Chapman CorridorRevitalization Plan
City Council Study Session
3/18/2025
Agenda
•Update Council on the Chapman Corridor Revitalization
Plan
•Provide an overview of the draft land use plan
development regulations and proposed streetscape
improvements
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
Nearby Planning Efforts
•Old Town Placentia
Revitalization Plan
(2017)
•Packing House TOD
(2017)
•Packing Housing TOD
Expansion (2024)
•Update to SP-5
(underway)
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
Vision & Guiding Principles
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.”
Vision & 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) areas of town. •Allow for new and expanded retail and commercial opportunities. •Streetscape beautification along Chapman Avenue.
Corridor Districts
Proposed Land Use
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 45 dwelling units per acre depending on the sub area.
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.
Single Family Flex
Existing Single Family Existing Single Family
Home Business Conversion Example Home Business Conversion Example
Multi-Family Flex
Potential Multi-Family Residential Examples
Commercial Corridor
Potential Hotel
Potential Commercial / Retail Example
Existing CommercialPotential Hotel
Mixed-Use Catalytic Project
Angelina Development – Kraemer Land Company
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
Civic Center Mixed Use
La Habra Civic Center – Land Swap
Norwalk Entertain Center –
Developer Led EffortLaguna Niguel “City Center”
Land Use: Proposed Buildout
Designation Acres
Max
Density
(DU/AC)
Max
FAR
Existing
Residenti
al Units
Existing Sq
Ft
Target
Residential
Units
Target Non-
residential Sq Ft Change
Single Family Flex (SFF)5.7 6 0.35 36 --34 --(2) units
Mixed-Use (MU) & Mixed-
Use Civic Center (MU-CI)1 21.7 35–45 0.35-
1.0 16 187,000 611 112,000 595 units/
(75,000) sq ft
Commercial Corridor (CC)7.3 --1.0 --88,500 --120,000 31,500 Multifamily Flex (MFF)36.6 30–45 --733 --754 --21
Open Space Recreation
(OS-R)11.4 --0.02 ------9,900 9,900
Planned Unit Development
(PUD-4)17.1 15 --254 254 --254
ROW 20.5 --------------
Total 120.4 ----1,039 277,800 1,653 241,900 614 units/
(35,900) sq ft
1Includes a hotel.
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.
Mobility and Streetscape Improvements
•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 (SB1216).
•On-street parking will be removed from
Chapman Avenue.
•All improvements made within existing right-of-way.
DRAFT
Safety striping
at intersection
approach
Separated bike
lane
Maintain
existing
sidewalks
Chapman Ave. at Kraemer Blvd.
Chapman Ave. Near Kraemer Park
Chapman Ave. at Placentia Ave.
Streetscape: Trees
Next Steps
•Finalize Infrastructure Analysis (water, sewer, stormdrain) •Planning Commission Hearing
•Adoption of plan into Municipal Code
•Possible General Plan Amendment
•Adoption of Chapman Avenue Streetscape Master Plan
DRAFT
Discussion
•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 and Streetscape Master Plan.
DRAFT
DRAFT Streetscape
Master Plan