Expansion of Placentia's Packing House District

The proposed Packing House District Transit-Oriented Development (TOD) Expansion Project will expand the Original TOD Area to encompass an additional 14.5 acres of land (TOD Expansion Area) along Crowther Avenue to allow for the development of up to 1,378 new residential units within 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 proposed project under CEQA.

Purpose

On March 15, 2022, the City of Placentia adopted and updated Housing Element to ensure that the City’s policies and programs can accommodate the estimated housing growth needs identified in the Southern California Association of Governments’ (SCAG) Regional Housing Needs Assessment (RHNA) allocation for the 2021–2029 planning period. Per the RHNA, the City is allocated 4,398 dwelling units to accommodate the estimated growth needed at various income levels.

As required by State Housing law, including Assembly Bill (AB) 1397, the updated 2021–2029 Housing Element sought to identify land in the City with the ability to accommodate this estimated growth through available sites and appropriate zoning. The analysis of potential sites, attached as Appendix B to the City’s 2021–2029 Housing Element Update, led to the determination that there was a shortfall in potential housing capacity compared to the identified need across income categories.

Chapter 4 of the 2021–2029 Housing Element Update contains the City’s Housing Plan, which “describes Placentia’s goals, policies, programs, and objectives for the 2021–2029 Planning Period related to the preservation, improvement and development of housing in the City”. In order to address the shortfall of lower-income sites as identified in the Housing Element’s Appendix B, Goal HE-1.8 of the City’s Housing Plan states that the City shall identify and rezone at least 14 acres of land with allowable densities of at least 30 units/acre to accommodate this shortfall of lower-income sites.

According to Appendix B of the 2021–2029 Housing Element Update, one of the most significant opportunities for additional housing development is within the vicinity of the City’s proposed Metrolink Station site. As such, the 2021–2029 Housing Element Update identified the expansion of the Original TOD Area as a potential strategy for providing new housing opportunities, creating additional capacity for up to 1,378 multi-family units. The TOD Expansion Area encompasses approximately 14.5 acres. The potential capacity for this TOD Expansion Area assumes an allowable density of 95 units/acre and an average yield of 82 units/acre based on recently approved projects in the Original TOD Area.

The proposed project aims to implement this strategy by expanding the City’s Original TOD Area to include several properties adjacent to the Original TOD Area that were identified as potential housing sites. These areas (hereinafter referred to as the TOD Expansion Area) consist of approximately 11.5 acres located south of West Crowther Avenue and west of South Melrose Street and approximately 3 acres along Cameron Street south of West Crowther Avenue. The TOD Expansion Area is currently zoned for Manufacturing and Combining Planned Manufacturing District uses and designated for Industrial uses in the City’s General Plan.

The proposed project is intended to facilitate the development of up to 1,378 new residential units within the TOD Expansion Area by rezoning the land to allow residential uses at densities of up to 95 units per acre, consistent with the existing Development Standards that apply to the Original TOD Area. The proposed project also includes the adoption of a streetscape plan within the Crowther Avenue right-of-way between Placentia Avenue and State Route 57 (SR-57), which would serve as a gateway into the City’s Packing House District.

The TOD Expansion Area is currently zoned for Manufacturing uses and designated for Industrial uses in the City’s General Plan. Therefore, a General Plan Amendment would be required to update to the City’s existing General Plan Land Use Element to expand the TOD land use designation to include the proposed TOD Expansion Area (City Case No. GPA 2023-01: Expansion of TOD Land Use Designation). The proposed project also includes the adoption of a streetscape plan within the Crowther Avenue right-of-way between Placentia Avenue and State Route (SR) 57, which would serve as a gateway into the City’s Packing House District. The City is currently preparing a Supplemental IS/MND, which would provide details for any potential environmental impacts that could occur as the result of this TOD zone expansion based on the original environmental analysis that was conducted in 2017 from the establishment of the original TOD zone area (City Case No. EA 2023-01: TOD Zone/LU Expansion CEQA Document). A copy of the environmental analysis and all associated technical studies can be found by clicking the following link https://www.placentia.org/776/Environmental-Documents.

A Transforming Opportunity Comes to Placentia's Packing House District

Sign Board Picture_thumb_thumb_thumb_thumb.jpgThe City of Placentia has been given a unique opportunity with the new state-of-the-art Metrolink Station (Station) and 246-space parking structure within the Old Town Placentia area. The proposed Station can help transform the Packing House District (near Melrose Street and Crowther Avenue) into an active, vibrant destination. Transit-oriented development, or TOD, is a type of community development that includes a mixture of housing, office, retail, and/or other amenities integrated into a walkable neighborhood and located within a half-mile of a public transportation stop. To help this transformation, the City Council adopted an amendment to the Zoning Code with 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 existing retail and restaurant businesses while growing the City's local economy.

Economic Benefits

The TOD District is expected to generate public and private investments of up to $495 million in the District and the City. Upon full completion, the surrounding TOD area is estimated to generate approximately $1,550,000 in General Fund revenue for the City. Additionally, the TOD District area would assist with reconstructing streets and street improvements. In total, construction of the TOD District is estimated to generate approximately 3,272 jobs, which will aid in improving Placentia's local economy.

TOD Presentation

View the presentation made at the November 30, 2016 Community Meeting (PDF) (it may take a few extra seconds to load due to the size of the document).

TOD Schedule

Below is the schedule of the TOD Zoning Text Amendment, General Plan Amendment, and supporting documentation.

DateMeetingResults
March 14, 2017Planning CommissionApproved Unanimously
April 4, 2017City Council Meeting - 1st ReadingApproved Unanimously
April 18, 2017City Council Meeting - 2nd ReadingApproved Unanimously


TOD Development Standards

The adopted Ordinance Number 2017-04 and TOD Development standards can be viewed at:

O-2017-04 (PDF) 

Development Standards (PDF) 

Streetscape Master Plan (PDF)

CEQA Documents

TOD Project Boundary