Chapman CorridorRevitalization Plan
City Council
10/7/2025
Agenda
•Provide an overview of the Chapman Corridor
Revitalization Plan and Process.
•Take action on Planning Commission's recommendation
to adopt the CCRP Specific Plan, Streetscape Master Plan, and related General Plan amendment.
2 Updates based on public and Planning Commission input •Land Use Changes: Staff & PC recommended changing Suzy’s Freeze property from Multi-Family Flex to Mixed Use •PC recommended requiring a Use Permit potential hospitality use in the Gateway Mixed Use (not permitted anywhere else in Plan) •PC recommended remedy to omission/error regarding pawn shops and secondhand stores. Pawn shops were listed as "N" instead of "NP" (Not Permitted). Pawn shops now designated "NP" (Not Permitted) and Secondhand stores were not listed in the draft plan, but are now treated equally to other retail uses consistent with State law. •Development Standards: Added additional height limitations for new development adjacent to R-1 and SFF zones, added height calculation parameters/ definition, and added clarity to heights in all zones providing both maximum feet and range of stories [Chapter 4]
Updates to the Hearing Draft since Sept. 16
•Land Use Changes: Changed Suzy’s Freeze property from Multi-Family Flex to Mixed Use [Chapter 3]
•Permitted Use Changes: Require a Use Permit and HCED review prior to Public Hearing for potential hospitality use in the Gateway Mixed Use (not permitted at all anywhere else in Plan) [Chapter 3] •Development Standards: Added additional height limitations for new development adjacent to R-1 and SFF zones, added height calculation parameters/ definition, and added clarity to heights in all zones providing both maximum feet and range of stories [Chapter 4]
Height
Max
Height
# of
Stories Zones
Chapman
Corridor Plan
30'1-2 R-1 SFF
35'*1-3 R-2, R-3, R-G, C-1,
C-2, C-O, PUD-4 MFF GC, CC
40'1-3 Old Town MFF GN & GE
55'1-4 Old Town MU & MU-CI
65'1-5 Old Town
MU Catalyst site
only
>65’1-5+TOD & Old Town
*Height decreased by 5' when adjacent to R- A or R-1
R-1
R-3
R-3
R-3R-3
C-1
R-2
C-O
Old Town
TOD
R-3
R-1
R-1
Zoning Standards Comparison
Staff recommends that the City Council take the following actions:
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-202508, 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. 7 Backup Slides
8 Height Comparison
La Floresta (Brea) with Single Family (2 stories)
across the street from Multiple Family (4 stories)
same neighborhood
Height Comparison
La Floresta (Brea) with Single Family (2 stories) on
the right from Multiple Family (4-5 stories)
Height Comparison
La Floresta (Brea) with Commercial (2 stories) on
the right and Multiple Family (5 stories) on the left
More Backup Slides
12 Proposed Plan: Corridor Districts
13 Proposed Plan: Land Use
14 15
16 17
18 Project Overview
•Kicked off in 2022 to explore options for entitlement and incentives for revitalization along the corridor.
Existing Conditions
/ Opportunities
and Constraints
Mobility
Analysis
Stakeholder,
Property Owner,
and Community
Outreach
Identify and
Prioritize Options
Land Use Compatibility and Site Testing
Develop the Plan
Additional Studies/
CEQA
Plan Adoption
Outreach Recap
•In-person public workshop
•On-line survey
•City Council Study Sessions (3)
•Planning Commission Study Session
•Planning Commission Public Hearings (2)
•Summer Concerts
•Oldtown Placentia Meetings
•C.A. Weekly Articles
•City Website Spotlight
•Social Media Posts
•Staff attendance at community meetings
•Facilitated stakeholder meetings at City Hall
What is a Specific Plan?
A land use tool that establishes the following for a specific area of the city. Pursuant to State law the Plan must
provide:
•A land use plan, designations and permitted uses.
•Development standards and design direction.
•A conceptual circulation plan.
•A conceptual infrastructure plan.
•Phasing and financing for implementation.
21 Chapman Corridor Revitalization Plan
7 Chapters:
1.Introduction and Existing Conditions
2.Vision and Guiding Principles
3.Land Use
4.Development Standards
5.Design Standards and Guidelines
6.Mobility and Infrastructure
7.Administration and Implementation
22 Existing Conditions: Land Use
23 Vision
The Chapman Corridor is a prominent gateway into the city, Old Town, and the Packing House District.
The street is a vibrant area where the community comes for civic activities at Kraemer Park, the library, and City Hall. Pride of ownership shows throughout the corridor where property owners have upgraded and maintained their shop fronts, homes, and community entries. New mixed-use developments have increased the city’s housing stock and provided cafes and other businesses for residents and visitors.
Chapman Avenue itself provides an efficient way to connect to the freeway, Old Town, and the Metrolink Station by driving, taking transit, cycling, or walking. A hotel along the corridor provides an additional lodging option for visitors to Placentia and nearby Cal State Fullerton. Residents who used to drive straight through the area now make a point to stop at their favorite local spot on their way to or from their next destination. This revitalized area anchors the western boundary of the City, signaling to all that they have entered Placentia—“a pleasant place.” 24 Guiding Principles
•Create subareas to tailor land use standards.
•Create new flexible land use districts allowing for new housing units and mixed-use development. •Preserve the function of Chapman Avenue but add safe multimodal options. •Revitalize frontage along Kraemer Park and continue to support civic uses along the corridor. •Link to Old Town District and Packing House District (TOD) areas of town. •Allow for new and expanded retail and commercial opportunities. •Streetscape beautification along Chapman Avenue.
25 Proposed Plan: Land Use Designations
Designation Description Example of Permitted Uses
Single Family
Flex (SFF)
Allows existing SF to continue
Allows adaptive reuse of structures for flexibility of
commercial (i.e. offices in older homes as found in Orange and Fullerton.
Existing single-family residential, home
occupation, retail less than 5,000 sf, Office (must
occupy existing building), Public Park, Playground
or Plaza
Multi Family Flex
(MFF)
Would allow for multi-family development between 30 and 45 dwelling units per acre depending on the sub area.
Multi-family Residential
Commercial
Corridor (CC)
Allows current commercial uses to continue to operate.
This designation preserves commercial uses but increases intensity to incentivize further redevelopment.
General Retail, Grocery Stores, neighborhood
market, Restaurants, Cafes, Offices, Public Park,
Playground or Plaza
Mixed-Use* (MU)Flexible designation that allows for housing and commercial/retail uses. Accommodates future catalyst
Site (Angelina Development).Would also allow for a hotel in the Gateway West sub area.
Multi-family Residential, General Retail less than
5,000 SF, Neighborhood Market, Restaurants,
Cafes, Offices, Public Park, Playground or Plaza
Civic Center
Mixed-Use*
Provides flexibility in uses and standards for future use of the Civic Center. Allow for height 3-4 stories, 5 if certain conditions are met.
City Hall and related uses, Multi-family Residential,
General Retail, Neighborhood Market,
Restaurants, Cafes, Offices, Public Park,
Playground or Plaza
*All Mixed-Use would allow for housing but would not require ground floor commercial, configurations could be vertical or horizontal.
26 Single Family Flex
Existing Single Family Existing Single Family
Home Business Conversion Example Home Business Conversion Example 27 Multi-Family Flex
Potential Multi-Family Residential Examples
28 Commercial Corridor
Potential Commercial / Retail Example
Existing Commercial
29 Potential Restaurant Commercial / Retail Example
Mixed-Use Catalytic Project
Angelina Development – Kraemer Land Company
30 xed-Use
*All Mixed-Use allows for housing but would not require ground floor commercial, configurations could be vertical or horizontal.
Mixed-Use Examples Multi-Family ResidentialPotential Hotel
vic Center Mixed Use
La Habra Civic Center – Land Swap
Norwalk Entertain Center – D l L d Eff t
Laguna Niguel “City Center”
nd Use: Proposed Buildout
Designation Acres
Max
Density
(DU/AC)
Max
FAR
Existing
Residenti
al Units
Existing Sq
Ft
Target
Residential
Units
Target Non-
residential Sq Ft Change
amily Flex (SFF)5.7 6 0.35 36 --34 --(2) units
Use (MU) & Mixed-
c Center (MU-CI)1 21.7 35–45 0.35-
1.0 16 187,000 611 112,000 595 units/
(75,000) sq ft
ercial Corridor (CC)7.3 --1.0 --88,500 --120,000 31,500 mily Flex (MFF)36.6 30–45 --733 --754 --21
pace Recreation 11.4 --0.02 ------9,900 9,900
d Unit Development 17.1 15 --254 254 --254
20.5 --------------
Total 120.4 ----1,039 277,800 1,653 241,900 614 units/
(35,900) sq ft
es a hotel.
velopment and Design ndards
ndards for new development consider
jacency to single family neighborhoods.
gulations include building heights, setbacks,
en space, and building form standards.
e intended to promote quality design,
nsistent with the overall vision, while providing
evel of flexibility to encourage creative
sign.
Design Guidelines
Design guidelines include additional guidance for building massing and scale and appropriate buildings frontages,
materials and finishes.
ade
Gallery Shopfront
Forecort
obility and Streetscape Improvements
improvements made within sting right-of-way.
provements ensure safety for all
ers, pedestrians, cyclists, and
hicles.
ng-term changes to Chapman
enue will help to increase
onomic activity and beautify the
rridor.
ycle improvements include a
dicated lane with vehicular lanes
justed without on-street parking to
commodate state law.
Chapman Ave. at Kraemer Blvd.
Chapman Ave. Near Kraemer Park
Chapman Ave. at Placentia Ave.
Streetscape: Trees
nfrastructure
Water
•Implementation of projects may require the construction of new water infrastructure where existing water lines are not sufficient to accommodate the increased demands- new development will be responsible for improvements and impact fees.
Sewer
•City’s Sewer Master Plan already identified improvements between 2027-2031 for this area.
Storm Drain
•City’s Storm Drain Master Plan already identifies areas for improvement expected between 2027-2028.
City Planning Efforts
Old Town Placentia
Revitalization Plan
(2017)
Packing House TOD
(2017)
Packing Housing TOD
Expansion (2024)
Update to SP-5
(underway)