Westminster City Council
SUBJECT
Title
First Reading of an Ordinance Adding Chapter 8.22 to the Westminster Municipal Code Establishing a Procedure for Registration and Maintenance of Vacant Non-Residential Properties.
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From: Christine Cordon, City Manager
Requested by: Administration
Prepared by: Steven Mendoza, Interim Community Development Director
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RECOMMENDED ACTION
Recommendation
Consider and introduce for first reading, “AN ORDINANCE OF THE CITY OF WESTMINSTER, CALIFORNIA, ADDING CHAPTER 8.22 (VACANT COMMERCIAL PROPERTIES AND STOREFRONTS REGISTRATION PROGRAM) TO TITLE 8 (HEALTH AND SAFETY) OF THE WESTMINSTER MUNICIPAL CODE ESTABLISHING A PROGRAM FOR REGISTRATION, AND MAINTENANCE OF NON-RESIDENTIAL PROPERTIES AND STOREFRONTS TO MINIMIZE THE NEGATIVE HEALTH AND SAFETY IMPACTS CAUSED BY SUCH PROPERTIES,” read by title only and waive further reading.
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BACKGROUND
At the August 28, 2024 City Council meeting, District 2 Council Member Carlos Manzo secured majority support to agendize a future discussion on a vacant property ordinance. He emphasized that city beautification improves quality of life and helps attract businesses and developers, which was a goal within the Strategic Plan. Aligning with this goal, the Community Development Department presented a conceptual framework for a Vacant Commercial Property Ordinance at the April 22, 2026 meeting, where Council supported moving forward.
Vacant and abandoned properties can quickly become sources of blight if not properly maintained. Even a single neglected building can attract vandalism, unauthorized activity, and deterioration, negatively affecting surrounding neighborhoods and property values. The City currently has 17 vacant properties and 109 vacant commercial storefronts.
Staff reviewed vacant property policies and programs to identify potential strategies for addressing this issue. This research identified several effective models currently in place in cities such as Santa Ana, Alhambra, Santa Monica, Gardena, Whittier, La Mirada, Artesia, Norwalk, Pomona, Pasadena, Torrance, and Baldwin Park. Based on these findings, as well as local conditions within Westminster, staff recommends the adoption of a Vacant Commercial Properties and Storefronts Registration Program (“Program”), to be incorporated into the Westminster Municipal Code (“WMC”), Chapter 8 (Health and Safety).
The Program, as proposed, is intended to maintain clean, safe, and visually appealing commercial areas, regardless of whether properties are occupied or temporarily vacant. By establishing clear standards for property maintenance and security, and by providing tools to address prolonged vacancies, the Program will support public safety while reducing incidents of vandalism and trespassing. Key components of the proposed Program are as follows:
• Require owners of vacant properties and storefronts to register their properties with the City annually, including a fee.
• Establish clear standards for property maintenance and security.
• Require appropriate fencing for larger vacant parcels (with size thresholds to be determined).
• Require activation of vacant storefront windows to maintain an active and attractive streetscape.
• Provide Code Enforcement staff with reliable and up-to-date contact information for property owners to facilitate education and compliance with the City’s property maintenance standards.
• Supply the City’s Economic Development team with contact information for property owners to support leasing, redevelopment, and investment opportunities.
The number of registered properties may fluctuate based on broader economic conditions; however, the Program will strengthen communication between property owners and the City, reduce the anonymity often associated with absentee ownership, and promote more responsive property management practices.
Registration Requirements
• Vacant properties and storefronts will be investigated and, if they are deemed vacant, will be required to be registered with the City within 30 days.
• This Program will apply to non-residential vacant lots, properties, and storefronts. Residential lots, if warranted, could be a future code amendment but not recommended at this time.
• Vacant commercial property means an undeveloped parcel of land in a commercial or mixed used zone without any buildings on it or a building where less than thirty-one (31) percent of the commercial or industrial floor area within the building has been: 1) rented to a lessee or sublessee and used by the lessee or sublessee to conduct its customary operations; 2) used by the building owner to conduct customary operations and/or unoccupied for over ninety consecutive days.
• Notwithstanding, a commercial building shall not be considered vacant if:
1. There is a valid building permit, active construction has commenced, building inspections have occurred or have been scheduled, and the owner completes the alterations or rehabilitation within six months from the date the initial permit was issued, unless the building official or designee, in his or her sole discretion, determines that good cause exists to extend to the owner an additional period of time to complete the permitted work; or
2. The owner or leaseholder has filed an application for, and is actively seeking to obtain, authorization, permits or a license required by state or local law permitting the lawful use and occupancy of the commercial building; or
3. In the case of a structure or portion of a structure designed or intended as a hotel or motel, the owner or operator is actively engaged in operating such premises as a hotel or motel. At a minimum, active engagement as a hotel or motel requires that the owner or operator participate as a certified registrant of the Uniform Transient Occupancy Tax Ordinance of the City of Westminster, pursuant to Chapter 5.14 of the Westminster Municipal Code, with respect to such premises.
• Properties and storefronts shall remain under the annual registration, security, and maintenance requirements if the properties continue as vacant commercial property.
• If the owner rents the commercial property to a tenant who occupies the premises in a manner that complies with this chapter and with all other applicable provisions of state and local law prior to the annual renewal deadline, the commercial property shall be removed from the registry and the owner shall not be required to pay the next annual renewal fee.
• Registration will be valid for one year from the date of issuance of the initial registration for the property. If the property remains vacant at that time, a new application will need to be submitted along with the required registration fee for the following year.
Maintenance Standards
Property owners will have to adhere to certain maintenance requirements to avoid having their vacant property contribute to blight and other issues in the community. These will include:
• Construction of Kentucky Fencing for vacant properties.
• Maintenance of landscaping and planting materials in good condition.
• Regular removal of all exterior trash, debris, and graffiti.
• Prevention of criminal activity on the premises and trespassing by unauthorized persons by ensuring that the vacant building is secured against unauthorized entry.
• Turning off all utilities that are not necessary for the upkeep and maintenance of the building.
• Preserving the interior of the building from damage by the elements or plumbing leaks and keeping it free from accumulation of garbage and other debris, and from infestation by rodents, insects, or other pests.
• Maintaining fire and liability insurance coverage.
• Posting a 24” X 36” sign at the front of the property or storefront, in a conspicuous location protected from the weather, that provides the current name, address, and phone number of the owner of record or property manager.
Storefront Window Activation
• Vacant buildings and/or vacant tenant spaces with ground floor commercial or office space must activate their store front windows with window decal designs provided and/or approved by the Community Development Director. The size of the design should cover approximately one-third of the window. Design, size and placement must be approved by the Community Development Director. The window decal designs should be printed on adhesive vinyl.
Registration Fees
The registration fee, subject to annual renewal, shall be submitted with the registration form. Revenue generated from this fee will be used to offset the City’s administrative costs, including property inspections and public outreach related to the Program. To support this, staff and the City’s fee consultant prepared a fee study proposing an annual registration fee of $500 per registered property. This amount is based on the City’s salary schedule and the estimated staff time required by the Code Enforcement Manager and Code Enforcement Officer to oversee approximately 124 cases per year.
At this rate, the fee is expected to generate approximately $62,000 annually, fully covering the program’s operational costs and avoiding any impact on the General Fund. Adoption of the proposed fee is addressed in a separate staff report.
ENVIRONMENTAL REVIEW
This Municipal Code Amendment is not a “project” as defined by the California Public Resources Code § 21065, as it constitutes an administrative action that would not result in a direct or reasonably foreseeable indirect physical change in the environment. In addition, pursuant to CEQA Guidelines Section 15061(b)(3), it can be seen with certainty that there is no possibility that the proposed amendment may have a significant effect on the environment; therefore, the activity is not subject to CEQA.
FISCAL IMPACT
The proposed amendment will not have a direct fiscal impact on the city as there will be a corresponding fee adopted to offset the costs.
LEGAL REVIEW
The City Attorney’s Office has reviewed as to form.
CONCLUSION
The proposed amendment to the municipal code will hold property owners accountable for maintenance issues to be addressed much more quickly because property owner information is included in the registration process. With these vacant properties and storefronts in our registry, staff will cease chasing parties responsible for maintaining their properties.
ATTACHMENTS
1. Draft Vacancy Property Ordinance
2. Frequently Asked Questions (FAQ) for Vacant Property Ordinance
3. Vacant Property Registration Application Form
REVIEWED BY
Erin Backs, Finance Director
City Attorney’s Office
Christine Cordon, City Manager