Westminster City Council
SUBJECT
Title
Public Hearing - Case No. 2026-0010 - A Citywide Zoning and General Plan Update Consisting of a General Plan Text Amendment, General Plan Land Use Map Amendment, Zoning Text Amendment, Zoning Map Amendment, and Adoption of an Addendum to the General Plan Final Environmental Impact Report.
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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
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From: Steven Mendoza, Interim Community Development Director
Requested by: Administration
Prepared by: Stephanie Tomaino, Contract Principal Planner
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RECOMMENDED ACTION
Recommendation
The Planning Commission recommends that the Mayor and City Council take the following actions:
A.) Consider and adopt a Resolution entitled, “A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF WESTMINSTER, CALIFORNIA, APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE WESTMINSTER GENERAL PLAN, INCLUDING AN UPDATE TO THE LAND USE MAP FOR THE CITY OF WESTMINSTER, CALIFORINA PURSUANT TO AN ADDENDUM TO THE CITY OF WESTMINSTER GENERAL PLAN FINAL ENVIRONMENTAL IMPACT REPORT”; and
B.) Consider and introduce for first reading an Ordinance entitled, “AN ORDINANCE OF THE MAYOR AND CITY COUNCIL OF THE CITY OF WESTMINSTER, CALIFORNIA, APPROVING A ZONING TEXT AMENDMENT (CASE NO. 2026-0010) AMENDING CHAPTER 17 OF THE WESTMINSTER MUNICIPAL CODE BY REPEALING AND READOPTING CHAPTER 17.260 RELATING TO MIXED USES AND ADDING RELATED DEFINITIONS, REVISING VARIOUS SECTIONS OF TITLE 17 TO ELIMINATE REFERENCES TO OUTDATED OVERLAY REFERENCES, AMENDING THE HOUSING OVERLAY ZONE TO BE CONSISTENT WITH STATE LAW, MAKING CHANGES TO BRING THE MAKE THE ZONING CODE CONSISTENT WITH THE GENERAL PLAN, AND REVISING THE REGULATIONS RELATING TO DRIVE THROUGH FACILITIES AND AMENDING THE ZONING MAP OF THE CITY OF WESTMINSTER, CALIFORINA, PURSUANT TO AN ADDENDUM TO THE CITY OF WESTMINSTER GENERAL PLAN FINAL ENVIRONMENTAL IMPACT REPORT (WESTMINSTER MUNICIPAL CODE CHAPTER 17.260, SECTIONS 17.10.005, 17.200.010, 17.240.030, 17.250, 010, 17.250.015, 17.250, 020, 17.250.035, 17.300.010, 17.400,050, AND 17.700.010)”, read by title only and waive further reading.
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BACKGROUND
In 2022, the City Council adopted a Three-Year Strategic Plan that included goals related to financial stability, economic development, and future planning efforts in key areas of the City. In 2023, the City received approximately $300,000 in Local Early Action Planning (LEAP) grant funding to support housing-related planning work.
On January 24, 2024, the City Council approved an agreement with Economic & Planning Systems, along with John Kaliski Architects and De Novo Planning Group, to prepare an economic analysis of the City’s Mixed-Use districts. That study evaluated redevelopment feasibility, market conditions, and development standards affecting reinvestment opportunities.
On September 11, 2024, the City Council received the Mixed-Use Economic Analysis and directed staff to prepare amendments to implement the study’s recommendations. Those recommendations included expanding mixed-use boundaries where appropriate, increasing residential density in certain areas, modifying development standards, and initiating environmental review.
After that meeting, concerns were raised that mobile home communities might be included in the mixed-use upzoning effort. On October 14, 2024, the City Council clarified that the prior action did not authorize rezoning or displacement of mobile home communities. Staff then refined the proposed amendments to ensure that existing mobile home parks would be preserved for residential use and not subject to unintended density increases.
The proposed amendments now before the City Council reflect both the economic study recommendations and the Council’s later clarification regarding preservation of mobile home communities. Overall, this project originated from prior City Council direction related to economic development, revitalization, and housing feasibility.
PROJECT DESCRIPTION
The Citywide Zoning and General Plan Update is a City-initiated legislative action that updates the General Plan, Zoning Code, and City maps. The project does not approve any specific development proposal. Instead, it updates the City’s land use and zoning framework to guide how future redevelopment may occur in appropriate areas.
At a high level, the project includes four components:
1) Amendments to the General Plan Land Use Element
2) Amendments to the General Plan Land Use Map
3) Amendments to Title 17 of the Westminster Municipal Code (Zoning Code)
4) Amendments to the Zoning Map
For ease of explanation, properties affected by the project generally fall into four categories:
• Category A - Existing Mixed-Use Areas: These properties remain in mixed-use areas, but allowable residential density would increase to support additional housing.
• Category B - Expanded Mixed-Use Areas: These properties, which are currently designated for commercial, industrial, or limited residential uses, would be added to the mixed-use areas. This would allow residential development in targeted corridor locations.
• Category C - Existing Mobile Home Parks: These properties would be redesignated and rezoned for residential use only. This change is intended to preserve existing mobile home communities and ensure they are not included in the mixed-use density increases.
• Category D - Specific Plan Areas: These properties are already governed by adopted Specific Plans. The proposed changes are primarily map clarifications to ensure consistency between the General Plan and Zoning Map. No changes are proposed to the underlying Specific Plans.
General Plan Amendments
The General Plan amendments update the Land Use Element text and Land Use Map to reflect the revised mixed-use zoning, targeted increases in residential density, and preservation of existing mobile home communities.
The proposed amendments also update land use buildout assumptions to reflect increased residential capacity in mixed-use areas and corresponding reductions in nonresidential square footage. In addition, outdated language suggesting long-term transition of mobile home communities is removed and replaced with text reflecting the City’s current policy direction to preserve those communities for residential use.
Zoning Code and Zoning Map Amendments
The Zoning Code amendments are the primary regulatory tool for implementing the General Plan changes. The most significant zoning amendment is the repeal and replacement of the existing MU-36 and MU-40 zoning districts with a single consolidated Mixed-Use (MU) zoning district.
The new MU district would:
• Increase allowable residential density in mixed-use areas based on site size;
• Establish a minimum residential density on mixed-use properties;
• Update development standards for improved flexibility;
• Encourage integration of commercial space within mixed-use projects; and
• Add a public art requirement for qualifying mixed-use development.
The proposed Code amendments also update the Housing Overlay provisions to maintain consistency with the Housing Element and State law, clarify definitions, revise drive-through regulations, and make various clean-up changes throughout the Zoning Code.
The proposed map amendments correspond to the four property categories described above and are intended to maintain consistency between the Zoning Code and the General Plan Land Use Map.
Economic Considerations
The proposed amendments expand mixed-use opportunities in targeted areas (Category B) and increase residential density in existing mixed-use corridors (Category A), consistent with the recommendations of the City Council’s adopted economic study. Over time, these changes may support revitalization, encourage private investment, and strengthen the City’s tax base.
In addition, residential and mixed-use redevelopment may generate higher development impact fees compared with commercial projects. This includes the collection of park impact fees that are specifically dedicated to park improvements and maintenance. Utility users tax (UUT) revenues may also increase with future residential development, particularly in comparison to lower-intensity commercial uses that are common in the City’s existing mixed-use areas.
PLANNING COMMISSION ACTION
The Planning Commission considered this item at a duly noticed public hearing on March 10, 2026. Following the close of the public hearing, the Planning Commission voted 3-0, with one Commissioner absent, to recommend that the City Council approve the proposed Project with one modification. The Planning Commission recommended that the Civic Center area be revised to a General Plan designation of Public/Semi-Public with a corresponding zoning designation of P/SP. This modification would substantially limit future land use options within the Civic Center area. Under the P/SP zoning district, permitted uses are generally limited to governmental, civic, institutional, utility, park, and related public-serving uses. Residential, commercial, and industrial development is prohibited. As a result, redesignating and rezoning the Civic Center area to Public/Semi-Public and P/SP would remove the potential for future mixed-use or residential redevelopment on those properties and instead reserve the area for public and quasi-public uses. It should be noted that there are a number of Housing Overlay sites in that area which would need to remain available for housing in compliance with the City’s Housing Element and such sites could not receive new land use designations or zoning.
The Planning Commission’s resolution (Attachment 3), together with the full Planning Commission staff report and attachments (Attachment 4), is provided for City Council reference.
AIRPORT LAND USE COMPATIBILITY
Portions of Westminster are located within the Airport Influence Area of the Joint Forces Training Base (JFTB) Los Alamitos. The proposed Project was referred to the Airport Land Use Commission (ALUC) for review pursuant to Public Utilities Code Section 21676. On March 19, 2026, ALUC reviewed the Project with respect to noise, height, and safety and determined that the proposed Project is consistent with the Airport Environs Land Use Plan for JFTB Los Alamitos.
In reaching that determination, ALUC found that Westminster is outside of the JFTB noise contours and clear zones, and that the proposed maximum building height within the Airport Planning Area remains 95 feet, which is well below the applicable obstruction imaginary surfaces. ALUC also found that the proposed amendments adjust land use designations, zoning classifications, and development standards, but do not revise the City’s airport compatibility framework. Any future site-specific development proposal would remain subject to applicable ALUC and FAA requirements, where applicable.
ENVIRONMENTAL REVIEW
The environmental impacts of the 2016 General Plan were previously evaluated in the certified General Plan Final Environmental Impact Report (FEIR). The current project has been analyzed in an Addendum prepared pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164.
The Addendum concludes that the proposed amendments would not result in new significant environmental impacts beyond those already analyzed in the FEIR and would not substantially increase the severity of previously identified impacts. No Subsequent or Supplemental EIR is required.
Accordingly, staff recommends that the City Council consider the FEIR and Addendum (Attachment 5) in taking actions on the proposed Resolution and Ordinance. The adopted Mitigation Monitoring and Reporting Program from the FEIR will continue to apply.
PUBLIC NOTICES AND OUTREACH
The City complied with all noticing requirements applicable to the proposed General Plan and Zoning Code amendments and also conducted outreach beyond the minimum legal requirements. Notice of the City Council public hearing was published in the Orange County Register on March 13, 2026. The hearing notice was also mailed to affected property owners, public agencies, and other entities as required by Government Code, and was posted on the City’s website and at public bulletin boards.
In addition to the required noticing, the City created a project website to serve as a central information hub with background materials, maps, frequently asked questions, and hearing information. The website was updated throughout the process as additional materials became available. Staff also prepared informational fact sheets in English, Spanish, and Vietnamese, which were made available at the public counter at City Hall and posted on the project website.
Public comments were submitted prior to the March 10, 2026 Planning Commission public hearing. Those comments are included with the Planning Commission staff report (Attachment 4, PC Attachment 4). The City’s response to the public comment letter from Mitchell Tsai on behalf of the Western States Carpenters is included as Attachment 6.
FISCAL IMPACT
The precise fiscal impact of the proposed Project cannot be quantified at this time because future redevelopment will depend on market conditions, property owner interest, and the nature of individual development proposals. However, the proposed amendments are intended to improve development feasibility in mixed-use areas and support reinvestment in targeted corridor locations, which may result in long-term positive fiscal outcomes for the City.
Potential fiscal effects may include changes in property tax, sales tax, development impact fees, and utility users tax associated with future redevelopment. In general, new residential or mixed-use development may increase assessed property values and generate additional development-related revenues, including park impact fees collected on new housing units, which are an important funding source for park improvements and maintenance. Mixed-use projects that retain or incorporate commercial space may continue to support sales tax generation and local business activity, recognizing that not all affected properties are expected to redevelop with housing.
Because this action is legislative in nature, no immediate fiscal impact would result from adoption of the proposed amendments. Any future fiscal effects would occur over time as properties redevelop under the updated General Plan and Zoning Code framework.
LEGAL REVIEW
The City Attorney’s Office has reviewed as to form.
CONCLUSION
The proposed amendments are intended to implement prior City Council direction by improving redevelopment feasibility in key mixed-use areas, supporting housing production, and preserving existing residential communities.
At a high level, the project is intended to:
• Support reinvestment along major corridors and in targeted mixed-use areas;
• Increase housing opportunity in locations already planned for mixed-use activity; and
• Preserve existing mobile home communities for long-term residential use.
Because this is a legislative update, no specific development is approved by this action. Any future project would still require its own applications and be subject to City review under the development regulations in effect at that time.
The Planning Commission recommended that the Mayor and City Council adopt the Resolution (Attachment 1) and Ordinance (Attachment 2) approving the proposed Project, with one modification. Specifically, the Planning Commission recommended that the Civic Center area be redesignated from Mixed Use Civic Center to Public/Semi-Public and rezoned from MU40 to P/SP. The attached Resolution and Ordinance have not been revised to incorporate the modification, and as mentioned above, the housing overlay sites could not be included. If the City Council concurs with the Planning Commission’s recommendation, staff will bring an updated Resolution and Ordinance back to the City Council at the next meeting.
ATTACHMENTS
1. Draft City Council Resolution with Exhibits A-H
2. Draft City Council Ordinance with Exhibits A-J
3. Planning Commission Resolution No. 2026-002
4. March 10, 2026: Planning Commission Staff Report and Attachments
5. Addendum to the City of Westminster General Plan Final Environmental Impact Report (FEIR)
6. Response to Public Comment Letter
REVIEWED BY
Erin Backs, Finance Director
City Attorney’s Office
Christine Cordon, City Manager