Westminster City Council
SUBJECT
Title
Public Hearing - Call For Review of the Planning Commission’s Approval of Case No. 2025-0081 (Tentative Tract Map No. 19387, Development Review, and Density Bonus) for the Willow Project Located at 14201-14205 Willow Lane.
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From: Steven Mendoza, Interim Community Development Director
Requested by: Council Member Carlos Manzo, District 2
Prepared by: Mary Salman, Senior 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, UPHOLDING THE DECISION OF THE PLANNING COMMISSION AND ITS APPROVAL OF CASE NO. 2025-0081 (TENTATIVE TRACT MAP NO. 19387, DEVELOPMENT REVIEW, AND DENSITY BONUS) ON A CALL FOR REVIEW FOR THE PROPERTY LOCATED AT 14201-14205 WILLOW LANE.”
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BACKGROUND
On April 1, 2026, the Planning Commission conducted a duly noticed public hearing and approved Case No. 2025-0081 (vote: 5-0), consisting of Tentative Tract Map No. 19387, Development Review, and a Density Bonus request for a residential project located at 14201-14205 Willow Lane (Attachment 2). On April 6, 2026, Council Member Carlos Manzo initiated a call for review of the Planning Commission’s approval of Case No. 2025-0081 (Tentative Tract Map No. 19387, Development Review, and Density Bonus) for the project.
On April 10, 2026, staff received information from a resident on Ebony Way, indicating that the property located at 14201-14205 Willow Lane was being rented to tenants. On April 14, 2026, staff conducted a joint onsite inspection with Code Enforcement to verify these claims. During the inspection, it was confirmed that the property was occupied and that 3 units were present on the site. A review of the Development Review application materials, including the Replacement Unit Determination Form, indicated that no existing residential units were identified on the project site at the time of the initial application. Code Enforcement documented the observed conditions and occupancy through photographs. This information was passed on to the project applicant, who determined that the property owner had rented out space without the applicant’s knowledge. The applicant submitted revised Replacement Unit Forms, and the tenants have all vacated the space.
On April 24, 2026, the applicant held a community meeting at the Miriam Warne Community Building with approximately 11 neighboring residents and other community members to discuss the proposed project and address questions and concerns about the development. City staff was not in attendance at the meeting. The applicant informed staff that they presented an alternative exterior color palette and updated conceptual renderings, which had been requested by the Planning Commission during the April 1, 2026, hearing. The applicant also discussed privacy concerns raised by adjacent neighbors and potential landscaping concepts intended to provide additional screening between the proposed development and surrounding residential properties. Following the community meeting, the applicant held additional meetings with several adjacent property owners to discuss landscaping and privacy considerations further. The alternate color scheme for the proposed buildings is attached to this staff report as Attachment 10.
The Housing Crisis Act (HCA) requires that a developer replace the number of units demolished as part of any project. As three units are on-site and the developer is proposing 27 units plus nine Accessory Dwelling Units (ADUs), this state law provision is being satisfied. Additionally, the HCA and the State Density Bonus Law state that any protected unit, for example, units being rented to individuals or households who are considered low income or below, must be replaced with a unit of that income level. After gathering income documentation for the three units, one unit was found to be a low-income unit. The proposed project contains three units which will be restricted to very low-income households, again satisfying the provisions of the HCA and the Density Bonus Law.
The applicant, Loc Tran, on behalf of Willow 68 Investments, LLC proposes the redevelopment of an approximately 1.72-acre site located at 14201-14205 Willow Lane into a detached residential community consisting of 28 primary residential dwelling units and nine attached ADUs (Attachment 6 - ADU Analysis). Additionally, there will be two three-car garages on a separate lot, which will be condominiums and restricted to the units that have ADUs, an additional lot for open space, and one lot that encompasses the circulation areas and provides three additional uncovered parking spaces for the ADUs (Attachment 3 - Tentative Tract Map). The project includes five deed-restricted affordable units (three very low and two moderate-income). Based on that, the applicant requests the benefits of the state Density Bonus Law (Government Code Section 65915) for additional density and waivers and concessions of development requirements.
The project requires approval of Tentative Tract Map No. 19387 to establish the subdivision in accordance with the Subdivision Map Act and Title 16 of the Westminster Municipal Code (WMC). Development Review is also required pursuant to WMC Section 17.520.015.
Pursuant to the Housing Accountability Act, SB 330, and Density Bonus Law, the City may not deny a project that complies with objective development standards in effect at the time the application was deemed complete.
Staff has reviewed the proposed project and determined that it meets all applicable objective development standards and State Housing Law requirements. Accordingly, approval is recommended. The City Council’s ability to deny the project is very limited, as explained below.
Existing Project Site Conditions
The 1.72-acre site is located on the north side of Willow Lane, east of Mahogany Avenue, within an established single-family residential neighborhood. The site is located within an urbanized area and is served by existing public streets, utilities, and municipal services. Prior to its reuse as dwelling units, the site had been the location of a former daycare facility, with associated parking and site improvements. Everything is proposed for demolition as part of the property's redevelopment.
The surrounding neighborhood is characterized by low-density residential development with detached homes and established landscaping. The surrounding land uses and zoning are as follows:
• North: Single-family residential development zoned R-1 (Single-Family Residential)
• South: Single-family residential development zoned R-1 (Single-Family Residential)
• East: Single-family residential development zoned R-1 (Single-Family Residential)
• West: Public right-of-way (Willow Lane) and single-family residential development zoned R-1
General Plan and Zoning
The property is designated Residential Low Density, permitting up to eight dwelling units per acre. At 1.72 acres, the site’s base density is approximately 14 dwelling units. The property is zoned R-1 (Single-Family Residential). While the proposed 28-unit development exceeds the base density, the increase is permitted pursuant to the state Density Bonus Law (Government Code Section 65915) and is consistent with the General Plan and Zoning Code as modified by State Density Bonus Law.
Review Process
The Willow Lane project requires a Tentative Tract Map and Development Review approval. Pursuant to WMC Sections 16.04.030.B.5 and 17.520.015.C, the Tentative Tract Map and Development Review are subject to concurrent City Council approval. As part of the project and the increased density, the applicant requests incentives and waivers of development standards pursuant to Government Code Section 65915 (State Density Bonus Law) and WMC Chapter 17.570, which are reviewed concurrently with these entitlements.
RELEVANT STATE HOUSING LAWS
The following is an overview of the applicable state laws relating to this development. The application of the laws will be discussed in the Project analysis below.
Housing Accountability Act (HAA)
The Housing Accountability Act (Government Code Section 65589.5) limits a City’s ability to deny or reduce the density of housing projects that comply with applicable objective development standards in effect at the time a complete application is submitted. City Code requirements that set forth subjective standards may not be used to deny a project. To this end, some of the City’s Code requirements are outdated and cannot be used to deny the project. Additionally, when a project is a compliant, affordable housing project, the HAA significantly limits the City’s discretion to deny or downsize qualifying housing developments.
Under the HAA, a local government may not deny a project, reduce density, or impose conditions that render the project infeasible unless specified findings are made based on a preponderance of evidence. For purposes of this project, the only applicable findings are that:
1. The housing development project would have a specific, adverse impact upon public health or safety; and
2. There is no feasible method to satisfactorily mitigate or avoid the impact without rendering the development unaffordable to low and moderate-income households.
A “specific, adverse impact” is defined as “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions, as they existed on the date the application was deemed complete.”
Housing Crisis Act of 2019 (SB 330)
The Housing Crisis Act of 2019 (SB 330) was enacted to address California’s housing shortage and further streamline housing approvals. SB 330 prohibits cities from adopting new standards that reduce allowable residential density and “locks in” the development standards in effect at the time a preliminary application is submitted. It also limits the number of public hearings to 5 and prohibits housing moratoriums or caps. Together with the HAA, SB 330 restricts the City’s ability to impose new regulations or reduce the density of compliant housing projects. When a preliminary application is filed under the applicable provisions of state law, the application is deemed complete for purposes of locking in the development standards at the time of filing.
Density Bonus Law
The California Density Bonus Law (Government Code Section 65915), incorporated into the WMC at Chapter 17.570, requires cities to grant density increases, incentives, and certain waivers to housing projects that include qualifying affordable units. The amount of bonus density and the number of incentives are based on the level and quantity of affordable housing provided.
An incentive/concession is basically a reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards that would result in identifiable and actual cost reductions. The City may only deny a proposed incentive waiver if it finds there is substantial evidence to make one of the following findings: 1) it will not result in identifiable and actual cost reductions; 2) it would have a specific, adverse impact upon the public health or safety which cannot be mitigated without rendering the development unaffordable; 3) it would have a specific adverse impact on the physical environment which cannot be mitigated without rendering the development unaffordable; 4) it would have a specific adverse impact on historical property which cannot be mitigated without rendering the development unaffordable; or 5) it would be contrary to law.
A waiver is a reduction in building standards that would prohibit the construction of the housing development as proposed. The City may only deny a waiver or reduction if it finds that there is substantial evidence to support one of the following findings: 1) it would have a specific, adverse impact upon the public health or safety which cannot be mitigated; 2) it would have a specific adverse impact on the physical environment which cannot be mitigated; 3) it would have a specific adverse impact on historical property; or 4) it would be contrary to law.
CEQA and Assembly Bill 130
Assembly Bill 130 added Public Resources Code Section 21080.66, which creates a statutory exemption from CEQA for qualifying residential development projects located within an incorporated municipality and within an urbanized area, provided that the project satisfies the eligibility criteria established by the statute. AB 130 requires tribal consultation.
PROJECT ANALYSIS
Development Review
The purpose of development review is to ensure that the proposed project complies with the required standards, design guidelines, and ordinances of the City. The application of the information provided in this report and the attachments to the findings are included in the proposed City Council Resolution (Attachment 1). Under current state law, housing projects may no longer be denied if they comply with objective development standards.
Project Description
As indicated above, the project applicant proposes the following:
• Demolish the former daycare facility and associated site improvements.
• Construct 28 detached, single-family residential dwelling units on individual lots within a private development.
• Provide attached ADUs on nine of the homes.
• Construct two detached triple garage structures on a separate lot. These garages will be part of a condominium map, and each garage space will be restricted to use only with one unit that has an ADU.
• Create a lot for open space.
• Create a lot for circulation improvements.
More specifically, the proposed project includes the development of a residential condominium community consisting of 28 for sale dwelling units and nine attached ADUs on a 1.72-acre infill site within an established residential neighborhood. The residential units include 23 market-rate units and five deed-restricted affordable units, consistent with State Density Bonus Law. Each market-rate unit is provided with two parking spaces, while each affordable unit is provided with one parking space. The project’s density reflects the application of State Density Bonus Law.
The site is accessed via a primary vehicular entrance from Willow Lane, which connects to a private internal drive aisle system that provides circulation throughout the development and direct access to individual residential units, garages, and parking areas. The internal drive aisles are designed to accommodate vehicle maneuvering, parking access, and fire and emergency service access in accordance with applicable standards, and function as a private residential street integrated into the overall site layout.
Parking for the development is provided through a combination of attached garages, six garage spaces located within two detached triple-garage structures on a separate lot, and three open parking spaces located near the front of the development. Although parking is not required for the ADUs pursuant to state law, the project voluntarily provides additional parking spaces to ensure adequate on-site parking supply and minimize potential impacts on surrounding streets. The project also includes the creation of a lot for open space and a lot for improvements in circulation.
Pedestrian pathways connect the residential units to common open space areas within the development, and the project is not proposed as a gated community. Lots 5 and 6 and Lots 14 and 15 are designed as duplex buildings in which two residential units share a common wall but are subdivided into individual lots with zero lot line conditions, allowing each unit to be separately owned. The five affordable units are distributed throughout the development and will be subject to long-term affordability restrictions in accordance with State Density Bonus Law. The project is proposed as a condominium subdivision with individual ownership of residential units and common ownership of circulation and open space areas and is designed to maintain compatibility with the surrounding single-family neighborhood.
Architecture and Design
The project consists of a single-family residential community designed to complement the surrounding single-family neighborhood while accommodating the residential density permitted under the State Density Bonus Law.
The site plan arranges detached dwelling units along a private internal drive aisle, providing clear pedestrian circulation and individual access to each unit. Building placement and orientation create a cohesive neighborhood pattern, while private yards and landscaped common areas contribute to a well-integrated residential environment. Two detached triple-garage structures are located along the interior drive aisle, adjacent to Mahogany Avenue, to reduce visibility from nearby public streets and maintain compatibility with the surrounding residential neighborhood. The garages will be accessed from Mahogany Avenue, not through the project site's interior roadways.
As shown in the architectural elevations and renderings included in Attachment 4, the homes incorporate varied rooflines, articulated façades, and a mix of exterior materials to create visual interest and architectural depth. Recessed entries, façade offsets, and changes in wall planes reduce perceived building mass and introduce shadow lines that enhance the overall design. These architectural elements establish a residential character consistent with the scale and form of surrounding development.
Landscaping is incorporated throughout the development to enhance the project's residential character and provide visual buffering along the site perimeter and internal drive aisles. As shown on the Landscape Conceptual Plans (Attachment 5), the project includes approximately 13,272 square feet of landscaped area consisting of street trees, shade trees, accent trees, shrubs, and groundcover. Street trees are provided along the project frontage, while additional landscaping is distributed throughout the site to define pedestrian pathways, soften building edges, and enhance the internal streetscape.
Density Bonus Request
The applicant is requesting a Density Bonus pursuant to Government Code Section 65915 (State Density Bonus Law). The General Plan and Zoning establish a maximum allowable density of eight dwelling units per acre for the Residential Low-Density and R-1 land use and zoning designations. Based on the project site’s acreage of approximately 1.72 acres and the requirement of Density Bonus Law to round up, the calculated base density is 14 dwelling units.
The applicant is providing three very low-income units, which is 21.42 percent of the base density. Pursuant to Government Code Section 65915(f)(2), the applicant is entitled to a 50 percent density bonus for this. Because the applicant is also providing two moderate-income units, which is 14.28 percent of the base density, the applicant is entitled to an additional 46.25 percent density bonus under Government Code Section 65915(v)(2). This results in an additional density of 14 units, due to the requirement to round up. Therefore, the total density allowed on the site is 28 units.
Each of the affordable units will be two-story and consist of 2 bedrooms and 1 bathroom, with one parking space. The affordable units are dispersed throughout the project site. While the City’s current Density Bonus provisions require affordable units to be proportionally similar in size and number of bedrooms to the market-rate units, this provision was added to the City’s Density Bonus Law after the preliminary application was filed and this requirement does not apply to this project. Each of the five units will be subject to recorded affordability restrictions consistent with State requirements.
Density Bonus Incentives and Waivers
Pursuant to the State Density Bonus Law (Government Code Section 65915), qualifying residential projects that include deed-restricted affordable housing units are entitled to additional residential density, as well as incentives, concessions, and waivers of development standards when necessary to accommodate the approved density. Based on the level and number of affordable units proposed, the Project is eligible for three incentives and concessions pursuant to Government Code Section 65915(d), and an unlimited number of waivers of development standards pursuant to Government Code Section 65915(e). Under state law, the City is required to grant the requested incentives, concessions, and waivers unless it can make the written findings specified in Government Code Section 65915.
The project was reviewed in accordance with the objective zoning and development standards in effect at the time the application was deemed complete, consistent with Government Code Section 66300 et seq. (SB 330 - Housing Crisis Act).
Except as modified by the approved waivers, the project complies with the applicable objective development standards of the R-1 (Single-Family Residential) zoning district set forth in Westminster Municipal Code Section 17.210.015. These standards include a maximum building height of 35 feet and minimum yard setback requirements, including a 20-foot front yard setback, 5-foot side yard setbacks, and a 15-foot rear yard setback.
As proposed, the residential buildings comply with the maximum permitted building height of 35 feet and incorporate site design features such as building spacing, private open space areas, and landscaping that are consistent with the intent of the R-1 zoning district to maintain a low-density residential character.
The project includes deviations from certain development standards, including reductions to the required front, side, and rear yard setbacks. These deviations are permitted through waivers requested pursuant to Government Code Section 65915(e) (State Density Bonus Law). The requested waivers are necessary to accommodate the approved density and must be granted under state law, as the City cannot make the required findings to deny them. As a result, the project, as modified by the approved waivers, remains consistent with applicable state law, and maintains compatibility with the surrounding residential neighborhood.
Requested Incentives / Concessions
The applicant’s justification letter (Attachment 7) includes the following concessions/ incentives from the following WMC sections:
1. Relief from WMC Sections 17.210.005(A) and 17.210.010(A) to allow attached dwelling units within the R-1 zoning district.
2. Relief from WMC Section 17.210.010 to allow detached condominium garage structures within the R-1 zoning district.
3. Relief from WMC Section 17.210.015 (Table 2-3) to reduce the minimum lot size requirements applicable in the R-1 zone.
Pursuant to Government Code Section 65915(d), the City must grant the requested incentives unless it makes written findings, supported by substantial evidence, that the incentive would not result in identifiable and actual cost reductions, would cause a specific adverse impact on public health or safety, or would conflict with state or federal law. Staff has determined that each of the requested waivers will result in cost savings to provide affordable housing costs and there will be no adverse impact.
Requested Waivers of Development Standards
The applicant also requests the following waivers set forth in WMC Section 17.210.015 (Table 2-3) pursuant to Government Code Section 65915(e):
1. Reduction in the minimum two-bedroom unit size from 1,225 square feet to 1,050 square feet.
2. Reduction of required front, side, and rear yard setbacks for residential lots.
3. Reduction of required front and rear yard setbacks for the detached condominium garage lot.
4. Allow three-story residential units where two stories are otherwise permitted (not exceeding the 35-foot height limit).
5. Reduction from a required two-car enclosed garage to a single-car enclosed garage for applicable units.
Pursuant to Government Code Section 65915(e), waivers must be granted if application of the development standard would physically preclude construction of the Project at the permitted density. Waivers may be denied only if the City makes the specific findings authorized by state law as set forth above. Staff has determined that each requested waiver should be granted.
Parking Requirements
WMC Section 17.320.020 establishes minimum parking requirements for residential development. However, because the Willow Lane project includes qualifying affordable units and is requesting Density Bonus benefits pursuant to Government Code Section 65915, the applicable parking standards are governed by state law.
Under Government Code Section 65915(p)(1)(A), the City may not require more than 1.5 parking spaces per unit. Based on twenty-eight (28) primary dwelling units, the minimum required parking under state law is 42 spaces. Pursuant to Government Code Section 65852.2, because the proposed ADUs are located within one-half mile of public transit, no separate parking is required for the nine proposed ADUs. Although parking is not required for the ADUs under state law, the project voluntarily provides additional parking spaces to ensure adequate on-site parking and minimize potential impacts on surrounding streets.
As shown on the Parking Summary and Parking Allocation Plan included in the approved project plans, the development provides a total of sixty (60) parking spaces, consisting of the following: an enclosed 2-car garage for each of the twenty-three market rate units (46 spaces); and one enclosed 1-car garage for each of the five affordable units (5 spaces), two 3-car garages on Mahogany (6 spaces) and three open spaces. The number of spaces provided exceeds the minimum required under the State Density Bonus Law.
Therefore, the project complies with and exceeds the applicable State-mandated parking standards.
Traffic and Circulation
A Trip Generation Memorandum (Attachment 9) dated December 10, 2025, was prepared for the proposed residential development located at 14201-14205 Willow Lane. The memorandum evaluates the potential traffic impacts associated with the construction of 28 primary dwelling units. Trip generation was calculated using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021), Land Use Code 220 (Multi-Family Residential - Low Rise). Based on the ITE rates, the project is estimated to generate approximately 189 average daily trips, including 12 trips during the AM peak hour and 15 trips during the PM peak hour.
The City of Westminster Traffic Impact Analysis Guidelines (Revised June 2020) state that a Traffic Impact Analysis (TIA) may be required when a project is projected to generate 750 or more average daily trips or 50 or more peak hour trips. As the proposed development generates substantially fewer daily and peak-hour trips than these thresholds, preparation of a full TIA is not required. The memorandum further confirms that a Vehicle Miles Traveled (VMT) analysis is not required for the project.
The project is an infill residential development utilizing existing public streets and does not introduce unusual site design features. Given the limited trip generation and consistency with the City’s adopted thresholds, the proposed development is not expected to result in significant traffic impacts to the surrounding street network. Accordingly, no additional traffic mitigation measures are required.
Tentative Tract No. 19387
The applicant requests approval of Tentative Tract Map No. 19387. State law and the WMC require findings to be made for approval. The application of the information provided in this report and the attachments to the findings are included in the proposed City Council Resolution and incorporated by reference (Attachment 1). The subdivision will create individual residential units, separate garage condominium units, private drive aisles, and common-area parcels, all maintained by a homeowners’ association.
The subdivision has been reviewed for compliance with the Subdivision Map Act and Title 16 of the WMC. The proposed map provides adequate access, circulation, utility placement, and infrastructure consistent with City standards.
The proposed Tentative Tract Map does not alter the underlying parcel boundaries but establishes condominium ownership for the residential units, garage structures, and common areas in accordance with the Subdivision Map Act and the WMC.
Consistency with the General Plan and Zoning
The proposed Willow Lane project is consistent with the City of Westminster General Plan Residential Low-Density designation and the underlying R-1 (Single-Family Residential) zoning district. The Residential Low-Density designation is intended to accommodate detached residential neighborhoods characterized by low-scale buildings, landscaped setbacks, and a neighborhood-oriented development pattern. The project maintains this character through its detached building forms, articulated architecture, private yards, and common landscaped areas.
The General Plan establishes a maximum base density of eight dwelling units per acre. However, State Density Bonus Law (Government Code Section 65915) permits an increase in density when qualifying affordable units are provided. The project includes five deed-restricted affordable units, entitling it to a density bonus under state law. Accordingly, the project’s increased density is consistent with the General Plan as modified by State Density Bonus Law.
The Tentative Tract Map facilitates residential development permitted within the Residential Low-Density designation and R-1 zoning district. The subdivision establishes a condominium ownership structure for the dwelling units, garage structures, and common areas while maintaining a residential development pattern. The map provides adequate access, internal circulation, and infrastructure consistent with City subdivision standards and does not alter the site’s underlying land use designation.
The Development Review component is likewise consistent with the General Plan and zoning regulations. Except as set forth below, the project complies with the applicable provisions of the R-1 development standards as set forth in Westminster Municipal Code Section 17.210.015. The requested incentives and waivers under State Density Bonus Law are limited to those necessary to accommodate the permitted density and do not alter the overall residential character of the site.
The project is consistent with Land Use Policy LU-1.2 (Complete and Livable Neighborhoods) and Policy LU-1.3 (Infill Development) of the General Plan Land Use Element, which encourages compatible infill development that supports complete neighborhoods while maintaining the character of surrounding residential areas. The project redevelops a previously developed site within an established neighborhood and introduces new housing in a manner that remains compatible with surrounding residential development.
The project is also consistent with Land Use Policy LU-1.6 (Preserve Single-Family Neighborhoods) due to the site layout, detached residential forms, landscaped setbacks, and private open spaces that maintain the neighborhood character envisioned for the Residential Low-Density designation.
Additionally, the project supports Community Design Goal CD-4 (Neighborhood Enhancement and Preservation) and associated policies, including Policy CD-4.1 (Public and Private Resources), Policy CD-4.2 (Neighborhood Infrastructure), and Policy CD-4.7 (Neighborhood Character). Architectural features such as varied rooflines, façade articulation, recessed entries, and changes in exterior materials reduce perceived building mass, reinforce the surrounding residential character, and improve the quality of development on the site.
Finally, the project contributes to the City’s housing objectives by providing additional residential units, including deed-restricted affordable housing units, consistent with the General Plan’s policies encouraging housing development within the community.
Overall, the Tentative Tract Map and Development Review implement residential development consistent with the goals and policies of the Westminster General Plan and the City’s zoning framework. The subdivision layout, internal circulation, and site design are compatible with surrounding development and support the City’s objective of maintaining high-quality residential neighborhoods.
Implementation and Coordination
The Willow Lane project consists of the infill redevelopment of a previously developed site within an established residential neighborhood. The project will utilize existing public infrastructure and municipal services, with primary access provided from Willow Lane. No new public street improvements or roadway widening are required.
The recommended conditions of approval (Attachment 1) are included to ensure compliance with subdivision requirements, utility connections, and long-term maintenance obligations associated with the condominium ownership structure. These conditions address, among other items, infrastructure coordination, internal circulation improvements, landscaping maintenance, and implementation of the project’s affordable housing requirements. Furthermore, the conditions are intended to ensure that the project is constructed in substantial conformance with the approved plans, remains consistent with applicable objective standards and state law, and integrates compatibly with the surrounding residential neighborhood.
ENVIRONMENTAL REVIEW
The proposed project qualifies for a statutory exemption from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66 (Assembly Bill 130). This section provides that CEQA shall not apply to qualifying residential development projects located within an incorporated municipality and within an urbanized area, provided that the project satisfies the eligibility criteria established by the statute.
The proposed project satisfies the criteria for statutory exemption for the following reasons:
• The project is a residential development project consisting of twenty-eight (28) residential dwelling units and nine (9) ADUs.
• The project site is located within the incorporated limits of the City of Westminster and within an urbanized area, as defined by the United States Census Bureau.
• The project site is substantially surrounded by existing urban uses, including established single-family residential development and public streets.
• The project is consistent with the applicable General Plan land use designation and zoning standards in effect at the time the application was deemed complete, as modified pursuant to Government Code Section 65915 (State Density Bonus Law).
• The site is adequately served by existing public utilities and infrastructure, including water, sewer, storm drainage, public streets, fire protection, and police services.
• The project will not require the construction of new public roads or other infrastructure that would result in significant environmental impacts.
In addition, the City conducted tribal consultation pursuant to Public Resources Code Section 21080.66 with the two tribes that requested consultation - the Juaneno Band of Mission Indians, Acjachemen Nation-Belardes and the Gabrieleno Band of Mission Indians-Kizh Nation. Consultation requirements have been satisfied, and appropriate conditions addressing potential tribal cultural resources have been incorporated into the Conditions of Approval.
Based on the foregoing, the project qualifies for statutory exemption under Public Resources Code Section 21080.66, and no further environmental review under CEQA is required.
FISCAL IMPACT
None.
LEGAL REVIEW
The City Attorney’s Office has reviewed as to form.
CONCLUSION
The Willow Lane project represents the redevelopment of a previously developed site within an established residential neighborhood and will provide additional housing opportunities, including deed-restricted affordable units consistent with State Housing Law.
Based on the analysis contained in this report, staff recommends that the City Council adopt Resolution No. 26-002, upholding the Planning Commission’s approval of Case No. 2025-0081, consisting of Development Review, Tentative Tract Map No. 19387, and the associated Density Bonus request for the residential property located at 14201-14205 Willow Lane.
Public comments submitted to the Planning Commission are found at Attachment 8.
ATTACHMENTS
1. Proposed City Council Resolution
2. Planning Commission Resolution No. 26-002
3. Tentative Tract Map No. 19387
4. Architectural Plans
5. Landscape Concept Plan
6. ADU Analysis dated November 26, 2025
7. Justification letter from the applicant
8. Planning Commission Public Comments
9. Trip Generation Report dated December 10, 2025
10. Willow Applicant Email and Alternate Color Scheme dated May 20, 2026
REVIEWED BY
Erin Backs, Finance Director
City Attorney’s Office
Christine Cordon, City Manager