2.C CONTINUED PUBLIC HEARING - CHAPMAN CORRIDOR REVITALIZATION PLAN

Agenda Item No: 2.c

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: October 7, 2025
Submitted by: Joe Lambert
From: Development Services
Subject:

Continued Public Hearing: Consideration of the Chapman Corridor Revitalization Plan Which Includes the Adoption of 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 to Establish the Chapman Corridor Specific Plan with New Development Standards
Financial Impact:

Fiscal Impact:

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

Summary:

On September 16, 2025, City Council opened the Public Hearing regarding this item, received public comment and continued the item to October 7, 2025. The information in this Staff report was previously included in the September 16, 2025, City Council Staff report with the exception of the text in the "September 16, 2025 Public Hearing" heading of the "Discussion" section.

On October 1, 2019, City Council adopted the comprehensive General Plan Update, which included all Elements of the General Plan except the Housing Element. The Land Use Element of the 2019 General Plan strongly encourages enhancements, 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. Along with other robust public outreach efforts including a public workshop, City Council has conducted three Study Sessions related to the Chapman Corridor Plan and provided direction on several key policies to move the effort forward. The Planning Commission conducted a Study Session and two subsequent public hearings regarding the Chapman Corridor Revitalization Plan.

On August 12, 2025, the Planning Commission adopted Resolution No. PC-2025-08, recommending that the City Council find 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 1 approve 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 project area; and a pprove Zone Change (ZCA) 2025-03, and Specific Plan Amendment (SPA) 2025-01 changing the existing Zoning for the project area from existing various Zoning designations to “Chapman Corridor Specific Plan”, and establish development standards for the “Chapman Corridor” district for the project area; and adopt the Chapman Corridor Streetscape Master Plan.

Recommendation:

Recommend Action: It is recommended that the City Council:

1. Open the continued 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

2. Receive the Staff report and consider all public testimony; and

3. Close the Public Hearing; and

4. Adopt Resolution No. R-2025-48, a Resolution of the City Council of the City of Placentia, California, 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 approving 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

5. Waive full reading, by title only, and introduce for first reading, Ordinance No. O-2025- 08, 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 adding Chapter

23.113 entitled “Chapman Corridor Specific Plan” to the Placentia Municipal Code, adopting the Chapman Corridor Specific Plan with development standards and amending Municipal Code Section 23.08.010 to establish the Chapman Corridor District, and amending the official Zoning Map of the City of Placentia changing the existing zoning for the Chapman Corridor project area from existing various zoning designations to Chapman Corridor Specific plan for the Chapman Corridor Project Area.

Strategic Plan Statement:

This item is consistent with the City Council approved Five Year Strategic Plan, Goal 3:

Promote Community and Economic Development, specifically, Objective 3.5: Initiate the Chapman Corridor Specific Plan and Objective 3.6: Create Design Review Guidelines and Procedures. This agenda item will directly result in creation of the Chapman Corridor Specific Plan and will also create design review guidelines specific to the Chapman Corridor.

Discussion:

September 16, 2025 Public Hearin g
On September 16, 2025, City Council opened the Public Hearing regarding this item, and continued the item to October 7, 2025. Subsequent to the September 16 meeting, Staff made the following revisions to the Chapman Corridor Revitalization Plan (Attachment 7.C.):

Permitted Use Changes: Require a Use Permit and require City Council Housing, Community and Economic Development Committee (HCED) review for potential hospitality use in the Mixed Use-Gateway West sub area. Hospitality uses are not permitted anywhere else in the Mixed-Use designation nor anywhere else in the 2 Chapman Corridor.

Staff made refinements to definitions and regulations regarding building height to mitigate potential concerns.

At the request of City Council, the Staff presentation will include an exhibit demonstrating allowable building heights throughout the corridor.

Prior to the September 16, 2025 Public Hearing, the following adjustments to the Chapman Corridor Revitalization Plan were made based on public input, property owner input and the Planning Commission's recommendation:

The Planning Commission recommended an amendment to the plan changing the land use designation of APN 339-033-22 (Suzy's Freeze) to MU (Mixed-Use) in lieu of MFF (Multi-family Flex). Staff worked with the subject property owner to address their concerns regarding the future land use of their property and the recommended land use change was made in response to the property owner's concerns.

The Planning Commission also recommended to require hospitality uses within the Mixed Use-Gateway West subarea are permitted only with a valid Use Permit, was in response to community concerns regarding a potential hotel site on the south side of Chapman Avenue. Hospitality uses are not permitted anywhere else in the Chapman Corridor.

The draft Chapman Corridor Revitalization Plan evaluated by Planning Commission included an omission/error regarding pawn shops and secondhand stores. Pawn shops were listed as "N" instead of "NP" (Not Permitted). Staff recommends that pawn shops shall remain designated "NP" (Not Permitted) in the Plan. Secondhand stores were not listed in the draft plan, but are now treated equally to other retail uses consistent with State law.

Based on public input, Staff has worked with the consultant to make other changes to the plan. These include: specifying how building height is measured and clarifying certain maximum allowable building heights when adjacent to residential uses. In the Mixed-Use designation of the Gateway West (GW) Subarea, no portion of a hospitality building can exceed 40 feet in height within 50 feet of any residential building. The maximum height in the Mixed-Use Subarea was reduced from 65 feet to 55 feet. Throughout the Plan, other potential development in the Mixed-Use designation is limited to either 30 or 35 feet when adjacent to Single-Family Residential zoning. Clarification on measuring building height has also been added.

It should be noted that allowable building heights within the Chapman Corridor are largely consistent with heights that are currently allowable pursuant to existing zoning, especially when located adjacent to residential uses.

Additionally, allowable residential densities within the Chapman Corridor are largely consistent with those that are currently allowable pursuant to existing zoning. For example, the proposed height limit and density limit for the Placentia Lakes community is consistent with current zoning regulations. Similarly, the proposed height limit and density limit for the Cinnamon Tree property is largely consistent with existing zoning regulations, i.e., 35 du/ac, whereas 30 du/ac is permitted under current regulations.

Besides the preceding text, all additional information in this staff report was previously included in the September 16, 2025, City Council staff report.

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 3 values and to 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 Goals.

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 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 (the Plan) document and supporting environmental documentation furthering the aforementioned goals of the General Plan.

Concurrent with approval of the corridor plan document, Staff also recommends the adoption of the Chapman Corridor Streetscape Master Plan which has been prepared by Nuvis consulting, working with Placeworks throughout this effort.

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

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. 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 City Council input, Placeworks and Staff moved forward in drafting the Chapman Corridor Specific Plan with development and design standards.

On March 18, 2025, City Council conducted its third and final Study Session related to the Chapman Corridor Revitalization Plan. That presentation summarized 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 included street sections prepared by consultants to demonstrate potential Chapman Avenue street sections, and elements from the draft Chapman Corridor Streetscape Master Plan. The goal of that Study Session was to receive final City Council input and public input prior to moving forward with the General Plan Amendment, Zone Change/Specific Plan implementation process.

On May 13, 2025, the Planning Commission conducted a Study Session which served as a forum for the Planning Commission to ask any questions of Staff regarding the Draft Chapman Corridor Revitalization Plan and associated documents. The Planning Commission held two subsequent public hearings regarding the Chapman Corridor Revitalization Plan. On August 12, 2025, the Planning Commission adopted Resolution PC-2025-08 recommending that City Council find 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 project area; and, to approve Zone Change (ZCA) 2025-03, and Specific Plan Amendment (SPA) 2025-01 changing the existing Zoning for the project area from existing various Zoning designations to “Chapman Corridor Specific Plan” and establishing development standards for the “Chapman Corridor” district for the project area; and recommending adoption of the Chapman Corridor Streetscape Master Plan.

Public Outreach:

In addition to three City Council Study Sessions, one Planning Commission Study Session and two Public Hearings at Planning Commission, the City of Placentia hosted a Community 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 5 stations. Questions included: 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 the Chapman Corridor Revitalization Plan document.

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 City's webpage dedicated to Chapman Corridor, 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 the Chapman Corridor Revitalization Plan document.

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 (Transit Oriented Development) 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, potential Transient Occupancy Tax (hotel 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.

Chapman Corridor Specific Plan Land Uses:

If the Chapman Corridor Specific Plan is adopted by City Council, the following land use definitions guide future uses for the corridor and implement the vision for this Plan. Table 3-1 (Attachment 1) provides the maximum density, intensity, and summary for buildout of the Chapman Corridor Revitalization Plan.

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.

Commercial Corridor (CC) - The Commercial Corridor designation is at the existing In-N-Out, Placentia Plaza shopping center, car wash at the intersection of Chapman Avenue and Placentia Avenue in the Gateway West District. This designation would allow current 6 commercial uses to continue to operate. This designation preserves commercial uses but increases intensity to incentivize further redevelopment.

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. Building heights are restricted when located adjacent to single-family residential uses. 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.

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. Building heights are restricted to 30 feet when located adjacent to single-family residential uses.

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.

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.

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

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 tentatively features 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.

General Plan Amendment:
7 This project requires the General Plan Land Use Element including the Land Use Map to be revised to change the current land use designation from the current land use designation area from existing various designations to “Specific Plan” for the project area. This new designation helps to consolidate the project area, making it easier to attract and guide development. This action will also make the General Plan Land Use Element increasingly internally consistent, in that it will realize Land Use Goals LU-1, LU-3, LU-5, LU-6 and LU-10.

Land Use Consistency between Specific Plan (Zoning) and General Plan:

The proposed project would enhance the City’s Municipal Code to further align zoning regulations with the General Plan. Where the proposed project is silent, the City’s Municipal code will continue to apply, using the context and objectives of the proposed project as a guide. The proposed regulatory document would provide flexibility for commercial and residential opportunities to develop in the Chapman Corridor in accordance with the General Plan. Existing uses within the Chapman Corridor would be allowed to remain; however, the proposed Specific Plan would create flexibility for potential residences to convert to home businesses and for a variety of mixed-use opportunities throughout the project site.

To implement the Plan vision, the proposed Specific 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. Another example of this flexibility are the existing multiple-family uses that will be designated MFF or MU. The existing, legally established uses will not be considered non-conforming and can remain as they are. However, the Specific Plan does provide a framework if property owners choose to redevelop a given site.

Additionally, this Plan and its future implementation is consistent with the Goals and policies of multiple Elements of the City’s General Plan including Land Use, Mobility, Health, Wellness and Environmental Justice, and the Economic Development Element.

Buildout Numbers:

Through the Planning process, Staff, in conjunction with Placeworks, tested the maximum buildout, discussed areas likely to change and balanced that with an economic demand study and Fehr & Peer ’s traffic analysis, augmented by their August 5, 2025 Memorandum (attached).

The final buildout proposed in the Chapman Corridor Revitalization Plan - identified as target buildout - features 36% fewer residential units and 70% fewer commercial square feet than the original buildout scenario. The final buildout numbers have been reduced multiple times using an iterative process to ensure that the Plan area will NOT be overbuilt and will be consistent with the contemplated buildout of the 2019 General Plan and related Environmental Impact Report (EIR). It should be noted that the total maximum number of new residential units expected to be built as part of the Chapman Corridor Revitalization Plan is 614 units. The rest of the contemplated development would be commercial in nature.

Keeping the buildout numbers lower also ensures that the Level of Service (LOS) for affected intersections will not change due to approval of the Plan. Moreover, the consultant’s analyses also indicate that it is quite likely that every property along the corridor would redevelop, nor is it reasonable to assume that even if they did that they would all be built at maximum development level.
8 Chapman Corridor Revitalization Plan – Frequently Asked Questions (FAQs):

What is the Chapman Corridor Revitalization Plan?
The Chapman Corridor Revitalization Plan is a long-term vision and strategic planning effort to enhance the Chapman Avenue corridor between Placentia Avenue and the Kraemer Boulevard. The Plan aims to guide future development, improve transportation and walkability, support economic growth, and preserve the corridor’s unique character.

Is the City planning to use Eminent Domain?
Absolutely not. The City of Placentia is not, and will not, pursue eminent domain as part of the Chapman Corridor Revitalization Plan. Any future development or improvements envisioned under the plan will be based entirely on voluntary participation, cooperative partnerships, and incentive-based programs. The City is committed to respecting private property rights and ensuring that no property will be taken or condemned through force or mandate.

Why is this plan being developed?
The Chapman Avenue Corridor is centered around Chapman Avenue, a critical east-west arterial in Placentia. It currently has a mix of aging commercial centers, underutilized parcels, and limited pedestrian related infrastructure. The City initiated the plan to:

Encourage reinvestment and revitalization
Promote compatible infill development
Improve mobility and safety for the community
Support local businesses and attract new opportunities
Create a cohesive urban design identity for the corridor Will this plan lead to gentrification or displacement?
No. The City of Placentia is firmly committed to ensuring that the Chapman Corridor Revitalization Plan does not result in the displacement of existing residents or businesses.

Equitable development is at the core of this effort. The Plan will include specific, proactive tools designed to protect and uplift current community members—not push them out.

What types of improvements are being considered?
The plan is proposing to include:

Updated land use designations and zoning
Streetscape enhancements (lighting, trees, pedestrian crossings) Traffic calming and bike infrastructure
Design guidelines for future developments
How does this affect my property?
For property owners, the plan is proposed to:

Provide new development opportunities
Increase flexibility for land use
Offer design guidance for renovations or expansions

No private property will be redeveloped without property owner ’s consent, proper noticing and public input. Property rights will be respected throughout the process.

Planning Commission Action:

The Planning Commission held one Study Session and two subsequent Public Hearings 9 regarding the Chapman Corridor Revitalization Plan. On August 12, 2025, after closing the Public Hearing(s), the Planning Commission adopted a Resolution recommending that City Council find 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 recommended 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 project area; and, to approve Zone Change (ZCA) 2025-03, and Specific Plan Amendment (SPA) 2025-01 changing the existing Zoning for the project area from existing various Zoning designations to “Chapman Corridor Specific Plan” and establishing development standards for the “Chapman Corridor” district for the project area; and recommended adoption of the Chapman Corridor Streetscape Master Plan. As part of their recommendation of approval, the Planning Commission recommended an amendment to the Plan changing the land use designation of APN 339-033-22 (131 W. Chapman Ave.) within the Chapman Corridor Revitalization Plan to MU (Mixed-Use) in lieu of MFF (Multi- family flex), and to require that hospitality uses with the GW District are permitted only with a valid Use Permit. These recommended changes to the plan were based on Staff's recommendation and public input.

Adjustments to the Chapman Corridor Revitalization Plan based on Public Input:

As stated above, the Planning Commission recommended an amendment to the plan changing the land use designation of APN 339-033-22 (Suzy's Freeze) to MU (Mixed-Use) in lieu of MFF (Multi-family flex). Staff worked with the subject property owner to alleviate their concerns regarding the future land use of their property and the recommended land use change was made in response to the property owner's concerns. The Planning Commission recommendation to require that hospitality uses with the GW District are permitted only with a valid Use Permit was also in response to community concerns regarding a potential hotel site on the south side of Chapman Avenue. Staff had already recommended that hospitality uses require a valid Use Permit, and Planning Commission affirmed that recommendation. Based on the recommended change to the land use designation of APN 339-033-22, the proposed buildout shown in Table 3.1 (attached) has been updated.

Based on public input, Staff has worked with the consultant to make other changes to the plan.

These include: specifying how building height is measured clarifying certain maximum allowable building heights when adjacent to residential uses. In the Mixed-Use designation of the Gateway West (GW) Subarea, no portion of a hospitality building shall exceed 40 feet in height within 50 feet of any residential building. The maximum height in the Mixed-Use Subarea was reduced from 65 feet to 55 feet. Throughout the Plan, other potential development in the Mixed-Use designation is limited to either 30 or 35 feet when adjust to Single-Family Residential zoning. Clarification on measuring building height has also been added. Staff, Planning Commission and elected officials have earnestly taken public input into account throughout the planning process which has spanned almost three years. Adjustments to the plan have been made subsequent to public input in an effort to address all tangible concerns.
10 CEQA:

The proposed General Plan Amendment, Zoning Code Amendment and Specific Plan was reviewed by Placeworks in accordance with the requirements of the California Environmental Quality Act (“CEQA”). Based on that review, Staff and the Planning Commission recommend that the City Council find that adoption of GPA 2025-01, ZCA 2025-03, SPA 2025-01 is exempt under State California Environmental Quality Act (CEQA) Guidelines Section 15061(b) (3) in that it can be seen with certainty that there is no possibility that the activity would result in a significant effect on the environment, the activity is not subject to CEQA. The proposed project is a policy document that implements the City’s existing General Plan goals, policies and zoning for the Chapman Corridor. The proposed project does not include specific development projects; rather, the proposed project would implement and address general provisions, permitted uses, development and design standards, mobility and infrastructure improvements, and design guidelines to revitalize this portion of the City consistent with the General Plan. Future development projects would be subject to separate environmental review under CEQA and to compliance with the established regulatory framework including federal, state, regional and local regulations. The Draft Notice of Exemption is attached (Attachment 2).

CONCLUSION:

As one of the few gateways to the City of Placentia, the Chapman Corridor Revitalization Plan aims to allow for a vibrant mix of uses, 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. New mixed-use developments in the TOD area and beyond 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. 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 TOD 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 future development of the Chapman Corridor.

Fiscal Impact Summary:

Attachments

1.Table 3-1 CCRP.pdf

2.Draft CEQA Notice of Exemption.pdf

3.Chapman Corridor Mobility Memo.pdf

4.CCRP HousingConcepts.pdf

5.PC Minutes 07.08.25and08.12.25.pdf

6. and 6.a.Resolution R-2025-48

6.b.LU Element Changes 777 W. Orangethorpe_CCRP.pdf

6.c.Chapman Corridor SSMP.pdf
11 7. and 7.a.b.Ordinance O-2025-08.docx

7.c.CCRPHearingDraftOct2025.pdf
12 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 6.46.1 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 4.75.0 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, Kosmont, 2024. See Appendix A.

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

1. Building square feet includes a hotel, estimated to have approximately 120 rooms.

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

13 NOTICE OF EXEMPTION

To: Office Land Use and Climate Innovation From: City of Placentia 1400 Tenth Street 401 E. Chapman Avenue
Sacramento, CA 95814 Placentia, CA 92870

County of Orange
Assessor-County Clerk-Recorder
601 N. Ross Street
Santa Ana, CA 92701

Project Title: Chapman Corridor Revitalization Plan
Project Location: The project site encompasses approximately 0.13 square miles (approximately 120 acres) of a largely developed, one-mile stretch of Chapman Avenue referred to as the “Chapman Corridor.” Specifically, the Chapman Corridor is located between Placentia Avenue and the Civic Center and Cinnamon Tree Condos just beyond the intersection of Chapman Avenue and Kramer
Boulevard in the City of Placentia, Orange County.

Assessor’s Parcel Number(s): See attachment
Project Description: The Chapman Corridor Revitalization Plan (proposed project) is a specific plan that would serve as the implementation tool for the refined zoning for the Chapman Corridor. The proposed project would provide permitted uses, development and design
standards, mobility and infrastructure improvements, and design guidelines. The proposed project would enhance the City’s Municipal Code to further align zoning regulations with the General Plan. Where the proposed project is silent, the City’s Municipal code will continue to apply, using the context and objectives of the proposed project as a guide. The proposed project would provide flexibility for commercial and residential opportunities to develop in the Chapman Corridor in accordance with the General Plan. Existing uses within the Chapman Corridor would be allowed to remain; however, proposed project would create flexibility for potential residences to convert to home businesses and for a variety of mixed-use opportunities throughout the project site.

Lead Agency: City of Placentia
Applicant: City of Placentia

Exemption Status: Ministerial [Section 21080(b); 15268]; Declared Emergency [Section 21080(b)(3); 15269(a)];
Emergency Project [Section 21080(b)(4); 15269(b)(c)];
14 May 2025 | Page 2
General Rule [Section 15061(b)(3)]; Common Sense
Exemption
Categorical Exemption, State Type, and Section number:

Approval of Rates, Tolls, Fares, and Charges [Section
21080(b)(8)(D)];
Statutory Exemption [Section 15273(a)(4)].

REASONS WHY THIS PROJECT IS EXEMPT OR DOES NOT REQUIRE FURTHER ENVIRONMENTAL DOCUMENTATION:

The project is exempt under State California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3), which states:
(b) A project is exempt from CEQA if:

1. The project is exempt by statute (see, e.g. Article 18, commencing with Section 15260)

2. The project is exempt pursuant to a categorical exemption (see Article 19, commencing with Section 15300 [of the CEQA Guidelines]) and the application of that categorical exemption is not barred by one of the exceptions set forth in Section 15300.2.

3. 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.

4. The project will be rejected or disapproved by a public agency (See Section 15270[b])

5. The project is exempt pursuant to provisions of Article 12.5 of this Chapter As stated in CEQA Guidelines 15061(b)(3), where it can be seen with certainty that there is no possibility that the activity would result in a significant effect on the environment, the activity is not subject to CEQA. “A project that qualifies for neither a statutory nor a categorical exemption may nonetheless be found exempt under what is sometimes called the ‘common sense’ exemption, which applies ‘[w]here it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment’.” (Muzzy Ranch at 380, citing CEQA Guidelines, § 15061(b)(3), and Davidson Homes v. City of San Jose (1997) 54 Cal.App.4th 106, 113–118).

As discussed under Project Description, the proposed project is a policy document that builds from the City’s existing General Plan and zoning for the Chapman Corridor. The proposed project does not include specific development projects; rather, the proposed project would implement and address general provisions, permitted uses, development and design standards, mobility and infrastructure improvements, and design guidelines to revitalize this portion of the City consistent with the General Plan. Because the proposed project is consistent with the General Plan, the proposed project would not exceed the development proposed under General Plan buildout. The proposed project would refine the zoning regulations to further align with the General Plan. Future development projects would be subject to separate environmental review under CEQA and to 15 May 2025 | Page 3
compliance with the established regulatory framework including federal, State, regional and local regulations.

Therefore, because the activity in question is adoption of a policy document, which does not entitle development and would not allow development beyond what is currently allowed in the City General Plan, there is no possibility that the proposed project would have a significant effect on the environment and is not subject to CEQA.

Lead Agency
Contact Person: Joseph Lambert Area Code/Telephone/Extension: (714) 993-8124

Signature:_____________________ Title:________________ Date:________________

X Signed by Lead Agency __ Signed by Applicant

16 Memorandum
Date: August 5, 2025
To: Suzanne Schwab, AICP, Placeworks
From: Paul Herrmann, T.E.

Donna Lewandowski, AICP, RSP2B
Subject: Chapman Corridor Revitalization Plan Streetscape Master Plan OC23-0951
As part of the Chapman Corridor Revitalization Plan, the Chapman Corridor Streetscape Master Plan is proposing Class II bike lanes from Placentia Avenue to Angelina Drive, which would replace the existing Class III bike route and would remove existing on-street parking.

Considerations
Placentia General Plan
The current City of Placentia General Plan (PGP) directly supports the removal of parking on all arterial streets both in general, and for the express purpose of installing Class II bicycle lanes. Chapman Avenue between Placentia Avenue and Angelina Drive is designated as a Primary Arterial roadway in the Orange County Master Plan of Arterial Highways (PGP Exhibit 3-1, page 3-9) and proposed as a Secondary Arterial roadway (PGP Exhibit 3-7, page 3-44). The PGP complies with all applicable planning laws at the time of adoption, including the Complete Streets Act (AB 1358) which requires that the City plan for all modes of transportation for all ages and abilities. The relevant guidance and policies from the General Plan are:
• This segment of Chapman is in the plan as a Proposed Class 2 Bike Lane (Go Placentia Loop Map, PGP Exhibit 3-5, page 3-31)
• Policy MOB - 2.14 Require adequate off-street parking for all land uses and eliminate parking on all arterial streets. (PGP page 3-47)
• Policy MOB - 4.18 Reduce or eliminate parking on arterial roads to provide space for expanding Class II bicycle lanes. (PGP page 3-50)
• Policy MOB - 4.4 Provide direct, continuous bicycle routes for commuter and recreational cyclists that also improve the safe passage of cyclists. (PGP page 3-49)
• Policy MOB - 4.7 Support bikeways that minimize cyclist/motorist conflicts (PGP page 3-50) • Policy MOB - 4.9 Support and implement policies and regulations to comply with recognized bicycle infrastructure design standards of the Federal Highway Administration (FHWA), the California Department of Transportation (Caltrans) and the American Association of Highway and Transportation Officials (See AASHTO guidance below). (PGP page 3-50)
• Policy MOB - 4.11 Support policies, programs and projects that make bicycling safer and more convenient for all types of cyclists. (PGP page 3-50)
17 Chapman Corridor Revitalization Plan Streetscape Master Plan | 2 • Policy MOB - 4.13 Support projects and programs to facilitate safer travel by bicycle to key destinations within the community and the larger region, including the new Metrolink station, when completed. (PGP page 3-50)
• Policy MOB - 1.5 Roadway improvements and expansions shall include prioritizing public transit and shared mobility in order to address gaps in the multi-modal transit system, improve and incentivize mobility for shared vehicles, discourage single occupancy vehicles, and expand non-motorized transportation options. (PGP page 3-46)
AASHTO Guidance
According to guidance in the AASHTO Guide for the Development of Bicycle Facilities, 5th Edition, the most appropriate bikeway type for the conditions in this corridor (35 MPH, 16,000 ADT) is a Separated Bike Lane or Shared Use Path (Class I). Due to space constraints and the desire of the City not to remove a vehicle travel lane, a Class II facility was selected as a compromise. Following the most up-to-date guidance, the current Class III bikeway is not appropriate for this corridor, nor does it meet the desire of the community for “Enhanced Bicycle Facilities” (see “Community Input” below).

18 Chapman Corridor Revitalization Plan Streetscape Master Plan | 3 Crash Data Review
Published crash data along Chapman Avenue (adjacent to the existing on-street parking) was reviewed from the Transportation Injury Mapping System (TIMS). TIMS was developed by SafeTREC to provide access to California collision data, the Statewide Integrated Traffic Records System (SWITRS). The following data was recorded between 2013 and early 2025 (based on the available data at the time of this memo):
• 48 crashes were reported that resulted in injuries of 61 victims o 8 involved pedestrians
o 3 involved bicyclists
o 2 involved motorcyclists
• 1 collision resulted in the death of a motorcyclist
• 2 serious injuries were recorded with 1 involving a pedestrian Crash Modification Factor
According to the FHWA’s Crash Modification Factor Clearinghouse, prohibiting on-street parking on minor arterials in an urban setting results in a 20% reduction in injury crashes1 and a 27% reduction in property damage only crashes2.

It also noted in the Crash Modification Factor Clearinghouse that Chapman Avenue’s current configuration with parking prohibited on only one side of the street is associated with a 49% increase in injury crashes.3 General observations of this phenomenon is that people are more likely to make risky maneuvers to access parking on the opposite side of the street.

Based on the above, it is estimated that prohibiting on-street parking on Chapman Avenue could have reduced 10 to 24 injury crashes over the 12-year period.

1 https://cmfclearinghouse.fhwa.dot.gov/detail.php?facid=153 2 https://cmfclearinghouse.fhwa.dot.gov/detail.php?facid=154 3 https://cmfclearinghouse.fhwa.dot.gov/detail.php?facid=158 19 Chapman Corridor Revitalization Plan Streetscape Master Plan | 4 Examples of Support in Safety Literature
Effects of On-Street Parking In Urban Context: A Critical Review (2017)4:
• For high-speed streets (Free Flow Speed 35-40 mph) parking increases the crash rate entirely and even for individual crash types
• On-street parking can contribute towards safety in low-speed environments while it hinders safety in high-speed environments
• After an extensive review, this study has arrived at the conclusion that on-street parking should be restricted along major streets
Reassessing On-Street Parking (TRB 2008)5:
• It is equally important to note that high speed (>/= 35 MPH) streets with parking generally had higher crash rates at all severity levels than all other street categories SB 1216
While it is generally understood that the intent of SB 1216 is to reduce the instances of Class III bike lanes on roadways with speeds of 35 MPH and above, the law does not strictly prohibit the maintenance or establishment of Class III bike lanes on these roadways. It does, however, prohibit using sharrow (shared-lane) markings on them, and eliminates state and federal monetary support for Class III bike lanes on roadways with speeds of 35 MPH and above, which includes Chapman Avenue.

Community Input
“Enhanced Bicycle Facilities” was the second most common request noted on the public survey for the corridor, while “Pedestrian Safety Improvements” was the top request. The proposed streetscape incorporates multimodal improvements to address the top two requests from the public and will provide a safer, more accessible and more equitable environment for Placentia residents and visitors.

Q7:What potential corridor improvements would you like to see on chapman Ave ? (Multiple Choice) Question Responses
Pedestrian safety improvements 58
Enhanced Bicycle Facilities 38
Trolley System 28
Bus Stop Improvements 25
Bike Share Program 17
Shuttle Connections to Future Metrolink Station 0
Electric Vehicle Charging Stations 0
Extended Transit Network Coverage (More stops, extended hours, more connections to popular destinations)
0 4 https://www.researchgate.net/publication/315729734_Effects_of_On-Street_Parking_In_Urban_Context_A_Critical_Review 5 https://trid.trb.org/view/848841
20 Chapman Corridor Revitalization Plan Streetscape Master Plan | 5 During City Council Study Sessions, October 2023 and March 2025 Council gave direction to remove on-street parking along Chapman Boulevard to create a safe environment for all users of the street and to ensure smooth traffic flow for vehicles.

Outcomes and Tradeoffs
The proposed increase in commercial and residential uses in the corridor is anticipated to stimulate local travel, including walking and biking, and the vision of the plan is to provide safe facilities for people walking and riding bicycles. Expected outcomes of the removal of parking and installation of a Class II bike lane include:
• The removal of on-street parking spaces is supported directly by policies in the Placentia General Plan, both in general, and specifically for the installation of Class II bike lanes • The bike lanes fit within the curb-to-curb space and would not reduce vehicle capacity • A reduction in injury collisions by 20% and property damage only crashes by 27% • Increased safety of bicyclists through the corridor
• Improved equity for low-income individuals and people who do not drive, which may include persons with disabilities, young adults, students and local employees • Increased encouragement to use transit due to the improved safety of a significant first-mile/last-mile connector between the future MetroLink Station and nearby attractions, such as the college, hospital, and shopping/entertainment
• Traffic calming effects from the addition of bike lanes along with the street scape improvements due to the narrowing of vehicle travel lanes and creation a safer environment for all users of the street • The loss of 35 parking spaces

21 AccessAmenityConcept #1Land Use (MMF) Multi-Family Flex in (GC) Gateway Core DistrictAcres 0.9Typology Surface Parked ApartmentsRequired/ Allowed ProvidedDensityMax. 45 du/ac with 25% affordable24.4 du/acUnits Max. 40 units 22 unitsFront Setbacks Min. 15 ft 15 ftSide Setbacks Min. 5 ft 5 ftRear StepbackMin.10 ft for units and 0 ft for parking10 ft for units and 0 ft for parkingHeight Max. 35 ft/ 3 stories 25 ftParkingConsistent with R-3 requirements per Placentia Municipal Code Chapter 23.78 (25% affordable units can po-tentially reduce parking require-ment to 1.5sp/unit)1.5 sp/ unitTotal Required: 33 sp Total Provided: 33 spOpen Space 200 sf/ unit (private + common) 200 sf/unitJuly, 2025CHAPMAN CORRIDOR - PLACENTIA, CACorner of W Chapman Ave. & N Main St.ssescesescAccymenityyAmenitmenitAmAmAAAAmeAAAmenityesAAeW Chapman AveW Cha p
ma
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Ave N Main StsN Main Ave22

AccessAmenityConcept #2 Land Use (MMF) Multi-Family Flex in (GC) Gateway Core DistrictAcres 0.9Typology Surface Parked ApartmentsRequired/ Allowed ProvidedDensityMax. 45 du/ac with 25% affordable28.8 du/acUnits Max. 40 units 26 unitsFront Setbacks Min. 15 ft 15 ftSide Setbacks Min. 5 ft 5 ftRear StepbackMin.10 ft for units and 0 ft for parking10 ft for units and 0 ft for parkingHeight Max. 35 ft/ 3 stories 35 ftParkingConsistent with R-3 requirements per Placentia Municipal Code Chapter 23.78 (25% affordable units can po-tentially reduce parking require-ment to 1.5sp/unit)1.69 sp/ unitTotal Required: 39 sp Total Provided: 44 spOpen Space 200 sf/ unit (private + common) 200 sf/unitJuly, 2025CHAPMAN CORRIDOR - PLACENTIA, CACorner of W Chapman Ave. & N Main St.ssescesescAccyAmenityyAAmenityesAesN Main AveW Chapman AveW Cha p
ma
n
Ave N Main St23

AccessAmenityConcept #3Land Use (MMF) Multi-Family Flex in (GC) Gateway Core DistrictAcres 0.9Typology Surface Parked ApartmentsRequired/ Allowed ProvidedDensityMax. 45 du/ac with 25% affordable30 du/acUnits Max. 40 units 27 unitsFront Setbacks Min. 15 ft 15 ftSide Setbacks Min. 5 ft 5 ftRear StepbackMin.10 ft for units and 0 ft for parking10 ft for units and 0 ft for parkingHeight Max. 35 ft/ 3 stories 35 ftParkingConsistent with R-3 requirements per Placentia Municipal Code Chapter 23.78 (25% affordable units can po-tentially reduce parking require-ment to 1.5sp/unit)1.48sp/ unitTotal Required: 41sp Total Provided: 40Open Space 200 sf/ unit (private + common) 200 sf/unitJuly, 2025CHAPMAN CORRIDOR - PLACENTIA, CACorner of W Chapman Ave. & N Main St.AAAAccesseneeeeeeeAAW Chapman AveN Main AveW Cha p
ma
n
Ave N Main St24

Concept #4Land Use (MMF) Multi-Family Flex in (GC) Gateway Core DistrictAcres 0.9Typology Podium (2 stories of residential over 1 level of parking)Required/ Allowed ProvidedDensityMax. 45 du/ac with 25% affordable33.3 du/acUnits Max. 40 units 30 unitsFront Setbacks Min. 15 ft 15 ftSide Setbacks Min. 5 ft 5 ftRear StepbackMin.10 ft for units and 0 ft for parking10 ft for units and 0 ft for parkingHeight Max. 35 ft/ 3 stories 35 ftParkingConsistent with R-3 requirements per Placentia Municipal Code Chapter 23.78 (25% affordable units can po-tentially reduce parking require-ment to 1.5sp/unit)1.7 sp/ unitTotal Required: 34 sp Total Provided: 51 spOpen Space 200 sf/ unit (private + common) 200 sf/unitJuly, 2025CHAPMAN CORRIDOR - PLACENTIA, CACorner of W Chapman Ave. & N Main St.W Chapman AveN Main AveW Cha p
ma
n
Ave N Main St25

26 27

28 29

30 31

32 33

RESOLUTION NO. R-2025-48

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

PLACENTIA, CALIFORNIA, FINDING THAT GENERAL PLAN
AMENDMENT (GPA) 2025-01, ZONE CHANGE (ZCA) 2025-03,
AND SPECIFIC PLAN AMENDMENT (SPA) 2025-01 ARE

EXEMPT UNDER STATE C ALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) GUIDELINES SECTION 15061(B)(3);

AND APPROVING GENERAL PLAN AMENDMENT (GP A)
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

A. Recitals.

WHEREAS, on July 8, 2025, the Planning Commission of the City of Placentia conducted a duly noticed public hearing, continued the public hearing to August 12, 2025, reopened and concluded the public hearing on August 12, 2025 as required by law , and recommended that the City Council of the City of Placentia approve General Plan Amendment (GPA) 2025-01, Zone Change (ZCA) 2025-03, and Specific Plan Amendment (SPA) 2025-01 to amend the General Plan to change the current land use designation area from existing various designations to “Specific Plan” for the project area and to make conforming changes to the Land Use Element of the General Plan for the project area; and, to amend the Placentia Municipal Code adding the Chapman Corridor Specific Plan and the “Chapman Corridor Revitalization Plan” land use and development standards to the City of Placentia Municipal Code creating development standards for properties within the “Chapman Corridor Revitalization Plan” boundaries and amending the Official Zoning Map of the City of Placentia changing the project area Zoning to “Chapman Corridor Specific Plan”. The project area is a largely developed, one-mile stretch of Chapman Avenue from the 800 West Block of Chapman Avenue to the 400 East Block of Chapman Avenue referred to as the “Chapman Corridor.”; and

WHEREAS, the Chapman Corridor Revitalization Plan/Specific Plan is exempt under State California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) in that it can be seen with certainty that there is no possibility that the activity would result in a significant effect on the environment, and the activity is not subject to CEQA. The proposed project is a policy document that implements the City’s existing General Plan goals and policies and zoning for the Chapman Corridor. The proposed project does not include specific development projects; rather, the proposed project would implement and address general provisions, permitted uses, development and design standards, mobility and infrastructure improvements, and design guidelines to revitalize this portion of the City consistent with the General Plan. Future development projects are subject to separate environmental review under CEQA and subject to compliance with the 34 Resolution No. R-2025-48

Page 2 of 8 ends

established regulatory framework including federal, State, regional and local regulations.

This statement and evaluation has been made in accordance with the California Environmental Quality Act and the City of Placentia Environmental Guidelines as codified in Title 14 of the California Code of Regulations ("CCR") Section 15000 et. seq., Public Resources Code Section 21000 et.seq. and the City of Placentia Environmental Guidelines;

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 o f 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, all legal prerequisites to the adoption of this Resolution have occurred.

B. Resolution.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLACENTIA HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:

Section 1. The City Council finds 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) in that it can be seen with certainty that there is no possibility that the activity would result in a significant effect on the environment, the activity is not subject to CEQA.

The proposed project is a policy document that implements the City’s existing General Plan goals and policies and zoning for the Chapman Corridor. The proposed project does not include specific development projects; rather, the proposed project would implement and address general provisions, permitted uses, development and design standards, mobility and infrastructure improvements, and design guidelines to revitalize this portion of the City consistent with the General Plan. Future development projects would be subject to separate environmental review under CEQA and to compliance with the established regulatory framework including federal, State , regional and local regulations.

Moreover, the City has complied with all requirements of the California Environmental Quality Act and the City of Placentia Environmental Guidelines as codified in Title 14 of the California Code of Regulations (“CCR”) Section 15000 et. seq., Public Resources Code Section 21000 et. seq. and the City of Placentia Environmental Guidelines.

Section 2. Findings. The City Council finds that the Chapman Corridor Revitalization Plan/Specific Plan Project is compatible and consistent with the City of Placentia General Plan and approves General Plan Amendment (GPA) 2025-01 based on findings as set forth below:

 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 35 Resolution No. R-2025-48

Page 3 of 8 ends

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

 Moreover, the proposed project is a policy document that builds from the City’s existing General Plan and zoning for the Chapman Corridor. The proposed project does not include specific development projects; rather, the proposed project would implement and address general provisions, permitted uses, development and design standards, mobility and infrastructure improvements, and design guidelines to revitalize this portion of the City consistent with the General Plan. Because the proposed project is consistent with the General Plan, the proposed project would not exceed the development proposed under General Plan buildout. The proposed project would refine the zoning regulations to further align with the General Plan.

Section 3. General Plan Amendment. Based on the findings herein, the City Council approves General Plan Amendment (GPA) 2025-01 to amend the General Plan, amending the official Land Use Map of the City of Placentia to change the current land use designation from existing various designations to “Specific Plan” for the project area as set forth in Exhibit “A” and to make conforming changes to the Land Use Element of the General Plan for the project area as set forth in Exhibit “B” in accordance with California Government Code Section 65100-65763.
36 Resolution No. R-2025-48

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Section 4. The City Council hereby approves the Chapman Corridor Streetscape Master Plan as set forth in Exhibit “C” which provides direction for public right of way and streetscape improvements including street furniture, street/traffic lights, landscaping, pavement and other standards in order to provide unifying, consistent and aesthetically pleasing features of the public areas within the Chapman Corridor project area.

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 .

Section 6. Based upon the findings and conclusions set forth herein , the City Council hereby approves General Plan Amendment (GPA) 2025-01 as modified herein.

Section 7. The City Council 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.

APPROVED and ADOPTED this 7th day of October 2025.

__________________________
Kevin Kirwin, Mayor

ATTEST:

_________________________
Robert S. McKinnell, City Clerk

37 Resolution No. R-2025-48

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STATE OF CALIFORNIA

COUNTY OF ORANGE
I, Robert S. McKinnell, City Clerk of the City of Placentia, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council of the City of Placentia held on the 7th day of October 2025, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

Robert S. McKinnell, City Clerk

APPROVED AS TO FORM:

________________________________
Christian L. Bettenhausen, City Attorney

Exhibit A: General Plan Amendment (GPA) 2025-01 amending the Official Land Use Map of the City of Placentia
Exhibit B: Amendment to the text of the City of Placentia General Plan Land Use Element
Exhibit C: Chapman Corridor Streetscape Master Plan

38 Resolution No. R-2025-48

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EXHIBIT “A”
GENERAL PLAN AMENDMENT (GPA) 2025-01 TO AMEND THE GENERAL PLAN,

AMENDING THE OFFICIAL LAND USE MAP OF THE CITY OF PLACENTIA TO

CHANGE THE CURRENT LAND USE DESIGNATION FROM EXISTING VARIOUS DESIGNATIONS TO “SPECIFIC PLAN” FOR THE PROJECT AREA BOUNDARIES AS

REPRESENTED

39 Resolution No. R-2025-48

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EXHIBIT “B”

AMENDMENT TO THE TEXT OF THE CITY OF PLACENTIA GENERAL PLAN LAND USE ELEMENT, GENERAL PLAN AMENDMENT (GPA) 2025-01 TO AMEND THE

GENERAL PLAN, MAKING CONFORMING CHANGES TO THE LAND USE ELEMENT

RELATED TO THE CHAPMAN CORRIDOR REVITALIZATION PLAN AND SPECIFIC PLAN

40 Resolution No. R-2025-48

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EXHIBIT “C”

CHAPMAN CORRIDOR STREETSCAPE MASTER PLAN

41 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

Land Use
42 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

Contents

2.1 Introduction 2-1

2.2 Authority for the Element 2-2

2.3 Summary of Existing Land Uses 2-2

2.4 Relationship to Other Plans and Programs _ 2-8

2.5 Land Use Plan _ 2-15

2.6 Land Use Intensity/Density _ 2-27

2.7 Goals and Policies _ _ 2-30

tables & exhibits
Table 2-1. Existing Land Use Designation ................................................. 2-3 Table 2-2. Summary of Vacant Land by Land Use Designation ................ 2-4 Exhibit 2-1 Existing General Plan Land Use Map ...................................... 2-5 Exhibit 2-2 Proposed General Plan Land Use Map .................................... 2-6 Table 2-3. General Plan/Zoning Relationships .......................................... 2-9 Table 2-4. Specific Plans ......................................................................... 2-10 Exhibit 2-3 Specific Plan Parcels ............................................................. 2-13 Table 2-5. General Plan/Zoning Relationship – Specific Plans ................ 2-15 Table 2-6. Proposed General Plan Land Use Designations ..................... 2-16 Exhibit 2-4 Vacant Parcels ...................................................................... 2-17 Figure 2-1 Low-Density Residential ........................................................ 2-19 Figure 2-2 Medium-Density Residential ................................................. 2-20 Figure 2-3 High-Density Residential ........................................................ 2-21 Figure 2-4 Commercial ........................................................................... 2-22 Figure 2-5 Old Town ............................................................................... 2-23 Figure 2-6 Manufacturing ....................................................................... 2-24 Figure 2-7 Open Space ............................................................................ 2-26

43 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

Table 2-7. General Plan Land Use Designation – Potential Development Buildout .................................................................................................. 2-27

2—ii
44 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

The majority of vacant residential parcels are located in low-density residential areas.

Table 2-1. Existing Land Use Designation

Designation

Residential

Residential
Residential

Development (TOD)
Manufacturing

Vista

Highway
Land Use Existing Acreage Percentage 1 Number of Units
Low Density 1266 30% 6,900
Medium Density 400 9% 3,6762
High Density 136 3% 2,503
Commercial 137 3% --
Planned Community
(Alta Vista Golf 337
Course)

1,614
Old Town 29 1%* 285
Transit Oriented 22 1%* 11
Commercial- 47 1% --
Office 32 1%* --
Industrial 327 8% --
Schools 212 5% --
Park 94 2% --
Specific Plan 309 7% 2,281

ROW- Railroad 25 1%* -- 2-3
ROW - Parkway 18 1%* --
ROW- Local streets 798 19% --

ROW - Freeways,
Flood Control, 49

45 R I C H H E R I T A G E  B R I G H T F U T U R E

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Designation

CITY W/O ROW

CITY

1 Percentage ages based on 4,238 acres of total land area within City limits, which includes the right of way acreage. %age figures are rounded to closest whole numbers. The symbol * means that the %age is less than 1%.
2 569 mobile homes are principally located in the Medium-Density district.

Table 2-2. Summary of Vacant Land by Land Use Designation

Land Use Designation Vacant Areas Vacant Parcels
Low Density Residential 3.6 24
Medium Density Residential 6.1 8
High Density Residential 5.2 3
Commercial 2.1 3
Old Town 0.2 3
Transit Oriented Development (TOD) 0.4 1
Office 1.0 2
Commercial-Manufacturing 8.4 5
Industrial 5.7 4
Specific Plan 21.8 65
Total 54.5 118
Source: City of Placentia, 2018, 2025
Land Use Existing Acreage Percentage 1 Number of Units
TOTAL AREA OF 3,348
TOTAL AREA OF 4,238
100%

17,270

46 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

Note: 1.3% of total city is vacant 2-4
47 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

R I C H H E R I T A G E  B R I G H T F U T U R E

Exhibit 2-2

C I T Y O F P L A C E N T I A

Update acres
and map.
48 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

 The Safety Element identifies potential hazards that may occur within the land use planning areas and serves to influence the location of different types of land use to avoid hazardous areas.
 Noise contours identified in the Noise Element are used as a guide to establish the land use patterns to ensure that future development minimizes exposure of residents to excessive noise.

Relationship to Placentia’s Zoning Code
The City of Placentia Zoning Code is a regulatory document that provides a means to implement the policies contained in the City’s General Plan. While the General Plan provides long-range and broad categories of land use, the Zoning Code provides specific development requirements, such as density, height, setbacks, lot coverage, and development character. Similar to the General Plan, a Zoning Map accompanies the Zoning Code and defines the boundaries of each Zoning District.

The City of Placentia’s Zoning Code (Title 23 of the Placentia Municipal Code) establishes land use zoning districts that provide for uniform regulations to properties similarly situated within each zoning classification. State of California law requires the City’s Zoning Code be in conformance with the General Plan. Therefore, any land use designation amendments that will become inconsistent with Title 23 of the Placentia Municipal Code will have to be reconciled. This means that a series of Zoning Map Changes will need to occur to make the zoning of certain properties consistent with the amended land use designation.

The relationship between the General Plan land use designations and zoning districts is shown in Table 2-3, General Plan/Zoning Relationships. The table indicates how properties should be zoned to be consistent with the General Plan Land Use Map.

Table 2-3. General Plan/Zoning Relationships

Compatible Zoning District(s)

2-9

General Plan Land
Use Designation R-A R-1 R-2 R-G R-3 RPC SRO T-C P-V C-O C-1 C-2 OT TOD C-M M PMD MHP O, O-1 PUD Low Density Residential




Medium Density
Residential




High Density
Residential




Commercial




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Old Town



Transit Oriented
Development



Mixed-Use




Live/Work





Commercial-
Manufacturing



Office


Industrial




Schools/
Institutional



Parkway Vista


Parks



Relationship to Specific Plans
Specific Plans are designed to implement General Plan goals and policies by designating land uses, densities, development standards and design standards in more specific detail. A specific plan district addresses smaller areas that have unique qualities and require focused planning attention. The City of Placentia has adopted several specific plan zoning districts in the Zoning Code. These Specific Plan districts are shown in Table 2-4 below and on Exhibit 2-3 and listed below. The relationship between the General Plan land use designations and the specific plan zoning districts is shown in Table 2-5, General Plan/Zoning Relationships - Specific Plans.

Table 2-4. Specific Plans

Name of Specific Plan Description of Specific Plan

The purpose of this specific plan is to permit the
Specific Plan 1 adaptive re-use of an existing pioneer estate house for commercial purposes in a manner which will
2-10
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Name of Specific Plan Description of Specific Plan

Specific Plan 2
Since the Lewis Lemke House located at 414 North
Placentia Avenue is of local historical architectural
significance and is representative of a significant
period of local history, the purpose of this specific
plan is to provide standards whereby it shall be
renovated, restored, operated and maintained in a
manner to preserve its historical architectural
characteristics.

Specific Plan 3
The purpose of this specific plan is to provide an area for senior citizen board and care facilities and senior apartments which shall be compatible with the
surrounding residential development and is designed
specifically for the needs of the elderly.

Specific Plan 4
The purpose of this specific plan is to provide
apartments in a medium density residential setting
that will be affordable to lower-income families for a
minimum of thirty (30) years. Special development
standards are applied to further this purpose and to
allow development of a parcel that is impacted by
considerable physical constraints.

Specific Plan 5
The specific plan is intended to provide a site for
retailers and businesses, which through the
characteristics of their respective services offered,
cater to the entire community. This specific plan will
also provide sites for high-density, mixed-use
residential and commercial development at Parcel 9.

Specific Plan 6

Specific Plan 7
The purpose of this specific plan is to provide single- family detached housing of an alternative design
while maintaining as many R-1 development
standards as possible: to provide private and
common recreation opportunities, mitigate impacts
from noise and oil production and provide safe
vehicle and pedestrian circulation.

The purpose of this specific plan is to assure the
consistent development of the East Placentia
specific plan area in a manner which meets the
growing housing needs of Placentia while adapting to
the special characteristics of the land available for
residential and commercial development
2-11
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Name of Specific Plan Description of Specific Plan

Specific Plan 8
The purpose of this specific plan is to provide for
cluster single-family detached housing units. There
is private fee ownership of the lots in Specific Plan 8, with the majority of the lots configured in a cluster
arrangement, and with many of the remaining row
lots offering a golf course view.

Specific Plan 9
The purpose of this specific plan is to provide an area for a senior apartment complex, which shall be
compatible with the surrounding golf course and
residential development and is designed specifically
for the needs of senior citizens.

Specific Plan 10
The purpose of this specific plan is to provide for a
single-family detached residential neighborhood plus
common area open space and improvements. There
is private fee ownership of the lots in Specific Plan 10 with common areas owned and maintained by a
homeowner’s association.

Chapman Corridor Revitalization Plan – Specific Plan (CCRP) The purpose of this specific plan is to guide redevelopment along Chapman Avenue between Placentia Avenue and Kraemar Boulevard. This area is the western gateway into the city, providing connections to Old Town and access to the 57 freeway. The specific plan implements the mixed-use designation and expands housing and economic growth. Chapman Corridor Specific Plan builds on the City’s existing General Plan providing zoning and development standards for the Chapman Corridor. The Chapman Corridor Specific Plan implements and addresses general provisions, permitted uses, development and design standards, mobility and infrastructure improvements, and design guidelines to revitalize this portion of the City consistent with the General Plan. Because the Chapman Corridor Specific Plan is consistent with the General Plan, it would not exceed the development proposed under General Plan buildout. The proposed project would refine the zoning regulations to further align with the General Plan.

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2-12
53 R I C H H E R I T A G E  B R I G H T F U T U R E

Exhibit 2-3

C I T Y O F P L A C E N T I A
2-13
Update acres
and map.
54 R I C H H E R I T A G E  B R I G H T F U T U R E

Table 2-5. General Plan/Zoning Relationship – Specific Plans

Compatible Zoning Districts

General Plan Land Use
Designation SP-1 SP-2 SP-3 SP-4 SP-5 SP-6 SP-7 SP-8 SP-9 SP-10 CCRP Low Density Residential    Medium Density Residential     
High Density Residential 

  
Office    
Commercial   
Mixed-Use 
Day Care/Assisted Living 
Oil Extraction 
Open Space  
Flood Control 

Source: City of Placentia, May 2018

2.5 LAND USE PLAN
Land Use Designations
General Plan land use designations describe the type and intensity of development allowed in a specific area. While terms like “residential”, “commercial”, or “industrial” are generally understood, State General Plan law requires a clear and concise description of the land use categories that are depicted on the General Plan Land Use Map (refer to Exhibit 2-4, General Plan Land Use Map). The General Plan Land Use Map indicates the location of the land use designations within the City. The acreages of the various land uses on the General Plan Land Use Map are presented in Table 2-6, General Plan Land Use Designations.

C I T Y O F P L A C E N T I A
2-15
55 R I C H H E R I T A G E  B R I G H T F U T U R E

Table 2-6. Proposed General Plan Land Use Designations

Land Use Designation Approximate Percentage 1

Source: City of Placentia, May 2018
1 Percentages based on 4,238 acres of total land area within City limits, which includes the right of way acreage. %age figures are rounded to closest whole numbers. The symbol * means that the %age is less than 1%.

The General Plan Land Use Map indicates the location of General Plan land use designations within the City. Each designation is defined below. It is a State requirement that the land use designations and the City’s zoning districts are to be consistent with each other. Therefore, within each land use designation definition are a list of consistent zoning districts.

C I T Y O F P L A C E N T I A
2-16
Acreage
Low Density Residential 1260 30%
Medium Density Residential 383 9%
High Density Residential 121 3%
Planned Community 320 8%
Commercial 122 3%
Old Town 27 1%*
Commercial-Manufacturing 44 1%
Mixed-Use 0 0%
Transit Oriented Development (TOD) 22 1%*
Live Work 0 0%
Office 12 1%*
Industrial 315 7%
Schools/Industrial 225 5%
Parks 88 2%
ROW - Freeways, Flood Control, Highway 49 1%
ROW - Parkway Vista 18 1%*
ROW- Local streets 798 19%
ROW- Railroad 25 1%*
Specific Plan 422 10%
TOTAL AREA OF CITY 4,238 100%

56 R I C H H E R I T A G E  B R I G H T F U T U R E

C I T Y O F P L A C E N T I A

The Parks land use designation is intended for recreational type areas such as City parks. Open space should be located in residential areas so that recreational opportunities can be in close proximity to residents. The Parks designation makes up approximately 99 acres, or 2% of the City’s total acreage.

Zoning districts compatible with the Open Space designation include Combining Parkway Vista (P-V) and Combining Oil (O and O-1).

Figure 2-7

 Parkway (P-V). The Parkway Vista classification creates landscaped thoroughfares with common setback requirements for all districts that abut designated thoroughfares.
 Combining Oil (O and O-1). The Combining Oil “O” classification provides for the use of land or the surface thereof in connection with the removal of minerals. The Combining Oil “O-1” classification provides for the use of land or the surface thereof in connection with the removal of minerals, providing for the maintenance and operation of existing wells, but limited from any new surface location.

Specific Plans
Currently, the City has ten specific plan areas, covering approximately 322 acres.

The specific plans are principally for residential development, although two allow for commercial. Two residential specific plans allow for home occupations on the same property as historic structures and two allow for day care or assisted living. Another permits residential in conjunction with oil extraction. The Specific Plan designation

57 R I C H H E R I T A G E  B R I G H T F U T U R E

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2.6 LAND USE INTENSITY/DENSITY
State General Plan law requires that the Land Use Element indicate the maximum building intensities/densities allowed in the City. Each land use designation listed above contains corresponding intensity/density standards.

The term “intensity” refers to the degree of development based on a building’s characteristics such as, floor area ratio (FAR), building height and lot coverage.

Intensity is most often used to describe non-residential development. The measure of intensity, known as floor area ratio (FAR), provides the most convenient method of describing levels of development. The floor area ratio is the relationship of total gross floor area of all buildings on a lot in square feet to the total land area of the lot in square feet expressed as a ratio. The FAR describes use intensity on a lot, but not the actual building height and lot coverage.

The term “density” is a measure of the population or residential development capacity of a designated land use. Residential density is described in terms of dwelling units per gross area (du/ac). A dwelling unit is a building, or a portion of a building used for human habitation and may vary considerably in size (square footage). For purposes of calculating population, an average number of persons per acre or dwelling unit for all types and sizes of dwelling units is assumed.

Table 2-7 includes the density or intensity standard for each land use designation and the corresponding future development potential. However, given the limited amount of vacant land (54 acres), the level of existing, stable development, and the historical development patterns over the last three decades, the buildout is not likely to be realized.

Table 2-7. General Plan Land Use Designation – Potential Development Buildout

Land Use Designation
Density
Standard
(du/ac) or
Total Acres
(acs)

Intensity
Standard
(FAR) 1
Ultimate
Buildout
Dwelling
Units2
Ultimate
Build Out
Square
Footage2

Low Density Residential 6 du/ac 7,596

Medium Density
Residential 15 du/ac 5,895

High Density Residential 25 du/ac 3,775

Commercial 137 acs 1.0 FAR 5,967, 720

Old Town3 30-65 du/ac 810 181,250

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Land Use Designation

Transit Oriented
Density
Standard
(du/ac) or
Total Acres
(acs)

Intensity
Standard
(FAR) 1
Ultimate
Buildout
Dwelling
Units2
Ultimate
Build Out
Square
Footage2
Development (TOD) 65-95 du/ac 564 30,000
Commercial-
Manufacturing

44 acs 1.0 FAR 1,910,640

Office 25 acs 1.0 FAR 1,089, 900

Industrial 315 acs 1.0 FAR 13,721,400

Specific Plans5 422acs Varies 4,552 534,300

Residential Planned
Community 7.1 du/ac 2,272

2-28
TOTAL 24,850 25,464
23,435,210
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C I T Y O F P L A C E N T I A

Land Use Designation
Density
Standard
(du/ac) or
Total Acres
(acs)

Intensity
Standard
(FAR) 1
Ultimate
Buildout
Dwelling
Units2
Ultimate
Build Out
Square
Footage2
60 Source: City of Placentia,
May 2018 Notes:
1 Density standards represent the maximum gross density allowed. Net densities would be lower, dependent on zoning requirements and other regulatory considerations that limit the full development potential. 2 Ultimate dwelling units and square footage estimates based upon existing acreage multiplied by gross density/intensity standards. The realistic buildout for the city is represented in the Environmental Impact Report for the General Plan update.
3 Based on the Negative Declaration, (ND 2017-02), July 2017 the Old Town area would consist of the addition of 525 residential units, 85,000 square feet of commercial use, 40,000 square feet of retail use, and a 50‐room hotel to the existing area. The existing number of units is 285. 4 Based on Mitigated Negative Declaration, (MND 2017-01), April 2017, which assumed a 5,000 net vehicle trip cap. The cap of 5,000 vehicle trips (net) at buildout assumes that an estimated 752 dwelling units (DU) could be constructed under an all residential development scenario and stay within the 5,000-vehicle trip cap or, alternatively, a mix of 75% residential (564 DU) and 25% commercial (30,000 square feet of gross leasable area (GLA)) could also stay within the 5,000-vehicle trip cap. This table assumes the mix scenario. Any additional development above the 5,000-trip cap would require further environmental analysis and is not permitted until that is completed.
5 Specific Plan category represents both residential and commercial development and was calculated taking potential buildout of each specific plan area and then totaling, as below:
 SP 1- SFD=1 Unit
 SP 2- SFD =1 Unit
 SP 3- Assisted Living – 5.80 45du/ac for 261 units
 SP 4- 8 affordable units
 SP 5- 19 acres of retail, hotel, dealership 0.5 FAR assumption for 413,820 sf of commercial. 2.72 of the 19 acres also allows mixed-use, commercial/residential development.
 SP 6- 4.1 acres, 6 du/ac for 24 units
 SP 7- 300 acres residential and commercial:
o Low Density—163.85 ac 6 du/ac = 983 units
o Medium Density—11.40 ac at 15du/ac = 171 units
o Medium-High Density—36.97ac at 20du/ac (assumption) =739 units o High Density—37.34ac at 25du/ac = 933 units
o Commercial—7.18ac 0.5 FAR (assumption) =156,380sf
 SP 8- 7 acres at 10.3 du/ac = 72 units
 SP 9- 10.35 ac at 40.5 du/ac = 419 units
 SP 10- 7.82 ac at 10 du/ac = 78 units
 CCRP- 1,653 residential units and 241,900 sq. ft. of non-residential development o Single-Family Flex (SFF): 34 units
o Mixed-Use (MU): 339 units and 112,000 sq. ft.

61 o Commercial Corridor (CC): 120,000 sq. ft.
o Multifamily Flex (MFF): 754 units
o Mixed-Use Civic Center (MU-CI): 272 units
o Planned Unit Development (PUD-4): 254 units
o Open Space Recreation (OS-R): 9,990 sq. ft.
o

62 63

64 Chapman Corridor Streetscape Master PlanSHEET OFCA 3943 . NV 1097 . AZ 75045 | SBE . DBE24-177.0103-18-202573STOPCHAPMAN AVECPLACENTIA AVE

BAKRAEMER BLVD

ANGELINA DR
BRADFORD AVEKRAEMER PARKSECTION A2: KRAEMER BLVD AND CHAPMANINDEX MAPN.T.S.PERSPECTIVE A1: BEFORE PERSPECTIVE A1: AFTER PLACE HOLDER0'SCALE:0'SCALE:1/8" = 1'-0"4'8'12'32'Streetscape EnhancementKraemer Blvd and Chapman Ave: A65

66 KRAEMER PARK5'BIKELANE11'LANE10'-6"TURN LANE10'-6"LANE5'-6"BIKE4'EXISTINGSIDEWALK4'10'-6"LANE11'LANEROWROW4'EXISTINGSIDEWALK4'TREEWELLPLANTINGPRIVATE HOMESChapman Corridor Streetscape Master PlanSHEET OFCA 3943 . NV 1097 . AZ 75045 | SBE . DBE24-177.0103-18-202575STOPCHAPMAN AVECPLACENTIA AVE

BAKRAEMER BLVD

ANGELINA DR
BRADFORD AVEKRAEMER PARKINDEX MAPN.T.S.SECTION B2: MELROSE AND CHAPMANPERSPECTIVE B1: BEFORE PERSPECTIVE B1: AFTER PLACE HOLDER0'SCALE:0'SCALE:1/8" = 1'-0"4'8'12'32'Streetscape EnhancementMelrose St. and Chapman Ave: B67

68 PRIVATEPROPERTY4'4'4'4'EXSIDEWALK5'BIKELANE11'LANE10'-6"TURN LANE10'-6"LANE11'LANE5'-6"BIKELANEEXSIDEWALKPLANTINGPLANTINGROWROW10'-6"LANEPRIVATEPROPERTYChapman Corridor Streetscape Master PlanSHEET OFCA 3943 . NV 1097 . AZ 75045 | SBE . DBE24-177.0103-18-202577STOPCHAPMAN AVECPLACENTIA AVE

BAKRAEMER BLVD

ANGELINA DR
BRADFORD AVEKRAEMER PARKINDEX MAPN.T.S.SECTION C2: PLACENTIA AND CHAPMANPERSPECTIVE C1: BEFORE PERSPECTIVE C1: AFTER PLACE HOLDER0'SCALE:0'SCALE:1/8" = 1'-0"4'8'12'32'Streetscape EnhancementPlacentia Ave and Chapman Ave: C69

Ordinance No. O-2025-08

Page 1 of 8 ends

ORDINANCE NO. O-2025-08

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 ADDING
CHAPTER 23.113 ENTITLED “CHAPMAN CORRIDOR SPECIFIC
PLAN” TO THE PLACENTIA MUNICIPAL CODE, ADOPTING THE

CHAPMAN CORRIDOR SPECIFIC PLAN WITH DEVELOPMENT

STANDARDS AND AMENDING MUNICIPAL CODE SECTION

23.08.010 TO ESTABLISH THE CHAPMAN CORRIDOR DISTRICT,

AND AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF

PLACENTIA CHANGING THE EXISTING ZONING FOR THE

CHAPMAN CORRIDOR PROJECT AREA FROM EXISTING VARIOUS

ZONING DESIGNATIONS TO CHAPMAN CORRIDOR SPECIFIC PLAN

FOR THE CHAPMAN CORRIDOR PROJECT AREA

City Attorney’s Summary

This Ordinance would result in an amendment to the Placentia Municipal Code adding Chapter 23.113, Chapman Corridor Specific Plan to the Placentia Municipal Code. This action also approves 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 adopting the Chapman Corridor Specific Plan with development standards for the Chapman Corridor project area. The project site encompasses approximately 0.13 square miles (approximately 120 acres and 680 parcels) of a largely developed, one-mile stretch of Chapman Avenue from the 800 West Block of Chapman Avenue to the 400 East Block of Chapman Avenue referred to as the “Chapman Corridor.” Additionally, adopting Chapter 23.113 results in an amendment to the Official Zoning Map of the City of Placentia.

WHEREAS, the City of Placentia wishes to amend the City of Placentia Municipal Code by adding Chapter 23.113, Chapman Corridor Specific Plan to the Placentia Municipal Code. The City of Placentia also wishes to approve 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 adopting the Chapman Corridor Specific Plan with development standards for the Chapman Corridor project area. The project site encompasses approximately 0.13 square miles (approximately 120 acres and 680 parcels) of a largely developed, one-mile stretch of Chapman Avenue from the 800 West Block of Chapman Avenue to the 400 East Block of Chapman Avenue referred to as the “Chapman Corridor.” Additionally, adopting Chapter 23.113 results in an amendment to the Official Zoning Map of the City of Placentia; and

70 Ordinance No. O-2025-08

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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 September 16, 2025, the City Council of the City of Placentia held a duly noticed public hearing, and said public hearing was continued to October 7, 2025, at which times 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 Resolution No. R -2025-48, the City Council found that approval of GPA 2025-01, ZCA 2025-03, SPA 2025-01 is exempt under State California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) in that it can be seen with certainty that there is no possibility that the activity would result in a significant effect on the environment, and the activity is not subject to CEQA. This determination was made in full compliance with the California Environmental Quality Act (“CEQA”), California Public Resources Code §§ 21000, et seq., and the Environmental Guidelines of the City of Placentia.

SECTION 4. The City Council hereby amends the Official Zoning Map of the City of Placentia, maintained in accordance with the provisions of § 23.08.020 of the Placentia 71 Ordinance No. O-2025-08

Page 3 of 8 ends

Municipal Code, as set forth in Exhibit “A” attached hereto and by this reference made a part hereof.

SECTION 5. The City Council further approves an amendment to the City of Placentia Municipal Code by amending Chapter 23.08.010 adding “Chapman Corridor Specific Plan” as a Zoning District as set forth in Exhibit “B”. The City Council hereby amends the City of Placentia Municipal Code by adding Chapter 23.113, “Chapman Corridor Specific Plan”, as set forth in Exhibit “C”, attached hereto and by this reference made a part hereof. The Chapman Corridor Specific Plan includes development and design standards including but not limited to land use limitations, density requirement, setbacks, signage regulations.

SECTION 6. 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 7. Effective Date. This Ordinance shall take effect on the 31st day after adoption.

SECTION 8. 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 7th day of October 2025.

PASSED, APPROVED AND ADOPTED this 21st day of October 2025.

Kevin Kirwin, Mayor
ATTEST:

____________________________
Robert S. McKinnell, City Clerk

72 Ordinance No. O-2025-08

Page 4 of 8 ends

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 7th day of October 2025, and adopted at a regular meeting of the City Council of the City of Placentia, held on the 21st day of October 2025, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

ATTEST:

_______________________________
Robert S. McKinnell, City Clerk

APPROVED AS TO FORM:

________________________________
Christian L. Bettenhausen, City Attorney

EXHIBIT A: Amending Official Zoning Map of the City of Placentia reflecting Chapman Corridor Specific Plan boundaries
EXHIBIT B: Amendment to Chapter 23.08.010, adding Chapman Corridor Specific Plan
EXHIBIT C: New PMC Chapter 23.113, Chapman Corridor Specific Plan 73 Ordinance O-2025-08

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EXHIBIT “A”

APPROVE AN AMENDMENT TO THE CITY OF PLACENTIA MUNICIPAL CODE ZONE CHANGE (ZCA) 2025-03 AND SPECIFIC PLAN AMENDMENT (SPA) 2025-01,

AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF PLACENTIA, MAINTAINED IN ACCORDANCE WITH THE PROVISIONS OF § 23.08.020 OF THE

PLACENTIA MUNICIPAL CODE, FOR THE PROJECT AREA BOUNDARIES AS

REPRESENTED

74 Ordinance No. O-2024-05

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EXHIBIT “B”
AMENDMENT TO PMC CHAPTER 23.08.010, ADDING CHAPMAN CORRIDOR

SPECIFIC PLAN

Chapter 23.08 DISTRICTS ESTABLISHED

23.08.010 Established.

Zoning districts are established as follows:

R-A Residential agricultural district
R-1 Single-family residential district
R-2 Low-medium density multiple-family district
R-G Medium density multiple-family district
R-3 High density multiple-family district
RPC Residential planned community district
T-C Town center district
P-V Combining parkway vista district
C-0 Commercial office district
C-1 Neighborhood commercial district
C-2 Community commercial district
SF-C Santa Fe commercial district
C-M Commercial manufacturing district
M Manufacturing district
PMD Combining planned manufacturing district
MHP Combining mobile home park district
O Combining oil district
O-1 Combining oil district
PUD Planned unit development district
SP-1 Specific Plan 1 district
SP-2 Specific Plan 2 district
SP-3 Specific Plan 3 district
SP-4 Specific Plan 4 district
SP-5 Specific Plan 5 district
75 Ordinance No. O-2024-05

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SP-6 Specific Plan 6 district
SP-7 Specific Plan 7 district
SP-8
TOD
OT
CCSP
Specific Plan 8 district
TOD Packing House District
Old Town Placentia
Chapman Corridor Specific Plan

76 Ordinance No. O-2024-05

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EXHIBIT “C”
ZONE CHANGE (ZCA) 2025-03 AND SPECIFIC PLAN AMENDMENT (SPA) 2025-01, ADOPTING THE “CHAPMAN CORRIDOR REVITALIZATION PLAN” WHICH SHALL

BE CODIFIED AND ADDED INTO THE PLACENTIA MUNICIPAL CODE AS CHAPTER

23.113, KNOWN AS THE “CHAPMAN CORRIDOR SPECIFIC PLAN” AS SET FORTH IN EXHIBIT “C” ESTABLISHING LAND USE REGULATIONS AND DEVELOPMENT

STANDARDS FOR PROPERTIES WITHIN THE PROJECT AREA BOUNDARIES 77 CHAPMAN CORRIDOR

REVITALIZATION PLAN
Revised Hearing Draft: October 2025
PREPARED BY:City of Placentia
401 E. Chapman Avenue
Placentia, CA 92870
78 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 ............................................................................................. 3-7

3.5 Land Use Table ............................................................................................................................. 3-8 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 .............................................................................................. 5-8

5.9 Landscaping .................................................................................................................................. 5-8

5.10 Circulation and Access .................................................................................................................. 5-8

5.11 Materials and Finishes .................................................................................................................. 5-9

5.12 Windows, Doors, Balconies, and Walls ...................................................................................... 5-10

5.13 Architectural Lighting ................................................................................................................. 5-10

5.14 Public Art .................................................................................................................................... 5-11 79 Table of Contents

Chapman Corridor Revitalization Plan ii

5.15 Outdoor Dining ........................................................................................................................... 5-11 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

80 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 5-1: Prominent Corners ............................................................................................................................... 5-5 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 6-4a: Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map .............................................................................................................................. 6-4 Figure 6-4b: Existing Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive .............................................................................................. 6-4 Figure 6-4c: Proposed Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive .............................................................................................. 6-4 Figure 6-5a: Chapman Avenue East of Bradford Avenue Key Map ........................................................................ 6-5 Figure 6-5b: Existing Street Section, Chapman Avenue East of Bradford Avenue ................................................. 6-5 Figure 6-5c: Proposed Street Section, Chapman Avenue East of Bradford Avenue .............................................. 6-5 Figure 6-6a: Chapman Avenue East of Bradford Avenue Key Map ........................................................................ 6-6 Figure 6-6b: Existing Street Section, Chapman Avenue East of Bradford Avenue ................................................. 6-6 Figure 6-7: Storm Drain Facilities ........................................................................................................................... 6-8 Figure 6-8: FEMA Flood Zones ................................................................................................................................ 6-9 Figure 6-9: Golden State Water Company Facilities, Water System .................................................................... 6-10 Figure 6-10: Sanitary Sewer Facilities ................................................................................................................... 6-14 81 Table of Contents

Chapman Corridor Revitalization Plan iv

Tables
Table 3.1: Proposed Buildout Statistical Summary ................................................................................................ 3-4 Table 3.2: Land Use and Permit Requirements ...................................................................................................... 3-8 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 ...................................................................................................... 4-9 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 6.1: Net Increase in Water Demand (Gallons Per Day)............................................................................... 6-11 Table 6.2: Net Increase in Sewer Demand (Gallons per Day) ............................................................................... 6-12 Table 7.1: Review Authority ................................................................................................................................... 7-4 Table 7.2: Phasing ................................................................................................................................................... 7-5

Appendix
Appendix A: Economic Study
82 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.

83 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.
84 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.

85 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.

86 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

87 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

88 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.
89 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. 90 1 Introduction

Chapman Corridor Revitalization Plan 1-9

1.5.5 Transit Oriented Development Packing House District and Streetscape Master Plan
Transit Oriented Development (TOD) Packing House District and Expansion Project (TOD II) 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.

Figure 1-9: Transit Oriented Packing House District Project Area

Future Metrolink
91 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.
92 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

93 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. 94 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.

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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 6.46.1 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 4.75.0 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, Kosmont, 2024. See Appendix A.

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

1. Building square feet includes a hotel, estimated to have approximately 120 rooms.

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

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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. Building height shall be calculated using average level of the highest and lowest portion of the lot as described in Chapter 4, Development Standards.
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 of Development Services.

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 five stories high, and parking is in the first two stories. The City of Placentia has identified this project as a catalyst site. 97 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, and 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

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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. 99 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
100

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.
101

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 Includes thrift and second
hand stores.

General Retail: 5,000 sf
to 20,000 sf UP NP P NP UP UP Includes thrift and second hand stores.
102

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 Includes thrift and second
hand stores.

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.
103

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 NP NP NP NP NP NP
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.
104

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
Requires HCED
recommendation (see
Chapter 7)
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
105

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.

106

Chapman Corridor Revitalizatfon Plan 4-1
4 DEVELOPMENT STANDARDS

4.1 Introduction
This chapter establishes land use and design requirements for the Chapman Corridor Revitalizatfon Plan (CCRP) area. These regulatfons 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 conjunctfon with Chapter 5, Design Guidelines, when reviewing and processing development applicatfons for propertfes in the CCRP area.

The following standards are organized by land use category and then broken down further by designatfon and subarea as follows:
• Residentfal: Single Family Flex, Multf Family Flex
• Non-residentfal: Commercial Corridor
• Mixed-Use: Mixed-Use, Mixed-Use Civic Center
Definitfons, 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 regulatfons except where noted. Where the Specific Plan is silent, the Placentfa Municipal Code shall apply. The standards of the CCRP shall not apply to development for which approvals were granted prior to the adoptfon of these regulatfons and for which entftlements are stfll valid and for development that has current, valid building permits. Consistent with the City’s Zoning Code “Building Height”, means the vertfcal distance from the average level of the highest and lowest point of that portfon of the lot covered by the building to the highest point of the building exclusive of chimneys, ventflators and other projectfons and exceptfons to building height as permitted in the PMC.

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

Height Setbacks Stepbacks
107

4 Development Standards
Chapman Corridor Revitalizatfon Plan 34-2

4.2 Residential Development Standards

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

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

Gateway Core (GC). Propertfes 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/ 1-2 stories.

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 Additfons, Accessory Structures and Enclosed Patfos: 10 feet min from rear property line.
c) Patfo Covers: 5 feet min from rear property line, as measured from the overhang of the patfo 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 sectfon 4.6.
d) All projectfons must maintain a minimum of 8 feet vertfcal 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 sectfon 4.6.
c) NOTE: Requires approval of an encroachment permit.
108

4 Development Standards
Chapman Corridor Revitalizatfon Plan 34-3
Table 4.1: Single-Family Flex Development Standards
Subareas GW GC
Lighting All lightfng, 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 frontfng
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
residentfal propertfes, additfons
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
conjunctfon with café or
restaurant use only.
b) Alcoholic beverages may be served
in an outdoor eatfng area of an
eatfng establishment provided the
business operatfng the outdoor
eatfng 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 residentfal zone, unless
otherwise approved by the City.
f) See Chapter 5 Sectfon 5.15
Outdoor Dining of this Plan for
design related standards.

Not Allowed.
109

4 Development Standards
Chapman Corridor Revitalizatfon 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 Multf-Family Flex
The Multf-Family Flex designatfon occurs in three subareas.

Gateway Core (GC). Propertfes in the Gateway Neighborhood subarea are adjacent to Old Town and single- family neighborhoods where additfonal standards provide a transitfon between buildings that vary in size and height, preserving privacy for all residents. Lot consolidatfon within this subarea is encouraged to provide multf- 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). Propertfes in the Gateway Neighborhood subarea are existfng condo and apartment communitfes that are already built out and not expected to change. These areas are adjacent to single-family neighborhoods, and if propertfes within this subarea were to redevelop, additfonal standards reinforce a transitfon 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.

110

4 Development Standards
Chapman Corridor Revitalizatfon 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. / 1-3 stories.
30 feet max / 1-2 stories if adjacent
to Single-Family homes; however,
35-foot maximum height shall be
permitted when 2 feet of additfonal
setback is provided for every foot of
additfonal height.
40 feet max.
1-3 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) Initfal Constructfon: 20 feet minimum from rear property line. b) Room Additfons, Accessory Structures, and Enclosed Patfos: Minimum setback shall be 10 feet from rear property line.
c) Patfo Covers: Minimum setback shall be 5 feet from the rear property line, as measured from the overhang of the patfo cover.

Interior lot line.
d) Buildings containing living units and accessory structures not specified in subdivision (b) of this subsectfon: 15 feet.
e) Garages and carports: zero setback may be approved if:
i. The zero setback does not abut single family residentfal propertfes 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 Sectfon 4.5.

All projectfons must maintain a minimum of 8 feet vertfcal 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 – Advertfsing Structures, 23.90 of the PMC. 111

4 Development Standards
Chapman Corridor Revitalizatfon 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
multfple 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 satfsfy 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 directfon
ii. Common areas: 20 feet in any directfon
Types of Common Open
Space Permitted
A minimum of one shared outdoor recreatfonal 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. *The greater of the stated maximum building height or number of stories shall apply.

112

4 Development Standards
Chapman Corridor Revitalizatfon Plan 34-7

4.3 Non -r esidential Development Standards

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

Propertfes in this designatfon 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. / 1-3 stories
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 residentfal: 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 residentfal 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 Sectfon 4.5.

All projectfons must maintain a minimum of 8 feet vertfcal 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 Sectfon 4.5.
c) Fences, only allowed in conjunctfon with a restaurant use.

NOTE: Requires approval of an encroachment permit.

Frontage Requirements
A sectfon 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 113

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

Building Orientation Buildings shall be oriented to Chapman Avenue. Pedestrian connectfons 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 eatfng area and light poles, signposts, utflity poles, and similar sidewalk obstructfons.
b) Alcoholic beverages may be served in an outdoor eatfng area of an eatfng establishment provided the business operatfng the outdoor eatfng 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 Sectfon 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 designatfons occur in three subareas described below. The mixed- use designatfons implement the City’s General Plan Mixed-Use designatfon and allow for vertfcal and horizontal mixed-use. The standards in Table 4.4 shall apply for the identffied subareas.

Gateway West (GW). Mixed-use propertfes in the Gateway West subarea adjacent to the Commercial Corridor designatfon. Mixed-use optfons in this area include hotel and retail and/or residentfal land uses. The propertfes are ready for redevelopment with many underutflized parcels in this subarea.

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

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

114

4 Development Standards
Chapman Corridor Revitalizatfon Plan 34-9
Table 4.4: Mixed-Use Development Standards
Land Use Designation Mixed-Use Mixed-Use Civic Center
Subareas GW GC GE GE
Density/ Intensity Max
Residentfal (du/ac)
Non-residentfal (Floor
Area Ratfo FAR)
DU/AC: 45
FAR: 1.0
DU/AC: 35
FAR: 0.5
DU/AC: 35 FAR: 0.5
The catalyst site shall be a minimum
of one acre and shall contain no less
than 65 dwelling units per acre.

DU/AC: 45
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 residentfal district or a public right-of-way. The required yard shall be a minimum of 15 feet adjacent to a residentfal district and 10 feet adjacent to a public right-of-way. All of the required yard area shall be landscaped and maintained as a conditfon 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 Sectfon 4.5.
d) All projectfons must maintain a minimum of 8 feet vertfcal 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 Sectfon 4.5 below.
c. Outdoor Dining.
d. Fences, only allowed in conjunctfon with a restaurant use.

NOTE: Require approval of an encroachment permit.
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Table 4.4: Mixed-Use Development Standards
Land Use Designation Mixed-Use Mixed-Use Civic Center
Subareas GW GC GE GE
Building Height*
a. 3 to 1-4 stories—55 to 65 feet max. or as determined by the— depends on adjacency parameters below:.
i. 30 feet max. If adjacent to SFF or R-1, 30 feet max. or 35-foot maximum height / up to 3 stories shall be permitted when 2 feet of additfonal setback is provided for every foot of additfonal height. ii. Hotel Use (only in GW): No portfon of a hotel building shall exceed 40 feet / up to 3 stories in height within 50 feet of any residentfal building.

Catalyst Site: 5 stories/ 60 65 feet max.

The catalyst site may exceed maximum allowed building height by one floor, see Chapter 3, Section 3.3 Opportunity Sites.
40 feet max./ 1-3
stories
Rear building with
stepback; 30 feet max /
2 stories 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.

Frontage
Requirements
A sectfon 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, Sectfon 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 multfple 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 satfsfy this requirement.

Pedestrian connectfons 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 directfon.
ii. Common areas: 20 feet in any directfon.

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

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

The common open space areas may be composed of actfve or passive facilitfes 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 utflity areas. All residentfal common areas shall be improved as either actfve or passive facilitfes, with landscape or hardscape elements designed to serve the residents of the project.
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Table 4.4: Mixed-Use Development Standards
Land Use Designation Mixed-Use Mixed-Use Civic Center
Subareas GW GC GE GE
Types of Common Open
Space Permitted
A minimum of one shared outdoor recreatfonal facility shall be required per project.

Outdoor Dining
a) All outdoor dining areas shall maintain a minimum sidewalk clearance of 4 feet between any outdoor eatfng area and light poles, signposts, utflity poles, and similar sidewalk obstructfons.
b) Alcoholic beverages may be served in an outdoor eatfng area of an eatfng establishment provided the business operatfng the outdoor eatfng 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 Sectfon 5.15 Outdoor Dining of this Plan for design related standards.

NOTE:
*The greater of the stated maximum building height or number of stories shall apply.

4.5 Sign Regulations

4.5.1 Purpose and Intent
The sign regulatfons 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 distractfons and obstructfons.
2) Promote the aesthetfc and environmental values of the community by providing for signs that do not impair the attractfveness of the City as a place to live, work, and shop. 3) Provide for signs as an effectfve channel of communicatfon while ensuring that signs are aesthetfcally proportfoned in relatfon 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.
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4.5.2 Applicability
1) These sign regulatfons apply to all signs in the CCRP area except: directfonal/instructfonal signs and real estate signs shall instead comply with the requirements of the City’s Zoning Code (PMC 23.90); and specialty City identfficatfon/ gateway signage.
2) The provisions of this sectfon do not regulate the message content of a sign (sign copy) regardless of whether the message content is commercial or noncommercial. 3) Sign installatfon 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) Definitfons of the specialized terms and phrases used in this sectfon 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 tfme and temperature displays (which are not considered signs).
3) Exposed cabinet/raceways behind channel letters.
4) Internally illuminated cabinet (can) signs.
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 Creatfve Sign (See Sectfon 4.5.9 Creatfve Sign Permit, of this Plan) .
13) Permanent signs that advertfse contfnuous sales, special prices, or include phone numbers. 14) Temporary signs, including:
a. Balloons and other inflatable devices.
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b. Flags, except official natfonal, state, or local government, instftutfonal, or corporate flags properly displayed.
c. Pennants and streamers, except in conjunctfon with an athletfc 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 Locatfon 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 projectfng 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 operatfon 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 projectfng 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 informatfon, identffy public property, post legal notfces, or direct or regulate pedestrian or vehicular traffic. iii. Bus stop signs installed by a public transit company. iv. Informatfonal signs of a public utflity regarding its lines, pipes, poles, or other facilitfes . v. Emergency warning signs erected by a governmental agency, a public utflity 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 sectfon shall be forfeited to the public and be subject to confiscatfon. 4) Sign Design. The following design criteria shall be used in reviewing the design of individual signs.

Substantfal 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. Contrastfng colors may be utflized if the overall effect of the sign is stfll compatfble with building colors.
6) Design and Constructfon.
a. Except where otherwise permitted elsewhere in this sectfon, 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. 119

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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 constructfon or a related trade, including sign manufacturing and installatfon, or others capable of producing professional results. The intent is to ensure public safety, achieve signs of careful constructfon, neat and readable copy, and durability to reduce maintenance costs and prevent dilapidatfon.

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7) Materials and Structure.
a. Sign materials (including framing and supports) shall be representatfve 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 reflectfve 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 proportfonal to the sign panel they are supportfng.
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 additfonal 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 effectfvely 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 attractfveness 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 advertfse contfnuous sales, special prices, or include phone numbers are prohibited.
c. Informatfon 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 identfty 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 residentfal uses.
e. Freestanding signs should contain the street address of the parcel or the range of addresses for a multf-tenant center.

4.5.5 Sign Lightfng
Sign lightfng shall be designed to minimize light and glare on surrounding rights-of-way and propertfes. 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 lightfng shall not blink, flash, flutter, or change light intensity, brightness, or color. 3) Colored lights shall not be used at a locatfon 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.
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5) For energy conservatfon, light sources shall be hard-wired fluorescent or compact fluorescent lamps, or other lightfng technology that is of equal or greater energy efficiency. Incandescent lamps are prohibited.

4.5.6 Sign Maintenance
1) Each sign and supportfng hardware, including temporary signs and awning signs, shall be maintained in good repair and functfoning properly at all tfmes. Any damage to a sign or its illuminatfon, including the failure of illuminatfon, 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 existfng 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 satfsfactfon of the Director of dDevelopment Sservices director or designee. When an existfng 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 sectfon and comply with the requirements in Tables 4.5 through 4.7, except as permitted by the approval of a creatfve 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.

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Table 4.6: Sign Standards by Use: Non-residential Use/ Mixed-Use Allowed Sign Placement Standards Maximum Number and Sign Area Awning Shall be entfrely 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
contfnuous street frontage.
36 square feet.

Projectfng 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.

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

Mountfng multf-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 tfme, up to 3 tfmes
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.

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

Included in sign permit applicatfon approval
process.

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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 existfng commercial, office, or residentfal 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 thoughtiully into the design of the structures, creatfng a unified architectural statement. The master sign program provides a means for defining common sign regulatfons for multf- tenant projects to encourage maximum incentfve and latftude in the design and display of multfple signs, and to achieve, not circumvent, the intent of this chapter. 1) Application Requirements and Revisions to Master Sign Programs. A sign permit applicatfon for a master sign program shall include all informatfon and materials required by the development services department and the filing fee set by the City’s fee resolutfon. Revisions to a master sign program may be approved by the dDirector of Ddevelopment Sservices or designee with a standard sign permit if the intent of the original approval is not affected. Revisions that would substantfally 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 identffy, 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, locatfon, 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 applicatfon must include identfficatfon of size, height, and locatfon of all signs.

4.5.9 Creatfve Sign Permit
1) Definition of Creative Sign Permit. Applicants may apply for a creatfve sign permit for signs that are not listed or that exceed the provisions of this chapter. The creatfve 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 124

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Chapman Corridor Revitalizatfon Plan 34-19
Tables 4.5 through 4.7 of this chapter. An applicant may request approval of a creatfve 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 creatfve sign within a master sign program may be approved by the Director of Development Services or designee with a standard sign permit if the intent of the original approval is not affected. Revisions that would substantfally 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 thoughtiulness, branding, imaginatfon, inventfveness, and spirit; and to provide a process for the applicatfon of sign regulatfons in ways that will allow creatfvely designed signs that make a positfve visual contributfon to the overall image of the city and Chapman Corridor, while mitfgatfng the impacts of large or unusually designed signs.
4) Application and Procedure Requirements. A sign permit applicatfon for a creatfve sign shall include all informatfon and materials required by the department, and the filing fee set by the City’s resolutfon fee. A sign permit applicatfon for a creatfve 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. Notfficatfon for a sign permit for a creatfve sign shall be given in the same manner specified by the zoning ordinance for director-approved development permits.
5) Design Criteria. In approving an applicatfon for a creatfve sign, the review authority shall ensure that a proposed sign meets the following design criteria:
a. Constftutes a substantfal aesthetfc improvement to the site and has a positfve visual impact on the surrounding area.
b. Is of unique design and exhibits a high degree of thoughtiulness, imaginatfon, inventfveness, and spirit.
c. Provides strong graphic character through the imaginatfve use of graphics, color, texture, quality materials, scale, and proportfon.
6) Contextual Criteria. The sign shall contain at least one of the following elements:
a. Classic historic design style.
b. Creatfve image reflectfng current or historic character of the city. c. Symbols or imagery relatfng to the citrus packing industry. d. Inventfve representatfon of the use, name, or logo of the structure or business. 7) Architectural Criteria. The sign shall:
a. Utflize or enhance the architectural elements of the building. b. Be placed in a logical locatfon in relatfon to the overall compositfon of the building’s façade and not cover any key architectural features and details of the façade. 125

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8) Neighborhood Impacts. The sign shall be located and designed not to cause light and glare impacts on neighboring residentfal uses.

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 tfme of original installatfon 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 discontfnued for 60 days or more, subject to the amortfzatfon clause in Sectfon 4.5.6.
e. Re-established after damage or destructfon to 50 percent or more of the value of the sign or its components, as determined by the building official and subject to the amortfzatfon clause below. 2) Maintenance and Changes. Sign copy and face changes, nonstructural modificatfons, and nonstructural maintenance (e.g., paintfng, rust removal) are allowed without a sign permit up to a maximum of 25 percent of the existfng total area of the sign. Face changes not including copy, and any nonstructural modificatfons exceeding 25 percent of the existfng total area of the sign, and any structural changes shall comply with all applicable standards of this chapter.

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

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

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

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

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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.
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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. 129

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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. 130

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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.
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. 131

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7) Exception(s): Prominent corner requirements shall not apply to projects with assembled parcels under

0.5 acre in size.

Figure 5-1: Prominent Corners

5.7 Frontages

A building frontage is the portion of the building facing the primary street. Frontages are often categorized into various types to address specific design elements. The arrangement and design are important considerations because it is the interface for how a building engages the public realm. The following building frontage types have been selected for the Chapman Corridor area:

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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.

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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 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.

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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. 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. 135

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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 shall 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.
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.
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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.

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.

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.
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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 so that light does 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.

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. 138

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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)

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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. There are no known planed changes to the transit routes serving the Corridor at this time.

Figure 6-2: Existing Transit Network

Existing Bus Stop

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 Example Bus Shelter
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can provide shade and enhance the pedestrian experience and comfort along the corridor. High-visibility crosswalks would also improve safety at all pedestrian crossings. The Chapman Corridor Streetscape Master Plan (Appendix B) identifies enhancements to the landscaping, street trees and other public realm improvements that will improve the pedestrian experience along Chapman Avenue. Implementation of that Plan is also discussed in Chapter 7, Administration and Implementation.

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 class II 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 and also provided in the Chapman Corridor Streetscape Master Plan.

Figure 6-3: Existing and Proposed Bicycle Facilities

6.2 Street Sections
To guide implementation of this mobility plan, the following section provides existing and proposed street sections for various segments of Chapman Avenue in the plan area. All proposed street sections fit within the existing right-of-way.

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 as shown on Figures 6-4b and 6-4c.

Existing Class III Bike Route
Existing Class II Bike Lane
Proposed Class II Bike Lane
Proposed Class II Bike Lane with
Buffer
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Figure 6-4a: Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive Key Map

Figure 6-4b: Existing Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive

Figure 6-4c: Proposed Street Section, Chapman Avenue: Placentia Avenue to Walnut Avenue, Bradford Avenue to Angelina Drive

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 bike lanes, on street parking is removed on the south side of Chapman. Figures 6-5b and 6-5c show the existing and proposed improvements for this stretch of the corridor. 142

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Figure 6-5a: Chapman Avenue East of Bradford Avenue Key Map

Figure 6-5b: Existing Street Section, Chapman Avenue East of Bradford Avenue

Figure 6-5c: Proposed Street Section, Chapman Avenue East of Bradford Avenue

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.

Figures 6-6b and 6-6c provide existing and proposed lane configuration for this segment of Chapman Avenue. 143

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Figure 6-6a: Chapman Avenue East of Bradford Avenue Key Map

Figure 6-6b: Existing Street Section, Chapman Avenue East of Bradford Avenue

Figure 6-6c: Proposed Street Section, Chapman Avenue East of Bradford Avenue

6.3 Infrastructure
The plan area oriented around Chapman Ave is supported by three primary infrastructure systems including storm drain (drainage and flood control), the water system (domestic) and the sewer (sanitary) system. The following sections describe each of these systems and their ability to serve the proposed land use changes identified in Chapter 3, Land Use.
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6.3.1 Storm Drain System
The plan area spans two of the City’s six watersheds as defined in the 2023 Storm Drain Master Plan. Chapman Avenue to the west of Angelina Drive denotes Watershed A, while Chapman Avenue to the east of Angelina Drive designates Watershed B in the 2023 Storm Drain Master Plan Update. Drainage patterns within the City of Placentia flow from northeast to southwest, following the general topography. Storm drain pipes within from the plan area range from 12” to 72” reinforced concrete pipe (RCP).

The largest stormwater collection pipe is a 72” RCP that flows north to south along Kraemer Blvd. in the Gateway East subarea (within Watershed B). This conveyance begins approximately 1 mile north of the Gateway East subarea. Further downstream near Placentia City Hall, the 72” RCP marks the border between the Gateway Neighborhood and Gateway East subareas. Flows confluence downstream into a larger 78” RCP just outside the plan area on Kraemer Blvd and Crowther Avenue prior to emptying into Carbon Creek Channel, an OCFCD- owned regional facility.

The next largest storm drain pipe is a 54” RCP that flows east to west along Chapman Avenue within the Gateway West subarea. This storm drain pipe directs flows within Watershed A in a westerly direction and terminates at the intersection of the boundary between Placentia and the City of Fullerton.

Within the Gateway Core subarea, a 30” RCP directs flows from the neighborhoods north of the subarea prior to emptying as surface flow into the northeast corner of Kraemer Memorial Park. As stated in the “City of Placentia Master Plan of Drainage Update (November 2023),” the park is designed to flood during storm events. Excess surface runoff within the park flows into a 42” RCP in the southwest corner of the park and continues south beyond the plan area.

In Gateway East, a 51” RCP receives flows from neighborhoods to the east of the subarea, directing flows west.

Flows confluence downstream in the 72” RCP north-south storm drain pipe on Kraemer Blvd. All storm drains within the plan area discharge to larger regional drainage facilities. Specifically, storm water runoff collected in the storm drain pipes described above within the SP area ultimately drain into the Carbon Canyon channel.

The 2023 Storm Drain Master Plan Update, completed by Michael Baker in 2023, inventories existing stormwater convenances, catalogs storm drain pipes under current conditions and future build-out, identifies deficiencies, and provides a list of improvements and priorities for future planning.

The 2023 Storm Drain Master Plan Update identifies 3 areas of localized flooding within or near the plan area.

The intersection of Walnut Avenue at Center Street is located one block south of the plan area and experiences flooding due to an insufficient number of inlets in the area. The recommended improvements included installation of four additional inlets in the vicinity, along with 111 feet of new 24” RCP storm drain. Based on correspondence with the City of Placentia, these improvements have been completed.

The second localized flooding area occurs at the intersection of Sunset Drive and Placentia Avenue, at the westerly boundary of the plan area, just north of Chapman Avenue. This intersection experiences flooding during rain events, as the stormwater along Placentia Avenue is conveyed southerly toward the Sunset Drive intersection. Although there is a cross-gutter which is intended to direct the drainage to continue southerly in Placentia Avenue, the amount of water overwhelms the gutter, and the drainage is conveyed easterly in Sunset Drive, resulting in shallow flooding in the Sunset Drive/Chapman Avenue intersection. The recommended improvements include three catch basins (inlets) in Placentia Avenue at the Sunset Drive intersection, along with 145

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130 lineal feet of 30” RCP in Placentia Avenue from Sunset Drive to Chapman Avenue. These improvements are planned in FY 27/28 based on the 2024-2025 CIP.

The third area identified with localized flooding is Kraemer Park. There are no major storm drain improvements recommended for this area, as the park was intended to function as a detention/retention system during rain events. However, there are drainage improvements scheduled for the overall system to operate more efficiently and these are programmed for FY 27/28.

Figure 6-7 shows the storm drain system and highlights the three localized flooding areas.

Figure 6-7: Storm Drain Facilities

The Gateway West portion of the plan area resides within a FEMA Flood Zone designated as “Shaded X”. This indicated a moderate flood hazard area, typically located between the 100-year (1% annual chance) and 500- year (0.2% annual chance) flood levels. It is not considered high risk and does not require mandatory flood insurance. The remaining areas of the plan area do not fall within any FEMA flood zone. Figure 6-8 shows the FEMA flood zones associated with the plan area.
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Figure 6-8: FEMA Flood Zones

The plan area is currently built out and supported by an existing storm drain. Based on the recommendations of the SDMPU, as well as the capital improvements budgeted for in the CIP, the storm drain system is being adequately managed and is sufficient to support the proposed land uses. As redevelopment occurs within the SP area, the existing storm drain system will be evaluated at the project-specific level to ensure any changes in runoff peak flows are adequately mitigated for on a project-by-project basis. In addition, the 2023 SDMPU identifies the recommended drainage improvements for the region and the City will continue to prioritize and implement these improvements through the CIP process. Therefore, there are no impacts anticipated with the full build and redevelopment of the proposed plan area land uses.

6.3.2 Water System
Golden State Water Company (GSWC) owns and operates the existing water system in the plan area and provides domestic and fire suppression water to the City’s residents and businesses. There are no recycled water systems within the plan area or the GSWC service area. There is an existing 12”-diameter water pipeline in Chapman Avenue that serves as the primary backbone for the plan area, with connections to water systems along the intersections within the plan area. Figure 6-9 shows the water system associated with the plan area. 147

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Figure 6-9: Golden State Water Company Facilities, Water System

Water sources identified in the Urban Water Management Plan (UWMP) for the Placentia Service Area that service the plan area include local groundwater pumped from the Central Plain of Orange County Groundwater Basin as well as purchased supplies from the Municipal Water District of Orange County, a Metropolitan Water District (MWD) member agency.1 GSWC maintains its own comprehensive program for evaluating integrity, conveyance capacity, water pressure, etc. for proper water delivery. GSWC also has a comprehensive capital improvements program based on fees collected from its users.

Table 6.1 below summarizes the projected increase in net water demand based on the proposed land uses within the plan area. Using water demand factors for multi-family residential from the 2020 UWMP and commercial land use sewer demands from the Sewer Master Plan (multiplied by 20% to account for water usage), the projected net increase in water demand within the SP area is demonstrated below.

1 UWMP Placentia-Yorba Linda
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Table 6.1: Net Increase in Water Demand (Gallons Per Day) Proposed Residential
Net Increase of
Units
Water Demand Factor*
(GPD/DU) Water Demand (GPD) Water Demand (AFY)
614 165 101,310 113
* Per GSWC 2020 UWMP, Water Demand calculated using 55 gpcd x 3 persons per dwelling unit = 165 gpd/du
Proposed Commercial
Proposed
Commercial (SF)
Water Demand Factor**
(GPD/AC) Water Demand (GPD) Water Demand (AFY)
-35,900 1,500 -1,236 -1.4
** Water Demand calculated per City of Placentia Sewer Master Plan (2018), and applying a 20% increase to account for consumption and landscape irrigation.

Net Increase (GPD) 100,074
Net Increase (AFY) 112
Implementation of full build out of the proposed land uses within the Chapman plan area will have the potential for water demands to increase in the range of 100,074 gpd or 112 AFY over existing conditions. The projected increase in water demands falls within the overall increase in projected water demand and water supply identified in the 2020 UWMP out to 2045. In addition, the 2025 UWMP are required to be certified by June 30, 2026. It is recommended the 2025 UWMP incorporate the most current general plan land uses and maximum build out conditions for developing projected water demands and water supply out to 2050.

Implementation of projects consistent with the proposed land uses may require the construction of new water infrastructure where existing water lines are not sufficient to accommodate the increased demands. These determinations will be made on a project-by-project basis and include site specific fire flow tests and hydraulic pressure analyses. The proposed improvements may include upsizing water lines on-site and off-site and additions of boosters in low pressure areas. In those conditions, where hydraulic issues or capacity impacts are identified, as new development comes in for the Chapman Corridor plan area each project will be responsible for paying for the impacts through their connection fees.

6.3.3 Sewer System
The City of Placentia owns and maintains its sewer system within the City. The sewer system in the plan area typically gravity drains from northeast to southwest including several tributary systems along the Chapman corridor. Sewer system sizes range from 6” to 12” within the plan area and ultimately discharge into larger lines (15”) further south in N Placentia Ave. There are no Orange County Sanitation District trunk lines in the plan area and the closest line exists in State College Blvd to the west of the plan area.

The City of Placentia’s 2018 Sanitary Sewer Master Plan and Condition Assessment (SMP), prepared by Dudek, was utilized to perform the evaluation of the City’s sanitary sewer system and included the plan area. The SMP identifies capacity deficiencies, along with recommended sewer rehabilitation projects. The recommended improvements are incorporated into capital improvement projects (CIPs), based on the priorities provided in the SMP.
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The Sewer Master Plan identified capacity deficiencies under existing dry and wet weather flow conditions (Section 3.8.1, 2018 Sewer Master Plan). While the City of Placentia does not maintain wastewater design criteria, those from neighboring wastewater service providers were utilized. Within the plan area, there are areas exhibiting a moderate to high potential for upsizing during Existing Peak Dry Demands under the existing condition. Upsize potential was determined by ratio of depth of flow to the diameter of the pipe. Moderate potential is classified as a ratio of 0.5-0.75, while a high potential is classified with a ratio greater than 0.9. The highest potential need for upsizing for existing peak dry demands was found in the southwestern portion of the plan area, specifically along Placentia Avenue south of Chapman Avenue. For Existing Peak Wet Demands for the existing system infrastructure, the greatest potential for upsizing was found along a northeast to southwest corridor north of Chapman Avenue, along Chapman Avenue, and south of Chapman Avenue within the plan area.

Table 6.2 below summarizes the anticipated net increase in sewer demand associated with the full buildout of the proposed land uses.

Table 6.2: Net Increase in Sewer Demand (Gallons per Day) Proposed Residential
Net Increase of Units Sewer Demand Factor*
(GPD/DU) Sewer Demand (GPD)
614 120 +73,680
* Generation Factors Per City of Placentia Sewer Master Plan (2018) based on 120 GPD/DU Proposed Commercial
Proposed Commercial (SF) Sewer Demand Factor**
(GPD/AC) Sewer Demand (GPD)
-35,900 1,250 -1,030
* Generation Factors Per City of Placentia Sewer Master Plan (2018) Net Increase (GPD) 72,650
Implementation of full build out of the proposed land uses within the Chapman plan area will have the potential for sewer flow generation to increase in the range of 0.073 MGD (72,650 gpd) over existing conditions.

The SMP designates proposed CIPs into areas (A1-A7), and rehabilitation projects (B1 – B3), based on capacity and condition of sewer pipeline. The sanitary sewer pipelines associated with the SP areas are described below.

Gateway West (CIP A3) Expected in FY 28/29:

This area includes a 10” sanitary sewer pipeline (SS) at Placentia Avenue within the Gateway West portion of the plan area including a sewer siphon at OCFCD’s Placentia Storm Channel and State Route (SR) 57. The SMP identifies upsizing of pipes in this area. The “A3 Sewer Capacity Project - 2018 Sewer Master Plan” plans to upsize this line with pipe sizes ranging from 12” to 15,” covering a total of 3,277 linear feet. These improvements within the subarea are found Melody Lane, Chapman Avenue, and Placentia Avenue.

Gateway Core (CIP A2) Expected in FY 27/28 with A1 constructed:

The Gateway Core area sewer system include the 8” line on Murray Street sewer, marking the western border of the Gateway Core. This line discharges in a southerly direction as an 8” pipe within the subarea into a 12” pipe 150

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past Santa Fe Avenue, located outside the subarea. This sewer line continues southerly and westerly at the AT& SF Railroad, becoming a 15” at Placentia Avenue.

A 10” sewer line exists within an easement between Walnut Avenue and Melrose Street. This line receives flows from an 8” line on Walnut Avenue west of Kraemer Park as well a 6” line within Kraemer Park.

An additional sewer line includes a 6” line in the alley between Melrose Street and Main Street in the southern portion of the subarea as well. Another 6” line is present along the eastern border of the subarea that discharges into an 8” line in Chapman Avenue.

The “A2 Sewer Capacity Project - 2018 Sewer Master Plan” plans to upsize this line with pipe sizes ranging from 12” to 24,” covering a total of 11,755 linear feet. These improvements begin outside the subarea on Bradford Avenue and within the subarea along Walnut Avenue.

Gateway Neighborhood (CIP A5) Expected in FY 30/31:

The Gateway Neighborhood subarea includes two primary sewer systems. There is an 8” sewer in E. Chapman Avenue, that discharges at the westerly boundary of this area, and connects with the 8” sewer in Gateway Core.

The other sewer facility is an 8” line that discharges from the southerly boundary of the subarea, and goes under the RR and Crowther Avenue, and continues southerly within an easement to Partridge Street. The “A5 Sewer Capacity Project - 2018 Sewer Master Plan” plans to upsize this line with pipe sizes ranging from 12” to 15,” covering a total of 6,873 linear feet. These improvements begin along the southern border of the subarea on Molokai Street and continue downstream outside the subarea.

Gateway East (No CIP recommendations):

This area has one discharge location, at the southerly boundary. The sewer exits the plan area as a 12” diameter line in Kramer Boulevard at the railroad, and continues southerly to the OCSD outfall at the City boundary, as a 21” diameter sewer south of Orangethorpe Avenue. There is a siphon just before the OCSD outfall to accommodate the OCFCD Carbon Creek Flood Control Channel. There are no proposed recommendations for this area based on the 2018 Sewer Master Plan.

In addition to the sewer capacity recommendations, a number of sewer reaches within or downstream of the SP area have been designated for CIP rehabilitation projects, denoted as B1 and B3 in the 2018 SMP. Portions of these recommended repairs are scheduled for this year (FY 24/25), while other sewer repairs are expected to be performed during FY 26/27.

Figure 6-10 shows the sewer system and highlights the future sewer CIP projects related to the plan area. 151

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Figure 6-10: Sanitary Sewer Facilities

Based on detailed evaluation of the sewer system and the proposed recommendations to improve the system now and in the future through the CIP process, the sewer system is being well managed and maintained. With the maximum increase in sewer flows at approximately 0.073 MGD, the sewer system has adequate capacity to accommodate the projected flows over time with the proposed improvements. 152

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—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:
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• 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.
• The Development Services Director may reference the PMC when making a determination for similar uses and applicable development standards.

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.

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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.

Changes or amendments to Appendices are not considered Amendments to the Specific Plan.

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. 155

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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 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 (HCED) [or similar
review committee]
• Development Plan Review
• Tentative Tract Map(s) Recommendation/Tentative Parcel Map(s) Recommendation
• Appeal of Development Services Director action
• Variance
• Conditional Use Permits
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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

7.3 Implementation
The CCRP area is expected to undergo shifts in 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 the plan is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), also known as the “common sense” or “general rule” exemption. This exemption applies to activities where it can be seen with certainty that there is no possibility the activity may have 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” (CEQA Guidelines § 15061(b)(3)).”

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 Table 7.2, 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 157

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Table 7.2: Phasing
Corridor Plan Revitalization
Action Items Time Frame Primary Responsibility Potential Funding Sources Redevelopment of Vacant
and Underutilized Lots
Short (1–5 years) Developer Private Funding
Chapman Avenue
Streetscape Improvement
Plan
Concurrent with this Plan 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
*Timing of and funding for infrastructure related improvements (water, sewer, and storm drain ) are described in Chapter 6, Mobility and Infrastructure.

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 158

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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 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.
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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 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. 160

CHAPMAN CORRIDOR

REVITALIZATION PLAN
Appendix A: Economic Study
City of Placentia
401 E. Chapman Avenue
Placentia, CA 92870
161

Kosmont Companies
Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1070 Physical Address: 2301 Rosecrans Ave, Ste. 4140 Manhattan Beach, CA 90266 www.kosmont.com El Segundo, CA 90245

MEMORANDUM

Date: September 8, 2025

To: Joseph Lambert, Director of Development Services, City of Placentia

From: Ken K. Hira, President, Kosmont Companies
Thomas Jirovsky, Sr. Advisor Kosmont Compnaies

Re: Chapman Corridor Revitalization - Target Buildout Analysis ________________________________________________________________________________________________________

Kosmont is pleased to present this summary analysis memorandum identifying the process used to develop the target buildout of the 88 acres within the Chapman Corridor Revitalization Plan (“Plan”) prepared by PlaceWorks.

PlaceWorks has been working with City to develop a land use plan/rezoning for the 1-mile Chapman Corridor extending from Placentia Ave. to the Civic Center located north of Old Town and the Metrolink station TOD. The Plan was designed to encourage a variety ofmulti-family and mixed-use commercial and affordable housing on vacant and underutilized parcels along Chapman Avenue.

The existing Plan area contains approximately 1,029 residential units and 277,000 square feet of commercial and civic uses.

Source: PlaceWorks
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September 5, 2025

Kosmont Companies 2 | Page
(424) 297-1070
www.kosmont.com

The existing uses include Placentia Plaza, anchored by very successful Northgate Market, several older low density shopping centers, office parcels, City Hall, Kraemer Park, existing single family homes and several large apartment and condominium projects.

The proposed plan divides the area into four planning subareas: Gateway West (GW), Gateway Core (GC), Gateway Neighborhood (GN) and Gateway East (GE) as shown on the Land Use map. The proposed land use designations within the Plan area include Single Family Flex (SFF), Commercial Corridor (CC). and Mixed-Use (MU) within Gateway West. Multi-Family Flex and Mixed-Use are in the other three subareas. Open Space Recreation (OS-R) is in Gateway Neighborhood, while Mixed-Use Civic Center (MU-CC) and Planned Unit Development (PUD-4) are located in Gateway East.
• SFF allows continued R-1 use, but with adaptive reuse for commercial businesses • CC allows commercial uses with up to 1.0 Floor Area Ratio (FAR) • MU allows a mix of types including hotel, retail and multi-family with densities ranging from 35-45 du/acre and FAR between 0.35 and 1.0
• MFF allows multi-family development from 30-45 units per acre with lot consolidation of smaller parcels required in some subareas
• MU-CC allows a mix of uses of commercial up to 0.35 FAR and residential 45 du/acres • PUD-4 is an existing housing development (15 /acre) that will not have a change in zoning

ANALYSIS SUMMARY

To guide the planning effort, the City has requested an Analysis of the likely redevelopment expected over the next 15-30 years based on a high-level market feasibility assessment of each significant parcel. It is important to note that the Plan area is fully developed with one vacant parcel at the corner of N.Walnut Avenue and Chapman Ave., other long-term opportunities could be developed on City owned property and/or underutilized parcels. It is also important to note that real estate is a cyclical business with peaks and valleys and today real estate development has many challenges including high construction costs, high interest rates and difficulty obtaining loans. These factors will likely delay any new development for several years.

Once market conditions improve there will still be challenges to redevelopment. In order to determine the likelihood in the near future that the property owners would redevelop properties with significant improvements, Kosmont had to examine existing value of the residential and commercial uses and compare to the likely residual land value for redevelopment under the proposed density outlined in the Plan.

In order for new development to be feasible, the owner must be able to achieve a development profit substantially in excess of the value in its current use. This typically occurs where there are major vacancies and/or blighted buildings. Redevelopment does not occur when you have strong occupancy and market rents. Of course, over a long planning period of 30 years or more, conditions change and it is valuable for City to have new zoning in place which could provide higher value development opportunities.

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September 5, 2025

Kosmont Companies 3 | Page
(424) 297-1070
www.kosmont.com

Kosmont examined uses in each of the planning areas as well as the proposed density/intensity within each of the zoning subareas to estimate what redevelopment could occur over a 15-30 year timeframe. Table 1 below summarizes the existing uses by planning area, the maximum development that proposed rezoning allows and shows Kosmont’s expected case residential and commercial redevelopment within each area of Chapman Corridor.

Table 1

Source: PlacWworks, Kosmont Companies
Acreage excludes right-of-way.

It is important to note that in many areas, the proposed maximum development provides both 100% residential or 100% commercial limits, but actual development will typically be one or the other depending on market conditions at the time.

As shown above, Kosmont expects up to 600 more residential units to be built, while substantial commercial office will be demolished due to high vacancies and other commercial would likely be renovated.

Placentia Chapman Corridor
Change in Land Use
GW GC GN GE Total
Acres 14.4 11.7 34.9 27.4 88
Total Units
Existing 32 59 667 281 1,039 Proposed Max 123 369 1,055 1,018 2,565 Expected 30 164 667 792 1,653 Total SF
Existing 98,100 45,500 - 134,200 277,800 Proposed Max 409,000 133,700 9,900 256,300 808,900 Expected 180,000 40,000 9,900 12,000 241,900 164

Placentia City CouncilOctober 7, 2025

Placentia City Council
October 7, 2025