone is considered a household, as is a group of unrelated people living in a single housing unit. Persons in group quarters, such as dormitories, retirement or convalescent homes, or other group living situations are included in population totals but are not considered households. The U.S. Census Bureau defines a family as "a group of two people or more (one of whom is the householder) related by birth, marriage, or adoption and residing together; all such people (including related subfamily members) are considered as members of one family."
2-3 November 2023

Chapter 2: Housing Needs Assessment
Household Size and Overcrowding
Figure 2-5 shows recent estimates of household size for Placentia. The most commonly occurring household size is two people (28.4%) and the second -most commonly occurring household is three people (21%). Placentia has a lower share of single -person households than the SCAG region overall (18% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (2.3% vs. 3.1%).

The special needs of large families are discussed in the Special Needs section later in this chapter).

Figure 2-5 — Household Size, Placentia

35.0%
j � O
m �
a 30.0%
v 25.0% o n a
0 ., ▪ 20.0%
o 15.0%
N

10.0%
L
N
05_0%

0.0%
0 N
?
N m 0
1 2 3 4 5 6 7+
Number of People per Household
■ Renter ■ Owner ■ Total
American Community Survey 2014-2018 5 -year estimates.

Overcrowding is defined as households having more than one person per room, excluding bathrooms and kitchens, with severe overcrowding when there are more than 1.5 occupants per room. Overcrowding can affect the health and well-being of residents, reduce the quality of the physical environment and contribute to physical deterioration of housing units.

Figure 2-6 summarizes recent Census estimates of overcrowding in Placentia compared to the SCAG region as a whole. In Placentia, 266 owner -occupied and 855 renter -occupied households had more than 1.0 occupants per room, while 90 owner -occupied households and 289 renter -occupied households had more than

1.5 occupants per room.

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).
2-4 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-6 — Overcrowding, Placentia vs. SCAG Region

18.0%
Percent of Total Households

16.0% 14.7%

14.0%

12.0%

10.0%

8.0%

6.0% 4.9%

4.0% 2.5%

2.0% 0 8% 1.3%
0-0% IMM

1.0+/room 1.5+/room 1.0+/room
Owner Owner Renter
• Placentia • SCAG

15.6%
American Community Survey 2014-2018 5 -year estimates.
6 4%

5.0%

1.5+/room
Renter
Overpayment
Housing cost burden, or overpayment, is most commonly measured as the percentage of gross income spent on housing, with 30% a usual threshold for 'cost burden' and 50% the threshold for "severe cost burden." However, a lower-income household spending the same percent of income on housing as a higher -income household will likely experience more true "cost burden." Figure 2-7 shows HUD estimates of the number of households in Placentia by tenure, income category and share of income spent on housing. This data shows that households in the lower income categories, especially renters, typically spend a higher portion of their incomes for housing.

The problems of overpayment are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing (see Program 1.3:

Chapter 2: Housing Needs Assessment
Figure 2-7 — Overpayment by Income Category and Tenure, Placentia Income by Cast Burden (Renters only)cost burden Cost burden Tots! > 30% 50%
Household Income less -than or= 30% HAMFI
Household Income >3D% to less -than or= 50°%
HAMFI
Household Income >50% to less -than or= 80°%
HAMFI
Household Income >80% to less -than or= 10085
HAMFI
Household Income n100% HAMFI
Total
845 785 1,415
850 465 1,415
870 195 1,364
295 855
8d 1,575
2,944 1,445 5,825
Cost burden Cost burden >
Income by Cast Burden (Owners only) 3096 5054 Iola]
Household Income less -than or= 3085 HAMFI 605 400 865
Household Income >30% to Tess -than or= 5035
HAMFI
Household Income >5096 to Tess -than or= 8085
HAMFI
Household Income >5096 to less -than or= 100°%
HAMFI 465 65 1,115
(Household Income >10096 HAMFI 975 30 6,320
Total 3,260 1,010 10,750
345 170 695
870 345 1,750
Extremely -Low -Income Households
Extremely -low-income (ELI) households are defined as households with incomes less than 30 percent of median family income (MFI). State law requires quantification and analysis of existing and projected housing needs of ELI households. As noted in Figure 2-7 above, recent Census data estimated that approximately 1,965 Placentia households were within the ELI category. As noted in Figure 2-8 below, approximately 19 percent of renters were ELI and about 8 percent of owners were ELI. The race/ethnicity with the highest share of extremely - low -income households in Placentia is Hispanic (19.7% compared to 12.1% of total population). ELI households often have other housing problems such as overcrowding due to insufficient incomes to afford large enough dwellings. As seen in Figure 2-7, 845 ELI renter households and 605 ELI owner households were paying more than 30% of income for housing. In addition, 785 ELI renter households and 400 ELI owner households were paying over 50% of income for housing.
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Chapter 2: Housing Needs Assessment
Figure 2-8 — Extremely -Low -Income Households by Race and Tenure, Placentia Total
Households
Households
below 30%
HAMFI
Share
below 30%
HAM FI
White, non -Hispanic 8,870
830 9.4%
Black, non -Hispanic 169
30 17.8%
Asian and other, non -Hispanic 2,978
260

8.7%
Hispanic 4,435
875

19.7%
TOTAL
16,452
1,995

12.196
Renter -occupied
Owner -occupied I 10,780
5,680
1,100
19A%
905
8A%
TOTAL
16,460
2,005

12.2%
HUD CHAS, 2012-2016. HAM/ refers to Housing Urban Development Area Median Family Income.

The projected needs of ELI households are discussed below as part of the Future Housing Needs analysis.

Housing Inventory and Market Conditions
This section describes the housing stock and market conditions in the City of Placentia.

Housing Stock Profile
Figure 2-9 provides recent estimates of the housing stock in Placentia, which has a total of approximately 17,184 housing units. The most prevalent housing type in Placentia is single-family detached with about 59% of all units. The share of all single-family units, including condos, in Placentia is 70.4%, which is higher than the

61.7% share in the SCAG region. The estimated total vacancy rate in the city is 2.8% while the average household size (as expressed by the population to housing unit ratio) is about 3.1 persons.
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Chapter 2: Housing Needs Assessment
Figure 2-9 — Housing by Type, Placentia vs. SCAG Region 100%
90%
80%
• 70%
60%
50%
o 40%
-80a 30%
20%
10%
0%
• Placentia (%)
■ SCAG (%)
10,179
1 1,926 1,393
MI OM
Single -Family Single -Family Multifamily, 2-4
Detached Attached Units

59.2% 11.2% 8.1%

54.4% 7.2% 7.5%
CA DOF E-5 Population and Housing Unit Estimates
Figure 2-10 —

70.0%

60.0%
m
0 50.0%
m 40.0%
0 1-

30.0%

20.0%
a)
a 10.0%

0.0%

3.100
▪ 1
Multifamily, 5f Units

18.0%

27.3%
586
Mobile Homes

3.4%

3.5%
Approximately 65 percent of Placentia's housing units were owner -occupied and 35 percent of the units were renter -occupied. As shown in Figure 2-10, the percentage of owner -occupied units in Placentia is higher than in the SCAG region as a whole.

Housing by Tenure, Placentia vs. SCAG Region

64.8%
352%

52.5%

47.5%
Placentia SCAG
• Owner (%) • Renter (%)
American Community Survey 2014-2018 5 -year estimates.

As shown in Figure 2-11, Placentia residents under age 35 are more likely to be renters than those in older age groups.
2-8 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-11— Housing Tenure by Age of Householder, Placentia

3.000
2,500
u 2.000
0 w 1.500
0 0
= 1,000
ill
500
0 [ 11 I/ L in &
15-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+
■Owner 24 786 1,636 2,493 1.286 1,136 1,654 1,286 449
• Renter 282 1.392 1,377 1.112 451 407 423 236 1,47
American Community Survey 2014-20I8 5 -year estimates.

Housing Age and Conditions
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 Figure 2-12. 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) may 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.
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Chapter 2: Housing Needs Assessment
Figure 2-12 — Housing by Year Built, Placentia vs. SCAG Region 35%
Percent of Total Units
30%
25LLiJ
PI 111111JJ
2014 & 2010- 2000- 1990- 1980- 1970- 1960- 1950- 1940- 1939 & Later 2013 2009 1999 1989 1979 1969 1959 1949 Earlier
Placentia (%) 02% 1.3% 8.5% 14.4% 112% 28.6% 25.0% 6.6% 13% 2 8% SCAG (%) 10% L5% 10.1% 9.5% 15.0% 16.3% 14.5% 15.9% 6.9% 93% ■Placentia (%) ■SCAG (%)
American Community Survey 2014-2018 5 -year estimates.

Housing Costs and Affordability
This section evaluates housing cost and affordability in Placentia.

1. Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e., county) median income (AMI): extremely -low (30% or less of AMI), very -low (31%-50% of AMI), low (51%-80% of AMI), moderate (81-120% of AMI) and above moderate (over 120% of AMI). Housing affordability is based on the relationship between household income and housing expenses. According to HUD and the California Department of Housing and Community Development', housing is considered "affordable" if the monthly payment is no more than 30% of a household's gross income. In some areas, such as Orange County, these income limits may be increased to adjust for high housing costs.

Table 2-1 shows affordable rent levels and estimated affordable purchase prices for housing in all areas of Orange County2 by income category. Based on State standards, the maximum affordable monthly rent (including utilities) for extremely - low -income households is $1,009, while the maximum affordable rent for very -low- income households is $1,681. The maximum affordable rent for low-income households is $2,689, while the maximum for moderate -income households is $3,201.

Maximum purchase prices are more difficult to determine due to variations in factors such as mortgage interest rates, qualifying procedures, down payments, special tax assessments, homeowner association fees, and property insurance rates.

With this caveat, the maximum home purchase prices by income category shown in Table 2-1 have been estimated based on typical conditions. 1 HCD memo of 2/1/2012 ( http://www.hcd.ca.gov/hpd/hrc/rep/state/incNote.html) 2 Affordable rent and purchase prices are based on county median income. 2-10 November 2023

Chapter 2: Housing Needs Assessment
Table 2-1 — Income Categories and Affordable Housing Costs, 2021 — Orange County Income Category Maximum Income Affordable Rent Affordable Price (est.) Extremely Low $40,350 $1,009
Very Low $67,250 $1,681
Low $107,550 $2,689
Moderate $128,050 $3,201 $500,000
Above moderate Over $128,050 Over $3,201 Over $500,000
Assumptions: Based on a family of 4 and 2021 State income limits; 30% of gross income for rent or principal, interest, taxes & insurance; 5% down payment, 4% interest, 1.25% taxes & insurance, $350 HOA dues *For -sale affordable housing is typically at the moderate income level Source: Cal. HCD; JHD Planning LLC

2. Home Price Trends
Between 2000 and 2018, median home sales prices in Placentia increased 150% while prices in the SCAG region increased 151%. 2018 median home sales prices in Placentia were $655,500 and the highest experienced since 2000 was $655,500 in 2018. Prices in Placentia have ranged from a low of 105.1% of the SCAG region median in 2007 and a high of 141.9% in 2010 (Figure 2-13). The most common monthly cost for homeowners in Placentia is $2,000-3,000 (Figure 2-14).

Figure 2-13— Median Sale Price for Existing Homes, Placentia vs. SCAG Region $700,000
$600,000
$500,000
$400,000
$300,000
$200,000
$100,000
Placertia SLAG — — — Placentia PeroentageofSCAG Puce
SC -4G Logia! Profiles, Core Logic/noto Quick_ SCAG median home sales prrce calculated os household -weighted overage of eaanty medians_ 160.08.
140.0'X.
120.%
100.0%

80.0%

60.036

40.096

20.0°%

0.0%
2-1 1 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-14— Monthly Owner Cost for Mortgage Holders, Placentia vs. SCAG Region 40% 36.0%
35%
30%
25%
20%
15%
10%
5%
0%
Pct. of mortgage holders

3.4%

27.4%

19.6%

15.4%
12 13.7% 13.1 .6%2.3%

7.6%

5.1%

2.6%
O.S%0.5% - ■
$4000
Mortgage - Monthly Payment
• Placentia ■SCAG
American Community Survey 2014-2018 5 -year estimates.

3. Rental Cost
About 55% of Placentia renters spend 30% or more of gross income on housing, which is similar to the SCAG region as a whole (Figure 2-15). About 26% of renter households in Placentia spend 50% percent or more of gross income on housing, compared to 29% in the SCAG region as a whole. According to recent Census estimates the median rent in Placentia is approximately $1,792 per month.

Figure 2-15— Rental Cost, Placentia
Number of Households

1.600
1,400
1200
1,000
800
600
400
200
0 645
724 713

6.5 i4.61i305
■
50% Not
Computed
Percent of I noome Spent on Rent
(Figure 2-16) shows that renters in the lower income categories typically spend a much higher percentage of their incomes on housing expenses compared to those with higher incomes.
2-12 November 2023

1 1
1 Chapter 2: Housing Needs Assessment
Figure 2-16 — Rental Cost by Income Category, Placentia 100%
• 90%
80%
• 70%
60%
• 50%
x 40%
° 30%
20%
10%
0%
1 1
Less than $20,000 to $35,000 to $50.000 to $75,000 to $100,000 or $20.000 $34.999 $49,999 $74.999 $99.999 more
■ >50% 496 668 294 58 0 0
■ 30-49% 76 87 514 699 210 106
■ 20-29% 30 12 86 281 553 607
■ 50%
■ 30-49%
■ 20-29%
■ <20%
Special Needs Groups
Certain segments of the population may have more difficulty in finding affordable and suitable housing due to special needs. This section identifies the needs for elderly persons, large households, female -headed households, persons with disabilities, persons who are homeless, and farmworkers.

Elderly Persons
Elderly persons are considered a special needs group because they are more likely to have fixed incomes and often have special needs related to housing location and construction. Because of limited mobility, elderly persons may need convenient access to services (e.g., medical and shopping) and public transit. Federal housing data define a household type as 'elderly family' if it consists of two persons with either or both age 62 or over. Recent Census estimates (Figure 2-17) reported that about 19% of elderly households in Placentia have incomes less than 30% of median, (compared to 24% in the SCAG region as a whole), while about 36% of Placentia's senior households earn less than 50% of the median income (compared to 31% in the region).

While sometimes viewed as a homogeneous group, seniors have a wide variety of circumstances and needs. For example, senior homeowners often have more financial resources and stable housing expenses than renters. Younger seniors under age 75 generally have fewer disability issues than those who are older and may require residential care or supportive housing options. As homeowners age, many may have difficulty maintaining their homes.

As shown in Figure 2-21, among seniors 65 and older the most common disability was ambulatory, experienced by about 18% of Placentia's seniors (and 23% of seniors in the entire SCAG region). The installation of grab bars and other features may be necessary to address mobility issues.
2-13 November 2023

Chapter 2: Housing Needs Assessment
The California Community Care Licensing Division identifies 48 licensed residential care homes for the elderly with a total of 940 beds in Placentia. Most of these are small facilities for up to 6 persons, although there are five larger facilities.

As discussed in Chapter 3, City regulations encourage a range of housing options to address the diverse needs of the growing senior population, including the residential care facilities, supportive housing, accessory dwelling units and reasonable accommodation for persons with disabilities. Program 1.12 in the Housing Plan also includes efforts to encourage development of additional senior housing.

Figure 2-17 — Elderly Households by Income and Tenure, Placentia s
Income category, relative
to surrounding area:
100% HAMFI

IIIINIMIN
Owner
Renter
435 380
540
910
355
1,145
3,385
190
155
105
65 895
Total
815
730
1,065
460
1,210
Percent of Total Elderly
Households:

19.0%

17.1%

24.9%

10.7%

28.3%
4,280
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.

Large Households
Large households are defined as having five or more persons living within the same housing unit. Large households are considered a special needs group because they require more space and more bedrooms. Large households are vulnerable to overcrowding, particularly among renters, due to the relatively small percentage of apartments with 3 or more bedrooms. As noted previously in the analysis of household size (Figure 2-5) about 1,046 renter households (18%) and 1,405 owner households (13%) in Placentia had at least five persons - a total of 2,451 households. According to recent Census estimates there are approximately 11,000 housing units with 3+ bedrooms (65%) and of those, about 5,957 (35%) had at least 4 bedrooms). In terms of the total housing stock, there appears to be a sufficient number of larger homes to meet the needs of large households, but many of those households may not have sufficient financial resources to afford a large enough home to avoid overcrowding. The needs of large households are addressed through City efforts (see Program 1.13 in the Housing Plan) to facilitate production of housing with 3 or more bedrooms as well as through State and Federal programs such as Section 8 and affordable housing subsidies such as Low Income Housing Tax Credits.
2-14 November 2023

Chapter 2: Housing Needs Assessment
Female -Headed Households
Female -headed households are a special needs group due to comparatively low rates of homeownership, lower incomes, and higher poverty rates experienced by this group. According to recent Census data (Figure 2-18), 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 female -headed and with children under 6 (compared to 1.0% in the SCAG region).

Figure 2-18— Female Headed Households, Placentia
FHH yd./chi Idren under 6 1 0.4%; 65
FHH w{children - 5.936; 957
Total FHH 12696; 2454
Total Households 16517
0 2404 4000 6000 8000 10000 12000 14000 16000 16040
Percent of total househods; Num her of households
Amerimn Community Survey 2014 -20135 -year estimates.

Approximately 5% of Placentia's households are experiencing poverty, compared to 8% in the SCAG region as a whole. Poverty thresholds vary by household type. In 2018, a single individual under 65 was considered in poverty with an income below $13,064/year while the threshold for a family consisting of 2 adults and 2 children was $25,465/year. Figure 2-19 shows recent estimates of poverty status for female - headed households in Placentia.

The needs of female -headed households are addressed through City programs to facilitate affordable housing development as well as through State and Federal programs such as Section 8 and affordable housing subsidies such as Low Income Housing Tax Credits.
2-15 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-19— Households by Poverty Status, Placentia
Female -leaded with 3 or more children
Female -headed with children
Female -headed
Total households in poverty

0.796; 120
13%; 797
18%;302
47%; 778
0 100 200 300 4040 500 600 700 800 900
Percent of total households; Number of households
Amer!COr, Community Survey 2 02 4-2 018 5 -year estimates.

Persons with Disabilities
A disability is defined as a long-lasting condition that impairs an individual's mobility, ability to work, or ability to care for them self. Persons with disabilities include those with physical, mental, or emotional disabilities. Access and affordability are the two major housing needs for persons with disabilities. This often requires specially designed dwelling units typically not found in market -rate housing, or supportive housing that also provides personal services and assistance with daily activities. Additionally, locating near public facilities and public transit is important for this special needs group.

According to recent ACS estimates (Figure 2-20), the most commonly occurring disabilities for Placentia residents are ambulatory and independent living. Among seniors 65 and older the most common disability was ambulatory, experienced by about 18% of Placentia's seniors (and 23% of seniors in the entire SCAG region).

To assist persons with disabilities the City has adopted reasonable accommodation procedures to allow modifications to regulations to accommodate the needs of persons with disabilities (see Program 2.3 in the Housing Plan). The City also continues to expand accessible housing options to persons living with disabilities by including accessibility features in new developments, and Program 1.4 includes amendments to City regulations for supportive housing.
2-16 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-20— Disabilities by Type, Placentia
Independent Living 1,585
Self-care 1,108
Ambulatory 2,211
Cognitive 1,371
Vision 659
Hearing 1,336
0 500 1,000 1,500 2.000 2,500
Arner!oon Community Survey 2014-201.3 5 -year estimates.

Figure 2-21— Disabilities by Type for Seniors 65+, Placentia vs. SCAG Region

25.0 8 20.0: .
a
g 15.0%
e 14.0%

5.0%

4.0%

14.2%

13.1%
i
Haring
22 9%

17.7%

10.1% 10.556

6.096 S.i9Y

6.6%

4.5%
1 17.5%

12.6%
1 Vision Cognitive Ambulatory Self-care Independent Living • Placentia Percent ■SCAG Region Percent
Amerioon Community Survey 2 014-2 018 5 -year estimotes.

Developmental Disabilities
As defined by federal law, "developmental disability" means a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments;
• Is manifested before the individual attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self-sufficiency; • Reflects the individual's need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other 2-17 November 2023

Chapter 2: Housing Needs Assessment
forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

The Census does not record developmental disabilities. According to the U.S.

Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) currently provides community-based services to persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The Regional Center of Orange County (RCOC) is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The RCOC is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.

Any resident of Orange County who has a developmental disability that originated before age 18 is eligible for services. Services are offered to people with develop- mental disabilities based on Individual Program Plans and may include: Adult day programs; advocacy; assessment/consultation; behavior management programs; diagnosis and evaluation; independent living services; infant development programs; information and referrals; mobility training; prenatal diagnosis; residential care; respite care; physical and occupational therapy; transportation; consumer, family vendor training; and vocational training. RCOC also coordinates the state -mandated Early Start program, which provides services for children under age three who have or are at substantial risk of having a developmental disability.

Figure 2-22 shows recent DDS data for persons with developmental disabilities in Placentia.
2-18 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-22 — Developmental Disabilities, Placentia
By Residence: Home of Parent/Family/Guardian
Independent/Supported Living
Community Care Facility
Intermediate Care Facility
Foster/Family Home
Other
By Age:

TOTAL
0 - 17 Years
18+ Years
Placentia
349
5 5
17 11
5 392
224
1008
CA DDS consumer count by CA ZiP, age group and residence type for the end of June 2019.

Data available in 161/197 SCAG jurisdictions.

The mission of the Dayle McIntosh Center is to advance the empowerment, equality, integration and full participation of people with disabilities in the community. The Center is not a residential program, but instead promotes the full integration of disabled persons into the community. Dayle McIntosh Center is a consumer -driven organization serving all disabilities. Its staff and board are composed of over 50% of people with disabilities. Its two offices service over 500,000 people in Orange County and surrounding areas with disabilities. The Center's main office is located in Garden Grove, approximately 7 miles south of Placentia.

Homeless Population and Transitional Housing
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.

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. 2-19 November 2023

Chapter 2: Housing Needs Assessment
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.

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 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.

Farm Workers
Farm workers are defined as persons whose primary incomes are earned through seasonal agricultural work. Recent Census data (Figure 2-23) estimated that there were approximately 136 total jobs in the farming, fishing and forestry occupations in Placentia and 80 full-time year-round jobs in those occupations.

According to SCAG's dataset, just 0.2 percent of jobs in all of Orange County are in agriculture and the USDA estimates there were just 340 migrant farmworkers in the County in 2017. Given that Placentia has no remaining land in commercial agriculture, the City has not identified a need for farmworker housing beyond general programs to support housing affordability.
2-20 November 2023

Chapter 2: Housing Needs Assessment
Figure 2-23 — Agricultural Employment, Placentia
Farmworkers by Occupation:
f
Placentia
Percent of
total Placentia
workers:
136

0.51%
SCAG Total
57,741
Total jobs: Farrning, fishing, and forestry occupations 80 0.44%
31,521
Full-time, year-round jobs: Farming, fishing, and forestry occupations Employment in the Agricultural industry:

Percent of
total Placentia
Placentia workers:
136
80 0.51%
SCAG Total
73,778

0.44% 44,979
Total in agriculture, forestry, fishing, and hunting
Full-time, year-round in agriculture, forestry, fishing, and hunting American Community Survey 2014-2018 5 -year estimates using groupings of NAICS and SOC codes.

2.3 Assisted Units "At -Risk" of Conversion
Jurisdictions are required to analyze government -assisted low-income rental housing that is eligible to convert to market rate housing over the next 10 years.

State law identifies housing assistance as a rental subsidy, mortgage subsidy, or mortgage insurance to an assisted housing development. Government assisted housing might convert to market rate housing for a number of reasons including expiring subsidies, mortgage repayments or expiration of affordability restrictions.

This section addresses:
• An inventory of assisted housing units that are at -risk of converting to market rate housing during 2021-2031;
• An analysis of the costs of preserving and/or replacing these units; • Resources that can be used to preserve at -risk units; • Program efforts for preservation of at -risk housing units; and • Quantified objectives for the number of at -risk units to be preserved during the Housing Element planning period
Inventory of At -Risk Units
Three projects with lower-income rental units are located in Placentia (Table 2-2).

According to the California Housing Partnership Corporation (CPHC), the Imperial Villas project could convert to market rate within the next 10 years and is therefore considered to be "at -risk." Program HE 3.5 describes actions the City will take to encourage the preservation of this project.
2-21 November 2023

Chapter 2: Housing Needs Assessment
Table 2-2 - Lower -Income Rental Units
Project
Imperial Villas
Veterans Village
Villa La Jolla
Address
1050 E. Imperial Hwy.
1924 Orangeview Ave
734 W. La Jolla St.

Source: California Housing Partnership Corporation, 2021 Program
HUD
LIHTC

LIHTC, HUD
Earliest
Conversion
Date
Total Units
Assisted
Units
2022 58 58
2072 50 49
2055 55 54
Total 113 113
Preservation Versus Replacement
According to CPHC, preservation of existing affordable housing has significant advantages over new construction, including:
• It generally costs half as much and takes half the time than building it new. • On average it serves much lower income households than new construction.
• New construction alone cannot produce enough affordable housing to meet demand in most markets in California.

Preservation Strategies
There are several options for preserving affordable units, including providing local subsidies to offset the difference between the affordable and market rent, acquisition/rehabilitation by a non-profit or public agency, or construction of new affordable housing to replace units lost.

Local Rental Subsidy. One strategy for preserving the units at -risk is to provide a local rental subsidy to residents if their affordable units convert to market rate.

Assuming an average rent subsidy of $1,500 per month per unit, the total subsidy that would be needed to extend affordability for the 58 -unit Imperial Villas project would be approximately $1,044,000 per year.

Acquisition/Rehabilitation. Acquisition/rehabilitation costs - depends on size, location, current sales figures. Assuming an average cost of $350,000 per unit, acquisition/rehabilitation of 58 low-income units would cost approximately $20 million.

Replacement Through New Construction. Affordable units lost to conversion can be replaced through new construction. Construction cost would depend on many factors including site acquisition, site preparation, construction and a variety of "soft" costs such as architecture, permit processing, financing and administration.

Based on an average cost of $500,000 per unit, the total cost of replacing 58 affordable units would be approximately $29 million.
2-22 November 2023

Chapter 2: Housing Needs Assessment
Resources for Preservation
A variety of programs exist to assist cities in acquiring, replacing or subsidizing at - risk affordable housing units. The following summarizes the available financial resources.
• Community Development Block Grant (CDBG) - CDBG funds are awarded to entitlement communities (entitlement cities and urban counties) on a formula basis for housing activities. Placentia is a participating city in the County of Orange's Urban County. Funding is awarded on a competitive basis to each participating city. Activities eligible for CDBG funding include acquisition, rehabilitation, economic development, and public services. • HOME Investment Partnership - HOME funds are awarded on a formula basis for housing activities. The flexible grant program takes into account local market conditions, inadequate housing, poverty, and housing production costs.

HOME funding is provided to jurisdictions to assist rental housing or homeownership through acquisition, construction, reconstruction, and/or rehabilitation of affordable housing. The County of Orange allocates funds to participating cities on a competitive basis.
• Section 8 Rental Assistance Program - The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market rate units on behalf of very -low income tenants. Rental assistance is provided through the Orange County Housing Authority.
• California Housing Finance Agency (Ca1HFA) Multifamily Programs- Ca1HFA's Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation or new construction of rental housing that includes affordable rents for low and moderate -income families and individuals.

One of the programs is the Preservation Acquisition Finance Program which is designed to facilitate the acquisition of at -risk affordable housing developments provide low-cost funding to preserve affordability.
• Low -Income Housing Tax Credit (LIHTC)- This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to those with high liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation and acquisition of properties.
• California Community Reinvestment Corporation (CCRC)- The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation and acquisition of properties.
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Chapter 2: Housing Needs Assessment
Qualified Entities to Develop or Operate Affordable Housing A number of non-profit corporations currently working in Orange County have the experience and capacity to assist in preserving at -risk units. These non -profits include:
• BRIDGE Housing Corporation (San Francisco)
• Civic Center Barrio Housing Corporation (Santa Ana)
• Jamboree Housing Corporation (Irvine)
• Mercy Housing Corporation (San Francisco)
Future Housing Needs
The Regional Housing Needs Assessment (RHNA) is a key requirement for local governments to plan for anticipated growth. The RHNA quantifies the anticipated need for housing within each jurisdiction for the 6th Housing Element projection period extending from July 2021 to October 2029. Communities then determine how they will address this need through the process of updating the Housing Elements of their General Plans.

The RHNA for the 6th cycle was adopted by the Southern California Association of Governments (SCAG) in March 2021. The need for housing is determined by the forecasted growth in households as well as existing need due to overcrowding and overpayment. The housing need for new households is adjusted to maintain a desirable level of vacancy to promote housing choice and mobility. An adjustment is also made to account for units lost due to demolition, natural disaster, or conversion to non -housing uses. Total housing need is then distributed among four income categories on the basis of the county's income distribution, with adjustments to avoid an over -concentration of lower-income households in any community. More information about the RHNA process may be found on SCAG's website at httns://scag.ca.gov/rhna.

The total assigned housing need for the City of Placentia during the 2021-2029 planning period is 4,374 units, which is distributed by income category as shown in Table 2-3. Chapter 3 includes a discussion of how the City will accommodate this need for additional housing during the planning period.

Table 2-3— Regional Housing Needs Assessment, 2021-2029 1 Extremely
Low -Income
1 Very Low -
Income
Low
Income
Moderate -
Income
Above
Moderate -
Income
Total
RHNA allocation 2 622 621 680 782 1,693 4,398
1 Extremely low-income need is a subset of the very -low-income (VLI) category and is assumed to be 50% of VLI need 2 The RHNA projection period covers the period 6/30/2021 - 10/15/2029 Source: Regional Housing Needs Allocation, SCAG 7/1/2021 It should be noted that SCAG did not identify growth needs for the extremely -low- income category in the adopted RHNA. As provided in Assembly Bill (AB) 2634 of 2-24 November 2023

Chapter 2: Housing Needs Assessment
2006, jurisdictions may determine their extremely -low-income need as one-half the need in the very -low category.
2-25 November 2023

Chapter 3: Resources and Constraints
Chapter 3: Resources and Constraints

3.1 Resources and Opportunities
A variety of resources are available for the development, rehabilitation, and preservation of housing in the City of Placentia. This chapter provides a description of the land resources to address the City's regional housing needs for the 2021-2029 planning period (see discussion of Future Housing Needs in Chapter 2), as well as financial and administrative resources available to support the provision of affordable housing. Additionally, this chapter discusses opportunities for energy conservation that can lower utility costs and increase housing affordability.

Land Resources
Section 65583(a) (3) of the GovernmentCode requires Housing Elements to contain an "inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites." A detailed inventory of potential sites for residential development is provided in Appendix B. The results of this analysis are summarized in Table 3-1 below. The table shows that the City's land inventory for potential residential developm ent is not currently sufficient to accomm o date the RHNA in the low- and above -moderate income categories for this planning period. Program HE -1.8 in the Housing Plan (Chapter 4) describes the specific actions the City will take to address this requirement.

Table 3-1 — Residential Sites vs. Regional Housing Need 2021-2029 Above
Income Category Very Low Low Moderate Moderate
Total
Approved Projects (Table B-2) 252 - 774 1,026
Vacant Sites (Table B-4) - 394 415 65 459 480
Underutilized Sites (Table B-5) 698 404 315 371 369 247 0 4,,7201.380 ADUs 14 24 17 1 56
Total Capacity 712 480 591 783 974 1,087 840 3,196 2.942 RHNA 1,243 680 782 1,693 4,398
Surplus (Shortfall) (531) (89) 19 (406 853) (1,137 1.473) Source: City of Placentia. 2021
A discussion of public facilities and infrastructure needed to serve future development is contained in Section 3.3, Non -Governmental Constraints. There are currently no known service limitations that would preclude the level of development described in the RHNA, although developers will be required to pay fees or construct public improvements to serve new developments.
3-1 November 2023

Chapter 3: Resources and Constraints
Financial and Administrative Resources
Community Development Block Grant and HOME Programs
Placentia participates in a consortium with the County of Orange and 12 other cities known as the Orange County Urban County Program. The Urban County consortium receives Community Development Block Grant (CDBG) and HO ME funding on a formula basis from the Federal government. Funds are distributed by the County of Orange to individual jurisdictions on a competitive basis. During the 2006/07 through 2010/11 Fiscal Years, the City received $150,000 annually in CDBG funds for housing rehabilitation but this amount declined to $135,000 per year in FY 2012/13 and 2013/14. This City also was awarded grants for public improvements for pedestrian accessibility, Edwin T. Powell Community Center, neighborhood facilities, streets and neighborhood parks. The City has not received HOME funds in recent years but will pursue them in the future when eligible projects are identified.

CDBG funds can be used for the following activities:
• Acquisition
• Rehabilitation
• Home Buyer Assistance
• Economic Development
• Homeless Assistance
• Public Services
• Public Improvements
• Rent Subsidies
HOME funds can be used for the following activities:
• New Construction
• Acquisition
• Rehabilitation
• Home Buyer Assistance
• Rental Assistance
Former Redevelopment Agency and the Successor Agency
As of February 1, 2012 the Redevelopment Agency (RDA) of the City of Placentia was dissolved by Governor Jerry Brown and the State Legislature. As part of the Dissolution Act, the City of Placentia designated itself as both the Successor Agency and successor housing agency to the former redevelopment agency to wind down its operations and continue local control over the former assets of the agency. The Successor Agency is able to pay for those items found to be enforceable obligations by the State Department of Finance until such time as the obligation ceases. The Successor Agency does not have any affordable housing obligations as all properties or loan receivables were transferred to the City as the housing successor agency. 3-2 November 2023

Chapter 3: Resources and Constraints
k yr
Energy Conservation Opportunities
In order to reduce the consumption of water in a landscaped area the City of Placentia has adopted a xeriscape ordinance within the Zoning Code. Primary techniques to reduce water consumption are the use of water -conserving plants, minimizing the amount of grass area, grouping plants in accordance to their watering needs, and providing an irrigation system designed to meet the needs of the plants in the landscape. All new developments are required to submit plans that comply with the ordinance.

In 1982, the City adopted an ordinance that encourages the development of energy efficient residential dwellings in order to reduce the reliance of the City's residents in commercial energy sources.

Southern California E dison, which provides electricity service in Placentia, offers public information and technical assistance to developers and homeowners regarding energy conservation. Southern California Edison also provides incentives for energy-efficient new construction and home improvements. Owners of existing homes can receive monetary incentives for purchasing Energy -star appliances or making other energy- saving improvements such as installing a whole -house attic fan.

Another strategy for building energy-efficient homes is the U.S. Green Building Council's guidelines for LEED Certification. LEED-certified buildings demonstrate energy and water savings, reduced maintenance costs and improved occupant satisfaction. The LEED for New Construction program has been applied to numerous multi -family residential projects nationwide. The LEED for Homes pilot program was launched in 2005 and includes standards for new single-family and multi -family home construction.

The City Council has authorized participation in the Home Energy Renovation Program (HERO) as provided for through the Western Riverside Council of Governments. The HERO program is financed through property assessments where the improvements are made and is not a City program, but simply a means to provide property assessed financing to eligible property owners in the City for various energy and water conservation improvements.

3.2 Constraints
In planning for the provision of housing, constraints to the development, maintenance and improvement of housing must be recognized, and jurisdictions must take appropriate steps to mitigate them where feasible. Local government cannot control many of these constraints, such as those related to general economic and market conditions, and constraints imposed by other governmental entities. Potential governmental and non-governmental constraints along with City efforts to reduce these constraints are discussed below.
3-3 November 2023

Chapter 3: Resources and Constraints
Governmental Constraints
Potential governmental constraints include policies, standards, requirements, and actions imposed by various levels of government on housing development. These constraints may include land use controls, building codes, growth management measures, development fees, processing and permit procedures, and site improvement standards. State and federal agencies may also play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government and are therefore not addressed in this analysis.

Land Use Controls
Land use controls include General Plan policies, zoning regulations (and the resulting use restrictions, development standards and permit processing requirements) and development fees.

1. General Plan
Every city in California must have a General Plan, which establishes policy guidelines for all development within the city. The General Plan is the foundation of all land use controls in a jurisdiction. Placentia's General Plan was comprehensively updated in 2019. The Land Use Element of the General Plan identifies the location, distribution, and density of the land uses within the City.

General Plan residential densities are expressed in dwelling units per acre. The Placentia General Plan identifies three residential land use designations, a Planned Community designation and a Specific Plan designation. Table 3-2 summarizes the residential land use designations and their associated acreages and density ranges.

Table 3-2 - General Plan, Residential Land Use Designations Designation
Low Density Residential
Medium Density Residential
High Density Residential
Old Town
Transit Oriented Development
Mixed Use
Residential Planned Community
Specific Plan
Source: City of Placentia, 2021
1 Description
Single family residences on individual parcels.
1 Single-family and multi -family developments including attached and detached housing. Can include clustering and planned unit development approaches
Multifamily residences such as apartments
Mix of housing, retail, office, and/or other similar uses within a half -mile of quality public transportation
Mix of high-density housing, office, retail and/or other amenities
Combination of non-residential and residential uses in the same structure or on the same site
Allows a variety of housing types and related commercial uses through a development plan
Specific Plans, programs, regulations, and conditions that are unique for an area and are pertinent to maintain
compatibility with surrounding areas.
1 Density
6 du/ac
maximum
15 du/ac
maximum
25 du/ac
maximum
30-65 du/ac
65-95 du/ac

7.1 du/ac
maximum mean
Established
individually for
each Specific Plan
3-4 November 2023

Chapter 3: Resources and Constraints

2. Zoning Code
The Zoning Code is the primary tool for implementing the Land Use Element of the General Plan. It is designed to protect and promote public health, safety, and welfare. Placentia's residential zoning designations control both the use and development standards of specific sites and influence the development of housing.

Table 3-3 summarizes the single-family residential zoning designations and their requirements. Table 3-4 summarizes the multi -family residential designations and requirements. Based on residential units approved and constructed complying with these standards, the City has determined the development standards do not unreasonably impact the cost and supply of housing nor the ability of projects to achieve maximum densities.

The Transit Oriented Development (TOD) zone was recently added to the land use categories and provides significant opportunities for high-density multi -family development.

Table 3-3 - Summary of Single -Family Residential Zoning Requirements Minimum Maximum Minimum
Lot Area Lot Floor Area Maximum
Zone (Sq. Ft) Coverage (Sq. Ft) Building Height
Minimum
Front Yard
Minimum Interior
Side Yard
R -A 20,000 40% N/A 30' 25' 6' one side, 12'
other side; corner
lot line, 11'
1,300 30'; accessory 20'-25' 6' on one side and
buildings 20' 10' opposite side;
corner lot 12'
R-1 Interior 50%
lots 7,000;
corner lots
7,500
PUD N/A 60% N/A 35'; 30' when located 10' None required; adjacent to properties except there shall
zoned "R -A" or "R-1," be a minimum 10 -
may be modified foot separation
pursuantto §23.15.090 between buildings
Source: City of Placentia Municipal Code, Chapter 23
Minimum
Street Side
Yard
Minimum
Rear Yard
Corner and
interior
lot, 5'
20'
5' or less, or 10'
18' or more
Table 3-4 - Summary of Multiple Family Residential Zoning Requirements Zone
R-2
R -G
Minimum Lot
Area
(Sq. Ft.)
Maximum Maximum
Lot Coverage MM Building Height
Minimum
Front
Yard
Minimum
Interior
Side Yard
Minimum
Street Side
Yard
Interior lots
7,000;
corner lots
8,000;
Interior lots
8,000; corner
lots 9,000
R-3 Interior lots
8,000; corner
lots 9,000
50% 35'; 30' when located adjacent to 20'-25'
properties zoned "R -A" or "R-1,"
may be modified pursuant to
§23.15.040
60% 35'; 30' when located adjacent to
properties zoned "R -A" or "R-1,"
may be modified pursuant to
§23.18.040
60% 35'; 30' when located adjacent to
properties zoned "R -A" or "R-1,"
may be modified pursuant to
§23.21.040
2 stories or 35'
MHP 15 acres Subject to Title 25 of
the Calif. Admin. Code
Source: City of Placentia Municipal Code, Chapter 23
Minimum
Rear Yard
5' Subject to 10'
§23.15.110
20' 0'-10' Subject to 0'-10'
§23.81.130
15' 0'-5' 10'-15' 0'-10'
10' 25'
3-5 November 2023

Chapter 3: Resources and Constraints
Analysis of Building Heights
Maximum building heights are set and defined in the City's Zoning Code to maintain symmetry and compatibility between existing and proposed developments. Setting limits to the height of buildings establishes appropriate scaled new development with surrounding uses and minimizes potential nuisances on neighboring properties relating to privacy and/or sunlight and shade. This requirement also ensures a compatibility and similar aesthetic amongst uses, but in certain conditions may cause a constraint to the development of housing - particularly as it relates to multi -family housing developments.

The City's building height requirements do not prohibit residential developments from reaching the maximum density on varying sites, it therefore is not considered a constraint to the development of housing, specifically housing affordable to low and very low-income households.

The City's Density Bonus program provides additional incentives for the development of affordable housing, including a reduction in the site development standards (e.g., site coverage, setbacks, increased height up to the maximum allowed, reduced lot sizes, and/or parking requirements.

Multifamily residential developments in the TOD, R-2, R -G and R-3 zones are able to meet the maximum density limit while complying with the height limits and the remaining development standards shown in Table 3-4. For example, a proposed 2 - story multi -family development on a one -acre lot in the R3 zone can meet the setback and lot coverage requirements and be able to build approximately 30 units each measuring 1,000 square feet; as the maximum density is 30 dwelling units per acre, the maximum building height limits do not impede the development of multi -family developments.

Based on past projects and current application of the code, the height limit is not known to constrain residential developments from reaching the maximum permitted density and is not considered a constraint to housing development, however, the City acknowledges that height restrictions may prevent multifamily developments from reaching three stories. To ensure height limits are not a constraint, the City has added Program HE -1.20: Annual Review of Site Requirements to amend height requirements for developments in zones that allow multifamily housing to at least 36 feet, with no exceptions.The single-family residential zones are R -A and R-1. As shown in Chapter 3, single-family units are permitted by -right in R -A, R-1, R-2, RPC, PUD, SP -6, SP -7, and SP -8. Single-family units are approved administratively without a public hearing, although subdivisions require a discretionary review process pursuant to the Subdivision Map Act.

The multi -family residential zones are R-2, R -G, R-3, and MHP. Multi -family dwellings are permitted subject only to Development Plan Review (DPR) by the Planning Commission in the R-2, R -G, R-3, SP -3, SP -4, SP -7 and SP -9 zones. The DPR process (Municipal Code Chapter 23.75) ensures that projects are consistent with applicable policies and standards. Multi -family developments are subject to a conditional use permit in the RPC (Residential Planned Community) zone. 3-6 November 2023

Chapter 3: Resources and Constraints
Table 3-5— Summary of Permitted Uses
Residential Zone
R -A
R-1
R-2
R -G
R-3
RPC
MHP
PUD
SP -3
SP -4
SP -6
SP -7
SP -8
SP -9
Single-family
Permitted
Permitted
Permitted
Prohibited
Prohibited
Permitted
Prohibited
Permitted
Prohibited
Prohibited
Permitted
Permitted
Permitted
Prohibited
Multi -family
Prohibited
Prohibited
Permitted
Permitted
Permitted
Permitted With CUP
Prohibited
Prohibited
Permitted)
Permitted2
Prohibited
Permitted
Prohibited
Permitted
Mobile home Parks
Permitted
Permitted With CUP
Permitted With CUP
Permitted With CUP
Permitted With CUP
Permitted With CUP
Permitted With CUP
Permitted With CUP
Prohibited
Prohibited
Prohibited
Permitted With CUP
Prohibited
Prohibited
'Apartment projects for persons 55 years ofage or older. 2Apartments of medium density residential setting reserved for lower-income families for a minimum of 30 years.

Source: City of Placentia Municipal Code Chapter 23
Transit Oriented Development (TOD) Zone
In 2017 the City adopted Municipal Code Chapter 23.111 Transit Oriented Development Packing House District Development Standards, which encompasses a former manufacturing area located south of downtown and immediately adjacent to a Metrolink commuter rail station' currently under construction. The TOD zone is approximately 110 acres in size and runs south from the Burlington Northern Rail line to Orangethorpe Avenue, and east from State Route 57. The TOD area provides for residential densities up to 95 dwelling units per acre, mixed-use residential - commercial, and increased amenities to encourage use of the commuter rail station.

Additional development standards in the TOD zone are shown in Table 3-6.

Since adoption ofthe TOD zone in 2017, several high-density residential projects have been approved at densities ranging from 73 to 89 units/acre, or up to 93% of the allowable density, indicating that the development standards do not pose a constraint to development (see Table B-2 in Appendix B).

Old Town Placentia Revitalization Plan Regulations
In 2017 the City adopted Municipal Code Chapter 23.112 Old Town Placentia Revitalization Plan Development Standards, which covers the Old Town area immediately north ofthe TOD zone and the Metrolink commuter rail line. The purpose of the Old Town regulations is to facilitate the enhancement of the city's historic core, characterized by its small -scaled village atmosphere, shopfront architecture, mix of uses and inviting streetscapes.
1 httns:// www.nlacentia.org/705/M etrolink-Station-and-Parking-Structure 3-7 November 2023

Chapter 3: Resources and Constraints
The Old Town district is divided into five subareas and one overlay zone as shown in Figure 3-1:
• Main Street (MS)
• Village (V)
• Mixed -Use (MU)
• High -Density Residential (HDR)
• Public Facilities (PF)
• R-2 Overlay Zone
Multi -family residential development, either stand-alone or mixed-use, is allowed in the HDR subarea and residential is allowed on the upper floors in all subareas except Public Facilities. Maximum densities are 25 units/acre in the Main Street subarea, 35 units/acre in the Village subarea, 55 units/acre in the Mixed -Use subarea, and 65 units/acre in the High -Density Residential subarea. Allowable building heights range between 2 and 4 stories depending on location (Table 3-7). 3-8 November 2023

Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
Architectural Review
Building Placement Regulations

1. Density
Standard
Notes
High quality, 360 degree, architectural and urban design is required. All new projects will require architectural review by a third party architectural expert, selected by the city.

Third party review costs are the
responsibility of the applicant.
65 dwelling unit/acre minimum and 95 dwelling units/acre Density shall be calculated using gross lot size, prior to any required right-of-
way dedications. Dedications shall be
required along Crowther Avenue.

2. Block Length and Lot Size Requirements. Each project along Crowther Avenue shall create an active and inviting environment for pedestrians. a. Maximum Building Length without Breaks in Building 350 ft. Breaks in building massing mean Massing courtyards, plazas, outdoor dining, etc.

These should be open from ground to sky
and constitute a true break in the
building massing.
maximum
b. Lot Depth
No minimum lot depth Integrated developments and lot
consolidations are encouraged with lot
orientation fronting on Crowther Avenue,
and where possible, with parcels
extending from Crowther to the railroad
right-of-way.
c. Minimum Lot Size 20,000 square feet

3. Setbacks. Minimum setbacks required and, where noted, maximum setbacks established, except where a frontage type standard allows exceptions or establishes different requirements. Setbacks are measured from property line after any required dedications. Fire department requirements supersede any setback listed below. a. Setback From Railroad Track 0 feet
b. Front Yard Setback 3 ft. min./15 ft. max.
10 ft. from rear ROW preferred by BNSF
for above ground structures. Applicants
should consideraccessto rear portion of
new development.
3-9 November 2023

Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
c. Side Yard Setback
d. Rear Yard Setback
Standard Notes
1 0 feet, or 10 ft. when adjacent to a property containing residential uses.
10 ft.
e. Street Side Yard Setback 5 ft. min./15 ft. max.

4. Projections
a. Allowable Setback Projections.
i. Ground Floor:
• Awnings and canopies over windows: 60 inches;
• Sun shade structures: 15 feet;
• Bay windows: 60 inches (not wider than 10 feet);
• Cornices, belt courses, and similar architectural features: 12 inches; • Eaves, roof overhangs: 30 inches; and
• Uncovered porches, decks and landings (may be covered by arbors or trellises): 10 feet. ii. Above Ground Floor. Awnings, galleries, balconies, bay windows: 48 inches.

Hi. Art, as determined by the approval of the public art component of the project. iv. For signs, see Sign Regulations, § 23.110.050.
v. All projections must maintain a minimum of 8 feet vertical height from ground. b. Public right-of-way encroachments require approval of an encroachment permit.

5. Building Height, Rooftop Amenities, Frontages, and Ground Floor 3-10 November 2023

Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
Standard Notes
a. Building Height
3 stories minimum, 35 ft. minimum, 5 stories maximum, not to exceed 68 ft.
b. Frontage Requirements. In order to support the pedestrian environment, building frontages onto streets and open spaces shall be maximized. No visible parking is permitted along frontages. A minimum of 75% of the site frontage shall be occupied as building frontage. A section of blank wall shall not exceed 20 linear feet without being interrupted by a window or entry or other facade treatment. c. Where commercial uses are required on ground floors, those commercial uses shall have a minimum 15 ft. floor to ceiling height.

6. Provision of Common Open Space (Residential Portion Only) a. Amount per residential use 50 sf/unitfor residential units; 50 sf/u nit for 5 or more live work Up to 75% of this requirement can be units. fulfilled by providinga public plaza in lieu
of private common open space.
b. Types of Common Open Space Permitted
c. Rooftop Amenities
• Common open space can be active or passive but must be accessible to all non-residential tenants (i.e., employees and employers) and residential residents.
• Required setbacks may not be counted as common open
space, except that rear yards counted as meeting the
requirement for live/work units.
• Common open spaceshall befully landscaped and requires an approved landscape plan.
• Examples may include: courtyards, clubhouses with
accompanying landscaped areas, swimming pools, plazas,
greens, parks, playgrounds, picnic areas, outdoor seating. • Rooftop amenities are permitted if they provide additional recreational or common open space activities for the residents of the building.
3-1 1 November 2023

Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
Standard
Notes
1 • 50% of the rooftop amenities (structures and active recreation amenities) may count towards the square footage requirement for either private or common open space.
• Rooftop amenities, such as and not limited to, clubhouses, swimming pools, tennis courts, open space areas, fitness centers, are permitted to project 16 ft. above the maximum height limit if integrated into the overall design of the project and the maximum rooftop building coverage is limited to 30% of the rooftop floor area.
• Roof top amenities shall be set back from the building edge such that no more than 20% of the rooftop structure can be visible from the primary public right-of-way at centerline of the street.
• Rooftop amenities are intended for the use of building residents.
d. Courtyard Common Open Space Requirements • Courtyards shall be designed as a central courtyard or as partial, multiple, separated or interconnected courtyards. • Minimum courtyard dimension shall be 40 ft. when the long axis of the courtyard is oriented EW and 30 ft. for a NS orientation. The courtyard proportion is 1:1 between its width and height for at least 2/3 of the court's perimeter. As long as total open space requirement is met, this ratio could be modified by up to 10%.
• When there are 2 or more courtyards, they shall be connected to each other.
• The area required for first level patios shall not be deducted from the overall courtyard area.
3-12 November 2023

0.111r
Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
Standard
Notes

7. Provision of Private Open Space (Residential Portion Only) a. Live Work
b. Residential -Attached & Multifamily

8. Parking
64 sf/unit
64 sf/unit
Standards
a. Retail — spaces per 1,000 sf 2 min./4 max.
b. Eating and Drinking Establishments— spaces per 1,000 sf 6 ft. min. in any direction; the total of 64
sf must be provided as 1 private open
space area, not broken up into smaller
sizes.
6 ft. min. in any direction; the total of 64
sf must be provided as 1 private open
space area, not broken up into smaller
sizes.

Applicable Land Uses
Accessory retail, antique, artisan, general
retail, grocery, retail complex, personal
services
5 min./10 max. Bar/tavern, restaurant, brewery, etc.
c. Outdoor Dining on Private Property 0 • Outdoor dining is encouraged and shall be incorporated as part of the overall
design of the building or project.
• Outdoor dining may project into
required setbacks.
• No parking is required for outdoor
dining unless the total outdoor dining
square footage is greater than the total
interior dining area. In this circumstance,
project must provide parking for the
amount over the interior square footage.
3-13 November 2023

Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
Standard Notes
1 d. Specialty Goods & Foods— spaces per 1,000 sf 2 min./4 max. e. Entertainment & Recreation — spaces per 1,000 sf
• Acceptable barriers for defining
outdoor dining areas shall include fences,
railings, and planter boxes.
6 min./10 max. Health/fitness, playgrounds, studios,
theatres cannot be stand alone.
f. Commercial Goods — spaces per 1,000 sf 2 min./4 max. g. Civic & Cultural, including Libraries and Museums — 3 min./no max. spaces per 1,000 sf
h. Office Professional — spaces per 1,000 sf 2 min./4 max. i. Personal Services 3 min./no max.
j. Live Work 1 min./1.5 max.
k. ATM 0
I. Lodging — B&B 1 per sleeping room.
m. Lodging — Hotel 1 per sleeping room, plus 1 space for every 75 sf of assembly area.

Residential
n. Spaces per studio unit 1 min./1 max.
o. Spaces per 1 bed unit 1 min./1.5 max.
p. Spaces per 2 bed unit 1.5 min./2 max.
q. Spaces per 3 bed unit 2 min./2.5 max.

No assembly space permitted.
3-14 November 2023

Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
P 1I
ti
A
Standard ■ = Notes
1 r. Guest spaces per 10 units 2 min./3 max.
s. Mixed Use
Other
Parking shall meet the requirements for individual land uses.

Residential parking shall be separated from non-residential parking and easily accessible through a controlled mechanism. t. Bike Parking — Short -Term Residential: 1 resident bicycle parking space for every 5 residential units, or portion thereof;
Nonresidential: 1 bicycle parking space for every 5,000 sf, or portion thereof, of nonresidential floor area.
u. Bike Parking — Long -Term Residential: 2 bicycle storage units for every 5 dwelling units for the first20, and 1 for every 5 additional units, or portion thereof; v. Electric Vehicle Charging Stations.

Nonresidential:Anyestablishment with a parking structure and a minimum of 10,000 sf of non-residential space shall provide long-term bicycle parking at a minimum ratio of 1 space per 20 vehicle spaces.

Minimum 10% of project's parking spaces must provide EV Level 2 charging stations. Alternatively, 5% of total spaces if installing DC fast charging stations.
w. Transit Station or Terminal. As per director of development services in coordination with transportation authority.
x. Telecommunication Facility 1 space to service facility. y. Surface Parking. Surface parking is permitted as long as not visible from public street and is fully landscaped and screened from public view. z. Parking Structure. Structure parking permitted only if integrated into overall design of building and "wrapped" with the building, such that the Reduced parking may be permitted
through a parking study.
3-15 November 2023

Chapter 3: Resources and Constraints
Table 3-6- TOD Development Standards
Standard
Notes
1 parking area is not visible from any portion of the front, sides, rear or interior courtyards of the project.
aa. Podium Parking. Permitted if fully integrated into a development with a "wrapped" parking structure.
bb. Underground Parking. Permitted if fully integrated into the design of the development. cc. Parking Reduction.

Applicants may apply for parking reduction before the planning commission for residential and mixed use projects up to a maximum reduction of 25% through a parking demand study or shared parking analysis. One such incentive could include a Zip car or shared car plan.
3-16 November 2023

Chapter 3: Resources and Constraints
Table 3-7- Old Town Placentia Revitalization Plan Development Standards pioN
Development Standard
Planning Subareas
High -Density
Notes and Additional
Main Street Village Mixed -Use Residential Public Facility Requirements Residential Density

1. Density (max du/ac) 25 35 55 65 NA Density shall be calculated using gross lot size, prior to
any required right-of-way
dedications.

Setbacks. Minimum setbacks required and, where noted, maximum setbacks established, except where a frontage type standard allows exceptions or establishes different requirements. Setbacks are measured from property line after any required dedications. Fire department requirements supersede any setback listed below.

1. Setback from Railroad Track NA NA NA 0 ft. 0 ft. 10' from rear ROW preferred by BNSF for above
ground structures.

Applicants should consider
access to rear portion of
new development.

2. Front Yard Setback (min -max) 0 ft.

3. Front Yard Setback for "through lots"
and cross -alley developments in the R-2
overlay, fronting Alta and Main. See
definitions section.
0-5 ft. 5-15 ft.
5-15 ft. NA All setback areas facing a
street or alley not devoted
to walkways and driveways
shall be properly landscaped
and maintained in
compliance with PMC Ch.

23.77. In the R-2 overlay
zone, the front yard setback
shall be 15'.
15 ft. 15 ft. 15 ft. NA NA
3-17 November 2023

Chapter 3: Resources and Constraints
Table 3-7- Old Town Placentia Revitalization Plan Development Standards Development Standard
Main Street
Planning Subareas
High -Density
Village Mixed -Use Residential Public Facility
Notes and Additional
Requirements

4. Side Yard Setback

5. Side Yard Setback for "through lots"
and cross -alley developments in the R-2
overlay, fronting Alta and Main. See
definitions section.

6. Rear Yard Setback (min -max)

7. Street Side Yard Setback (min -max)
Projections and Encroachments

1. Allowable Setback Projections
O ft. 0 ft.

O ft. Oft.
0-5 ft.* 0-5 ft.* NA 0 ft.
0-15 ft. 0-15 ft.
0-15 ft. 0 ft.
0 ft. 0-5 ft. 5* ft. 5-15 ft.
a. Ground Floor:
i. Awnings and canopies over windows: 60";
NA
NA
NA
NA
ii. Barriers for definingoutdoordining areas such as fences, railings, planter boxes: as needed to encompass outdoor dining area;
iii. Sun shade structures: 15';
iv. Bay windows: 60" (not wider than 10');
v. Cornices, belt courses, and similar architectural features: 12"; vi. Eaves, roof overhangs: 30"; and
vii. Uncovered porches, decks and landings (may be covered by arbors or trellises): 10'. b. Above Ground Floor. Awnings, galleries, balconies, bay windows: 48" c. Art, as determined by the approval of the public art component of the project. *Less than 5' setback
adjoining an R-2 use
requires approval from
adjoining property owner of
said R-2 use.
*Refers to Chapman Avenue
setback.
3-18 November 2023

Chapter 3: Resources and Constraints
Table 3-7- Old Town Placentia Revitalization Plan Development Standards Development Standard Main Street
Planning Subareas
High -Density Notes and Additional
Village Mixed -Use Residential Public Facility Requirements

2. Public Right -of -Way Encroachments (all
require approval of an encroachment
permit)
d. For signs, see sign regulations, § 23.112.070.
e. All projections must maintain a minimum of 8' vertical clearance from ground. a. Art, as determined by the approval of the public art component of the project. b. For signs, see sign regulations, § 23.111.070.
c. Outdoor dining is allowed by approval of the director of development services and director of public works or their designees and may require Alcoholic Beverage Control Board (ABC) approval.

Approval is pursuant to the outdoor dining permit and guidelines.

Heights, Rooftop Amenities, Frontages, Lot Sizes

1. Building Height
2 -Story Area: 2
stories, 30'
3 -Story Area: 3
stories, 40'
4 -Story Area: 4
stories, 55'
2 min/3 max
stories, 40'
3 min/4 max
stories, 60'
3 min/4 max
stories, 55'
5 stories, 65'
See "Old Town zoning map"
for height subareas. New
stories built on top of
existing buildings shall be
fully integrated into the
design of the existing
building.

2. Minimum Lot Size required for a 0 8,000 sf* 10,000 sf 10,000 sf 0 *Developments on lots development at or over 3 stories. smaller than 8,000 sf can be considered if they are
contiguous to parcels with
proposed or approved new
developments and are
developed with a zero lot
line scenario or similar
concept. The development
on the smaller lot must
complement and enhance
the contiguous development
3-19 November 2023

3. Ground Floor Height measured from
finished floor to ceiling (min)

4. Frontage Requirements

5. Rooftop Amenities

6. Height Exceptions

7. Building Orientation

8. Building Fagadefor building located at
102 S. Bradford Avenue (at Chapman)
and further the goals of this
chapter.
15 ft.
15 ft. 15 ft.

NA NA
In order to support the pedestrian environment, building frontages onto streets and open spaces shall be maximized. No visible parking is permitted along frontages. A minimum of 75% of the site frontageshall be occupied as building frontage. A section of blank wall shall not exceed 20 linear feet without being interrupted by a window or entry or other fagade treatment.

In multifamily residential and mixed-use residential projects, rooftop amenities, such as and not limited to, clubhouses, swimming pools, tennis courts, open space areas, fitness centers, are permitted to project 16' above the maximum height limit if integrated into the overall design of the project and the maximum rooftop building coverage is limited to 30% of the rooftop floor area.

Rooftop amenities shall be set back from the building edge such that no more than 20% of the rooftop structure can be visible from the primary public right-of-way at centerline of the street.

Rooftop amenities are intended for the use of building residents. Rooftop amenities do not count as a "story" or "floor."
Non -habitable building features such as chimneys (up to 6' in width), cupolas, flagpoles, monuments, steeples, roof screens, equipment, and similar structures, covering no more than 10% of the top floor roof area to which they are accessory, may exceed maximum permitted height standards by up to 8'.

New commercial or mixed use construction mustorientthe NA NA principal fagade onto Bradford, Santa Fe or Chapman
Avenue or Walnut Avenue. In the mixed use subarea, new
buildings must be oriented toward Bradford and Chapman.

The building fagade of this building shall be preserved and integrated into the new design of any new development proposed on this site.This includes thefagade along Bradford Ave (including the tower and the front section containing the large round window opening) and up to and including 3-20 November 2023

Chapter 3: Resources and Constraints
Table 3-7- Old Town Placentia Revitalization Plan Development Standards Development Standard Main Street
Village
Planning Subareas
High -Density Notes and Additional
Mixed Use Residential Public Facility Requirements
the facade (containing the stained glass windows) along Chapman Avenue. The Chapman Avenue fagade preservation can end at the point where the planes of the two sections of that fagade meet (where the east/west oriented portion of the building meets the north/south oriented portion of the building). The preservation does not necessarily have to include the small vestibule. The proposed architectural design of any new development shall be reviewed by a preservation architect; the selection of such preservation expert shall be approved by the city.

Provision of Common Open Space (Residential Only)

1. Amount per Residential Use a. 50 sf/unit for residential units; b. 50 sf/unit for 5 or more live work units.

2. Types of Common Open Space
Permitted
a. Common open space can be active or passive but must be accessible to all nonresidential tenants (i.e., employees and employers) and residential residents. b. Required setbacks may not be counted as common open space. c. Common open space shall be fully landscaped and requires an approved landscape plan. d. Examples may include: courtyards, clubhouses with accompanying landscaped areas, swimming pools, plazas, greens, parks, playgrounds, picnic areas, outdoor seating.

3. Rooftop Amenities 1. Rooftop amenities are permitted if they provide additional recreational or common open space activities.

2. Amenities, such as and not limited to, clubhouses, swimming pools, tennis courts, open space areas, fitness centers, are permitted to project 16' above the maximum height limit if integrated into the overall design of the project and the maximum rooftop building coverage is limited to 30% of the rooftop floor area. Rooftop amenities shall beset back from the b uilding edge such that no more than 20% of the rooftop structure can be visible from the primary public right-of-way at centerline of the street. Rooftop amenities are intended for the use of building residents. 3-21 November 2023

3. 50% of the rooftop amenities (structures and active recreation amenities) may count towards the square footage requirement for either private or common open space.

4. Rooftop buildings supporting recreational activities may covera maximum of 30% of the rooftop area and may project above the maximum height limit by 16'.

4. Courtyard and Common Open Space 1. Courtyards shall be designed as a central courtyard or as partial, multiple, separated or Requirements interconnected courtyards.

2. Minimum courtyard dimension shall be 40' when the long axis of the courtyard is oriented EW and 30' for a NS orientation. The courtyard proportion is 1:1 between its width and height for at least 2/3 of the court's perimeter. As long as total open space requirement is met, this ratio could be modified by up to 10%.

3. When there are 2 or more courtyards, they shall be connected to each other.

Provision of Private Open Space (Residential and Live/Work Only) Amount per Residential Unit 64 sf/unit
Shopfronts
6' min. in any direction; the
total of 64 sf must be
provided as one private
open space area, not broken
up into smaller sizes.
3-22 November 2023

Chapter 3: Resources and Constraints
Table 3-7- Old Town Placentia Revitalization Plan Development Standards Development Standard
Planning Subareas
Main Street Village I Mixed -Use
High -Density
Residential Public Facility
Notes and Additional
Requirements
The following are specific guidelines for shopfronts in the Old Town area:

1. 12' to 16' tall, as measured from the adjacent sidewalk.

2.The corresponding storefront(s) opening(s) alongthe primaryfrontageshall comprise 65% of the lstfloor wall area facing the street and not have opaque, stucco or reflective glazing.

3. Storefronts may be recessed from the frontage line by up to 10'.

4. "Bulkheads," which area segment of wall that transitions between the window opening(s) and the adjacent grade, are also encouraged. The bulkhead shall be between 24" and 36" tall (aluminum storefront or spandrel pan el may not substitute for a bulkhead).

Architectural Styles

1. Main Street Commercial
Multi -story facades aretypically divided into base, body and top with the ground floor taller than the shorter upper floor which is finished by a significant parapet.

The ground floor has recessed entries and any expansive glass is interrupted by structural columns with transoms to allow light to penetrate deep into the interior.

Upper floor windows are smaller with vertical windows directly relating to the ground floor openings.

Style of architecture
required in Main Street
subareas
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Chapter 3: Resources and Constraints
Table 3-7- Old Town Placentia Revitalization Plan Development Standards Development Standard
Planning Subareas
Main Street Village
Mixed -Use
High -Density
Residential
Public Facility
Notes and Additional
Requirements

2. Mission Revival
Prominent features of the style include red clay tile roofs, use of balconies, smooth -stuccoed exterior walls usually painted white, arched openings, colorful tile work and elaborate landscaping. The buildings frequently have courtyards.

3. Spanish Colonial
Typical features include a low-pitched roof with little or no eave overhang, a red - tiled roof, perhaps a prominent rounded arch over a door, window or porch, a stucco wall surface, and usually an asymmetrical facade. The features elaborate molded ornament around doors and windows, polychrome tile at ingresses and wrought iron grilles and balconies.

Choices of architecture for
the following:
• Village subarea
• Mixed use subarea
• High density residential
subarea
This style of architecture
permitted only in high
density residential subarea
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Chapter 3: Resources and Constraints
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Parking Requirements
Residential off-street parking standards are regulated by Chapter 23.78 of the Municipal Code and are summarized in Table 3-8. While these requirements are typical of other jurisdictions in the area, they can pose a constraint on the development of housing by increasing development cost and reducing achievable densities. In particular, the current requirement of two parking spaces for each unit in the R-3 (High Density Multi -family) district can act as a constraint on small units.

To address this constraint, Program 1.17 in the Housing Plan includes a Code amendment to reduce the parking requirement for studio and 1 -bedroom units in the R-3 district to one space.

Table 3-8 — Residential Parking Requirements
Type of Residential Development I Required Parking Spaces (Off Street) R -A and R-1 (4 or fewer bedrooms)
R -A and R-1 (5 or more bedrooms)
R -G
R-3
PUD (bachelor and 1 bedroom)
PUD (2 or more bedrooms)
Mobile Home Parks
Boardinghouses, fraternities, and
group living quarters
Rest Homes
Second Residential Units
2 (2 in garage) per unit
3 (3 in garage) per unit
2 (1 in garage) per unit; plus 10% of said total for guest parking; carports allowed for multiple dwellings
2 (1 in garage) per unit; plus 15% of said total for guest parking; carports allowed for multiple dwellings
2 (1 in garage) per unit
3 (2 in garage) per unit; 1 recreational vehicle space, for each 10 units 2 spaces per mobile home lot (may be in tandem), plus 1 additional space per every 5 mobile home lots provided as guest parking. In addition, there shall be provided 1 boat or travel trailer space for every 5 mobile home lots 1 space per resident
1 space for each 4 beds, plus 11/2 spaces per employee
1 space in addition to that required for the primary unit; shall not be located within the required front yard setback and may be open
Source: City of Placentia Municipal Code Title 23, Sect. 78.030 et. seq.

There are no specific criteria for allowing carports in multi -family housing. When carports are utilized, the required dimensions of a carport space shall be measured from the interior of the carport. The carport shall cover the entire length of the space and shall be separated from open parking spaces by a landscaped buffer.

The off-street parking requirements for multi -family housing are the same regardless of unit size. To ensure that the City's parking requirements do not pose future constraints on development of smaller units, the Housing Plan (Chapter 4) includes Program 1.17 to review and revise parking requirements to mitigate any identified constraints.

Density Bonus
In order to encourage the construction of affordable housing, State law established requirements for cities to allow increased density and other incentives when projects include affordable units. The City of Placentia has adopted a Density Bonus Ordinance (Chapter 23.23 of the Municipal Code) describing standards and procedures for providing density bonus upon request from the applicant. Recent 3-26 November 2023

Chapter 3: Resources and Constraints
State legislation has modified density bonus requirements; therefore, Program 1.11 in the Housing Plan (Chapter 4) includes a commitment to process an amendment to City regulations for density bonus and incentives consistent with State law.

Housing for Persons with Disabilities
The U.S. Census Bureau defines persons with disabilities as those with a long-lasting physical, mental or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This condition can also impede a person from being able to go outside the home alone or to work at a job or business.

Residential care facilities. Municipal Code Sec. 23.81.040 allows residential care facilities for 6 or fewer persons by -right in any single-family residence in an R -A, R- 1 or R-2 zone. Residential care facilities provide 24-hour supervised non-medical care.

Group dwellings including residential care facilities for 7+ persons, nursing homes, rest homes, and other special needs facilities are permitted in residential and commercial districts subject to approval of a use permit.

Program HE -2.3 has been added to amend the Zoning Code to minimize constraints on housing for persons with disabilities by removing the use permit requirements for group dwellings including residential care facilities for 7+ persons in residential districts.

Placentia's Zoning Code allows group housing and residential care facilities for 7 or more persons, including nursing homes, intermediate care facilities and assisted care facilities, in the C-2 zone with a conditional use permit, senior housing and facilities in Specific Plan 3 area as a permitted use, and independent living facilities, assisted living facilities, and skilled nursing facilities in Specific Plan 9 area as a permitted use. One large residential care facility was proposed in recent years and received approval of a use permit.

Specific Plan 3 area developments are subject to the requirements found in Chapter

23.103 (Specific Plan 3) of Placentia Municipal Code. Specific Plan 3 area contains requirements for board and care facilities for persons 62 years of age or older, with private bathrooms, central kitchen facilities and services which include transportation, activities programs, housekeeping, linen and laundry service and full-time staff supervision; and apartment projects for persons 55 years of age or older, which contain a private entry and individual kitchen, but are no larger than two bedrooms, where two bedroom units do not exceed 50 percent of the total number of units.

Specific Plan 9 area developments are subject to the requirements found in Chapter

23.109 (Specific Plan 9) of Placentia Municipal Code. A deed restriction for this area requires that for the life of the structures at least one resident of each independent living unit shall meet the minimum age requirement of 55 years. 3-27 November 2023

Chapter 3: Resources and Constraints
Definition of Family. The Municipal Code defines family as "an individual or two or more persons related by blood, marriage or adoption, or a group of not more than six persons, excluding servants, who are not related by blood, marriage or adoption, living together as a single housekeeping unit in a dwelling unit." The Housing Plan (Chapter 4) includes Program 2.3 to process a Municipal Code amendment to revise this definition consistent with current law.

Separation requirements. To further accommodate housing for persons with disabilities, there are no maximum separation or concentration requirements for residential care facilities. The City considers parking requirements for residential care facilities on a case-by-case basis.

Program 2.3 in the Housing Plan includes a commitment to update City regulations related to persons with disabilities consistent with State law.

Reasonable Accommodation Procedures
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford persons with disabilities an equal opportunity to use and enjoy a dwelling.

Zoning Code Chapter 23.59 establishes the process by which persons with disabilities may request a reasonable accommodation and provides for administrative review and approval by the Director of Development Services. Any person with a disability may submit an application for reasonable accommodation to the director describing the accommodation requested, the provision of the Zoning Code, policy or procedure from which modification is being requested, the basis for the claim that the applicant is considered disabled under the Federal Fair Housing Amendments Act of 1988 or the California Fair Employment Housing Act; and an explanation of why the accommodation is reasonable and why the accommodation is necessary to afford the applicant an equal opportunity to use and enjoy a specific dwelling in the city. No fee is charged by the City for a reasonable accommodation application.

In the event that there is no approval sought other than the request for reasonable accommodation, notice of the reasonable accommodation application is mailed to the owners of adjacent properties. If the reasonable accommodation request is made in conjunction with some other approval, permit or entitlement, the notice is provided along with the notice of the other proceeding.

Within 5 days of submittal the director determines whether the application of complete and notifies the applicant if additional information is needed.

In making a determination about the reasonableness of a requested accommodation, the following factors are considered by the director:
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Chapter 3: Resources and Constraints
• Whether the accommodation is reasonable considering the nature of the applicant's disability, the surrounding land uses, and the rule, standard, policy, or practice from which relief is sought;
• Whether the accommodation is necessary to afford the applicant equal opportunity to enjoy and use a specific dwelling;
• Whether the accommodation will have only incidental economic or monetary benefits to the applicant, and whether the primary purpose of the accommodation is to assist with real estate speculation or excess profit- taking;
• Whether the accommodation will create a substantial adverse impact on surrounding land uses, or a public nuisance, that cannot be reasonably mitigated The City of Placentia Municipal Code defines a public nuisance as, "any violation of the Placentia Municipal Code;"
• Whether the accommodation is reasonably feasible considering the physical attributes of the property and structures;
• Whether there are alternative accommodations which may provide an equivalent level of benefit to the applicant, while minimizing adverse impacts on surrounding land uses and lessening the financial and/or administrative burden on the city;
• Whether the requested accommodation would impose an undue financial or administrative burden on the city; and
• Whether the requested accommodation would constitute a fundamental alteration of the zoning or building laws, policies or procedures of the city.

Within 30 days of receiving a complete application the director must issue a decision on the application. Notice of the Director's decision is provided in the same manner as for the original application and any person may make a request for a director's hearing of the decision within 10 days of mailing of the notice of decision.

A decision regarding reasonable accommodation is subject to appeal to the Planning Commission or City Council. Program HE -2.3 has been added to the Housing Plan to remove appeal processes for Reasonable Accommodation requests that are approved, and limit denial appeals to only the applicant. The City Council shall make its own determination as to whether the proposed development meets the standards outlined in Section 23.75.040 of the Zoning Code and may approve, modify or disapprove the decision of the planning commission. Section 23.75.040 of the Zoning Code states that the Planning Commission shall approve a reasonable accommodation request if the following objective findings are met:
• It meets or exceeds the criteria established in Section 23.75.020 (Objective Development Standards); and
• There have been attached any other conditions necessary to prevent:
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Chapter 3: Resources and Constraints
o (A) detriment to the health, safety or general welfare of the persons residing or working within the neighborhood of the proposed development or within the city, or
o (B) injurious to the property or improvements within the neighborhood or within the city, and;
• The proposed development will be consistent with the latest adopted general plan; and
• Conditions necessary to secure the purposes of this section, including guarantees and evidence of compliance with conditions, are made part of the development approval.

The Zoning Code outlines the review and decision process for requests for reasonable accommodation with clear requirements. The requirements for approval are objective and do not allow for subjective comments or design requirements as a condition of approval.

In making a determination about the reasonableness of a requested accommodation, the following consideration factors may allow for subjectivity:
• Whether the accommodation will create a substantial adverse impact on surrounding land uses; and
• Whether the accommodation will have only incidental economic or monetary benefits to the applicant, and whether the primary purpose of the accommodation is to assist with real estate speculation or excess profit- taking.

Because "adverse impact" is not defined, this finding may be considered subjective, which could be a constraint on persons with disabilities. Additionally, requiring findings based on real estate speculation can also be subjective. While no known constraint has been created in the past, Program HE -2.3 has been added to amend the Zoning Code in order to minimize constraints on housing for persons with disabilities. Besides these findings, the reasonable accommodation process is consistent with State law and assists persons with disabilities in improving their access to housing.

Emergency Shelters
Pursuant to State law, jurisdictions with an unmet need for emergency shelters are required to identify a zone(s) where emergency shelters are allowed as a permitted use without a conditional use permit or other discretionary permit. The identified zone must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter. Permit processing, development and management standards for emergency shelters must be objective and facilitate the development of, or conversion to, emergency shelters. 3-30 November 2023

Chapter 3: Resources and Constraints
As discussed in the analysis of homelessness in Chapter 2, in 2019 a 100 -bed emergency shelter/navigation center opened in Placentia.

Municipal Code Section 23.47.130 allows emergency shelters by -right (i.e., without discretionary action) in the M - Manufacturing District subject to the following standards:
(1) The facility shall conform to all property development standards of Chapter

23.47 "M" - Manufacturing District.
(2) Maximum number of beds or persons to be served per night by a single shelter shall not exceed 30 persons at any one time.
(3) The facility shall operate on a first-come, first serve basis with clients only permitted on-site between 5:00 p.m. and 8:00 a.m. A curfew of 10:00 p.m. or earlier shall be established and strictly enforced, and clients shall not be admitted after curfew. Clients shall vacate the facility by 8:00 a.m. and have no guaranteed bed for the next night.
(4) The maximum stay at the facility shall not exceed 45 days within a 120 -day period.
(5) Emergency shelters shall be located at least 300 feet from any residential use or residentially -zoned property, public or private park, or public or private kindergarten through 12th grade curriculum school, as measured from the closest property line. In addition, homeless shelters shall be located at least 300 feet from any other homeless shelter, as measured from the closest property line.
(6) A minimum of one staff member per 15 beds shall be awake and on duty when the facility is open and a minimum of 2 staff members shall be on-site when the facility is open.
(7) Exterior lighting shall be provided for the entire outdoor and parking area of the property. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way.
(8) A waiting area shall be provided, which contains a minimum of 10 square feet per bed provided at the facility. The waiting area shall be in a location not adjacent to the public right-of-way, shall be visually separated from public view by a minimum 6 -foot -tall, visually screening mature landscaping, or a minimum 6 -foot -tall decorative masonry wall, and shall provide consideration for shade/rain provisions.
(9) All facility improvements shall comply with the city of Placentia Municipal Code, and the most current adopted Building and Safety Codes. (10) A security and safety plan shall be provided for the review and approval of the city administrator or designee. The plan may be required to address additional security and safety needs, as identified by the city administrator or designee. The approved security and safety plan shall remain active throughout 3-31 November 2023

Chapter 3: Resources and Constraints
the life of the facility. The plan shall contain provisions addressing the topical areas outlined below:
(A) Sleeping areas addressing the separation of male/female sleeping areas, as well as any family areas within the facility. (B) Loitering control with specific measures regarding off-site controls to minimize the congregation of clients in the vicinity of the facility during hours that clients are not allowed on-site.
(C) Management of outdoor areas, including a system for daily admittance and discharge procedures and monitoring of waiting areas with goals to minimize disruption to nearby land uses.
(D) Alcohol and illegal drugs addressing how the operator(s) will control and regulate alcohol and illegal drug use by clients on the premises. (E) The operator(s) shall provide the city with the most current contact information for the operator(s) of the facility during the normal daytime office business hours, and the nighttime contact information for the "person on duty" when the emergency shelter is operating. (F) The operator(s) shall ensure proper compliance with all state laws pertaining to client residency and occupancy.
(G) Staff and Training. The plan shall describe the staffing plan and required staff training programs. Facility staff shall be trained in operating procedures, safety plans, and assisting clients with referral services. The facility shall not employ staff who have been convicted of a felony or who are required to register as a sex registrant under California Penal Code Section 290. The plan shall describe procedures for ensuring shelter staff meet these requirements.
(H) Facilities shall be maintained in good working order. Indoor and outdoor use areas shall be clean and orderly. Litter shall be removed in and around the facility in a timely manner and graffiti shall be removed within forty-eight (48) hours.
(I) A "good neighbor policy" shall be established whereby clients are instructed to be considerate of neighbors and refrain from behavior that is disruptive to the surrounding community. The operational plan shall include a written protocol for ongoing communications with the city and the surrounding neighborhood and businesses, and for responding to neighborhood complaints.
(11) The facility may provide the following services in designated areas separate from sleeping areas:
(A) A recreation area either inside or outside of the facility. (B) A counseling center for job placement, education, health care, legal, or mental health services.
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(C) Laundry facilities to serve the number of clients at the facility. (D) Kitchen for the preparation of meals.
(E) Dining hall.
(F) Client storage area (i.e., for the overnight storage of bicycles and personal items).
(G) Counseling programs to be provided with referrals to outside assistance agencies and provide an annual report to the city. (H) Or similar services geared to homeless clients.
(12) An emergency shelter facility shall provide off-street parking at a ratio of one (1) space per four (4) beds, and/or one-half (0.5) per bedroom designed as a family unit with children, plus one (1) per staff member, or shall submit a parking study, subject to the approval of the city administrator or designee, demonstrating the required parking demand justifies a reduced amount of off- street parking. Each facility is also encouraged to provide bike racks for clients in a secured area.

The current emergency shelter development standards and conditions are not fully compliant with Chapter 654. Statues of 2022 (AB 2339) and will be amended to comply with State law.

Chapter 654. Statues of 2022 (AB 23391 now includes new requirements on how cities must plan for emergency shelters and ensure sufficient capacity for shelters.

AB 2339 requires that zoning designations identified to allow emergency shelters as a permitted use without a conditional use or other discretionary permit must allow other residential uses. This could include zones that allow mixed uses that permit residential. The M zones does not currently allow other residential uses.

Program 1.4 in the Housing Program provides for an amendment to the Citv's Zoning Code to ensure compliance with all provisions of AB 2339.

The 2022 Orange County Point -In -Time homeless count estimates that there are approximately 198 individuals experiencing homelessness in Placentia. Of the total. 31 are unsheltered and 167 are sheltered. Unsheltered individuals lived in places not meant for human habitation. such parks. sidewalks. abandoned buildings. or makeshift shelters. Sheltered individuals lived in shelters such as cars. RVs, emergency shelters. supportive or transitional housing. and similar accommodations. With the existing 100 -bed emergency shelter. the City estimates that the remaining emergency shelter need is approximately 50 to 150 beds. depending on the season.

The M District includes approximately 200 parcels encompassing several hundred acres and provides ample opportunities for additional shelters. Many of these parcels have existing buildings that could be adapted for shelter use. Typical parcel sizes are between 1 and 2 acres in size.
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Chapter 3: Resources and Constraints
Section 65583 (Bl(v) of the Government Code allows iurisdictions to adopt proximity standards. provided that emergency shelters are not required to be more than 300 feet apart. The City's current Zoning Code prohibits emergency shelters on parcels within 300 feet from any residential use or residentially -zoned property, public or private park. or public or private kindergarten through 12th grade curriculum school. as measured from the closest property line. In addition. homeless shelters shall be located at least 300 feet from any other homeless shelter. as measured from the closest property line. Program 1.4 in the Housing Program provides for an amendment to the City's Zoning Code to ensure compliance with all proximity provisions of AB 2339.

To ensure that emergency shelter regulations comply with current State law, the City will amend the Zoning Code to ensure compliance with all provisions of AB 139 and 2339. including parking standards. updated definitions, zoning and all development standards. including spacing requirements. Program 1.4 includes annual review of current laws, including allowable separation requirements, and Code amendments will be processed as necessary. In addition, AB 139 (2019) modificd the allowable palling otandards for emergency shelters; therefore, Progax 1.^.-4a;udoi a ear tn2cnt to update City px'&ing 3 ndcxds for emergency shelters consistent with State law.

Low Barrier Navigation Centers
In 2019 the State Legislature adopted AB 101 establishing requirements for local regulation of low barrier navigation centers, which are defined as "Housing first, low -barrier, service -enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing." Low barrier navigation centers meeting specified standards must be allowed by -right in areas zoned for mixed use and in nonresidential zones permitting multi -family uses. Program 1.4 in the Housing Plan includes an amendment to City regulations consistent with this requirement.

Transitional Housing and Supportive Housing
California Government Code §65582 establishes the following definitions for transitional and supportive housing:

Transitional housing means buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.

Supportive housing means housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, 3-34 November 2023

Chapter 3: Resources and Constraints
when possible, work in the community. "Target population" means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500)of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.

The Zoning Code does not identify allowable locations, development standards or review procedures for transitional or supportive housing. State law requires that transitional and supportive housing be permitted as residential uses that are subject only to those regulations that apply to other residential uses of the same type in the same zone. In addition, AB 2162 of 2018 (Government Code §65583(c)(3)) further requires that supportive housing development projects meeting specific criteria must be allowed by -right in all zones allowing multi -family development, including mixed-use and nonresidential zones. Program 1.4 is included in the Housing Plan (Chapter 4) to update City regulations for transitional and supportive housing consistent with State law.

H.I.S. House currently operates a transitional living facility in Placentia. The facility, which consists of a single-family residence, was sold by the City as the successor housing agency to the non-profit and is deed restricted as affordable housing for a period of 55 years.

Agricultural Employee Housing
The Employee Housing Act (Health and Safety Code, §17021.5 and 17021.6) requires agricultural employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone, and requires employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone. The City Zoning Code does not include a definition of agricultural employee housing or regulations for agricultural employee housing. Program 1.4 is included in the Housing Plan to update City regulations for agricultural employee housing consistent with current law.

Single Room Occupancy (SRO) Units
Single Room Occupancy (SRO) residences are small, one -room units occupied by a single individual, and may either have a shared or private kitchen and bathroom facilities. SROs are rented on a monthly basis typically without a rental deposit, and can provide an entry point into the housing market for Extremely Low -Income individuals, formerly homeless, and disabled persons.
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Chapter 3: Resources and Constraints
The Zoning Code allows SROs with up to 30 units as a permitted use by -right in the R-3 (High Density Multiple Family) District. Larger SRO developments with more than 30 units require approval of a conditional use permit. SROs are also permitted in the C-2 (Community Commercial) District as part of a mixed-use development subject to a conditional use permit.

Manufactured Housing
City regulations for manufactured housing are established in Chapter 23.58 of the Municipal Code. "Manufactured home" or "manufactured housing" refers to housing units built in a factory in one or more sections and transported over the highways to a permanent occupancy site. Manufactured housing is permitted in any district where single-family homes are permitted subject only to site development approval, consistent with State law. Standards for manufactured housing include the following:
• Each manufactured home shall be certified under the National Mobilehome Construction and Safety Standard Act of 1974.
• Each manufactured home shall be placed on a foundation system approved by the director of development services and the chief building official. • The exterior shall be of a material similar to that utilized in conventionally built single-family dwellings.
• The roof shall be of a material similar to that utilized in conventionally built single-family dwellings, have an eave and gable overhang of not less than 12 inches measured from the vertical side of the manufactured home and have a pitch not less than that required for conventionally built single-family hom es.
• An enclosed garage shall be provided which is similar to that provided for single-family dwellings and the exterior siding and roof materials shall be the same as the manufactured home.

Such homes require a Certificate of Compatibility from the Zoning Enforcement Official. The Zoning Code notes that this determination may only consider the roof overhang, roofing material, siding material, and roof design.

Accessory Dwelling Units
Accessory dwelling units (ADUs) provide additional opportunities for affordable housing for people of all ages and economic levels, while preserving the integrity and character of residential neighborhoods.

City ADU regulations are set forth in Municipal Code Chapter 23.73 and were last amended in 2020 to address recent legislation. ADUs are permitted in any zone where residential uses are allowed consistent with State law. Program 1.19 is included in the Housing Plan (Chapter 4) to monitor ADU legislation and update City 3-36 November 2023

Chapter 3: Resources and Constraints
regulations as necessary to ensure conformance with State law. The program also identifies actions the City will take to encourage production of ADUs.

The Orange County Council of Governments (OCCOG) is currently preparing an "ADU Toolkit" that will be available to all jurisdictions in the county. As noted in Program 1.19 in the Housing Plan, the City will utilize the ADU toolkit, which is expected to include standard plan examples, and other ADU resources to encourage ADU production.

Other Local Ordinances
Growth management. The City has no growth management requirements restricting the number of housing units that may be built.

Inclusionary housing. The City has no inclusionary housing requirements.

Short-term rentals. Municipal Code Chapter 6.45 establishes regulations regarding the short-term (i.e., less than 30 days) rental of residential property. Short-term rentals are permitted in all residential zones subject to obtaining a short-term rental permit and business license from the City.

Building Codes and Enforcement
Building and safety codes are adopted to preserve public health and safety, and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance.

Building Codes
In December, 2022, the City of Placentia adopted the current (2022) California Building Codes, which establish construction standards for all residential buildings, and repealed all previous amendments. There are currently no local amendments of the adopted 2022 California Building Code. The codes are designed to protect the public health, safety and welfare of Placentia's residents. Code enforcement in the City is performed on a complaint basis.

Building codes are enforced through building permit plan check and inspection during construction.

Zoning Code Enforcement
Contained within the City's Police Department and staffed by Police Services Officers, the City's Zoning Code Enforcement key objective is maintaining and preserving value and appearance in residential, commercial and industrial properties throughout the City. The City's Code Enforcement representatives enforce the following items:
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Chapter 3: Resources and Constraints
• Substandard housing;
• Garage conversions;
• Property maintenance;
• Recreation vehicle parking on private property;
• Trash container placement, time and location;
• Illegal business activity;
• Inoperable vehicles on private property; and
• Garage sales and signage.

Code enforcement efforts are focused on property maintenance practices and standards so as to avoid conditions, which can be detrimental to the public health, safety, or general welfare. Identification of violations is primarily complaint -based.

The Health, Wellness and Environmental Justice Element of the General Plan also addresses the issue of Code enforcement through the following policies:

HW/EJ 8.2. Focus code enforcement efforts in disadvantaged communities, to improve unsafe and unsanitary conditions, focusing on trash and dumping, overcrowding, illegal home businesses, illegal garage conversions, graffiti, unpermitted plumbing and electrical, and lackofbuilding andyard maintenance.

At a minimum, conduct bi-monthly inspections and distribute information about protecting tenant rights, so they are not penalized for reporting or living in a dwelling unit that does not meet health and safety standards. Written outreach efforts should be translated into Spanish.

Policy HW/EJ 13.8. Continue to implement the City's Green Building Code and update as appropriate. Require newly -constructed or renovated City -owned and private buildings and structures to comply with the Green Building Ordinance.

Encourage LEEDS certification for commercial, industrial and public projects.

Policy HW/EJ 15.6. Conduct City Councilvisits to disadvantaged neighborhoods to encourage discussion on items that affect the residents and businesses. Have Council accompanied by representatives from Police, Code Enforcemen4 Development and Community Services, and other departments. Host an annual community walk with the Mayor and other Council members.

Planning and Development Fees
Various development and permit fees are charged by the City and other agencies to cover administrative processing costs associated with development. These fees are necessary ensure that development complies with applicable regulations and that adequate services and infrastructure are available to serve the development. Often times, development fees are passed through to renters and homeowners in the price/rent of housing, thus affecting the affordability of housing; however, the City only charges fees that are required to ensure compliance with laws and regulations and protect public health and safety.
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The City of Placentia charges the majority of environmental, planning and engineering fees on a fixed fee basis, with some fees deposit -based and ultimately charged on a time and materials basis. The City annually reviews its fees and used a third -party consultant in 2018 to conduct a cost allocation plan and fee study. An update to the fee study is currently (2022) underway. The development fees are a result of actual costs of providing the services and are reviewed annually based on staffing resources and related expenditures to provide services. Table 3-9 summarizes the total typical development fees for single-family and multi -family developments, based on projects recently constructed in the City.

In addition to impact fees for schools, parks, libraries and wastewater, the City requires an affordable housing impact fee for developments of five or more units.

The fee ranges from approximately $2,625 to $5,250 per market -rate unit depending on project size.

Table 3-9— Typical Planning and Development Fee Comparison, Single Family and Multi -Family
Development Fee I Single-Family1
Site/Development Plan Review (SPR/D PR) $1,896
Use permit (condo only) $7,215
Tentative parcel map $5,511
Tentative tract map $7,086
Placentia -Linda School District fee $6,400
Park in -lieu fee (City) $4,978
County Sanitation District fee $4,081
County Library Fee $1,820
Affordable housing impact fee (City) $2,625 - $5,250
Total per unit $21,800-24,425
1 Based on a 2,000-sq.ft. single-family house.
2 Based on a 1,000-sq.ft. apartment in a 20 -unit project.

Source: City of Placentia, 2021
Multi-Family2
$511
n.a.
n.a.
n.a.
$3,200
$3,628
$2,399
$1,120
$2,625 - $5,250
$13,483-16,108
The development fees associated with each project is dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City's policies and standards, as well as the project applicant submitting necessary documents and plans in a timely manner.

The estimated total development and impact fees for a typical 2,000 square foot single-family home on a 9,000 square foot lot can range from $21,800 to $24,425.

The estimated total development and impact fees for a typical multi -unit residential project with 20 units averaging 1,000 square feeta unit can range from $269,660 to $322,160.

These estimates are illustrative in nature and actual costs are contingent upon unique circumstances of individual development project applications. Considering the cost of land in Placentia, and the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range from approximately 5.7 percent to 6.9 percent of the direct cost of development for a 3-39 November 2023

Chapter 3: Resources and Constraints
single-family residential project and 3.2 percent to 3.6 percent for a multi -family residential project. Direct costs do not include, landscaping, connection fees, on/off- site improvements, shell construction or amenities, therefore the percentage of development and impact fees charged by the City may be smaller if all direct and indirect costs are included.

An estimate of planning and development fees for typical single and multi -family developments in nearby jurisdictions are provided below for reference:

1. Anaheim: Single-family unit ($30,527 to $32,887), Multi -family ($13,735 to $13,888 per unit)

2. Brea: Single-family unit ($29,679), Multi -family ($16,446 per unit)

3. Fullerton: Single-family unit ($29,739), Multi -family ($19,945 per unit) Based on industry standards, the City's 2022 fee study, and a comparative analysis with other jurisdictions in the region, the City has determined that planning and development fees are standard, necessary, and do not pose a constraint on the development of housing at any income level.

Local Processing and Permit Procedures
Considerable holding costs can be associated with delays in processing development applications and plans. Three levels of decision-making bodies govern the review process in Placentia: The Zoning Administrator, the Planning Commission and the City Council.

The single-family residential zones are R -A and R-1. As shown in Chapter 3, individual single-family units are permitted by -right in R -A, R-1, R-2, RPC, PUD, SP -6, SP -7, and SP -8.

Development Plan Review (DPR) Requirements
Multi -family developments of 5 or more units are subject to Development Plan Review (DPR) approval by the Planning Commission in the R-2, R -G, R-3, SP -3, SP -4, SP -7 and SP -9 zones, and are subject to Planning Commission approval of a conditional use permit in the RPC zone.

Minimum standards for DPR approval are the following:
(1) That the development, buildings or structures will conserve property values, promote the direction of building development according to this title, and will not be detrimental to the character of the zone in which the development is proposed, or to suitability of the zone for the particular uses proposed, nor to the character of buildings already erected in the district;
(2) That the proposed development indicates adequate consideration for the other existing or contemplated uses of land in the general area and for the orderly development of the general area;
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Chapter 3: Resources and Constraints
(3) That the design, functional plan and exterior architecture of the proposed structure will not be at variance with either the design, functional plan or exterior architecture of the structures already constructed or being constructed in the zone district and the immediate neighborhood of the proposed site as to cause a substantial depreciation of property values in the neighborhood; (4) That the plans indicate the manner in which adjacent structures are protected against noise, vibration and other factors which tend to make the environment less desirable and that such methods are reasonably efficient and satisfactory; (5) That all of the provisions of this title are complied with; (6) That the following are so arranged that traffic congestion is avoided, pedestrian and vehicular safety and welfare are protected, and there will be no adverse effect on surrounding property:
(A) Building, structures and improvements,
(B) Vehicular, ingress and egress and internal circulation, (C) Setbacks,
(D) Height of buildings,
(E) Location of service facilities,
(F) Walls and fences,
(G) Landscaping,
(H) Police and fire protection;
(7) That the proposed lighting is arranged so as to reflect the light away from adjoining properties;
(8) That proposed signs or outdoor advertising structures will not, by size, location, color or lighting, interfere with traffic or limit visibility or depreciate the value of adjoining property or the neighborhood and shall conform to the sign regulations, contained in Chapter 23.90;
(9) That the proposed landscaping shall be designed to enhance the visual and physical use of the property, screen deleterious uses, and in applicable development projects, will incorporate xeriscape principles in accordance with the provisions of Chapter 23.77;
(10) That a solid masonry wall shall be provided around the perimeter of all sites proposed for development. Additionally, all residential lots shall be provided with a solid masonry wall along the rear and side property lines. All walls shall conform to the height regulations contained in Section 23.81.100. Wall requirements may be specified or waived in part or total by a majority vote of the total membership of the planning commission or city council; (11) That off-street parking facilities shall be provided in conformance to the requirements of Chapter 23.78, and shall be designed in such a manner as to provide convenient access to all buildings;
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Chapter 3: Resources and Constraints
(12) That there shall be a 10 -foot landscape buffer containing evergreen trees wherever a commercial or industrial zone abuts a residentially zoned district.

The evergreen trees shall be of a low-water consuming variety in accordance with the provisions of Chapter 23.77;
(13) That there shall be provisions for trash collection areas within 100 feet of each building. Said trash collection areas shall be constructed in accordance with the standard plans on file in the office of the chief building official.

Analysis of Development Review Procedures (DPR) Requirements DP requirements were analyzed to determine if potential constraints exist. Analysis of the minimum standards (1) one through (4) four do not provide objective metrics and could be considered as subjective standards. This could have the effect of reducing approval certainty and introduce a constraint to the development of housing.

To increase project approval certainty and mitigate potential constraints that may be introduced by standards (1) one through (4) four of the Development Review Procedures minimum standards, the City has added Program 1.6 (Development Processing System Review) to the Housing Plan. This Program is intended to introduce more objective requirements.

DRP applications are reviewed by the Planning Commission at a public hearing.

Notice of the hearing is mailed or delivered at least ten days prior to the hearing to the owner of the subject real property or the owner's duly authorized agent, the project applicant, each local agency that provides facilities and services whose ability to provide those services may be significantly affected, and all owners of real property as shown on the latest equalized assessment roll that are within 300 feet of the exterior boundaries of the proposed project.

The planning commission shall approve the development application only if all of the following findings are made:
(1) The project meets or exceeds the minimum standards listed above; and (2) There have been attached any other conditions necessary to prevent: (A) detriment to the health, safety or general welfare of the persons residing or working within the neighborhood of the proposed development or within the city, or (B) injurious to the property or improvements within the neighborhood or within the city, and;
(3) The proposed development will be consistent with the latest adopted general plan; and
(4) Conditions necessary to secure the purposes of this section, including guarantees and evidence of compliance with conditions, are made part of the development approval.

The decision of the Planning Commission maybe appealed to the City Council by the project applicant, any interested person, or any City Council member within 10 3-42 November 2023

Chapter 3: Resources and Constraints
calendar days. While the City Council has not disapproved a project due to an appeal from interested parties, the City acknowledges that this may delay the DPR. The City Council can only deviate from the Planning Commission's decision if they make a determination that the proposed development meets the standards outlined above.

The City has added Program 1.6 (Development Processing System Review) to the Housing Plan to establish an objective review procedures and findings. Once the amendments to the DPR minimum standards are adopted, interested persons or City Council members will not be able to appeal based on the existing subjective standards. These amendments will mitigate any potential constraints that appeals may pose to the development of housing. The time required to process a project varies depending on the given project's size and complexity and the number of actions and/or approvals required to complete the process. Both single-family residential and multi -family residential developments typically take between 2 and 4 months for total entitlement and permit processing. Table 3-10 provides a summary of the most common steps in the entitlement process. Not every project is required to follow all the steps outlined in the table. In addition, some of the approval procedures can run concurrently.

The amount of time between a project's approval and submittal of an application for building permits varies, depending upon a variety of factors and is controlled by a project applicant. While the City makes every effort to streamline permitting processes, an applicant's individual circumstances. The factors may include:
• Funding and Financing
• Seasonal factors
• Size of project
• Type of Construction
• Lease, Contractual considerations
• Engineering
• Design and Architectural considerations
Typical timelines range from a few days to a few weeks. If a project is small and uncomplicated, timelines will average a few days. For larger -scale, highly specialized construction, timelines between entitlements and building permits can range from a few weeks to one year for more complex projects.

Overall, the average time between entitlements and building permit submittal ranges from one week to two months. The City views the longer time period as typical for larger, more complex projects. The City does not see these average timelines as a hinderance to the construction of housing. In most all cases, the timeline from receiving approval to submitting for building permits is solely dictated by the project applicant and not constrained by any requirements placed upon the applicant by the City.

While these development review requirements and procedures have not had a significant adverse impact on the cost and supply of housing in Placentia, Program 1.6 3-43 November 2023

Chapter 3: Resources and Constraints
in the Housing Plan includes ongoing review of existing procedures to determine if they create an unwarranted constraint to housing development, particularly for affordable housing. Pursuant to this program, in 2017 the City adopted 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. The City will continue to monitor processing procedures and timelines and modify them as necessary to encourage affordable housing development.

Table 3-10— Approximate Development Timelines
Procedure
1 Processing Time
Initial Contact
Preliminary Review
Formal Submittal
Planning Commission
Hearing
City Council Hearing
(if required)
Submittal of Working
Plans (First Check)
Submittal of Working
Plans (Second Check)
Issuance of Permits
Source: City of Placentia,
Check Requirements: Zoning, General Plan, Use Permit, Variance Tentative Map, Development Plan Review, CEQA
Conceptual Plan Submitted: Circulation, Traffic, Parking, Street Improvements, Building Elevations, Signs, Landscaping, CEQA requirements Planning Commission Package: Filing Fee, CEQA (Exemption, Negative Declaration, EIR), Site Plan, Preliminary grading plan, Conceptual landscape plan, building elevations, floor plan
Input from staff, applicant and public. (Decisions include condition of approval and standard development requirements
Same package as submitted to the Planning Commission
All drawings are reviewed for compliance with city design standards and policies, conditions of approval, specific details not included in conceptual plans.

Drawings Submitted include engineering plans (Grading and street improvements, sewer, storm drains and utility plans and details) and Building Plans (Structural, electrical, plumbing, heating and ventilation, and air conditioning plans; soil test and reports; structural and energy calculations; landscape and irrigation plans; fence and wall plans; sign plans; and lighting plans).

All resubmitted plans are reviewed to ensure corrections are completed and all plans consent with each other.

Permits are issued after final map is approved and bonds are posted, grading permit issued.
2021
Environmental and Infrastructure Constraints
1-3 days
1-2 weeks
4 weeks
1 day
3 weeks
2-4 weeks
2-4 weeks
1 day
Environmental Constraints
Environmental hazards affecting housing units include geologic and seismic conditions, which provide the greatest threat to the built environment. While the following hazards may impact future development of residential units in the city, they do not preclude development commensurate with the City's assigned share of regional housing needs.

1. Seismic Hazards
Similar to most southern California cities, Placentia is located within an area considered to be seismically active. No faults have been identified within the City limits. There are six faults within close proximity to Placentia: Whittier - 3 -44 November 2023

Chapter 3: Resources and Constraints
Elsinore, Norwalk, Newport -Inglewood, Sierra Madre, Palos Verdes and San Gabriel. The Whittier -Elsinore fault is located approximately 1,000 feet to the north of Placentia and is able to produce a seismic event of magnitude 6.0 or greater. The impact of earthquakes on Placentia depends on several factors: the particular fault, fault location, distance from the City, and magnitude of the earthquake. Some areas of the City may experience liquefaction and ground failure during extreme shaking. As part of the City's development review process, future residential projects would be required to prepare geotechnical studies to abate and potential hazards.

2. Flooding
Portions of the City are located within 100 -year flood zones. Inundation is projected to be most significant in the southwest portion of Placentia. Flooding within Placentia as a result of a 100 -year flood would be expected to reach an average depth of only one foot and only at specific locations.

Prado Dam is a flood control and water conservation project constructed and operated by the U.S. Army Corps of Engineers, Los Angeles District. The dam is located approximately 11 miles east of Placentia, on the Santa Ana River, west of the City of Corona. In the event of dam failure, the flood wave would reach Placentia in approximately 40 to 45 minutes with possible surge wave depths ranging from nine to twenty-three feet.

Carbon Canyon Dam provides flood control in and around the drainage basin.

The dam is located approximately one -mile north of Placentia. In the event of the dam's failure at maximum capacity, water would reach the northerly City limits in approximately two minutes with depths ranging from 10 to 30 feet. In the event of a dam failure at either the Prado or Carbon Canyon Dams, the City's emergency evacuation plan would be implemented and emergency service personnel would respond to any hazards.

3. Toxic and Hazardous Wastes
Although definitions of hazardous materials vary, federal, state, and county agencies have generally recognized toxic substances as chemicals or mixtures whose manufacture, process, distribution, use or disposal may present an unreasonable risk to human health or the environment. The OCFA's Hazardous Materials Area Plan provides a detailed hazard analysis of chemical hazards within Orange County.

4. Transportation of Hazardous Materials
Transportation routes through and around the City are used to transport hazardous materials from suppliers to users. Major transportation routes within Placentia include surface streets and railroads. Additionally, the SR -57 and SR -91 freeways are located adjacent to the city. Transportation accidents involving hazardous materials could occur on any of the routes, potentially 3-45 November 2023

Chapter 3: Resources and Constraints
resulting in explosions, physical contact by emergency response personnel, environmental degradation, and exposure to the public via airborne exposure.

The Federal Department of Transportation (DOT) is the primary regulatory authority for the interstate transport of hazardous materials. The DOT establishes regulations for safe handling procedures (i.e., packaging, marking labeling and routing). The California Highway Patrol (CHP) enforces the intrastate transport of hazardous materials and hazardous waste.

5. Hazardous Waste Management
The Orange County Hazardous Waste Management Plan provides policy direction and action programs to address current and future hazardous waste management issues that require local responsibility and involvement in Orange County. The Plan discusses hazardous waste issues and analyzes current and future hazardous waste generation in the County. The Integrated Waste Management Department (IWMD) of Orange County owns and operates three active landfills, four household hazardous waste collection centers (HHWCC) and monitors ten closed landfills.

The California Health and Safety Code (H&SC) establishes regulations requiring businesses within the city to complete a chemical inventory to disclose hazardous materials stored, used, or handled on site. The disclosure information is intended to assist emergency responders in planning for and handling emergencies involving hazardous materials. The main program objective is to safeguard the lives of emergency responders, the public, and to minimize property loss. The H&SC also requires a Business Emergency Plan (BEP) to assist in mitigating a release or threatened release of a hazardous material, and to minimize any potential harm or damage to human health or the environment. Disclosure of hazardous materials is updated annually. The Fire Prevention Department of the OCFA is responsible for the distribution and handling of disclosure forms. Additionally, the OCFA maintains the files of all chemical inventory information and business plans, which are made available for public inspection.

6. Fire Hazards
The City of Placentia is highly urbanized with no wildlands adjacent to areas zoned for residential use. There is minimal potential for fire related to brush or other natural materials. Fire hazards within the City may be associated with industrial uses, hazardous materials, and arson. The Placentia Fire and Life Safety Department provides fire protection services to Placentia. There are two fire stations located within the City limits.

7. Noise
Residential land uses are generally considered to be the most sensitive to loud noises. The principal noise sources in Placentia are the transportation systems.

Roadways are the primary source of transportation -generated noise. The 3-46 November 2023

Chapter 3: Resources and Constraints
Burlington North Santa Fe Railroad also runs through the city along the Orangethorpe Corridor. The Placentia Quiet Zone went into effect in 2007.

Along the quiet zone, all trains are prohibited from using horns unless an engineer feels an emergency exists that threatens human or animal injury or property damage. The Orange County Transportation Authority also constructed several grade separation projects within the City, which further diminish the noise impacts of train traffic.

8. Other Known Environmental Factors
All candidate sites were analyzed for environmental constraints analyzed above as well as any known conditions that preclude or significantly impact development in the planning period. Examples of other known conditions include shape, size, access, property conditions, easements, contamination, and airport compatibility. The only factor that may impact the development of sites identified for moderate and above -moderate income households is parcel size.

To address and mitigate this issue, the City has added Program HE -1.18:

Encourage and Facilitate Lot Consolidation to encourage and facilitate lot consolidations of vacant and underutilized lots to create larger building sites for residential development.

Based on this analysis, the City determined that all candidate sites can feasibly develop housing due to the numerous commitments the City has made in the Housing Plan and do not experience any other known environmental constraints.

Infrastructure
Upon adoption of the Housing Element, the City distributed a copy to its water service providers. Both the Yorba Linda Water District and the Golden State Water Company have granted priority for service allocations to proposed developments that include housing units affordable to lower-income households in the City of Placentia. The City maintains and operates the local sanitary sewer collection system and per State law, Placentia complies with the requirement under Government Code Section 65589.7 granting priority for service allocations to proposed developments that include housing units affordable to lower-income households in the City.

1. Sewer
The City maintains and operates the local sanitary sewer collection system, which includes gravity sewers and lift stations. The Orange County Sanitation District (OCSD) collects, treats, and disposes of the wastewater from central and northwestern Orange County, including Placentia. Wastewater generated by the City is transported through trunk lines to OCSD's Plant No. 1 (located at 10844 Ellis Avenue, Fountain Valley) and Plant No. 2 (located at 22212 Brookhurst Street, Huntington Beach) where it receives primary and secondary treatment. The City's future housing needs would generate increased 3-47 November 2023

Chapter 3: Resources and Constraints
wastewater flows, placing greater demands on wastewater treatment and collection. The City requires individual assessments of potential impacts to wastewater facilities to ensure future development does not impact the ability to serve future needs Current and projected infrastructure capacity is adequate to serve projected housing development during the planning period.

2. Water
The City of Placentia is served by the Yorba Linda Water District and the Golden State Water Company. According to Urban Water Management Plans, water supply is expected to be sufficient to accommodate projected housing development during the planning period.

3. Dry Utilities
Residential utilities such as electricity, telephone and internet service are available in all residential areas of the city. Current and projected infrastructure capacity is adequate to serve projected housing development during the planning period.

On- and Off -Site Improvements
On- and off-site improvements may be required in conjunction with future housing development based on the location of the project and existing infrastructure.

Dedication and construction of streets, alleys and other public easements and improvements maybe required to maintain public safety and convenience. Table 3- 11 summarizes the City's standards for roadway and right-of-way widths.

Table 3-1 1 — Street Widths
Streets
Right -of -Way Width
(in feet)
Pavement Width
Curb Face to Curb Face
(in feet)
Median Island Width
(in feet)
Major street 120 104 14
Primary or modified major street 100 84 14
Secondary or modified primary 80 64 N/A
street
Modified secondary street 64 52 N/A
Local industrial street 60 44 N/A
Local residential/ commercial street 60 40 N/A
Minor residential street - 500 feet or 56 36 N/A
less in length
Minor residential street - looped 800 56 36 N/A
feet or less
Minor residential street - cul-de-sac, 56 36 N/A
500 feet or less serving 12 lots or less
Cul-de-sacs residential/commercial 50 radius 40 radius N/A Cul-de-sacs industrial 50 radius 44 radius N/A
Source: City of Placentia, Municipal Code
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Chapter 3: Resources and Constraints
Minimum sidewalk widths are as follows:
• Residential district- 4.5 feet
• Commercial district- Minimum 7.5 feet
• Industrial district- Minimum 5.5 feet
New subdivisions may be required to dedicate land for public facilities such as schools, parks, libraries, fire stations or other public uses based on the land requirements for such facilities in the adopted General Plan. Tree well easements are required on major, primary, and secondary streets in accordance with the City's Municipal Code. Trees are installed by the developer in accordance with the master plan of street trees and City standards.

The on- and off-site improvements required by the City are necessary to adequately provide the infrastructure and public facilities that support housing development.

These requirements ensure public safety and health; and are not jeopardized by increased development and do not unduly hinder housing development.

3.3 Non -Governmental Constraints
Land Prices
Land costs influence the cost of housing. Prices are determined by a number of factors, most important of which are land availability and permitted development density. As land becomes less available, the price of land increases. The price of land also increases as the number of units permitted on each lot increases. In Orange County, undeveloped land is limited and combined with a rapidly growing population land prices have increased. Prices for vacant residential land in Placentia are estimated to be $35 to $50 per square foot.

Construction Costs
Construction cost is affected by the price of materials, labor, development standards and general market conditions. The City has no influence over materials and labor costs, and the building codes and development standards in Placentia are not substantially different than most other cities in Orange County. Construction costs for materials and labor have increased at a higher pace than the general rate of inflation recently according to the Construction Industry Research Board. Typical residential construction cost is estimated to be $150 per square foot or more depending on quality and building type.

Financing
Mortgage interest rates have a large influence over the affordability of housing.

Higher interest rates increase a homebuyer's monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer.
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Chapter 3: Resources and Constraints
The City is not aware of any local constraints to the availability or cost of residential financing. While mortgage underwriting standards appear to have become stricter in the wake of the mortgage crisis during the Great Recession, interest rates are at historic low levels resulting in lower mortgage costs for well-qualified borrowers.

Numerous lending institutions are active in the northern Orange County area where Placentia is located. While interest rates are very low, the significant increase in housing prices in the past few years poses a major barrier to low- and moderate - income homebuyers.

Other Non -Governmental Constraints
Some neighborhoods in the city are located within a homeowners' association and are subject to conditions, covenants and restrictions ("CC&Rs") that could add time and complexity to the residential development process, such as through private design review requirements.

In recent years there have been no requests to develop residential projects at significantly lower densities lower than allowed by zoning regulations, and no significant delays between the approval of entitlements and building permit applications have been noted.
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Chapter 4: Housing Plan
Chapter 4: Housing Plan
This section describes Placentia's goals, policies, programs, and objectives for the 2021-2029 Planning Period related to the preservation, improvement and development of housing in the City. These policies and actions address current and future housing needs, meet the requirements specified by state law and consider the input by residents and stakeholders. While the plan provides a comprehensive approach to address housing issues throughout the City, the emphasis is on actions enabling the City to increase and maintain housing opportunities affordable to extremely -low-, very -low-, low- and moderate -income households.

4.1 Housing Goals and Programs
Placentia's housing goals focus on four policy priority areas. Goals are provided to address each of these areas and programs are developed to support and implement each goal. The four priorities are:

1. Developing and Maintaining Housing Supply and Variety

2. Promoting Equal Housing Opportunity

3. Promoting Housing and Neighborhood Preservation and Conservation

4. Encouraging Housing Cooperation and Coordination
Goal HE -1: Housing Supply and Variety
Develop and maintain an adequate supply of housing that varies sufficiently in cost, size, type, and tenure to meet the economic and social needs of existing and future residents within the constraints of available land.

Program HE -1.1: Manufactured Housing and Mobile Homes
The City of Placentia recognizes the importance of existing manufactured housing and mobile homes as a source of affordable housing for the City's residents. The City shall continue to support the maintenance and improvement of the City's existing mobile home parks through rehabilitation grants, if available. In addition, mobile home parks are zoned "MHP" and a zone change would be required to convert these parks to other uses, which incentivizes their preservation.
4-1 November 2023

Chapter 4: Housing Plan
Objective:

Responsible Agency:

Funding Source:

Implementation Schedule:
yr
Preserve existing mobile home parks
and manufactured housing
Development Services
General Fund
Annually Monitor funding
opportunities for rehabilitation grants
on an annual basis and apply for
funding as opportunities arise. In 2022,
staff reviewed the use of manufactured
housing and continues to encourage
manufactured housing use through
contacting distributors for information
and meeting with manufacturers and
developers who specialize in this
housing.

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. The City will conduct annual outreach with developers to identify development opportunities, with an emphasis on sites near transportation, employment and services. The City, through a sustainability grant provided by the Southern California Association of Governments, adopted a transit -oriented development (TOD) zone south of the future Metrolink station which allows densities up to 95 du/acre. The TOD provides for residential uses in proximity to the transit station as well as entertainment, retail and office spaces. The development regulations for the TOD area encourage and facilitate multi -family residential development and live -work units. The City will also encourage housing near transportation, employment, and services through Program HE -

1.15: Transit -Oriented Development. The City will further expand opportunities for housing near high-quality public transportation by expanding the TOD zone (see Program 1.8).

Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Encourage new housing in proximity to
transportation, employment and
services
Development Services
General Fund
The City will conduct annual outreach
with developers to identify
development opportunities, with an
emphasis on sites near transportation,
employment and services.
4-2 November 2023

Chapter 4: Housing Plan
Program HE -1.3: Pursue County, State, and Federal Housing Funds Monitor availability of county, state, and federal housing programs and pursue available funds on an annual basis. The City shall encourage and coordinate with housing developers and service organizations to obtain funds for affordable housing projects, initially through pre -application meetings and throughout project development. The City shall also make funding information available to all proposed developers in the City through informational materials distributed through the City's website and at pre -application meetings. The City will conduct annual outreach and consultation with developers to identify development opportunities.

Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Increase use of county, state and
federal funds
Development Services
County, state and federal programs
Monitor funding opportunities on an
annual basis and apply for funding as
opportunities arise. The City will
conduct annual outreach with
developers to identify development
opportunities.

Program HE -1.4: Emergency Shelters, Low Barrier Navigation Centers, Transitional and Supportive Housing and Agricultural Employee Housing Emergency shelters. To address the needs of homeless persons, the City purchased a property at 731 S. Melrose Street and constructeda 100 -bed homeless shelter, which opened in March 2020. The City will continue to encourage these types of housing opportunities. To ensure compliance with recent changes to State law (AB 2339), a -Code amendments will be processed by June 2024 to revise emergency shelter standards.

Separation requirements for emergency shelters will also be modified consistent with current law.

Chapter 654. Statues of 2022 (AB 23391. now includes new requirements on how cities must plan for emergency shelters and ensure sufficient capacity for low-income housing. AB 2339 reauires that zoning designations identified to allow emergency shelters as a permitted use without a conditional use or other discretionary permit must allow other residential uses. This could include zones that allow mixed uses that hermit residential. The City will amend the Zoning Code to allow other residential uses in the Manufacturing (Ml District.

With the existing 100 -bed emergency shelter. the City estimates that the remaining emergency shelter need is approximately 50 to 150 beds. depending on the season. The M District includes approximately 200 parcels encompassing several hundred acres and provides ample opportunities for additional shelters. Many ofthese parcels have exi,stiwz 4-3 November 2023

Chapter 4: Housing Plan
buildings that could be adapted for shelter use. Typical parcel sizes are between 1 and 2 acres in size.

AB 2339 allows jurisdictions to adopt proximity standards. provided that emergency shelters are not required to be more than 300 feet apart. The City's current Zoning Code prohibits emergency shelters on parcels within 300 feet from any residential use or residentially -zoned property, Jublic or private park, or public or '3rivate kindergarten through 12th grade curriculum school, as measured from the closest property line. In addition. homeless shelters shall be located at least 300 feet from any other homeless shelter, as measured from the closest property line.

Program 1.4 in the Housing Program provides for an amendment to the City's Zoning Code to ensure compliance with all proximity provisions of AB 2339.

The current emergency shelter development standards and conditions are not fully compliant with Cha 3ter 654. Statues of 2022 (AB 2339) and will be amended to comply with State law.

The City will amend the Zoning Code to ensure com 3liance with all provisions of AB 2339, including definitions, parking standards, zoning and all development standards, including spacing requirements.

Low barrier navigation centers. In 2019 the State Legislature adopted AB 101 establishing requirements for local regulation of low barrier navigation centers, which are defined as "Housing first, low -barrier, service -enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing." Low barrier navigation centers meeting specified standards must be allowed by -right in areas zoned for mixed use and in nonresidential zones permitting multi -family uses. A Code amendment will be processed by June 2024 to update City regulations consistent with this requirement.

Transitional and supportive housing. California Government Code Sec. 65582 establishes the following definitions for transitional and supportive housing:

Chapter 4: Housing Plan
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 persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500)of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.

State law requires that transitional and supportive housing be permitted as residential uses that are subject only to those regulations that apply to other residential uses of the same type in the same zone. In addition, AB 2162 of 2018 (Government Code §65583(c)(3)) further requires that supportive housing development projects meeting specific criteria must be allowed by -right in all zones allowing multi -family development, including mixed-use and nonresidential zones. The City will update regulations for transitional and supportive housing consistent with State law by June 2024.

Agricultural employee housing. California Health & Safety Code Sec. 17021.5 requires agricultural employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone, and requires agricultural employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone. The City will amend zoning regulations for agricultural employee housing by June 2024 consistent with these provisions of State law.

Objective:
1 Responsible Agency:

Funding Source:
1 Implementation Schedule:

Encourage the provision of emergency
shelters, low barrier navigation centers,
transitional and supportive housing and
agricultural employee housing consistent
with State law
Development Services
General Fund (including funds from
County, State and Federal governments)
Code amendments by June 2024
Program HE -1.5: Infrastructure Provision
To ensure that requirements for infrastructure provision are not considered an undue constraint to residential development, the City shall review infrastructure provision costs and procedures on an annual basis. 4-5 November 2023

Chapter 4: Housing Plan
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Based on its findings, the City shall work with housing developers to reduce costs and streamline infrastructure -financing programs. 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 will review available infrastructure grant funding annually and apply for grants when the City is eligible.

Objective:

Responsible Agency:

Funding Source:
1 Implementation Schedule:

Reduce constraints associated with
infrastructure
Development Services/Public Works/
Engineering
General Fund, CDBG, Capital Improvements
Program
Annual review, revisions as appropriate
Program HE -1.6: Development Processing System Review
The City shall continue to review existing procedures for project review, processing and building plan check to determine if the procedures are a constraint to housing development. Based on these findings, the City shall develop programs and procedures to minimize processing timelines and mitigate subjective findings for extremely -low-, very -low-, low- and moderate -income housing developments. In 2017 the City adopted 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. The City shall monitor processing timelines and modify as needed to further encourage affordable housing development.

The City will also prepare written SB 35 review procedures and objective standards to minimize constraints on housing supply and affordability for eligible projects. Consistent with new transparency laws, zoning, development standards and fees will continue to be posted on the City website.

Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Minimize development
review/processing time
Development Services
General Fund
Prepare SB 35 procedures and amend the
Municipal Code to mitigate subjective
findings in the DPR by October 2024.

Continue to post zoning, development
standards and fees on the City website.

Ongoing, Annual Review
4-6 November 2023

Chapter 4: Housing Plan
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Program HE -1.7: Vacant and Underutilized Land Inventory To provide additional areas for housing development and maximize the potential for a variety of housing types, the City will identify vacant and underutilized sites for development of residential units. Additionally, the City will maintain and update an inventory of these sites on an annual basis. The City will provide information about these sites to housing developers through printed materials available at City Hall and electronically on the City's website.

Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Inventory of vacant and underutilized
land
Development Services
General Fund
Annual and ongoing update of inventory
Program HE -1.8: Adequate Sites for Housing Development Through the Regional Housing Needs Assessment (RHNA) process, the City has been assigned a total housing need of 4,398 dwelling units during the 2021-2029 timeframe. The sites analysis (Appendix B) determined that there is currently a shortfall of potential lower-income and above moderate -income housing capacity compared to the City's identified need.

To ensure the availability of adequate sites to accommodate this assigned need, the City shall identify and rezone at least 14 acres and potentially up to 28 acres of land with allowable densities from 30 to 95 units/acre to accommodate the shortfall of lower-income and above moderate - income sites compared to the RHNA allocation as identified in Appendix B.

The existing TOD area is proposed to be expanded to the west, creating capacity for more than 1,100 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.

The R-3 zoning district previously allowed a maximum density of 25 units/acre but was amended in December 2022 to allow a maximum density of 30 units/acre. While all properties in the R-3 district allow up to 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 of approximately 363 units, an increase of 61 potential units compared to the estimated capacity under current regulations. 4-7 November 2023

Chapter 4: Housing Plan
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Rezoned sites shall comply with the requirements of Government Code §65583.2(h) and (i).

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. The City will conduct annual outreach and consultation with developers to identify development opportunities. The City will also provide incentives for lot consolidation (see Program HE 1.18).

For any non -vacant sites identified in Appendix B that were listed in a previous Housing Element sites inventory, or vacant sites that were listed in two previous consecutive inventories, residential development will be allowed by -right when a housing project provides at least 20 percent of the units affordable to lower-income households in compliance with Government Code §65583.2(c),
Development on any site listed in Appendix B that proposes to demolish existing housing units shall be subject to a policy requiring the replacement of affordable units as a condition of any development on the site pursuant to Government Code §65583.2(g)(3). Replacement requirements shall be consistent with those set forth in §65915(c) (3).

To facilitate housing development, zoning regulations, development standards and fees will be posted on the City website, and the City will establish written procedures for streamlined review consistent with Government Code §65913.4.

Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Rezone sufficient land with appropriate
densities to accommodate the RHNA
allocation
Development Services
General Fund
Rezoning adequate sites by December 2023
Program HE -1.9: Monitoring of Constructed Units Based on Income -Level To effectively track performance during the planning period, the City will track the income levels of units constructed by including an estimate sales/rental value at the time of unit occupancy. This value will be included as part of the building permit application to reflect the assumed market value of the home constructed.
4-8 November 2023

Chapter 4: Housing Plan
1 Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:
yr
Tracking performance by income level.

Development Services
General Fund
Completed. Forms have been
developed to gain the information at
the time a building permit is issued.

Program HE -1.10: Encourage Development of Housing for Extremely - Low -Income Households
The City will encourage the development of housing units for households earning 30 percent or less of the Area Median Income for Orange County.

The City shall work with non-profit developers and service providers with the specific emphasis on providing family housing and non-traditional housing types such as single -room -occupancy units, transitional housing and units serving temporary needs by providing in-kind technical assistance and support in seeking funding. The City shall encourage housing for extremely -low-income households through incentives and activities such as technical assistance, expedited processing and flexibility in development standards. The completion and occupancy of 49 very -low- income units in 2020 (the Veteran's Village development) was an example of the successful implementation of this program in the previous planning period. The City will continue to review other incentive programs and pursue partnerships with non-profit developers regarding affordable housing opportunities. The elimination of redevelopment set aside funds severely restricts this effort.
1 Objective:
1 Responsible Agency:
1 Funding Source:

Implementation
Schedule:
616 ELI units
Development Services
General Fund//HOME/CDBG/LIHTC
Annual consultation with affordable
housing developers, or as development
opportunities arise
Program HE -1.11: Density Bonus Ordinance
The City of Placentia provides for a density bonus, incentives and concessions to facilitate and encourage the 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. The City will inform housing developers of the Density Bonus Ordinance through informational materials distributed at City Hall, on the City's website and during pre -application meetings.
4-9 November 2023

Chapter 4: Housing Plan
Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:
yr
Update the Density Bonus Ordinance
consistent with State law
Development Services
General Fund
Code amendment by December 2023
Program HE -1.12: Development of Senior Housing
The City recognizes the unique character of the senior population. 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. 1 Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Senior Housing Development
Development Services
General Fund
Ongoing, The City will conduct annual
outreach with developers to identify
development opportunities for housing
for senior households through activities
such as technical assistance, assistance
in seeking funding annually, expedited
processing and flexibility in
development standards.

Program HE -1.13: Development of Housing for Larger Families The City recognizes that 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 developm ents to accomm odate the needs of larger families through activities such as technical assistance, expedited processing, and flexibility in development standards.
1 Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Housing units with 3+ bedrooms
Development Services
General Fund
Ongoing, The City will conduct annual
outreach with developers to identify
development opportunities for
housing for large family households
through activities such as technical
4-10 November 2023

Chapter 4: Housing Plan
yr
assistance, assistance in seeking
funding annually, 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 funding annually, expedited processing and flexibility in development standards. The City will conduct annual outreach and consultation with developers to identify development opportunities.

Objective:

Responsible Agency:

Funding Source:

Implementation Schedule:

Increased availability of housing units
for households with special needs
Development Services
General Fund
Monitor funding opportunities
annually; ongoing. The City will
conduct annual outreach with
developers to identify development
opportunities for housing for special
needs households, including persons
with developmental disabilities,
through activities such as technical
assistance, assistance in seeking
funding annually, expedited processing
and flexibility in development
standards.

Chapter 4: Housing Plan
which includes a sub -area allowing high-density housing by -right up to 65 units per acre. The City continues to work with developers on TOD opportunities connected with the forthcoming Placentia Metrolink Station. Incentives include the utilization of City -owned property as well as reduced parking requirements and 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. The City shall encourage Transit -Oriented Developments through incentives that may include financial assistance, density bonus, and regulatory waivers. (see also Programs 1.2 and 1.8). To expand housing opportunities, an amendment to the TOD zone will processed to extend the district as described in Program 1.8 and Appendix B. 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 adiust development assumptions or propose residential requirements in all Old Town subareas. similar to the TOD Zone.

Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Encourage transit -oriented
development
Development Services
General Fund
Ongoing; expand TOD zone boundaries
by December 2023
Program HE -1.16: Single -Room Occupancy (SROs)
Single -room -occupancy developments (SROs) provide housing opportunities for lower-income individuals, persons with disabilities, and the elderly. State law requires that jurisdictions identify zoning districts available to encourage and facilitate a variety of housing types, including SROs. The Zoning Code allows SRO developments in the R-3 and C-2 districts. The City will continue to encourage development of SROs through a variety of methods including financial assistance, density bonus, and regulatory concessions.
1 Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Facilitate development of SROs
Development Services
General Fund
Ongoing, The City will conduct annual
outreach with developers to identify
development opportunities for SROs
through activities such as financial
assistance, density bonus, regulatory
concessions, expedited processing and
flexibility in development standards.
4-12 November 2023

Chapter 4: Housing Plan
yr
Program HE -1.17: Residential Parking Requirements
The City's greatest potential for affordable housing development exists in the area near the Metrolink station. As part of the new TOD zone for this area, the City adopted parking standards based on the realistic demand and opportunities for shared parking in TOD and mixed-use developments, especially new housing units affordable to lower- and moderate -income households. The City will also initiate an amendment to the Code to reduce multi -family parking standards for small (i.e., studio or 1 -bedroom) units in the R-3 district to one covered space per unit (garage or carport) to reduce this potential constraint.

Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Revise existing multi -family parking
standards in the R-3 district
Development Services
General Fund
Code amendment by October 2023
Program HE -1.18: Encourage and Facilitate Lot Consolidation The City will encourage and facilitate consolidation of vacant and underutilized lots to create larger building sites for residential development through a lot consolidation density incentive that allows a 5% density increase when parcels totaling at least 0.5 acre are consolidated, and a 10% density increase when parcels totaling at least

1.0 acre are consolidated. This incentive program will be publicized to developers and other interested parties through printed materials available at City Hall and electronically on the City's website. 1 Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Encourage/facilitate lot consolidation
Development Services
General Fund
Code amendment by December 2023
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. City ADU regulations were updated in 2020 consistent with State law. The City will continue to monitor legislation and revise regulations as necessary to ensure conformance with current law.

The Orange County Council of Governments (OCCOG) is currently preparing an "ADU Toolkit" that will be available to all jurisdictions in the county. The City will utilize the ADU toolkit, which is expected to include standard plan examples, and other ADU resources to encourage ADU production. In addition, the City will explore and pursue ADU funding annually, modify development standards and reduce fees beyond the 4-13 November 2023

Chapter 4: Housing Plan
yr
minimum requirements of State law, prepare pre -approved plans, and provide homeowner/applicant assistance tools.

The City will establish and maintain an ADU monitoring program during the planning period that tracks ADU development every other year, including affordability levels and deed -restricted affordable units. The City will also conduct reviews ofADU development during the 2021-2029 planning period to evaluate if production ofADU's in the City is trending to achieve production estimates, beginning in January 2025. Should ADU development not occur at a rate consistent with assumptions of the 2021- 2029 Housing Element, the City will, within six months, review and identify implementable programs to further encourage ADU production.

The City may conduct additional rezoning activity, as deemed appropriate, if evaluations determine rezones will encourage increased ADU production.

Objective:

Responsible Agency:

Funding Source:

Implementation Schedule:

Encourage ADU production
Development Services
General Fund
Monitor and pursue ADU funding
opportunities annually; review and
update ADU regulations annually;
Evaluate if the City is achieving its
production estimates, beginning in
January 2025, should ADU
development not occur at a rate
consistent with assumptions of the
2021-2029 Housing Element, the City
will, within six months.

Program HE -1.20: Annual Review of Site Requirements
The City reviewed development standards such as yard requirements, lot coverage and size, lot size, and building height limits and found that they have not to constrained developments in the City. However, in order to identify potential constraints to development, the City will review its Building and Planning site requirements annually to identify potential constraints to development and make necessary changes if constraints are identified that preclude property owners from developing at the maximum stories and density permitted in their respective zoning.

The City will amend height requirements for developments in zones that allow multifamily housing to at least 36 feet, with no exceptions by June 2025.
4-14 November 2023

Chapter 4: Housing Plan
Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Mitigate potential constraints caused
by development standard
requirements
Development Services
General Fund
The City will amend height
requirements for developments in
zones that allow multifamily housing
to at least 36 feet, with no exceptions
by June 2025.

Goal HE -2: Equal Housing Opportunity
Promote equal housing opportunities for all persons without discrimination regardless of race, religion, ethnicity, sex, age, disability, marital status or household composition.

Program HE -2.1: Support Regional and Local Fair Housing Efforts The City will continue to disseminate information regarding fair housing in a variety of locations including City Hall, 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.

Objective:

Responsible Agency:

Funding Source:

Implementation Schedule:

Affirmatively further fair housing
activities
Development Services
General Fund; grants if available
Annual fair housing outreach; Ongoing;
The City will conduct continuous
annual outreach with to engage
members of all socio-economic groups
and recruit members of
underrepresented groups to
participate in City meetings.
415 November 2023

Chapter 4: Housing Plan
Program HE -2.2: Section 8 Rental Assistance
The City will continue to provide referral services and information to residents regarding the Section 8 Rental Housing Assistance Program administered by the Orange County Housing Authority.

Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Provide information regarding housing
assistance
Orange County Housing Authority
HUD
Ongoing
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. The City will review and revise its Municipal Code to be compliant with State law regarding reasonable accommodation procedures and group homes. Specifically, the City will revise their code to address the existing approval findings that reasonable accommodation requests will not, "create substantial adverse impact on surrounding land uses," and "Whether the accommodation will have only incidental economic or monetary benefits to the applicant, and whether the primary purpose of the accommodation is to assist with real estate speculation or excess profit-taking," as potential constraints to persons with disabilities.

The City will also remove appeal processes for Reasonable Accommodation requests that are approved, and limit denial appeals to only the applicant. Revisions will establish objective requirements for reasonable accommodation to promote approval certainty. The City will revise their code to address the existing CUP requirement as constraint to permit group homes for seven or more persons. Revisions will establish objective requirements for group homes of seven or more people to promote approval certainty. The City will also provide information online and at City Hall on reasonable accommodations with respect to zoning, permit processing, and building laws .In addition, a Zoning Ordinance amendment will be processed in 2022 to update the definition of"family" consistent with State law.

Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Minimize regulatory constraints on
housing for persons with disabilities
Development Services
General Fund
Code amendments by December 2023
4-16 November 2023

Chapter 4: Housing Plan
Program HE -2.4: Comprehensive Housing Resource Directory The City of Placentia will continue to coordinate with the County of Orange to publicize the County's Comprehensive Housing Resource Directory, which will be made available on the City's website and in print form at City Hall, the library and other public buildings. 1 Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Housing Resource Directory
Development Services
General Fund
Ongoing
4-17 November 2023

Chapter 4: Housing Plan
Program HE -2.5: Equal Housing Opportunities and Affirmatively Furthering Fair Housing
The City of Placentia will advocate against discrimination in the sale, rental, or financing of housing based on race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability. Information and referrals regarding fair housing laws and rights will be posted on the City's website and in City Hall and other public buildings.

Pursuant to Government Code §8899.50(b), the City will continue to administer its programs and activities relating to housing and community development in a manner to affirmatively further fair housing and will take no action that is materially inconsistent with its obligation to affirmatively further fair housing. In addition, the City will:
• Ensure that all development applications are considered, reviewed, and approved without prejudice to the proposed residents, contingent on the development application's
compliance with all entitlement requirements.
• Accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the applicable development regulations.
• Work with the County of Orange and the Fair Housing Council of Orange County to seek additional funding to implement the regional Analysis of Impedim ents to Fair Housing Choice and HUD Consolidated Plan, with the 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. • Facilitate public education and outreach by posting informational flyers on fair housing at public counters, libraries, and on the City's website, and support the FHCOC in providing fair housing information to residents and training to landlords on
requirements under fair housing law, such as the acceptance of Housing Choice Vouchers.
• Conduct public meetings at suitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide interpretation and translation services when requested at public meetings when feasible.
• Conduct ongoing, proactive outreach to engage members of all socio-economic groups and recruit members of underrepresented groups to participate in City meetings.

Additionally, the City will commit to the following actions:
4-18 November 2023

Chapter 4: Housing Plan
• Review future policies and programs for potential restrictive practices that would limit diversity in the RCAAs.
• Affirmative marketing to increase diversity within the RCAAs. • Establish specific incentives for the development of affordable units in RCAAs and high opportunity areas (including, but not limited to, permit streamlining and reduced fees).
• Aspire to integrate 50 households into existing RCAAs. Prevent non-RCAA areas from becoming RCAAs.
1 Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Affirmatively Furthering Fair Housing
Development Services
General Fund
Ongoing; Establish AFFH marketing
program by June 2024.

Program HE -2.6: Affirmatively Further Fair Housing
Pursuant to AB 686. the City will affirmatively further fair housing by taking meaningful actions during the planning period in addition to resisting discrimination. that overcomes patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected classes. as defined by State law. Appendix D of the Housing Element contains the Citv's complete AFFH analysis.

Concrete actions to address fair housing issues are contained throughout the City's policy program but Program HE -2.6 aims to capture all of these policies and actions.

Contributina Factors and Actions
Contributing
Factor
Housina Mobility
Meaninaful Action
Geoaraohic Taraet
Priority and
Timeline
Availability of
Affordable Housing
Disseminate information
on the City's website
and conduct community
outreach meeting with
local stakeholders and
affordable housing
developers to promote
affordable hoiasi,
development
throughout the city and
discuss other City -
incentives to create
affordable housing.

City-wide with emphasis
on development in
highest resource/
opportunity areas.
higher income areas.
and RCAAs
Medium
Conduct workshop with
development
community every 12
months beginning in
August 2024 with Mid-
Cvcle review of
progress: if changes are
deemed necessary.
implement within 12
months of review.

Metrics:

First workshop by
October 2024. mid-cycle
419 November 2023

Chapter 4: Housing Plan
Contributing_
Factor
Meaningful Action Geographic Target
Priority and
Timeline
Conduct marketing to
increase to increase
participation with the
Housing Choice Voucher
Program.

Collaborate with
developers to develop a
mechanism to develop
affordable housing in
highest -opportunity
areas.

City-wide with emphasis
on highest resource/
onnortunity areas.
higher income areas.
and RCAAs
Highest -opportunity
areas
Figure D-15 indicates
that the eastern Harts
and northern borders
the City. including
review by October 2025„
and revisions. if
necessary. by October
2026.

Reach at least 20
developers and target
100 residents during the
planning period.

Medium
Continue to refer
residents to the OC
Housing Authority
which awards vouchers
to eligible applicants on
an ongoing basis
Metrics:

Continue to coordinate
with the OC Housing
Authority. Target
voucher narticination in
highest
resource/opportunity
areas. higher income
areas. and RCAAs.

Aim to increase
vouchers awarded by
10% during the
planning period. as
funding and capacity
allows.

Target 20% of new
vouchers in highest
opportunity or resource
areas.

Recruit at least 5
landlords to become a
participating voucher
Property within the
planning period
High
Maintain and update
candidate sites list and
annually provide
opportunities to
of relevant agencies and
organizations. Offer
420 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaningful Action
Geoaraohic Taraet
Racially Concentrated
Areas of Affluence
(RCAAsI. are least
affordable. The City will
place priority on these
areas while also
addressing affordability
issues throughout the
City.

Priority and
Timeline
collaboration and
assistance.

Metrics:

Update candidate sites
list annually at time of
APR
Assist or provide
information to at least 5
developers annually
Facilitate the
develonment of
affordable units and
ADUs in RCAAs.

Housina Choices and Affordability in Areas of Opportunity Racially Concentrated
Areas of Affluence
Figure 3-16 indicates
that the eastern Darts of
the City are designated
as Racially Concentrated
Areas of Affluence
(RCAAsI. RCAAs may
represent a public 'policy
issue to the extent that
they have been created
and maintained through
exclusionary and
discriminatory land use
and develonment
Dractices
To address access to
onnortunity. the City
will conduct the
following specific
actions:
• Annually review
existing Dolicies and
Drograms for
Dotential restrictive
Dractices that would
limit diversity
within the RCAAs.
• Conduct marketing_
to increase to
increase
Darticination with
the Housing Choice
RCAA census tracts and
highest-onnortunity
areas
Medium Priority
To address access to
onnortunity. the City
will conduct the
following specific
actions:
• If restrictive Dractices
are identified. address
Drior to adoption of the
new Dolicies and
Drograms or within 6
months for existing
Dolicies and Drograms.
• Conduct marketing to
increase diversity within
the RCAAs every 24
months beginning in
August 2024.

Metrics:

Annually review existing
Dolicies and Drograms
for Dotential restrictive
Dractices that would
limit diversity within
the RCAAs and highest-
onnortunity areas and if
restrictive Dractices are
identified. address
within 6 months. as
necessary
421 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Housing Choice
Meaninaful Action
Voucher Program.

Review zoning. permit
streamlining. fees.
incentives and other
approaches to increase
housing choices and
affordability (e.g.,
duplex. triplex.
multifamily. ADU.
transitional and
supportive housing.
group homesl in high
opportunity areas.

Geoaraohic Taraet
Highest
res ource/onnortuni tv
areas. higher income
areas. and RCAAs
Priority and
Timeline
In partnership with the
Fair Housing Council of
OC. distribute materials
targeting RCAAs and
highest resource areas.

Continue to evaluate
effectiveness of policies
and update as
necessary.

Reach at least 100
residents during the
planning period.

Facilitate the
development of
affordable units in
RCAAs.

High
On-going. with annual
review and adiustment
within 12 months. if
adiustments are
reauired and applicable
Metrics:

Undate candidate sites
list annually at time of
APR
Continue to improve and
streamline ADU
procedures to reduce
cost and time - review
annually and update as
necessary to comply
with updates to state
law - if ADU production
is not 12.5% of total
assumption yearly. City
will provide additional
incentives to further
encourage ADU
development
Conduct ongoing
proactive outreach to
engage members of all
socio-economic groups
and recruit members of
422 November 2023

Chapter 4: Housing Plan
Contributing_
Factor
Meaningful Action Geographic Target
Priority and
Timeline
Access to Opportunity
Housing Discrimination
Ensure eaual access to
housing for persons
with Protected
characteristics. who are
disproportionately
likely to be lower-
income and to
experience
homelessness: Expand
access to opportunity
for protected classes.

The City will seek to
improve access to
opportunity for lower-
income households and
other protected classes
by providing adeauate
sites for affordable
housing development.
encouraging the
production of ADUs. and
facilitating the
production of housing
for persons with special
needs.

In partnership the city's
fair housing provider„
conduct multi -faceted
fair housing outreach to
tenants. landlords.
property owners,_
realtors. and property
management companies.
underrepresented
groups to participate in
City meetings.

City-wide with emphasis High
on lower income and On-going. with annual
lower resource areas review and adiustment
within 12 months. if
adiustments are
reauired and applicable
City-wide with emphasis
on lower income and
lower resource areas
Metrics:

Update candidate sites
list annually at time of
APR
Continue to improve and
streamline ADU
procedures to reduce
cost and time - review
annually and update as
necessary to comply
with updates to state
law
Provide technical
assistance to developers
Proposing affordable
housing - at least 10
developers during the
6th Cycle.

Conduct ongoing„
proactive outreach to
engage members of all
socio-economic groups
Facilitate the
development of 25 ADUs
in highest
resource/opportunity
areas. higher income
areas. and RCAAs.

Medium
Conduct community
workshop every 12
months beginning in
August 2024 with Mid-
Cvcle review of
progress: if changes are
deemed necessary.
423 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
Geoaraohic Taraet
Priority and
Timeline
Methods of outreach
should include
workshops.
informational booths.
presentations to civic
leaders and community
groups. staff trainings.
and distribution of
multi-lingual fair
housing literature.

Provide general
counseling and referrals
to address tenant -
landlord issues. and
provide periodic tenant -
landlord walk-in clinics
at City Halls and other
community locations.

Include testing/audits
within the scope of work
for each city's fair
housing provider.

Support enforcement
activity and publicize
outcomes of fair housing
litigation.

Provide general
counseling and referrals
to address tenant -
landlord issues. and
provide periodic tenant -
landlord walk-in clinics
at City Halls and other
community locations.

Opportunities for Increase community
Persons with Disabilities integration for persons
with disabilities.

City-wide with emphasis
on lower income and
lower resource areas
implement within 12
months of review.

Metrics:

Refer landlords and
residents to fair housing
counseling. as needed,
during the 6th Cycle.

One meeting per year
with fair housing
services provider to
identify and rectify fair
housing issues.

Provide technical
assistance to developers
Proposing affordable
housing and housing for
persons with special
needs - at least 10
developers during the
6th Cycle.

Review reasonable
accommodation
standards and
procedures annually
and update within 6
months of annual review
if not compliant with
state or federal law. If
not compliant. the City
will process reasonable
accommodations in
compliance with state or
federal law in the
interim.

Conduct ongoing,
proactive outreach to
engage members of all
socio-economic groups
and recruit members of
underrepresented
groups to participate in
City meetings.

High
On-going. with annual
review and adiustment
4-24 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
Geoaraohic Taraet
Priority and
Timeline
Continue to assist in the
development of housing
proiects for special
needs households by
providing technical
assistance with tax
credit applications. tax-
exempt bond financing
and other public funds.
including. ESG. CDBG.
and HOME.

The City shall continue
to monitor to ensure the
effectiveness of
reasonable
accommodation
standards and
procedures.

Increase access in
highest -opportunity and
resource areas and
areas with less diversity
within 12 months of
review. if adiustments
are required and
applicable
Metrics:

Provide technical
assistance to developers
proposing affordable
housing and housing for
persons with special
needs — at least 10
developers during the 6th
Cycle.

Review reasonable
accommodation
standards and procedures
annually and update
within 6 months of
annual review if not
compliant with state or
federal law. If not
compliant. the Citv will
process reasonable
accommodations in
compliance with state or
federal law in the interim.

Conduct ongoing.
proactive outreach to
engage members of all
socio-economic groups
and reach at least 100
residents.

Community Conservation and Revitalization
Housing Choice
Enhance the proactive
code enforcement
program that targets
areas of concentrated
rehabilitation needs.
resulting in repairs and
mitigating potential
costs. displacement and
relocation impacts on
residents.

City-wide with emphasis
on lower income and
lower resource and
higher need areas
High
On-going. with annual
review and adiustment
within 12 months. if
adiustments are
required and applicable
Metrics:

Review the proactive
code enforcement
program annually and
adiust as needed.
425 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
The City shall develop a
program to collaborate
with non-profit housing
providers and develop a
preservation strategy.

The preservation
strategy will allow the
City to act quickly if. and
when. it receives notice
of conversion. As part of
the strategy. the City
shall ensure compliance
with noticing
requirements: conduct
tenant education and
pursue funding to
preserve the units.

Geoaraphic Taraet
Affordable units "At -
Risk" of converting to
market rate
Priority and
Timeline
Refer households in
need to assistance such
as rehabilitation loans -
assist at least 3
households per year.

High
On-going. with annual
review and adiustment
within 12 months. if
adiustments are
required and applicable
Metrics:

Develop preservation
strategy by December
2024. Goal of preserving
100 percent of units at -
risk of converting to
market rate (Imperial
Villas). Apply for funding
annually.

Reach at least 50
residents on annual basis
Protection from Displacement
Displacement from
Economic Pressures
Provide and maintain
multi-lingual
informational materials
on tenant legal
counseling and
resources
City-wide
High
Create materials by
August 2024: update as
necessary.

Metrics:

In partnership with the
Fair Housing Council of
OC. distribute materials.

Continue to evaluate
effectiveness and update
as necessary.

Reach at least 100
residents on annual
basis
Conduct ongoing,,
proactive outreach to
engage members of all
socio-economic groups
and recruit members of
underrepresented
groups to participate in
426 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
Geoaraohic Taraet
Priority and
Timeline
Prevent displacement of
low- and moderate -
income residents with
protected
characteristics.
including Hispanic
residents. low income
residents. seniors. and
people with disabilities.

Explore anti -
gentrification policies
and regulations to
combat displacement.
which especially affects
low-income residents
and communities of
color. These may
include. but are not
limited to foreclosure
assistance, community
City-wide with emphasis
on lower income and
lower resource and
higher need areas
City-wide with emphasis
on lower income and
lower resource and
higher need areas
City meetings.

High
The City shall develop a
program to collaborate
with non-profit housing
providers and develop a
preservation strategy.

Develop program by
December 2024.

On-going. with annual
review and adiustment
within 12 months. if
adiustments are
required and applicable
Develop preservation
strategy by December
2024. Goal is to preserve
at -risk units.

Provide technical
assistance to developers
proposing affordable
housing and housing for
persons with special
needs.

Medium Priority
Review and report to
Council options on anti -
gentrification policies
and regulations by
October 2025.
427 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
land trusts. and housing
trust funds.

City will work with
federal. state. and local
agencies to try to
identify and secure
funding for homeowners
who are interested in
building an ADU and are
willing to offer it as an
affordable rental.

Geoaraohic Taraet
Highest resource and
opportunity areas.

RCAAs. and higher
income areas
Priority and
Timeline
Medium Priority
Check the websites of
HUD. HCD. and OC
Housing Authority for
potential funding
sources and apply for
eligible programs
annually.

Metrics:

Facilitate the
development of 56 ADUs
during the planning
period.

Target 30% of
affordable units in lower
income areas and 30%
in highest resource and
opportunity areas.

RCAAs. and higher
income areas. with the
balance throughout the
City to avoid over
concentration in specific
neighborhoods.

Place -Based Strateaies
Areas of Lower Income
Conduct affirmative
marketing to increase
awareness and diversity
throughout the City and
in areas of lower
income. This is aimed at
ensuring existing
residents are not
displaced. as well as
Providing opportunity
for residents within the
surrounding region.

City-wide with emphasis
on lower income and
lower resource areas
Medium Priority
Explore feasibility of
affirmative marketing
and housing mobility
counseling program by
September 2024.

Provide annual progress
reports and amend
program as funding
allows.
428 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
Specifically. this may
include. but is not
limited to. noticing of
affordable
units /oroiects through
direct mail targeted
outreach to lower
income census tracts.
publishing advertising
materials in multiple
languages. informing
service agencies.
outreach to community
organizations and places
of worship.

Annually conduct
affirmative marketing
for each new oroiect
that is developed with
affordable units and that
has affordable units
open/available.

Provide housing
mobility counseling
either directly or
through referrals. This
counseling may include.
but is not limited to.
information on
opportunity areas.
housing search skills
and tools. workshops.
search assistance.
referrals. structured
support for a time after
a move to the City.
landlord -tenant
mediation. and retention
counseling.

Affirmatively market
first-time homebuver
and/or housing.
rehabilitation
programs to low and
moderate income
areas. and areas of
racial /ethnic
Geoaraohic Taraet
Priority and
Timeline
Annually throughout the
2021-2029 Cycle to
reach at least 100
residents.

Review development
progress by 2025 and
initiate a Housing
Element amendment to
ensure significant
progress toward
increasing housing
mobility. choice. and
affordability throughout
all neighborhoods with
emphasis on areas of
high segregation and
poverty.
429 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
Geoaraohic Taraet
Priority and
Timeline
concentration.

Work collaboratively
with local housing
authorities to ensure
affirmative fair
marketing plans and de -
concentration policies
are implemented.

Engage community
health workers to
conduct ground level
site visits and meetings
within areas of lower
income to better
understand resident and
business barriers.
resources. and needs.

The City will annually
seek funding and will
annually review its
Capital Improvement
Program in order to
prioritize proiects in
areas of lower income.to
improve living
environments and
reduce the risk of
displacement. Examples
of nroiects include street
improvements. multi-
modal investments. safe
routes to school. parks.
community facilities and
amenities.
infrastructure. and other
investment toward
community
revitalization.

Medium Priority
Initiate outreach
program by September
2024. Annually
throughout the 2021-
2029 Cycle to reach at
least 100 residents.

Medium Priority
Annually throughout the
2021-2029 Cycle.

Metrics:

Identify and complete
capital improvement
proiects in TOD and OT
areas. lower income and
lower resource areas.
and historically
underinvested areas- at
least 2 proiects in these
census tracts. as
appropriate and as
funding allows.

Continue to prioritize
capital improvement
proiects lower income
and lower resource
areas. nroiects
benefiting affordable
housing proiects. and
expand focus on
environmental iustice
communities.

Annually implement the
Environmental Justice
Element.

Apply for funding
430 November 2023

Chapter 4: Housing Plan
Contributing
Factor
Meaninaful Action
Geoaraohic Taraet
Priority and
Timeline
Community
Revitalization
Availability of
Affordable Housing
The City will continue to
encourage and
emphasize public art in
areas of lower income
and diversity. Public art
improves auality of life
in neighborhoods and
can provide a vehicle for
residents to express
themselves creatively.

The TOD and Old Town
zones have provisions
that may require public
art as Dart of a
development agreement
for developments that
include twenty (201 or
more units or which are
over twenty thousand
[20.0001 sauare feet.

Pursue State and
Federal funding for
affordable housing
development. Prioritize
use of funds to
incentivize/partner with
developers to pursue
affordable housing in
the City.

City-wide with emphasis
on lower income and
annually.

Medium Priority
Annually throughout the
lower resource areas 2021-2029 Cycle.

Highest resource areas.

RCAAs. higher income
areas. lower income
areas. and areas of high
segregation and poverty.

Encourage applicants of
new protects to
integrate public art into
protects and rely upon
local artists to execute
public art Explore the
feasibility of adopting a
Public Art Plan with a
potential public art in -
lieu fee.

High Priority
Annually throughout the
2021-2029 Cycle.

Check the websites of
HUD. HCD. and OC
Housing Authority for
potential funding
sources and apply for
eligible programs
annually.

Metrics:

Facilitate the
development of 50
affordable housing units
through additional
funding/grants. Target
30% of affordable units
in lower income areas
and 30% in higher
income areas. with the
balance throughout the
City to avoid over
concentration in specific
neighborhoods.
431 November 2023

Chapter 4: Housing Plan
1 Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Affirmatively Further Fair Housing
Development Services
General Fund
Each action provides its own timeline
Goal HE -3: Neighborhood Preservation
Encourage activities that conserve and improve existing residential neighborhoods including a housing stock that is well maintained and structurally sound, and with adequate services and facilities provided; and having a sense of community identity.

Program HE -3.1: Community Based Neighborhood Rehabilitation Encourage neighborhood rehabilitation programs that maximize community participation in the maintenance and improvement of housing in individual neighborhoods. The City will coordinate with and assist neighborhood and non-profit organizations in implementing programs such as "Neighborhood Pride Days" where the City will collect electronic waste and bulk waste from residents, promote neighborhood cleanup and beautification especially in low-income areas. The City will monitor funding opportunities for rehabilitation grants on an annual basis and apply for funding as opportunities arise.

Objective:

Responsible Agency:

Funding Source:

Implementation Schedule:

Conserve and improve existing
residential neighborhoods
Development Services
CDBG
The City will conduct annual
coordination meetings with
neighborhood and non-profit
organizations to identify rehabilitation
opportunities based on code
enforcement cases. If any
concentration of poor housing
conditions is present during the 6th
Cycle planning period, efforts will
focus on those areas; Monitor funding
opportunities for rehabilitation grants
on an annual basis and apply for
funding as opportunities arise.

Program HE -3.2: Neighborhood Identity
Encourage the creation of neighborhood themes and identity in all types of residential developments by use of building material, texture, color and landscaping linked with architectural styles.
4-32 November 2023

Chapter 4: Housing Plan
1 Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Create neighborhood identity
Development Services
Private sources
Ongoing
Program HE -3.3: Placentia Rehabilitation Grant Program The City of Placentia shall continue to provide grants to rehabilitate owner -occupied, very -low-income housing units. The City will continue to monitor funding opportunities for rehabilitation grants on an annual basis and apply for funding as opportunities arise. The City shall outreach to potential applicants continuously through the City's website and will distribute printed material annually.

Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:
72 units rehabilitated during the
planning period
Development Services
CDBG
The City will monitor funding
opportunities for rehabilitation grants
on an annual basis and apply for
funding as opportunities arise.

Ongoing; annual announcements in
City publications.

Program HE -3.4: Energy Conservation and Sustainable Building Practices The City recognizes that utility costs contribute to a household's overall expenditure for housing. The City shall promote energy and water conservation and "green building" in new and existing residential developments by providing educational materials on the City's website and in print form at City Hall, the library and at other public buildings.

Compliance with Title 24 of the California Building Code will be required of all residential construction necessitating a building permit. The City shall also refer residents to local utility providers for energy and water conservation programs through the City's website. Finally, through participation in the HERO Program, the City shall provide information and encourage property owners to participate in the property -assessed conservation improvements as allowed by the program.

Objective:

Responsible Agency:

Funding Source:

Implementation Schedule:

Energy conservation/reduced utility
costs
Development Services
General Fund
Continue to provide energy
conservation educational materials to
residents
433 November 2023

Chapter 4: Housing Plan
k yr
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
Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Encourage preservation and
extension/renewal of "At Risk" units
Development Services
General Fund
Ongoing coordination with the County
and nonprofits
Program HE -3.6: Vacant Building Ordinance
To prevent blight and deterioration of Placentia's residential and non- residential neighborhoods, the Municipal Code establishes owner responsibilities for the maintenance and rehabilitation of long-term vacant buildings. The ordinance requires the registration of vacant properties resulting from foreclosure, and provides for an administrative monitoring program for boarded -up and vacant buildings. To ensure compliance, the ordinance imposes fees and civil penalties; and provides for administrative review and appeal opportunities. The City will continue to implement this ordinance to prevent blight and deterioration in Placentia's neighborhoods.

Objective:
1 Responsible Agency:
1 Funding Source:
1 Implementation Schedule:

Prevent blight and deterioration in
neighborhoods
Development Services
General Fund
Ongoing
Goal HE -4: Housing Cooperation and Coordination
Coordinate local housing efforts with appropriate federal, state, regional, and local governments and/or agencies and to cooperate in the implementation of intergovernmental housing programs to ensure maximum effectiveness in solving local and regional housing problems.

Program HE -4.1: Partnerships with the Housing Industry The City of Placentia has limited resources to use for the development and maintenance of affordable housing. To maximize its funding and staff 4-34 November 2023

Chapter 4: Housing Plan
yr
resources, the City shall seek opportunities to partner with non-profit and for-profit housing developers.

Specifically, the City shall proactive seek partnerships to develop affordable housing on identified sites within the TOD area near the Metrolink Station to meet the City's lower-income housing needs. The City shall 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.

Objective:

Responsible Agency:

Funding Source:

Implementation Schedule:

Establish partnerships with nonprofit
and for-profit housing developers
Development Services/ Neighborhood
Services Division
General Fund, state and federal grants
The City will conduct annual outreach
with developers to identify
development opportunities. The City
will encourage development of
affordable housing through activities
such as in-kind technical assistance,
support in seeking grant and funding
opportunities, expedited processing
and flexibility in development
standards, and financial assistance,
which may include land write-downs
and assistance with on- or off-site
infrastructure costs where feasible.

Program HE -4.2: Participation in Continuum of Care Forum The City recognizes that homelessness is both a local and regional issue that requires a comprehensive and coordinated effort among various cities and agencies throughout the region. The City of Placentia will continue to participate through regular attendance at meetings of the County of Orange Continuum of Care Forum to pool resources to address homeless needs.

Objective:
1 Responsible Agency:
1 Funding Source:

Implementation Schedule:

Continue participation in the County of
Orange Continuum of Care Forum
Development Services
General Fund
The City will have ongoing
coordination and meeting attendance
at the County of Orange Continuum of
Care Forum to pool resources to
4-35 November 2023

Chapter 4: Housing Plan

4.2 Quantified Objectives
address homeless needs. The City will
support in seeking grant and funding
opportunities on an annual basis for
homeless assistance and services.

New Construction
Quantified Objective
Very Low
Low
Moderate
Above Moderate
Total
1,289
691
801
1,693
4,472
Acquisition and Rehabilitation
Placentia Rehabilitation Grant Program
rConservatio
6 (2 Extremely Low, 2 Very Low, 2 Low)
30 Very Low/Low
At -Risk Units
Imperial Villas - 58 units
4-36 November 2023

Appendix A: Community Outreach
Appendix A: Community Outreach
Public participation is an important component of the Housing Element update. Government Code §65583(c)(8) states that "The local government shall make diligent effort to achieve public participation of all the economic segments of the community in the development of the housing element, and the program shall describe this effort." Public participation played an important role in the formulation and refinement of the City's housing goals and policies and in the development of a Land Use Plan that determines the extent and density of future residential development in the community.

City residents and other interested parties were provided many opportunities to identify housing issues of concern, recommend strategies, review the draft element, and provide recommendations to decision - makers on the Housing Element. The following public meetings were held during the course of the update:

June 8, 2021
August 24, 2021
September 14, 2021
September 16, 2021
September 21, 2021
October 5, 2021
October 12, 2021
October 19, 2021
October 21, 2021
January 11, 2022
January 18, 2022
March 1, 2022
March 8, 2022
March 15, 2022
March 17, 2022
Planning Commission study session
Public Workshop
Planning Commission study session
Public Workshop
City Council study session
Public Review Draft Posted to City's Website
Planning Commission study session
City Council study session
Submittal to HCD
Planning Commission public hearing
City Council public hearing
Public Review Draft Posted to City's Website
Planning Commission public hearing
City Council public hearing
Submittal to HCD
In addition to these public meetings, the City used several other methods to encourage participation in the Housing Element update, particularly among lower-income households, persons with special needs and non-English speakers. Early in the update process a Housing Element webpage was established ( https://placentia.org/943/2021-2029-Housing-Element-Updatel where meeting notices, an FAQ draft documents and other reference materials were posted. Prior to each public meeting, notices were sent directly to a list of stakeholders (Table A-1), which included organizations that represent the interests of low-income households and persons with disabilities or other special needs. Notices were posted in both English and Spanish.

The City targeted outreach to all members of the community with an emphasis on engaging all economic segments and households with special needs. Outreach material was distributed both online and in person at City facilities. The City was able to engage and involve all economic segments in the update process through the scheduled workshops and study sessions.

A-1 November 2023

Appendix A: Community Outreach
A Housing Element Frequently Asked Questions was prepared and posted on the City's Housing Element website, and an online survey was also conducted for interested stakeholders to identify housing needs and issues (see Table A-2).

Common themes raised during the public meetings are the need for affordable housing, particularly for service sector employees, and also the challenges with additional development, such as traffic and demands on public services. The City considered all public comments received and addressed public comments by revising the Housing Element where appropriate. The programs described in Chapter 4 seek to address these concerns, including encouraging development of additional affordable and special needs housing, while recognizing the City's limited resources. Table A-1 below highlights Housing Programs that were adopted in the Housing Plan in response to feedback received at Housing Element workshops, Housing Element surveys, Planning Commission and City Council Study Sessions, and public comments.

Table A-1— Housing Programs
Common Themes from
Public Engagement
Housing Programs in Response to Public Engagement
Need for Affordable
Housing
Challenges of Additional
Housing/Growth
Need for a Variety of
Housing Types
Desire to Preserve
Neighborhood Character
Program HE -1.3: Pursue County, State, and Federal Housing Funds
Program HE -1.8: Adequate Sites for Housing Development Program HE -1.10: Encourage Development of Housing for
Extremely -Low -Income Households
Program HE -1.19: Accessory Dwelling Units
Program HE -2.5: Equal Housing Opportunities and Affirmatively Furthering Fair Housing
Program HE -3.5: Monitor and Preserve Affordable Housing At - Risk of Conversion to Market Rate
Program HE -4.1: Partnerships with the Housing Industry Program HE -1.2: Locate Housing Near Transportation,
Employment and Services
Program HE -1.5: Infrastructure Provision
Program HE -1.15: Transit -Oriented Development
Program HE -1.2: Locate Housing Near Transportation,
Employment and Services
Program HE -1.12: Development of Senior Housing
Program HE -1.13: Development of Housing for Larger Families Program HE -1.14: Housing for Persons with Special Needs Program HE -1.19: Accessory Dwelling Units
Program HE -4.1: Partnerships with the Housing Industry Program HE -3.1: Community Based Neighborhood Rehabilitation Program HE -3.2: Neighborhood Identity
A-2 November 2023

Appendix A: Community Outreach
Table A-1: Public Meeting Notification List
Kennedy Commission
17701 Cowan Ave., Suite 200
Irvine, CA 92614
cesarc at7kennedvcommission.orq
mildredp ankennedvcommission.orq
Neighborhood Housing Services
of Orange County
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
The Related Companies of California
18201 Von Karman Ave Ste 900
Irvine, CA 92612
Dayle McIntosh Center
501 N. Brookhurst Street, Suite 102
Anaheim, CA 92801
OC Business Council
2 Park Plaza, Suite 100
Irvine, CA 92614
Mercy Housing
480 S Batavia St
Orange, CA 92868
Fair Housing Council of Orange County
2021 E. 4th Street, Suite 122
Santa Ana, CA 92705
City of Yorba Linda
Community Development Director
4845 Casa Loma Avenue
Yorba Linda, CA 92885
League of Women Voters
PO Box 1065
Huntington Beach, CA 92647
hatna Iwvorangecoast.orq.

Habitat for Humanity of Orange County
2200 S. Ritchey St.

Santa Ana, CA 92705
Community Housing Resources, Inc.
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
OC Housing Providers
25241 Paseo de Alicia, Suite 120
Laguna Hills, CA 92653
OC Housing Trust
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
OC Housing & Community Development
1501 E. St Andrew Place, First Floor
Santa Ana, CA 92705
City of Anaheim
Community Development Director
200 S. Anaheim Blvd.

Anaheim, CA 92805
City of Fullerton
Community Development Director
303 W. Commonwealth Ave.

Fullerton, CA 92832
OC Association of Realtors
25552 La Paz Road
Laguna Hills, CA 92653
Jamboree Housing Corp.
17701 Cowan Avenue
Suite 200
Irvine, CA 92614
BIA/OC
17744 Sky Park Circle #170
Irvine, CA 92614
Regional Center of Orange County
P.O. Box 22010
Santa Ana, CA 92702-2010
Neighborhood Housing Services
of Orange County
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
Orange County Housing Authority
1501 E St Andrew PI
Santa Ana, CA 92705
City of Brea
Community Development Director
1 Civic Center Circle
Brea, CA 92821
Placentia-Yorba Linda USD
1301 E. Orangethorpe Ave.

Placentia, California, 92870
A-3 November 2023

Appendix A: Community Outreach
Mercy House
P.O. Box 1905
Santa Ana, CA 92702
Pathways of Hope
1231 E Chapman Ave
Fullerton, CA 92831
Elizabeth Hansburg
People for Housing OC
elizabeth @..oeooleforhousina.oro
Orange County Water District
P.O. Box 8300
Fountain Valley, CA 92728-8300
OC Partnership
1505 17th St.

Santa Ana, CA 92705
Orange County Sanitation District
10844 Ellis Avenue
Fountain Valley, CA 92708
Campaign for Fair Housing Elements
57 Post Street
San Francisco, CA 94104
info(a.fairhousinaelements.ora
A-4 November 2023

Appendix A: Community Outreach

CITY OF PLACENTIA
2021-2029 Housing Element Update
Community Workshop
The City of Placentia is beginning the process of
updating the 2021-2029 Housing Element!
Please join us in-person or virtually to learn about what happens when the City updates its Housing Element, why the City is required to do so, and what opportunities community members have to give feedback. Your participation is important to help plan for Placentia's housing future.

The community meeting will focus on:
• Housing needs and services within
Placentia
• Opportunities to provide housing at
all income levels in the community
• Identifying constraints to building
and accessing housing
WHEN: Tuesday, August 24th at 6:00 pm
IN-PERSON Whitten Community Center
900 S. Melrose Street
Placentia, CA 92870
VIRTUAL: Zoom Link: tinyurl.com/placentiahousing
,r•••
p,..r nw + 1.••• -
For
For questions, please contact City Staff at [email protected] or (714) 993-8124 www.placentia.org/housingelement
A-5
November 2023

Appendix A: Community Outreach
fat, CIUDAD DE PLACENTIA
Actualization del Elemento de Vivienda
2021-2029
CEN Taller Comunitario
iLa Ciudad de Placentia este' comenzando el proceso
de actualization del Elemento Vivienda 2021-2029!
Por favor, unase a nosotros en persona o virtualmente para aprender sobre lo que sucede cuando la Ciudad actualiza su Elemento de Vivienda, por que se requiere que la Ciudad lo haga y que oportunidades tienen los miembros de la comunidad para dar su opinion. Su participation es importante para ayudar a planificar el futuro de la vivienda de Placentia.

La reunion de la comunidad se centrara en:
• Necesidades y servicios de vivienda
dentro de Placentia
• Oportunidades para proporcionar
vivienda en todos los niveles de ingresos
en la comunidad
• Identification de limitaciones para la
construction y el acceso a la vivienda
CUANDO: Martes 24 de agosto a las 6:00 pm

EN PERSON

VIRTUAL
Whitten Community Center
900 S. Melrose Street
Placentia, CA 92870
Zoom Link: tinyurl.com/Dlacentiahousirlc„
•.�� . .e •fir wnanJrw-I••ff.n. ':+. ,i�a-"o y^_.4f :Ju�'!A •.•.4v-.. r rr • •70Fr rnr�w-.•.

Si bene preguntas, comuniquese con el personal de la ciudad al [email protected] o al (714) 993-8124 www.placentia.org/housingelement
A-6
November 2023

Appendix A: Community Outreach

CITY OF PLACENTIA
021-2029 Housing Element Update
Community Workshop
IMP
The City of Placentia is beginning the process of
updating the 2021-2029 Housing Element!
Please join us in-person or virtually to learn about what happens when the City updates its Housing Element, why the City is required to do so, and what opportunities community members have to give feedback. Your participation is important to help plan for Placenta's housing future.
lie community meeting will focus on:
• Housing needs and services within
Placentia
• Opportunities to provide housing at
all income levels in the community
• Identifying constraints to building
and accessing housing
WHEN: Thursday, September 16th at 6:00 pm
IN-PERSON Senior Center/Powell Building
143 S. Bradford Avenue
Placentia, CA 92870
Zoom Link: tinyurl.com/placentiahnusina
VIRTUAL:
wnr.rr-.14..e07.'3 r7='x75+
- •..s,7rn .,J , •flSr• fwi'+wwrj 9n••.�
For questions, please contact City Staff at [email protected] or (714) 993-8124 www.placentia.org/housingelement
A-7
November 2023

Appendix A: Community Outreach

CIUDAD DE PLACENTIA
Actualizacion del Elemento de Vivienda
2021-2029
Taller Comunitario
iLa Ciudad de Placentia este' comenzando el proceso
de actualizacion del Elemento Vivienda 2021-2029!
Por favor, Canase a nosotros en persona o virtualmente para aprender sobre lo que sucede cuando la Ciudad actualiza su Elemento de Vivienda, por que se requiere que la Ciudad lo haga y que oportunidades tienen los miembros de la comunidad para dar su opinion. Su participacion es importante para ayudar a planificar el futuro de la vivienda de Placentia.

La rc*uniq n do. I comunidad se centrara en:
• Necesidades y servicios de vivienda
dentro de Placentia
• Oportunidades para proporcionar
vivienda en todos los niveles de ingresos
en la comunidad
• Identificaci6n de limitaciones para la
construccion y el acceso a la vivienda
CUANDO. Jueves 16 de septiembre a las 6:00 pm
EN PERSOr
Senior Center/Powell Building
143 S. Bradford Avenue
Placentia, CA 92870
VIRTUAL: Zoom Link: tinyurl.com/placentiahousin
.nw. r• la ew e''6 ' , 4V4R
P.n.„ ae-B•nT 120
Si tiene preguntas, comuniquese con el personal de la ciudad al [email protected] o al (714) 993-8124 www.placentia.org/housingelement
A-8
November 2023

Appendix A: Community Outreach

PLACENTIA
Rich Heritage, Bright Future
2021 Housing Element FAQ

1. What is a Housing Element?
State law' requires each city to adopt a comprehensive, long-term General Plan for its physical development. Placentia's General Plan' is divided into the following "elements" or chapters that contain goals, policies and programs which are intended to guide land use and development decisions:
• Land Use
• Housing
• Mobility
• Conservation
• Open Space & Recreation
• Safety
• Noise
• Economic Development
• Health, Wellness & Environmental Justice
• Sustainability
The purpose of the Housing Element is to evaluate the housing needs of Placentia's current and future residents and set forth policies and programs to address those needs.

While most portions of General Plans typically have a time horizon of 20-25 years, State law requires that the Housing Element be updated in 8 -year "cycles." The City is currently preparing a Housing Element update for the 2021 to 2029 planning period, which is referred to as the "6th Housing Element cycle" in reference to the six required updates that have occurred since the comprehensive revision to State Housing Element law in 1980.

State law3 establishes detailed requirements for Housing Elements, which are summarized in California Government Code Section 65583:

The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory -built housing, mobile homes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community.

California Government Code Sec. 65300 et seq
2 httns /lwww DIacentia orcl/1 6E/General-Plan-Undue
California Government Code Sec. 65580 et seq
August 2021 Page 1
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Appendix A: Community Outreach
Placentia 2021 Housing Element FAQ

2. What is Housing Element "certification" and why is it important?
The State Legislature has delegated to the California Department of Housing and Community Development ("HCD") the authority to review Housing Elements and issue findings regarding the elements' compliance with the law.' When HCD issues a letter finding that the Housing Element is in substantial compliance with State law it is referred to as "certification" of the Housing Element.

Housing Element certification is important for two main reasons:
• Local control. The General Plan and its various elements provide the foundation for the City's land use plans and development regulations, and the Housing Element is part of the General Plan. If the City were challenged in court on a planning or zoning matter and the General Plan were found by the court to be invalid, the court could order changes to City land use plans or regulations and assume control over City land use decisions. HCD certification establishes a "rebuttable presumption of validity"' that the Housing Element complies with State law, which would support the City's legal defense. Recent laws also allow courts to impose fines on a jurisdiction if it fails to adopt a Housing Element in compliance with State law.'
• Eligibility for grant funds. Some State grant funds are contingent upon Housing Element certification. Grants can help to cover the cost of some projects that would otherwise rely on the City's General Fund.

Placentia's last Housing Element update was completed in 2014 and was certified by HCD as fully compliant with State law.

3. What are the most important issues that must be
addressed in the Housing Element update?
The major issues that must be addressed in the Housing Element update are: 1) how City policies, plans and regulations help to meet the region's housing needs for persons and families of all income levels; and 2) how City land use regulations accommodate the special housing needs of those with disabilities or other difficulties. • Accommodating Regional Housing Needs. Under State law' all cities are required to plan for additional housing to accommodate population growth and address existing housing problems such as overcrowding and high housing cost.

State law recognizes that cities generally do not build housing, since that is typically the role of private and non-profit developers and builders. However, cities are required to adopt policies, development regulations and standards to encourage a variety of housing types that are affordable for persons of all income levels. The Regional Housing Needs Assessment ("RHNA") is the method by which each jurisdiction's share of new housing needs is determined (see #5 below).

California Government Code Sec 65585
California Government Code Sec 65589.3.

AB 101 of 2019
' California Government Code Sec 65583
August 2021 Page 2
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Appendix A: Community Outreach
Placentia 2021 Housing Element FAQ
• Housing for Persons with Special Needs. Under State law' cities must also ensure that their plans and regulations encourage the provision of housing for persons with special needs including:
✓ Reasonable accommodation for persons with disabilities ✓ Transitional housing
✓ Supportive housing
✓ Emergency shelters and other facilities serving the homeless ✓ Large families (5 or more persons)
✓ Farm workers

4. What is "affordable" housing?
By definition, housing is considered "affordable" when total housing cost, including utilities, is no more than 30% of a family's gross income. State law describes five income categories, which are based on county median income as shown in Table 1.

Table 1. Household Income Categories
% of county
median income
Extremely low
Very low
Low
Moderate
Up to 30%
31-50%
51-80%
81-1 20%
Above moderate Over 120%
Source: California Government Code Sec. 65584(f)
Affordable housing costs for all jurisdictions in Orange County are determined based on these income categories as shown in Table 2. These incomes, rents and housing prices are based on a 4 -person family and are adjusted for different family sizes.

Table 2. Income Categories and Affordable Housing Costs - Orange County Income Category
Maximum
Income
Affordable Affordable Price
Rent (est)
Extremely Low
Very Low
Low
Moderate
Above moderate
Assumptions:
-Based on a family of 4 and 2021 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance -5% down payment, 4% interest, 1.25% taxes & insurance, $350 HOA dues Notes:
(1) For -sale affordable housing is typically at the moderate income level Source. Cal. HCD; JHD Planning LLC
$40,350
$67,250
$107,550
$128,050
Over $128,050
$1,009
$1,681
$2,689
$3,201
Over $3,201
California Government Code Sec. 65583(a)(5)
August 2021
(1)
(1)
(1)
$500,000
Over $500,000

Page 3 ends

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`h 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`" Cycle RHNA - Placentia, Orange County and SCAG Region Orange SCAG
acentia County Region
Housing need allocation 2021-2029
Source. SCAG, 3/4/2021
4,374 1 183,861 1 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 11111111Fiate derateIL
Tota
1,231
Source SCAG, 3/4/2021
680 770 1,693 4,374

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)
" htto:// www.scact ca.ciov/programs/pages/housing asox 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`h cycle RHNA allocation for the entire 6 -county region is 1,341,827 units compared to 412,137 units in the 5`h cycle. There are two main reasons why the 6`h 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`h RHNA was uncharacteristically low. For comparison, SCAG's 4`h 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`h 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`h cycle RHNA.

With regard to jurisdictional RHNA allocations, the methodology adopted by SCAG for the 6`h 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 httos://ww,N olacentia.ora/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 Noe in Placentia, how long have you lived here? 50 40
20 20
10 0_,_
I do not fire_ Loss than l ye,.. 1-5 years 6-10 years 11-20 years Answers Count Percentage
15000511000 Plaoenha 1,18%
Less then 1 year 0 046
1-5 years 7 0646
610 years 11 12 94%
11-22 years 24 28.24%
21+ years 43 50,58%
Answered, 85 Skipped:0

2. How satisfied are you with your current housing situation? Answers
Very Satisfied
Somewhat Sehelled
Sornewhat Pssahstled
Not Very Sallsled
Count
43 35
4 • Very Satisfied
Somewhat Satisfied
• Somewhat Dissatisfied
Not Very Satisfied
Percentage
S0.50%
41 18%
4,71%

3.53%
A-15 November 2023

Appendix A: Community Outreach

3. If you live in Placentia, select the type of housing unit you reside in:
80 60
40 29
a�e
�� esr
5c�e Goc�FJae e �ce e
Answers
Single Family Home
Condominium
Apartment
ADU (also known as second unit or "Granny unit")
Mobile Home
Unsheltered
I don't Iive in Placentia
Other
Count
63 4. Do you rent or own the home you live In?
•
Answers
Own
Rent
Live with other household- neither rent nor own
Count
67 aec
Answered. 85 Skipped: 0
T
e1
Percentage
74 12
10 50 %
1176%
09/0
1-18%
o/
0%
118%
Answered: 84 Skipped: 1
• Own
• Rent
Live with other
• household- neither rent
nor own
Currently experiencing
homelessness
Percentage
78 82 %
20%

1.18%
A-16 November 2023

Appendix A: Community Outreach
CurrehtIy erpenenang 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

6.1s this second unitlguest houselADU occupied?
Answers
No
Yes
• No
Yes
Count Percentage
76 Count
8041

1.18%
Answered: 77 Skipped: 8
e 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
60 40
20 \cf':
d ffi
0 o -
c°' \
c e� r ti
9a�ed� Q`o�F Q(e G\e7'o G 5 Qtd.�\a c0
Answers Count Percentage
Quality of local school system 53 62.35%
Quality of home 33 38 82%
Quality/ambiance of neighborhood 54 6383%
Safety of neighborhood 52' 61 18%
Proximity to lobs 31 36 47%
Proximity to family 42 49 41%
Cleanliness of streets an of surroundings 34 40%
City services and programs 22 35%
Proximity to shopping and services 38 44 71%
Proximity to medical care 30 35 29%
I do not want to live in Placentia 2 2 35%
Answered: 85 Skipped: 0
Maintaning the character of existing residential neighborhoods Answers
Very Important
Somewhat Important
Not Important
Count
61 2g
4 0 Very Important
• Somewhat Important
• Not Important
Percentage
71 76%
2353%
471%
A-18 November 2023

Appendix A: Community Outreach
Ensuring that childem who grow up in Placentia can afford to live in Placentia.

Answers
Very Important
Somewhat Important
Not Important
Answered 85 Skipped 0
• Very Important
• Somewhat Important
• Not Important
Count Percentage
60 70.59%
14 16 4719
10 11.78%
Answered 84 Skipped 1
Ensuring that the housing market in Placentia provides a diverse range of housing types, including single•family, townhomes, apartments, duplexltriplex, and conch Answers
Very Important
Somewhat Important
Not Important
Count
42 25
18 • Very Important
! Somewhat Important
• Not Important
Percentage

49.41 2941%
2118%
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
Count
35 35
14 *Very Important
*Somewhat Important
• Not Important
Percentage
41 18%
41 1834
1647%
Answered 84 Skipped 1
Integrating affordable housing throughout the community to create mixed -income neighborhoods Answers
Very Important
Not Important
Somewhat Important
•
Count
26 •Very Important
• Not Important
• Somewhat Important
Percentage
43 53%00
30590/o
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
Encouraging the rehabilitation of existing housing stock Answers
Very Important
Somewhat Important
Not Important
Count
32 31
22 • Very Important
• Somewhat Important
• Not Important
Percentage
37 65%

36.47%
25 8853
Answered: 85 Skipped. 0
• Very Important
Somewhat Important
• Not Important
Count Percentage
51 60
27 31 765/0
6 706%
Answered:84 Skipped: 1
Establishing programs to help at -risk homeowners keep their homes A-21 November 2023

Appendix A: Community Outreach
Answers
Very Important
Somewhat Important
Not Important
Count
39 34
•Very Important
• Somewhat Important
• Not Important
Percentage

45.8334
403

11.78%
Answered 83 Skipped 2
Fair!Equitable housing opportunities and programs to help maintain and secure neighborhoods Answers
Very Important
Somewhat Important
Not Important
Count
40 30
•Very Important
• Somewhat Important
• Not Important
Percentage
47 00%
35290/0
14 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
20 •
3 2C 0 Jct pt
aF �6 aca
�c�a*ca codc c/
1 Answers Count Percentage
Degle-family houses 53 62.3560
Condominium9TioWnhouses 30 35 29%
Apartments 11 12 94%
ADUs/Secondary Units or "Granny Flats" 17 20%
Senior Housing 21 24 7194
Housing for persons with Dlsdbihti6 13 15 29%
Deed restricted affordable housing 14 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
1111
�y & A/ 0'
C04' 30 ,)2
` JQY J5¢`
J&y5 oy,9 oy`9 r0
Qac
Answers Count Percentage
Affordability 62 72 94%
Lack of housng for large families 7 06%
Lack of housing for smaller famlhes 9 10 59%
Lack of deed restricted affordable housng 10 1176%
Not enough new housng development 10 11 76%
Too much new housng development 25 29 41 %
Process forbullding housing is too burdensome 13 15 29% A-23 November 2023

Appendix A: Community Outreach
Lack of support for renters 14 16 475!0
Lack of support for homeowners 16 18.82%
Age of housng stock 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 55-04 05+
Answers Count Percentage
Under 18 0010
18-24 0%
25-34 8 9 41%
35-44 22 25 88%
45-54 32 3765%
55-64 15 17 65%
65+ 9.4155
Answered 85 Skipped 0

12. Are there any additional comments/suggested goals that you would take to provide the City for its 2021 Housing Element update? Green "" dens" Low f00[I `M°`""°` afford "'°°` mooed city. family builtling dUnY
housing. income tl people ■�eS encourage
single °� here. ,"m,
°° °°r °°°r parking ��usinn adequate "r`
Sidewalks •,;St;tiWiai6 Clty�c its
prices road
needed. traffic ,„f ,n37--��able scree. �, Yorba°°"
grants had high °„° - °°°°
apartments make apartment water home mean -
state
state resources apartments.projects
Slag houses. neighborhood slow mimed
Iluiltlings great grew eleetricltl neighborhoods nice move r°° a families lt
space no mortgage men °°a, spend eae"° ,°°”-0. °,°°,
Word Count
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 Housina!
ATTACHMENT 2
A-25 November 2023

Appendix A: Community Outreach
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Jeannette,
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 cesarci )kennedvcommission.or2 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 1 Deputy City Clerk
City of Placentia 1 401 E Chapman Ave. Placentia, CA 92870 714-993-8244 1 FAX 714-961-0283 1 kolearvC olacentia oro P1L!?uR7%

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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, 27"' Floor I San Diego, CA 92101-0903 Telephone. 619233.1155 I Facsimile. 619.233.1158
www.allenmatkins com
Timothy M. Hutter
E-mail thutter aiallenmatkins com
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 1 San Diego I Century City 1 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

Page 2 ends

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
cc: Gilad Ganish
Matthew R. Fogt, Esq.

Sincerely,
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
Above
Income Category Very Low Low Moderate Moderate Total
Approved Projects (Table B-2)
Vacant Sites (Table B-4)
Underutilized Sites (Table B-5)
ADUs
Total Capacity
RHNA
Surplus (Shortfall)
Source: City of Placentia, 2021
- 252 774 1,026
- - 394 415 65 459 480
698 404 315 371 369 217 0 1,720
1,380
14 24 17 1 56
712 440 591 3 974 1,087 840 3,196
2,942
1,243 680 782 1,693 4,398
(531) (89) 19 (606 853) (1,137
1,473)
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 TOD 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 6 -story
110-132 E. Crowther Ave. multi -family
505, 515, 523, 531, 535 W. 5 -story
Crowther Ave, 407 Goetz mixed use
Place, 409 Evelyn Place
USA Properties 6 -story
207-209 W. Crowther Ave. mixed use
Santa Angelina 2 -story
NE corner Angelina/Morse multi -family
455 S. Van Buren Townhouse
Totals

72.9 82.9

88.7 16.9

25.0 215
(market -rate)
418
(market -rate)
189
(187 deed -
restricted lower-
income)
65 (deed -restricted
senior low
income)
139
(market -rate)
252 low
774 above -mod
TOD district; redevelop-
ment of
industrial/warehouse; 95
du/ac max allowed (77%)
TOD district;
redevelopment of
industrial/warehouse; 95
du/ac max allowed (87%)
TOD district;
redevelopment of former
packing house; 95 du/ac
max allowed (93%)
Redevelopment of a
church campus. Zone
change from R1 to R3.

Redevelopment of under-
utilized and blighted non-
conforming automotive
dismantling yard.

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 sites withwith a maioritv 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 Fieures B-8 and B 9. have been included 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.

B-3 November 2023

Appendix B: Residential Land Inventory
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 (ILVI 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.

B-4 November 2023

Appendix B: Residential Land Inventory
Table B-3: Examples Approved Development Projects of Non -Vacant Sites for Residential Uses
Project Dwelling
Address/ APN Units
Zoning
Size Use Prior to
(Acres) Housing
Project Description
207 & 209 W.

Crowther Ave
1945 E.

Veterans Way
1314 N.

Angelina Ave
505 W.

Crowther Ave
150 E.

Crowther Ave
TOD (Transit
189 Oriented 2.13
Development)
R-3 High
50 Density 3.66
Residential
R-3 High
65 Density 3.85
Residential
TOD (Transit
418 Oriented 4.4
Development)
TOD (Transit
215 Oriented 2.95
Development)
City -owned
Property
Manufacturing
Church, multi-
purpose
building, and
Preschool
Manufacturing/
Industrial
Manufacturing/
Industrial
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 narking. Original structures were built
pre -1960s.

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.

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 narking.

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. A11 structures built nre-1970s. Each
parcel was approximately 50% vacant
Five -story apartment complex, with roof
top amenities, and a 6 -story parking
garage. Previously two separate parcels
B-5 November 2023

Appendix B: Residential Land Inventory
Project Dwelling
Address/ APN Units
Zoning
Size Use Prior to
(Acres) Housing
Project Description
455 S. Van
Buren St
1049 Golden
Ave
Alta Vista &
Rose St
Orchard Dr. &
Highland Ave
1PG2 Pc 10G'6
Veterans Way
918&926 W.

La Jolla St
738 W. La Jolla
St
139
26 54
R-3 High
Density
Residential
R-3 High
Density
Residential
SP -7
R-3 High
16 Density
Residential
R 3 High

49. Density
Residential
R-3 High
Density
Manufacturing/

5.57 Industrial/
Residential
Oil Extraction

1.3 facilitySingle-
family home

6.46 1.24
4-3 Storage Facility
Oil extraction
facility
Oil Extraction
facility
10 Residential 0.42 SFD home
R-3 High
Density
10 Residential 0.43 Unfinished MFR
1548 Spruce St 10
SP -7

0.52 Two single-
family homes
with industrial and manufacturing uses.

Both structures built pre -1970s. Each
parcel was anp roximately 60% vacant.

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
renair and Darts uses. All structures built
pre -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 iunk yard.

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-familv home on a
mostly vacant lot. Home was built ore -
1970s and was approximately 90%
vacant
54 residential units and 10,615 square
feet of commercial space on an
approximately 8.46 -acre former oil
operation site. Market Rate.

Four, three-story, multifamily buildings
with 16 townhome units. Former oil
extraction site.

Four, three story buildings, with 39
townhome units.

Three-story, ten (10) unit MFR (two
buildings) Previously a single-familv
home on a mostly vacant lot Home was
built pre -1970s and was approximately
90% vacant
Three-story, ten (10) unit MFR (two
buildings) Previously an unfinished
multifamilv-familv development
Unfinished development was demolished
and redeveloped.

Two buildings with a total of ten attached
condominiums. Previously a single-familv
home on a mostly vacant lot Home was
B-6 November 2023

Appendix B: Residential Land Inventory
Project Dwelling
Address/ APN Units
Zoning
Size
(Acres)
Use Prior to
Housing
Project Description
503&513 S.

Van Buren 12
Street
R-3 High
Density 0.38
Residential
Alta Vista
Street, b/w
Rose Drive 100 SP -7 17.02
and Jefferson
Street
Single-family
Residences (-5
structures
total)
Oil extraction
facility
built pre -1970s and was annroximately
90% vacant
Development of two, three-story
residential town home buildings.

Previously five single-family homes on a
large lot Homes were built pre -1970s
and was approximately 30% vacant.

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 Citv'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 projects 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.

Onlv 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 Shop 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-Densitv 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.

B-8 November 2023

Appendix B: Residential Land Inventory
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 adiust 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 developm ent throughout the City. SB 6 (Caballero. 20221 allows local iurisdictions to consider housing proiects 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 proiects meet certain criteria. in which the iurisdiction may streamline the permitting process and/or require affordability standards per SB 35 (Wiener. 20171 and the Housing Accountability Act. AB 2011 also allows iurisdictions to consider housing proiects nronosed 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 Proi ects invoking AB 2011 fWicks.20221must belocated onsites meeting specific criteria and approved proiects are subiect to skilled labor and prevailing wag. 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. httns:// www.car.org/marketdata/data 2 Current Sales and Price Statistics, California Association of Realtors (CAR), Accessed online: October 10, 2023. httos:// www.car.org/m arketdata /data
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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 maior 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.

Fiaure B-2: TOD District Proiect Area
The purpose of the TOD Packing House District is to encourage an appropriate 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

1 Appendix B: Residential Land Inventory
uses which did not align with the Citv's vision. These uses included industrial. storage. and manufacturing uses as shown in Figure B-3 below. Manv of the existing businesses were experiencing frequent turnover or were in rapid decline. Manv of the existing structures were vacant or semi vacant.

Manv of the uses exist and continue to present attractive opportunities for redevelopment.

Fiaure B-3: TOD District Existing Conditions
8-12
November 2023

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 adiacent 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 properties continue to see turnover. structural decline. and increased developer interest. Collectively. the TOD District has become one of the most attract opportunities for redevelopment in north Orange County.

Fiaure B-4: TOD Affordable Mixed -Use Proiect 1.505, 515, 523, 531. 535 W. Crowther Ave 407 Goetz Place, 409 Evelyn Placel.

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 experience 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 couple 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 proiects. 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 present 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 property 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 Countv's old towns. Placentia is unique in its small scale and variety of land uses. Today. population groups of all tunes are looking for small scale. walkable urban centers around transit to live. work. and play. This is occurring in Orange County with new. more compact. and transit -oriented developments and historic reuse districts emerging in Anaheim. Orange.

Fullerton. and Santa Ana.

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Appendix B: Residential Land Inventory
Fiaure 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 TOD District via a pedestrian bridge and is served by the Metrolink train station.

B-15 November 2023

Appendix B: Residential Land Inventory
Fiaure B-6: Old Town District Boundaries
The anticipated build out for the Old Town Zone differs from the assumptions made in the TOD Zone.

Whereas development is expected to replace existing uses in the TOD 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 property 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 property 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 preclude redevelopment scenarios and residential uses are incorporated into existing uses.

B-17 November 2023

Appendix B: Residential Land Inventory
Figure B 2Fiaure B-7: Old Town Redevelopment Scenario
B-18
November 2023

Appendix B: Residential Land Inventory
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 f 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 rem owed if they were deemed not suitable for residential developm ent 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-81. 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 obi ectives 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 obiective and goal in the Old Town planning area. Although there is no development prohibition in place. the Citv'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.

Fiaure B-8: 120 to 128 W Sante Fe Avenue Mixed -Use Examples 13-20 November 2023

Appendix B: Residential Land Inventory
Fiaure 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 IILVI
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 (ILVI. 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 rine 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.

IiilltcicipME•APN
220 S BRADFORD AVE 339-061-05
144 S BRADFORD AVE 339-052-26
132 S BRADFORD AVE 339-052-27
233 W SANTA FE AVE 339-364-10
141 W SANTA FE AVE 339-365-10
116 W SANTA FE AVE 339-394-05
xistina Used
Restaurant
Auto Mechanic
Tax Office
Auto Body Repair Shoo
Mixed-use Buildina
Mixed-use Building
ILV Ratio

0.12 0.53

0.16 0.03

0.95 0.15
A maioritv 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 maiority 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 pursue 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 Develonments 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 proiect 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 proiects 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.

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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, Reeional Accessory Dwelling Unit Affordability Analysis. 2020 (httus://scae.ca.eov/sites /main /files /file-
attachments/adu affordability analysis 120120v2.Ddf?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. Itis 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.

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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.

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Appendix B: Residential Land Inventory
Table B-4: Vacant Sites
Street Address APN
General Plan
Zoning Max Density Acres 2 prior Lower
(dulac) I cycles?
Mod IAbove I Total
Mod I Units
Note: Almost all candidate sites in the TOD and
with other candidate sites and redeveloped to
Natchez Ave/Erie St
N. Placentia Ave/W. Palm
209 S. Walnut
307 BAKER ST
323 BAKER ST
S. Walnut Ave/Baker St
S. Walnut Ave/Baker St
230 W SANTA FE AVE
417 W. Crowther
adjacent to 413 W. Crowther
554 Vanderbilt Drive
548 Vanderbilt Drive
700 De Jesus Dr.
519 Langer Drive
525 Langer Drive
531 Langer Drive
Lyons Way/Langer Drive
Powell/Ekenrode
Vina Del Mar/Puerto Natales Dr.

Bryce Cir./Carlsbad St.

Vina del Mar/Jefferson St
Olympic Ave
Yellowstone Ave.

Yellowstone Ave.
1150 Mammoth Circle
1150 Mammoth Circle
Higland/ Orachard
Orangethorpe/Richfield
1255 Vina Del Mar
Orangethorpe/Jefferson
Orchard/Van Buren
OT zones are adjacent to each other and may be redeveloped as single parcels or may be consolidated yield more units cumulatively.
26 Medium Density PUD 15 0.22 Yes 2 2
63 Medium Density R-1 15 0.14 Yes 1 1
05 Medium Density R-2 15 0.07 Yes 1 1
14 OT OT 65 0.24 No 13 13
19 OT OT 65 0.15 No 8 8
20 Medium Density R-2 15 0.15 Yes 2 2
21 Medium Density R-2 15 0.10 Yes 1 1
01 OT OT 29 0.13 No 3 3
03 TOD TOD 95 0.09 No 7 7
05 TOD TOD 95 0.01 No 1 1
28 Low Density R-1 6 0.16 Yes 1 1
29 Low Density R-1 6 0.17 Yes 1 1
13 Low Density PUD 6 0.22 Yes 1 1
13 Low Density PUD 6 0.13 Yes 1 1
14 Low Density PUD 6 0.11 Yes 1 1
15 Low Density PUD 6 0.12 Yes 1 1
16 Low Density PUD 6 1.21 Yes 6 6
66 Low Density RPC 6 0.26 Yes 1 1
10 Low Density R-1 6 0.47 Yes 2 2
39 Low Density R-1 6 0.37 Yes 1 1
43 Low Density R-1 6 0.38 Yes 2 2
34 Low Density R-1 6 0.22 Yes 1 1
36 Low Density R-1 6 0.34 Yes 1 1
02 Low Density R-1 6 0.55 Yes 2 2
02 Low Density R-1 6 0.23 Yes 1 1
03 Low Density R-1 6 0.24 Yes 1 1
83 Medium Density PUD 15 1.13 Yes 15 15
89 Medium Density PUD 15 1.45 Yes 19 19
35 Low Density R-1 6 0.49 Yes 2 2
10 Low Density SP -7 6 0.18 Yes 1 1
10 Medium Density SP -7 15 0.23 Yes 3 3
336-520-
337-241-
339-361-
339-392-
339-392-
339-392-
339-392-
339-393-
339-401-
339-401-
340-401-
340-401-
340-461-
340-462-
340-462-
340-462-
340-462-
340-511-
341-022-
341-042-
341-042-
341-081-
341-081-
341-082-
341-093-
341-093-
341-122-
341-122-
341-201-
341-343-
341-352-
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Appendix B: Residential Land Inventory
Table B-4: Vacant Sites
Street Address
APN
General Plan
Zoning
Max Density
(dulac)
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-27 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 Lower
cycles?
Mod Above I Total
Mod I 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 339-391-11 OT OT 65 0.14 No 7 7
— — — — — – 459
Totals 344 32.3 394 415 65 480
B-28 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites

10. lir
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 "n 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.

Single family structure 1^' w th "
small accessory structures and minimal
spaco vacant. Approximately 10% of lot is
339 '10102 /121 W. Crowther 944 T89 X88 9a 4- 8 g vacant. The parcel is located adjacent to residential uses and can feasibly be
redeveloped intoa highorintonsityrosidontial
✓ Xes
Small single-family structure. Approximately
50% of lot is vacant and adjacent to higher
density residential. Can feasibly redevebp bt
into a higherdensity use bv addina an ADU.
339-401-01 425 W. Crowther 0.06 TOD TOD 95 1 3 4 3 JADU, or additional units. Adiacent to the Cenza proiect (415 units) which consolidated
parcels to develop a laraerproiect. The parcel
can similarly be consolidated to yield more
units cumulatively. Yes
Two single family structures with paved
parking/driveway area. About 30% of tho
339-494-06 4115 Goetz Place 0.14 49.9 49.9 9a 4 44 property is paved surface. Tho parcol is located adjacent to residential uses and can
feasibly be redeveloped into a higher intensity
residential use. Ye&
Large Parcel with warehouses, surface
parking lot, and truck loading bay.

Warehouse takes up approximately 75% of
property. Developers have shown interest n
the site and have expressed interest in either
demo and redevelopmentof the large site or
339-401-16 341 S Melrose 3.24 TOD TOD 95 268 268 268 adaptive reuse. Two large proiectsto the east and west. the Herald (215 units) and Cenza
(418 units) are examples of the type of
developments the City envisioned when
draftina the TOD District plan. Both
developments had existina uses which did
not align with the City's vision similar to the Yes
B-29 November 2023

Pair
Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
343-691-06 Orchard/Highland
339-401-07 411 Goetz Place
339-401-10 408 Goetz Place
339 /10113 /109 W. Crowther
existing site. In both examples. vacancy did
not preclude development and the City does
not believe that vacancy will preclude
development on this site.

Large parcel with 16 townhomes, adjacent to
higher density residential and one industrial

4.13 MDR R -G 15 16 39 55 39 parcel, over 50% vacant land remainina on parcel which can feasibly redevelop to add
additional units. No
Single-family structure with an accessory
structure. Approximately 24 70% of lot is
vacant and adjacent to higher density
residential to the north and lower density
residential to the south. Can feasibly

0.06 TOD TOD 95 1 3 4 3 redevelop lot into a higher density use la addina an ADU. JADU. or additional units..

Adiacent to the Cenza proiect (415 units)
which consolidated parcels to develop a
laraer proiect. The parcel can similarly be
consolidated to yield more units cumulativeN. Yes
Residential, 3 units, with 24 30% of property
vacant. Adjacent to higher d ensity residential
to the north and lower density residential to
the south. Can feasibly redevelop lot into a
higher density use. Althouah the parcel has

0.13 TOD TOD 95 3 7 10 7 less than 50% vacancy. the parcel can be Yes consolidated with the adiaoent parcel which is
functionally vacant and used as parkin.

Adiacent to the Cenza proiect (415 units)
which consolidated parcels to develop a
laraer proiect. The parcel can similarly be
consolidated to yield more u n its cu mu lative N.

Single family ctructure on moderate sized bt
Roughly 50% of lot is vacant. Parcol is
843 4=98 T-88 9a 4- t3 4 adjacont to parking lot and residential use.

Can feasibly redevelop lot into a higher
density uco Yee
B-30 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?
Old Town Public Parking lot located next to
pedestrian bridge connecting to Old Town
Placentia. Moderate size parcel adjacent to
339-063-01 101 E. Crowther 0.6 TOD TOD 95 49 49 49 higher density residential uses. Can feasby redevelop lot into a higher density use. The
parcel can be consolidated to yield more units
cumulatively.

Old Town Public Parking lot located next to
pedestrian bridge connecting to Old Tow
Placentia. Moderate size parcel adjacent to
339-063-02 125 E. Crowther 0.25 TOD TOD 95 20 20 20 higher density residential uses. Can feasbly redevelop lot into a higher density use. The
parcel can be consolidated to yield more units
cumulatively.

Old Town Public Parking lot located next to
pedestrian bridge connecting to Old Town
Placentia. Moderate size parcel adjacent to
339-402-15 Crowther 0.1 TOD TOD 95 8 8 8 higher density residential uses. Can feasby redevelop lot into a higher density use. The
parcel can be consolidated to yield more units
cumulatively.

Single family structure and accessoyr
structure with approximately 10% of lot
339 10114 105 W. Crowther 04 TOD TOD 95 Z vacant. Parcel is adjacent to residential and warehouse uce. Can feasibly redevelop lot
into a higher density use
Parking lot utilized by residential units and
warehouse nearby. Can feasibly redevebp
lot into a higher density use. Adiacent to the
339-401-11 417 Evelyn Place 0.26 TOD TOD 95 20 20 20 Cenza proiect (415 units) which consolidated parcels to develop a laraerproiect. The parcel
can similarly be consolidated to yield more
units cumulatively.

Single family home with accessory structure
and approximatoly 50% of property vacant.
339 10101 Crowther/Goetz 0.08 49.9 TOP. 9a S Adjacont to scrapyard/ctorago and rosidon a4 uses. Can feasibly be redeveloped for higher
density residential.

No
No
No
Yes
Yes
Yee
B-31 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Pair
!
Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
339-431-01 551 W. Crowther

1.35 TOD TOD 95 112 112 112
339-091-20 190 W. Crowther 5.91 TOD TOD 95
339-401-15 Crowther/Evelyn 0.15 TOD TOD 95
339-394-05 116 W SANTA FE AVE 0.05 OT OT 29
490
10 1
Large parcel used as a sales and storage
office for liahtina business. Adiacent to
residential pipeline proiect. Approximately
60% of parcel is paved parking lot -Adjacent
to nearly completed higher residential uses.
development Adiacent to the Cenza proiect
(415 units) which consolidated parcels to
develop a laraer proiect. The parcel can
similarly be consolidated to yield more units
cumulatively. Yes
Large parcel with industrial use (trucking
company). Approximately 60% of parcel is
paved parking lot. Adjacent to higherdensity
residential and industrial uses. Can feasby
490 490 redevelop to higher density similar to the
development directly east of the parcel.

Adiacent to the Cenza proiect (415 units)
which consolidated parcels to develop a
laraer proiect. The parcel can similarly be
consolidated to yield more units cumulatively. No
Part of adjacent parcel single-famiy
structure. Includes accessory unit and is 80%
10 10 vacant. Adiacentto the Cenza proiect (415
units) which consolidated parcels to de ebp
a laraer proiect. The parcel can similarly be
consolidated to yield more units cumulatively. Yes
Commercial use located in Old Town
Placentia The property is located in Old Town
Placentia in the historic core. The Old Town
Revitalization Plan allows residential on the
second story similar to adiacent uses and as
1 1 shown in Fiaures B-8 and B-9.Adiacentuses
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.
makina it ripe for additional development. No
B-32 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Pair
,.

Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
339-394-04 118 W SANTA FE AVE 0.06 OT OT 29
1 339-394-03 126 W SANTA FE AVE 0.14 OT OT 29 3 3 3
This type of development would accomoish
the aoals and obiectives of the Old Town
Revitalization Plan.; cecond story can be
repurposed for dense residential use.

Located within proximity to various amenities.

Restaurant in Old Town Placentia, The
property is located in Old Town Placentia n
the historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adiacent uses and as shown n
Figures B-8 and B-9. Adiacent uses are
currently mixed use with first floor commercial
and second story residential. The property s
also served by Darkina and is located withn
proximity to various amenities. making it ripe
for additional development. This type of
developmentwould accomplish the aoals and
obiectives of the Old Town Revitalization
Plan.cecond story can accommodate
resides\ice Adjacont to rotail uses.

No
Retail structure in Old Town Placentia The
property is located in Old Town Placentia n
the historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adiacent uses and as shown n
Fiaures B-8 and B-9. Adiacent uses are
currently mixed use with first floor commercial
and second story residential. The property s
also served by Darkina and is located withn
proximity to various amenities. making it ripe
for additional development. This type of
developmentwould accomplish the aoals and
obiectives of the Old Town Revitalization
Plan. second story can accommodate
residential uMfN Adjacent to retail uses.

Located within proximity to various amenities. No
B-33 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?
339-365-26 101 W SANTA FE AVE 0.11 OT OT 29
339-364-10 233 W SANTA FE AVE
3494644 232 S MAIN ST
339 365-17 225 S BRADFORD AVE
339-061-05 220 S BRADFORD AVE
339-362-05 233 S WALNUT AVE

0.14 OT OT 29

0.13 8T 8T 2,4

0.15 9T GT 24

0.26 OT OT 29

0.15 OT OT 29
339-365-21 209 S BRADFORD AVE 0.15 OT OT 29
T
1 1
2 3
6 2
2 Restaurant in Old Town Placentia. Adjacent
to retail uses. Located within proximity to
various amenities. Site can feasibly
2 2 redevelop to higher density residential use.

Approximately 70% of parcel is paved parkhg
lot. Can feasibly redevelop to higher density
residential use. No
Auto body repair shop adjacent to retail uses.
3 3 Located in Old Town Placenth.

Approximately 70°A of the parcel is vacant. No
Multi -family residential use with accessory
structure. Adjacent to residential uses, a
4 4 parking lot, and within proximity to Old Town
Placentia. Can feasibly redevelop to higher
density residential use. Ale
Single family residential with two accessory
structures. Approximately 10% of proporty b
4 4 paved driveway. Within proximity to Old Town
Placentia, can feasibly redevelop for higher
density residential use. Ale
Restaurant with 60% of parcel dedicated to
parking lotvacancv. Adjacent to union hall,
6 6 restaurants, and residential uses. Can
feasibly redevelop for higher density
residential use. No
Single -Family Home with accessory structure
on parcel. Approximately 50% of property
3 2 vacant. Adjacent to residential uses. Can
feasibly redevelop for higher density
residential use bv adding an ADU. JADU. or
additional units. No
Single -Family Home with accessory
structure. Approximately 4Q. 75% of lot is
vacant. Adjacent to residential uses and
3 2 within proximity to Old Town Placentia. Can
feasibly redevelop for higher density
residential use bv adding an ADU. JADU. or
additional units. No
B-34 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
kV lir
Wit!
Allowable Prior
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Existing Use Planning Plan (du/ac) Units Mod Period?
339 061-02 206 S BRADFORD AVE 0.15 9-T 9-T 2,4 a 2 2
339-394-02 128 W SANTA FE AVE 0.17 OT OT 29 4 4 4
339-394-01 132 W SANTA FE AVE 0.09 OT OT 29
2 1 14ntrial ass, auto cervica, adjacent to
residential and industrial uces. Approximately
10 percent of property is paved rear parkng.

Within proximity to Old Town Placentia. Can
feasibly redevelop for higher density
residential use
Commercial uses located in Old Town
Placentia. The property is located in Old
Town Placentia in the historic core. The Old
Town Revitalization Plan allows residential
on the second story similar to adiacent uses
and as shown in Figures B-8 and B-9.

Adiacent uses are currently mixed use with
first floor commercial and second story
residential. The property is also served by
parkina and is located within proximity to
various amenities. makina it ripe for additional
development This type of development
would accomplish the goals and obiectives of
the Old Town Revitalization Plan.

Aping commercial (supermarket) buildh
adiacent to commercial and retail uses. The
property is located in Old Town Placentia n
the historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adiacent uses and as shown n
Figures B-8 and B-9. Adiacent uses are
2 2 currentiv mixed use with first floor commercial
and second story residential. The property s
also served by parkina and is located with
proximity to various amenities. making it ripe
for additional development. This type of
develonmentwould accomplish the aoals and
obiectives of the Old Town Revitalization
Plan.
414
No
No
B-35 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites

10. lir
r
Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
Commercial (coffee roasters) buildbg
adiacent 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 Placenta in the historic
core. The Old Town Revitalization Plan
allows residential on the second story similar
to adiacent uses and as shown in Fiaures B-
339-365-25 109 W SANTA FE AVE 0.17 OT OT 29 4 4 4 8 and B-9. Adiacent uses are currently piked use with first floor commercial and second
story residential. The property is also served
by oarkina and is located within proximity to
various amenities. makino it rine for additional
development. This type of development
would accomplish the aoals and obiectives of
the Old Town Revitalization Plan. ocated
within proximity to various amonitio& No
Residential, two cingle family homes sharng
parcel, approximately 15% of parcel is
339 365-03 210 S MAIN ST 0.15 GT GT 2-9 4 4 3 vacant. Adjacent to lower and higher density residential uces. Can feasibly redevelop for
higher density residential use. NG
Residential, Condo, and commercial parcel,
339 061-01 201 S BRADFORD AVE 0.11 GT GT 4 approximatoly 30% of property is paved curface parking, Can feasibly redevelop for
higher density residential use. Ale
Single family structure and accessory
structure with approximately 30% of lot
339 36522 205 S BRADFORD AVE 0.15 GT GT 2-4 4 4 vacant. Parcel is adjacent to recidentbl commercial uses. Can feasibly redevebp bt
into a higher density use NG
Single family structure and accessory
structure with approximately 15% of lot
339 365-07 226 S MAIN ST 0.1-5 GT GT 2-4 4 4 vacant. Parcel is adjacent to recidentbl commercial uces. Can feacibly redevebp bt
into a higher density use NG
339 365-18 2191/2 S BRADFORD AVE 0.15 GT GT 2$ T - Existing lice, retail structure with accessory structure. Approximately 40% of parcel is Ale
B-36 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Pair
!
Allowable Prior
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Existing Use Planning Plan (du/ac) Units Mod Period?
339-355-11 144 S MAIN ST

0.1 OT OT 35 1 2 3 2
339-355-13 145 S BRADFORD AVE 0.29 OT OT 35
339 365-10 111 W SANTA FE AVE 9-34 94 9T 24
339-365-27 149 W SANTE FE 0.34 OT OT 29
339-061-06 228 S BRADFORD AVE 0.15 OT OT 29
8 8 8
g g
8 8 8
3 paved curface parking. Adjacent to retai and
residential uces. Can feasibly redevelop for
higher density residential use.

Single -Family Home, approximately 60% of
property underutilized and vacant. Adjacent
to a church, retail, and residential uses. Can
feasibly redevelop for higher density
residential use bv adding an ADU. JADU. or
additional units. No
Placentia SeniorCenterwith surface parking
lot, approximately 50% of parcel
underutilized or vacant. Can feasibly
redevelop lot into a higher density use, No
Commercial uses located in Old Tow
Placentia. Second ctory can be repurposed
various amenities. Na
Commercial uses located in Old Town
Placentia. The Old Town Revitalization Plan
allows residential on the second story similar
to adiacent uses and as shown in Fiaures B-
8 and B-9. Adiacent uses are currently mixed
use with first floor commercial and second
story residential. The property is also served
bv parkina and is located within proximity to
various amenities. makina it ripe foradditbnal
development This type of development
would accomplish the aoals and obiectives of
the Old Town Revitalization Plan.gesencl
story can be repurpoced for recidential use.

No
Existing Use- merican Legion,
approximately 39 40% dedicated to surface
parking lot in rear, adjacent to commercial
3 3 and retail. Residential development can be
facilitated throuah the addition of a second
story, addition of residential in the rear, or
complete redevelopment of the parcel. No
B-37 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?
Residential development would complement
existina and adiacent uses. The parcel is
within the Old Town historic core. makina the
parcel attractive for redevelopment. The
parcel canGa+, feasibly redevelop lot into a
higher density use.
esid�nti Single Family Home with
339 365-06 22/1 S MAIN ST g41-5 CT C1 --T 24 4 accoesory structuro. Approximately 20% of parc4 underutilized. Can feasiby
redevelop lot into a higher density use. Na
Single -Family Home with accessory
structure. Approximately 70% of the parcel is
339-355-10 140 S MAIN ST 0.15 OT OT 35 1 3 4 3 vacant. Can feasibly redevelop lot into a higherdensityuse bvaddina anADU. JADU.
or additional units. No
Existing Use- Commercial, 80% vacant lot
339-355-14 137 S BRADFORD AVE 0.15 OT OT 35 4 4 4 behind structure. Adjacent to commercial and residential uses. Can feasibly redevelop bt
into a higher density use. No
Existing Use- Commercial (tax office). 75% of
parcel is dedicated to surface parking.
339-052-27 132 S BRADFORD AVE 0.31 OT OT 35 9 9 9 Adjacent to retail and residential units. Can feasibly redevelop lot into a higher density
use. No
Existing Use- Commercial. 50% of parcel is
dedicated to surface parking. The Old Town
Revitalization Plan allows residential on the
second story similar to adiacent uses and as
shown in Fiaures B-8 and B-9.Adiacentuses
are currently mixed use with first floor
339-365-19 217 S BRADFORD AVE 0.12 OT OT 29 3 3 3 commercial and second story residential. The property is also served by parkins and is
located within proximity to various amenities.
makina it ripe for additional development.

This type of development would accomp[sh
the aoals and obiectives of the Old Town
Revitalization Plan. Adjacent to retail and No
B-38 November 2023

Existing Use -industrial (auto service). 70% of
parcel is dedicated to surface parking.
339-061-04 214 S BRADFORD AVE 0.28 OT OT 29 7 7 7 Adjacent to retail and residential units. Can feasibly redevelop lot into a higher density
use. No
Residkn, Single Family Home with
339 365-05 218 S MAIN ST 045 OT 0.T 2-g 4- 2 accossory structuro. Approximately 10% pavod surface parking. Can feasiby
redevelop lot into a higher dencity uce. Ale
Recidential, Multi family with accessory
339 365-02 206 S MAIN ST 0.15 GT 8-T2.5 4 structure, 30% of parcel dedicated to surface parking. Can feacibly redevelop lot into a
higher density use. Ale
Existing Use R,It^rirc� vith three lee large
339 36523 201 S BRADFORD AVE 0.12 GT GT 4 aEcomblod canopios, adjacent to retail and residential uses, Can feasibly redevelop bt
into a higher density use. Ale
Resid i!b, Single Family Home with
339 36501 202 S MAIN ST 0.15 GT 9-T 2-g 4- 2. 3 2. accoscory structuro, can feasiblydevelopbt into higher dencity uce. Ale
Existing Use -industrial (auto service). 70% of
parcel is dedicated to surface parking.
339-052-26 144 S BRADFORD AVE 0.31 OT OT 35 9 9 9 Adjacent to retail and residential units. Can feasibly redevelop lot into a higher density
use. No
Residf.. , Single Family Home and
339 39213 313 S MELROSE ST 0-95 GT G4 65 4- 2 accossory structuro, close proximity to Old Town Placentia. Can feasibly redevelop bt
into a higher density use. Ale
Small single family structuro on modorato
size lot. Approximately 50% of tho lot lo
vacant with one underutilized structure
339 39216 311 BAKER ST 0.15 G4 GT 05 4- 4 T behind the single family homo. This lot is feasible for redevelopment due to the
adjacont vacant lot that can also be
developed Ale
B-39 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites

10. lir
r
Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
Vacant large size lot. While it may have had
339 38115 312 BAKER ST 0-2, 04 O -T 65 1- 44 45 4-4 a structuro in prior Cyclo, thoro currontly i& nothing there, thus feasiblefor development. 111e
Vacant moderate size lot. Dovolopmont s
339 391 14 314 BAKER ST 0-14 GT04 65 1- $ feasible as it is next to existing single famty developmtr>, this having already existng
infrastructure needed. Ale
Parcel with existing structures on 70%
percent of the lot. There are vacant and
339 39113 320 BAKER ST 04 04 04 65 4 4 4 4 underutilized parcels adjacent to this lot, so by concolidating them development can be
feasible. Ale
Large commercial buildina with frequent
turnover. Buildina is currently vacant.

Residential can be developed on the second
story similar to adiacent uses and as shown
in Fiaures B-8 and B-9. Adiacent uses are
currently mixed use with first floor commercial
and second story residential. The proper/ s
also served by parking and is located within
proximity to various amenities. makina it ripe
339-393-08 202 W SANTA FE AVE 0.13 OT OT 29 3 3 3 for additional development. This type of develoomentwould accomplish theaoab and
obiectives of the Old Town Revitalization
PIan.Exicting large commercial ctrudure on a
moderate size lot. The structure seems to
have been boarded up since at loast 2018, a&
well as the parcel adjacent to it. Existing
infrastructure, lot concolidation and
underutilization indicates redevelopment
potential. No
Existing large commercial structure on a
moderate size lot. The structure seems to
339 393-07 214 W SANTA FE AVE 0.06 04 04 24 - 1- 4 4 have been boarded upsincoat loact 2018, ac well as the parcel adjacent tc it. Mi r -
infrastructure, lot consolidation and
underutilization make th;c :oto have Ale
B-40 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites

10. lir
r
Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
339 39217 315 BAKER ST
339493-06 216 W SANTA FE AVE
339-393-05 220 W SANTA FE AVE
339 39218 319 BAKER ST
redevelopment potential for higher density
residential use.

Underutilized structure with 80% of lot beng
015 8T 8T 65 g underutilized or vacant. Can be subdivided to allow for highor intoncity rocidontial
redevelopment.

Exicting large commercial ctructure on a
moderate size lot. The structure seems to
have been boarded up since at loast 2018, a&

0.06 8T 8T well as the parcel adjacent tc it. .ii ng
infractructure, lot consolidation and
underutilization make thi3 :oto have
redevelopment potential for higher density
recidential use.

Large commercial building with frequent
turnover. The Old Town Revitalization Plan
allows residential on the second story similar
to adiacent uses and as shown in Figures B-
8 and B-9. Adiacent uses are currently mbced
use with first floor commercial and second
story residential. The property is also served
by parking and is located within proximity to
various amenities. making it ripe foradditbnal

0.06 OT OT 29 1 1 1 development. This type of development would accomplish the goals and obiectives of
the Old Town Revitalization Plan.€.x+stirag
largo commorcial structure on a moderate
cize lot. The structure seems to have been
boarded upcince at Ieact 2018, aswel as the
parcel adjacent tc it. Gyi.74ir.g infrastructure,
lot consolidation and underutilization mako&
this site have redevelopment potential for
higher dencity recidential.
remaining spaco vacant. Approximatofy 50°/.

0.15 8T 8T Ga 4- ; 3 ; of lot is vacant and adjacent to vacant rand and can foasibly rodovelop into a higher
intencity residential use.

Ale
Nle
No
Ale
B-41 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?
339-393-04 222 W SANTA FE AVE 0.06 OT OT 29
339-393-03 224 W SANTA FE AVE 0.06 OT OT 29
339-393-02 226 W SANTA FE AVE 0.06 OT OT 29
1 1
1 Commercial buildina with freauent turnover.

The Old Town Revitalization Plan allows
residential on the second story similar to
adiacent uses and as shown in Fiaures B-8
and B-9. Adiacent 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. making it ripe for additional
development. This type of development
would accomplish the aoals and obiectives of
the Old Town Revitalization Plan. structure on
a moderate sizo lot. The structure seems to
have been boarded up since at least 2018, a&
well as the parcel adjacent tc it. Griming
infrastructure, lot consolidation and
underutilization makc thic sta have
redevelopment potential use. No
Commercial building with freauent turnover.

The Old Town Revitalization Plan allows
residential on the second story similar to
adiacent uses and as shown in Fiaures B-8
and B-9. Adiacent 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. making it ripe for additional
development. This type of development
would accomplish the aoals and obiectives of
the Old Town Revitalization Plan..€xistiag
largo commorcial structuro on a moderate
cize lot. The structure seems to have been
boarded upcinco at loast2018, aswollastha
parcel adjacent to it. Gxilting infrastructure,
lot consolidation and underutilization mako&
this cite have redevelopment potential use. No
Vacant/landscaped parcel adjacent to
underutilized commercial use. The No
B-42 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Pair
,.

Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
339 36116 203 W SANTA FE AVE 944 9-T 9-T 2,4
339-364-15 209 W SANTA FE AVE 0.05 OT OT 29
339-364-13 215 W SANTA FE AVE 0.05 OT OT 29
2 1
1 underutilized adjacent parcels can be
consolidated to provide redevelopment for
higher intensity residential use.

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 plwnr0..g period.
2 Approximatoly 30% of this parcol is surface
parking lot. The parcel is located adjacentta
underperforming uces that can feacible be
redeveloped into a highorintoncityrocidontia4
ase- NG
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
Town Revitalization Plan allows residential
on the second story similar to adiacent uses
and as shown in Figures B-8 and B-9.

Adiacent uses are currently mixed use with
first floor commercial and second story
1 1 residential. The property is also served by
parkins and is located within proximity to
various amenities. makina it doe foradditbnal
development This tvoe of development
would accomplish the aoals and obiectives 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. No
The parcel currently is a commercial space
with many different businesses, all of which
1 1 has seen steady decline in business for much
of the 5th Cycle planning period. The Old
Town Revitalization Plan allows residentbl
on the second story similar to adiacent uses No
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?
339 365-09 231 S MAIN ST
339-391-12 322 BAKER ST
339-391-11 326 BAKER ST
339 391 10 332 BAKER ST
and as shown in Fiaures B-8 and B-9.

Adiacent 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. makina it ripe foradditbnal
development. This type of development
would accomplish the coals and obiectives 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.

Surface parking lot located adjacent to

0.09 9-T ;a -sick -A[71. Can foasible be
redeveloped into a higher intensityresidentia4
ese- Ale
Single-family structure with accessory
structure in the rear on large lot.

Approximately 80% of lot is vacant and

0.16 OT OT 65 1 g 9 8 adjacent to higher density residential which can be consolidated and can feasibly
redevelop into a higher intensity residential
use by addina an ADU. JADU. or additional
units.. No
Single-family structure with accessory
structure in the rear on large lot.

Approximately 80% of lot is vacant and

0.16 OT OT 65 1 9 9 8 adjacent to higher density residential which can be consolidated and can feasibly
redevelop into a higher intensity residential
use by addina an ADU. JADU. or additional
units.. No
Small single family ctructure on large lotwM
044 o- o -T &5 4 g S 8. remaining space underutilized accessories.

Approximately 80% of lot is vacant and Ale
B-44 November 2023

0.16 8-T OT 65 T 3 4 4
underutilized ctructures adjacent to higher
density residential and can feasibly redevebp
into a higher intensity residential use.

Small single family structure on large lotwth
remaining space underutilized accessories.
_I
underutilized ctructures adjacent to higher
density residential and can feasibly redevebp
into a higher intensity residential use. AJe
The parcel currently has a commercial
structure which has seen cteady decline h
business for much of the 5th Cycle plannhg
238 S BRADFORD AVE 9aB 9T 9T4 4- 4 4 period. Approximately 50% is surfaceparkng lot. The parcel is located adjacent to
recidential uces and can feacible be
redeveloped into a higher intensityresidential
ase- AJe
The parcel currently is a commercial space
with many different businesses, all of which
has seen steady decline in bucinecs for much
of the 5th Cyclt pI nporiod.
339 36112 221 W SANTA FE AVE 9-95 Q O 29 4- 1- 1- Approximatoly 30% of this parcol is surface parking lot. The parcel is located adjacentto
underperforming uces that can feasible be
redeveloped intoa highorintoncityrocidontiat
ase- NG
Small single-family structure on large lotwM
remaining space underutilized accessories.

Approximately 60% of lot is vacant and
339-365-16 229 S BRADFORD AVE 0.13 OT OT 29 1 2 3 2 underutilized structures adjacent to higher density residential and can feasibly redevebp
into a higher intensity residential use- by
adding an ADU. JADU. or additional units No
The parcel currently is a commercial space
with many different businesses, all of which
339-364-11 229 W SANTA FE AVE 0.09 OT OT 29 2 2 2 has seen steady decline in business for much of the 5th Cycle planning period. The Old
Town Revitalization Plan allows residential No
B-45 November 2023

Adiacent uses are currently mixed use with
first floor commercial and second story
residential. The property is also served by
parkina and is located within proximity to
various amenities. makina it ripe foradditbnal
development This type of development
would accomplish the aoals and obiectives 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 intoa higher intensity residential
use.

Small single-family structure on large lotwth
remaining vacant space. Approximately 60%
339-362-06 239 S WALNUT AVE 0.18 OT OT 35 1 4 5 4 of lot is vacant and adjacentto higher density residential and can feasibly redevelop into a
higher intensity residential use, bvaddha an
ADU. JADU. or additional units
Small single-family structure on large lotwth
remaining space underutilized accessories.or
vacant Approximately 60% of lot is vacant
339-365-20 211 S BRADFORD AVE 0.15 OT OT 29 1 2 3 2 and underutilized adjacentto higher density residential and can feasibly redevelop hto a
higher intensity residential use- by addba an
ADU. JADU. or additional units
Surface parking lot located adjacent to
339-061-03 200 S BRADFORD AVE 0.15 OT OT 29 3 3 3 residential uses. Can feasible be redeveloped into a higher intensityresidential
use.

Large single family structure on large lot wth
remaining cpace taken by a large
339 365-01 216 S MAIN ST 0.15 8-T 2. underutilized acceccory structure. Lot splitting and redeveloping the newly create
parcels can provide feasibility for
redevelopment.

No
No
No
AJe
B-46 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?
Single-family structure on large lot with
accessory structure. Approximately 50% of
339-355-09 134 S MAIN ST 0.15 OT OT 35 1 3 4 3 lot is vacant. Can feasibly redevelop for higher density residential use by addina an
ADU. JADU. or additional units
Two large commercial ctructures on large lot
with remaining space vacant. Approximately
339 355-15 131 S BRADFORD AVE 0.15 GT GT 34 4 4 4 40% of lot is vacant and adjacent to higher dencity recidential which can be consolidated
and can foacibly redevelop into a higher
intensity recidential uce.

One largo rocilo b ciruoture on large lot
with remaining space a large accessory
structure. Approximately 20% of lot is vacant
339 05228 120 S BRADFORD AVE 9-2 GT OT 35 - 9 9 9 and adjacent to anothor highly underutilized lot which can be consolidated and can
feasibly redeveloped into a higher intensity
residential use.

One large recidential structure on large lot
with remaining cpace a large accessory
ctructure. Approximately 20% of lot is vacant
339 05229 120 S BRADFORD AVE 0-.-2 GT GT 34 9 9 9 and adjacont to anothor highly underutilized lot which can be consolidated and can
feacibly redeveloped into a higher intensity
recidential use.

One large rosilsr V...trx,cture on large lot
with remaining space a large accessory
structure. Approximately 20% of lot is vacant
48 132 S MAIN ST 0.15 9T G -T 34 4- 9 4 3. and adjacent to another highly underutilized lot which can be consolidated and can
feacibly redeveloped into a higher intensity
residential use.

Small commercial city owned structure on
moderate size lot with remaining space
339-355-16 125 S BRADFORD AVE 0.15 OT OT 35 4 4 4 surface parking. Approximately 4460% of bt is vacant and adjacent to higher density
residential and can to feasibly redevelop nto
a higher intensity residential use.

No
Ale
Ale
No
Ale
No
B-47 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?
One large recidential ctructure on large lot
with remaining space a large accessory
structure. Approximately 20% of lot is vacant
339 355-07 126 S MAIN ST t#A 0. 4 and adjacent to another highly underutilized lot which can be concolidated and can
foasibly rodovolopod into a higher intensity
residential use. No -
Two
small commercial structures on large bt
with remaining space vacant. Approximatey
339-052-24 110 S BRADFORD AVE 0.22 OT OT 35 6 6 6 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. No
One residential structure on large lot with
unoermitted accessory structures.

Approximately 50% of lot is vacant and can
339-355-06 122 S MAIN ST 0.15 OT OT 35 1 3 4 3 be feasibly redevelop into a higher intensiy residential use by addino an ADU, JADU, or
additional units.. Unpermitted structuress �n
be permitted and counted as full units. No
One large commercial structure on large bt
339-355-18 117 S BRADFORD AVE 0.12 OT OT 35 3 3 3 with remaining space vacant. Approximately 50% of lot is vacant and feasibly redevebped
into a higher intensity residential use. No
One large residential structure on large lot
with remaining space a large accessory
339-355-05 118 S MAIN ST 0.15 OT OT 35 1 3 4 3 structure. Approximately 60% of lot vacant and can be feasibly redeveloped into higher
intensity residential use. No
Residential structure on large lot with.
approximately 50% of lot is vacant and can
339-355-19 113 S BRADFORD AVE 0.15 OT OT 35 1 3 4 3 be feasibly redeveloped into a higher intensity residential use by addino an ADU. JADU. or
additional units. No
Two large residue t'cx E.trvctures on a
-04 11'l S MAIN ST 4 4 moderate size parcel. Fa the parcel, the Land values cost more than the Improvement AJe
B-48 November 2023

Two GGmmorciat-church structures on a very
large lot. 78 90% of the remaining lot is
339-052-21 102 S BRADFORD AVE 1.81 OT OT 55 84 55 8,4 55 8,4 55 surface parking which is being underutilized, which makes this parcel feasible for higher
density redevelopment . No
Residential structure on large lot with
accessory structure. Approximately 50% of
339-355-03 110 S MAIN ST 0.15 OT OT 35 1 3 4 3 lot is vacant and can be feasibly be redeveloped into a higher intensity residential
use bv addina an ADU. JADU. or additbnal
units. No
Commercial structure on large lot with
remaining space surface parking.
339-355-20 100 W CHAPMAN AVE 0.32 OT OT 35 10 10 10 Approximately 65% of lot is vacant and can be feasibly redeveloped into a higher intent/
residential use. No
Single family home on large lot with
accessory structure and open area.
339-355-02 106 S MAIN ST 0.15 OT OT 35 1 3 4 3 Approximately 60% of lot is vacant and can be feasibly redeveloped into a higher
intensity residential use bv addina an ADU.

JADU. or additional units. No
This parcel contains the Placentia Water
Tower, with remaining spaco containing mai
accossory uses. Approximately 80% of the
339-355-22 CHAPMAN/MAIN 0.13 OT OT 35 4 4 4 lot isvacant. The tower isnow empty and has not stored water since 1993. The decorative
tower could be incorporated into
redevelopment or removed. It does not
preclude development. No
Single family home on large lot with
339-392-02 350 W SANTA FE AVE 0.14 OT OT 35 1 3 4 3 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
Above
Mod
Total
Net I Existing Use
Prior
Planning
Period?
339 392-01 352 W SANTA FE AVE 0-44 0T 0-T
339-392-22 320 S WALNUT AVE
339-392-12 305 S MELROSE ST
339-392-04 338 W SANTA FE AVE

0.1 OT OT 65

0.11 OT OT 35

0.06 OT OT 35
339-392-07 330 W SANTA FE AVE 0.06 OT OT 35
4 3
5 3
1 1
residential use bv addina an ADU. JADU. or
additional units.

One large residential structure on large lot
with remaining space a large accessory
structure and open area. The accessory
4 3. structure looks like it has been underutilized
for some time, which can allow for a lot spirt
and tho nowly cplit lots can be redevebped
into a higher intensity residential use. AJe
One large commercial structure on large bt
with remaining space surface parking.
5 5 Approximately 60% of lot is vacant and can
be feasibly redeveloped into a higher intensity
residential use. No
A moderate size parcel with no structure on
it, just Iandscaping.This parcel is function*
vacant and feasible for development
potential. No
Single family home on large lot with
accessory structure and open area.

Approximately 60% of lot is vacant and �n
be redeveloped into a higher intensity
residential use bv addina an ADU. JADU. or
additional units. No
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
residential on the second story similar to
adiacent uses and as shown in Figures B-8
1 1 and B-9. Adiacent uses are currently mixed
use with first floor commercial and second
story residential. The property is also served
bv parking and is located within proximrtv to
various amenities. makina it ripe foradditbnal
development This type of development
would accomplish the coals and obiectives of No
3 1
3 1
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
Above
Mod
Total
Net
Existing Use
Prior
Planning
Period?
339-392-09 322 W SANTA FE AVE 0.11 OT OT 35
339-392-08 326 W SANTA FE AVE 0.06 OT OT 35
3 1
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.

Small Zumba studio with surface parking n
the rear and street parking. Approximate'
25% of the lot is surface parking. The Old
Town Revitalization Plan allows residential
on the second story similar to adiacent uses
and as shown in Fiaures B-8 and B-9.
3 3 Adiacent uses are currently mixed use with
first floor commercial and second stony
residential. The property is also served bv
parkino and is located within proximity to
various amenities. makina it ripe foradditbnal
development This type of development
would accomplish the coals and obiectives of
the Old Town Revitalization Plan. No
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
residential on the second stony similar to
adiacent uses and as shown in Fiaures B8
and B-9. Adiacent uses are currently mixed
use with first floor commercial and second
1 1 stony residential. The property is also served
bv oarkina and is located within Droximty to
various amenities. makina it ripe foradditbnal
development This type of development
would accomplish the coals and obiectives 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 No
B-5 1 November 2023

Two story residential multi. family residential
unit. Parcel has surface parking in the rear
and stroot parking.Approximately 25% ofthe
339 39210 31/1 W SANTA FE AVE 0.0/1 O -T 9T 35 - 1- 1- 1- lot is surface parking. The parcel is located adjacont to anothor parcel, and can feasble
be redeveloped into a higher intensity
residential use. Na
Small vacant building which has not been
leased or occupied for much of the 5thCyde
planning period. The Old Town Revitalization
Plan allows residential on the second story
similar to adiacent uses and as shown n
Fiaures B-8 and B-9. Adiacent uses are
currently mixed use with first floor commercial
and second story residential. The property is
339-392-11 310 W SANTA FE AVE 0.07 OT OT 35 2 2 2 also served by parking and is located withn proximity to various amenities. making it ripe
for additional development. This type of
developmentwould accomplish the aoab and
obiectives of the Old Town Revitalization
Plan. The parcel is located adjacent to a
vacant parcel, and can be consolidated and
feasibly be redeveloped into a higher intensity
residential use. No
Residential single family with vacant land.

Approximately 60% of the lot is vacant and
339-363-09 232 S WALNUT AVE 0.15 OT OT 35 1 3 4 3 can be feasibly redeveloped into a higher intensity residential use by addina an ADU.

JADU. or additional units. No
Residential single family with vacant land.

Approximately 50% of the lot is vacant and
339-363-10 349 W SANTA FE AVE 0.15 OT OT 35 4 4 4 can be feasibly redeveloped into a higher intensity residential use by addina an ADU.

JADU. or additional units. No
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-52 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
historic core. The Old Town Revitalization
Plan allows residential on the second story
similar to adiacent uses and as shown n
Fiaures B-8 and B-9. Adiacent uses are
currently mixed use with first floor commercial
and second story residential. The properly is
also served by parking and is located within
proximitv to various amenities. making it ripe
for additional development. This type of
development would accomplish the aoals and
obiectives of the Old Town Revitalization
Plan. The parcel is located adjacent to a
higherdencity residential and can feasible be
redeveloped intoa highorintoneityrocidentiat
Small single family home with an adjacent
surface parking lot. Approximately 60%of bt
is vacant. The parcel is located adjacent to a
339-363-11 341 W SANTA FE AVE 0.17 OT OT 35 1 4 5 4 surface parking lot and can feasible be redeveloped into a higher intensityresidential
use by addina an ADU. JADU. or additional
units..

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
339-363-29 325 W SANTA FE AVE 0.11 OT OT 35 1 2 3 2 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 addina an
ADU. JADU. or additional units...

The parcel currently hie 2 milli fag Jy
eesi4,r>i31 unit with parking on the ground
339 363-18 307 W SANTA FE AVE A,4 9T 9� 35 a 4 floor. There is an adjacentvacant lot and can feasible to consolidate for feasible
redevelopment into a higher intensty
residential use.

No
No
AJe
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
339-391-16 400 BAKER ST
339-391-06 321 S WALNUT AVE
339 39101 /112 W SANTA FE AVE
339-391-02 307 S WALNUT AVE
The parcel currently has a multi -family
structure. Approximately 60% of the parcel s
surface parking and 15% is vacant,

1.61 OT OT 65 42 94 39 94 81 94 39 undeveloped land. The parcel is located adjacent to residential uses and can feasble
be redeveloped into a higher intensity
residential us use bv addina by add'ng
additional structures.

0.16 OT OT 65 9 9 9 Vacant portion of parcel above.

The parcel currently single-family home win
parking garage in the rear and streetparkhg
in the front. The property can be intensified bv
addina a second story. similarto the adiacent

0.14 OT OT 65 4 84 8 84 property. The parcel is located adjacent to residential uses and can feasible be
redeveloped into a higher intensityresidential
use bv addina an ADU. JADU. or additbnal
units.
garages and parking on the first floor.

Approximatoly 20% ofthe parcel is dedicated

0.13 8-T 8-T 35 4- 8 4 8 for parking. The parcel is located adjacentto residential uses and can feasible be
redevelopod into a highorintonsityrocidontiat
The parcel currently has a single-famiy
residential unit with surface parking.

Approximately 60% ofthe parcel is dedicated
for parking and 10% is vacant The parcel b
adjacont to anothor parcel allowing the

0.13 OT OT 35 1 3 4 3 potential for consolidation. The parcel is underutilized, land value exceeded the
improvement value of the parcel. The parcel
is located adiacent to residential uses and
can feasible be redeveloped into a higher
intensity residential use bv addina an ADU.

JADU. or additional units.

No
No
No
No
B-54 November 2023

Approximately 60% ofthe parcel is dedicated
for parking. The parcel is underutilized, hand
339-391-03 311 S WALNUT AVE 0.13 OT OT 35 4 4 4 value exceeded the improvement value ofthe parcel. The parcel is located adiacent to
residential uses and can feasible be
redeveloped into a hioher intensity residential
use bv addina an ADU. JADU. or additional
units. No
The parcel currently has 3 :angle family
rasi�a�f�J. unit with surface parking.

Approximatoly 60% oftho parcol is dedicated
-04 315 S WALNUT AVE 0.13 8-T 8T 65 1- 4 ; for parking and 10% is vacant. The parcel is adjacent to anothor parcel allowing the
potential for consolidation. Tho parcol is
underutilized, land value exceeded the
improvement value of the parcel. AJe
The parcel currently hn.7 2 ;angle -family
r�sidsntial unit with surface parking.

Approximatoly 30% ofthe parcel is dedicated
339 39105 319 S WALNUT AVE 0.11 9T 9T 6a 4 g
for parking and 10% is vacant. Tho parcol is
adjacont to anothor parcel allowing the
potential for consolidation. Tho parcol i&
underutilized, land value exceeded the
improvement value of the parcel. AJe
The parcel currently has 2 ;angle family
rasi cnfvl. uM with vacant, undevebped
land. Thoro is a secondary vnit ttx is located
316 16121 513 S. Van Buren St. 0.17 #4-3 3g 4 to the western border of the parcel.

Surrounding uses are vacant 7nd can
feasible be redeveloped into a higher
intensity residential uco. Approximatoly 70%
of the parcel is vacant. NG
The parcel currently has the old placentia city
6 6 6 hall building. houses the Old Placentia City
Hall and is owned bv the City. The City may
339-052-28 120 S BRADFORD AVE 0.20 OT OT 35 sell the property if residential units are No B-55 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Pair
,.

Wit!
APN Street Address/Situs
Acres
General Allowable Existing
Plan Zoning Density Units
(du/ac)
Lower Mod AMode Total Net
Existing Use
Prior
Planning
Period?
339-061-07 234 S BRADFORD AVE 0.17 OT OT 29
779 3F 17 115 S BRADFORD AVE
339-355-17 121 S BRADFORD AVE
339-363-12 333 W SANTA FE AVE
339-363-13 329 W SANTA FE AVE

0.29 8T 8-T 34

0.15 OT OT 35

0.06 OT OT 35

0.06 OT OT 35
339-364-12 221 W SANTA FE AVE 0.05 OT OT 29
4 4
1 1
1 4 4
4 4
developed. The Placentia Fire and Life Safety
Station 1 is adjacent to this site. The site s
considered underutilized as the land value
exceeds the improvement value. Residential
can be incorporated as a mixed-use. second
story residential. retrofit existing to become
residential. or a completely new
development.

Surface parking lot located adjacent to
commercial buildings. Can feasible be
redeveloped intoa higher intensity residential
use.

The parcel currently has the Public Placentia
Library. Approximately 20% of the parcel is
Surface parking, and another 0% is vacant
law . The parcol is adjacont to rosidontbt
No
a highor intonsity residential use. Ne
Surface parking lot located adjacent to
commercial buildings. Can feasible be
redeveloped intoa higher intensity residential
use. No
Surface parking lot located adjacent another
residential parcel. Can feasible be
redeveloped intoa higher intensity residential
use. No
Surface parking lot located adjacent another
residential parcel. Can feasible be
redeveloped into a higher intensity residential
use. No
Parcel has an existing commercial building.

Parcel considered underutilized as land value
exceeds the improvement value. The Old
Town Revitalization Plan allows residential
on the second story similar to adiacent uses
and as shown in Figures B-8 and B-9.

Adiacent uses are currently mixed use with
first floor commercial and second story No
B-56 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Pair
te
APN Street Address/Situs
General Allowable Existing
Acres plan Zoning Density Units
(du/ac)
Lower Mod AMode Total Net
Existing Use
Prior
Planning
Period?
339 36116 203 W SANTA FE AVE 0.09 8; 8-T4
339-365-09 234 S MAIN ST 0.09 OT OT 29
339-365-10 141 W SANTA FE AVE 0.34 OT OT 29
339-365-15 235 S BRADFORD AVE 0.09 OT OT 29
2 8
2 2 2
residential. The property is also served by
parkina and is located within proximity to
various amenities. making it ripe for add banal
development This type of development
would accomplish the coals and obiectives of
the Old Town Revitalization Plan .The parcel
is adjacent to residential uses and can
feasible be redeveloped into residential uses.

Parcel has a two story commercial building.
aces and can feasible be redeveloped into
residential use. Aie
Surface parking lot located adjacent to
residential parcel. Can feasible be
consolidated and redeveloped into residential
use. No
Parcel has an existing restaurant build'ng
with parklets along W Santa Fe Ave. The
parcel is considered underutilized, land value
exceeds the improvement value. The parcel
is adjacent tomay have existing residential
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 adiacent uses and as
8 8 shown in Fiaures B-8 and B-9.Adiacentuses
are currently mixed use with first floor
commercial and second story residential. The
property is also served by parkina and is
located within proximity to various amenities.
makina it ripe for additional development.

This type of development would accomplish
the aoals and obiectives of the Old Town
Revitalization Plan. and can feasible be
redeveloped into residential use. No
Surface parking lot located adjacent another
2 2 residential parcel. Parcel can feasible be
redeveloped to residential use. No
B-57 November 2023

Appendix B: Residential Land Inventory
Table B-5: Underutilized Sites
Pair
te.

Allowable
APN Street Address/Situs Acres General Zoning Density Existing Lower Mod Above Total Net Plan (du/ac) Units Mod
Existing Use
Prior
Planning
Period?
The Old Town Revitalization Plan allows
residential on the second story similar to
adiacent uses and as shown in Fiaures B-8
and B-9. Adiacent uses are currently mixed
use with first floor commercial and second
story residential. The property is also served
by parkina and is located within proximty to
various amenities. makina it ripe for additional
3 3 3 development This type of development
would accomplish the coals and obieclives of
the Old Town Revitalization Plan.€xistingMo
story recidential and commercial building,er�
pafse!The parcel is adjacentto a mixed-use
buildina and can be intensified with
residential uses similar to the adiacent
buildina. Larae parkina lot and can feasiay be
339-365-18 219 S BRADFORD AVE 0.15 OT OT 29 redeveloped into residential uses.

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
residential on the second story similar to
1 1 1 adiacent uses and as shown in Fiaures B8
and B-9. Adiacent uses are currently mixed
use with first floor commercial and second
story residential. The property is also served
by parkin and is located within proximiv to
various amenities. makina it rioe for additional
development This type of development
would accomplish the coals and obieclives of
339-392-10 314 W SANTA FE AVE 0.04 OT OT 35 the Old Town Revitalization Plan.

Parcel has an existing commercial building.

No
No
2 2 2 oxcoodc tho improvomont valuo. Tho pawl
is adjacent to residential uses and can
,919211 310 W SANTA FE AVE 0.07 8-T 8-T 3. feasible be redeveloped into residential uses. AJe B-58 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?
339 393-02 226 W SANTA FE AVE 0.06
339 39101 132 W SANTA FE AVE 949
339-394-06 110 W SANTA FE AVE 0.05 OT OT 29
339-394-07 100 W SANTA FE AVE 0.07 OT OT 29

38.4 Table B-6: Candidate Sites for Rezoning
1 1
1,102 644
7488 1,013 369
•
buildings. There are adjacent recidontial ucoe
and can foasiblo bo rodoveloped into higher
recidential use. Ale
Vacant parcel adjacent to commercial
buildings. There are adjacent rocidontial ucoc
and can foaciblo bo rodeveloped into higher
residential use. No
Surface parking lot located adjacent to
another commercial office building. The
parcel is relatively close to other residential
1 1 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
Surface parking lot located adjacent to
another commercial office building. The
parcel is relatively close to other residential
1 1 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
1,-7.94- 1,720
0 1,468 1,380
General Proposed Density Potential Above
APN Street Address Acres Zoning Lower Mod
Plan GP/Zoning (du/ac) Units 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 39 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
Pair
,.

APN
Street Address Acres General ZoningProposed Density Potential Lower Mod Above Plan GP/Zoning (du/ac) Units Mod
Existing Use
Existing industrial building on the parcel with
approximately 40% vacancy. The parcel can be
consolidated or redeveloped similar to )arae
oroiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
339-451-14 510 Cameron St. 0.29 Industrial M (PMD) TOD 95 24 16 8 draftina the TOD District plan. Both developments had existing uses which did not
alian with the City's vision similarto the existing
site. In both examples. vacancy did not
preclude development and the City does not
believe that vacancv will preclude development
on this site.

Existing industrial building on the parcel with
approximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to large
oroiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftina the TOD District plan. Both
developments had existina uses which did not
339-451-06 516 Cameron St. 0.34 Industrial M (PMD) TOD 95 28 16 12 align with the City's vision similarto the existha site. In both examples. vacancy did not
preclude development and the City does not
believe that vacancv will preclude development
on this site. Existing irv1.414 Icy ding on the
parcel. The parcel is adjaconttoanother par of
onabling tho poccibility of concolidation and
can be feasible be redeveloped into higher
intensity residential use.

Existing industrial building on the parcel with
approximately 60% vacancv. The parcel can be
consolidated or redeveloped similar to large
proiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
339-451-05 530 Cameron St. 0.49 Industrial M (PMD) TOD 95 40 18 22 type ofdevelopments the City envisioned Men draftina the TOD District plan. Both
developments had existing uses which did not
alian with the City's vision similarto the existng
site. In both examples. vacancv did not
preclude development and the City does not
B-60 November 2023

Appendix B: Residential Land Inventory
Pair
,.

APN
Street Address Acres General Zoning Proposed Density Potential Lower Mod Above Existing Use Plan GP/Zoning (du/ac) Units Mod
believe that vacancy will preclude development
on this site.Existing in�iir_tnnl hvi)..d on tNe
parcel. The parcol is adjaconttoanothorpartol
enabling the possibility of consolidation and
cen be feasible be redeveloped into higher
intensity residential use.

Existina industrial buildina on the parcel with
approximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to large
proiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned viten
drafting the TOD District plan. Both
developments had existing uses which did not
339-451-03 531 Cameron St. 0.58 Industrial M (PMD) TOD 95 48 22 26 alian with the City's vision similar to the existina site. In both examples. vacancy did not
preclude development and the City does not
believe that vacancy will preclude development
on this site.Exicting inductrial building on the
parcel. The parcol is adjacont to anothor paled
onabling tho possibility of consolidation and
clan be feasible be redeveloped into higher
intensity residential use.

Existing industrial building on the parcel with
approximately 50% vacancy. The parcel can be
consolidated or redeveloped similar to large
proiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftina the TOD District plan. Both
developments had existing uses which did not
339-451-02 521 Cameron St. 0.37 Industrial M (PMD) TOD 95 30 16 14 align with the City's vision similar to the existha site. In both examples. vacancy did not
preclude development and the City does not
believe thatvacancvwill preclude development
on this site.Existing inluK12l. Intilding on the
parcel. The parcol is adjaconttoanothorparcol
onabling tho pocsibility of concolidation and
oan be feasible be redeveloped into higher
intensity residential use.

B-6 1 November 2023

Appendix B: Residential Land Inventory
Pair
APN
Street Address Acres General
Pian
Zoning
Proposed Density Potential Lower Mod Above
GP/Zoning (du/ac) Units Mod
Existing Use
Existina industrial buildina on the parcel with
approximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to )arae
Droiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftina the TOD District plan. Both
developments had existing uses which did not
339-101-13 515 S. Melrose St. 1.54 Industrial M TOD 95 126 61 65 alian with the City's vision similar to the existna site. In both examples. vacancy did not
preclude development and the City does not
believe that vacancv will preclude development
on this site. Exicting inla4cr411b 1..dingon the
parcel. Approximately 30% ofthe lot is used for
parking and forvehicular loading. Tho parcol b
considered underutilized, land valuo oxcccd&
improve -me p.

Existing industrial building on the parcel with
approximately 60% vacancy. The parcel can be
consolidated or redeveloped similar to )arae
proiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftina the TOD District plan. Both
developments had existing uses which did not
339-101-12 505 S. Melrose St. 1.12 Industrial M TOD 95 92 41 51 alian with the City's vision similar to the existha site. In both examples. vacancy did not
preclude development and the City does not
believe that vacancv will preclude development
on this site. Existing it trill. b4)..d ing on the
parcel. Approximately 30% ofthe lot is used for
parking and forvehicular loading. The parcel is
improvement value.

Existina industrial buildina on the Parcel with
approximately 50% vacancv. The parcel can be
consolidated or redeveloped similar to large
339-101-11 330 W. Crowther Ave. 0.59 Industrial M TOD 95 48 22 26 proiectsto the west. the Herald (215 units) and Cenza (418 units) which are examples of the
tvoe of developments the City envisioned when
draftina the TOD District plan. Both
B-62 November 2023

Appendix B: Residential Land Inventory
ig
APN
Street Address Acres General Zonin Proposed Density Potential Lower Mod Above Plan g GP/Zoning (du/ac) Units Mod
Existing Use
developments had existing uses which did not
align with the City's vision similar to the existha
site. In both examples. vacancy did not
Preclude development and the City does not
believe that vacancv will preclude development
on this site. Existing inAlitriV.. bii.. en his
parcel. Approximately 30% ofthe lot is used for
parking and for vehicular loading. Tho parcol
considered underutilized, land valuo exceeds
improvement value.

Existing industrial building on the parcel with
approximately 50% vacancv. The parcel can be
consolidated or redeveloped similar to large
proiects 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
developments had existing uses which did not
align with the City's vision similar to the existha
339-101-14 420 W. Crowther Ave. 1.55 Industrial M TOD 95 127 57 70 site. In both examples, vacancv did not preclude development and the City does not
believe that vacancv will preclude development
on this site. Existing inkr,lrial [wild -4-124:14e
parcel. Approximately 30% ofthe lot is used for
parking and forvehicular loading. Tho parcol is
considered underutilized, land valuo oxcoods
improvement value. The parcel is adjacent to
anothor parcol onabling consolidation and
redevelopment for higher intensity residential -
Existing industrial building on the parcel with
approximately 60% vacancv. The parcel can be
consolidated or redeveloped similar to large
proiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
339-101-10 440 W. Crowther Ave. 0.53 Industrial M TOD 95 43 20 23 type of developments the City envisioned when drafting the TOD District plan. Both
developments had existing uses which did not
align with the City's vision similar to the exists'
site. In both examples. vacancv did not
Preclude development and the City does not
B-63 November 2023

Appendix B: Residential Land Inventory
APN
Street Address
Acres General
Plan
Zonin Proposed Density Potential Lower Mod Above
g GP/Zoning (du/ac) Units Mod
Existing Use
339-101-07 480 W. Crowther Ave. 3.34 Industrial M
TOD
95 339-101-06 550 W. Crowther Ave 2.87 Industrial M TOD 95 346-162-01
346-162-02
346-164-23
346-331-02
346-331-03
Orangethorpe/Jefferson
Orangethorpe/Jefferson
503 S. Van Buren St.
601 S. Lakeview Ave.

Lakeview
Loop/Veterans Wy

0.47 HDR R-3 HDR/R3 30

4.55 HDR R-3 HDR/R3 30

0.21 HDR R-3 HDR/R3 30

4.55 HDR R-3 HDR/R3 30

0.13 HDR R-3 HDR/R3 30
274
120
154
believe that vacancv will preclude development
on this site.Existing intu,trW hailding on the
parcel. Approximately 30% ofthe lot is used for
parking and for vehicular loading. The parcel is
considered underutilized, land valuo oxcood&
improvement value. The parcel is adjacentb
anothor parcol onabling consolidation and
redevelopment for higher intensity residential
Existina industrial building on the parcel with
approximately 30% vacancv. The parcel can be
consolidated or redeveloped similar to larae
oroiects to the west. the Herald (215 units) and
Cenza (418 units) which are examples of the
type of developments the City envisioned when
draftina the TOD District plan. Both
developments had existing uses which did not
align with the City's vision similar to the existha
site. In both examples. vacancv did not
preclude development and the City does not
believe that vacancv will preclude development
on this site.Existing biilding on the
parcel. The parcel is considered underutilized,
land valuo oxcoods improvement value. The
parcel is adjacent to another parcel enabfng
consolidation and redevelopment for higher
intensity residential use.

Existing industrial building on the parcel The
parcel is considered underutilized, land value
exceeds improvement value. The parcel is
235 120 115 adjacent to another parcel enablhg
consolidation and redevelopment for higher
intensity residential use. Approximately 50% of
the parcel is vacant.
13 13 Vacant land
123 54 69 Vacant land
6 6 Vacant land
123 54 69 Vacant land
Vacant land
3 3
B-64 November 2023

Appendix B: Residential Land Inventory
General Proposed Density Potential Above
APN Street Address Acres Plan Zoning GP/Zoning (du/ac) Units Lower Mod Mod Existing Use
346-331-11
346-331-27
346-331-29
346-331-30
346-331-32
625 S. Lakeview Ave.
2006 E. Lakeview Loop
2018 E. Lakeview Loop
613 S. Lakeview Ave.
1958 E. Veterans Way

0.53 0.38

0.39 0.45

0.81 HDR
HDR
HDR
HDR
HDR
346-164-24 513 S. Van Buren St. 0.17 HDR
Totals 27.1
R-3
R-3
R-3
R-3
R-3
HDR/R3
HDR/R3
HDR/R3
HDR/R3
HDR/R3
30 30
30 30
30 R-3 HDR/R3 30
14 10
11 12
22 5
1,531
1,530
14 Vacant land
10 Vacant land
11 Vacant land
12 Vacant land
22 Vacant land
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.
5 677 0 853
B-65 November 2023

Appendix B: Residential Land Inventory
Figure B 3Fiaure B-10: Vacant Sites
0 0.5
2 Miles
B-66
November 2023

Appendix B: Residential Land Inventory
Figure B 1Fiaure 13-11: Underutilized Sites
0 0.5
1 2
Miles
B-67 November 2023

Appendix B: Residential Land Inventory
Figure B 5Fiaure B-12: Candidate Sites for Rezoning
0 0.5
2 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.

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
HE -1.1: Manufactured
Housing and Mobile Homes
HE -1.2: Locate Housing
Near Transportation,
Employment and Services
HE -1.3: Pursue County,
State and Federal Funds
HE -1.4: Emergency Shelters
and Transitional and
Supportive Housing
HE -1.5: Infrastructure
Program
Objective
Use of Manufactured Housing
Encourage new housing in proximity
to transportation, employment and
services
Increase use of County, State and
Federal funds
Continue to encourage the provision
of emergency shelters, transitional
and supportive housing
Reduce constraints associated with
infrastructure
Timeframe
Zoning Code amendment
by June 2014
Ongoing
Monitor funding
opportunities on an
annual basis and apply
for funding as
opportunities arise
Ongoing
Annual review, revisions
as appropriate
Status of Program Implementation
Ongoing.
tl
•
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.

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.

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.

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
HE -1.6: Development
Processing System Review
HE -1.7: Vacant and
Underutilized Land
Inventory
HE -1.8: Adequate Sites for
Housing Development
HE -1.9: Monitoring of
Constructed Units Based on
Income Level
HE -1.10: Encourage
Development of Housing for
Extremely Low -Income
Households
Minimize development
review/processing time
Inventory of vacant and
underutilized land
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).

Tracking performance by income
level
67 ELI Units by 2021
Ongoing, Annual Review
Annual update of
inventory
Prior to October 2014
Ongoing
Annual consultation with
affordable housing
developers, or as
development
opportunities arise
Fri
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.

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.

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.

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).

Ongoing. Forms have been developed to gain the information at the time a building permit is issued.

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
HE -1.11: Amend the
Review and Revise Density Bonus 2/1/2014
Density Bonus Ordinance Ordinance
HE -1.12: Development of Senior Housing Development
Senior Housing
Ongoing
HE -1.13: Development of Housing Units with larger bedroom Ongoing Housing for Larger Families counts
HE -1.14: Housing for Housing Units for households with Ongoing Persons with Special Needs special needs
HE -1.15: Transit -Oriented Encourage Transit -Oriented Development Development
Ongoing
effort. (John, also see attached 189 unit USA Properties staff report.

Some of those units may be extremely low).

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).

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)
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.

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.

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
HE -1.16: Single -Room
Occupancy Units (SROs)
HE -1.17: Review and Revise
Residential Parking
Requirements
Facilitate development of SROs
Adopt appropriate parking
requirements for new TOD and
mixed-use development; Review
existing multi -family parking
standards and revise as necessary
HE -1.18: Encourage and Encourage and Facilitate Lot
Facilitate Lot Consolidation Consolidation
HE -2.1: Support of Regional Fair Housing Activities
Fair Housing Efforts
HE -2.2: Section 8 Rental
Assistance
HE -2.3: Reasonable
Accommodation
Procedures
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.

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)
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.

Zone Code amendment in Completed and Ongoing. The City will address potential regulatory 2014 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.

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.

Provide information regarding Ongoing
housing assistance
Provide reasonable accommodation Ongoing
in housing regulations for persons
with disabilities
Ongoing. The City continues to partner with the Orange County Housing Authority to receive vouchers for Placentia residents.

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
HE 2.5: Zoning Regulations
HE -3.1: Community Based
Neighborhood
Rehabilitation
HE -3.2: Neighborhood
Identity
HE -3.3: Placentia
Rehabilitation Grant
Program
HE -3.4: Energy
Conservation and
Sustainable Building
Practices
HE -3.5: Monitoring At -Risk
Units
HE -3.6: Vacant Building
Ordinance
Revise the Municipal Code definition
of family consistent with current law
Conserve and Improve existing
residential neighborhoods
Creation of Neighborhood Identity
72 units provided rehabilitation
grants
Energy conservation/reduced utility
costs
Encourage the preservation and
extension of "at -risk" units. Prevent
blight and deterioration in
neighborhoods
Prevent blight and deterioration in
neighborhoods
Ongoing
March 2014
Ongoing
Ongoing
Ongoing
Continue to provide
energy conservation
educational materials to
residents
Ongoing coordination
with the County and
nonprofits
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.

In process - not yet completed.

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.

Ongoing. Through the City's Neighborhood Services Division, the City continues to work with neighborhoods to foster their sense of identification.

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.

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.

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.

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 Establish partnerships with non- Ongoing Ongoing. The City began to establish, and continues to do establish, Housing Industry profit and for-profit housing relationships with non-profit and for-profit housing partners. The City developers 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 Continue participating in the County Ongoing The City continues to participate with the County of Orange Continuum of Care Forum of Orange Continuum of Care Forum 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

Table C-2 - Progress in Achieving Housing Element Quantified Objectives, 2013-2021 Appendix C: Review of Housing Element Performance
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
Very Low
2 2
Low 2
TOTAL
Placentia Rehabilitation Grant Program
Very Low/Low
Preservation/Conservation
At -Risk Units
6 30
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 Countyf https://www.fairhousingoc.ore/) . 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 Al 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
IBC
mie
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 0-1: FHEO Inquiries — Orange County and Placentia i AFFH Data Viewer
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Total Inquires per One -Thousand People
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0 < t 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
Pair
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 0-1: Neighborhood
Segregation Household Data
Census Tract
Median
Income
Low Income
Households
Speak English
Less than
Very Well
Renter -
Occupied
Displacement Risk
06059011721 $64,531
06059011720 $46,148

54.9% 22.1%

76.4% 33.7%

68.8%

82.7%
Probable Displacement
Risk
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
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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
White, Non -Hispanic
City of Placentia Mk

39.0% 38.2%
Black, Non -Hispanic

1.6% 2.5%
Hispanic or Latino
Asian or Pacific Islander
Native American
Two or More Races

34.0%

21.4%

0.1%

3.5%

39.1%

16.2%

0.0%

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.

D-10 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-3: Placentia Diversity Index, 2010 & 2018
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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

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
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Figure D-5: Racial Demographics — Orange County
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(R) Racial Demographics (2018) - Block Group
of Total Non•Whdc Popo/anon
1111 + 81%
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p 21.40%
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(R) Racial Demographics (2018) - Block Group
Percent of Total Nan -White Population
• >81%
hi 61-80%
▪ 41 •60%
▪ 21-40%
• c 20%
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 0-6: Population with a Disability - Placentia
AFFH Data Viewer
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(R) Population with a Disability (AC5, 2015 - 2019) - Tract Percent of Population with a Disability
▪ > 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.

D-13 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-7: Population with a Disability - Orange County AFFH Data Viewer
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(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
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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.

D-15
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
Married -Couple Family
Households
Female Householder, no
spouse present
With Children
Non -Family Households
Total Households

77.1% 71.1% 68.6%

58.4% 54.2% 49.5%

12.6% 11.5% 12.9%

34.2%

22.9%
16,371
Source: American Community Survey, 5 -Year Estimates, S1101, 2021 4) Income

29.9%

28.9%
1,057,592

29.5%

31.4%
13,217,586
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 13-10: Low/Moderate Income Population — Placentia AFFH Data Viewer
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City/Town Boun•aries
(A) Low to Moderate Income Population (HUD) •
Percent Low -Moderate Income Population
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50%-75%
▪ 25%-50%
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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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(A) Low to Moderate Income Population (HUD)
Percent Low -Moderate Income Population
75%- 100%
50%- 75%
11111 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).

D-17 November 2023

Appendix D: Affirmatively Furthering Fair Housing
if
Figure 13-12: Racially/Ethnically Concentrated Areas of Poverty — Placentia FH Data Viewer
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(R) Racially or Ethnically Concentrated Areas of Poverty'R/ECAP'S' (HUD, 2009 -2013) - Tract
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0 - Not RECAP
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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
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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.

D-19 November 2023

Appendix D: Affirmatively Furthering Fair Housing
r
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• 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
06059011718 57.8%
06059011709 58.2%
06059021820 55.5%
Median Household Income (2019)
$117,969
$131,607
$139,948
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Appendix D: Affirmatively Furthering Fair Housing
Figure D-15: Racially/Concentrated Areas of Affluence (RCAA) - Placentia reed2023, 112x, 43 AM
0 City/Town Boundaries
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Appendix D: Affirmatively Furthering Fair Housing
Table 13-6: Median Household Income by Race — Placentia and Orange County Median Household Income
White Alone (not Hispanic)
All Households
Source: U.S. Census ACS 2015-2019
B19013 (all)
B19013H (white alone, not Hispanic)
Placentia
$99,951
$95,757
Orange County
$101,958
$90,234
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.

D-23 November 2023

Appendix D: Affirmatively Furthering Fair Housing
mie
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
1 P. 144
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.

D-25 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-16: TCAC Educational Opportunity Areas — Orange County AFFH Data Viewer
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County 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
• 0.25 - 0.50
c 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 ice} AFFH Data Viewer
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Education Domain Score (by region)
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▪ > 0.75 (More Positive Education Outcomes)

7.50-0.75
Ci 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 0. 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 DATAAND MAPPPING RESOURCES NOM:

County Boun•aries
(R) TCAC Opportunity Areas (2021) - Economic Score
Economic Domain Score{by region)
No Data
> 0.75 (More Positive Economic Outcome)
▪ 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
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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.

D-29 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-20: TCAC Economic Opportunity — Placentia
AFFH Data Viewer
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME City/Town Boundaries
(R)TCAC Opportunity Areas (2021) - Economic Score -
Economic Domain Score (by region)
▪ No Data

0.75 ( More Positive Economic Outcome)

0.50 - 0.75
▪ 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.

D-30 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-21: Jobs Proximity Index — Placentia
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D-31 November 2023

Appendix D: Affirmatively Furthering Fair Housing
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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.

D-32 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-22: AllTransit Score
ar a

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AIITransem Performance Score: s 1 1-2 2 4 4-5 5-6 6-7 7-9 94 .,, A. i' •
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Allrransit iA" PerformanceScore

4.3 Low combination of trips per week
and number of jobs accessible
enabling few people to take transit to
work
OnAverage Households have:
=Transit Trips per Week within 5 Mile
Transit Routes within 51 Mile
157.077

2.03 Jobs Accessible In 30 -minute trip
Commuters Who Use Tra nsit
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:

D-33 November 2023

Appendix D: Affirmatively Furthering Fair Housing
KIR;Ir t
al
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 Community Development

AFFH DATA AND MAPPPING RESOURCES HOME
Show search results fo- Orange ..

D-34
ounty Boun.aries
(R) TCAC Opportunity Areas (2021)- Environmental Score
Environments! Domain Score
• No Data
▪ .75 - 1 (More Positive Environmental Outcomes)
• .50-.75
• -25 - .50
▪ < 25 (Less Positive Environmental Outcomes)
November 2023

Appendix D: Affirmatively Furthering Fair Housing
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
Calitomia Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES HOME Placentia, CA, USA X
City/Town Boundaries
b
(R) TCAC Opportunity Areas (2021) - Environmental Score Environmental Domain score
No Date
hi .75 - 1 (More Positive Environmental Outcomes)
Li .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).

D-35 November 2023

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
In >30-40
■ >20-30
■ >10-20
■ 0 - 10 (Lowest Scoresy
CalEnviroScreen 4.0 High Pollution, Low Population
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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.

D-36 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure 13-26: CalEnviroScreen 4.0 Results in Placentia
Legend
CalEnviroScreen 4.0 Results
90- 100 (Highest Scores)
kb > 80-90
' > 79 -80
-`x >60-70
> 50-60
>40-50
. > 30-40
. >20-30
` >10-20
` 0 - 10 (Lowest Scores)
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6) Disadvantaged Communities
Senate Bill 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.

D-37 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-27: Disadvantaged Communities - Placentia
AFFH Data Viewer
California Department of Housing and Community Development AFFH DATA AND MAPPPING RESOURCES Placentia, CA, USA X
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(A) SB 535 Disadvantaged Communities
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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.

D-38 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Figure D-28: Cost Burden by Tenure and Income Category - Placentia Income by Cost Burden (Renters only)
Household Income less -titian or= 30% HAMFI
Household Income >30% to Tess -than or= 50%
HAMFI
Household Income >50% to Tess -than or= 8096
HAMFI
Household Income >80% to Tess -than or= 100%
HAMFI
Household Income >100% HAMFI
Total
Income by Cost Burden (Dwners only)
Cost burden
> 3095
Cost burden >
50%
Total
845 785 1,015
35D 465 1,015
87D 195 1,380
295 855
80 1,575
2,944 1,445 5,825
Cost burden
> 3095
Cost burden >
50%
Total
Household Income less -than or= 30°% HAMFI 6D5 400 865
Household Income >30% to less -than or= 50%
HAMFI
Household Income >50% to Tess -than or= 80%
HAMFI
Household Income >80% to Tess -than or= 100%
HAMFI 465 65 1,115
Household Income >100% HAMFI 975 30 6,320
Total 3,260 1.010 10,750
345 170 695
870
345 1,750
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 Sunnort 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
IBC
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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.
• CalOntima: 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.

D-40 November 2023

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 Placenta. CA. USA X
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-111.eJ1 33.0130 Degrees
Clty/Town Boundaries
(R) Overpayment by Renters )ACS, 2015 - 2019) -Tract
Percent of Renter Households for whom Gross Rent+Conuan Rent Plus Tenant -Paid UTliiles) is 30.0 Percent or More of Household Income
> 00%
kb 60% • 00%
hi 40%. 60%
II 20%-40%
11 ao%
▪ 60%- 80%
lb 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 + Placentia, CA, USA

AFFH DATA AND MAPPPING RESOURCES HOME
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(R) Overpayment by Home Owners (ACS, 2015 - 2019) -Tract Percent of Owner Households with Mortgages whose Monthly Owner Costs are 30.0 Percent or More of Household Income
▪ 80%
▪ 60%- 80%
ilk 40%-60%
111 20%. 40%
<20%
Figure D-32: Homeowners Overpaying for Housing — Orange County ��w2r Calilornia Depanmem of +Fouling andCommunity Dovelopmenl tsggnd Inn 'r
0413401140
County Boundaries
IR) Overpayment by Home Owners (ACS, 2015.2019) -Tract
Percent of Owner Households with Mortgages whoa Monthly OrmerCosta ,re 30.0 Percent or More of Household Income
■ vB0%
■ SO%•80%
■ 40%-60%
■ 25%-405
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 0-6: Overpayment for by Census Tract, Homeowner vs. Renter, Placentia Census Tract
06059011715
Census Tract
06059011712
City of Placentia
Cost Burden >30%
Cost Burden > 50%
Cost Burden Data Not Available
Cost Burden >30%
Cost Burden > 50% 6.0%
Cost Burden Data Not Available 0%
Source: HCD AFFH Date Viewer. Consolidated Planning/CHAS Data.

Renter

30.2%

39.0%
0%
Owner

24.1%

27.9%

32.7%

4.1%

19.4%

10.6%
0%

24.3%

24.3%
<1%

19.8%

8.6%
<1%
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 0.

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
California Department of Housing and Community 1)evelnpment AFFH DATA AND MAPPPING RESOURCES Placentia, CA, USA X s
Show search results for Placenti.,.
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Figure D-34: Overcrowded Households - Orange County
City/Town Boun•aries
(R) Overcrowded Households (CHHS) -Tract
Percent of Overcrowded Households
• >20%
Ili 15.01%-20%
• 12.01%- 15%
11 8.3%- 12%
20%
111 15,01%-20%

12.01%-1S%

8.3%- 12%
h5 8.2% (Statewide Average)
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 2.2%
Households
Source: HCD AFFH Date Viewer, U.S. Census Bureau 5 -Year ACS Estimates.

2.3%

9.2%

8.8%

8.9%

7.3%
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.

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 35%
30%
25%
1 I i [ 1 J J .1
20%
1596
10%
5%
0%
2014 & 2010- 2000- 1990- 1980- 1970- 1960- 1950- 1940- 1939 & Later 2013 2009 1999 1989 1979 1969 1959 1949 Earlier
Placentia (96) 0.296 1.396 8.5% 14.4% 11.296 28.696 25.096 6.696 1396 2.896 SLAG (96) 1.096 1.596 10.146 9.5% 15.096 16.396 14.596 15.9% 6.996 9.396 Percent of Total Units
• Placentia (%) • SCAG (%)
American Community Survey 2014-2018 5 -year estimates.

Table D-8: Substandard Housing by Census Tract, Homeowner vs. Renter, Placentia Year
Census Tract 06059011715 Census Tract 06059011712 City of Placentia 2010 2020 2010 2020 2010 2020
Percent of
households
that lacks 1.8% 0% <1% 1.3% 1.6%
complete
kitchen,
Percent of
households
that lacks <1% 0% 1.8% 0% 1.1%
complete
plumbing
Source: HCD AFFH Date Viewer, U.S. Census Bureau 5 -Year ACS Estimates. <1%
<1%
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.

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 httns:// www.urbandisnlacement.org/mans/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
hit-EV/urban-displacement glthub.io/dist,lacement-typologi,/maps/losangele= Chip rra = Displacement Typology
LOW.InoomeISusoeplible to Displeoement
Ongoing Displacement
At Risk of Gentrification
'Early/Ongoing Gentrification
Advanced Gentrification
Stable Moderate/Mixed Income
At Risk of Beccr ing Exclusive
Becoming Exclusive
r Stable/Advanced Exclusive
High Student Population
Unavailable or Unreliable Data
B 0Isplacement Typology -
❑ Neighborhood Segregation
0 Redlined Areas
El Opponuniry Zones
❑ Hospitals
❑ unlversiges 8 Colleges
IZIi 11tl OPOS11.0.1ap contnbelors® C
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)
1 Census Tract 117.20 1 Census Tract 117.21 1
Demographics
Population 6,573 5,364
Households 1,505 1,473
Renter Occupied 82.7% 68.8%
Median Income $46,148 $64,531
Low -Income Households 76.4% 54.9%
Speak English Less Than Very Well 33.7% 22.1%
Race/Ethnicity: White 3.8% 16.1%
Latino -White Black 1.7% 2.2%
Asian 4.2% 5.7%
LatinX 88.8% 75.0%
Other 1.5% 1.0%
Housing
Median Rent $1,532 $1,646
Rent Gap Tract rent is $161.56 Tract rent is $34.74
lower rent than nearby higher than nearby
rents rents
Hot Market No No
Citywide
51,824
16,378

36.1%
$100,707

49.3%

12.7%1

39.3%

2.4%

15.8%

38.3%

4.2%
$1,856
Displacement Type:

Elevated Displacement At Risk of
for Low -Income (50%- Displacement
80% AMI)
Elevated Displacement
for Very Low -Income
households (0%-50%
AMI)
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)
April7, 2023
Esrim ietl Dlsplaoemenr Risk - Overall Displacement (l1CR. !khan DIs;Har,emes1 Proje1 t 70271 - Trail 0 Low Data Duality
Lower Displacement Risk
®
At Risk nr Displa(errlem
I Income Croup Displacement (Extremely Low Income, Very Lav Intone, Low Income) 2 Income Groups (ELI, VLI, LI) Displacement
Source: California Department of Housing and Community Development —AFFH Data Viewer 1:74,744
0 0.75 1.5 ami
0 1.25 25 5 K
Ceuny of Lee Anyerfe•, Bum..a u.e Manage, 0..

FPA .�a Ean. HERE, Warr'rer retI.r O
mnbthan.aratre GIG IE.':Dr.r .

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 IAF. Lnrribnn Rr1
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I 1 Moderate Resource
I I Low Resource
1 High Segregation & Poverty
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County of Los Angeles, Bureau of Land Management, Est, HERE, Garran, CeoTe00nologies, Inc, USGS, EPA
Esrl, HERE, Garmin, m OpenSlreelMap contributors, and the GIS user corn mun:ly
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D-53 November 2023

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 Census Tract 117.22
Census Tract 118.21
Census Tract
1813
Demographics
Population
Households
Renter Occupied
Median Income
Low -Income Households
Speak English Less Than Very
Well
Race/Ethnicity:

Latino -White
White
Black
Asian
LatinX
Other
v
Median Rent
Rent Gap
Hot Market
Displacement Type:

Source: AFFH Data Viewer
2,259
1,054

40.7%
$48,929

65.2%

15.9%

41.5%

2.5%

18.9%

36.3%

0.9%
Housing
$1,191
Tract rent is $562.04
lower than nearby rents.

Yes
Lower Displacement Risk
7,772
2,578

44.4%
$101,023

30.8%

12.7%

41.1%

4.2%

22.2%

29.6%

2.9%
$2,092
Tract rent is $47.74 lower
than nearby rents.

No
Lower Displacement Risk
4 4
100%
100%
100%
$295.09 lower
than nearby rents.

Yes
Low Data Quality
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
IBC
mie
ri
I
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.

D-57 November 2023

h Data
Appendix D: Affirmatively Furthering Fair Housing
Table D-12: Fair Housing Summary Analysis
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
Population
Households
Renter Occupied
Median Income
Hispanic/ Latino
of Any Race
4961
1923

72.3%
$82,614

37.5%
6875
2534

31.7%
$94,028

23.7%
5,757
1,648

22.3%
$143,382

27.7%
2769
919

25.3%
$111,818

18.3%
Demographics
5,368
1,448

74.%
$96,169

74.1%
2,291
1,107

37.3%
$106,042

33.3%
3,704
1,203

18.6%
$114,542

23.4%
3 3
100%
N/A
100%
4,855
1,548

13.4%
$141,354

19.1%
7,768
2,537

50.0%
$106,813

25.8%
Non -White
Low/Moderate
Income
Households
RHNA Lower
Income

33.2%

61.3%
0 RHNA Moderate
RHNA Above
Moderate
RHNA Total
L
TCAC
Opportunity
Indicator -
Composite Score
Displacement
Type
0 1
1 Moderate
Resource

35.5%

31.7%
0 0
1 1
Highest
Resource

48.2%

38.15%
0 30.6%

33.1%
0 0
12 12
Moderate
Resource
2 0
2 Highest
Resource

43.4%

81.9%
183
481
0 664
Metrics
High
Resource

48.5%

48.6%
919

37.7%

24.5%
0 0%
N/A
0 115
0 1,034
Highest
Resource
0 13
13 Highest
Resource
10 0
10 No Data
Lower Lower Lower Lower At Risk of Lower Lower Lower
Displacement Displacement Displacement Displacement Displacement Displacement Displacement Risk Risk Risk Risk Displacement Risk Risk Risk
Source: California Department of Housing and Community Development - AFFH Data Viewer, US Census: American Community Survey (202' , 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.

D-58 November 2023

32.6%

18.0%
0 0
13 13
Highest
Resource

49.4%

36.6%
0 Lower
Displacement
Risk
313
40 353

11.111
High
Resource
Lower
Displacement
Risk

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.

D-59 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Table D-13: Fair Housing Issues, Contributing Factors and Meaningful Actions Fair Housing Issue
Fair Housing Outreach
1 Access to Opportunity
Contributing Factor Priority

1. Lack of local private fair housing outreach and enforcement High 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.

Lack of access to opportunity due to high housing costs may be a High 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.

Meaningful Action
The City will continue to disseminate information regarding fair housing in a variety of locations including City Hall, 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)
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
D-60 November 2023

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 November 2023

Appendix D: Affirmatively Furthering Fair Housing
Fair Housing Issue
Contributing Factor
Priority
Meaningful Action
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.
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.

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 Lack of affordable, accessible housing in a range of unit sizes may High Housing 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.

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.

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 November 2023

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.

Placentia City CouncilFebruary 6, 2024

Placentia City Council
February 6, 2024