Chapman CorridorRevitalization Plan
City Council
9/16/2025
Agenda
•Provide an overview of the Chapman Corridor
Revitalization Plan and Process.
•Recommendation to adopt the CCRP Specific Plan,
Streetscape Master Plan, and related General Plan
amendment.
2 Project Overview
•Kicked off in 2022 to explore options for entitlement and incentives for revitalization along the corridor.
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
Outreach Recap
•In-person public workshop
•On-line survey
•City Council Study Sessions (3)
•Planning Commission Study Session
•Planning Commission Public Hearings (2)
•Summer Concerts
•Oldtown Placentia Meetings
•C.A. Weekly Articles
•City Website Spotlight
•Social Media Posts
•Staff attendance at community meetings
•Facilitated stakeholder meetings at City Hall
What is a Specific Plan?
A land use tool that establishes the following for a specific area of the city. Pursuant to State law the Plan must
provide:
•A land use plan, designations and permitted uses.
•Development standards and design direction.
•A conceptual circulation plan.
•A conceptual infrastructure plan.
•Phasing and financing for implementation.
5 Chapman Corridor Revitalization Plan
7 Chapters:
1.Introduction and Existing Conditions
2.Vision and Guiding Principles
3.Land Use
4.Development Standards
5.Design Standards and Guidelines
6.Mobility and Infrastructure
7.Administration and Implementation
6 Existing Conditions: Land Use
7 Vision
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.” 8 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.
9 Proposed Plan: Corridor Districts
10 Proposed Plan: Land Use
11 Proposed Plan: Land Use 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 30 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.
12 Single Family Flex
Existing Single Family Existing Single Family
Home Business Conversion Example Home Business Conversion Example 13 Multi-Family Flex
Potential Multi-Family Residential Examples
14 Commercial Corridor
Potential Hotel
Potential Commercial / Retail Example
Existing CommercialPotential Hotel
15 Mixed-Use Catalytic Project
Angelina Development – Kraemer Land Company
16 Mixed-Use
*All Mixed-Use allows for housing but would not require ground floor commercial, configurations could be vertical or horizontal.
Mixed-Use Examples Multi-Family ResidentialCommercial / Retail 17 Civic Center Mixed Use
La Habra Civic Center – Land Swap
Norwalk Entertain Center –
Developer Led EffortLaguna Niguel “City Center”
18 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.
19 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.
20 Design Guidelines
Design guidelines include additional guidance for building massing and scale and appropriate buildings frontages,
materials and finishes.
Arcade
Gallery Shopfront
Forecort
21 Mobility and Streetscape Improvements
•All improvements made within existing right-of-way.
•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 without on-street parking to
accommodate state law.
22 Chapman Ave. at Kraemer Blvd.
23 Chapman Ave. Near Kraemer Park
24 Chapman Ave. at Placentia Ave.
25 Streetscape: Trees
26 Infrastructure
•Water
•Implementation of projects may require the construction of new water infrastructure where existing water lines are not sufficient to accommodate the increased demands- new development will be responsible for improvements and impact fees.
•Sewer
•City’s Sewer Master Plan already identified improvements between 2027-2031 for this area.
•Storm Drain
•City’s Storm Drain Master Plan already identifies areas for improvement expected between 2027-2028.
27 City Planning Efforts
•Old Town Placentia
Revitalization Plan
(2017)
•Packing House TOD
(2017)
•Packing Housing TOD
Expansion (2024)
•Update to SP-5
(underway)
Staff recommends that the City Council take the following actions:
•Open the Public Hearing concerning the Chapman Corridor Revitalization Plan, the Chapman Corridor Streetscape Master Plan, General Plan Amendment (GPA) 2025-01, Zone Change (ZCA) 2025-03, and Specific Plan Amendment (SPA) 2025-01; and,
•Receive the staff report and consider all public testimony; and •Close the public hearing; and
•Adopt a Resolution finding that General Plan Amendment (GPA) 2025-01, Zone Change (ZCA) 2025-03, and Specific Plan Amendment (SPA) 2025-01 are exempt under State California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3); and recommending approval of General Plan Amendment (GPA) 2025-01 to change the current land use designation area from existing various designations to “Specific Plan” and to make conforming Land Use Element Amendments for the Chapman Corridor project area; and, approving the Chapman Corridor Streetscape Master Plan; and •Waive full reading, by title only, and introduce for first reading, an Ordinance of the City Council of the City of Placentia, California approving Zone Change (ZCA) 2025-03, and Specific Plan Amendment (SPA) 2025-01 changing the existing Zoning for the Chapman Corridor project area from existing various Zoning designations to “Chapman Corridor Specific Plan” and establishing development standards for the “Chapman Corridor” district for the Chapman Corridor project area. 29 DRAFT Streetscape
Master Plan
30 31
32 33
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