Westminster City Council
SUBJECT
Title
Public Hearing to Consider Case No. 2023-0670 (Vesting Tentative Tract Map, Development Review, and Affordable Housing Density Bonus) to Construct 89 Residential Condominium Units at 530 Westminster Mall within the Westminster Mall Specific Plan.
End
publichearing
• Staff Report
• Comments or Presentation from Applicant (If Applicable)
• Comments from Appellant (If Applicable)
• Mayor and City Council Questions for Staff
• Public Comments
• Mayor and Council Member Discussion
• Council Action
End
From: Sheri VanderDussen, Interim Community Development Director
Requested by: Administration
Prepared by: Stephanie Tomaino, Contract Principal Planner
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RECOMMENDED ACTION
Recommendation
Adopt a Resolution entitled, “A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF WESTMINSTER, CALIFORNIA, APPROVING CASE NO. 2023-0670, INCLUDING A VESTING TENTATIVE TRACT MAP, DEVELOPMENT REVIEW, AND AFFORDABLE HOUSING DENSITY BONUS WITH ASSOCIATED CONCESSIONS, WAIVERS, AND/OR REDUCTIONS OF DEVELOPMENT STANDARDS, TO ALLOW THE CONSTRUCTION OF 89 RESIDENTIAL CONDOMINIUM UNITS, INCLUDING NINE (9) UNITS DEED-RESTRICTED FOR LOW-INCOME HOUSEHOLDS, ON AN APPROXIMATELY 3.62-ACRE SITE LOCATED AT 530 WESTMINSTER MALL, WESTMINSTER, CA 92683 (APN 195-373-15), WITHIN THE WESTMINSTER MALL SPECIFIC PLAN.”
end
BACKGROUND
Adopted in 2022 after extensive public and stakeholder engagement, the Westminster Mall Specific Plan (WMSP) outlines a vision to redevelop the 100-acre mall site into a dynamic mixed-use district featuring residential, retail, commercial, office, and entertainment uses, with open space and recreational amenities serving the greater community. The Specific Plan emphasizes flexibility, allowing for innovative projects that can adapt to the evolving market and community needs.
Project Site and Existing Conditions
The 3.62-acre project site currently contains a commercial building formerly occupied by retail businesses, including Babies-R-Us. The property sits at the southeast corner of Edwards Street and Royal Oak Drive/Westminster Mall Drive and is surrounded primarily by retail uses and surface parking areas. The WMSP identifies this site for residential redevelopment as it is intended to serve as a residential buffer between the existing single-family neighborhoods in Huntington Beach and the future mixed-use development within the mall site.
PROJECT DESCRIPTION
Residential Development Overview
The applicant proposes building 89 for-sale, three-story townhomes with attached two-car garages. Units will average approximately 1,533 square feet, featuring a mix of two-bedroom and three-bedroom layouts. The development includes nine units reserved as affordable housing for low-income households earning no more than 80% of the Area Median Income, which ranges from $88,400 for a one-person household to $126,250 for a four-person household (2024 HCD Income Limits). This allocation of affordable units (approximately 10%) qualifies the project for use of State-mandated density bonus incentives.
Community Amenities and Design Features
The project design includes community-focused amenities and pedestrian connectivity. Common areas include:
• A private neighborhood park with recreational amenities such as seating, shade structures, barbecues, and bicycle parking; and
• A central landscaped pedestrian paseo to enhance walkability and connectivity throughout the development; and
• A small public plaza at Edwards Street and Royal Oak Drive featuring seating and public art installations.
Architecturally, the townhomes are designed with contemporary aesthetics, street-facing entrances, varied colors and materials, and enhanced landscaping. Following feedback from the Planning Commission, the applicant improved the design of street-facing facades to ensure the project aligns closely with the WMSP’s standards for high-quality, pedestrian-oriented development.
PROJECT ANALYSIS
Compliance with Housing Regulations
The project fully complies with key State housing laws, including the Housing Accountability Act (HAA), Housing Crisis Act (SB 330), and California Density Bonus Law. These laws significantly limit the city’s discretion to deny or reduce the density of housing projects that meet established affordability and objective development and design standards. Given the project’s affordable housing component, the applicant is entitled to incentives and waivers of certain development and design standards.
Requested Incentives and Waivers
Utilizing the density bonus provisions, the applicant requests minor deviations from certain development and design standards within the WMSP, including reductions in setbacks, building heights, ceiling heights, and open space dimensions. Staff reviewed these requests and determined them reasonable, noting they primarily address physical site constraints and do not substantially alter the project’s overall consistency with the WMSP vision.
Traffic Impact
A traffic analysis completed for the project determined that the proposed residential development would generate fewer vehicle trips compared to the existing commercial use and the previously analyzed land uses for this portion of the mall site. Traffic levels would remain within the thresholds identified in city-approved environmental studies, and no new roadway improvements or additional access points on Edwards Street would be required.
Parking
Under Density Bonus Law, the proposed development is only required to provide 1.5 spaces per unit, equaling 134 total parking spaces for residents and guests. The proposed parking supply exceeds State-mandated minimums, providing a total of 192 parking spaces (approximately 2.2 spaces per unit). This allocation comfortably meets residential and guest parking needs, alleviating concerns regarding potential impacts to nearby streets or neighborhoods.
Consistency with the WMSP
The proposed townhome development aligns closely with the overall objectives and vision articulated in the WMSP. Specifically, it advances the city’s goal of diversifying housing types, providing homeownership opportunities for various income levels, and creating pedestrian-oriented neighborhoods. The inclusion of affordable housing further supports the city’s commitment to meeting local and regional housing needs.
The requested modifications to development standards have been carefully considered, and the project continues to reflect high-quality design, appropriate scale, and compatibility with planned future developments in the mall area.
Implementation and Coordination
As the first redevelopment project within the WMSP area, the proposed townhome development sets an important precedent and momentum for future phases. Conditions of approval recommended by staff ensure coordination among property owners, shared infrastructure planning, and contributions towards achieving the broader goals of the overall mall redevelopment. These conditions are critical to maintaining a unified approach and ensuring long-term integration of new developments within the WMSP framework.
PLANNING COMMISSION REVIEW
The Planning Commission conducted a duly noticed public hearing on April 16, 2025, to review the proposed project. During the hearing, the Commission considered written and oral comments, as well as facts and evidence presented by the applicant, City staff, and other interested parties. Following deliberation, the Planning Commission unanimously adopted a resolution (5-0 vote) recommending that the City Council approve the project. The Commission did not recommend any changes to the project's design, site layout, or proposed conditions of approval. The attached City Council resolution (Attachment 1) reflects the Planning Commission’s recommendation, and the complete Planning Commission staff reports, and corresponding attachments are provided in Attachment 2.
FISCAL IMPACT
Adoption of the attached resolution itself does not have a direct fiscal impact on the City. However, the construction and subsequent occupancy of the proposed townhome development would provide several fiscal benefits. These include the generation of development fees, which fund public services, infrastructure improvements, and community amenities required under the WMSP. Additionally, the project will increase tax revenue through higher assessed property values and potentially contribute to economic activity through increased consumer spending by future residents, thus providing ongoing economic benefits to the community.
LEGAL REVIEW
The City Attorney’s Office has reviewed as to form.
CONCLUSION
The proposed project involves redeveloping vacant commercial property at the Westminster Mall into a new residential community consisting of 89 attached townhomes. The project includes nine affordable units dedicated to low-income households, meeting State requirements and qualifying the project for density bonus benefits. Designed consistently with the WMSP, the proposal represents a significant step toward transforming the mall area into a vibrant, mixed-use district. Staff and the Planning Commission recommend the City Council approve the project, subject to conditions of approval ensuring consistency and coordination with the long-term mall redevelopment.
ATTACHMENTS
1. City Council Resolution
Exhibit “A”: Density Bonus Incentive and Waivers
Exhibit “B”: Westminster Mall Specific Plan EIR Mitigation Measures
2. April 16, 2025: Planning Commission Staff Report & Attachments
Attachment A: Planning Commission Resolution No. 25-009
Attachment B: Draft Resolution Recommending Denial of the Project
Attachment C: Applicant’s Project Description
Attachment D: Westminster Mall Specific Plan Excerpt
(Full copy available on the City’s website: Westminster Mall Specific Plan <https://www.westminster-ca.gov/home/showpublisheddocument/5829/638100904105270000>)
Attachment E: Traffic Analysis
Attachment F: Project Plans (Part A)
Attachment G: Project Plans (Part B)
Attachment H: Updated Renderings with Enhanced Elevations
3. Project Plans (Part A and Part B)
REVIEWED BY
Erin Backs, Finance Director
City Attorney’s Office
Christine Cordon, City Manager