Placentia City Council
March 18, 2025

Robert S. McKinnell
City Clerk
Kevin A. Larson
City Treasurer
Jennifer Lampman
City Administrator
Christian L. Bettenhausen
City Attorney
Placentia City Council
Placentia City Council as Successor to the
Placentia Redevelopment Agency
Placentia Industrial Commercial
Development Authority
Placentia Public Financing Authority
AGENDA
March 18, 2025
Council Chambers
401 E Chapman Ave.

Placentia, CA 92870
Phone: (714) 993-8117
Email: [email protected]
www.placentia.org

KEVIN KIRWIN
Mayor
District 2
CHAD P. WANKE
Mayor Pro Tem
District 4

THOMAS HUMMER
Councilmember
District 1
WARD L. SMITH
Councilmember
District 5
JEREMY B. YAMAGUCHI
Councilmember
District 3

Mission Statement
The City Council is committed to keeping Placentia a pleasant place by providing a safe family atmosphere, superior public services and policies that promote the highest standards of community life.

Vision Statement
The City of Placentia will maintain an open, honest, responsive and innovative government that delivers quality services in a fair and equitable manner while optimizing available resources.

Copies of all agenda materials are available for public review in the Office of the City Clerk, online at www.placentia.org , and at Placentia Library Reference Desk. Persons who have questions concerning any agenda item may call the City Clerk's Office, (714) 993-8231, to make inquiry concerning the nature of the item described on the agenda.

Procedures for Addressing the Council/Board Members
Any person who wishes to speak regarding an item on the agenda or on a subject within the City's jurisdiction during the "Oral Communications" portion of the agenda should fill out a "Speaker Request Form" and give it to the City Clerk BEFORE that portion of the agenda is called. Testimony for Public Hearings will only be taken at the time of the hearing. Any person who wishes to speak on a Public Hearing item should fill out a "Speaker Request Form" and give it to the City Clerk BEFORE the item is called.

The Council and Board members encourage free expression of all points of view. To allow all persons the opportunity to speak, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of an entire group. To encourage all views, the Council and Board discourage clapping, booing or shouts of approval or disagreement from the audience.

PLEASE SILENCE ALL PAGERS, CELL PHONES, AND OTHER ELECTRONIC EQUIPMENT WHILE COUNCIL AND BOARD MEMBERS ARE IN SESSION.

Special Accommodations
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office at (714) 993-8231. Notification 48 hours prior to the meeting will generally enable City staff to make reasonable arrangements to ensure accessibility. (28 CFR 35.102.35.104 ADA Title II) In compliance with California Government Code § 54957.5, any writings or documents provided to a majority of the City Council regarding any item on this agenda that are not exempt from disclosure under the Public Records Act will be made available for public inspection at the City Clerk's Office at City Hall, 401 East Chapman Avenue, Placentia, during normal business hours.

Study Sessions are open to the public and held in the City Council Chambers or City Hall Community Room. Closed Sessions are held in the Council Caucus Room. While the public may be in attendance during oral announcements preceding Closed Sessions, Closed Sessions are not open to the public.

1 PLACENTIA CITY COUNCIL REGULAR MEETING AGENDA - CLOSED SESSION March 18, 2024
5:30 p.m. - City Council Chambers
401 E. Chapman Avenue, Placentia, CA
CALL TO ORDER:

ROLL CALL:

Councilmember/Board Member Hummer
Councilmember/Board Member Smith
Councilmember/Board Member Yamaguchi
Mayor Pro Tem/Board Vice Chair Wanke
Mayor/Board Chair Kirwin
ORAL COMMUNICATIONS:

At this time the public may address the City Council and Boards of Directors concerning any items on the Closed Session Agenda only. There is a five (5) minute time limit for each individual addressing the City Council and Boards of Directors. The City Council and Boards of Directors will recess to the City Council Caucus Room for the purpose of conducting their Closed Session proceedings.

CLOSED SESSION PROCEEDINGS:

Pursuant to Government Code Section 54957.6

CONFERENCE WITH LABOR NEGOTIATOR
Agency Designated Representatives: Thomas Hatch, Interim City Administrator Alice Burnett, Director of Human Resources
Employee Organizations: Placentia City Employees Association (PCEA) Placentia Firefighters Association (PFA)
Placentia Fire Managment Association (PFMA)
Placentia Police Managment Association (PPMA)
Placentia Police Officers Association (PPOA)
Unrepresented Employee

Pursuant to Government Code Section 54956.9(d)(2)
CONFERENCE WITH LEGAL COUNSEL – Anticipated Litigation
(1 case)

Pursuant to Government Code Section 54957(b)(1):

PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Title: Interim City Administrator

RECESS: The City Council and Boards of Directors will recess to their 7:00 p.m.

Regular Meeting.
2 1.CONSENT CALENDAR (1.a..1e):

1.a Consideration to Waive Reading in Full of all Ordinances and Resolutions

1.b City Fiscal Year 2024-25 Registers for March 18, 2025 Check Register
Fiscal Impact: $ 1,842,321.07

REGULAR MEETING AGENDA
March 18,2025
7:00 p.m. - City Council Chambers
401 E. Chapman Avenue, Placentia, CA
CALL TO ORDER:

ROLL CALL:

Councilmember/Board Member Hummer
Councilmember/Board Member Smith
Councilmember/Board Member Yamaguchi
Mayor Pro Tem/Board Vice Chair Wanke
Mayor/Board Chair Kirwin
INVOCATION: Chaplain Charles Frost
PLEDGE OF ALLEGIANCE:

PRESENTATIONS:

CLOSED SESSION REPORT:

CITY ADMINISTRATOR REPORT:

ORAL COMMUNICATIONS:

At this time the public may address the City Council and Boards of Directors concerning any agenda item, which is not a public hearing item, or on matters within the jurisdiction of the City Council and Boards of Directors. There is a five (5) minute time limit for each individual addressing the City Council and Boards of Directors.

CITY COUNCIL MEMBER COMMENTS:

All items on the Consent Calendar are considered routine and are enacted by one motion approving the recommended action listed on the Agenda. Any Member of the City Council and Boards of Directors or City Administrator may request an item be removed from the Consent Calendar for discussion. All items removed shall be considered immediately following action on the remaining items.

Fiscal Impact:

None

Recommended Action: It is recommended that the City Council:

Approve.
3 Electronic Disbursement Register
Fiscal Impact: $ 3,082,189.63

1.c Approval of Final Parcel Map No. 2022-125 pertaining to the Subdivision of an +/-

0.48 Acre Lot into Three Parcels, at 406 North Nevin Lane within SP-7 (Specific Plan 7)

1.d 2024 Housing Element Annual Progress Report

2.PUBLIC HEARING:

2.a Public Hearing and Consideration of Proposed Programs and Activities to be Submitted to the County of Orange for Community Development Block Grant (CDBG) Funding for Fiscal Year 2025-26

Recommended Action: It is recommended that the City Council:

Receive and file.

Fiscal Impact:

Approximately $23,646 of Total Development Impact Fee Revenue prior to Construction of three (3) New Single-Family Residences.

Recommended Action : It is recommended that the City Council:

1. Approve Final Parcel Map No. 2022-125, subject to final review and approval by the County Surveyor; and

2. Authorize the City Clerk to sign Final Parcel Map No. 2022-125.

Fiscal Impact:

None.

Recommended Action: It is recommended that the City Council take the following action:

Receive and file the 2024 Housing Element Annual Progress Report

Fiscal Impact:

Community Development Block Grant (CDBG) funds in the amount of $533,305 are to be received for Fiscal Year 2025-26 to support proposed programs. No impact to the City's General Fund.

Recommended Action: It is recommended that the City Council take the following actions:

1. Open the Public Hearing to consider proposed programs and activities for the Community Development Block Grant Funding for Fiscal Year 2025-26; and

2. Receive the Staff report, consider all public testimony, ask any questions of Staff; and

3. Close the Public Hearing; and

4. Authorize the Interim City Administrator to submit an application to the County of Orange to receive CDBG Funds to support public service programs, public facilities improvements, housing rehabilitation needs, and administrative expenses for Fiscal Year 2025-26; and

5. Authorize the Interim City Administrator to execute all necessary documents, in 4 2.b Request for consideration of Planning Commission's Denial of Ordinance No. 2025- 02 Amending Specific Plan No. 5 (SP-5) to Reduce the Minimum Residential Density from 65 to 15 Dwelling Units per Acre on Parcel No. 9

3.REGULAR AGENDA:

3.a Third Study Session to Review Chapman Corridor Revitalization Plan Progress a form approved by the City Attorney.

Fiscal Impact:

None.

Recommended Action: It is recommended that the City Council take the following actions:

1. Open Public Hearing, concerning Zoning Code Amendment No. ZCA 2024-01; and

2. Receive the Staff Report and consider all Public Testimony; and

3. Close the Public Hearing; and

4. Adopt Ordinance O-2025-02, An Ordinance of the City Council of the City of Placentia, California, finding that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in Title 14 CCR Section 15061(b)(3) and the City of Placentia Environmental Guidelines, and waive full reading, by title only, and introduce for first reading Ordinance No. O- 2025-02, an Ordinance of the City Council of the City of Placentia, approving Zoning Code Amendment No. 2024-01, making findings of approval for amending Placentia Municipal Code Chapter 23.105, Specific Plan 5, revising Section 23.105.050, "Permitted Uses for Parcels 9 and 11", by reducing the minimum residential density requirement from 65 dwelling units per acre to 15 dwelling units per acre.

Alternative to Recommendation 4:

A. Modify Draft Ordinance No. O-2025-02 to reflect a lower or higher minimum residential density requirement; or
B. Do not adopt Draft Ordinance No. O-2025-02, which would keep the minimum residential density requirement at 65 dwelling units per acre.

Fiscal Impact:

No fiscal impacts are associated with this Study Session. Potential significant economic benefit to the local Placentia economy, including jobs, public & private investment, and annual/one-time revenue.

Recommended Action: It is recommended that the City Council:

1. Receive and file the Staff Report and presentation; and

2. Solicit public comments (if any) regarding the draft Chapman Corridor Revitalization Plan and supporting documentation; and

3. Provide direction to Staff as appropriate regarding the proposed Chapman Corridor Revitalization Plan, Draft Development Standards and associated Streetscape Master Plan.

5 CITY COUNCIL MEMBERS REQUESTS:

Council Members may make requests or ask questions of Staff. If a Council Member would like to have formal action taken on a requested matter, it will be placed on a future Council or Board Agenda.

ADJOURNMENT
The City Council/Successor Agency/ICDA/PPFA Board of Directors will adjourn to a regular City Council meeting on Tuesday, April 1, 2025 at 5:30 p.m.

TENTATIVE AGENDA FORECAST:

Public Works Contract for auto body services
Public Works Agreement with Chapman Coast Roof Co. for roof replacement for Tynes Gym
Public Works Agreement with KASA Construction Inc. for landscape improvement project at Parque De Los Vaqueros
Centennial logo and official Tagline
CIP Study Session

CERTIFICATION OF POSTING
I, Nancy Albitre-Seely, Interim Deputy City Clerk for the City of Placentia and Assistant Secretary of the Industrial Commercial Development Authority, the Successor Agency, and the Placentia Financing Authority hereby certify that the Agenda for the March 18, 2025, meetings of the City Council, Successor Agency, and Industrial Commercial Development Authority, and the Placentia Public Financing Authority was posted on March 13, 2025..

______________________________________________________
Nancy Albitre-Seely, Interim Deputy City Clerk
6 PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Nancy Albitre-Seely
From: City Attorney's Office
Subject:

Pursuant to Government Code Section 54957.6

CONFERENCE WITH LABOR NEGOTIATOR
Agency Designated Representatives: Thomas Hatch, Interim City Administrator Alice Burnett, Director of Human Resources
Employee Organizations: Placentia City Employees Association (PCEA) Placentia Firefighters Association (PFA)
Placentia Fire Managment Association (PFMA)
Placentia Police Managment Association (PPMA)
Placentia Police Officers Association (PPOA)
Unrepresented Employee

Pursuant to Government Code Section 54956.9(d)(2)
CONFERENCE WITH LEGAL COUNSEL – Anticipated Litigation
(1 case)

Pursuant to Government Code Section 54957(b)(1):

PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Title: Interim City Administrator

7 Agenda Item No: 1.a

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Nancy Albitre-Seely
From: City Clerk
Subject:

Consideration to Waive Reading in Full of all Ordinances and Resolutions Financial Impact:

Fiscal Impact:

None
Recommendation:

Recommended Action: It is recommended that the City Council:

Approve.
8 Agenda Item No: 1.b

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Gabriela Calin
From: Finance
Subject:

City Fiscal Year 2024-25 Registers for March 18, 2025
Check Register
Fiscal Impact: $ 1,842,321.07
Electronic Disbursement Register
Fiscal Impact: $ 3,082,189.63
Recommendation:

Recommended Action: It is recommended that the City Council:

Receive and file.

Attachments
Check Register 03.18.2025.pdf
ACH Check Register 03.18.2025.pdf
9 10

11 12

13 14

15 16

17 18

19 20

21 22

23 24

25 26

27 28

29 30

31 32

33 34

35 36

37 38

39 40

41 42

43 44

45 46

47 48

49 50

51 52

53 54

55 56

57 58

59 60

61 62

63 64

65 66

67 68

69 70

71 72

73 74

75 76

77 78

79 80

81 82

83 84

85 86

87 88

89 90

91 92

93 94

95 96

97 98

99 100

101

102

103

104

105

106

107

108

109

110

Agenda Item No: 1.c

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Gabriel Guerrero-Gabany
From: Public Works
Subject:

Approval of Final Parcel Map No. 2022-125 pertaining to the Subdivision of an +/- 0.48 Acre Lot into Three Parcels, at 406 North Nevin Lane within SP-7 (Specific Plan 7) Financial Impact:

Fiscal Impact:

Approximately $23,646 of Total Development Impact Fee Revenue prior to Construction of three (3) New Single-Family Residences.

Summary:

On November 15, 2022, the City Council approved Tentative Parcel Map No. 2022-125 for the subdivision of one existing parcel into three (3) parcels for the property located at 406 N.

Nevin Lane. The subject site is in the eastern portion of the City, north of Alta Vista Street and west of Van Buren Street, near the intersection of Jefferson Street and Alta Vista Street.

All conditions imposed upon the subject parcel map have been met pursuant to Section 66473.5 of the California Government Code. The proposed project is consistent with the City’s General Plan and meets the minimum development standards of the Placentia Municipal Code (PMC). The recommended actions will accept Final Parcel Map No. 2022-125.

Recommendation:

Recommended Action : It is recommended that the City Council:

1. Approve Final Parcel Map No. 2022-125, subject to final review and approval by the County Surveyor; and

2. Authorize the City Clerk to sign Final Parcel Map No. 2022-125.

Strategic Plan Statement:

This item is consistent with the City Council approved 5-Year Strategic Goal to achieve:

Implementation of Housing Element Strategies, Objective Number 3.10. This agenda item will specifically create opportunities for the development of more housing in the City consistent with the City's Housing and Land Use Elements.

Discussion:

The subject site is in the eastern portion of the City, north of Alta Vista Street and west of Van Buren Street, near the intersection of Jefferson Street and Alta Vista Street. Access to the 111

parcel is from both Nevin Lane and Evans Lane. The Parcel Map will subdivide the existing

0.48-acre lot into (3) separate parcels.

Placentia Municipal Code (PMC) Section 22.80.010(a) requires a Parcel Map for all subdivisions of four (4) or fewer parcels and PMC Section 22.80.060(c) requires the Planning Commission to take action to recommend to the City Council conditional approval or denial of a proposed subdivision map. On October 11, 2022, the Planning Commission voted 5-0-2 (two absent) to recommend approval of TPM 2022-125 to the City Council. On November 15, 2022, City Council approved TPM 2022-125 for the subject subdivision.

All conditions imposed upon the subject parcel map have been met pursuant to Section 66473.5 of the California Government Code. The proposed project is consistent with the City’s General Plan and meets the minimum development standards of the PMC. The recommended actions will accept Final Parcel Map No. 2022-125, as shown and documented on the attached final map.

Fiscal Impact Summary:

Fiscal Impact:

Pursuant to PMC Chapter 5.02 all new development is subject to Citywide Development Impact Fees. The proposed Parcel Map will allow the developer to move forward with the future development, which will result in three (3) new single-family residential properties. The subsequent construction of new residential homes will result in approximately $23,646 of total Development Impact Fee revenue. It should be noted that future construction will also require payment of user fees such as building plan check and building permit fees.

Attachments
PARCEL MAP 2022-125.pdf
112

113

114

115

Agenda Item No: 1.d

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Joe Lambert
From: Development Services
Subject:
2024 Housing Element Annual Progress Report
Financial Impact:

Fiscal Impact:

None.

Summary:

S t a t e law requires cities to prepare and submit an Annual Progress Report (“APR”) on the status and progress of implementing the goals identified within the City's certified Housing Element. Government Code Section 65700 exempts charter cities from preparing an APR on the status of the Housing Element. However, all cities including charter cities must submit an Annual Progress Report to be eligible for certain funding programs. This report is to be submitted to the City Council, the Governor's Office of Land Use and Climate Innovation (“LCI”), and the California Department of Housing and Community Development (“HCD”) prior to April 1 of each year. This action receives and files the 2024 Housing Element Annual Progress Report which subsequently will be sent to the State.

Recommendation:

Recommended Action: It is recommended that the City Council take the following action:

Receive and file the 2024 Housing Element Annual Progress Report Strategic Plan Statement:

This item is consistent with the City Council approved 5-Year Strategic Goal to achieve the following:

Implementation of the Housing Element Strategies, Objective Number 3.10. This agenda item will ensure opportunities for the development of more housing in the city, including a mix of housing at various price points. Also, this item will serve to enhance affordable housing production efforts in general as the adopted Housing Element encourages housing production, including an emphasis on the production of affordable housing in the community.

Discussion:

BACKGROUND:

Government Code Section 65400 requires that the City provide the governing body, in this 116

case the City Council, an APR on the status and progress in implementing the Housing Element using forms and definitions adopted by the California Department of Housing and Community Development. Government Code Section 65700 exempts charter cities from preparing an annual report on the status of the Housing Element. However, all cities including charter cities must submit an annual report to be eligible for certain funding programs. As stated by HCD, the APR is an important tool to facilitate implementation of a community's Housing Element and to track and monitor progress in addressing housing needs and goals.

The APR includes information on a city's progress in fulfilling the Regional Housing Needs Allocation (“RHNA”), including the number of housing units permitted (that is, how many building permits were pulled by developers) by defined income levels, as well as the status of programs in the housing element and efforts to remove governmental constraints. The aforementioned reporting is based on the RHNA, programs and policies in the 6th Cycle Housing Element adopted by City Council on February 6, 2024. The APR is to be provided to the LCI and to HCD no later than April 1 of every year. Once reviewed, received, and filed by the City Council, Staff will submit the APRs to the LCI and the HCD.

DISCUSSION:

The APR is primarily a spreadsheet of required information regarding annual building activity broken down into pre-defined income levels (for example, Very Low, Low, and Moderate).

These income levels correspond to the Regional Housing Need Allocation (RHNA) as assigned by the Southern California Association of Governments (SCAG), as empowered by HCD. The RHNA p rocess is the part of Housing Element Law used to determine how many new homes, and the affordability of those homes, each local government must plan for in its Housing Element.

As detailed in the City's adopted and certified 6 th Cycle Housing Element for the 2021-2029 Planning Period, which was adopted by the City Council on February 5, 2024, the City's Regional Housing Needs Assessment (RHNA) is 4,398 units. Those 4,398 units, which must be “planned for” in the Housing Element planning period spanning 2021 to 2029, are broken down into the following income categories: Extremely Low, Very Low, Low, Moderate, and Above Moderate. A table representing the City's RHNA allocation for the 6 th Cycle Housing Element (2021-2029 Planning Period) is located in Attachment 1.

During the Housing Element planning period of 2006-2014, Placentia was assigned a total RHNA allocation of 98 total units. During the 2013-2021 Planning Period and corresponding Housing Element which was adopted by City Council on January 7, 2014, the City's assigned RHNA was 492 total units. As demonstrated, during the last three Planning Period cycles, the RHNA has drastically increased from 98 units for the 2006-2014 Planning Period, to 492 units for the 2013-2021 Planning Period, to 4,398 units for the 2021-2029 Planning Period (6th Cycle). A table representing the progress Placentia has made related to facilitating housing production for calendar year 2024, as it relates to the 2021-2029 Planning Period (6th Cycle) is located in Attachment 2.

Under state law, a density of 30 units/acre is considered necessary to facilitate affordable housing which is not subsidized. In 2022, City Council amended the General Plan Land Use Element and the City’s Zoning Code to increase the allowable density in the R-3 Zone from 25 units/acre to 30 units/acre. This requirement was further satisfied with the Old Town Placentia Revitalization Plan and Zone adopted in 2017 near the proposed Metrolink station. Properties 117

on Baker Street are within a “by-right” High Density residential sub-area of the Old Town Zone which allows housing at a base density of 65 units/acre. On February 6, 2024, subsequent to receiving a Planning Commission recommendation, City Council adopted a General Plan Amendment and Zone Change to expand the TOD land use designation and TOD zone by approximately 14.5 acres. The TOD zoning district allows up to 95 units/acre and the original 28-acre TOD Zone was created by City Council on April 4, 2017. Densities in all of the aforementioned areas are considered conducive to affordable housing by HCD.

Regarding affordable housing production during the last several years, the City worked with the County of Orange, and Mercy Housing California in 2018, to construct a 49-unit affordable (extremely low income) housing development for homeless and/or disabled Veterans (with an additional manager ’s unit). partially located on a property owned by Orange County Flood Control, leased to Mercy Housing and located within the City. Other affordable housing developments include the Santa Angelina development at Church of the Blessed Sacrament (64 units). Another entitled development is USA Properties, which has been approved to construct 187 affordable workforce income restricted units, along with two manager units at 207-209 W. Crowther Avenue.

To further affordable housing production, the City conducted a Request for Proposals (RFP) seeking an affordable housing developer to build on the City (or Agency) owned lots on Baker Street which is a housing “by-right” sub-area of the Old Town Zone. Subsequent to selecting Mercy Housing California as the preferred developer, City Council approved a Disposition and Development Agreement on March 5, 2024 with Mercy Housing California. This agreement transferred title of properties located at 300, 307, 312, 314, and 323 Baker Street to Mercy Housing California to facilitate the development of a 68-unit affordable workforce housing development with onsite resident and management services. In addition to the aforementioned affordable residential developments, the City entitled several developments since 2018. Of note, The Herald (215 units) was finished in 2021. JPI (Cenza) constructed a 418-unit residential apartment development. Toffoli Investments is constructing 151 for-sale residential townhomes on S. Van Buren St. Toffoli Investments is also constructing 39-unit residential townhomes on Veterans Way.

In addition, Toffoli investments recently entitled 140 units at 440 Jefferson Street and Orangethorpe Investment Partners, LLC entitled 248 units at 777 W. Orangethorpe Avenue.

Toll Bros 100-unit subdivision is currently under construction. In conclusion, the City of Placentia has been entitling and facilitating the construction of affordable and market rate housing units at a remarkably high pace since at least 2016.

Fiscal Impact Summary:

Fiscal Impact:

None
Attachments

1. Table Related to City's RHNA Allocation for 6th Cycle Housing Element.docx

2. Table Related To City's Housing Production For Calendar Year 2024.docx

3. 2024 Housing Element Annual Progress Report.pdf

4. Printer friendly version of Table A2 of the 2024 Housing Element Annual Progress Report.xlsx
118

Attachment 1:

Table Related To City's RHNA Allocation for the 6th Cycle Housing Element The income levels below correspond to the Regional Housing Need Allocation (RHNA) as assigned by the Southern California Association of Governments (SCAG), as empowered by HCD. The RHNA process is the part of Housing Element Law used to determine how many new homes, and the affordability of those homes, each local government must plan for in its Housing Element.As detailed in the City's adopted and certified 6th Cycle Housing Element for the 2021-2029 Planning Period, which was adopted by the City Council on February 5, 2024, the City's Regional Housing Needs Assessment (RHNA) is 4,398 units. Those 4,398 units, which must be “planned for” in the Housing Element planning period spanning 2021 to 2029, are broken down into the following income categories:

Income Level Regional Housing Needs
Assessment 2021-2029
Extremely Low 622
Very Low 621
Low 680
Moderate 782
Above Moderate 1,693
Totals 4,398
119

Attachment 2:

Table Related To City's Housing Production For Calendar Year 2024 During the Housing Element planning period of 2006-2014, Placentia was assigned a total RHNA allocation of 98 total units. During the 2013-2021 Planning Period and corresponding Housing Element which was adopted by City Council on January 7, 2014, the City's assigned RHNA was 492 total units. As demonstrated, during the last three Planning Period cycles, the RHNA has drastically increased from 98 units for the 2006- 2014 Planning Period, to 492 units for the 2013-2021 Planning Period, to 4,398 units for the 2021-2029 Planning Period (6th Cycle). Below is a snapshot of the progress Placentia has made related to facilitating housing production for the 2021-2029 Planning Period (6th Cycle) and for calendar year 2024. This data is also located in Attachment 2, Table B:

Income Level
RHNA
Allocation
by
Income
Level
Projection
Period -
06/30/2021-
10/14/2021
2021 2022 2023 2024
Total
Units
to
Date
(all
years)
Total
Remaining
RHNA by
Income
Level
Very
Low*
Deed
Restricted
1,243
- - - - -
- 1,243 Non-
Deed
Restricted
- - - - -
Low
Deed
Restricted
680
- - 64 - -
66 614 Non-
Deed
Restricted
2 - - - -
Moderate
Deed
Restricted
782
- - 14 14 16
44 738 Non-
Deed
Restricted
- - - - -
Above
Moderate 1,693 - 34 73 79 146 332 1,361
Total RHNA 4,398
Total Units 2 34 151 93 162 442 3,956
*The Very Low category includes 622 Extremely Low units + 621 Very Low units = 1,243 units designated under Very Low Income Level
120

Jurisdiction Placentia
Reporting Year 2024
Housing Element Planning Period 6th Cycle
Current Year
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 16
Non-Deed
Restricted 0
146
162
Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 0
Single-family Detached 2 0 0
2 to 4 units per structure 0 0 0
5+ units per structure 208 146 616
Accessory Dwelling Unit 19 16 9
Mobile/Manufactured Home 0 0 0
Total 229 162 625
Infill Housing Developments and Infill Units Permitted # of Projects Units 18 155
1 7
26 165
12 0
0 0
Income Rental Ownership Total
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022)0 0
SB 6 (2022)0 0
SB 423 (2023)0 0
Ministerial and Discretionary Applications # of Units
Ministerial 25 25
Discretionary 1 140
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 0 Number of Units in Applications Submitted Requesting a Density Bonus 0 Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0 Housing Element Programs Implemented and Sites Rezoned Count 36 14
Programs Implemented
Sites Rezoned to Accommodate the RHNA
(Jan. 1 - Dec. 31)
10/15/2021 - 10/15/2029
Units Constructed - SB 423 Streamlining Permits
Number of SB 423 Streamlining Applications Approved
Very Low
Low
Moderate
Total Housing Applications Submitted:

Number of Proposed Units in All Applications Received:

Total Housing Units Approved:

Total Housing Units Disapproved:

Total Units
Housing Applications Summary
Use of SB 423 Streamlining Provisions - Applications
Note: Units serving extremely low-income households are included in the very low-income Number of SB 423 Streamlining Applications
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
121

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2024
(Jan. 1 - Dec.
31)Housing Element Implementation
Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Date Total Total Streamlining Application Project Type Notes 2 3 4 6 7 8 9 11 12 13
Prior APN+Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Very Low-
Income
Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Total

PROPOSED
Units by
Project
Total

APPROVED
Units by
project
Total

DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.

Did the
housing
development
application
seek
incentives or
concessions
Were
incentives or
concessions
requested
pursuant to
Government
Code section
Please
indicate the
status of the
application.

Is the project
considered a
ministerial
project or
discretionary
project?
Notes+
Summary Row: Start Data Entry Below 0 0 0 0 165 0 0 165 12 0 336-361-48 336-361-48 605 Alcott Ave.ADU 2024-01 ADU O 1/17/2024 1 1 1 NONE No N/A Approved Ministerial 340-202-13 340-202-13 642 Sunflower
Ave ADU 2024-02 ADU O
1/24/2024
1 1 1 NONE No N/A Approved Ministerial
344-124-08 344-124-08 617 Kansas
Ave.ADU 2024-04 ADU O
2/8/2024
1 1 1 NONE No N/A Approved Ministerial
336-432-35 336-432-35 1719 Kingston
Rd.ADU 2024-05 ADU O
4/1/2024
1 1 1 NONE No N/A Approved Ministerial
344-281-09 344-281-09 1037 Avenida
De Pio Pico ADU 2024-06 ADU O
4/11/2024
1 1 1 NONE No N/A Approved Ministerial
336-423-01 336-423-01 1831 Canard
Ave.ADU 2024-07 ADU O
4/15/2024
1 1 1 NONE No N/A Approved Ministerial
339-331-03 339-331-03 320 N. Placentia
Ave ADU 2024-08 ADU O
5/6/2024
1 1 1 NONE No N/A Approved Ministerial
344-121-13 344-121-13 638 Kansas
Ave.ADU 2024-09 ADU O
5/21/2024
1 1 1 NONE No N/A Approved Ministerial
339-042-04 339-042-04 136 Orange
Grove Ave.ADU 2024-10 ADU O
7/15/2024
1 1 1 NONE No N/A Approved Ministerial
339-043-10 339-043-10 114 Primrose ADU 2024-11 ADU O 8/1/2024 1 1 1 NONE No N/A Approved Ministerial 340-146-23 340-146-23 1472 Kilt Ave ADU 2024-12 ADU O 8/28/2024 1 1 NONE No N/A Pending Ministerial 339-351-23 339-351-23 712 San Diego
Ln.ADU 2024-13 ADU O
9/10/2024
1 1 1 NONE No N/A Approved Ministerial
339-322-32 339-322-32 625 Sunrise St.ADU 2024-14 ADU O 9/25/2024 1 1 1 NONE No N/A Approved Ministerial 340-145-45 340-145-45 620 Highlander
Ave ADU 2024-15 ADU O
10/1/2024
1 1 NONE No N/A Approved Ministerial
344-157-13 344-157-13 831 S. Melrose
St.ADU 2024-16 ADU O
10/24/2024
1 1 NONE No N/A Pending Ministerial
339-121-24 339-121-24 1031 Oxford Dr ADU 2024-17 ADU O 10/29/2024 1 1 NONE No N/A Approved Ministerial 336-432-02 336-432-02 1732 Sierra
Bonia Dr ADU 2024-18 ADU O
10/30/2024
1 1 NONE No N/A Approved Ministerial
340-92-08 340-092-08 1387 Monaco
Cir ADU 2024-19 ADU O
11/6/2024
1 1 NONE No N/A Pending Ministerial
336-451-07 336-451-07 925 Cobb Ave ADU 2024-03 ADU O 1/29/2024 1 1 NONE No N/A Withdrawn Ministerial 336-451-07 336-451-07 925 Cobb Ave ADU 2024-20 ADU O 11/7/2024 1 1 NONE No N/A Approved Ministerial 336-051-08 336-051-08 1614 Seville St.ADU 2024-21 ADU O 12/9/2024 1 1 NONE No N/A Approved Ministerial 339-391-04 339-391-04 315 S. Walnut
St.ADU 2024-22 ADU O
12/11/2024
1 1 NONE No N/A Pending Ministerial
346-162-01,
346-162-02
346-162-01,
346-162-02 440 N Jefferson
St.

DPR 2024-01,
TTM 19300, UP
2024-07
5+O
7/18/2024
140 140 NONE No N/A Approved Discretionary
346-172-11 346-172-11 1664 Vincente
Ave.SPR 2024-02 SFD O
3/12/2024
1 1 NONE No N/A Approved Ministerial
339-364-06 339-364-06 216 S. Melrose
St. SPR 2024-03 SFD O
3/20/2024
1 1 NONE No N/A Approved Ministerial
346-181-12 346-181-12 Atwood Ave SPR 2024-04 SFD O 5/6/2024 1 1 NONE No N/A Pending Ministerial 339-112-27 339-112-27 777 W.

Orangethorpe
Ave
777
SPA 2021-01,
DPR 2021-02,
EA 2021-01
5+R
6/24/2021
248 248 248 NONE No N/A Approved Discretionary
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
Table A
Cells in grey contain auto-calculation formulas
51 Project Identifier Unit Types Proposed Units - Affordability by Household Incomes Density Bonus Law 10 Housing Development Applications Submitted
122

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT
Reporting
Year 2024
(Jan. 1 - Dec.
31)Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Table A2
Streamlining Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
2 3 5 6 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Prior APN+Current APN Street
Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(SFA,SFD,2
to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Very Low-
Income
Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low-
Income
Deed
Restricted
Low-
Income
Non Deed
Restricted
Moderate-
Income
Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Entitlement
Date
Approved
# of Units
issued
Entitlements
Very Low-
Income
Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low-
Income
Deed
Restricted
Low-
Income
Non Deed
Restricted
Moderate-
Income
Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Building
Permits Date
Issued
# of Units Issued
Building Permits
Very Low-
Income
Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low-
Income
Deed
Restricted
Low-
Income
Non Deed
Restricted
Moderate-
Income
Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Certificates of
Occupancy or
other forms of
readiness
(see instructions)
Date Issued
# of Units
issued
Certificates
of
Occupancy
or other
forms of
readiness
How many of
the units
were
Extremely
Low Income?
Please select
the state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed
Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined
the units were affordable
(see instructions)
Term of
Affordability or
Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destr
oyed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum
Allowable Residential
Gross Floor Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications
Given to the
Project (Excluding
Parking Waivers or
Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking
Waivers or
Parking
Modifications)
Did the project
receive a reduction
or waiver of parking
standards? (Y/N)
Notes+
Summary Row: Start Data Entry Below 0 0 0 68 19 0 390 477 0 0 0 0 16 0 146 162 0 0 64 0 9 0 552 625 0 0 346-331-32 346-331-32
1952 & 1958 E.

Veterans Way
Veterans Way
Toffoli
DPR 2022-01, TTM
19183, UP 2022-01 5+O 39 2/14/2023
39 7 11/21/2024 7 0 NONE N
There is no deed restriction on this project
346-164-24 346-164-24
502 & 513 S. Van
Buren St.

The Hudson Phase
II
DPR 2022-03, TTM
19251, UP 2022-04 5+O 12 12/13/2022
12 12 7/5/2023 12 12 3/13/2024 12 NONE Y
There is no deed restriction on this project.
339-021-11 339-021-11 420 Orchid Dr Orchid Drive ADU ADU 2022-19 ADU O 1 11/2/2022 1 1 6/22/2023 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 339-321-05 339-321-05
604 N. Placentia
Ave.

Placentia Avenue
ADU ADU 2022-21 ADU O 1 11/9/2022
1 1 1/8/2024 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 343-691-06 343-691-06
1971-1988
Orchard Dr HQT Townhomes DPR 2018-03, UP 2018-04, TTM 18129 5+O 16 3/6/2018 16 16 2/15/2022 16 16 1/29/2024 16 NONE Y
344-162-20 344-162-20 967 Tafolla St Tafolla Street ADU ADU 2022-23 ADU O 1 11/14/2022 1 1 3/8/2023 1 0 NONE Y Other Other Permit cancelled on 6/26/2023 339-041-28 339-041-28
307 Orange Grove Ave Orange Grove Avenue ADU ADU 2022-24 ADU O 1 9/9/2022 1 1 11/16/2023 1 1 10/15/2024 1 NONE Y Other Other
ADU Covenant
agreement required.

Funding sources
unknown.
341-493-33 341-493-33
1267 E. Runyon Pl Runyon Place ADU ADU 2022-01 ADU O 1 4/26/2022 1 1 8/10/2022 1 1 5/30/2024 1 NONE Y Other Other
ADU Covenant
agreement required.

Funding sources
unknown.
344-142-04 344-142-04 920 Arnold Dr Arnold Drive ADU ADU 2022-05 ADU O 1 2/23/2022 1 1 4/7/2022 1 1 4/24/2024 1 NONE Y Other Other
ADU Covenant
agreement required.

Funding sources
unknown.
336-483-25 336-483-25 1820 Cartlen Dr Cartlen Drive ADU ADU 2022-10 ADU O 1 6/2/2022 1 1 7/13/2022 1 1 1/18/2023 1 NONE Y Other Other Permit Expired as 10//11/2023
346-172-25 346-172-25
17000 La Paloma
Ave
La Paloma Avenue
Homes
TPM 2019-175,
SPR 2022-01 SFD O 3 2/4/2020 3 0 0 NONE Y
339-431-02, 339-
431-03, 339-431-
04, 339-431-05,
339-431-06, 339-
401-08, 339-401-
09 339-431-02, 339-
431-03, 339-431-
04, 339-431-05,
339-431-06, 339-
401-08, 339-401-
09 505, 515, 523, 531, 535 W. Crowther Ave, 407 Goetz Pl., 409 Evelyn Pl.

Cenza (JPI) DPR 2018-04 5+R 418 5/8/2018
418
418 3/17/2021 418 418 3/4/2024 418 0 NONE Y
346-181-19 346-181-19 1663 Oak St.Nick Rocco House SPR 2021-01 SFD O 1 3/2/2021 1 1 10/17/2022 1 0 NONE Y 339-321-03 339-321-03
616 N. Placentia Ave Placentia Avenue ADU ADU 2021-02 ADU O 1 3/22/2021 1 1 5/4/2021 1 0 NONE Y Other Other Permit Expired on 6/29/2022
339-402-05, 339-402-05, 339-402-08, 339-402-11
339-402-05, 339-402-05, 339-402-08, 339-402-11
207 & 209 W.

Crowther Ave USA Properties DPR 2020-03 5+R 94 93 2 5/18/2021 189
0 0 NONE Y Other Other
Funding sources are currently unknown to city staff.
340-273-25 340-273-25
1314 N. Angelina
Dr.

Church of the
Blessed Sacrament
GPA 2020-01, ZC 2020-01, DPR 2020-01 5+R 64 1 12/1/2020 65 64 1 11/22/2022 65 64 1 4/17/2024 65 NONE Y Other Other Deed-restricted senior housing Funding sources include HCD Housing Acceration Program and OC Housing Finance Trust. 336-504-03 336-504-03 4861 Hamer Drive Hamer Drive ADU ADU 2023-02 ADU O 1 6/1/2023 1 0 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 336-404-03, 336-
404-14
336-404-03, 336-
404-14
832 Bastanchury
Rd
Bastanchury Road
ADU ADU 2023-05 ADU O 1 8/23/2023
1 1 6/20/2024 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 336-581-55 336-581-55
2438 Chippewa
Ave.

Chippewa Avenue
ADU ADU 2023-06 ADU O 1 5/10/2023
1 1 2/15/2024 1 1 12/4/2024 1 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 340-145-21 340-145-21 662 Heather Ave
Heather Avenue
ADU ADU 2023-07 ADU O 1 10/3/2023
1 1 11/6/2023 1 1 3/11/2024 1 NONE Y Other Other
ADU Covenant agreement required.

Funding sources
unknown.
344-163-21 344-163-21
973 S. Melrose
Street Melrose Street ADU ADU 2023-08 ADU O 1 6/15/2023 1 0 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 339-294-08 339-294-08 134 Ruby Dr Ruby Drive ADU ADU 2023-09 ADU O 1 8/7/2023 1 1 11/30/2023 1 1 8/29/2024 1 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 340-252-22 340-252-22 5142 Hamer Ln. Hamer Lane ADU ADU 2023-10 ADU O 1 5/10/2023 1 0 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 344-162-29 344-162-29
230 Rio Grande
Ave.

Rio Grande Avenue
ADU ADU 2023-11 ADU O 1 8/29/2023
1 0 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 340-132-15 340-132-15 1260 Venice Ave Venice Avenue ADU ADU 2023-12 ADU O 1 7/17/2023 1 1 6/27/2024 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 336-291-31 336-291-31 938 Brooklyn Ave
Brooklyn Avenue
ADU ADU 2023-13 ADU O 1 8/14/2023
1 0 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 336-355-08 336-355-08
731 Longfellow
Dr.

Longfellow Drive
ADU ADU 2023-14 ADU O 1 8/16/2023
1 1 1/6/2025 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 336-452-17 336-452-17 919 Gehrig Ave. Gehrig Avenue ADU ADU 2023-17 ADU O 1 8/15/2023 1 1 6/24/2024 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 341-042-33 341-042-33
1409 Mesa Verde
Cir.

Mesa Verde Circle
ADU ADU 2023-18 ADU O 1 8/23/2023
1 1 6/11/2024 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 344-162-29 344-162-29 913 Tafolla St. Tafolla Street ADU ADU 2023-19 ADU O 1 8/28/2023 1 1 11/20/2023 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 339-352-06 339-352-06 402 Olive St. Olive Street ADU ADU 2023-21 ADU O 1 12/7/2023 1 1 6/26/2024 1 0 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 336-382-09 336-382-09 131 Jamaica Cir.

Jamaica Circle
ADU ADU 2023-22 ADU O 1 12/7/2023
1 1 2/28/2024 1 1 11/5/2024 1 NONE Y Other Other
ADU Covenant agreement required. Funding sources unknown. 344-143-09 344-143-09 940 Cypress Ave.

Cypress Avenue
ADU ADU 2023-23 ADU O 1 11/21/2023
1 1 4/1/2024 1 0 NONE Y Other Other
ADU Covenant agreement required.

Funding sources
unknown.
341-501-01--341-
501-65
341-501-01--341-
501-65
Alta Vista St. &
Rose Drive
Vista Rose (Toll
Bros)
DPR 2022-04, TTM 19250, SPA 2022-01, MND 2201 5+O 100 6/6/2023 100
37 11/15/2023 37 0 NONE Y
344-131-11 344-131-11
803 W. La Jolla
St.Wang Triplex TPM 2020-124, UP 2023-10, SPR 2023-02 2 to 4 O 3 11/14/2023 3 0 0 NONE Y
341-022-10 341-022-10 341-022-10 Vina Del Mar TPM 2023-113 SFD O 2 9/5/2023 2 0 0 NONE Y 341-433-34 341-433-34 412 N. TidlandCir.Tidland Cir TPM 2022-126 SFD O 2 7/12/2022 2 0 0 NONE Y 341-431-48 341-431-48 1421 Cisneros
Ln.Cisneros TPM 2022-127 SFD O 2 10/11/2022 2 0 0 NONE Y 341-431-01 341-431-01
1451 E. Howard Pl.Howard Pl TPM 2022-123 SFD O 3 7/12/2022 3 0 0 NONE Y 341-433-05 341-433-05 424 Nevin Pl.TTM 19233 SFD O 6 6/13/2023 6 0 0 NONE Y 341-421-33 341-421-33 502 Gerhold Ln.Gerhold TPM 2022-124 SFD O 2 10/11/2022 2 0 0 NONE Y 341-433-23 341-433-23 406 Nevin Ln.TPM 2022-125 SFD O 3 10/11/2022 3 0 0 NONE Y 340-202-13 340-202-13
642 Sunflower Ave.ADU 2024-02 ADU O 1 1/25/2024 1 1 6/24/2024 1 0 NONE Y Other Other 344-124-08 344-124-08 617 Kansas Ave.ADU 2024-04 ADU O 1 7/9/2024 1 0 0 NONE Y Other Other 336-432-35 336-432-35 1719 KingstonRd.ADU 2024-05 ADU O 1 4/18/2024 1 1 5/28/2024 1 0 NONE Y Other Other 344-281-35 344-281-35
1037 Avenida de
Pio Pico ADU 2024-06 ADU 1 4/25/2024 1 0 0 NONE Y Other Other 336-423-01 336-423-01 1831 Canard Ave.ADU 2024-07 ADU O 1 7/2/2024 1 1 9/11/2024 1 0 NONE Y Other Other 339-331-03 339-331-03
320 N. Placentia
Ave.ADU 2024-08 ADU O 1 6/24/2024 1 1 12/10/2024 1 0 NONE Y Other Other 344-121-13 344-121-13 638 Kansas Ave.ADU 2024-09 ADU O 1 10/10/2024 1 1 2/25/2025 1 0 NONE Y Other Other 339-042-04 339-042-04
136 Orange Grove
Ave.ADU 2024-10 ADU O 1 8/8/2024 1 1 1/21/2025 1 0 NONE Y Other Other 339-043-10 339-043-10 114 Primrose Ave.ADU 2024-11 ADU O 1 10/15/2024 1 0 0 NONE Y Other Other 339-351-23 339-351-23
712 San Diego
Lane ADU 2024-13 ADU O 1 11/20/2024 1 0 0 NONE Y Other Other 339-322-32 339-322-32 625 Sunrise St.ADU 2024-14 ADU O 1 12/16/2024 1 0 0 NONE Y Other Other 340-145-46 340-145-46
620 Highlander
Ave.ADU 2024-15 ADU O 1 11/14/2024 1 0 0 NONE Y Other Other 339-121-24 339-121-24 1031 Oxford Dr.ADU 2024-17 ADU O 1 12/17/2024 1 0 0 NONE Y Other Other 336-432-02 336-432-02
1732 Sierra
Bonita Dr.ADU 2024-18 ADU 1 2/27/2025 1 0 0 NONE Y Other Other 336-451-07 336-451-07 925 Cobb Ave.ADU 2024-20 ADU 1 2/6/2025 1 0 0 NONE Y Other Other 336-051-08 336-051-08 1614 Seville St.ADU 2024-21 ADU 1 1/13/2025 1 0 0 NONE Y Other Other 346-162-02 346-162-02 440 Jefferson St. Jefferson
DPR 2024-01, TTM 19300, UP 2024-07 5+O 140 11/12/2024 140 0 0 NONE Y 346-172-11 346-172-11
1664 Vincente
Ave.SPR 2024-02 SFD 1 6/17/2024 1 0 0 NONE Y
339-364-06 339-364-06 216 S. Melrose St.SPR 2024-03 SFD 1 11/21/2024 1 0 0 NONE Y 346-164-22, 346-164-25, 346-164-26
346-164-22, 346-164-25, 346-164-26
443-455 S. Van
Buren St.Hudson ZC 2018-01, DPR 2018-01, TTM 19104 5+139 4/20/2021 139
139 6/13/2024 139 105 9/17/2024 105 NONE Y
336-361-48 336-361-48 605 Alcott Ave.ADU 2024-01 ADU 1 3/14/2024 1 1 2/18/2025 1 0 NONE Y Other Other 336-162-13 336-162-13 213 Koch Ave.ADU 2023-26 ADU O 1 2/15/2024 1 1 6/17/2024 1 1 12/10/2024 1 NONE Y Other Other 344-123-02 344-123-02 639 Missouri Ave.ADU 2023-24 ADU O 1 2/5/2024 1 0 0 NONE Y Other Other 346-014-04 346-014-04 617 Maria Ave.ADU 2023-20 ADU O 1 1/8/2024 1 1 1/13/2025 1 0 NONE Y Other Other 339-283-17 339-283-17
913 N. Bradford
Ave.ADU 2023-16 ADU O 1 2/15/2024 1 6/11/2024 0 0 NONE Y Other Other 336-174-11 336-174-11 2102 Carleton Cir.ADU 2023-15 ADU O 1 8/7/2023 1 1 10/3/2024 1 0 NONE Y Other Other 336-355-24 336-355-24 736 Cooper Dr. ADU 2023-03 ADU O 1 1/3/2024 1 1 3/20/2024 1 1 8/1/2024 1 NONE Y Other Other 339-391-14, 339-
391-15, 339-392-
14, 339-392-15
339-391-14, 339-
391-15, 339-392-
14, 339-392-15
300,307,312,314 Baker St Mercy Housing SPR 2023-03, DDA 2023-01 5+R 68 3/7/2024 68 0 0 NONE Y Other DB 55 0 35.0%3
Development
Standards
Modification
Yes
339-112-27 339-112-27 777 W. Orangethorpe Ave 777
SPA 2021-01,
DPR 2021-02,
EA 2021-01
R 248 9/3/2024
248
0 0 NONE Y
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
Density Bonus
1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy 4 7 10
Note: "+" indicates an optional field
Housing with Financial Assistance
and/or Deed Restrictions Demolished/Destroyed UnitsProject Identifier Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 123

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024 (Jan. 1 - Dec. 31)Housing Element Implementation Planning Period 6th Cycle 10/15/2021 - 10/15/2029
1 Projection
Period 3 4
RHNA Allocation
by Income Level
Projection
Period -
06/30/2021-
10/14/2021
2021 2022 2023 2024 2025 2026 2027 2028 2029
Total Units to
Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - - - - - - - - - Non-Deed Restricted - - - - - - - - - - Deed Restricted - - 64 - - - - - - - Non-Deed Restricted 2 - - - - - - - - - Deed Restricted - - 14 14 16 - - - - - Non-Deed Restricted - - - - - - - - - - Above Moderate 1,693 - 34 73 79 146 - - - - - 332 1,361 4,398
2 34 151 93 162 - - - - - 442 3,956 5 6 7
Extremely low-
Income Need 2021 2022 2023 2024 2025 2026 2027 2028 2029 Total Units to
Date
Total Units
Remaining
622 - - - - - - - - - - 622 VLI Deed Restricted
VLI Non Deed Restricted
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected]. 738
-
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs. 44 Moderate
1,243
680
782
Please contact HCD if your data is different than the material supplied here 66 2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
1,243
614
Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will only include units that were permitted since the start of the planning period. Projection Period units are in a separate column.

Total RHNA
Total Units
Income Level
Very Low
Low
Extremely Low-Income Units*
Note: units serving extremely low-income households are included in the very low-income RHNA progress and must be reported as very low-income units in section 7 of Table A2. They must also be reported in the extremely low-income category (section 13) in Table A2 to be counted as progress toward meeting the extremely low-income housing need determined pursuant to Government Code 65583(a)(1). *Extremely low-income housing need determined pursuant to Government Code 65583(a)(1). Value in Section 5 is default value, assumed to be half of the very low-income RHNA. May be overwritten.

Progress toward extremely low-income housing need, as determined pursuant to Government Code 65583(a)(1).

Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data. 124

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024 (Jan. 1 - Dec. 31)Housing Element Implementation Planning Period 6th Cycle 10/15/2021 - 10/15/2029
Date of
Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very Low-
Income Low-Income Moderate-
Income
Above
Moderate-
Income
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Realistic
Capacity Vacant/Nonvacant Description of
Existing Uses
1169
339-101-06 550 W. Crowther Ave 2/6/2024 Shortfall of Sites 2.874 TOD TOD 65 95 232 Non-Vacant 339-101-07 480 W. Crowther Ave 2/6/2024 Shortfall of Sites 3.339 TOD TOD 65 95 270 Non-Vacant 339-101-10 440 W. Crowther Ave 2/6/2024 Shortfall of Sites 0.53 TOD TOD 65 95 43 Non-Vacant 339-101-11 330 W. Crowther Ave 2/6/2024 Shortfall of Sites 0.588 TOD TOD 65 95 47 Non-Vacant 339-101-12 505 S. Melrose St.2/6/2024 Shortfall of Sites 1.119 TOD TOD 65 95 90 Non-Vacant 339-101-13 420 W. Crowther Ave.2/6/2024 Shortfall of Sites 1.55 TOD TOD 65 95 125 Non-Vacant 339-451-01 515 S. Melrose St.2/6/2024 Shortfall of Sites 1.537 TOD TOD 65 95 124 Non-Vacant 339-451-02 511 Cameron St.2/6/2024 Shortfall of Sites 0.458 TOD TOD 65 95 37 Non-Vacant 339-451-03 521 Cameron St. 2/6/2024 Shortfall of Sites 0.368 TOD TOD 65 95 30 Non-Vacant 339-101-05 531 Cameon St.2/6/2024 Shortfall of Sites 0.575 TOD TOD 65 95 46 Non-Vacant 339-451-06 530 Cameron St. 2/6/2024 Shortfall of Sites 0.489 TOD TOD 65 95 39 Non-Vacant Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
83 Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
125

Jurisdiction Placentia
Reporting Year 2024 (Jan. 1 - Dec. 31)
1 2 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Program HE-1.1:

Manufactured Housing
and Mobile Homes
Preserve existing mobile home parks
and manufactured housing Ongoing
Completed. Staff reviewed the use of manufactured housing, and is encouraging manufactured housing use through contacting distributors for information and meeting with manufacturers and developers who specialize in this type of housing.

Program HE-1.2: Locate
Housing Near
Transportation,
Employment and
Service
Proximity to transportation employment
and services Ongoing
Ongoing. This remains a high priority of the City as the construction of the Placentia Metrolink Station is a shovel ready project which will be the main transportation hub in the the City of Placentia. 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. The TOD Zone expansion Ordinance No. O-2024-01 was adopted on February 20, 2024, allowing up to 95 du/ac on an additonal 14.5 acres that previously did not allow housing. To date, 633 units have been entitled in the TOD District. On July 18, 2017, the Old Town Zoning District was adopted (Ordinance No. O-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.

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.

Table D
Program Implementation Status pursuant to GC Section 65583 126

Program HE-1.3: Pursue
County, State, and Federal
Housing Funds
Increase use of county, state and federal
funds
Ongoing, and Monitor
funding opportunities on
an annual basis and apply
for funding as
opportunities arise
The City has applied for a Prohousing Designation and for PIP funding, both are specifically aimed to produce affordable housing. The City also regularly assists and supports affordable housing developers in seeking funding for affordable housing. The Prohousing Designation will augment these efforts.

Program HE-1.4:

Emergency Shelters, Low
Barrier Navigation
Centers,
Transitional and
Supportive Housing and
Agricultural Employee
Housing
Encourage the provision of emergency
shelters, low barrier navigation centers,
transitional and supportive housing and
agricultural employee housing
consistent
with State law
Previously completed and
ongoing
Previously completed and ongoing: On May 7, 2016, the City Council approved Ordinance No. O-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.

However, to ensure compliance with recent changes to State law (AB 139), a Code amendment will be processed in 2025 to revise emergency shelter parking standards. Separation requirements for emergency shelters will also be modified to be consistent with current law.

Program HE-1.5:

Infrastructure Provision
Reduce constraints associated with
infrastructure
Annual review, revisions
as appropriate
Previously completed and ongoing: Annual review, revisions were as appropriate.

Program HE-1.6:

Development Processing
System Review
Minimize development
review/processing time October 2024 and Ongoing
Prepare SB 35 procedures in 2025 if not already in compliance. Continue to post zoning, development standard, and fees on the City website. Ongoing, Annual Review.

Program HE-1.7: Vacant
and Underutilized Land
Inventory
Inventory of vacant and underutilized
land Annual
Ongoing. The City provides the inventory of vacant and underutilized land upon request and routinely discusses these parcels with developers. The City has budgeted consulting services with an 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, and has successfully produced housing utilizing these measures Program HE-1.8: Adequate
Sites for Housing
Development
Rezone sufficient land with appropriate
densities to accommodate the RHNA
allocation
Completed February 2024
Completed. Ordinance No. O-2022-08, adopted by the City Council in December 2022, changed the allowable density in the R-3 Zone from 25 to 30 dwelling units per acre, which the Housing Element required. The other rezoning required by the Housing Element, the expansion of the TOD Zone, The TOD Zone expansion, Ordinance No. O-2024-01 was adopted on February 20, 2024, allowing up to 95 du/ac on an additonal 14.5 acres that previously did not allow housing. 127

Program HE-1.9:

Monitoring of Constructed
Units Based on Income-
Level
Tracking performance by income level. Ongoing
Ongoing. Forms have been developed to gain the information at the time a building permit is issued.

Program HE-1.10:

Encourage Development
of Housing for Extremely-
Low Income Households
The construction of 616 ELI units Previously completed and ongoing
Annual consultation with affordable housing developers, or as development opportunities arise, however, this was also a completed effort with the issuance of permits for 49 very low-income units in 2018 (the Veteran's Village development) contributing 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 effort.

Program HE-1.11: Density
Bonus Ordinance
Update the Density Bonus Ordinance
consistent with State law Completed and Ongoing
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 2025. 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. The City of Placentia will continue to keep its Density Bonus regulations compliant with State law.

Program HE-1.12:

Development of Senior
Housing
Senior Housing Development Completed/Ongoing
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's adopted and certifed 6th Cycle housing element actively encourages development similar to the one at 1314 N.

Angelina Drive which involved approving housing on a site shared with a religious/institutional use.

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. 128

Program HE-1.13:

Development of Housing
for Larger Families
Housing units with 3+ bedrooms Ongoing
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 developments to accommodate the needs of larger families through activities such as technical assistance, expedited processing, and flexibility in development standards.

Program HE-1.14: Housing
for Persons with Special
Needs
Increased availability of housing units
for households with special needs Annual/Ongoing
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, and job placement, among other services.

On March 7, 2024, the CIty ministerially approved a 68 unit affordbale housing development with Mercy Housing, Califnia, which includes wrap-around social and technical services.

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.
129

Program HE-1.15: Transit-
Oriented Development Transit-Oriented Development Completed 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. The TOD Packing House district 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.

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 was processed. The TOD Zone expansion, Ordinance No. O-2024-01 was adopted on February 20, 2024, allowing up to 95 du/ac on an additonal 14.5 acres that previously did not allow housing.

Program HE-1.16: Single-
Room Occupancy (SROs)Facilitate development of SROs Ongoing 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 and the City's Code will be updated in 2025 if it is necessary to achieve consistency with State law in this regard. The City will continue to encourage development of SROs through a variety of methods, including but not limited to, financial assistance, density bonus, and regulatory concessions.
130

Program HE-1.17:

Residential Parking
Requirements
Revise existing multi-family parking
standards in the R-3 district
Ongoing, parking
regualtions pursuant to
State law are currently
adhered to as a policy and
process Zoning Code
amendment for full
compliance
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 revise 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.

Program HE-1.18:

Encourage and Facilitate
Lot Consolidation
Encourage/facilitate lot consolidation
Ongoing, and process
Zoning Code amendment
for full compliance
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.

Program HE-1.19:

Accessory Dwelling Units Encourage ADU production Completed and Ongoing Ongoing. 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) prepared 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 minimum requirements of State law, prepare pre-approved plans, and provide homeowner/applicant assistance tools. THe City has updated it's website to achieve compliance with State law reagrding ADUs. 131

Program HE-1.20: Annual
Review of Site
Requirements
Mitigate potential constraints caused by
development standard requirements
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
Ongoing, to be completed 2025.

Program HE-1.21: Missing
Middle Housing
The City shall further intensify and
increase housing choices and
affordability in relatively higher
opportunity and income and lower
density areas.

The City will continue to
track development and if
50 percent of the City’s
RHNA is not permitted,
completed, or entitled by
December 2026, the City
will adjust development
assumptions, identify
additional suitable sites,
and consider increasing
baseline density in lower
density zones to facilitate
increased development
Ongoing
Program HE-2.1: Support
Regional and Local Fair
Housing Efforts
Affirmatively further fair housing
activities Annual and Ongoing
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 HE-2.2: Section 8
Rental Assistance
Provide information regarding housing
assistance Ongoing
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.
132

Program HE-2.3: Minimize
Constraints on Housing
for Persons with
Disabilities
Minimize regulatory constraints on
housing for persons with disabilities
Ongoing and, process
Zoning Code amendment
for full compliance
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 2025 to update the definition of “family” consistent with State law.

Program HE-2.4:

Comprehensive Housing
Resource Directory
Housing Resource Directory Ongoing
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.

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
Ongoing and establish
AFFH marketing
program
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.

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.

Ongoing
Appendix D of the 6th Cycle Housing Element details how the City complies with and will comply with AB 696 by conducting outreach, a A fair Housing Assessment, providing capacity to address fair housing constraints, to comply with fair housing laws and to reduce displacement risk in Placentia.

Program HE-3.1:

Community Based
Neighborhood
Rehabilitation
Conserve and improve existing
residential neighborhoods Ongoing
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. The City also utilizes CDBG funds annually for the repair and rehabilitation of housing units citywide.
133

Program HE-3.2:

Neighborhood Identity Create neighborhood identity Ongoing Encourage the creation of neighborhood themes and identity in all types of residential developments by use of building material, texture, color, landscaping and public art linked with architectural styles. The CIty has some Objective Standards adopted, and is also considering additonal neighborhood and/or citywide architectural design guidelines.

Program HE-3.3: Placentia
Rehabilitation Grant
Program
Rehabilitate exisitng housing units
utilizing CDBG funding Ongoing
The City of Placentia shall continue to provide grants to rehabilitate owner- occupied, very-low-income housing units. The City shall provide outreach to potential applicants continuously through the City’s website and will distribute printed material annually.

Program HE-3.4: Energy
Conservation and
Sustainable Building
Practices
Continue to provide energy
conservation educational materials to
residents
Completed/Ongoing
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.

Program HE-3.5: Monitor
and Preserve Affordable
Housing At-Risk of
Conversion to Market Rate
Encourage preservation and
extension/renewal of “At Risk” units Completed/Ongoing
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.
134

Program HE-3.6: Vacant
Building Ordinance
Prevent blight and deterioration in
neighborhoods Completed/Ongoing
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. In addition, the City adopted a revision to it's Graffiti prevention Ordinance in February 2025 to help strengthen neighborhoods and prevent blight and neighborhood deterioration through graffiti prevention.

Program HE-4.1:

Partnerships with the
Housing Industry
Establish partnerships with nonprofit
and for-profit housing developers Annual/Ongoiing
The City of Placentia 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 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. The City Council will also consider providng financial assistance to encourage affordabele housing through the use of fees banked for Affordable Housing from the City's Development Impact Fee Program.

Program HE-4.2:

Participation in Continuum
of Care Forum
Continue participation in the County of
Orange Continuum of Care Forum
Completed/Ongoing
coordination and meeting
attendance
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. 135

Program HE-4.3: Facilitate
Housing Co-Located with
Religious and Community
Facilities
Religious and Community Facilities
provides a unique opportunity to
provide affordable housing on
properties that may have surplus land
available. Additionally, these sites may
support affordable housing options that
could provide additional support
services on site.

The City will outreach to
faith-based organizations
and implement a Zoning
Code amendment
thereafter to result in at
least 150 affordable units
in higher income, higher
opportunity areas and
RCAAs.

The City will outreach to promote and encourage the use of SB 4. In 2020, the City Council approved entitlements for a 64-unit affordable senior housing development at 1314 N. Angelina Drive. The City's adopted and certifed 6th Cycle housing element actively encourages development similar to the one at 1314 N.

Angelina Drive which involved approving housing on a site shared with a religious/institutional use. The City will continue to encourage this type of development citywide.
136

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2024
(Jan. 1 - Dec.
31)Housing Element Implementation
Planning 6th Cycle 10/15/2021 - 10/15/2029
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
34 APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7 Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report January 2020 137

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2024
(Jan. 1 - Dec.
31)Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 10/15/2021 - 10/15/2029
The description should adequately document
how each unit complies with subsection (c) of
Government Code Section 65583.1+.

For detailed reporting requirements, see the
chcklist here:

Extremely Low-
Income+
Very Low-
Income+Low-Income+TOTAL UNITS+
Extremely Low-
Income+
Very Low-
Income+Low-Income+
TOTAL
UNITS+
https://www.hcd.ca.gov/community-
development/docs/adequate-sites-checklist.pdf
Rehabilitation Activity
Preservation of Units At-Risk
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.

Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD at [email protected] and we will unlock the form which enable you to populate these fields.

Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c) Annual Progress Report January 2020 138

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT
Note: "+" indicates an
optional field
Reporting
Period 2024 (Jan. 1 - Dec. 31)Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Notes
23 6
Prior APN+Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(2 to 4,5+)
Tenure
R=Renter
Very Low-
Income Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low- Income Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Total Moderate Income
Units Converted from
Above Moderate
Date
Converted Notes
Summary Row: Start Data Entry Below 00 0 0 0 0 0 0
Table F2
Above Moderate Income Units Converted to Moderate Income Pursuant to Government Code section 65400.2 For up to 25 percent of a jurisdiction’s moderate-income regional housing need allocation, the planning agency may include the number of units in an existing multifamily building that were converted to deed-restricted rental housing for moderate-income households by the imposition of affordability covenants and restrictions for the unit. Before adding information to this table, please ensure housing developments meet the requirements described in Government Code 65400.2(b). 5 Project Identifier Unit Types
1 4
Affordability by Household Incomes After Conversion Units credited toward Moderate Income RHNA
139

Jurisdiction Placentia
Reporting
Period 2024
(Jan. 1 - Dec.
31)
Period 6th Cycle 10/15/2021 - 10/15/2029 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation
23 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Realistic
Capacity
Identified in
the Housing
Element
Entity to whom the site
transferred Intended Use for Site
1 Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation
formulas
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of Project Identifier
NOTE: This table must only be filled out if the housing element sites inventory contains a site which is or was owned by the reporting jurisdiction, and has been sold, leased, or otherwise disposed of during the reporting
140

Jurisdiction Placentia Note: "+" indicates an optional field Reporting
Period 2024
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation
formulas
Designation Size Notes
123456 7
APN Street Address/Intersection Existing Use
Number of
Units
Surplus
Designation
Parcel Size (in
acres)Notes
NOTE: This table must contain an invenory
of ALL surplus/excess lands the reporting
jurisdiction owns
Summary Row: Start Data Entry Below
Parcel Identifier

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table H
Locally Owned Surplus Sites
For Orange County jurisdictions, please format the APN's as follows:999-999-99 141

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2024
(Jan. 1 - Dec.
31)Housing Element Implementation
Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Project Type Date
Units
(Beds/Student
Capacity)
Notes
23 56
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Unit Category
(SH - Student
Housing)
Date
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Total Additional
Beds Created Due
to Density Bonus
Notes
Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Table J
Student housing development for lower income students for which was granted a density bonus pursuant to subparagraph (F) of paragraph (1) of subdivision (b) of Section 65915 Project Identifier Units (Beds/Student Capacity) Approved 1 4
NOTE: STUDENT HOUSING WITH DENSITY BONUS
ONLY. This table only needs to be completed if there
were student housing projects WITH a density bonus
approved pursuant to Government
Code65915(b)(1)(F)
Annual Progress Report January 2020 142

Jurisdiction Placentia ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2024 (Jan. 1 - Dec. 31)
Planning Period 6th Cycle 10/15/2021 - 10/15/2029
No
Does the Jurisdiction have a local tenant preference
policy?
If the jurisdiction has a local tenant preference policy, provide a link to the jurisdiction's webpage containing authorizing local ordinance and supporting materials.

Notes
Table K
Tenant Preference Policy
Local governments are required to inform HCD about any local tenant preference ordinance the local government maintains when the jurisdiction submits their annual progress report on housing approvals and production, per Government Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adopting a tenant preference are required to create a webpage on their internet website containing authorizing local ordinance and supporting materials, no more than 90 days after the ordinance becomes operational. 143

Jurisdiction Placentia
Reporting Year 2024 (Jan. 1 - Dec. 31)
Total Award Amount Total award amount is auto-populated based on amounts entered in rows 15-26.

Task $ Amount Awarded $ Cumulative Reimbursement Requested Other
Funding Notes
Achieve adoption of State Certified
6th Cycle Housing Element of the
General Plan
$63,147.50 $63,147.50
Local General
Fund
The City of Placentia’s sixth cycle 2021-2029 Housing
Element was approved by City Council in February
2024 and certified by the State of California on
February 29, 2024.

Zone Change and General Plan
Amendment to expand Transit
Oriented Development (TOD) Zone
$86,852.50 $86,852.50
Local General
Fund
The City of Placentia adopted the Zone Change and
General Plan Amendment to expand the Transit
Oriented Development (TOD) Zone on February 20,
2024.

Summary of entitlements, building permits, and certificates of occupancy (auto-populated from Table A2) Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 68
Deed Restricted 19
Non-Deed Restricted 0
390
477
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 16
Non-Deed Restricted 0
146
162
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 64
Non-Deed Restricted 0
Deed Restricted 9
Non-Deed Restricted 0
552
625
Moderate
Above Moderate
Total Units
Completed Entitlement Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
Total Units
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low
Total Units
Certificate of Occupancy Issued by Affordability Summary Income Level
Very Low
Low
Moderate
Above Moderate

ANNUAL ELEMENT PROGRESS REPORT
Local Early Action Planning (LEAP) Reporting
(CCR Title 25 §6202)
Please update the status of the proposed uses listed in the entity’s application for funding and the corresponding impact on housing within the region or jurisdiction, as applicable, categorized based on the eligible uses specified in Section 50515.02 or 50515.03, as applicable. 150,000.00$
Task Status
Completed
Completed
144

Table A2
2 3 5 6
Prior APN+Current APN Street Address Project Name+Local Jurisdiction Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Entitlement
Date Approved # of Units issued
Entitlements
Summary Row: Start Data Entry Below 0 0 0 68 19 0 390 477 346-331-32 346-331-32 1952 & 1958 E.

Veterans Way Veterans Way Toffoli DPR 2022-01, TTM
19183, UP 2022-01 5+O 39 2/14/2023 39
346-164-24 346-164-24 502 & 513 S. Van
Buren St.The Hudson Phase II DPR 2022-03, TTM
19251, UP 2022-04 5+O 12 12/13/2022 12
339-021-11 339-021-11 420 Orchid Dr Orchid Drive ADU ADU 2022-19 ADU O 1 11/2/2022 1 339-321-05 339-321-05 604 N. Placentia
Ave.Placentia Avenue ADU ADU 2022-21 ADU O 1 11/9/2022 1 343-691-06 343-691-06 1971-1988 Orchard
Dr HQT Townhomes DPR 2018-03, UP
2018-04, TTM 18129 5+O 16 3/6/2018 16
344-162-20 344-162-20 967 Tafolla St Tafolla Street ADU ADU 2022-23 ADU O 1 11/14/2022 1 339-041-28 339-041-28 307 Orange Grove
Ave
Orange Grove Avenue
ADU ADU 2022-24 ADU O 1 9/9/2022 1
341-493-33 341-493-33 1267 E. Runyon Pl Runyon Place ADU ADU 2022-01 ADU O 1 4/26/2022 1 344-142-04 344-142-04 920 Arnold Dr Arnold Drive ADU ADU 2022-05 ADU O 1 2/23/2022 1 336-483-25 336-483-25 1820 Cartlen Dr Cartlen Drive ADU ADU 2022-10 ADU O 1 6/2/2022 1 346-172-25 346-172-25 17000 La Paloma
Ave
La Paloma Avenue
Homes
TPM 2019-175, SPR
2022-01 SFD O 3 2/4/2020 3
339-431-02, 339-431-
03, 339-431-04, 339-
431-05, 339-431-06,
339-401-08, 339-401-
09 339-431-02, 339-431-
03, 339-431-04, 339-
431-05, 339-431-06,
339-401-08, 339-401-
09 505, 515, 523, 531,
535 W. Crowther
Ave, 407 Goetz Pl.,
409 Evelyn Pl.

Cenza (JPI)DPR 2018-04 5+R 418 5/8/2018
418
346-181-19 346-181-19 1663 Oak St.Nick Rocco House SPR 2021-01 SFD O 1 3/2/2021 1 339-321-03 339-321-03 616 N. Placentia Ave Placentia Avenue ADU ADU 2021-02 ADU O 1 3/22/2021 1 339-402-05, 339-402-
05, 339-402-08, 339-
402-11
339-402-05, 339-402-
05, 339-402-08, 339-
402-11
207 & 209 W.

Crowther Ave USA Properties DPR 2020-03 5+R 94 93 2 5/18/2021 189
340-273-25 340-273-25 1314 N. Angelina Dr.Church of the Blessed Sacrament
GPA 2020-01, ZC
2020-01, DPR 2020-5+R 64 1 12/1/2020 65
336-504-03 336-504-03 4861 Hamer Drive Hamer Drive ADU ADU 2023-02 ADU O 1 6/1/2023 1 336-404-03, 336-404-
14 336-404-03, 336-404-
14 832 Bastanchury Rd Bastanchury Road
ADU ADU 2023-05 ADU O 1 8/23/2023 1
336-581-55 336-581-55 2438 Chippewa Ave.Chippewa Avenue ADU ADU 2023-06 ADU O 1 5/10/2023 1 340-145-21 340-145-21 662 Heather Ave Heather Avenue ADU ADU 2023-07 ADU O 1 10/3/2023 1 344-163-21 344-163-21 973 S. Melrose
Street Melrose Street ADU ADU 2023-08 ADU O 1 6/15/2023 1 339-294-08 339-294-08 134 Ruby Dr Ruby Drive ADU ADU 2023-09 ADU O 1 8/7/2023 1 340-252-22 340-252-22 5142 Hamer Ln.Hamer Lane ADU ADU 2023-10 ADU O 1 5/10/2023 1 344-162-29 344-162-29 230 Rio Grande Ave.Rio Grande Avenue ADU ADU 2023-11 ADU O 1 8/29/2023 1
340-132-15 340-132-15 1260 Venice Ave Venice Avenue ADU ADU 2023-12 ADU O 1 7/17/2023 1 336-291-31 336-291-31 938 Brooklyn Ave Brooklyn Avenue ADU ADU 2023-13 ADU O 1 8/14/2023 1 336-355-08 336-355-08 731 Longfellow Dr.Longfellow Drive ADU ADU 2023-14 ADU O 1 8/16/2023 1 336-452-17 336-452-17 919 Gehrig Ave.Gehrig Avenue ADU ADU 2023-17 ADU O 1 8/15/2023 1 341-042-33 341-042-33 1409 Mesa Verde
Cir.

Mesa Verde Circle
ADU ADU 2023-18 ADU O 1 8/23/2023 1
344-162-29 344-162-29 913 Tafolla St.Tafolla Street ADU ADU 2023-19 ADU O 1 8/28/2023 1 339-352-06 339-352-06 402 Olive St.Olive Street ADU ADU 2023-21 ADU O 1 12/7/2023 1 336-382-09 336-382-09 131 Jamaica Cir.Jamaica Circle ADU ADU 2023-22 ADU O 1 12/7/2023 1 344-143-09 344-143-09 940 Cypress Ave.Cypress Avenue ADU ADU 2023-23 ADU O 1 11/21/2023 1 341-501-01--341-501-
65 341-501-01--341-501-
65 Alta Vista St. & Rose
Drive Vista Rose (Toll Bros)
DPR 2022-04, TTM
19250, SPA 2022-01,
MND 2201
5+O 100 6/6/2023
100
344-131-11 344-131-11 803 W. La Jolla St.Wang Triplex TPM 2020-124, UP 2023-10, SPR 2023-2 to 4 O 3 11/14/2023 3
341-022-10 341-022-10 341-022-10 Vina Del Mar TPM 2023-113 SFD O 2 9/5/2023 2 341-433-34 341-433-34 412 N. Tidland Cir.Tidland Cir TPM 2022-126 SFD O 2 7/12/2022 2 341-431-48 341-431-48 1421 Cisneros Ln.Cisneros TPM 2022-127 SFD O 2 10/11/2022 2 341-431-01 341-431-01 1451 E. Howard Pl.Howard Pl TPM 2022-123 SFD O 3 7/12/2022 3 341-433-05 341-433-05 424 Nevin Pl.TTM 19233 SFD O 6 6/13/2023 6 341-421-33 341-421-33 502 Gerhold Ln.Gerhold TPM 2022-124 SFD O 2 10/11/2022 2 341-433-23 341-433-23 406 Nevin Ln.TPM 2022-125 SFD O 3 10/11/2022 3 340-202-13 340-202-13 642 Sunflower Ave.ADU 2024-02 ADU O 1 1/25/2024 1 344-124-08 344-124-08 617 Kansas Ave.ADU 2024-04 ADU O 1 7/9/2024 1 336-432-35 336-432-35 1719 Kingston Rd.ADU 2024-05 ADU O 1 4/18/2024 1 344-281-35 344-281-35 1037 Avenida de Pio
Pico ADU 2024-06 ADU 1 4/25/2024 1
1 4
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Project Identifier Unit Types Affordability by Household Incomes - Completed Entitlement 145

336-423-01 336-423-01 1831 Canard Ave.ADU 2024-07 ADU O 1 7/2/2024 1 339-331-03 339-331-03 320 N. Placentia
Ave.ADU 2024-08 ADU O 1 6/24/2024 1
344-121-13 344-121-13 638 Kansas Ave.ADU 2024-09 ADU O 1 10/10/2024 1 339-042-04 339-042-04 136 Orange Grove
Ave.ADU 2024-10 ADU O 1 8/8/2024 1
339-043-10 339-043-10 114 Primrose Ave.ADU 2024-11 ADU O 1 10/15/2024 1 339-351-23 339-351-23 712 San Diego Lane ADU 2024-13 ADU O 1 11/20/2024 1 339-322-32 339-322-32 625 Sunrise St.ADU 2024-14 ADU O 1 12/16/2024 1 340-145-46 340-145-46 620 Highlander Ave.ADU 2024-15 ADU O 1 11/14/2024 1 339-121-24 339-121-24 1031 Oxford Dr.ADU 2024-17 ADU O 1 12/17/2024 1 336-432-02 336-432-02 1732 Sierra Bonita
Dr.ADU 2024-18 ADU 1 2/27/2025 1
336-451-07 336-451-07 925 Cobb Ave.ADU 2024-20 ADU 1 2/6/2025 1 336-051-08 336-051-08 1614 Seville St.ADU 2024-21 ADU 1 1/13/2025 1 346-162-02 346-162-02 440 Jefferson St.Jefferson DPR 2024-01, TTM 19300, UP 2024-07 5+O 140 11/12/2024 140
346-172-11 346-172-11 1664 Vincente Ave.SPR 2024-02 SFD 1 6/17/2024 1 339-364-06 339-364-06 216 S. Melrose St.SPR 2024-03 SFD 1 11/21/2024 1 346-164-22, 346-164-
25, 346-164-26
346-164-22, 346-164-
25, 346-164-26
443-455 S. Van
Buren St.Hudson ZC 2018-01, DPR
2018-01, TTM 19104 5+139 4/20/2021 139
336-361-48 336-361-48 605 Alcott Ave.ADU 2024-01 ADU 1 3/14/2024 1 336-162-13 336-162-13 213 Koch Ave.ADU 2023-26 ADU O 1 2/15/2024 1 344-123-02 344-123-02 639 Missouri Ave.ADU 2023-24 ADU O 1 2/5/2024 1 346-014-04 346-014-04 617 Maria Ave.ADU 2023-20 ADU O 1 1/8/2024 1 339-283-17 339-283-17 913 N. Bradford Ave.ADU 2023-16 ADU O 1 2/15/2024 1 336-174-11 336-174-11 2102 Carleton Cir.ADU 2023-15 ADU O 1 8/7/2023 1 336-355-24 336-355-24 736 Cooper Dr. ADU 2023-03 ADU O 1 1/3/2024 1 339-391-14, 339-391-
15, 339-392-14, 339-
392-15
339-391-14, 339-391-
15, 339-392-14, 339-
392-15
300,307,312,314
Baker St Mercy Housing SPR 2023-03, DDA
2023-01 5+R 68 3/7/2024
68 339-112-27 339-112-27 777 W. Orangethorpe
Ave 777
SPA 2021-01, DPR
2021-02, EA 2021-
01 R 248 9/3/2024
248
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
146

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 147

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
148

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
149

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
150

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
151

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
152

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
153

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
154

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
155

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
156

0 0
0 0
0 0
0 0
0 157

Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 8 9
Current APN Street Address Project Name+
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Building Permits
Date Issued
# of Units Issued
Building Permits
0 0 0 0 16 0 146 162
346-331-32 1952 & 1958 E.

Veterans Way Veterans Way Toffoli 7 11/21/2024 7
346-164-24 502 & 513 S. Van
Buren St.The Hudson Phase II 12 7/5/2023 12
339-021-11 420 Orchid Dr Orchid Drive ADU 1 6/22/2023 1 339-321-05 604 N. Placentia Ave. Placentia Avenue ADU 1 1/8/2024 1 343-691-06 1971-1988 Orchard
Dr HQT Townhomes 16 2/15/2022 16
344-162-20 967 Tafolla St Tafolla Street ADU 1 3/8/2023 1 339-041-28 307 Orange Grove
Ave
Orange Grove Avenue
ADU 1 11/16/2023 1
341-493-33 1267 E. Runyon Pl Runyon Place ADU 1 8/10/2022 1 344-142-04 920 Arnold Dr Arnold Drive ADU 1 4/7/2022 1
336-483-25 1820 Cartlen Dr Cartlen Drive ADU 1 7/13/2022 1 346-172-25 17000 La Paloma
Ave
La Paloma Avenue
Homes 0
339-431-02, 339-431-
03, 339-431-04, 339-
431-05, 339-431-06,
339-401-08, 339-401-
09 505, 515, 523, 531,
535 W. Crowther
Ave, 407 Goetz Pl.,
409 Evelyn Pl.

Cenza (JPI)418 3/17/2021 418
346-181-19 1663 Oak St.Nick Rocco House 1 10/17/2022 1
339-321-03 616 N. Placentia Ave Placentia Avenue ADU 1 5/4/2021 1 339-402-05, 339-402-
05, 339-402-08, 339-
402-11
207 & 209 W.

Crowther Ave USA Properties 0
340-273-25 1314 N. Angelina Dr.Church of the Blessed
Sacrament 64 1 11/22/2022 65
336-504-03 4861 Hamer Drive Hamer Drive ADU 0
336-404-03, 336-404-
14 832 Bastanchury Rd Bastanchury Road
ADU 1 6/20/2024 1
336-581-55 2438 Chippewa Ave.Chippewa Avenue ADU 1 2/15/2024 1 340-145-21 662 Heather Ave Heather Avenue ADU 1 11/6/2023 1 344-163-21 973 S. Melrose
Street Melrose Street ADU 0
339-294-08 134 Ruby Dr Ruby Drive ADU 1 11/30/2023 1
340-252-22 5142 Hamer Ln.Hamer Lane ADU 0
344-162-29 230 Rio Grande Ave.Rio Grande Avenue
ADU 0
340-132-15 1260 Venice Ave Venice Avenue ADU 1 6/27/2024 1 336-291-31 938 Brooklyn Ave Brooklyn Avenue ADU 0
336-355-08 731 Longfellow Dr.Longfellow Drive ADU 1 1/6/2025 1 336-452-17 919 Gehrig Ave.Gehrig Avenue ADU 1 6/24/2024 1 341-042-33 1409 Mesa Verde
Cir.

Mesa Verde Circle
ADU 1 6/11/2024 1
344-162-29 913 Tafolla St.Tafolla Street ADU 1 11/20/2023 1 7 Project Identifier Affordability by Household Incomes - Building Permits 158

339-352-06 402 Olive St.Olive Street ADU 1 6/26/2024 1
336-382-09 131 Jamaica Cir.Jamaica Circle ADU 1 2/28/2024 1 344-143-09 940 Cypress Ave.Cypress Avenue ADU 1 4/1/2024 1 341-501-01--341-501-
65 Alta Vista St. & Rose
Drive Vista Rose (Toll Bros)37 11/15/2023 37
344-131-11 803 W. La Jolla St.Wang Triplex 0
341-022-10 341-022-10 Vina Del Mar 0
341-433-34 412 N. Tidland Cir.Tidland Cir 0
341-431-48 1421 Cisneros Ln.Cisneros 0
341-431-01 1451 E. Howard Pl.Howard Pl 0
341-433-05 424 Nevin Pl.0
341-421-33 502 Gerhold Ln.Gerhold 0
341-433-23 406 Nevin Ln.0
340-202-13 642 Sunflower Ave.1 6/24/2024 1
344-124-08 617 Kansas Ave.0
336-432-35 1719 Kingston Rd.1 5/28/2024 1
344-281-35 1037 Avenida de Pio
Pico 0
336-423-01 1831 Canard Ave.1 9/11/2024 1
339-331-03 320 N. Placentia Ave.1 12/10/2024 1
344-121-13 638 Kansas Ave.1 2/25/2025 1
339-042-04 136 Orange Grove
Ave.1 1/21/2025 1
339-043-10 114 Primrose Ave.0
339-351-23 712 San Diego Lane 0
339-322-32 625 Sunrise St.0
340-145-46 620 Highlander Ave.0
339-121-24 1031 Oxford Dr.0
336-432-02 1732 Sierra Bonita
Dr.0
336-451-07 925 Cobb Ave.0
336-051-08 1614 Seville St.0
346-162-02 440 Jefferson St.Jefferson 0
346-172-11 1664 Vincente Ave.0
339-364-06 216 S. Melrose St.0
346-164-22, 346-164-
25, 346-164-26
443-455 S. Van
Buren St.Hudson 139 6/13/2024 139
336-361-48 605 Alcott Ave.1 2/18/2025 1
336-162-13 213 Koch Ave.1 6/17/2024 1
344-123-02 639 Missouri Ave.0
346-014-04 617 Maria Ave.1 1/13/2025 1
339-283-17 913 N. Bradford Ave.6/11/2024 0
336-174-11 2102 Carleton Cir.1 10/3/2024 1
336-355-24 736 Cooper Dr. 1 3/20/2024 1
339-391-14, 339-391-
15, 339-392-14, 339-
392-15
300,307,312,314
Baker St Mercy Housing 0
339-112-27 339-112-27 777 W. Orangethorpe
Ave 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
159

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 160

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
161

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 162

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 163

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 164

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 165

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 166

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 167

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 168

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 169

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 170

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 171

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 172

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 173

0 0
0 0
0 0
0 0
0 174

Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 11 12
Current APN Street Address Project Name+
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low-
Income
Deed
Restricted
Low-
Income
Non Deed
Restricted
Moderate-
Income
Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms of
readiness
0 0 64 0 9 0 552 625
346-331-32 1952 & 1958 E.

Veterans Way Veterans Way Toffoli 0
346-164-24 502 & 513 S. Van
Buren St.The Hudson Phase II 12 3/13/2024 12
339-021-11 420 Orchid Dr Orchid Drive ADU 0
339-321-05 604 N. Placentia Ave. Placentia Avenue ADU 0 343-691-06 1971-1988 Orchard
Dr HQT Townhomes 16 1/29/2024 16
344-162-20 967 Tafolla St Tafolla Street ADU 0
339-041-28 307 Orange Grove
Ave
Orange Grove Avenue
ADU 1 10/15/2024 1
341-493-33 1267 E. Runyon Pl Runyon Place ADU 1 5/30/2024 1 344-142-04 920 Arnold Dr Arnold Drive ADU 1 4/24/2024 1 336-483-25 1820 Cartlen Dr Cartlen Drive ADU 1 1/18/2023 1 346-172-25 17000 La Paloma
Ave
La Paloma Avenue
Homes 0
339-431-02, 339-431-
03, 339-431-04, 339-
431-05, 339-431-06,
339-401-08, 339-401-
09 505, 515, 523, 531,
535 W. Crowther
Ave, 407 Goetz Pl.,
409 Evelyn Pl.

Cenza (JPI)418 3/4/2024 418
346-181-19 1663 Oak St.Nick Rocco House 0
339-321-03 616 N. Placentia Ave Placentia Avenue ADU 0
339-402-05, 339-402-
05, 339-402-08, 339-
402-11
207 & 209 W.

Crowther Ave USA Properties 0
340-273-25 1314 N. Angelina Dr.Church of the Blessed
Sacrament 64 1 4/17/2024 65
336-504-03 4861 Hamer Drive Hamer Drive ADU 0
336-404-03, 336-404-
14 832 Bastanchury Rd Bastanchury Road
ADU 0
336-581-55 2438 Chippewa Ave.Chippewa Avenue ADU 1 12/4/2024 1 340-145-21 662 Heather Ave Heather Avenue ADU 1 3/11/2024 1 344-163-21 973 S. Melrose Street Melrose Street ADU 0
339-294-08 134 Ruby Dr Ruby Drive ADU 1 8/29/2024 1
340-252-22 5142 Hamer Ln.Hamer Lane ADU 0
344-162-29 230 Rio Grande Ave.Rio Grande Avenue
ADU 0
340-132-15 1260 Venice Ave Venice Avenue ADU 0
336-291-31 938 Brooklyn Ave Brooklyn Avenue ADU 0
336-355-08 731 Longfellow Dr.Longfellow Drive ADU 0
336-452-17 919 Gehrig Ave.Gehrig Avenue ADU 0
Affordability by Household Incomes - Certificates of Occupancy 10 Project Identifier
175

341-042-33 1409 Mesa Verde
Cir.

Mesa Verde Circle
ADU 0
344-162-29 913 Tafolla St.Tafolla Street ADU 0
339-352-06 402 Olive St.Olive Street ADU 0
336-382-09 131 Jamaica Cir.Jamaica Circle ADU 1 11/5/2024 1 344-143-09 940 Cypress Ave.Cypress Avenue ADU 0
341-501-01--341-501-
65 Alta Vista St. & Rose
Drive Vista Rose (Toll Bros)0
344-131-11 803 W. La Jolla St.Wang Triplex 0
341-022-10 341-022-10 Vina Del Mar 0
341-433-34 412 N. Tidland Cir.Tidland Cir 0
341-431-48 1421 Cisneros Ln.Cisneros 0
341-431-01 1451 E. Howard Pl.Howard Pl 0
341-433-05 424 Nevin Pl.0
341-421-33 502 Gerhold Ln.Gerhold 0
341-433-23 406 Nevin Ln.0
340-202-13 642 Sunflower Ave.0
344-124-08 617 Kansas Ave.0
336-432-35 1719 Kingston Rd.0
344-281-35 1037 Avenida de Pio
Pico 0
336-423-01 1831 Canard Ave.0
339-331-03 320 N. Placentia Ave.0
344-121-13 638 Kansas Ave.0
339-042-04 136 Orange Grove
Ave.0
339-043-10 114 Primrose Ave.0
339-351-23 712 San Diego Lane 0
339-322-32 625 Sunrise St.0
340-145-46 620 Highlander Ave.0
339-121-24 1031 Oxford Dr.0
336-432-02 1732 Sierra Bonita
Dr.0
336-451-07 925 Cobb Ave.0
336-051-08 1614 Seville St.0
346-162-02 440 Jefferson St.Jefferson 0
346-172-11 1664 Vincente Ave.0
339-364-06 216 S. Melrose St.0
346-164-22, 346-164-
25, 346-164-26
443-455 S. Van
Buren St.Hudson 105 9/17/2024 105
336-361-48 605 Alcott Ave.0
336-162-13 213 Koch Ave.1 12/10/2024 1
344-123-02 639 Missouri Ave.0
346-014-04 617 Maria Ave.0
339-283-17 913 N. Bradford Ave.0
336-174-11 2102 Carleton Cir.0
336-355-24 736 Cooper Dr. 1 8/1/2024 1
339-391-14, 339-391-
15, 339-392-14, 339-
392-15
300,307,312,314
Baker St Mercy Housing 0
339-112-27 339-112-27 777 W. Orangethorpe
Ave 0
0 0
0 0
0 0
0 0
0 0
0 0
0 176

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 177

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 178

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 179

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 180

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 181

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 182

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 183

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 184

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 185

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 186

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 187

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 188

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 189

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 190

0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 191

Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Streamlining Infill
Housing without Financial
Assistance or Deed
Restrictions
Term of Affordability
or Deed Restriction
13 14 15 16 17 18 19 20 21 22 23 24
Current APN Street Address Project Name+
How many of
the units were
Extremely Low
Income?
Please select the
state streamlining
provision the
project was

APPROVED
pursuant to. (may
select multiple)
Infill Units?
Y/N+
Assistance Programs
for Each Development
(may select multiple -
see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable without
financial assistance or deed
restrictions, explain how the
locality determined the units
were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable in
perpetuity enter 1000)+
Number of
Demolished/Destroye
d Units
Demolished or
Destroyed
Units
Demolished/D
estroyed Units
Owner or
Renter
Total Density Bonus Applied
to the Project (Percentage
Increase in Total Allowable
Units or Total Maximum
Allowable Residential Gross
Floor Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the incentives,
concessions,
waivers, and
modifications
(Excluding Parking
Waivers or Parking
Modifications)
Did the project receive a
reduction or waiver of
parking standards?
(Y/N)
0 0
346-331-32 1952 & 1958 E.

Veterans Way Veterans Way Toffoli NONE N
346-164-24 502 & 513 S. Van
Buren St.The Hudson Phase II NONE Y
339-021-11 420 Orchid Dr Orchid Drive ADU NONE Y Other Other 339-321-05 604 N. Placentia
Ave.Placentia Avenue ADU NONE Y Other Other
343-691-06 1971-1988 Orchard
Dr HQT Townhomes NONE Y
344-162-20 967 Tafolla St Tafolla Street ADU NONE Y Other Other 339-041-28 307 Orange Grove
Ave
Orange Grove Avenue
ADU NONE Y Other Other
341-493-33 1267 E. Runyon Pl Runyon Place ADU NONE Y Other Other 344-142-04 920 Arnold Dr Arnold Drive ADU NONE Y Other Other 336-483-25 1820 Cartlen Dr Cartlen Drive ADU NONE Y Other Other 346-172-25 17000 La Paloma
Ave
La Paloma Avenue
Homes NONE Y
339-431-02, 339-
431-03, 339-431-04,
339-431-05, 339-
431-06, 339-401-08,
339-401-09
505, 515, 523, 531,
535 W. Crowther
Ave, 407 Goetz Pl.,
409 Evelyn Pl.

Cenza (JPI)0 NONE Y
346-181-19 1663 Oak St.Nick Rocco House NONE Y
339-321-03 616 N. Placentia Ave Placentia Avenue ADU NONE Y Other Other 339-402-05, 339-
402-05, 339-402-08,
339-402-11
207 & 209 W.

Crowther Ave USA Properties NONE Y Other Other
340-273-25 1314 N. Angelina Dr.Church of the Blessed
Sacrament NONE Y Other Other Deed-restricted senior housing 336-504-03 4861 Hamer Drive Hamer Drive ADU NONE Y Other Other 336-404-03, 336-
404-14 832 Bastanchury Rd Bastanchury Road
ADU NONE Y Other Other
336-581-55 2438 Chippewa Ave.Chippewa Avenue
ADU NONE Y Other Other
340-145-21 662 Heather Ave Heather Avenue ADU NONE Y Other Other 344-163-21 973 S. Melrose
Street Melrose Street ADU NONE Y Other Other
339-294-08 134 Ruby Dr Ruby Drive ADU NONE Y Other Other 340-252-22 5142 Hamer Ln.Hamer Lane ADU NONE Y Other Other 344-162-29 230 Rio Grande Ave.Rio Grande Avenue
ADU NONE Y Other Other
340-132-15 1260 Venice Ave Venice Avenue ADU NONE Y Other Other 336-291-31 938 Brooklyn Ave Brooklyn Avenue ADU NONE Y Other Other 336-355-08 731 Longfellow Dr.Longfellow Drive ADU NONE Y Other Other 336-452-17 919 Gehrig Ave.Gehrig Avenue ADU NONE Y Other Other 341-042-33 1409 Mesa Verde
Cir.

Mesa Verde Circle
ADU NONE Y Other Other
344-162-29 913 Tafolla St.Tafolla Street ADU NONE Y Other Other 339-352-06 402 Olive St.Olive Street ADU NONE Y Other Other 336-382-09 131 Jamaica Cir.Jamaica Circle ADU NONE Y Other Other 344-143-09 940 Cypress Ave.Cypress Avenue ADU NONE Y Other Other 341-501-01--341-
501-65
Alta Vista St. & Rose
Drive Vista Rose (Toll Bros)NONE Y
344-131-11 803 W. La Jolla St.Wang Triplex NONE Y
341-022-10 341-022-10 Vina Del Mar NONE Y
341-433-34 412 N. Tidland Cir.Tidland Cir NONE Y
341-431-48 1421 Cisneros Ln.Cisneros NONE Y
341-431-01 1451 E. Howard Pl.Howard Pl NONE Y
341-433-05 424 Nevin Pl.NONE Y
341-421-33 502 Gerhold Ln.Gerhold NONE Y
341-433-23 406 Nevin Ln.NONE Y
340-202-13 642 Sunflower Ave.NONE Y Other Other
344-124-08 617 Kansas Ave.NONE Y Other Other
336-432-35 1719 Kingston Rd.NONE Y Other Other
344-281-35 1037 Avenida de Pio
Pico NONE Y Other Other
336-423-01 1831 Canard Ave.NONE Y Other Other
339-331-03 320 N. Placentia
Ave.NONE Y Other Other
344-121-13 638 Kansas Ave.NONE Y Other Other
339-042-04 136 Orange Grove
Ave.NONE Y Other Other
339-043-10 114 Primrose Ave.NONE Y Other Other
339-351-23 712 San Diego Lane NONE Y Other Other
339-322-32 625 Sunrise St.NONE Y Other Other
340-145-46 620 Highlander Ave.NONE Y Other Other
339-121-24 1031 Oxford Dr.NONE Y Other Other
336-432-02 1732 Sierra Bonita
Dr.NONE Y Other Other
336-451-07 925 Cobb Ave.NONE Y Other Other
336-051-08 1614 Seville St.NONE Y Other Other
346-162-02 440 Jefferson St.Jefferson NONE Y
346-172-11 1664 Vincente Ave.NONE Y
339-364-06 216 S. Melrose St.NONE Y
346-164-22, 346-
164-25, 346-164-26
443-455 S. Van
Buren St.Hudson NONE Y
336-361-48 605 Alcott Ave.NONE Y Other Other
336-162-13 213 Koch Ave.NONE Y Other Other
344-123-02 639 Missouri Ave.NONE Y Other Other
346-014-04 617 Maria Ave.NONE Y Other Other
339-283-17 913 N. Bradford Ave.NONE Y Other Other
336-174-11 2102 Carleton Cir.NONE Y Other Other
336-355-24 736 Cooper Dr. NONE Y Other Other
Housing with Financial Assistance
and/or Deed Restrictions Demolished/Destroyed Units Density BonusProject Identifier 192

339-391-14, 339-
391-15, 339-392-14,
339-392-15
300,307,312,314
Baker St Mercy Housing NONE Y Other DB 55 0 35.0%
3 Development
Standards Modification Yes
339-112-27 339-112-27 777 W. Orangethorpe
Ave NONE Y
193

194

Agenda Item No: 2.a

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Kiana Louie
From: City Administrator
Subject:

Public Hearing and Consideration of Proposed Programs and Activities to be Submitted to the County of Orange for Community Development Block Grant (CDBG) Funding for Fiscal Year 2025-26
Financial Impact:

Fiscal Impact:

Community Development Block Grant (CDBG) funds in the amount of $533,305 are to be received for Fiscal Year 2025-26 to support proposed programs. No impact to the City's General Fund.

Summary:

The Federal Housing and Community Development Act of 1974 provides Community Development Block Grant (CDBG) funds for projects that promote the development of viable urban communities by providing suitable living environments for persons of low and moderate income. As a Metropolitan City, the City of Placentia does not compete with 11 other County cities to apply and receive CDBG funds through the County of Orange (“County”). The amount of CDBG funding received by the City is established and provided directly by the U.S.

Department of Housing and Urban Development (HUD) via the County. The funding allocation varies from year to year; therefore, the funding allocation will be presented to the City Council on an annual basis.

For Fiscal Year (“FY”) 2025-26, the anticipated funding amount is $533,305, of which the City will receive $498,063 directly. Eligible funding programs and activities must adhere to National Objectives established by HUD and the County’s Consolidated Plan. The program and projects must achieve a specified performance outcome, such as improving accessibility through the removal of physical barriers or promoting livable and viable neighborhoods by providing a benefit to low to moderate-income residents. This action will conduct a public hearing on the proposed programs and activities and authorize the Interim City Administrator, or his designee, to submit the application to the County to receive CDBG funds for the programs and activities described herein.

Recommendation:

Recommended Action: It is recommended that the City Council take the following actions:

1. Open the Public Hearing to consider proposed programs and activities for the Community Development Block Grant Funding for Fiscal Year 2025-26; and 195

CDBG ALLOCATION TO THE CITY OF PLACENTIA
Activity Program Allocation

Housing Needs

Housing Rehabilitation Program
Facade Improvement Program
$52,500
$176,679
Public
Facilities/Non-
Housing
Rehabilitation
Sidewalk, Curb, and Gutters (ADA Improvements)
Pedestrian Accessibility Improvements $180,778

2. Receive the Staff report, consider all public testimony, ask any questions of Staff; and

3. Close the Public Hearing; and

4. Authorize the Interim City Administrator to submit an application to the County of Orange to receive CDBG Funds to support public service programs, public facilities improvements, housing rehabilitation needs, and administrative expenses for Fiscal Year 2025-26; and

5. Authorize the Interim City Administrator to execute all necessary documents, in a form approved by the City Attorney.

Strategic Plan Statement:

This item is consistent with the City Council-approved 5-Year Strategic Goal to Ensure Long- Term Fiscal Sustainability, under Objective #1.4, which is to protect and preserve existing economic development/property nodes throughout the City to maximize revenue opportunities.

This item is also consistent with the Goal to Improve City Beautification, under Objective #6.5, which is to examine beautification opportunities in disadvantaged areas per the General Plan.

Discussion:

The Federal Housing and Community Development Act of 1974 provides CDBG funds for projects that promote the development of viable urban communities by providing suitable living environments for persons of low and moderate income. As a Metropolitan City, the City does not compete with 11 other County cities to apply and receive CDBG funds through the County.

The City’s funding allocation will be established annually by HUD.

Eligible programs and activities must adhere to the established performance objectives established by HUD and conform to the priority levels set by the County. This includes creating a suitable living environment that benefits communities, families, or individuals who are from designated low to moderate-income areas of the city. Projects must also achieve specified performance outcomes, such as improving accessibility through the removal of physical barriers or promoting livable and viable neighborhoods by providing a benefit to low to moderate-income residents.

As indicated in the chart below, the CDBG amount of $498,063 will be allocated to the City and will serve as a direct offset and/or supplement to the General Fund for specific programs and activities that support viable urban communities. The remaining $35,242 will be provided to the County to cover costs related to the preparation of the Annual Action Plan (AAP), Consolidated Annual Performance and Evaluation Report (CAPER), and other administrative costs.

196

Public Services
(Mandated 15% of
CDBG Funds)
Senior Services Salaries (Lunch Program)
Public Services Salaries (Neighborhood Services)
.
$21,000
$31,864

Administration -
City
Senior Management Analyst - Economic Development Salary for Administering CDBG Programs $35,242
Total CDBG Allocation to the City $498,063
Activity Program Allocation

CDBG ALLOCATION TO THE COUNTY OF ORANGE
Activity Program Allocation
Administration -
County County Staff - Maximum HUD Allocation $35,242
Total CDBG Allocation to the County $35,242
TOTAL CDBG FUNDING ALLOCATION $533,305

Program Activities

Housing Needs: The goal is to preserve and rehabilitate existing ownership housing stock.

Due to the large percentage of the City's housing stock exceeding 50 years of age, measures must be taken to preserve the quality and livability of existing residential units. Many of these housing units are owned by low-moderate income persons, often elderly or disabled residents, who are unable to adequately care for their homes. Minor exterior rehabilitation efforts are often necessary to provide exterior repairs, weatherization, or clean-up improvements to maintain the quality of living conditions or for health and safety issues.

In addition, the Façade Improvement Program will be implemented in an effort to remove blight and provide for the expansion of the City’s tax base through the use of CDBG funds for eligible façade improvements to local businesses. The funds can be used for exterior improvements among the aging commercial buildings in the Old Town Placentia area. The program will be designed to promote Placentia as a positive venue for quality business, incentivize business improvements and attraction to enhance local economic growth, and ensure that government regulations promote a favorable business climate.

Public Facilities/Non-Housing Rehabilitation: The goal of this activity is to provide adequate ADA accessibility among identified public areas in the city. Title II of the Americans with Disabilities Act (ADA) requires all public entities to give individuals with disabilities an equal opportunity to benefit from all of their programs, services, and activities. Several of Placentia's sidewalks, curbs, and gutters, constructed prior to the enactment of ADA in 1990, require rehabilitation to remove any existing physical barriers. On May 7, 2024, the City Council awarded a contract to Disability Access Consultants (DAC) to develop an ADA Self Evaluation and Transition Plan within a 12-month time frame. As part of their scope of work, 197

DAC is currently performing field investigations of the City’s right-of-way to identify obstacles limiting accessibility, describe methods to improve accessibility, and recommend a schedule for achieving ADA compliance as mandated by the ADA and State of California Access codes.

Once the Transition Plan is completed, the City will utilize the scheduled improvements to develop a bid package to advertise for construction of these ADA curb ramp improvements.

Since this is still an ongoing study, the City will also utilize its current inventory of areas that have been identified in need of ADA improvements and continue to highly prioritize the need to provide adequate ADA accessibility in public areas.

Public Services: HUD requires 15% of the total CDBG funding allocation to be designated to public services. Based upon the community needs and HUD requirements, there is a high priority need to continue to support public services for senior and youth populations. The City's continuing Senior Lunch Program provides a local community benefit to the senior and disabled population by providing daily nutritional meals supplemented by much-needed social interaction. The program serves an average of 450 lunches a month to senior and disabled residents in Placentia and the surrounding communities. The majority of attendees are over the age of 65, live alone, and are considered low-income. The City also provides several Neighborhood Services programs, including free food distribution and human services referrals in areas designated as low-to-moderate income. These Neighborhood Services programs ensure that comprehensive and coordinated resources are available to support family needs.

Administrative Costs: HUD approves the allocation of 20% of the total CDBG funding for administrative costs. Per the current agreement with the County of Orange, the 20% will be equally divided between the City and the County. The County will file on behalf of the City, several HUD-mandated reports, including the Annual Action Plan (AAP), Consolidated Annual Performance and Evaluation Report (CAPER), Analysis of Impediments (AI), Citizen Participation Plan (CPP), and the Integrated Disbursement and Information System (IDIS) management. The City’s administrative costs will be for the monitoring and reporting of the programs and activities. Administrative costs will specifically be for the submittal of quarterly expenditure reports, financial activity, contracts, and a summary of accomplishments for each of the programs and activities.

Fiscal Impact Summary:

Fiscal Impact:

Submittal of the proposed CDBG program and activities to the County will have a positive financial impact. The City will receive approximately $498,063 of the anticipated total amount of $533,305 in CDBG-allocated funds for FY 2025-26 for the implementation of specific programs and activities that will have a positive impact on our community. 198

Agenda Item No: 2.b

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Andrew Gonzales
From: Development Services
Subject:

Request for consideration of Planning Commission's Denial of Ordinance No. 2025-02 Amending Specific Plan No. 5 (SP-5) to Reduce the Minimum Residential Density from 65 to 15 Dwelling Units per Acre on Parcel No. 9
Financial Impact:

Fiscal Impact:

None.

Summary:

On February 11, 2025, the Planning Commission held a public hearing to review Zoning Code Amendment No. 2024-01 (ZCA 2024-01), which proposes reducing the minimum residential density for Parcel No. 9 within Specific Plan 5 (SP-5) from 65 dwelling units per acre to 15 dwelling units per acre. After reviewing the staff report, public testimony, and project details, the Planning Commission, by majority vote, recommended denial of the amendment.

According to the applicant, Gilad Ganish, the change is necessary to maintain flexibility in future land use planning. The City Council previously approved a five-story, 248-unit mixed- use development at 776 S. Placentia Avenue and 777 W. Orangethorpe Avenue, which remains unchanged. The proposed density reduction aims to ensure adaptability to market conditions, infrastructure constraints, and community needs.

Pursuant to Placentia Municipal Code (PMC) Chapter 23.96, the City Council is now holding a public hearing to consider the request and determine final action on the proposed amendment.

The request aligns with the City’s General Plan goals for economic revitalization, housing diversity, and sustainable urban development, while providing greater flexibility for future development on Parcel No. 9.

Recommendation:

Recommended Action: It is recommended that the City Council take the following actions:

1. Open Public Hearing, concerning Zoning Code Amendment No. ZCA 2024-01; and

2. Receive the Staff Report and consider all Public Testimony; and

3. Close the Public Hearing; and

4. Adopt Ordinance O-2025-02, An Ordinance of the City Council of the City of Placentia, California, finding that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in Title 14 CCR Section 15061(b)(3) and the City of Placentia Environmental Guidelines, and waive full reading, by title only, and 199

introduce for first reading Ordinance No. O-2025-02, an Ordinance of the City Council of the City of Placentia, approving Zoning Code Amendment No. 2024-01, making findings of approval for amending Placentia Municipal Code Chapter 23.105, Specific Plan 5, revising Section 23.105.050, "Permitted Uses for Parcels 9 and 11", by reducing the minimum residential density requirement from 65 dwelling units per acre to 15 dwelling units per acre.

Alternative to Recommendation 4:

A. Modify Draft Ordinance No. O-2025-02 to reflect a lower or higher minimum residential density requirement; or
B. Do not adopt Draft Ordinance No. O-2025-02, which would keep the minimum residential density requirement at 65 dwelling units per acre.

Strategic Plan Statement:

This item is consistent with the City Council approved 5-Year Strategic Goal to achieve:

Implementation of Housing Element Strategies, Objective Number 3.10. This agenda item relates to housing and may create opportunities for the development of more housing in the City, including a mix of housing at various price points.

Discussion:

Zoning Compliance Analysis

Site Development Standards

The reduction in residential density for Parcel No. 9 will not impact the previously approved development project, which was reviewed and approved by the City Council at its September 3, 2024, public hearing. The approved project, which consists of a five-story building with 248 residential units, up to 3,000 square feet of ground-floor commercial retail, and a six-level parking structure, will proceed as planned under the development standards established as part of Specific Plan Amendment No. SPA 2021-01. The proposed amendment to reduce the minimum residential density requirement for Parcel No. 9 is intended to provide greater flexibility for future land use planning but does not alter the entitlements granted for the approved project.

Although the original SP-5 zoning did not permit the approved development, the City Council's adoption of SPA 2021-01, GPA 2022-01, and DPR 2021-02 established a regulatory framework that allows the project to move forward. The proposed reduction in residential density for Parcel No. 9 does not affect the approved project's compliance with these new standards.

Other Departments Concerns and Requirements

As Zoning Code Amendment No. ZCA 2024-01 pertains solely to the minimum residential density requirement for Parcel No. 9, departmental concerns and requirements related to project-specific development impacts do not apply to this request. The Divisions of Planning and Building, Public Works Department, Police Department, and Fire and Life Safety Department previously reviewed the approved mixed-use development project and provided comments addressing infrastructure capacity, public safety, traffic circulation, and other operational considerations. However, these concerns were specific to the development project 200

approved by the City Council on September 3, 2024, and are not applicable to the standalone zoning amendment requested under ZCA 2024-01.

ISSUES ANALYSIS:

Consistency with the General Plan

The General Plan features policies that promote the reinvestment of underutilized properties.

The proposed zoning amendment is consistent with the following Land Use Element, Economic Element, and Housing Element goals, actions, programs, and policies of the General Plan:

Land Use Element

Policy LU-2.1: Where residential/commercial Mixed-Use is permitted ensure compatible integration of adjacent uses to minimize conflicts through site planning, development standards, and architectural compatibility.

The proposed ZCA to modify the minimum residential density for Parcel No. 9 aligns with the City’s vision for land use flexibility and sustainable growth. By eliminating the minimum density requirement while maintaining the approved maximum density, the amendment allows for adaptable development options that respond to market conditions, infrastructure capacity, and community needs. This change enhances compatibility with surrounding land uses, which include light industrial, hospitality, and commercial developments, by providing greater flexibility for future residential and mixed-use projects. Additionally, the amendment supports the City's long-term planning efforts by ensuring that new developments can be appropriately scaled while still promoting walkability, multimodal transportation, and economic revitalization.

The proposed modification to the minimum density standard aligns with the General Plan’s Land Use Element by allowing greater adaptability in land use decisions, ensuring that future projects contribute positively to the neighborhood’s character and the City’s overall growth strategy.

Housing Element

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.

The proposed ZCA to modify the minimum residential density enhances development flexibility by allowing for a broader range of housing options that can better respond to market conditions and community needs. By removing the minimum density requirement while maintaining the approved maximum density, the amendment ensures that future residential projects on Parcel No. 9 can be appropriately scaled to accommodate various housing types and market demands. This change aligns with the City's long-term planning goals by supporting housing diversity, smart growth principles, and adaptability in land use decisions.

Additionally, it allows for greater integration of residential uses within a mixed-use framework, promoting walkability, connectivity, and compatibility with surrounding developments while reinforcing the City's commitment to sustainable urban growth and revitalization.

Land Use Compatibility

201

Given the City Council's approval of the mixed-use development project and its determination that the project is compatible with the surrounding area, the proposed ZCA is consistent with the City Council’s previous findings that the development will positively contribute to the revitalization of the site and surrounding community. It can be seen that the ZCA introduces optional housing and commercial opportunities in alignment with the City’s economic and land use goals.

CEQA

This ZCA is exempt from the California Environmental Quality Act (CEQA) because it can be seen with certainty that there is no possibility that this amendment may have a significant adverse effect on the environment. The ZCA to reduce the minimum residential density would not approve any development project or other physical change to the environment. Therefore, the adoption of this ZCA is exempt from the requirements of CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines.

CITY COUNCIL HOUSING, COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE

On Wednesday, February 5, 2025, the City Council Housing, Community and Economic Development (HCED) Committee convened to discuss Zoning Code Amendment No. ZCA 2024-01. City staff provided an in-depth overview of the proposed amendment to Specific Plan 5 (SP-5), detailing the applicant’s request to reduce the minimum residential density requirement from 65 dwelling units per acre to 15 dwelling units per acre for Parcel No. 9. The Committee engaged in a comprehensive discussion on the merits of the request and posed several questions to city staff to gain a thorough understanding of the rationale behind the proposed change.

The applicant, Gilad Ganish, addressed the Committee, explaining that external legal challenges against the approved project had created financial uncertainty. He noted that the request for a lower minimum density was driven by anticipated costs, including litigation expenses, rising material prices, and evolving market demands.

While the HCED Committee initially questioned the proposed density reduction, further discussion led to a consensus that eliminating the minimum density requirement altogether would provide the applicant with the greatest flexibility while preserving the maximum density entitlement previously approved by the City Council. As a result, the Committee expressed support for removing the minimum density requirement while maintaining the approved maximum density limit.

Although the applicant proposed a minimum residential density of 15 dwelling units per acre, city staff concurs with the HCED Committee’s recommendation and supports eliminating the minimum density.

PLANNING COMMISSION

On February 11, 2025, the Planning Commission held a public hearing to review ZCA 2024-

01. Following deliberation, the Commission denied the amendment, citing concerns over frequent modifications to approved development plans, the potential precedent for lower densities, and the long-term impact on the City's housing goals. Commissioners expressed reservations that reducing the minimum residential density could lead to a pattern of ongoing 202

amendments, potentially undermining the City's strategic planning efforts and the original intent of the Specific Plan 5 amendment.

Public testimony further influenced the Commission’s decision, with concerns raised regarding lost commercial revenue, parking and safety issues, and the risk of prolonged vacancies in the ground-floor commercial space. Despite staff support for the amendment, the Commission determined that maintaining the previously established density range of 65 to 95 dwelling units per acre was more appropriate for long-term land use stability and consistency with prior Council actions.

PUBLIC NOTIFICATION

Legal notice was published in the Placentia News-Times on March 6, 2025. Notices were sent to property owners of record within a 300-foot radius of the subject property, posted at the Civic Center on March 6, 2025. As of March 13, 2025, staff has not received any additional written or verbal correspondence from adjacent property owners expressing support or opposition beyond the concerns previously raised during the Planning Commission public hearing.

CONCLUSION

The proposed ZCA aligns with the City’s General Plan and the PMC, reinforcing the City's vision for sustainable growth, economic revitalization, and urban enhancement. The General Plan serves as a comprehensive blueprint for balanced development, ensuring the seamless integration of residential, commercial, and public spaces while prioritizing infrastructure efficiency, environmental sustainability, and community well-being.

This ZCA is consistent with the City Council’s prior approval of a mixed-use project for the site, facilitating the revitalization of an underutilized property and fostering a more dynamic and connected urban environment. By adhering to the established development framework within the General Plan and PMC, the ZCA advances smart growth principles, promotes economic sustainability, and enhances high-quality urban living, ensuring its alignment with the City's long-term planning objectives.

RECOMMENDATION

Staff recommends that the City Council adopt Ordinance O-2025-02 approving ZCA 2024-01, making findings of approval to amend Placentia Municipal Code Chapter 23.105, Specific Plan 5, revising Section 23.105.050, "Permitted Uses for Parcels 9 and 11", by reducing the minimum residential density requirement from 65 dwelling units per acre to 15 dwelling units per acre.

Alternatives to Staff's Recommendation:

A. Modify Draft Ordinance No. O-2025-02 to reflect a lower or higher minimum residential density requirement; or
B. Do not adopt Draft Ordinance No. O-2025-02, which would keep the minimum residential density requirement at 65 dwelling units per acre.

If Alternative A is chosen, City Council could approve a motion to update the Draft Ordinance with a different minimum residential density requirement, for instance, the minimum density 203

could be 0 units per acre, 30 units per acre, 45 units per acre, etc. The Ordinance would be scheduled for Second Reading and adoption on Consent Calendar at the next regular meeting.

If Alternative B is chosen, City Council would be approving a motion to deny Ordinance No. O- 2025-02.

The minimum density requirement chosen by City Council, along with the established maximum density of 95 units per acre, will set the parameters for future development of the site, if the entitled project is modified or a new entitlement is submitted.

Fiscal Impact Summary:

Fiscal Impact:

ZCA 2024-01 will not result in any immediate fiscal impacts as it does not alter the previously approved development for Parcel No. 9 within Specific Plan 5 (SP-5). The five-story, 248-unit mixed-use project with ground-floor commercial space and a six-level parking structure, which was approved by the City Council, remains unchanged and will proceed under the existing entitlements.

Since the amendment only modifies the minimum residential density requirement—lowering it from 65 dwelling units per acre to 15 dwelling units per acre—it does not affect the approved land use, project scope, or anticipated revenue streams, such as property taxes, sales taxes, or development impact fees. Additionally, no changes are being made to the developer ’s financial obligations related to public improvements, infrastructure contributions, or other fees previously established as conditions of approval.

While the amendment provides greater flexibility for future land use planning, it does not trigger new expenditures or revenue adjustments for the City. Therefore, at this time, the adoption of ZCA 2024-01 is expected to be fiscally neutral with no immediate financial consequences for the City’s General Fund or other revenue sources.

Attachments

1. Ordinance_O-2025-02_ZCA_2024-01.docx

2. Minutes February 11, 2025 FINAL DRAFT.docx

3. ZCA PC Reso No. 2025-01- PC Denial.docx

4. PC Staff Report February 11, 2025.pdf
204

Ordinance O-2025-02

ORDINANCE NO. O-2025-02

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

PLACENTIA, CALIFORNIA, TO FINDING THAT THE PROJECT IS

CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) SET FORTH IN TITLE 14
CCR § 15061(B)(3) AND THE CITY OF PLACENTIA ENVIRONMENTAL

GUIDELINES, AND WAIVE FULL READING, BY TITLE ONLY, AND
INTRODUCE FOR FIRST READING ORDINANCE NO. O-2025-02, AN

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLACENTIA, APPROVING ZONING CODE AMENDMENT NO. 2024-01, MAKING

FINDINGS OF APPROVAL FOR AMENDING PLACENTIA MUNICIPAL
CODE CHAPTER 23.105, SPECIFIC PLAN 5, REVISING SECTION

23.105.050, "PERMITTED USES FOR PARCELS 9 AND 11", BY

REDUCING THE MINIMUM RESIDENTIAL DENSITY REQUIREMENT
FROM 65 DWELLING UNITS PER ACRE TO 15 DWELLING UNITS
PER ACRE.

City Attorney’s Summary
This Ordinance would result in an amendment to Specific Plan No. 5 of the City of Placentia modifying Chapter 23.105, Specific Plan No. 5 (SP-5), Section 23.105.050, to reduce the minimum residential density from 65 to 15 dwelling units per acre on Parcel No. 9, that will impact the property located at 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue (APN 339-112-27).

WHEREAS,the City of Placentia wishes to amend the City of Placentia Municipal Code (PMC) by modifying Chapter 23.105, SP-5, to modify Section 23.105.050, Permitted Uses for Parcels 9 and 11, and reduce the minimum residential density from 65 to 15 dwelling units per acre on Parcel No. 9, that said amendment to the specific plan and municipal code will not be detrimental to the health, safety, or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the city; injurious to property or improvements within the neighborhood or within the city; nor consistent with the latest adopted General Plan for property located on an approximately 2.72-acre site along north of W. Orangethorpe Avenue, east of S.

Placentia Avenue, and adoption of this ZCA is exempt from the requirements of CEQA pursuant to Section 15061(b)(3) of the CEQA Guideline and the City of Placentia Environmental Guidelines; and
WHEREAS,on or about February 11, 2025, the Planning Commission of the City of Placentia conducted, and concluded, a duly noticed public hearing, as required by law, and recommended that the City Council of the City of Placentia deny Zoning Code Amendment No. 2024-01; and
205

Ordinance O-2025-02

WHEREAS, on February 17, 2025, in accordance with Placentia Municipal Code (PMC) Chapter 23.96, a City Councilmember submitted a request for the City Council’s consideration of the Planning Commission’s denial of Zoning Code Amendment (ZCA) 2024-01; and
WHEREAS, in accordance with PMC Section 23.96.050(b), a public hearing was scheduled for the City Council to review the request and render a final determination on the proposed ZCA; and
WHEREAS,the City of Placentia provided notice of the City Council’s public hearing in accordance with California Government Code Section 65090 and the City of Placentia Municipal Code Section 23.96.030; and
WHEREAS,on March 18
th, 2025, the City Council of the City of Placentia held a duly noticed public hearing at which time it considered all evidence presented, whether written or oral; and
WHEREAS,all other prerequisites to the adoption of this resolution have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF PLACENTIA DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. In all respects as set forth in the Recitals of this Ordinance.

SECTION 2. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase in this Ordinance or any part thereof is for any reason held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof irrespective of the fact that any one (1) or more subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared unconstitutional, or invalid, or ineffective, provided the basic purposes of this Ordinance and the benefits to the City and the public are not substantially impaired.

SECTION 3. CEQA. The City has complied with the requirements of CEQA and the City of Placentia Environmental Guidelines. In adopting Ordinance No. O-2025-02, the City Council finds that the ZCA is exempt from the requirements of CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines and the Environmental Guidelines of the City of Placentia.

SECTION 4. The City Council hereby amends the City of Placentia Municipal Code by modifying Chapter 23.105, Specific Plan No. 5 (SP-5), as set forth in Attachment “A”, attached hereto and by this reference made a part hereof. 206

Ordinance O-2025-02

SECTION 5. The City Council finds, in accordance with the requirements of Section 23.96.040 (“Amendments”) of the Placentia Municipal Code, that the proposed amendment to the municipal code will not be detrimental to the health, safety or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the city, and that it will not be injurious to property or improvements within the neighborhood or within the city. The City Council also finds that the amendment is consistent with the latest adopted General Plan.

SECTION 6. Effective Date. This Ordinance shall take effect on the 31st day after adoption.

SECTION 7. Certification. The City Clerk shall certify the passage of this ordinance and shall cause the same to be entered in the book of original ordinances of said City; shall make a minute passage and adoption thereof in the records of the meeting at which time the same is passed and adopted; and shall, within fifteen (15) days after the passage and adoption thereof, cause the same to be published as required by law, in a publication of general circulation.

INTRODUCED at a regular meeting of the City Council of the City of Placentia held on the 18th day of March 2025.

PASSED, APPROVED AND ADOPTED this 1
st day of April 2025.

Kevin Kirwin, Mayor
ATTEST:
_________________________________
Robert S. McKinnell, City Clerk

STATE OF CALIFORNIA

COUNTY OF ORANGE
I, Robert S. McKinnell, City Clerk of the City of Placentia, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Placentia, held on the 18th day of March 2025 and adopted at a regular meeting of the City Council of the City of Placentia, held on the 1st day of April 2025 by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:
207

Ordinance O-2025-02

ATTEST:
_______________________________
Robert S. McKinnell, City Clerk
APPROVED AS TO FORM:
________________________________
Christian L. Bettenhausen, City Attorney
ATTACHMENT A:Amendment to Chapter 23.105, Specific Plan 5 208

Ordinance O-2025-02

ATTACHMENT “A”
Amendment to Chapter 23.105, Specific Plan 5, Section 23.105.050 § 23.105.050. Permitted uses for parcels 9 and 11.

The purpose of these parcels is to provide a site for motor vehicle dealerships, and for other selected other commercial uses. Hospitality uses listed in Section 23.105.030 shall be permitted. General retail, financial, office, medical, and restaurant uses including drive-through facilities listed in Section 23.105.030 shall be permitted. On Parcel 9, a mixed-use project with up to 248 units shall be permitted at a density range of 65 15 minimum to 95 maximum dwelling units per acre.
(Ord. 95-O-118, 1995; Ord. O-2019-05 § 3, 2019; Ord. O-2024-05, 2024) 209

Placentia Planning Commission Meeting Minutes February 11, 2025

PLACENTIA PLANNING COMMISSION

MINUTES

REGULAR MEETING
February 11, 2025
6:30 p.m. – City Council Chambers
401 E. Chapman Avenue, Placentia, CA
CALL TO ORDER: Commissioner/Chair Perez called the meeting to order at 6:35 p.m.

ROLL CALL:

PRESENT:Commissioner Guerrero, Navarro, Rocke, Perez
ABSENT: Commissioner Evans, Ingalls
STAFF PRESENT:

Assistant City Attorney Kristi J. Smith, Director of Development Services Joseph Lambert, Associate Planner Lesley Whitaker, Planning Technician Sen Liyanage, Deputy Director of Public Works Gabriel Gabany-Guerrero, Administrative Assistant Margie McCoy PLEDGE OF ALLEGIANCE: Commissioner Guerrero
Chair Perez and Director Lambert welcomed new Planning Commissioner Juan Guerrero to the meeting and highlighted his extensive past experience as a Planning Commissioner for the City of La Habra.

ORAL COMMUNICATIONS: None
CONSENT CALENDAR:

1.Minutes
Placentia Planning Commission Regular Meeting of:

November 12, 2024
Recommended Action: Approve
(Approved 3-0-1-2 as recommended)
Motion by Rocke second by Navarro and carried on a (3-0-1-2) vote to approve the Consent Calendar.

Ayes:Navarro, Rocke, Perez
Noes:None
Abstain: Guerrero

Absent: Evans, Ingalls
PUBLIC HEARING:

1. Applicant:Gilad Ganish, on behalf of Orangethorpe Investment Partners, LLC
Project Location:776 S. Placentia Avenue and 777 W.

Orangethorpe Avenue (APN 339-112-27)
210

Placentia Planning Commission Meeting Minutes February 11, 2025 ZONING CODE AMENDMENT (ZCA) NO. 2024-01 AMENDING CHAPTER

23.105, SPECIFIC PLAN NO. 5, SECTION 23.105.050, PERMITTED USES FOR PARCELS 9 AND 11, BY MODIFYING THE MINIMUM RESIDENTIAL DENSITY OF PARCEL NO. 9 FROM 65 DWELLING UNITS PER ACRE TO 15 DWELLING UNITS PER ACRE PER ACRE ON PROPERTY LOCATED AT 776 S. PLACENTIA AVENUE AND 777 W. ORANGETHORPE AVENUE (APN 339-112-27)
Recommended Action: Approve
Chair Perez opened the public hearing at 6:50 p.m.

Director Lambert presented the Staff Report, stating that this item is a Zoning Code Text Amendment and is a request to modify the minimum residential density of parcel 9 of Specific Plan 5 from 65 dwelling units per acre to 15 units per acre. Approximately 5 months ago, the City Council reviewed and approved a Mixed-Use development on parcel 9 of Specific Plan 5, 776 S. Placentia Avenue, also known as 777 W. Orangethorpe Avenue. The Planning Commission recommendation on the development and the Specific Plan Amendment was denial. However, ultimately it was approved by City Council and that approved project includes development of a 5-story 248-unit residential building with ground floor commercial space and a 6-level parking structure.

After City Council deliberations regarding the project, a Resolution was adopted approving the project and adopting the CEQA determination. There was an Ordinance that changed the Municipal Code as it relates to Specific Plan 5, because Specific Plan 5 did not allow residential at all. Specific Plan 5 was amended to allow a Mixed-Use project on this parcel, parcel nine, with up to 248 units at a density range of 65 minimum to 95 maximum dwelling units per acre. During the Public Hearing process at City Council, it was brought up by the applicant, at the dais, asking if the minimum density could be lowered. At that time, the City Council elected not to make that part of their motion for approval. The Code was changed to allow a density range with a minimum of 65 units per acre and a maximum of 95 units per acre.

As a follow up to the City Council's decision, the applicant, Mr. Ganish, asked staff how to amend that code, and after conferring with our city attorneys, including Kristi Smith, it was surmised that Mr. Ganish could apply for a Zoning Code Amendment. This application is a text amendment, and what he has applied for is to change that minimum density from 65 dwelling units per acre to 15 dwelling units per acre. Since Mr. Ganish applied for that, being a development related application, it went to the City Council, Housing, Community and Economic Development Committee. This meeting took place last week, and there were two members of the City Council on that committee. One of the City Council members initially questioned the proposed density reduction, however, by the end of the meeting there was consensus from the two members that eliminating the minimum density requirement altogether would provide the applicant with the greatest flexibility while keeping the 95 dwelling unit ceiling on the maximum density requirement. Based on the committee's recommendation and what the applicant applied for, the Resolution presented is set up for approval, recommending changing the minimum density for this parcel from 65 units per acre to 15 units per acre.

Commissioner Navarro asked if Planning Staff were in support. Director Lambert stated that Staff is in support of the 15-unit minimum density, so yes, Staff is in support of the 15-unit minimum density. Director Lambert noted that when this ordinance was crafted for approval, Staff gave it a minimum/maximum range to match our TOD Zone, or something similar to our Transit-Oriented Development zone, although this is not the same zone, but it's a similar 211

Placentia Planning Commission Meeting Minutes February 11, 2025 idea, in that it allows that high level of density along with other uses. However, if you look in some of our other zoning codes throughout the city, R-1 doesn't have a minimum density, but has a maximum density of approximately 7 units per acre. In the R-3 zone, the maximum density is 30, and it doesn't state a minimum in that code. If however, you're building one house on an R-3 property, you do need a use permit. So technically, a single house in an R- 3 zone is permitted with a use permit and we researched other city codes. And it's split. Some cities include minimum/maximum, some cities just have a maximum. It’s hard to argue that one way is right, and one way is wrong.

Commissioner Guerrero asked for clarification on the location of Parcel 9 and Director Lambert showed the Commissioner and the rest of the Commissioners the location of Parcel 9 on his iPad.

The first public comment from Craig Green of 650 Nenno Avenue included that he had spoken against this item when it first came before City Council. He strongly opposed this project as it changed the Zoning Code from Commercial to Residential, which would deprive the city of a badly needed revenue source. His concerns at that time pertained to safety issues, number of parking spaces per unit, fire and safety vehicle access, etc. The loss of Commercial zoning to Residential for this parcel is what Mr. Green feels is the biggest issue. He is requesting that this item be tabled until more specific information can be obtained from the developer.

Mr. Joe Queen, 835 Iowa Place, a resident across the street from the project, spoke about the eyesore the property presents in terms of graffiti, trash, etc. as it has remained vacant for quite some time. He and other residents are hoping this trash and graffiti will be cleaned up. The other issue Mr. Queen raised is the proposed retail space below the project and the concern is that it will likely remain vacant for some time and attract more trash and cause other security issues.

Applicant Gilad Ganish clarified that if there are any major changes to the existing entitlements that they would be brought to the Planning Commission at a later date. He also stated that there have been no changes to the project and there are no intended changes at this time.

Vice Chair Rocke and Commissioner Navarro expressed concerns about the potential for frequent changes to the approved development on parcel 9 and the impact on housing goals it may have.

Chair Perez and Commissioner Guerrero discussed the potential for future developers to request lower densities and the timeline for such changes.

Chair Perez closed the public hearing at 7:40 p.m.

Motion by Rocke second by Navarro and carried on a (3-1-0-2) vote to adopt Resolution PC-2025-01 with findings recommending denial of ZCA 2024-01.

Ayes:Navarro, Rocke, Perez
Noes:Guerrero
Abstain:None

Absent: Evans, Ingalls
Director Lambert stated that this recommendation will be forwarded to the City Council. 212

Placentia Planning Commission Meeting Minutes February 11, 2025 REGULAR AGENDA:

1. Applicant:City of Placentia
Project Location:Citywide
Study Session Regarding Residential Development Standards Recommended Actions: It is recommended that the Planning Commission take the following actions:

1.Discuss the Residential Development Standards Survey Data

2.Provide staff direction as appropriate
Director Lambert stated that the item on the agenda is a Study Session and is related to the Planning Commission’s direction that Staff received over the past 18-months to begin to look at the possibility of updating various City Residential Development Standards. In November of 2023, the Planning Commission requested that Staff work with the Streetscape and Transportation Advisory Commission. At that time, it was noted in the minutes that Staff would begin the work to study alternatives for residential driveway widths and gates across driveways as well as other Standards. Residential driveway approach Standards are a Public Works Standard and not necessarily a Development Standard under the purview of Development Services and the Planning Commission. But they do often relate to development.

We had the Commission’s direction to study some of these Standards.

The information presented at this meeting is broken down into single family residential and multiple family residential for single family garage space dimensions, like the interior of a garage, usable outdoor driveway dimensions, if any, and drive approach widths. We also researched front yard fencing height limits, rear yard fencing height limits, and any driveway gate regulations, meaning gates that may roll or swing across single family driveways, and then multifamily residential, developments like the Hudson condominium town home projects that this commission has seen where we covered topics such as covered parking space dimensions, uncovered parking space dimensions, guest parking dimensions, and backup distance from guest parking. Internal, private street widths, those without street parking, internal, private street widths, when they have garages on both sides, drive approach widths and in general, fence heights and regulations.

One of our newest members in Development Services, Mr. Sen Liyanage, who was a former intern, has been promoted to a part-time Planning Technician. Sen and Associate Planner Lesley Whittaker have helped with the survey of several local cities and each city’s Standards.

Discussion may span more than one Planning Commission meeting. Deputy Director of Public Works and City Engineer, Gabe Gabany-Guerrero, was in attendance at tonight’s meeting. If the Commission recommends Code Amendments, then Staff will communicate that to City Council through the Interim City Administrator to make sure that City Council has an appetite for Staff to continue moving forward with the discussion. If Staff gets a sense overall that there is a desire to make some changes to our Code, then we would just have to make sure, through memos, working through our City Administrator, to communicate to Council. Director Lambert then presented slides showing the city survey data with each category’s results, going through each line by line and there was discussion about each item.

The Commission agreed to seek Staff recommendations on potential garage space dimensions 213

Placentia Planning Commission Meeting Minutes February 11, 2025 After some discussion, Commissioner Guerrero suggested that Staff research each of the items; outdoor driveway space dimensions including separating one-way and two-way requirements, investigating County of Orange Standards on backup distances, including requirements, residential lighting Standards in single and multiple family districts, Fire Department access and alignment with Fire Code requirements. Commissioners agreed that this is an efficient way to proceed and that a possible update of the Standards is in order.

Assistant City Attorney Smith stated that if the Standards are specific and not left up to interpretation, that this will establish a track record and will avoid subjective interpretations and potential litigation. Commissioner Navarro discussed the recently presented issue of a vehicular gate being proposed at the property line, which blocked a crosswalk and conflicted with pedestrians. He suggested a setback for the gate to avoid these conflicts. Commissioner Guerrero added that evaluating past complaints or issues related to specific line items could help prioritize areas of concern. Vice Chair Rocke highlighted the importance of considering the aesthetic impact of wide driveways and garages, suggesting they could look unsightly.

Director Lambert mentioned the challenges of Fire Truck access in mixed-use projects and the need for special parking spots on the street. There was consensus on the need for thorough Staff analysis and Commission feedback on proposed changes.

OLD BUSINESS: None
NEW BUSINESS: None
DEVELOPMENT REPORT: None
DIRECTOR’S REPORT:

Director Lambert gave a brief update on various projects, including Chick-fil-A, Toll Brothers and a new commercial building.

PLANNING COMMISSION REQUESTS: None
ADJOURNMENT:

Chair Perez adjourned the Regular Meeting of the Planning Commission at 8:45 p.m. to the regular meeting of Tuesday, March 11, 2025, at 6:30 p.m. in the City Council Chambers at 401 East Chapman Avenue, Placentia, CA.

Submitted by,
___________________________________
Joseph M. Lambert,
Secretary to the Planning Commission
214

RESOLUTION NO. PC-2025-01

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF PLACENTIA, DENYING ZONING CODE
AMENDMENT NO. 2024-01, MAKING FINDINGS OF DENIAL

FOR AN AMENDMENT TO PLACENTIA MUNICIPAL CODE
CHAPTER 23.105, SPECIFIC PLAN 5, REVISING SECTION

23.105.050, "PERMITTED USES FOR PARCELS 9 AND 11",

BY REDUCING THE MINIMUM RESIDENTIAL DENSITY
REQUIREMENT FROM 65 DWELLING UNITS PER ACRE TO
15 DWELLING UNITS PER ACRE
A. Recitals.

WHEREAS,Orangethorpe Investment Partners, LLC, (“Applicant” hereinafter), regarding real property located 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue, filed an application for Zoning Code Amendment No. ZCA 2024-01, as described in the title of this Resolution. Hereinafter, in this Resolution, the subject ZCA request is referred to as the “Application”; and
WHEREAS,on February 11, 2025, the Planning Commission conducted a duly noticed public hearing, as required by law, and received a staff report and other relevant information from City staff and members of the public regarding the Orangethorpe Investment Partners, LLC for a ZCA application; and
WHEREAS,the City of Placentia provided notice at least 10 days prior to the public hearing in accordance with California Government Code Section 65090 and the City of Placentia Municipal Code Section 23.96.030 by posting at the Civic Center, publication in a local newspaper, and by direct U.S. mail to all property owners within 300-feet of the proposed project boundaries; and
WHEREAS,after careful consideration of all pertinent testimony and the staff report presented in the case, the Planning Commission voted to deny the “Application”; and
WHEREAS,all legal prerequisites to the adoption of this Resolution have occurred.

B.Resolution.

NOW, THEREFORE, it is hereby found, determined and resolved by the Planning Commission of the City of Placentia as follows:

Section 1.Based on the evidence presented and the findings set forth, ZCA 2024-01 is hereby found to be inconsistent with the Placentia General Plan and the implementation thereof.

Section 2.Based upon the findings and conclusions set forth herein, this Planning Commission hereby denies the following:
215

A. Zoning Code Amendment No. ZCA 2024-01. In accordance with PMC Section

23.96.040, the Planning Commission finds as follows:
1) The proposed amendment has been evaluated in consideration of public health, safety, and welfare. However, the amendment fails to adequately demonstrate that it will not result in adverse environmental, traffic, or safety impacts. While it does not explicitly introduce new land use or zoning regulations, its potential implications on existing conditions have not been sufficiently addressed. Additionally, the amendment lacks the necessary assurances to ensure full compliance with applicable local, state, and federal regulations regarding safety and environmental protection. 2) The proposed amendment has been analyzed for consistency with the latest adopted General Plan. However, the amendment fails to adequately demonstrate alignment with the goals and policies outlined in the General Plan. Rather than promoting orderly development, land use compatibility, and efficient regulatory processes, the amendment introduces uncertainties that may hinder these objectives.

Section 3.Based on the environmental review of the project, the Planning Commission recommends that the City Council find that ZCA 2024-01 is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15270(a), which states that CEQA does not apply to projects that are denied. Because the proposed amendment is not being approved, no physical changes to the environment will occur, and there is no potential for significant adverse environmental effects.

Section 4.If any section, subsection, sentence, clause, or phrase of this resolution and/or the documents in support of this resolution is/are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this resolution.

Section 5.The Secretary to the Planning Commission shall:
a. Certify to the adoption of this Resolution; and
b. Forthwith transmit a certified copy of this Resolution, by certified mail, to the applicant at the address of record set forth in the Application.

ADOPTED AND APPROVED THIS 11
TH DAY OF FEBRUARY, 2025.
_____________________________

FRANK PEREZ, CHAIR
I, Joseph M. Lambert, Secretary to the Planning Commission of the City of Placentia, do hereby certify that the foregoing Resolution was introduced at a regular meeting of the Planning Commission of the City of Placentia held on the 11th day of 216

February, 2025, and was passed at this regular meeting of the Planning Commission of the City of Placentia held on the 11th day of February, 2025, by the following vote:

AYES:ROCKE, NAVARRO, & PEREZ
NOES:GUERRERO
ABSENT:EVANS & INGALLS
ABSTAINED:

ATTEST:
___________________________________
JOSEPH M. LAMBERT,

SECRETARY TO THE PLANNING COMMISSION
APPROVED AS TO FORM:
___________________________________

CITY ATTORNEY
217

218

219

220

221

222

223

224

Planning Commission -SP-5 Parcel No. 9 Density Amendment February 11, 2025

ATTACHMENTS:

1.Resolution No. PC-2025-01 recommending City Council approve Zoning Code Amendment No. ZCA 2024-01

2.Public Hearing Notice, Vicinity Map, & Notification List N:\PLANNING COMMISSION\Planning Commission Agendas & Reports\2025\2-11-25\ZCA 2024-01 SP5 (777 W Orangethorpe Ave)\PC Staff Report SP5 Density Amendment.docx
225

Resolution No. PC-2025-01
Attachment “A”

RESOLUTION NO. PC-2025-01

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF PLACENTIA, RECOMMENDING THAT THE CITY

COUNCIL OF THE CITY OF PLACENTIA APPROVE ZONING
TEXT AMENDMENT NO. 2024-01, MAKING FINDINGS OF

APPROVAL FOR AMENDING PLACENTIA MUNICIPAL CODE
CHAPTER 23.105, SPECIFIC PLAN 5, REVISING SECTION

23.105.050, "PERMITTED USES FOR PARCELS 9 AND 11",

BY REDUCING THE MINIMUM RESIDENTIAL DENSITY
REQUIREMENT FROM 65 DWELLING UNITS PER ACRE TO
15 DWELLING UNITS PER ACRE

A. Recitals.

WHEREAS, Orangethorpe Investment Partners, LLC, (“Applicant” hereinafter), regarding real property located 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue, filed an application for approval of Zoning Code Amendment No. ZCA 2024-01, as described in the title of this Resolution. Hereinafter, in this Resolution, the subject ZCA request is referred to as the “Application”; and
WHEREAS, on February 11, 2025, the Planning Commission conducted a duly noticed public hearing, as required by law, and received a staff report and other relevant information from City staff and members of the public regarding the Orangethorpe Investment Partners, LLC for a ZCA application; and
WHEREAS, the City of Placentia provided notice at least 10 days prior to the public hearing in accordance with California Government Code Section 65090 and the City of Placentia Municipal Code Section 23.96.030 by posting at the Civic Center, publication in a local newspaper, and by direct U.S. mail to all property owners within 300-feet of the proposed project boundaries; and
WHEREAS, after careful consideration of all pertinent testimony and the staff report presented in the case, the Planning Commission voted to recommend approval of the “Application” to the City Council; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

B. Resolution.

NOW, THEREFORE, it is hereby found, determined and resolved by the Planning Commission of the City of Placentia as follows:

Section 1. Based on the evidence presented and the findings set forth, ZCA 2024-01 is hereby found to be consistent with the Placentia General Plan and the implementation thereof.

226

Resolution No. PC-2025-01
Attachment “A”

Section 2. Based upon the findings and conclusions set forth herein, this Planning Commission hereby recommends approval of:

A. Zoning Code Amendment No. ZCA 2024-01. In accordance with PMC Section

23.96.040, the Planning Commission finds as follows:

1) The proposed amendment has been evaluated in consideration of public health, safety, and welfare. The amendment does not introduce any new land use or zoning regulations that would create adverse environmental, traffic, or safety impacts. Additionally, the amendment has been reviewed in accordance with applicable local, state, and federal regulations to ensure compliance with established safety standards. Furthermore, the proposed amendment does not authorize or incentivize uses that would lead to increased noise, pollution, or other public nuisances detrimental to residents and businesses. Given that the amendment aligns with best planning practices and maintains consistency with the intent of the zoning code, it is determined that ZCA 2024-01 will not be detrimental to public health, safety, or general welfare, nor will it be injurious to property or improvements within the city; and
2) The proposed amendment has been analyzed for consistency with the latest adopted General Plan. The amendment is intended to support the goals and policies outlined in the General Plan by promoting orderly development, land use compatibility, and efficient regulatory processes.

The amendment does not conflict with any specific provisions of the General Plan, nor does it introduce inconsistencies with the city’s long-term vision for growth, sustainability, or economic development.

Section 3. Based upon the environmental review of the project, the Planning Commission recommends that City Council find that ZCA 2024-01 is exempt from the California Environmental Quality Act (CEQA) because it can be seen with certainty that there is no possibility that this amendment may have a significant adverse effect on the environment. The ZCA to reduce the minimum residential density would not approve any development project or other physical change to the environment. Therefore, the adoption of this ZCA is exempt from the requirements of CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines.

Section 4. The Planning Commission recommends that City Council adopt the ZCA as described and attached in the Staff Report dated February 11, 2025, and as attached as Exhibit “A” to this Resolution and by this reference incorporated as though fully set forth herein.

Section 5. If any section, subsection, sentence, clause, or phrase of this resolution and/or the documents in support of this resolution is/are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this resolution.

227

Resolution No. PC-2025-01
Attachment “A”

Section 6. The Secretary to the Planning Commission shall:

a. Certify to the adoption of this Resolution; and
b. Forthwith transmit a certified copy of this Resolution, by certified mail, to the applicant at the address of record set forth in the Application.

ADOPTED AND APPROVED THIS 11TH DAY OF FEBRUARY, 2025.

_____________________________

FRANK PEREZ, CHAIR

I, Joseph M. Lambert, Secretary to the Planning Commission of the City of Placentia, do hereby certify that the foregoing Resolution was introduced at a regular meeting of the Planning Commission of the City of Placentia held on the 11th day of February, 2025, and was passed at this regular meeting of the Planning Commission of the City of Placentia held on the 11th day of February, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

___________________________________
JOSEPH M. LAMBERT,

SECRETARY TO THE PLANNING COMMISSION

APPROVED AS TO FORM:

___________________________________

CITY ATTORNEY

ATTACHMENT A: Amendment to Chapter 23.105, Specific Plan 5, Section 23.105.050

228

Resolution No. PC-2025-01
Attachment “A”

ATTACHMENT “A”
Amendment to Chapter 23.105, Specific Plan 5, Section 23.105.050

§ 23.105.050. Permitted uses for parcels 9 and 11.

The purpose of these parcels is to provide a site for motor vehicle dealerships, and for other selected other commercial uses. Hospitality uses listed in Section 23.105.030 shall be permitted. General retail, financial, office, medical, and restaurant uses including drive- through facilities listed in Section 23.105.030 shall be permitted. On Parcel 9, a mixed- use project with up to 248 units shall be permitted at a density range of 65 15 minimum to 95 maximum dwelling units per acre.
(Ord. 95-O-118, 1995; Ord. O-2019-05 § 3, 2019; Ord. O-2024-05, 2024)

229

Agenda Item No: 3.a

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: March 18, 2025
Submitted by: Joe Lambert
From: Development Services
Subject:

Third Study Session to Review Chapman Corridor Revitalization Plan Progress Financial Impact:

Fiscal Impact:

No fiscal impacts are associated with this Study Session. Potential significant economic benefit to the local Placentia economy, including jobs, public & private investment, and annual/one-time revenue.

Summary:

On October 1, 2019, City Council adopted the comprehensive General Plan Update. This update included all Elements of the General Plan except the Housing Element, which was adopted as part of the required 6th Cycle Regional Housing Needs Assessment (RHNA) allocations in March 2022, which is in the process of State certification. The Land Use Element of the 2019 General Plan strongly encourages enhancements and improvements to the visual image, physical design characteristics, economic vitality and infrastructure of the Chapman Corridor. City Council previously authorized Placeworks, Inc. (Placeworks) to complete the Chapman Corridor Revitalization Plan document and supporting environmental documentation furthering the goals of the General Plan. On February 7, 2023, City Council conducted the first Study Session related to the Chapman Corridor Plan and the second Study Session occurred on October 3, 2023. City Council provided direction on several key policies to move the effort forward. At this time, City Staff and Placeworks will present the draft Chapman Corridor Revitalization Plan with draft Development Standards and will also show progress made regarding a draft associated Streetscape Master Plan. Staff intends this to be the final Study Session to receive policy direction prior to moving forward with the final approval process.

Recommendation:

Recommended Action: It is recommended that the City Council:

1. Receive and file the Staff Report and presentation; and

2. Solicit public comments (if any) regarding the draft Chapman Corridor Revitalization Plan and supporting documentation; and

3. Provide direction to Staff as appropriate regarding the proposed Chapman Corridor Revitalization Plan, Draft Development Standards and associated Streetscape Master Plan.

Strategic Plan Statement:
230

This item is consistent with the City Council approved 5-Year Strategic Goal to:

Promote Community and Economic Development, as Objective Number 3.5 is to Initiate the Chapman Corridor Specific Plan and Objective Number 3.6 is to create design review guidelines and procedures. This agenda item will specifically result in creation of the Chapman Corridor Specific Plan (or equal Zoning document) and will also create design review guidelines specific to the Chapman Corridor.

Discussion:

BACKGROUND:

The General Plan is the City’s land use constitution, a legal policy document that is mandated to exist by the State of California. The General Plan is intended to reflect the community’s values and set policies to guide in the development, maintenance, and use of the City’s built environment. It forms the basis for future decision making as it relates to the mandatory and optional Elements of the General Plan. The Land Use Element is one of seven mandatory General Plan Elements required by the State of California. On October 1, 2019, City Council adopted the comprehensive General Plan Update, which included an updated Land Use Element. The Land Use Element of the 2019 General Plan strongly encourages enhancements and improvements to the visual image, physical design characteristics, economic vitality and infrastructure of the Chapman Corridor and other major corridors as indicated in the subsequent paragraphs.

Goal LU-1 states: Provide a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, industrial and open space/recreation uses, while providing adequate community services to City residents. Policy LU-1.10 further states: Create specific zoning or plans for major corridors within the City. This would include the Chapman Avenue corridor and the Placentia Avenue corridor, among other major thoroughfares.

Goal LU-3 states: Revitalize underutilized, abandoned or dilapidated commercial, industrial and residential uses and properties. Policy LU-3.1 furthers this goal by stating:

Encourage opportunities for redevelopment and improvements in the Old Town area, the TOD district, industrial areas, neighborhoods in the southern sector of the City, and commercial centers along major roadway corridors.

Goal LU-5 states: Improve urban design in Placentia to ensure that development is both architecturally attractive and functionally compatible and to create identifiable neighborhoods, and community areas. Policy LU-6.6 furthers this goal by stating:

Improve urban design in Placentia to ensure that development is both architecturally attractive and functionally compatible and to create identifiable neighborhoods, and community areas.

Goal LU-6 states: Enhance and improve the visual image, economic vitality and infrastructure of the Old Town area, TOD, and surrounding areas, like the future Chapman Corridor. Policy LU-6.6 furthers this goal by stating: Focus planning and economic development efforts to spur development and infrastructure improvement on major transportation corridors, such as the future Chapman Avenue corridor.

Goal LU-10 states: Create enhanced connectivity with California State University Fullerton (CSUF) campus community. Policy LU-10.2 furthers this goal by stating: In 231

creating the aforementioned corridor plans, the City shall take into consideration the nearby Cal State University Fullerton campus community and capitalize on its proximity.

In October 2022, City Council approved a Professional Services Agreement with Placeworks to draft the Chapman Corridor Revitalization Plan document and supporting environmental documentation furthering the aforementioned goals of the General Plan. Subsequent or concurrent with approval of the corridor plan document, staff anticipates the adoption of a Chapman Corridor Streetscape Master Plan.

On February 7, 2023, City Council conducted the first Study Session related to the Chapman Corridor Plan and provided direction on several key policies to move the effort forward. The first set of policy questions were related to the corridor boundaries. The second set of policy questions were related to land use and site testing, including: 1. What does Council envision for the future of Chapman Corridor? 2. What are key objectives for Chapman Corridor? and 3.

What mobility options should be considered for Chapman Avenue and connections to Old Town and the future Metrolink Station? The third set of policy questions were related to additional uses and mobility (transportation). Those questions were: 1. What additional uses and or types of development should be explored? and 2. Which mobility options and connections should this plan prioritize?

On October 3, 2023, City Council conducted the second Study Session related to the Chapman Corridor Plan and provided direction on additional key policies to move the effort forward. Those policy questions were as follows:

Is 3 to 4 stories (and possibly 5 stories in some locations) appropriate for the Chapman Corridor? Should certain land uses be considered or more strongly encouraged? Is there concurrence with Staff regarding the land use districts and sub-areas? Is there concurrence with Staff regarding the omission of street parking? At that meeting, City Council concurred with the general direction of the draft land use plan and concurred with eliminating street parking on one remaining section of eastbound Chapman Avenue.

After receiving Council input, Placeworks and staff moved forward in drafting the Chapman Corridor Specific Plan with development and design standards.

DISCUSSION:

The Chapman Corridor Revitalization Plan development standards and regulations will foster responsible, progressive and attractive development to meet City Council’s goals for the corridor. Medium density, mixed-use, and new commercial development will bring new businesses and residents to the Chapman Corridor, and to the adjacent Old Town Placentia and TOD Districts, benefiting the traditional downtown with new shoppers and diners.

Another benefit of the Revitalization Plan is to plan for appropriate successor commercial and mixed-use development that will unify the Chapman Corridor from Placentia Avenue to Kraemer Boulevard. Staff envisions that the plan will encourage the consolidation of smaller parcels for new development, providing a catalyst for development, thereby increasing pedestrian activity and revenue to the City in the form of property taxes, sales tax, Transient Occupancy tax and impact fees. This will also result in a more unified aesthetic for the Chapman Corridor, which currently appears aesthetically and visually inconsistent between Placentia Avenue and Kraemer Boulevard.

Placeworks (with Staff oversight) prepared a presentation (Attachment 1) for City Council 232

review. The presentation will summarize a review of the project to date, summary of public outreach, proposed land use districts and sub-areas and existing conditions (including land use, urban design, mobility, opportunity areas, mobility considerations, and policy guidance/questions, with next steps. The presentation will also show street sections prepared by consultants to demonstrate potential Chapman Avenue street sections, and elements from the draft Chapman Corridor Streetscape Master Plan. The draft Chapman Corridor Revitalization Plan (CCRP) is also attached (Attachment 2) for review. The goal of this Study Session is to receive final City Council input and public input prior to moving forward with the approval process.

At this time, City Staff and Placeworks will present the progress made since February and will present additional policy questions to City Council.

Next Steps
Spring 2025:

Finalize the draft Chapman Corridor Specific Plan document, with final Economic Benefit Analysis.

Ongoing Community Outreach, including but not limited to utilization of website updates.

Initialize approval of Corridor Revitalization Plan, with any necessary CEQA studies (final Plan adoption with CEQA certification)

Summer 2025:

City Council approval of Corridor Revitalization Plan, with adoption of Chapman Corridor Streetscape Master Plan.

Fiscal Impact Summary:

Fiscal Impact:

No fiscal impacts are associated with this Study Session. Potential significant economic benefit to the local Placentia economy, including jobs, public & private investment, and annual/one-time revenue.

Attachments

1. DRAFT CCRP_PPT.pdf

2. DRAFT_CCRP.pdf
233

Chapman CorridorRevitalization Plan
City Council Study Session
3/18/2025
DRAFT
234

Agenda
•Overview and update of the Chapman Corridor
Revitalization Plan
DRAFT 235

Project Overview
•Kicked off in 2022 to explore options for entitlement and incentives for revitalization along the corridor
•Adoption of this plan will result in rezoning of the Chapman Corridor area.

Existing Conditions
/ Opportunities
and Constraints
Mobility
Analysis
Stakeholder,
Property Owner,
and Community
Outreach
Identify and
Prioritize Options
Land Use Compatibility and Site Testing
Develop the Plan
Additional Studies/
CEQA
Plan Adoption
DRAFT 236

History
•Old Town Placentia
Revitalization Plan
(2017)
•Packing House TOD
(2017)
•Packing Housing TOD
Expansion (2024)
DRAFT 237

Outreach Recap
•In-person public workshop
•On-line survey
•City Council Study Sessions (2)
•Summer Concerts
•Oldtown Placentia Meetings
•C.A. Weekly Articles
•City Website Spotlight
•Social Media Post
DRAFT 238

Vision & Guiding Principles
•Create districts to tailor land use standards.
•Create new flexible land use designations
allowing for new housing units and mixed-
use development.
•Preserve the function of Chapman Avenue
but add safe multimodal options.
•Revitalize Kraemer Park and continue to
support civic uses along the corridor.
•Link to Old Town and Packing House District
(TOD) areas of town.

DRAFT 239

Corridor Districts
DRAFT 240

Proposed Land Use
DRAFT 241

Proposed Designations
Designation Description Example of Permitted Uses
Single Family Flex
(SFF)
Allows existing SF to continue
Allows adaptive reuse of structures for flexibility of commercial (i.e. offices in older homes as found in Orange and Fullerton.

Existing single-family residential, home occupation, retail less than 5,000 sf, Office (must occupy existing building), Public Park, Playground or Plaza
Multi Family Flex
(MFF)
Would allow for multi-family development between 32 and 65 dwelling units per acre depending on the sub area. Existing uses would be allowed to remain in these areas, and lot consolidation would be required to achieve higher density development.

Multi-family Residential
Commercial
Corridor (CC)
Allows current commercial uses to continue to operate. This designation preserves commercial uses but increases intensity to incentivize further redevelopment.

General Retail, Grocery Stores, neighborhood market,
Restaurants, Cafes, Offices, Public Park, Playground or Plaza
Mixed-Use* (MU)Accommodates future catalyst Site (Angelina Development). Allows for height 2-3 stories and 3-4 stories, 5 if certain conditions are met, varies by sub area. Would also allow for a hotel in the Gateway West sub area.

Multi-family Residential, General Retail less than 5,000 SF, Neighborhood Market, Restaurants, Cafes, Offices, Public Park, Playground or Plaza
Civic Center
Mixed-Use*
Provides flexibility in uses and standards for future use of the Civic Center. Allow for height 3-4 stories, 5 if certain conditions are met.

City Hall and related uses, Multi-family Residential,
General Retail, Neighborhood Market, Restaurants, Cafes, Offices, Public Park, Playground or Plaza
*All Mixed-Use would allow for housing but would not require ground floor commercial, configurations could be vertical or horizontal.

DRAFT 242

Single Family Flex
Existing Single Family Existing Single Family
Home Business Conversion Example Home Business Conversion Example DRAFT 243

Multi-Family Flex
Potential Multi-Family Residential Examples
DRAFT 244

Commercial Corridor
Potential Hotel
Potential Commercial / Retail Example
Existing CommercialPotential Hotel
245

Mixed-Use Catalytic Project
Angelina Development – Kraemer Land Company
DRAFT 246

Mixed-Use
*All Mixed-Use would allow for housing but would not require ground floor commercial, configurations could be vertical or horizontal.

Mixed-Use Examples Multi-Family ResidentialCommercial / Retail DRAFT 247

Civic Center Mixed Use
La Habra Civic Center – Land Swap
Norwalk Entertain Center –
Developer Led EffortLaguna Niguel “City Center”DRAFT 248

Land Use: Proposed Buildout
Proposed Buildout Statistical Summary
Designation Acreage Max Density
(DU/AC)
Max
FAR
Target Residential
Dwelling Units
Target Non-residential
Square Feet
Single Family Flex (SFF)5.7 6 0.35 34 --
Mixed-Use (MU)15.7 35–45 -339 112,000
Commercial Corridor (CC)7.3 --1.0 --120,000
Multifamily Flex (MFF)36.6 30–45 --754 --
Mixed-Use Civic Center (MU-CI) 6.0 45 0.35 272 --
Open Space Recreation (OS-R)11.4 --0.02 --9,900
Planned Unit Development (PUD-4)17.1 15 --254 --
ROW 20.5 --------
Total 120.4 ----1,653 241,900
DRAFT 249

Development and Design Standards
•Standards for new development consider
adjacency to single family neighborhoods.
•Regulations include building heights,
setbacks, open space, and building form
standards.
•Are intended to promote quality design,
consistent with the overall vision, while
providing a level of flexibility to encourage
creative design.
•Design guidelines include additional
guidance on building massing and scale,
height, stepbacks, façade articulation,
buildings frontages, materials and finishes.DRAFT 250

Mobility and Streetscape Enhancements
•Improvements ensure safety for all users, pedestrians, cyclists, and vehicles. •Long-term changes to Chapman Avenue will help to increase economic activity and beautify the corridor.
•Bicycle improvements include a dedicated lane with vehicular lanes adjusted to accommodate, no additional Right-of-Way is required.

DRAFT 251

Mobility Intersections Improvement
•Northbound approach of
Chapman Ave and
Placentia Ave restriped to
accommodate potential
traffic impacts as a result
of buildout of this plan
•All improvements made
within existing right-of-way
DRAFT 252

Next Steps
•Planning Commission Hearing
•Adoption of plan into Municipal Code
•Adoption of Chapman Avenue Streetscape Master Plan
DRAFT 253

Questions and Comments
•Confirm Previous Council Input – Integrate feedback from prior study sessions into the draft land use plan. •Review Input from Today’s Study Session – Assess and incorporate key takeaways from the current session to refine the plan. •Requesting Council Concurrence – Ensure alignment and agreement on the draft Specific Plan.

DRAFT 254

CHAPMAN CORRIDOR

REVITALIZATION PLAN
Public Draft: March 2025
PREPARED BY:City of Placentia
401 E. Chapman Avenue
Placentia, CA 92870
255

Chapman Corridor Revitalization Plan i
Table of Contents
1 INTRODUCTION .................................................................................................................................... 1-1

1.1 Purpose ......................................................................................................................................... 1-1

1.2 Background ................................................................................................................................... 1-2

1.3 Community Outreach ................................................................................................................... 1-2

1.4 Setting and Boundary (Existing Conditions) ................................................................................. 1-4

1.5 Relevant Plans and Projects ......................................................................................................... 1-6 2 VISION & GUIDING PRINCIPLES .............................................................................................................. 2-1

2.1 A Vision for the Future of Chapman Avenue ................................................................................ 2-1

2.2 Guiding Principles ......................................................................................................................... 2-1 3 LAND USE ............................................................................................................................................. 3-1

3.1 Introduction .................................................................................................................................. 3-1

3.2 Land Use Definitions ..................................................................................................................... 3-2

3.3 Opportunity Sites ......................................................................................................................... 3-5

3.4 Land Use and Permit Requirements ............................................................................................. 3-8

3.5 Land Use Table ............................................................................................................................. 3-9 4 DEVELOPMENT STANDARDS .................................................................................................................. 4-1

4.1 Introduction .................................................................................................................................. 4-1

4.2 Residential Development Standards ............................................................................................ 4-2

4.3 Non-residential Development Standards ..................................................................................... 4-7

4.4 Mixed-Use Development Standards ............................................................................................ 4-8

4.5 Sign Regulations ......................................................................................................................... 4-11 5 DESIGN STANDARDS AND GUIDELINES .................................................................................................. 5-1

5.1 Introduction .................................................................................................................................. 5-1

5.2 Building Massing and Scale .......................................................................................................... 5-1

5.3 Building Height ............................................................................................................................. 5-2

5.4 Stepbacks ...................................................................................................................................... 5-2

5.5 Façade Articulation and Design .................................................................................................... 5-3

5.6 Prominent Corners ....................................................................................................................... 5-4

5.7 Frontages ...................................................................................................................................... 5-5

5.8 Awnings, Canopies, and Marquees .............................................................................................. 5-6

5.9 Landscaping .................................................................................................................................. 5-6

5.10 Circulation and Access .................................................................................................................. 5-7

5.11 Materials and Finishes .................................................................................................................. 5-7

5.12 Windows, Doors, Balconies, and Walls ........................................................................................ 5-8

5.13 Architectural Lighting ................................................................................................................... 5-9

5.14 Public Art ...................................................................................................................................... 5-9 256

Table of Contents

Chapman Corridor Revitalization Plan ii

5.15 Outdoor Dining ........................................................................................................................... 5-10 6 MOBILITY & INFRASTRUCTURE .............................................................................................................. 6-1

6.1 Mobility ........................................................................................................................................ 6-1

6.2 Street Sections .............................................................................................................................. 6-3

6.3 Infrastructure ............................................................................................................................... 6-7 7 ADMINISTRATION AND IMPLEMENTATION ............................................................................................ 7-1

7.1 Introduction .................................................................................................................................. 7-1

7.2 Administration .............................................................................................................................. 7-1

7.3 Implementation ............................................................................................................................ 7-5

7.4 Funding ......................................................................................................................................... 7-6

257

Table of Contents

Chapman Corridor Revitalization Plan iii
Figures
Figure 1-1: Plan Area Map ...................................................................................................................................... 1-1 Figure 1-2: Area Context ......................................................................................................................................... 1-2 Figure 1-3: Project Process ..................................................................................................................................... 1-3 Figure 1-4: Existing Land Use Map, SCAG 2019 ...................................................................................................... 1-5 Figure 1-5: Land Use Distribution Chart, SCAG 2019 ............................................................................................. 1-5 Figure 1-6: Current General Plan Land Use Map, City of Placentia 2024 ............................................................... 1-6 Figure 1-7: Current Zoning Map (2023) ................................................................................................................. 1-7 Figure 1-8: Old Town Zoning District Planning Subareas ....................................................................................... 1-8 Figure 1-9: Transit Oriented Packing House District Project Area ......................................................................... 1-9 Figure 3-1: Corridor Districts .................................................................................................................................. 3-1 Figure 3-2: Proposed Land Use Plan ....................................................................................................................... 3-2 Figure 3-3: Potential Multifamily Housing Illustrative ........................................................................................... 3-6 Figure 3-4: Potential Hotel Illustrative ................................................................................................................... 3-6 Figure 6-1: Placentia Mobility Element, Existing Roadway Conditions (2019) ...................................................... 6-1 Figure 6-2: Existing Transit Network ...................................................................................................................... 6-2 Figure 6-3: Existing and Proposed Bicycle Facilities ............................................................................................... 6-3 Figure 6-4: Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map .............................................................................................................................. 6-4 Figure 6-5: Existing Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map .............................................................................................. 6-4 Figure 6-6: Existing Proposed Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map ................................................................ 6-4 Figure 6-7: Chapman Avenue East of Bradford Avenue Key Map .......................................................................... 6-5 Figure 6-8: Existing Street Section, Chapman Avenue East of Bradford Avenue .................................................. 6-5 Figure 6-9: Proposed Street Section, Chapman Avenue East of Bradford Avenue ............................................... 6-5 Figure 6-10: Chapman Avenue East of Bradford Avenue Key Map ........................................................................ 6-6 Figure 6-11: Existing Street Section, Chapman Avenue East of Bradford Avenue ................................................. 6-6 Figure 6-12: Proposed Street Section, Chapman Avenue East of Bradford Avenue .............................................. 6-6 Figure 6-13: Placentia Avenue and Chapman Avenue Intersection Improvements .............................................. 6-7

258

Table of Contents

Chapman Corridor Revitalization Plan iv
T ables
Table 3-1: Proposed Buildout Statistical Summary ................................................................................................ 3-4 Table 3-2: Land Use and Permit Requirements ...................................................................................................... 3-9 Table 4.1: Single-Family Flex Development Standards........................................................................................... 4-2 Table 4.2: Multi-Family Flex Development Standards ........................................................................................... 4-5 Table 4.3: Commercial Corridor Development Standards ..................................................................................... 4-7 Table 4.4: Mixed-Use Development Standards ...................................................................................................... 4-8 Table 4.5: Sign Standards by Use: Multi-Family Residential Use ......................................................................... 4-15 Table 4.6: Sign Standards by Use: Non-residential Use/ Mixed-Use .................................................................... 4-16 Table 4.7: Sign Standards by Use: Single-Family Flex ........................................................................................... 4-17 Table 7-1: Review Authority ................................................................................................................................... 7-4 Table 7-2: Phasing .................................................................................................................................................. 7-5

259

Chapman Corridor Revitalization Plan 1-1
1 INTRODUCTION
Figure 1-1: Plan Area Map

1.1 Purpose
As a gateway to the City of Placentia, the Chapman Corridor Revitalization Plan aims to allow for a vibrant mix of uses and development standards to stimulate the economic and social environment of the Chapman Corridor.

Revitalizing this corridor will create an inviting entry that welcomes residents and visitors while providing connections to the adjacent districts and the City’s Civic Center. This Plan allows for integrated land use patterns that encourage multimodal travel, walkability, mixed-use development, increased opportunities for residential, public/private open space, and high-quality urban design that is in scale with its respective property and its surrounding area. The Plan encourages a network of cohesive developments that revitalizes the corridor, provides a path to the Old Town and Packing House Districts, and anchors the western city boundary with the City’s Civic Center. Development standards and design guidelines (Chapters 4 & 5) are specially tailored for the Chapman Corridor.

As shown on Figure 1-1, Plan Area Map, the Plan boundary encompasses a one-mile stretch of Chapman Avenue between Placentia Avenue and the Civic Center and Cinnamon Tree Condos just beyond the intersection of Chapman and Kraemer.

260

1 Introduction

Chapman Corridor Revitalization Plan 1-2

1.2 Background
Placentia is a city with a rich heritage and bright future. The City has already accomplished a tremendous amount of work to build on, with Old Town Placentia and the Transit Oriented Development Packing House Districts both allowing for new mixed-use projects and capitalizing on the forthcoming Metrolink station. The Chapman Corridor is a western gateway to the city and these unique areas. Revitalizing this corridor will create an inviting entry that welcomes residents and visitors while providing a connection to the adjacent districts and the City’s Civic Center, as shown on Figure 1-2.

Figure 1-2: Area Context

1.3 Community Outreach
During preparation of the Chapman Corridor Revitalization Plan, a series of community meetings and workshops were conducted to gather the community’s input and insight (see Figure 1-3). Outreach for the Plan included a community workshop, an online survey, and two City Council study sessions. These community conversations solicited invaluable feedback and data to help inform the vision, values, policies, and design elements of the Plan.

261

1 Introduction

Chapman Corridor Revitalization Plan 1-3
Figure 1-3: Project Process

1.3.1 Community Workshop
The City of Placentia hosted a citywide workshop on March 30, 2023, to solicit input from the community on the Chapman Corridor Revitalization Plan. The workshop was held at the Powell Building and was attended by 15 to 20 community
members. The workshop consisted of a PowerPoint
presentation that included an overview of the project,
followed by an open house format with interactive activities and stations. Question prompts for stations included: Where do you live and work? What should the Study Area include? What are your Ideas for Chapman Corridor? What types of uses and buildings would you like to see? and What potential mobility and streetscape improvements would you like to see? A summary of feedback received from the workshop is in
Appendix A.

262

1 Introduction

Chapman Corridor Revitalization Plan 1-4

1.3.2 Survey
The Chapman Corridor Revitalization Plan Online Survey was available for three months between March 30, 2023, and July 10, 2023. This survey corresponded to activities that were available during the first Community Workshop held on March 30th. A total of 86 survey responses were received, 85 in English and 1 in Spanish. The survey was promoted on the Plan website, the City Facebook page, at the Placentia Palooza event, and at the City Development Services counter. The survey gathered community feedback on the study area boundaries and ideas for the future of Chapman Corridor and included a visual preference survey of potential land uses and building types on the corridor. A summary of the survey results is in Appendix A.

1.3.3 City Council Study Sessions
Two study sessions were held with City Council to give updates about the project and get input along the way.

City staff and the consultant team provided details on community outreach, land plan, and circulation options.

Study sessions were held on February 7 and October 3, 2023.

1.4 Setting and Boundary (Existing Conditions)

1.4.1 Existing Land Uses
Figure 1-4, Existing Land Use Map, shows existing land uses in the Plan area using data from the Southern California Association of Government (SCAG). The area primarily consists of multifamily residential, single-family residential, and commercial and services uses. Kraemer Park makes up 11 percent of the total area and is centrally located in the corridor (see Figure 1-5).

Key destinations in the Plan area include Northgate Market, In-N-Out Burger, Kraemer Park, and the Placentia Civic Center. Multifamily developments along Chapman Avenue include Villa Angelina, Chapman Woods, and Camino Pueblo and El Rancho apartments.

263

1 Introduction

Chapman Corridor Revitalization Plan 1-5
Figure 1-4: Existing Land Use Map, SCAG 2019

Note: Figure 1-4: Existing Land Use Data is provided by the Southern California Association of Governments at a regional level. Existing Land Use Map is intended to represent existing on the ground uses. For regulatory land use requirements, see Chapter 3 Land Use.

Figure 1-5: Land Use Distribution Chart, SCAG 2019

264

1 Introduction

Chapman Corridor Revitalization Plan 1-6

1.5 Relevant Plans and Projects

1.5.1 General Plan
On October 1, 2019, City Council adopted a comprehensive General Plan update. This update included all elements of the General Plan except the housing element, which was updated as part of the required 6th-cycle Regional Housing Needs Assessment. The land use element of the 2019 General Plan strongly encourages enhancements and improvements to the visual image, physical design characteristics, economic vitality, and infrastructure of the Chapman Corridor. This Plan is consistent with the General Plan land use designations and policies (see Figure 1-6).

Figure 1-6: Current General Plan Land Use Map, City of Placentia 2024

265

1 Introduction

Chapman Corridor Revitalization Plan 1-7

1.5.2 Current Zoning
The City’s current zoning on Figure 1-7 reflects existing land uses shown on Figure 1-4. This Plan creates new zoning designations for the Chapman Corridor that will replace the existing zoning.

Figure 1-7: Current Zoning Map (2023)

1.5.3 Old Town Revitalization Plan and Streetscape Master Plan Old Town Revitalization Plan
The Old Town Revitalization Plan, adopted in 2017, is a comprehensive plan for the revitalization, activation, and growth of the City’s original central business district, founded in 1910 near the site of the original Placentia train depot and citrus packing houses. The area sits at the southern edge of the Chapman Corridor Revitalization Plan between Main Street and Alta Street and extends to the future Metrolink Station at Santa Fe Avenue (see Figure 1-8).

Old Town has specific development standards and zoning districts within its boundaries. The area along Chapman Avenue and Bradford Avenue is identified as the Village Subarea. The Village Subarea allows for three stories with setbacks and new walkable retail and office uses. The area east of Bradford Avenue is identified as Mixed-Use Subarea. The Mixed-Use subarea allows for four stories and provides for a mix of concentrated urban housing types, with some commercial uses within convenient walking distance of the Main Street and Village subareas.

266

1 Introduction

Chapman Corridor Revitalization Plan 1-8
Figure 1-8: Old Town Zoning District Planning Subareas

Old Town Streetscape Master Plan
A Streetscape Master Plan for Old Town was prepared concurrently with the Old Town Revitalization Plan. The Old Town Streetscape Master Plan identifies public realm improvements throughout Old Town. Identified improvements include tree well grates, street furniture, pedestrian lights, gateway signage, public art, and decorative traffic signals. Bike lanes are identified on Santa Fe Avenue and Bradford Avenue. Alleyway and parking lot enhancements are also identified to enhance pedestrian connectivity and safety. If a Streetscape Master Plan is developed for Chapman Corridor it should consider consistency with the Old Town Streetscape Master Plan, but site amenities may be unique to the Chapman Corridor to establish a distinct identity.

1.5.4 Enhanced Infrastructure Financing District
The City of Placentia—in partnership with the County of Orange—has established an “enhanced infrastructure financing district” near the city’s future Metrolink station that includes the Old Town Placentia area and Transit Oriented Development Packing House District. The purpose of the financing district is to create a funding mechanism that can facilitate the construction of public infrastructure improvements in this area.

1.5.5 Transit Oriented Development Packing House District and Streetscape Master Plan

267

1 Introduction

Chapman Corridor Revitalization Plan 1-9
Figure 1-9: Transit Oriented Packing House District Project Area

Transit Oriented Development (TOD) Packing House District and Expansion Project In 2017, the City of Placentia adopted a TOD zoning code and general plan amendment for the Packing House District. In anticipation of the future Metrolink station, the amendment to the zoning code includes specific standards to allow a mixed-use, pedestrian-oriented retail and residential district, creating new development opportunities for a one-of-a-kind destination. This amendment supports retail and restaurant businesses while growing the city's local economy and encouraging mixed-use residential development.

As part of the 2021-2029 housing element update, the City identified the expansion of the original TOD area as a strategy for providing new housing opportunities. The proposed Packing House District TOD Expansion Project will expand the original TOD area to encompass an additional 14.5 acres (TOD expansion area) along Crowther Avenue and allow for the development of up to 1,378 new residential units in the TOD zoning district based on an allowable density of up to 95 units per acre. The City of Placentia is both the project proponent and the lead agency for review of the project under CEQA. The Initial Study/Mitigated Negative Declaration (IS/MND) for the TOD Expansion Project is currently underway.

TOD Packing House District Streetscape Master Plan
The City of Placentia adopted a Streetscape Master Plan concurrently with the TOD Packing House District. The Streetscape Plan identifies streetscape design concepts along Crowther Avenue in the district. Improvements include bike lanes, street furniture, tree grates, landscaping, pedestrian lighting, and gateway signage.

Metrolink Station
268

Chapman Corridor Revitalization Plan 2-1
2 VISION & GUIDING

PRINCIPLES

2.1 A Vision for the Future of Chapman Avenue
The Chapman Corridor is a prominent gateway into the city, Old Town, and the Packing House District. The street is a vibrant area where the community comes for civic activities at Kraemer Park, the library, and City Hall. Pride of ownership shows throughout the corridor where property owners have upgraded and maintained their shop fronts, homes, and community entries.

New mixed-use developments have increased the city’s housing stock and provided cafes and other businesses for residents and visitors. Chapman Avenue itself provides an efficient way to connect to the freeway, Old Town, and the Metrolink Station by driving, taking transit, cycling, or walking. A hotel along the corridor provides an additional lodging option for visitors to Placentia and nearby Cal State Fullerton. Residents who used to drive straight through the area now make a point to stop at their favorite local spot on their way to or from their next destination. This revitalized area anchors the western boundary of the City, signaling to all that they have entered Placentia—“a pleasant place.”
To implement the Plan vision, the proposed land use plan provides flexibility for commercial and residential opportunities to develop. The land use plan aligns with recommendations from the community and City Council and enhances the character of Placentia and Chapman Corridor. Existing uses are allowed to remain; however, new designations create flexibility for potential residences to convert to home businesses and for a variety of mixed-use opportunities throughout the corridor.

2.2 Guiding Principles
• Create subareas to tailor land use standards.
• Create new flexible land use districts allowing for new housing units and mixed-use development. • Preserve the function of Chapman Avenue but add safe multimodal options. • Revitalize frontage along Kraemer Park and continue to support civic uses along the corridor. • Link to Old Town District and Packing House District (TOD). • Allow for new and expanded retail and commercial opportunities • Streetscape beautification along Chapman Avenue
269

Chapman Corridor Revitalization Plan 3-1
3 LAND USE

3.1 Introduction
To implement the Plan vision, the proposed land use plan provides flexibility for commercial and residential opportunities to develop. The land use plan aligns with recommendations from the community and City Council and enhances the character of Placentia and Chapman Corridor. Existing uses are allowed to remain; however, new designations create flexibility for a variety of mixed-use opportunities throughout the corridor.

The Chapman Corridor Plan area is divided into four districts (Figure 3-1). These districts implement various land use designations that provide flexibility for property owners and developers as identified on Figure 3-2.

Although a designation may apply within more than one district, the permitted uses and standards (Chapter 4) are further refined in response to adjacent neighborhoods. For example, the multifamily flex designation in the Gateway Core District has a maximum density requirement that is compatible with the surrounding single-family residential uses. Land use designations are defined in Section 3.2. Development standards for each designation by subarea are provided in Chapter 4.

Figure 3-1: Corridor Districts

270

3 - Land Use
Chapman Corridor Revitalization Plan 3-2

Figure 3-2: Proposed Land Use Plan

3.2 Land Use Definitions
The following land use definitions guide future uses for the corridor and implement the vision for this Plan.

Table 3-1 provides the maximum density, intensity, and summary for buildout of the Chapman Corridor Revitalization Plan. The definitions should be used along with Section 3.4, Land Use and Permit Requirements.

3.2.1 Single Family Flex (SFF)
The Single Family Flex designation is on existing single-family parcels along Chapman Avenue and Sunset Drive in the Gateway West district and at Anned Drive in the Gateway Core District. The SFF designation would allow existing R-1 zoning and land uses to continue, and also allows adaptive reuse of structures for flexibility of commercial use. For example, residential buildings could be adapted to offices, such as those found on arterial streets in neighboring cities of Orange and Fullerton. The SFF designation would preserve single-family uses, allow flexibility for home business conversion to activate and diversify use types, and maintain the residential character of the neighborhood.

3.2.2 Commercial Corridor (CC)
The Commercial Corridor designation is at the existing In-N-Out, Placentia Plaza shopping center, and car wash at the intersection of Chapman Avenue and Placentia Avenue in the Gateway West District. This designation would allow current commercial uses to continue to operate. This designation preserves commercial uses but increases intensity to incentivize further redevelopment. 271

3 - Land Use
Chapman Corridor Revitalization Plan 3-3

3.2.3 Mixed-Use (MU)
The Mixed-Use designation is at the intersections of Chapman Avenue at Murray Street, Walnut Avenue, Bradford Avenue, and Kraemer Boulevard. MU would encourage a diversity of use types along the corridor and accommodate the future catalyst site (Angelina Development) in the Gateway East District and a hotel in the Gateway West District. Depending on the subarea, this designation allows for 2- to 3-story, 3- to 4-story, and 5- story building heights if certain conditions are met. Mixed-use could be vertical or horizontal. There is no requirement for ground-floor commercial or incorporation of retail. Projects may be 100 percent residential or 100 percent commercial.

3.2.4 Multifamily Flex (MFF)
Multifamily Flex designation would allow for multifamily development between 32 and 45 dwelling units per acre, depending on the subarea. This designation will preserve existing residential areas in the Gateway Core, Gateway Neighborhood and Gateway East Districts, as well as encourage multifamily development adjacent to Kraemer Park along Chapman Avenue. Existing uses would be allowed to remain in these areas, and lot consolidation would be required to achieve higher density development.

3.2.5 Mixed-Use Civic Center (MU-CI)
The Mixed-Use Civic Center is at the existing City Hall and Library at the northeast corner of Kraemer Boulevard and Chapman Avenue. The Mixed-Use Civic Center designation would provide flexibility in uses and standards for future use of the Civic Center. This standard would allow for 3- to 4-story buildings, and 5 stories if certain conditions are met.

3.2.6 Open Space Recreation (OS-R)
The Open Space Recreation is at the existing Kraemer Memorial Park. This designation is intended to preserve the existing park and allow for passive and active recreational uses.

3.2.7 Planned Unit Development (PUD-4)
See the Placentia Municipal Code (PMC) Chapter 23.72, “PUD” Planned Unit Development District.

272

3 - Land Use
Chapman Corridor Revitalization Plan 3-4
Table 3-1: Proposed Buildout Statistical Summary
Designation Acreage
Max
Density
(DU/AC)
Max
FAR
Target
Residential
Dwelling Units
Target Non-
residential Square
Feet
Single Family Flex (SFF) 5.7 6
--
34 -- Gateway West 5.0 30
Gateway Core 0.7 4
Mixed-Use (MU) 15.7 35–45 - 339 112,000
Gateway West1 2.1 45 1.0 35 72,000
Gateway Core 6.1 35 0.5 65 26,140
Gateway East2 7.5 35 0.5 239 13,860
Commercial Corridor (CC) 7.3 1.0 -- 120,000 Gateway West Multifamily Flex (MFF) 36.6 30–45
--
754
-- Gateway Core2 5.0 30 80
Gateway Neighborhood 17.8 45 400
Gateway East 13.8 35 274
Mixed-Use Civic Center (MU-CI) 6.0 45 0.35 272 -- Gateway East Open Space Recreation (OS-R) 11.4 -- .02 -- 9,990 Gateway Core Planned Unit Development
(PUD-4) 17.1 15 -- 254 --
ROW 20.5 -- -- -- --
Total 120.4 -- -- 1,653 241,900
Source: Economic Demand Study, Kosmot, 2024.

NOTE: Buildout is estimated for properties that are most likely to change use or redevelop.

1. Building square feet includes a hotel.

2. City Owned Property and Catalyst Site may develop at a higher density if the criteria in Section 3.3 are met.

273

3 - Land Use
Chapman Corridor Revitalization Plan 3-5

3.3 Opportunity Sites
Several properties along the corridor are likely to be redeveloped in the near-term. These sites as well as possible reuse plans are discussed below.

Rendering of potential catalyst site project. Credit: Kraemer Land Company (2021)

3.3.1 Catalyst Site
As is the case in the City’s TOD zone, a developer could take advantage of the benefits of a designated catalyst site. A catalyst site is defined as the first entitled project in the Plan area and meets the following criteria:
a) It must be a minimum of one acre and shall contain no less than 65 dwelling units per acre. b) The catalyst site may exceed maximum allowed building height by one floor. c) If the first entitled project is withdrawn after entitlement, the next entitled project may be identified as a catalyst site under discretion of the Planning Director.

A catalyst project has been identified on a 2.96-acre parcel at the southwest corner of Chapman Avenue and Kraemer Boulevard. This mixed-use project proposes 239 new units at approximately 81 dwelling units per acre, a 2,310-square-foot café, and 5,240 square feet of retail office space. The proposed project is six stories high, and parking is in the first two stories. The City of Placentia has identified this project as a catalyst site. 274

3 - Land Use
Chapman Corridor Revitalization Plan 3-6

3.3.2 Potential Multifamily Housing with Affordable Housing Incentive The City has identified parcels at the intersection of
Chapman Avenue and Main Street, adjacent to Kraemer
Park, as an opportunity site for potential multifamily
affordable housing. The area includes single-story
commercial office buildings, vacant land, the Placentia Chamber of Commerce, and Suzie’s Freeze. The appliance
store at Bradford Avenue is expected to remain. Specific parcels are currently owned by the City.

The Plan designates this area as Multifamily Flex in the Gateway Core Subarea. Figure 3-3 illustrates one example of potential development at this opportunity site. This development assumed consolidation of all parcels. To
further maximize density, the potential development also utilizes public right-of-way at Main Street north of
Chapman Avenue. Potential future residents would benefit from the adjacency to the park, and the land use typology and density is compatible with the density of the existing neighborhood. These properties can benefit from an
affordable housing incentive if a developer provides 25% of the units as deed restricted affordable housing. This incentive is flexible and does not require a specific income level. If 25% of the units proposed for this site are set aside for Very Low, Low, and/or Moderate-income households as defined by the City’s Housing Element, then the project may develop up to 45 dwelling units an acre.

3.3.3 Potential Hotel
At the southwest corner of Chapman Avenue and Murray
Street is a strip-mall with retail and services and a Fantasy Burger restaurant. West of these uses is a recycling center and vacant office buildings. These combined sites are
envisioned as a small boutique hotel that would
accommodate guests for Chapman Corridor, Old Town, the
Packing House District, and surrounding communities.

Figure 3-3: Potential Multifamily
Housing Illustrative

Figure 3-4: Potential Hotel Illustrative

275

3 - Land Use
Chapman Corridor Revitalization Plan 3-7

3.4 Land Use and Permit Requirements
New development, including additions to existing buildings, shall comply with the provisions of Ch. 23.75, and shall follow the entitlement procedures therein.
1) Allowable Land Uses. A parcel or building within Chapman Corridor shall be occupied by only the land uses allowed by Table 3-2, Land Use and Permit Requirements. Each land use in the table is defined in the glossary of the ordinance codified in PMC Chapter 23.04, Definitions. 2) Multiple Uses. Any one or more land use identified by Table 3-2 as being allowable within Chapman Corridor may be established on any parcel, subject to the planning permit requirement listed in the table, and in compliance with all applicable requirements of this code. 3) Unlisted Uses. The development services director or designee may determine an unlisted use is similar to another allowable permitted or conditionally permitted use if all of the following findings can be made:
a. The use is no greater in density or intensity than other uses allowed or conditionally allowed in the planning subarea.
b. The use is compatible with permitted or conditionally permitted uses in the planning subarea. c. The use will meet the purpose of the planning subarea. d. The use is consistent with the goals and policies of the general plan. e. The use will not be detrimental to the public health, safety, or welfare.

Applicants may appeal this decision using the use conformity determination process, outlined in Section

23.39.035 of the PMC.
4) Permit Requirements. Table 3-2 provides for land uses that are:
a. Permitted. These uses are permitted subject to compliance with all applicable provisions of this chapter and may require a development plan review or site plan review in compliance with Chapter 7 of this Plan. These uses are shown as “P” uses in Table 3-2.
b. Conditionally Permitted Uses. These uses are allowed subject to the approval of a use permit and require a public hearing before the planning commission in compliance with Chapter 23.87 of the PMC.

These uses are shown as “UP” in Table 3-2. All proposed projects with use permits in the Plan area must be reviewed by the City Council Housing, Community, and Economic Development Committee; see Chapter 7, Administration and Implementation.
c. Not Permitted. These uses are not permitted and are shown as “NP” in Table 3-2. A use that is not listed in Table 3-2 is not allowed in the district, except as otherwise provided in Section 3.4 (3) Unlisted Uses of this Plan. Uses that are expressly listed as not permitted are prohibited. 276

3 - Land Use
Chapman Corridor Revitalization Plan 3-8
d. Standards for Specific Land Uses. Where the last column in Table 3-2 (Specific Use Regulations) includes a section number, the regulations in the referenced section of this chapter and/or the PMC apply to the use. Provisions in other sections of this chapter may also apply. 5) In any case this Plan is silent, the applicable sections of the PMC shall apply.

3.5 Land Use Table
Table 3-2: Land Use and Permit Requirements
Permit Requirement
P: Permitted
UP: Use Permit
NP: Not Permitted
Land Use Designations
Notes and Special Use
Regulations by Subarea SFF MFF CC OS MU
MU-
CI
Recreation, Education, Public Assembly Uses
Commercial Recreation
Facility, Indoor NP NP UP NP NP NP
Community Recreation
Facility NP NP NP P NP UP*
Recreation Facility allowed
in MU-CI in Gateway East
subarea only through a
Use Permit.

Conference/Convention
Facility NP NP NP NP NP NP
Health/Fitness Facility,
including stand-alone
or roving fitness classes

UP NP P NP P P
Library, Museum P NP NP P P P
Public Park, Playground
or Plaza P NP P P P P
School: specialized
education, training UP NP NP NP NP NP
Studio: art, dance,
martial arts, music,
photography, cooking,
instructional, fitness
(yoga, Pilates, spin,
etc.)
UP NP P UP P P Not to exceed 1,500 SF
Theater (live
performing arts, live
music)

NP NP P UP UP UP
277

3 - Land Use
Chapman Corridor Revitalization Plan 3-9
Table 3-2: Land Use and Permit Requirements
Permit Requirement
P: Permitted
UP: Use Permit
NP: Not Permitted
Land Use Designations
Notes and Special Use
Regulations by Subarea SFF MFF CC OS MU
MU-
CI
City Center (City Hall
and related civic uses) NP NP NP P NP P
Residential Uses
Emergency/Transitional
Shelter NP NP NP NP NP NP
Home Occupation P P NP NP P P
Must comply with home
occupation provisions of
PMC. 23.81.020
Live-Work NP NP NP NP UP UP
Multifamily Residential NP P NP NP P P
Includes apartments,
condominiums, courtyard
housing, and townhomes.

Assisted Living Facility NP NP NP NP NP NP
Single-Family (existing
only) P NP NP NP NP NP
Mixed-Use with
Residential
Development

NP NP NP NP P P
Retail/Commercial Uses
Accessory Retail or
Services NP NP UP NP P P
Only permitted when
primary commercial use is
established.

Adult Entertainment
Facility or Business NP NP NP NP NP NP Pursuant to PMC
Ch 23.89.
278

3 - Land Use
Chapman Corridor Revitalization Plan 3-10
Table 3-2: Land Use and Permit Requirements
Permit Requirement
P: Permitted
UP: Use Permit
NP: Not Permitted
Land Use Designations
Notes and Special Use
Regulations by Subarea SFF MFF CC OS MU
MU-
CI
Alcoholic Beverage
Sales (not associated
with bar, brewery,
distillery, restaurant, or
neighborhood market
or grocery)

NP NP NP NP NP NP
“Alcoholic beverages”
means any spirituous,
vinous, malt, or other
alcoholic liquor.

Retail Sales of Fine
Wine and Beer NP NP UP NP UP NP
“Fine Wine and Beer”
means all types of wine
and malt beverages for
consumption off the
premises in original,
sealed containers. No on-
site consumption allowed.

Antique or Collectible
Store P NP P NP P P
Artisan/Handcraft Shop P NP P NP P P
Auto Repair, Auto
Sales, or Auto Parts
Sales

NP NP NP NP NP NP
Bar, Tavern, Brewery,
Distillery, Tasting
Rooms, Wine Cellar

NP NP P NP UP UP
Convenience Store
(with alcohol sales) NP NP UP NP UP UP No on-site consumption allowed.

Drive-Through (any
uses) NP/UP* NP UP NP NP NP
Use Permit in Gateway
West and Gateway Core
Subareas Only. Minimum
aggregated lot size 18,000
SF. Lot consolidation must
be in combination with an
existing commercial use.

Furniture, Furnishings,
and Appliance Store NP NP P NP P P
General Retail: less
than 5,000 sf P NP P NP P P
General Retail: 5,000 sf
to 20,000 sf UP NP P NP UP UP
279

3 - Land Use
Chapman Corridor Revitalization Plan 3-11
Table 3-2: Land Use and Permit Requirements
Permit Requirement
P: Permitted
UP: Use Permit
NP: Not Permitted
Land Use Designations
Notes and Special Use
Regulations by Subarea SFF MFF CC OS MU
MU-
CI
General Retail: more
than 20,000 sf (max
60,000 sf)

NP NP P NP UP UP
Groceries, Specialty
Foods: 10,000 sf or less NP NP P NP P P With alcohol sales, a use permit is required.

Groceries, Specialty
Foods: more than
10,000 sf

NP NP UP NP UP UP
Medical Marijuana
Facilities NP NP NP NP NP NP Pursuant to PMC
Ch 23.46.

Neighborhood Market
(without alcohol
beverage sales): 10,000
sf or less
NP NP P NP P P With alcohol sales, a use
permit is required.

Nightclub NP NP NP NP NP NP
Outdoor Dining UP NP P NP P P
With alcohol sales, a use
permit is required.

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.

Outdoor Display and
Sales NP NP P NP NP NP May not encroach into
public right-of-way.

Pet Store, Pet Boarding,
Animal Shelter NP NP P NP P P Sheltering and boarding
shall require a use permit.
280

3 - Land Use
Chapman Corridor Revitalization Plan 3-12
Table 3-2: Land Use and Permit Requirements
Permit Requirement
P: Permitted
UP: Use Permit
NP: Not Permitted
Land Use Designations
Notes and Special Use
Regulations by Subarea SFF MFF CC OS MU
MU-
CI
Recreation
Entertainment NP NP UP UP UP UP 20,000 SF max.

Restaurant NP/UP* NP P NP P P
*For SFF Use-Permit in
Gateway West Subarea
only with a minimum
aggregate lot size 18,000
SF. Lot consolidation must
be in combination with an
existing commercial use.

Café UP NP P UP P P
Restaurant with
Alcohol Sales UP NP P NP P P
Pursuant to Alcoholic
Beverage Control Board
(ABC) approval.

Pawn Shop N N N N N N
Service Station NP NP UP NP UP* NP
Mixed Use: Use-Permit in
Gateway Core only. Must
be on corner lot and
15,000 SF minimum.

Tobacco Sales,
including Electronic
Smoking Devices

NP NP P NP UP UP
Services: Business, Financial, Medical, Professional

ATM NP NP P NP P P
Must be integrated into
building façade. Stand-
alone kiosks not
permitted.

Bank (2,000 sf or less) NP NP P NP NP NP Banks over 2,000 SF are not permitted.

Business Support
Services (copying,
printing, office supplies,
etc.)

UP NP P NP P P
Hospital NP NP NP NP NP NP
Medical Office UP* NP P NP P NP
Single Family Flex: No new
construction allowed. Use
must occupy existing
building.
281

3 - Land Use
Chapman Corridor Revitalization Plan 3-13
Table 3-2: Land Use and Permit Requirements
Permit Requirement
P: Permitted
UP: Use Permit
NP: Not Permitted
Land Use Designations
Notes and Special Use
Regulations by Subarea SFF MFF CC OS MU
MU-
CI
Urgent Care NP NP P NP P NP
Office UP* NP P NP P P
Single Family Flex: No new
construction allowed. Use
must occupy existing
building.

Services – General
Adult Daycare P NP NP NP NP NP
Cigar or Hookah Lounge NP NP UP NP NP NP
Commercial Daycare
Center UP NP P NP NP NP
Hostess Bars NP NP NP NP NP NP
Laundromat and
Laundry Services NP NP UP NP UP NP
Lodging: B&B NP NP NP NP NP NP
Lodging: Hotel NP NP NP NP UP* NP Allowed in Gateway West Mixed-Use Only
Massage
Establishments NP NP UP NP UP NP
Meeting Halls, Banquet
Centers NP NP UP* NP UP/NP* NP
Commercial Corridor:

Must be associated with
restaurant facilities;
Gateway West Mixed-Use
Only: Must be associated
with Hotel use or
restaurant facility; All
other mixed-use not
permitted.

Personal Services NP NP P NP P P
Public Safety Facility NP NP NP P NP P
Spa Services (with or
without alcohol) NP NP UP NP UP UP
Pursuant to Alcoholic
Beverage Control Board
(ABC) approval
Tattoo Parlors/Body
Modification NP NP UP NP UP UP
282

3 - Land Use
Chapman Corridor Revitalization Plan 3-14
Table 3-2: Land Use and Permit Requirements
Permit Requirement
P: Permitted
UP: Use Permit
NP: Not Permitted
Land Use Designations
Notes and Special Use
Regulations by Subarea SFF MFF CC OS MU
MU-
CI
Transportation, Communications & Infrastructure
Broadcasting or
Recording Studio UP* NP UP NP UP UP
Single Family Flex: No new
construction allowed. Use
must occupy existing
building. No roof- or
ground-mounted antenna
or broadcasting apparatus
allowed that is visible
from street, adjacent
properties, or otherwise
detracts from the existing
residential character.

Parking Structure or
Surface Parking Lot
(standalone)
NP NP UP UP UP UP Pursuant to PMC 23.78
Transit Station or
Terminal NP NP NP NP NP NP
Telecommunication
Cell Tower/Microcell
and Small Cell Sites

UP UP UP UP UP UP
Pursuant to PMC
Ch 23.82; Must be on
building rooftop. Macro
telecommunication
facilities are not permitted

For PUD-4, refer to PMC Chapter 23.72.

283

Chapman Corridor Revitalization Plan 4-1
4 DEVELOPMENT STANDARDS

4.1 Introduction
This chapter establishes land use and design requirements for the Chapman Corridor Revitalization Plan (CCRP) area. These regulations include building heights, setbacks, parking requirements, open space, and building form standards. The standards are consistent with and implement the applicable goals and policies of the City’s General Plan pertaining to this area as well as the vision and guiding principles established in this Plan. This chapter should be used in conjunction with Chapter 5, Design Guidelines, when reviewing and processing development applications for properties in the CCRP area.

The following standards are organized by land use category and then broken down further by designation and subarea as follows:
• Residential: Single Family Flex, Multi Family Flex
• Non-residential: Commercial Corridor
• Mixed-Use: Mixed-Use, Mixed-Use Civic Center
Definitions, permit requirements, and permitted uses for each land use category are provided in Chapter 3, Land Use. The development standards of this Specific Plan are intended to replace City zoning regulations except where noted. Where the Specific Plan is silent, the Placentia Municipal Code shall apply. The standards of the CCRP shall not apply to development for which approvals were granted prior to the adoption of these regulations and for which entitlements are still valid and for development that has current, valid building permits.

Throughout this chapter, standards are provided by land use designation and further refined by subarea. The standards address setbacks, heights, and in some cases stepbacks. The illustrations, below, are provided for reference for building height and setback standards. Additional standards that apply to all zones in the CCRP area are provided at the end of this chapter.

Height Setbacks Stepbacks
284

4 Development Standards
Chapman Corridor Revitalization Plan 34-2

4.2 Residential Development Standards

4.2.1 Single Family Flex
The Single Family Flex designation occurs in two subareas.

Gateway West (GW). Properties in the Gateway West subarea are encouraged and anticipated to convert to non-residential uses in the current structure, as described in Chapter 3. Suitable adaptive reuse of these homes include uses such as coffee shops, salons, and small medical offices such as dental. Single-family homes that remain as residential use are a conforming use and may remain. The standards in Table 4.1 shall apply.

Gateway Core (GC). Properties in the Gateway Core subarea are encourage to maintain their single-family use, and the standards in Table 4.1 shall apply.

Table 4.1: Single-Family Flex Development Standards
Subareas GW GC
Density (max du/ac) 6* 6
Building Height Main building: 30 feet max.

Setbacks (General) All of the required setback area shall be landscaped and maintained unless otherwise allowed.

Setbacks Front 20 feet min.

Setbacks Side 6 feet min each side.

Setbacks Rear a) 20 feet minimum from rear property line. b) Room Additions, Accessory Structures and Enclosed Patios: 10 feet min from rear property line.
c) Patio Covers: 5 feet min from rear property line, as measured from the overhang of the patio cover.

Allowable Setback
Projections
a) Ground Floor.
i. Awnings and canopies over windows: 60 inches maximum. ii. Shade structures: 15 feet maximum.
iii. Bay windows: 3 feet maximum
iv. Cornices, belt courses, and similar architectural features: 12 inches maximum. v. Eaves, roof overhangs: 30 inches maximum.
vi. Uncovered porches, decks, and landings (may be covered by arbors or trellises):
10 feet maximum.
b) Above Ground Floor. Awnings, galleries, balconies, bay windows: 48 inches maximum.
c) Signs, see section 4.6.
d) All projections must maintain a minimum of 8 feet vertical clearance from ground.

Public Right-of-Way
Encroachments
a) Art, as determined by the approval of the public art component of the project. b) Signs, see section 4.6.
c) NOTE: Requires approval of an encroachment permit.
285

4 Development Standards
Chapman Corridor Revitalization Plan 34-3
Table 4.1: Single-Family Flex Development Standards
Subareas GW GC
Lighting All lighting, exterior and interior, shall be designed and located so as to confine direct rays to the premises.

Building Orientation Buildings shall be oriented to the public street.

Buildings in this subarea are not required to
front Chapman Avenue.

Commercial Uses, General
Only allowed on parcels fronting
Chapman Avenue. All development
standards above shall apply to
commercial uses in the GW zone.

Not allowed.

Commercial Uses,
Commercial Conversion
For commercial conversion of former
residential properties, additions
required for the purpose of complying
with building and/or fire safety codes
are exempt from setback requirements
(e.g., new area for ADA access or
egress).

Not allowed.

Outdoor Dining
a) Outdoor dining allowed in
conjunction with café or
restaurant use only.
b) Alcoholic beverages may be served
in an outdoor eating area of an
eating establishment provided the
business operating the outdoor
eating area has obtained an
approval authorized by this Plan
and the PMC to serve alcoholic
beverages on-site and has
obtained and maintains all
approvals required by the ABC.
c) Outdoor dining must be within the
front setback area or rear yard and
may not encroach into the public
right-of-way.
d) Background music and speakers,
and live entertainment are
prohibited in Outdoor Dining
Areas, unless otherwise approved
by the City.
e) Outdoor dining areas shall not
operate no later than 10:00 p.m. if
abutting a residential zone, unless
otherwise approved by the City.
f) See Chapter 5 Section 5.15
Outdoor Dining of this Plan for
design related standards.

Not Allowed
286

4 Development Standards
Chapman Corridor Revitalization Plan 34-4
Table 4.1: Single-Family Flex Development Standards
Subareas GW GC
NOTES: Existing single-family homes in the Single Family Flex district may be converted to a non-residential use such as a medical, dental, or professional office if the site can support the parking requirements of PMC 23.78.

If the standards of the zone are silent on a particular topic, the R-1 standards of the PMC shall apply.

4.2.2 Multi-Family Flex
The Multi-Family Flex designation occurs in three subareas.

Gateway Core (GC). Properties in the Gateway Neighborhood subarea are adjacent to Old Town and single- family neighborhoods where additional standards provide a transition between buildings that vary in size and height, preserving privacy for all residents. Lot consolidation within this subarea is encouraged to provide multi- family units at a size and scale that is feasible for new development. The standards under GC in Table 4.2 shall apply.

Gateway Neighborhood (GN). Properties in the Gateway Neighborhood subarea are existing condo and apartment communities that are already built out and not expected to change. These areas are adjacent to single-family neighborhoods, and if properties within this subarea were to redevelop, additional standards reinforce a transition between buildings that vary in size and height, preserving privacy for all residents. The standards under GN in Table 4.2 shall apply.

Gateway East (GE). The Gateway East subarea includes Cinnamon Tree Condominium Community. The standards under GE in Table 4-2 are intended to guide this property for redevelopment or future improvements.

287

4 Development Standards
Chapman Corridor Revitalization Plan 34-5
Table 4.2: Multi-Family Flex Development Standards
Subareas GC GN GE
Density (max du/ac) 30 45 35
Building Height
35 feet max. / 3 stories.
30 feet max if adjacent to Single-
Family homes; however, 35-foot
maximum height shall be permitted
when 2 feet of additional setback is
provided for every foot of additional
height.
40 feet max.
3 stories.

Lot Size 10,000 square feet minimum
Setbacks (General) All of the required setback area shall be landscaped and maintained unless otherwise allowed.

Setbacks Front 15 feet minimum.

Setbacks Side 5 feet min from property line. 10 feet minimum from property line.

Setback Rear
a) Initial Construction: 20 feet minimum from rear property line. b) Room Additions, Accessory Structures, and Enclosed Patios: Minimum setback shall be 10 feet from rear property line.
c) Patio Covers: Minimum setback shall be 5 feet from the rear property line, as measured from the overhang of the patio cover.

Interior lot line.
d) Buildings containing living units and accessory structures not specified in subdivision (b) of this subsection: 15 feet.
e) Garages and carports: zero setback may be approved if:
i. The zero setback does not abut single family residential properties ii. Garages and carports match the color, materials, and roof slope of the main structures in the project
Allowable Setback
Projections
a) Ground Floor.
i. Awnings and canopies over windows: 60 inches maximum. ii. Barriers for defining outdoor dining areas such as fences, railings, planter boxes: as needed to encompass outdoor dining area. iii. Sun Shade Structures: 15 feet maximum.
iv. Bay Windows: 3 feet maximum.
v. Cornices, belt courses, and similar architectural features: 12 inches maximum. vi. Eaves, roof overhangs: 30 inches maximum.
vii. Uncovered porches, decks, and landings (may be covered by arbors or trellises):
10 feet maximum.
b) Above Ground Floor. Awnings, galleries, balconies, bay windows: 48 inches maximum.
c) For Signs, see Section 4.5.

All projections must maintain a minimum of 8 feet vertical clearance from ground.

Public Right-of- Way
Encroachments (all require
a) Art, as determined by the approval of the public art component of the project. b) For signs, see Signs – Advertising Structures, 23.90 of the PMC. 288

4 Development Standards
Chapman Corridor Revitalization Plan 34-6
Table 4.2: Multi-Family Flex Development Standards
Subareas GC GN GE
approval of an
encroachment permit)
Building Separation 15 feet min.

Building Orientation
Primary ground-floor common
entries or individual exterior
dwelling unit entries shall be
oriented to Chapman Corridor.

Primary ground-floor common entries or
individual exterior dwelling unit entries shall be
oriented to Chapman Corridor. However, with
multiple structures, may orient buildings so that
only the primary driveway or private road into
the project is accessed from Chapman Corridor.

Then buildings should be oriented to front a
common building (such as a club house) or open
space amenity accessed by the entry driveway.

The backside of any building shall not face
Chapman Avenue. Entrances at building corners
may be used to satisfy this requirement.

Site Design
a) New development projects are required to provide convenient pedestrian access to and from public sidewalks from either individual units or a common pedestrian walkway.
b) If adjacent to a single-family zone, the third floor shall be stepped back a minimum of 10 feet.
c) Garages and parking areas shall not front onto Chapman Avenue. d) Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible.
e) Consolidated driveways are encouraged along Chapman Avenue.

Open Space
Common and Private
Minimum Requirements
a) 200 square feet per dwelling unit (total common and private) b) Minimum Dimensions:
i. Private areas: 7 feet in any direction
ii. Common areas: 20 feet in any direction
Types of Common Open
Space Permitted
A minimum of one shared outdoor recreational facility shall be required per project.

Qualifying shared common open spaces: Park, clubhouse, rooftop terrace, swimming pool, gymnasium, tennis court, pickleball court, basketball court (half or full), children’s play area, community garden, courtyard, fire pit, dog park, barbeque area.

NOTE: If the Standards of the MFF zone are silent on a particular topic, the R-3 standards of the PMC shall apply.

289

4 Development Standards
Chapman Corridor Revitalization Plan 34-7

4.3 Non-r esidential Development Standards

4.3.1 Commercial Corridor
The commercial corridor designation applies to properties at the far end of the Gateway West subarea.

Properties in this designation shall comply with the standards in Table 4.3.

Table 4.3: Commercial Corridor Development Standards
Land Use Designation Commercial Corridor (CC)
Subarea GW
Intensity (Floor Area Ratio) 1.0
Height 35 feet max.

Ground Floor Height 15 feet floor to ceiling height.

Setbacks (General) All of the required setback area shall be landscaped and maintained unless otherwise allowed.

Setbacks Front 15 feet min.

Setbacks Side and Rear
Adjacent to residential: 10 feet min.

Adjacent to public right-of-way: 15 feet min.

Side and rear yards are required only along a property lines adjacent to a residential district or a public right-of-way.

Allowable Setback
Projections
a) Ground Floor.
i. Awnings and canopies over windows: 60 inches maximum. ii. Barriers for defining outdoor dining areas such as fences, railings, planter boxes:
as needed to encompass outdoor dining area.
iii. Sun Shade Structures: 15 feet maximum .
iv. Bay Windows: 3 feet
v. Cornices, belt courses, and similar architectural features: 12 inches maximum. vi. Eaves, roof overhangs: 30 inches.
vii. Uncovered porches, decks and landings (may be covered by arbors or trellises):
10 feet maximum.
b) Above Ground Floor. Awnings, galleries, balconies, bay windows: 48 inches maximum.
c) For signs, see standards in Section 4.5.

All projections must maintain a minimum of 8 feet vertical clearance from ground.

Public Right-of- Way
Encroachments
a) Art, as determined by the approval of the public art component of the project. b) For signs, see standards in Section 4.5.
c) Fences, only allowed in conjunction with a restaurant use.

NOTE: Requires approval of an encroachment permit.

Frontage Requirements
A section of blank wall shall not exceed 20 linear feet without being interrupted by a window or entry or other façade treatment.

Developments over 1 acre in size shall choose a frontage type from the Frontage 290

4 Development Standards
Chapman Corridor Revitalization Plan 34-8
Table 4.3: Commercial Corridor Development Standards
Land Use Designation Commercial Corridor (CC)
Subarea GW
Section of Chapter 5, Design Standards and Guidelines.

Building Orientation Buildings shall be oriented to Chapman Avenue. Pedestrian connections shall be provided to Chapman Avenue.

Outdoor Dining
a) All outdoor dining areas shall maintain a minimum sidewalk clearance of 4 feet between any outdoor eating area and light poles, signposts, utility poles, and similar sidewalk obstructions.
b) Alcoholic beverages may be served in an outdoor eating area of an eating establishment provided the business operating the outdoor eating area has obtained an approval authorized by this Plan and the PMC to serve alcoholic beverages on-site and has obtained and maintains all approvals required by the ABC.
c) Outdoor dining areas within the public right-of-way are subject to an Encroachment Permit.
d) See Chapter 5 Section 5.15 Outdoor Dining of this Plan for design related standards.

4.4 Mixed-Use Development Standards

4.4.1 Mixed-Use and Mixed-Use Civic Center
The Mixed-Use and Mixed-Use Civic Center designations occur in three subareas described below. The mixed- use designations implement the City’s General Plan Mixed-Use designation and allow for vertical and horizontal mixed-use. The standards in Table 4.4 shall apply for the identified subareas.

Gateway West (GW). Mixed-use properties in the Gateway West subarea adjacent to the Commercial Corridor designation. Mixed-use options in this area include hotel and retail and/or residential land uses. The properties are ready for redevelopment with many underutilized parcels in this subarea.

Gateway Core (GC). Properties in the Gateway Core subarea are adjacent to both Old Town and single-family development. New development should provide a transition between buildings that vary in size and height, preserving privacy for all residents. Lot consolidation in this subarea is encouraged to provide projects at a size and scale that makes development feasible.

Gateway East (GE). Properties in the Gateway Neighborhood subarea include the properties at three of the four corners of the Chapman Avenue and Kraemer Avenue intersection, including the Civic Center. This subarea includes the Kraemer Land property that is expected to be a catalyst site for the CCRP area.

Table 4.4: Mixed-Use Development Standards
Land Use Designation Mixed-Use Mixed-Use Civic Center
Subareas GW GC GE GE
Density/ Intensity Max DU/AC: 45 DU/AC: 35 DU/AC: 35 DU/AC: 45 291

4 Development Standards
Chapman Corridor Revitalization Plan 34-9
Table 4.4: Mixed-Use Development Standards
Land Use Designation Mixed-Use Mixed-Use Civic Center
Subareas GW GC GE GE
Residential (du/ac)
Non-residential (Floor
Area Ratio FAR)
FAR: 1.0 FAR: 0.5 FAR: 0.5
The catalyst site shall be a
minimum of one acre and shall
contain no less than 65 dwelling
units per acre.

FAR: 0.35
Setbacks (General) All of the required setback area shall be landscaped and maintained unless otherwise allowed.

Setbacks Front 15 feet
min.
10 feet min.

For corner lots, a 15 foot minimum setback along both street frontages.

Setbacks Side and Rear
Side and rear yards are required only along a property line adjacent to a residential district or a public right-of-way. The required yard shall be a minimum of 15 feet adjacent to a residential district and 10 feet adjacent to a public right-of-way. All of the required yard area shall be landscaped and maintained as a condition of the use.

Allowable Setback
Projections.
a) Ground Floor.
i. Awnings and canopies over windows: 60 inches maximum. ii. Barriers for defining outdoor dining areas such as fences, railings, planter boxes: as needed to encompass outdoor dining area.
iii. Sun Shade Structures: 15 feet maximum.
iv. Arcade: 15 feet maximum.
v. Cornices, belt courses, and similar architectural features: 12 inches maximum. vi. Eaves, roof overhangs: 30 inches maximum.
vii. Uncovered porches, decks and landings (may be covered by arbors or trellises): 10 feet maximum.
b) Above Ground Floor. Awnings, galleries, balconies, bay windows: 48 inches maximum. c) For signs, see Section 4.5.
d) All projections must maintain a minimum of 8 feet vertical clearance from ground.

Public Right-of- Way
Encroachments
a. Art, as determined by the approval of the public art component of the project. b. Signs, see Section 4.5 below.
c. Outdoor Dining.
d. Fences, only allowed in conjunction with a restaurant use.

NOTE: Require approval of an encroachment permit.

Building Height
3 to 4 stories—55 feet-65 feet max—depends on adjacency 30 feet max. If adjacent to SFF or R-1, 35-foot maximum height shall be permitted when 2 feet of additional setback is provided for every foot of additional height.

Catalyst Site: 5 stories/ 60 feet max.

The catalyst site may exceed maximum allowed building height by one floor.
40 feet max.

Rear building with stepback;
30 feet max adjacent to
single-family homes.

Ground Floor Height Where commercial uses are on ground floors, those commercial uses shall have a minimum 15-foot height floor to ceiling.
292

4 Development Standards
Chapman Corridor Revitalization Plan 34-10
Table 4.4: Mixed-Use Development Standards
Land Use Designation Mixed-Use Mixed-Use Civic Center
Subareas GW GC GE GE
Frontage
Requirements
A section of blank wall shall not exceed 20 linear feet without being interrupted by a window or entry or other façade treatment.

Developments over 1 acre in size shall choose a frontage type from the Chapter 5 Design Guidelines, Section 5.7 Frontages, of this Plan.

Building Orientation
Primary ground-floor common entries or individual exterior dwelling unit entries shall be oriented to Chapman Corridor. Development with multiple structures may orient buildings so that only the primary driveway or private road into the project is accessed from Chapman Corridor. Then buildings should be oriented to front a common building (such as a club house or building containing the hotel lobby) or open space amenity accessed by the entry driveway. The backside of any building shall not face Chapman Avenue. Entrances at building corners may be used to satisfy this requirement.

Pedestrian connections shall be provided to Chapman Avenue.

Open Space
Common and Private
Minimum
Requirements
a) 200 square feet per dwelling unit (total common and private). b) Minimum Dimensions.
i. Private areas: 7 feet in any direction.
ii. Common areas: 20 feet in any direction.

Open space and outdoor open space areas may be provided as private areas, common areas, or a combination.

All common open space areas shall be conveniently located and readily accessible from all dwelling units on the building site and shall be contiguous to and integrated with other common areas on the building site.

The common open space areas may be composed of active or passive facilities and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas, or utility areas. All residential common areas shall be improved as either active or passive facilities, with landscape or hardscape elements designed to serve the residents of the project.

Types of Common Open
Space Permitted
A minimum of one shared outdoor recreational facility shall be required per project.

Qualifying shared common open spaces: Park, clubhouse, rooftop terrace, swimming pool, gymnasium, tennis court, pickleball court, basketball court (half or full), children’s play area, community garden, courtyard, fire pit, dog park, barbeque area.

Outdoor Dining
a) All outdoor dining areas shall maintain a minimum sidewalk clearance of 4 feet between any outdoor eating area and light poles, signposts, utility poles, and similar sidewalk obstructions.
b) Alcoholic beverages may be served in an outdoor eating area of an eating establishment provided the business operating the outdoor eating area has obtained an approval authorized by this Plan and the PMC to serve alcoholic beverages on-site and has obtained and maintains all approvals required by the ABC.
c) Outdoor dining areas within the public right-of-way are subject to an Encroachment Permit. d) See Chapter 5 Section 5.15 Outdoor Dining of this Plan for design related standards.

293

4 Development Standards
Chapman Corridor Revitalization Plan 34-11

4.5 Sign Regulations

4.5.1 Purpose and Intent
The sign regulations for CCRP are intended to appropriately address the placement, type, size, and number of signs allowed in Chapman Corridor and to require the proper maintenance of signs.

The purpose of these requirements are to:
1) Avoid traffic safety hazards for motorists, bicyclists, and pedestrians caused by visual distractions and obstructions.
2) Promote the aesthetic and environmental values of the community by providing for signs that do not impair the attractiveness of the City as a place to live, work, and shop. 3) Provide for signs as an effective channel of communication while ensuring that signs are aesthetically proportioned in relation to adjacent structures and the structures to which they are attached. 4) Safeguard and protect the public health, safety, and general welfare. 5) Promote the pedestrian scale of the corridor.

4.5.2 Applicability
1) These sign regulations apply to all signs in the CCRP area except: directional/instructional signs and real estate signs shall instead comply with the requirements of the City’s Zoning Code (PMC 23.90); and specialty City identification/ gateway signage.
2) The provisions of this section do not regulate the message content of a sign (sign copy) regardless of whether the message content is commercial or noncommercial. 3) Sign installation in the CCRP shall require sign permit approval in compliance with the City’s Zoning Code (PMC 23.90), unless exempted from sign permit requirements. 4) Sign Variances: See the Zoning Code (PMC 23.90.220). 5) Definitions of the specialized terms and phrases used in this section are in the Zoning Code (PMC 23.90).

4.5.3 Prohibited Signs
1) Abandoned signs (includes signs on abandoned or closed businesses). 2) Animated and moving signs, including electronic message display signs; and variable intensity, blinking, or flashing signs; or signs that emit a varying intensity of light or color, except time and temperature displays (which are not considered signs).
3) Exposed cabinet/raceways behind channel letters.
4) Internally illuminated cabinet (can) signs.
294

4 Development Standards
Chapman Corridor Revitalization Plan 34-12
5) Off-site signs (e.g., billboards, signs mounted on vehicles). 6) Obscene signs.
7) Pole signs and other freestanding signs over six feet in height. 8) Roof signs.
9) Signs that simulate, in color, size, or design, any traffic control sign or signal, or that make use of words, symbols, or characters in a manner that interferes with, misleads, or confuses pedestrian or vehicular traffic. 10) A sign burned, cut, or otherwise marked on or affixed to a rock, tree, or other natural feature. 11) A sign placed within a public right-of-way, except as provided by Tables 4.5 through 4.7. 12) A sign painted directly on a building, unless approved as a Creative Sign (See Section 4.5.9 Creative Sign Permit, of this Plan) .
13) Permanent signs that advertise continuous sales, special prices, or include phone numbers. 14) Temporary signs, including:
a. Balloons and other inflatable devices.
b. Flags, except official national, state, or local government, institutional, or corporate flags properly displayed.
c. Pennants and streamers, except in conjunction with an athletic event, carnival, circus, or fair.

4.5.4 General Requirements for All Signs
1) Sign Area and Height Measurement. The measurements of sign area and height shall comply with the City’s Zoning Code (PMC 23.90).
2) Sign Location Requirements. Each sign shall be located according to the following requirements and all other applicable provisions of this chapter.
3) On-Premises Signs Required. Each sign shall be located on the same site as the subject of the sign, except as otherwise allowed by this chapter.
a. Setback Requirements. Each sign shall comply with the setback requirements of the applicable zoning district, except for an approved projecting sign, and except for an approved freestanding sign, which shall be set back a minimum of 5 feet from the front and side street property lines. b. Placement on a Building. No sign shall be placed so as to interfere with the operation of a door or window. Signs should not be located so that they cover prominent architectural features of the building.
c. Signs within a Public Right-of-Way. No sign shall be allowed in the public right-of-way except for the following:
i. A projecting sign in compliance with Tables 4.5 through 4.7. ii. Public signs erected by or on behalf of a governmental agency to convey public information, identify public property, post legal notices, or direct or regulate pedestrian or vehicular traffic. 295

4 Development Standards
Chapman Corridor Revitalization Plan 34-13
iii. Bus stop signs installed by a public transit company. iv. Informational signs of a public utility regarding its lines, pipes, poles, or other facilities. v. Emergency warning signs erected by a governmental agency, a public utility company, or a contractor doing authorized work within the public right-of-way. d. Any sign installed or placed within the public right-of-way other than in compliance with this section shall be forfeited to the public and be subject to confiscation. 4) Sign Design. The following design criteria shall be used in reviewing the design of individual signs.

Substantial conformance with each of the following design criteria shall be required before a sign permit or building permit can be approved.
5) Color. Colors on signs and structural members should be harmonious with one another and relate to the dominant colors of the buildings on the site. Contrasting colors may be utilized if the overall effect of the sign is still compatible with building colors.
6) Design and Construction.
a. Except where otherwise permitted elsewhere in this section, each sign shall be constructed of permanent materials and shall be permanently attached to the ground, a building, or another structure by direct attachment to a rigid wall, frame, or structure. b. Each permanent sign shall be designed by a professional (e.g., architect, building designer, landscape architect, interior designer, or others whose principal business is the design, manufacture, or sale of signs), or who is capable of producing professional results. c. Each permanent sign shall be constructed by persons whose principal business is building construction or a related trade, including sign manufacturing and installation, or others capable of producing professional results. The intent is to ensure public safety, achieve signs of careful construction, neat and readable copy, and durability to reduce maintenance costs and prevent dilapidation.

296

4 Development Standards
Chapman Corridor Revitalization Plan 34-14
7) Materials and Structure.
a. Sign materials (including framing and supports) shall be representative of the type and scale of materials used on the site where the sign is located. Sign materials shall be complementary those used on the buildings on the site and any other signs on the site.
b. No sign shall include reflective material.
c. Materials for permanent signs shall be durable and capable of withstanding weathering over the life of the sign with reasonable maintenance.
d. The size of the structural members (e.g., columns, crossbeams, and braces) shall be proportional to the sign panel they are supporting.
e. The use of individual letters incorporated into the building design is encouraged, rather than a sign with background and framing other than the structure wall.
f. See Design Guidelines, Chapter 5, for additional guidelines for materials. 8) Street Address. The review authority may require that a sign include the street address of the site where it determines that public safety and emergency vehicle response would be more effectively served than if the street address were displayed on 1 or more buildings on the site. 9) Copy Design Guidelines. The city does not regulate the message content (copy) of signs; however, the following are principles of copy design and layout that can enhance the readability and attractiveness of signs. Copy design and layout consistent with these principles is encouraged but not required. a. Sign copy should relate only to the name and/or nature of the business or commercial center. b. Permanent signs that advertise continuous sales, special prices, or include phone numbers are prohibited.
c. Information should be conveyed briefly or by logo, symbol, or other graphic manner. The intent should be to increase the readability of the sign and thereby enhance the identity of the business. d. The area of letters or symbols should not exceed 40 percent of the sign area in commercial uses or 60 percent for residential uses.
e. Freestanding signs should contain the street address of the parcel or the range of addresses for a multi-tenant center.

4.5.5 Sign Lighting
Sign lighting shall be designed to minimize light and glare on surrounding rights-of-way and properties. 1) External light sources shall be directed and shielded so that they do not produce glare off the site, or on any object other than the sign.
2) Sign lighting shall not blink, flash, flutter, or change light intensity, brightness, or color. 3) Colored lights shall not be used at a location or in a manner so as to be confused with or construed as traffic control devices.
4) Neither the direct nor reflected light from primary light sources shall create hazards for pedestrians or operators of motor vehicles.
297

4 Development Standards
Chapman Corridor Revitalization Plan 34-15
5) For energy conservation, light sources shall be hard-wired fluorescent or compact fluorescent lamps, or other lighting technology that is of equal or greater energy efficiency. Incandescent lamps are prohibited.

4.5.6 Sign Maintenance
1) Each sign and supporting hardware, including temporary signs and awning signs, shall be maintained in good repair and functioning properly at all times. Any damage to a sign or its illumination, including the failure of illumination, shall be repaired within a maximum of 14 days from the date of damage or failure. 2) A repair to a sign shall be of materials and design of equal or better quality as the original sign. 3) A sign that is not properly maintained and is dilapidated shall be deemed a public nuisance and may be abated in compliance with the City’s Zoning Code.
4) When an existing sign is removed or replaced, all brackets, poles, and other supports that are no longer required shall be removed, and any/all damage to the exterior of the building shall be repaired/repainted to the satisfaction of the development services director or designee. When an existing sign is removed, the repairs must match surface type and color of building exactly. No disparity in color tone is permitted.

4.5.7 Sign Standards by Use
Each sign shall comply with the standards provided by this section and comply with the requirements in Tables 4.5 through 4.7, except as permitted by the approval of a creative sign permit, described below.

Table 4.5: Sign Standards by Use: Multi-Family Residential Use Allowed Sign Maximum Sign Height
Maximum No. of Signs
Allowed per Parcel
Maximum Sign Area Allowed
per Parcel
Wall or
Freestanding
Wall signs: below edge of roof.

Placement shall only be
located below the roof or over
the primary entrance.

Freestanding: 48 inches
1 wall sign or freestanding sign
per primary vehicular
entrance or street frontage
12 square feet per face area;
24 square feet maximum total
square feet for all signs.

298

4 Development Standards
Chapman Corridor Revitalization Plan 34-16
Table 4.6: Sign Standards by Use: Non-residential Use/ Mixed-Use Allowed Sign Placement Standards Maximum Number and Sign Area Awning Shall be entirely on awning valence; lettering
max 66% of valence height; valence height
max: 18 inches.
50% of the area of the valence front. 1 sign
max per separate awning valence.

Marquee To be established during site plan review.

Minimum clearance of 10’ from sidewalk
surface below. Allowed only for the entrance
of a theatre or playhouse.

To be established during site plan review. 3
square feet per 1 linear foot of frontage
width, up to 80 percent of frontage width.
1 sign max.

Monument 5 feet including base structure. Allowed only
on a site with more than 100 feet of
continuous street frontage.
36 square feet.

Projecting or
Suspended
Up to 24 inches from face of building and
bottom of sign shall be no closer than 8 feet
above sidewalk surface below.
6 square feet. No dimension greater than
3 feet.

Wall 2 feet below parapet or eave. Individual
letters 18 inches.

Mounting 1-story: above 1st-floor windows.

Mounting multi-story: between windows.
1 square foot per linear foot primary business.
1 sign allowed per business frontage with
pedestrian entrance.

Side street or rear entrance wall sign max 50%
of the primary sign area.

Window Permanent Within window area. 15% of total window area max.

Window Temporary Within window area. 25% of total window area. Allowed for display a maximum of 15 days at 1 time, up to 3 times
in a 12-month period.

A-Boards and Other
Portable Sidewalk
Signs
May not impede pedestrian flow. 1 per business. Signs are only be permitted while the business is open. Requires an
encroachment permit if in the public right-of-
way.

Directional Signage on
Private Property
Cannot be freestanding and shall be
minimized for basic directional functions. Sign
may include minimized development logo
and/or branding associated with development
or tenant.

Included in sign permit application approval
process.

299

4 Development Standards
Chapman Corridor Revitalization Plan 34-17
Table 4.7: Sign Standards by Use: Single-Family Flex
Allowed Sign Placement Standards Maximum Number and Sign Area Monument 5 feet max height, including base structure. 1 per site. 25 square feet sign area max.

Wall signs Raised letter only, unlighted or dimly
back-lighted
Not to exceed one-half square foot in area per
foot of front of building, or 50 square feet
total area per building, whichever is less.

Banners, pennants, and streamers are specifically prohibited.

4.5.8 Master Sign Program
All mixed-use projects shall require a master sign program, which is reviewed and approved by the decision-making body in each case. A “master sign plan” means a coordinated program of signage for new or existing commercial, office, or residential that has more than one business establishment or tenant. The master sign program can permit signs that meet the intent and standards of the Sign Code and ensure that all signs are integrated thoughtfully into the design of the structures, creating a unified architectural statement. The master sign program provides a means for defining common sign regulations for multi- tenant projects to encourage maximum incentive and latitude in the design and display of multiple signs, and to achieve, not circumvent, the intent of this chapter. 1) Application Requirements and Revisions to Master Sign Programs. A sign permit application for a master sign program shall include all information and materials required by the development services department and the filing fee set by the City’s fee resolution. Revisions to a master sign program may be approved by the director of development services with a standard sign permit if the intent of the original approval is not affected. Revisions that would substantially deviate from the original approval shall require the approval of a new master sign program. 2) Standards. A master sign program shall comply with the following standards:
a. The program shall comply with the purpose of this chapter. b. The signs shall enhance the overall development, be in harmony with, and relate visually to other signs in the master sign program, to the structures or developments they identify, and to surrounding development;
c. The program shall accommodate future revisions that may be required because of changes in use or tenants; and
d. The program shall comply with the standards of this chapter, except that flexibility is allowed with regard to sign area, number, location, or height to the extent that the master sign program will enhance the overall development and will more fully accomplish the purposes of this chapter. e. Sign permit application must include identification of size, height, and location of all signs.

4.5.9 Creative Sign Permit
1) Definition of Creative Sign Permit. Applicants may apply for a creative sign permit for signs that are not listed or that exceed the provisions of this chapter. The creative sign permit is intended for signs that meet the intent and standards of the sign code, but may not necessarily meet the standards shown in 300

4 Development Standards
Chapman Corridor Revitalization Plan 34-18
Tables 4.5 through 4.7 of this chapter. An applicant may request approval of a creative sign permit to authorize on-site signs that use different standards from the other provisions of this chapter but comply with the intent of this chapter.
2) Revisions to a master sign program may be approved by the director with a standard sign permit if the intent of the original approval is not affected. Revisions that would substantially deviate from the original approval shall require the approval of a new master sign program. 3) Purpose. To encourage signs of unique design and that exhibit a high degree of thoughtfulness, branding, imagination, inventiveness, and spirit; and to provide a process for the application of sign regulations in ways that will allow creatively designed signs that make a positive visual contribution to the overall image of the city, while mitigating the impacts of large or unusually designed signs. 4) Application and Procedure Requirements. A sign permit application for a creative sign shall include all information and materials required by the department, and the filing fee set by the City’s resolution fee. A sign permit application for a creative sign shall be subject to review and approval by the director of development services when the proposed sign is 50 square feet or less, and by the planning commission when the sign is larger than 50 square feet. Notification for a sign permit for a creative sign shall be given in the same manner specified by the zoning ordinance for director-approved development permits.
5) Design Criteria. In approving an application for a creative sign, the review authority shall ensure that a proposed sign meets the following design criteria:
a. Constitutes a substantial aesthetic improvement to the site and has a positive visual impact on the surrounding area.
b. Is of unique design and exhibits a high degree of thoughtfulness, imagination, inventiveness, and spirit.
c. Provides strong graphic character through the imaginative use of graphics, color, texture, quality materials, scale, and proportion.
6) Contextual Criteria. The sign shall contain at least one of the following elements:
a. Classic historic design style.
b. Creative image reflecting current or historic character of the city. c. Symbols or imagery relating to the citrus packing industry. d. Inventive representation of the use, name, or logo of the structure or business. 7) Architectural Criteria. The sign shall:
a. Utilize or enhance the architectural elements of the building. b. Be placed in a logical location in relation to the overall composition of the building’s façade and not cover any key architectural features and details of the façade. 8) Neighborhood Impacts. The sign shall be located and designed not to cause light and glare impacts on neighboring residential uses.
301

4 Development Standards
Chapman Corridor Revitalization Plan 34-19

4.5.10 Legal Nonconforming Signs
A legal nonconforming sign is any permanent or temporary sign that was legally established and maintained in compliance with the provisions of all applicable laws in effect at the time of original installation but that does not now comply with the provisions of this specific plan. 1) General Requirements. A legal nonconforming sign shall not be:
a. Changed to another nonconforming sign.
b. Structurally altered to extend its useful life.
c. Enlarged.
d. Re-established after a business is discontinued for 60 days or more, subject to the amortization clause in Section 4.5.6.
e. Re-established after damage or destruction to 50 percent or more of the value of the sign or its components, as determined by the building official and subject to the amortization clause below. 2) Maintenance and Changes. Sign copy and face changes, nonstructural modifications, and nonstructural maintenance (e.g., painting, rust removal) are allowed without a sign permit up to a maximum of 25 percent of the existing total area of the sign. Face changes not including copy, and any nonstructural modifications exceeding 25 percent of the existing total area of the sign, and any structural changes shall comply with all applicable standards of this chapter.

4.5.11 Amortization and existing uses.
1) In order to preserve private property rights, all legal uses, buildings or structures in existence immediately preceding the effective date of the ordinance codified in this chapter, may be continued to operate as a legal nonconforming use, building or structure pursuant to PMC Ch. 23.84.

302

4 Development Standards
Chapman Corridor Revitalization Plan 34-20

4.5.12 Fences and Walls
Must comply with Chapter 23.81 of the Placentia Municipal Code.

4.5.13 Trash and Recycling Enclosures
Must comply with Chapter 23.41 of the Placentia Municipal Code.

4.5.14 Parking
Parking for all uses must comply with Chapter 23.78 of the Placentia Municipal Code. Additionally, mixed-use projects shall provide a parking management plan for approval by the Development Services Director or designee. The PMP shall detail joint, or reciprocal parking between uses or buildings.

303

Chapman Corridor Revitalization Plan 35-1
5 DESIGN STANDARDS AND

GUIDELINES

5.1 Introduction
The design standards and guidelines are intended to promote quality design, consistent with overall vision, while providing a level of flexibility to encourage creative design. This chapter provides additional standards and guidelines that address the physical design of buildings and various site design elements within the Chapman Corridor Revitalization Plan (CCRP) area in addition to those found in Chapter 4. These standards apply to all subareas of the corridor.

5.1.1 Interpretation
This chapter is intended to provide guidance and expectations for quality building and site design for development along Chapman Corridor. Design standards are provided with specific requirements and are written as “shall” or “must.” A design guideline written as a “should” requires compliance unless a legitimate reason or acceptable design substitute is deemed acceptable through the Development Plan Review process, as described in Chapter 7 of this Plan. A design guideline written with an action verb (e.g., provide, use, locate, create, establish, employ) is highly recommended. Finally, statements written as “prohibited” or “not allowed” is not appropriate for the CCRP area.

5.2 Building Massing and Scale
1) Projects containing several buildings should be designed as a collection of suitably scaled buildings instead of a singular mass.
2) Buildings greater than three stories should provide variation by using balconies, fenestration, and sunshades to create an interesting pattern of projections and recesses. 3) Building mass should be articulated to reflect a human scale, both horizontally and vertically. Examples of such building elements include articulated façades, corner elements, inset windows, highlighted entry features, and prominent cornices and rooflines. See sections below for additional requirements and guidelines for these elements.
304

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-2

5.3 Building Height

Modulation of rooflines can add visual interest to the skyline, while reducing the scale of large building masses.

Modulation can also minimize the “canyon” effect along a corridor while creating visual reference points and the appearance of distinct and separate buildings.
1) Development shall not exceed the height limits set in Chapter 4. 2) Buildings over three stories in height that do not use stepbacks (sec. 5.2.4) or prominent corners (sec. 5.2.6) shall vary the roof height by at least 5 feet for every 75 linear feet. 3) Rooftop equipment shall be concealed from visibility from the public right-of-way. The point of view for determining visibility shall be 6 feet above grade at a distance of 200 feet. If the roof structure does not provide this screening, an equipment screen shall be included in the design. 4) Exception(s): Projecting features such as appurtenances, chimneys, and vents may exceed the height limit.

5.4 Stepbacks

Stepbacks are upper levels of a building set back from the façade before the total height of the building is achieved. Building stepbacks at upper levels allow for multiple roofline profiles, lessening the imposing appearance of building massing, providing privacy, and creating space for open space amenities. 1) Chapter 4 establishes when and where (which building façade) stepbacks are required. 2) Stepbacks are measured from the primary façade plane. The primary façade plane is defined as the vertical plane with the greatest surface area above the ground floor. 305

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-3
3) Allowable Uses. Uses allowed within the stepback include:
• Private and outdoor common open spaces
• Shade structures, such as trellises, or fabric canopies • Green roofs and photovoltaic panels
4) Exception(s): Architectural features used to meet prominent corners are allowed to interrupt required stepbacks.

5.5 Faç ade Articulation and Design

Façade articulation encourages proportions that reduce the apparent massing of buildings and create visual interest. Recesses and projections of a building facade, in combination with detailing, articulation, and fenestration pattern, create diversity and visual interest in the horizontal, particularly in its relationship to the pedestrian realm.
1) Façade Articulation. Any street-facing façade exceeding 50 feet in length shall modulate a minimum of 25 percent of the area above the first story. This modulation shall be between 2 feet and 12 feet in depth from the primary façade plane. Buildings 2 stories or less are exempt. 2) Modulation is not required to be continuous or open to the sky, and may be recessed or projected. 3) Building façades should include three-dimensional detailing such as cornices, belt courses, window moldings, bay windows, and reveals to create shadows and façade relief. 4) Balconies that are recessed a minimum of 2 feet shall qualify. Projected balconies shall not qualify. 5) Façade Articulation, Large Buildings. Any street-facing façade exceeding 150 feet shall additionally include a minimum break of 10 percent of the façade length or 20 feet, whichever is greater. This break shall be a minimum of 8 feet deep and open to the sky.
6) Materials, texture, patterns, colors, and details on building façades should vary to diminish the perceived mass of large buildings and to create the impression of smaller-scale buildings. 7) Building façades should be articulated with a building base, body, and roof or parapet edge. 306

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-4
8) The highest level of details should be on the ground floor’s front façade and façades visible from public streets. However, similar and complementary massing, materials, and details should be incorporated into side and rear façades.
9) No more than 40 percent of balconies on a project shall extend beyond the façade of the building, and the maximum projection shall be 25 percent of the balcony’s full depth. All other balconies shall be recessed into the building façade.
10) No balconies shall overhang into the public right-of-way or cross a property line.

5.6 Prominent Corners

Sites at prominent street intersections present unique opportunities to enhance the aesthetic quality of gateways into Chapman Corridor by creating signature buildings, architectural features, or open spaces. In addition to creating variation in building massing, an enhanced corner can create a sense of place in the public realm by incorporating key design features.
1) Location. Chapman Avenue at Placentia Avenue, Bradford Avenue, Angelina Drive, and Kraemer Boulevard. (See Figure 5-1: Prominent Corners)
Figure 5-1: Prominent Corners

307

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-5
2) Design. Corner features shall have a distinct but complementary design to the overall mass of the building. 3) Minimum Height. If expressed as architectural form, corner features shall be greater in height than the overall building mass by a minimum of 10 feet, and may exceed the maximum allowable height established in Chapter 4 by 10 feet.
4) Canopies / Marquees. Enhanced canopies or marquees shall be provided to help create a sense of enclosure in the public realm.
5) Open Space. Open space in the form of plazas or entry courts may be used as an alternative to architectural form to meet prominent corner requirements.
6) Stepback Exemptions. Sites designated “prominent corners” (see Figure 5-1: Prominent Corners) are exempt from any stepback requirements for up to 30 percent of the street-facing building facade at the corner. 7) Exception(s): Prominent corner requirements shall not apply to projects with assembled parcels under

0.5 acre in size.
8) Move Figure 5-1 Here.

5.7 Frontages

The following building frontages have been selected for the Chapman Corridor area:

Arcade. Arcades are facades with a ground-floor colonnade that supports the upper stories of the building or, for one-story buildings, the roof. Arcades contain ground-floor shopfronts, making them ideal for retail or restaurant use, because the arcade shelters pedestrians from the sun and rain. Arcades function as an extension of the public sidewalk.

Gallery. The main facade of the building is set back at or near the front lot line, and an at-grade, covered structure, typically articulated with colonnade or arches, covers an area in the right-of-way. This type may be one or multiple stories and is intended for restaurants and outdoor dining uses.

Shopfront. A shopfront is a frontage wherein the building façade and entrance are at sidewalk grade and close to the pedestrian zone. Shopfronts include large areas of transparent openings and doors and are commonly 308

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-6
equipped with cantilevered roofs or awnings. Shopfronts typically provide access directly from sidewalks and are oriented to display ground-level commercial uses. This frontage type is typically used for commercial use. This frontage type can be used in conjunction with a terrace and/or forecourt to create a more engaging street.

Forecourt. A forecourt is a frontage wherein a portion of the building façade is recessed from the primary building façade. The forecourt may be used as an entry court and open space for residential uses, or as additional shopping or seating areas for commercial uses. This frontage type is appropriate for either residential and/or commercial uses. A mixed-use building could use a forecourt as a residential entrance while commercial uses occupy street-adjacent building space. This type can be used in conjunction with shopfronts and stoops as a transition into residential frontage.

The following also guide the design of building frontages for the CCRP area:
1) Active uses should be focused at the sidewalk level, with the greatest concentration at the intersection of two streets.
2) Entries to stores and ground-floor commercial uses should be visually distinct from the rest of the store façade, with inventive use of scale, materials, glazing, projecting or recessed forms, architectural details, color, and/or awnings. These entries should have direct at-grade access from the sidewalk. 3) Individual storefronts should be clearly defined by architectural elements, such as piers or changes in plane and/or materials.
4) For non-residential uses, a minimum of 60 percent of the façade between 3 and 12 feet above the sidewalk should contain windows of clear or lightly tinted vision glass that allows views of indoor space. Heavier tinted or mirrored glass is not permitted.
5) Residential units must be designed to ensure the security of residents. Secured entrances and exits that are separate from the non-residential uses and are directly accessible to resident parking areas are required.

5.8 Awnings, Canopies, and Marquees
1) Awnings, canopies, and marquees enhance the pedestrian environment by providing visual interest and a human scale. Their use is encouraged, but care must be taken so they do not negatively impact the pedestrian zone.
2) Ground supports for encroachments are prohibited.
3) A continuous series of awnings, canopies, or other coverings is encouraged along retail frontages. Awnings and canopies should be designed to correspond to individual storefront structural bays and should convey the outline and proportion of storefront window openings.

5.9 Landscaping
1) Plant materials should utilize plants and trees identified in the City’s Parkway Design Guide. 309

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-7
2) Provide a variety of landscaped spaces that accommodate different activities and needs, including buffering from sidewalks, at the perimeter of parking areas and seating and dining areas. 3) The palette of plant materials in landscape buffers should create an aesthetically pleasing space through a mix of colors, heights, and types of plants.

5.10 Circulation and Access
1) All buildings should be connected to the public sidewalk by a clearly delineated path or walkway. 2) Primary routes for pedestrian circulation should provide universal access for people of all ages, sizes, abilities, or disabilities wherever possible by minimizing the number of steps and elevation changes and providing ADA access to building entries.
3) Design cues should be provided along pedestrian connections to help demarcate the transition between public and private spaces. Where there is a pedestrian connection between public and private space, at least one of the following design cues should be used:
• Change in paving color
• Change in paving materials
• Landscaping on one or both sides of a walkway

5.11 Materials and Finishes
1) Buildings shall use durable, high quality materials to develop long-lasting buildings that can be adaptively reused over time.
• Brick, natural stone, precast concrete, and factory-finished metal panels (heavy gauge only, in corrugated or flat sections) are preferred.
• Alternatives to stucco are preferred. When stucco is used it should be applied with a smooth finish.

Stucco seams should be used to create visual interest for the building’s façade and form. • The finish, texture, and color of materials should be compatible with the overall architectural theme. 2) Greater attention to detail and quality should be used at the lower levels of a building to contribute to an enhanced streetscape.
3) Encourage buildings to express a variety of architectural styles, but with full awareness of and respect for the height, mass, articulation, and materials of the high quality (desirable) older buildings that surround them.
4) Architectural style and use of quality materials shall be consistent throughout an entire mixed-use project; however, variations in materials and details may be used to differentiate between the residential and commercial portions of the project.
310

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-8
5) Construction details should be authentic and applied with consistency. Faux architecture that mimics a past era is strongly discouraged.
6) Materials and colors should be used to imply form changes, particularly for entrance lobbies, massing changes, and different uses or tenants.
7) Entrance canopies, scuppers, downspouts, and metal railings should follow the aesthetic of the building theme.
8) The use of concrete is allowed as long as it is part of an overall architectural composition, and it should have a finished architectural expression.
9) Façade elements constructed of foam or foam molding are prohibited on the ground floor of buildings and should be avoided overall. If used, they should be well proportioned and constructed to avoid appearing glued to the building.
10) Concrete masonry units should only be used if they are fundamental to the building design and have a suitable appearance at the ground floor.
11) Signs should be constructed with high quality materials such as metal and architecturally designed. 12)

5.12 Windows, Doors, Balconies, and Walls
1) The rhythm of windows and entrances should provide interest and engage pedestrians. 2) Clear glass should be used on the ground floor of non-residential façades with marginal obstruction from window signs, permanent shades, or interior displays.
3) Balconies and bay windows in upper stories are encouraged to enhance activity and provide “eyes on the street.”
4) The design, size, type, and location of windows should enhance interior daylight and potentially decrease the size/type of required heating/cooling systems.
5) For non-residential storefronts, curtain wall, metal panel, frameless glass porch wall systems, and high quality glass storefront wall systems should be used.
6) Installation using a vertical cavity system and reinforced fiber cement panels is acceptable. 7) Windows and glass curtain wall systems should be transparent. Highly reflective or very dark glass is not allowed.
8) For residential buildings, windows should be of high quality and afford a shadow line and depth. This may be achieved through inset windows with an integral frame or insetting the window into the exterior wall. 311

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-9

5.13 Architectural Lighting
1) Lighting should enhance the building’s architecture and augment the street and sidewalk experience at night.
2) Direct lamp glare from unshielded floodlights is not permitted. 3) Lighting that aims light directly into the night sky is prohibited. 4) Internal and external storefront lighting should be designed for ground-floor retail and restaurant spaces to augment the pedestrian space and encourage window shopping even when stores are closed. 5) Special illumination should be used to highlight main building entrances and add interest to the building façade. Subtle lighting to accent the architecture and special architectural elements (such as distinctive building rooftops) is encouraged.
6) Secondary building entrances and parking/loading/service access points should have lighting compatible with the project’s lighting to maintain a safe environment around the entire project, especially where pedestrians and other building tenants circulate.
7) Warm white light is encouraged. Blinking, flashing, and oscillating lights are prohibited. Colored lights are not encouraged unless they contribute to the theming of commercial areas or establishments. Overly bright or glaring lights should be avoided.
8) Automatic timers should be programmed to maximize personal safety at night while conserving energy.

They should be reset seasonally to match the flux of dusk/dawn. 9) Exterior lighting should be designed and located to not project off-site or onto adjacent uses. This is especially critical with neighboring residential uses.

5.14 Public Art
1) Public art shall be developed in the most accessible and visible places and considered in relation to other visual elements and cues (signage and other elements that may impede or heighten its enjoyment). 2) Public art shall reflect Chapman Corridor’s visual and cultural setting. New installations shall provide a contextual understanding of and be clearly related to the City’s overall network of public art. 3) Artists shall create sustainable, maintainable works of art that aspire to the highest standards of innovation and aesthetic quality.
4) Public art shall be integrated into the project’s design at an early stage of development to ensure cohesiveness of site design, architecture, art, landscape, and public space. 5) Public art shall be made a condition of approval for all new development at the discretion of the appropriate approval body, including approvals made at the staff level. 312

5 Design Standards andGuidelines
Chapman Corridor Revitalization Plan 35-10

5.15 Outdoor Dining
1) Outdoor dining facilities such as chairs, tables, fences, planters, and such related furnishings and equipment shall not exceed 60 inches in height and, if permanently installed, must have a transparency of at least 80 percent. Such furnishings under 48 inches in height are not subject to transparency restrictions. Umbrellas, awnings, or other shade covering, plant material, temporary partition, or other movable items used in conjunction with aforementioned chairs, tables, fences, planters, and such related furnishings and equipment may exceed 60 inches in height and are not subject to transparency restrictions.

80 percent transparency examples
2) There is no minimum or maximum number of tables or chairs that are permitted pursuant to this section.

313

Chapman Corridor Revitalization Plan 6-1
6 MOBILITY &

INFRASTRUCTURE

6.1 Mobility
Chapman Avenue is an approximately one-mile stretch that runs from the 57 freeway to Placentia Civic Center.

The corridor serves as an east-west, auto-oriented thoroughfare that connects the southwestern area of the Placentia to the 57 freeway, Cal State Fullerton, and the City of Fullerton.

This chapter provides circulation and mobility improvements for Chapman Avenue within the Chapman Avenue Revitalization Plan (CCRP) area. While land use changes and design and development standards focus on the private realm, mobility addresses the public realm to improve accessibility and safety and accommodate users of all ages, including pedestrians, transit passengers, cyclists, and motorists.

6.1.1 Roadway Network
The Orange County Master Plan of Arterial Highways (MPAH, 2017) establishes a countywide surface roadway network intended to provide a guideline for the development of an inter-community arterial highway system.

Roadways identified in the City of Placentia’s General Plan Mobility Element (2019) are required to be consistent with roadways in the MPAH.

The MPAH classifies the length of Chapman Avenue as a primary arterial road. The City’s Mobility Element identifies Chapman Avenue as several variations of an arterial. From Placentia Avenue to Angelina Drive it is classified as an existing functional secondary arterial. East of Angelina Drive to Orangethorpe, Chapman Avenue is classified as a primary arterial. Primary and secondary arterial streets are designed for through-vehicular traffic. The roadway network classifications are identified on Figure 6-1.

Figure 6-1: Placentia Mobility Element, Existing Roadway Conditions (2019)

314

6 - Mobility
Chapman Corridor Revitalization Plan 6-2
Due to traffic demand and the corridor’s function as a vehicular thoroughfare, implementation of this Plan does not require the addition or removal of vehicular travel lanes. However, the proposed roadway sections have been designed to accommodate bicycle lanes that connect with the City’s existing bicycle network (see Figure 6- 3) and keep traffic moving. Existing and proposed street sections are provided later in this chapter on Figures 6-4 to 6-12.

6.1.2 Transit Network
Local, community, and express bus routes run east-west along Chapman Avenue, and north-south along Placentia Avenue, Bradford Avenue, and Kraemer Boulevard (see Figure 6-2). The bus routes are serviced by Orange County Transportation Authority. Bus stops along the corridor typically include signage affixed to a freestanding pole or street light post. Bus-stop enhancements such as seating, bus shelters, pedestrian-scaled lighting, and real-time bus arrival info would greatly enhance the experience for transit users going to and from Chapman Corridor.

Figure 6-2: Existing Transit Network

Existing Bus Stop

Example Bus Shelter
315

6 - Mobility
Chapman Corridor Revitalization Plan 6-3

6.1.3 Pedestrian Infrastructure
Chapman Avenue typically includes six- to eight-foot-wide sidewalks on both sides of the corridor. The existing sidewalk widths are adequate for two pedestrians to walk side by side comfortably. Where possible, street trees can provide shade and enhance the pedestrian experience and comfort along the corridor. High-visibility crosswalks would also improve safety at all pedestrian crossings.

6.1.4 Bicycle Network
Chapman Avenue is currently a designated bike route without markings. The auto-oriented nature of the road and high traffic speeds provide an uncomfortable experience for bicyclists. Additionally, the presence of residential driveways and commercial surface parking lots present challenges and unsafe conditions for bicyclists. To improve bicyclists’ safety, this Plan includes a continuous eastbound and westbound bike facility from Placentia Avenue to Kraemer Boulevard. A bike lane is proposed from Placentia Avenue to Angelina Drive.

Additional curb to curb right-of-way allows for a buffered bike lane from Angelina Drive to Kraemer Boulevard.

To accommodate the bike facility, on-street parking is removed on Chapman Avenue across from Kraemer Park.

The street reconfiguration does not add or remove travel lanes. Street sections that showcase existing and proposed roadway configurations are shown below in Section 6.2.

Figure 6-3: Existing and Proposed Bicycle Facilities

6.2 Street Sections
This section shows existing and proposed street sections along Chapman Avenue in the plan area. All proposed street sections fit within the existing right-of-way.

316

6 - Mobility
Chapman Corridor Revitalization Plan 6-4

6.2.1 Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive
Chapman Avenue at Placentia Avenue to Walnut Avenue and Bradford Avenue to Angelina Drive feature wide travel lanes and a center median, exemplifying the autocentric nature of the corridor. Lane widths are reduced to accommodate dedicated bike lanes in each direction, shown in Figures 6-5 and 6-6.

Figure 6-4: Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map

Figure 6-5: Existing Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map
Figure 6-5: Existing, Figure
Figure 6-6 Proposed Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map

317

6 - Mobility
Chapman Corridor Revitalization Plan 6-5

6.2.2 Chapman Ave: Walnut Avenue to Bradford Avenue (Kraemer Park) Proposed improvements to Chapman Avenue between North Walnut Avenue and Bradford Avenue include reconfiguring the lanes to improve bicycle safety and connections to Kraemer Park and the citywide bicycle network. To accommodate an bike lanes, on street parking is removed on the south side of Chapman Avenue in this section. Figures 6-8 and 6-9 show the existing and proposed improvements for this stretch of the corridor.

Figure 6-7: Chapman Avenue East of Bradford Avenue Key Map

Figure 6-8: Existing Street Section, Chapman Avenue East of Bradford Avenue

Figure 6-9: Proposed Street Section, Chapman Avenue East of Bradford Avenue

318

6 - Mobility
Chapman Corridor Revitalization Plan 6-6

6.2.3 Chapman Avenue: Angelina Drive to Kraemer Boulevard Chapman Avenue between Angelina Drive and Kraemer Boulevard features a wider right-of-way that can accommodate safer bike facilities. In this section, travel lanes are reduced to accommodate buffered bike lanes.

Figure 6-10: Chapman Avenue East of Bradford Avenue Key Map

Figure 6-11: Existing Street Section, Chapman Avenue East of Bradford Avenue

Figure 6-12: Proposed Street Section, Chapman Avenue East of Bradford Avenue

319

6 - Mobility
Chapman Corridor Revitalization Plan 6-7

6.2.4 Intersection Improvements
This plan proposes a minor modification to the intersection of Chapman Avenue and Placentia Avenue to accommodate potential traffic impacts as a result of buildout of this plan. The northbound approach of the intersection is recommended to be restriped from two left turn lanes, one through lane, and one through/right turn lane to one left turn lane, two through lanes, and one right turn lane. All improvements would be made within the existing right-of-way. This recommendation is shown on Figure 6-13.

Figure 6-13: Placentia Avenue and Chapman Avenue Intersection Improvements

6.3 Infrastructure
Section forthcoming
320

Chapman Corridor Revitalization Plan 7-1
7 ADMINISTRATION AND

IMPLEMENTATION

7.1 Introduction
This chapter describes the steps and actions to implement and administer the Chapman Corridor Revitalization Plan (CCRP).

7.2 Administration

7.2.1 Applicability
The CCRP was prepared in conformity with the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Section 65450 et seq.; the City of Placentia’s General Plan; and the City of Placentia Municipal Code (PMC) and adopted by ordinance.

The CCRP serves as the implementation tool for the zoning for the Plan area. This Plan addresses general provisions, permitted uses, development and design standards, mobility and infrastructure improvements, and design guidelines. Proposed development plans, tentative tract or parcel maps, and any other development approval pertaining to land or property governed by this Plan must be consistent with this Plan. The CCRP supersedes the City of Placentia Municipal Code. Where the CCRP is silent, the PMC shall apply, using the context and objectives of the CCRP as a guide.

7.2.2 Responsibility and Enforcement
The Developmental Services Department is responsible for the overall administration and enforcement of this Plan. The Development Services Director or his/her designee shall be the individual responsible for coordination of review and decision-making and the provision of information regarding the status of all applications and permits for developments.

7.2.3 Severability
If any portion of this CCRP and its regulations are declared invalid or ineffective in whole or in part by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Plan.

7.2.4 Interpretation and Use Conformity Determination
In the event of ambiguity concerning the content or application of the Corridor Plan, the ambiguity shall be resolved by the development services director or his/her designee. The development services director or his/her designee may review and determine whether a proposed use that is not otherwise specified in Table 3-2 conforms to the intent of the CCRP. The following shall guide an interpretation:
321

7 – Administration & Implementation

Chapman Corridor Revitalization Plan 7-2
• The interpretation is consistent with the purposes and intent of the CCRP. • The interpretation does not alter the intent of the CCRP as defined by the vision, development standards, and design guidelines.

7.2.5 Minor Alterations
The Chapman Corridor Revitalization Plan includes a process to grant minor relief from development standards.

The development services director or his/her designee shall have the authority to approve minor alterations to a development application as defined herein. Minor alterations may also be negotiated as part of a development agreement, which may require a developer to provide or finance any public projects deemed agreeable to both the developer and the City Council.

Minor alterations may include:
• Adjustments to development standards by no more than 10 percent (including parking). • Adjustments to allowable projections and encroachments if consistent with PMC Title 20 Building Codes and Regulations.
• Modifications necessary to comply with final Conditions of Approval or mitigation measures when adopted under subsequent action.
• Addition of information to the CCRP (text or map changes) for purposes of clarification, provided that the additions do not change the intent of the Plan or regulations. • Adjustments to the alignment, location, and sizing of utilities and facilities, or a change in utility and/or service provider, as approved by the public works department.

Findings:
• In approving a minor alteration, the development services director or his/her designee must make at least one of the following findings:
o The minor alteration is consistent with the purposes and intent of the CCRP. o The minor alteration is consistent with the purposes and intent of the General Plan. o The minor alteration will not be detrimental to the public health, safety, and welfare of the existing or future development in the surrounding area.

322

7 – Administration & Implementation

Chapman Corridor Revitalization Plan 7-3

7.2.6 Amendments to the Specific Plan
Any deviation or relief from the requirements of the CCRP that cannot be accommodated by an Interpretation or Minor Alteration, according to Sections 7.2.4 and 7.2.5, shall require a Plan Amendment. An amendment shall be required if the following is proposed:
• Change in the CCRP boundary.
• An increase or decrease of more than 10 percent in the quantitative development standards. • An increase in the maximum buildout of residential units and nonresidential square footage (not including any applicable density bonus units).
• A change in use not allowed in the CCRP that was determined (through Section 7.2.4) not to be consistent with the Permitted Use or Conditional Use (Chapter 3 Land Use, Table 3-2, Land Use and Permit Requirements).

An amendment to the CCRP shall be processed as specified in PMC 23.96 and require approval of City Council.

7.2.7 Development Plan Review
Construction of new buildings and exterior additions within the CCRP area shall require that the development services director first makes a finding that the proposed new building or exterior addition is in conformity with both the intent and provisions of this Plan.

The development services director or designee shall have the authority to approve the application for site development approval only if all the following conditions are met:

1. The proposed development is consistent with the permitted uses in Table 3-2, Land Use and Permit Requirements, of this Plan.

2. The proposed development meets or exceeds the criteria established in PMC Section 23.75.020 and Chapter 4, Development Standards, of this Plan.

3. 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.

4. The proposed development will be consistent with the latest adopted general plan.

5. Conditions necessary to secure the purposes of this section, including guarantees and evidence of compliance with conditions, are made part of the development approval.

7.2.8 Conditionally Permitted Uses
Conditionally permitted uses established in Table 3-2, Land Use and Permit Requirements, of the CCRP are subject to the approval of a use permit and require a public hearing before the planning commission in 323

7 – Administration & Implementation

Chapman Corridor Revitalization Plan 7-4
compliance with Chapter 23.87 of the PMC. The planning commission or the City Council Housing, Community, and Economic Development Committee may approve the use permit only if these three conditions are met.

1. The proposed use will not be: (A) detrimental to the general 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.

2. The proposed use will be consistent with the latest adopted general plan.

3. Conditions necessary to secure the purposes of this section, including guarantees and evidence of compliance with conditions, are made part of the use permit approval

7.2.9 Appeals
Appeals shall be pursuant to PMC 23.75, Development Plan Review, and PMC 23.87, Use Permits. The decision of the development services director shall be final unless appealed to the planning commission. The decision of the planning commission shall be final unless appealed to the city council. The city council or planning commission shall make its own determination as to whether the proposed development conforms to land use regulations and meets the developments standards in the CCRP, and may approve, modify, or disapprove the decision of the planning commission or development services director.

7.2.10 Review Authority
Table 7-1 summarizes the review authority for each type of approval that will or might be required after the CCRP is approved.

Table 7-1: Review Authority
Reviewing Body Designation Approval Type
Development Services Director or his/her
Designee
• Site Plan Review
• Interpretations and Use Conformity
• Minor Alterations
• Shared Parking Agreements and Parking Management Plans (also reviewed by the Public Works Department)
Planning Commission or City Council
Housing, Community and Economic
Development Committee
• Development Plan Review
• Tentative Tract Map(s) Recommendation/Tentative Parcel Map(s) Recommendation
• Appeal of Development Services Director action
• Variance
• Conditional Use Permits
City Council • Corridor Plan Adoption/Amendment
• Tentative Tract Map(s) Approval/Tentative Parcel Map(s) Approval • Environmental Certification
• Appeal of Planning Commission Action
• Development Agreement Adoption/Amendment
324

7 – Administration & Implementation

Chapman Corridor Revitalization Plan 7-5

7.3 Implementation
The CCRP area is expected to undergo sizable growth in housing, employment, commercial retail, and other supporting uses. There are a number of implementation and financing strategies that could or will be applied— both public and private—to realize the vision and potential of the CCRP area. These resources and action items are described below.

7.3.1 CEQA Exemption
The CCRP will be adopted in compliance with the requirements of the California Environmental Quality Act (CEQA) (California Public Resources Code, §§ 21000 et seq.). The City of Placentia finds that the adoption of this plan will not cause a significant impact on the environment and is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3).

Also known as the “general rule” exemption, CEQA Guidelines Section 15061(b)(3) exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment. The Guidelines state that “A project is exempt from CEQA if… The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.”

7.3.2 Phasing
The phasing of new development and revitalization of existing buildings on private properties will occur incrementally, over time as landowners and developers respond to new market opportunities. Redevelopment of opportunity sites, noted in Chapter 3 of this Plan, is expected to occur in the short term (1 to 5 years).

To attract and spur mixed-use residential development in the CCRP area, development incentives for a catalytic project are included in this Plan. The intent of the catalytic project, once approved, is to attract interest and investment in other parts of the corridor. Following the catalytic project, new development or adaptive reuse of existing buildings, such as those in the Single Family Flex zone, will ensue over time in response to market demand and the availability of financing. Improvements along the corridor are identified in Table7-2, along with a general time frame for when they are expected based on funding.

Table 7-2: Phasing
Corridor Plan Revitalization
Action Items Time Frame Primary Responsibility Potential Funding Sources Establish and Adopt CCRP
Development Fees
Short (1–5 years) City City General Fund
Prepare Nexus Study,
Create and Adopt
Development Impact Fees
Short (1–5 years) City City General Fund
Approval of Catalyst Project Short (1–5 years) Developer, City Private Funding Redevelopment of Vacant
and Underutilized Lots
Short (1–5 years) Developer Private Funding
325

7 – Administration & Implementation

Chapman Corridor Revitalization Plan 7-6
Table 7-2: Phasing
Corridor Plan Revitalization
Action Items Time Frame Primary Responsibility Potential Funding Sources Chapman Avenue
Streetscape Improvement
Plan
Short (1–5 years) City City, general fund or grant
Streetscape Improvements
(Street trees, landscaping,
lighting)
Medium (5–10 years) City Community Facilities
District, City, Grant funding
Gateway Signage Medium (5–10 years) City Community Facilities District, City, Grant funding
Roadway Restriping Medium (5–10 years) City Community Facilities District, City, Grant funding

7.4 Funding
Several potential funding sources are identified in Table 7-2, these sources are further described below. In general options include grants, private loans, and value capture funding mechanisms. Depending on the project type funding may come from multiple sources.

7.4.1 Community Facilities District
The City intends to require the catalyst site developer and/or the first entitled new development to initiate a Chapman Corridor Community Facilities District (CFD). A Community Facilities District is a special tax district provided by State Law that funds public improvements and ongoing services within an identified area. Generally, these districts fund a wide variety of services, such as parks and open space maintenance, and finance public infrastructure projects. The City currently administers two CFDs in Placentia—CFD 2014-04 (Public Safety Services) and CFD 2018-01 (Transit Oriented Development Maintenance Services).

In addition to City baseline impact fees, Chapman Corridor will require additional public realm improvements, and projects are subject to a Chapman Corridor community facilities district fee that ensures all public sector infrastructure improvements can be provided. In addition to the Chapman Corridor CFD fee, all projects will be required to install public infrastructure and streetscape elements up to the curb face of the public street immediately adjacent to the project, in accordance with the City’s Parkway Design Guide, an adopted Chapman Corridor streetscape plan, and implementation of area gateway signage.

7.4.2 Development Impact Fees
A future Chapman Corridor specific development impact fee program may be initiated in addition to a citywide development impact fee. Development impact fees are a potential funding source for affordable housing, parks, recreational open space, and infrastructure upgrades. These fees, paid by new residential and commercial development projects, may only be used to pay for improvements necessitated by the new development and only in an amount proportionate to the new development’s share of the benefit. The fees can be combined with other funding sources to pay for an improvement that serves both new and existing residents or businesses. A nexus study—which calculates the new increment of development, estimates the portion of an improvement 326

7 – Administration & Implementation

Chapman Corridor Revitalization Plan 7-7
project attributable to that increment of growth, and allocates the fee among the new development projects by land use—is required by state law for implementation. Cities can, and usually do, have more than one impact fee, with each fee dedicated to an individual category of improvements, such as roads, water, sewer, parks, affordable housing, etc.

7.4.3 Enhanced Infrastructure Financing District
The enhanced infrastructure financing district (EIFD) is a funding mechanism designed to finance a wide array of infrastructure projects with “communitywide significance,” such as parks, transit improvements, and affordable housing.

An EIFD can be created by a city, county, or joint powers authority to fund specific infrastructure and economic development projects as outlined in a financing plan. An EIFD is established with a set boundary, which may include the Plan area or a portion thereof, a larger part of the city, or more than one separate area in the city. If approved by the voters, an EIFD’s financing plan may include tax increment financing, in which the EIFD can collect the property tax revenue from increases in property values associated with new development. An EIFD can collect the tax revenue that would otherwise have gone to the city’s general fund and revenue from any other taxing entity (such as the county general fund, flood control, etc.) except school districts. The tax increment revenue can be used to secure bond funding for EIFD improvements, which may facilitate the new development. EIFDs can also leverage other funding streams, such as assessment revenues, fees, and state and federal grants.

The City of Placentia in partnership with the County of Orange has already established an EFID near the city’s future Metrolink Station that includes the Old Town Placentia area and Transit Oriented Development Packing House District. The purpose of this district is to create a funding mechanism that can facilitate the construction of public infrastructure improvements in the area. In 2020, the city council established a public financing authority to oversee the creation and adoption of an infrastructure financing plan.

7.4.4 Private Sector Financing
New development in the corridor will largely be financed by private-sector developers. This will include the extension of water, sewer, and stormwater infrastructure; building construction; grading; and other site improvements and amenities. Improvements and adaptive reuse of existing buildings that are privately owned will also be largely financed by the building owners or developers.

The private sector has the widest access to capital to fund new investment in Chapman Corridor, provided that potential investors see opportunities for reasonable returns on investment without undue risk and uncertainty.

Other sources of funding, including grants by the state or federal government, can leverage and supplement private investment by supporting reasonable returns on investment and reducing uncertainty and risk. In addition, a local jurisdiction can pursue public financing mechanisms to assist with the costs of certain kinds of public infrastructure improvements to help incentivize economic development within an area. These sources of public financing mechanisms are described further.

7.4.5 Regional and State Grant Funding
Several regional and state agencies may provide grant opportunities that could be utilized to support the revitalization of Chapman Corridor. Some examples include: CalTrans Active Transportation Program; Golden 327

7 – Administration & Implementation

Chapman Corridor Revitalization Plan 7-8
State Acquisition Fund, administered by the California Housing and Community Development Department; Southern California Association of Governments; and the Infrastructure State Revolving Loan Fund (ISRF), administered by the California Infrastructure and Economic Development Bank. 328