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 1 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 2 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
3 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 4 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 5 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
6 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
7 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. 8 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:
9 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 10 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) 11 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)
12 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 13 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. 14 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 15 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
16 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:
17 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 18 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
19 20
21 22
23 24
25 26
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
27 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.
28 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.
29 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
30 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)
31