Westminster planning commission backs 89-townhome Westminster Mall project, 5-0

The Westminster Planning Commission on April 16 recommended that the City Council approve a development at the Westminster Mall site that would replace an existing commercial building with 89 for‑sale townhomes, including nine units deed‑restricted for low‑income households.

The commission voted 5‑0 to forward Planning Commission Resolution No. 25‑009, which would approve case number 2023‑0670 — a vesting tentative tract map, development review and an affordable‑housing density bonus with associated concessions, waivers and reductions of development standards for an approximately 3.62‑acre property at 530 Westminster Mall.

Staff and the applicant said the proposal is consistent with the Westminster Mall Specific Plan and state housing law. Contract planner Stephanie Tomaino told the commission that the specific plan "serves as a long term vision to guide the coordinated redevelopment of the mall area" and that the project is "consistent with the vision and development standards of the Westminster Mall specific plan." She said the project qualifies for a CEQA exemption under Guidelines section 15183 because it falls within the development envelope analyzed in the certified EIR for the specific plan.

Developer TrueLife Companies (TTLC Westminster Silin LLC) proposes demolishing an existing commercial building and building 89 attached three‑story townhomes in 12 buildings, with a mix of two‑ and three‑bedroom units averaging about 1,500 square feet. The project includes 9 deed‑restricted low‑income units (80% area median income), which triggers a 20% state density bonus over the site’s base density of 74 units and allows the applicant to request concessions and waivers to accommodate the bonus.

Under the applicant’s design the development would provide 192 on‑site parking spaces (about 2.2 spaces per unit), including attached garage spaces and 14 guest spaces. Tomaino said the project “exceeds state required parking minimums,” and staff noted that because the project includes affordable units and is near a major transit stop it qualifies for the reduced statutory parking threshold of 1.5 spaces per unit; the site’s minimum parking requirement without the bonus would be 134 spaces.

Commissioners and members of the public spent much of the hearing probing three recurring concerns: parking layout (notably tandem garage stalls), utility and fire service capacity, and the project’s dependence on approvals or amendments to private mall operating agreements.

Resident speakers and written comments focused on parking and circulation. Public commenter Terry Raines argued the design relied heavily on tandem garages and warned that "cars will end up parked in front of their garages," a condition she said would worsen on‑site circulation and guest parking. Raines also summarized several recommended or required conditions of approval she read from the staff materials, including amendments to the mall operating agreement and CC&Rs to allow residential use and a recorded covenant to participate in a future infrastructure financing district.

The applicant team said those private‑agreement matters are expected and are conditions to be resolved before the final map is recorded. TrueLife regional vice president Gordon Jones told the commission the team has been "working with Washington Prime Group" and others and said the project team understands that certain amendments to private agreements must be completed prior to final subdivision map recordation. Project manager Jessica Haydari and engineer/consultant Jason Pack (traffic) answered questions on peak hour traffic, noting the traffic analysis used standard peak windows (morning 7–9 a.m., evening 4–6 p.m.) and found the project adds a small number of peak‑hour trips relative to the specific plan EIR.

Staff recommended approval with conditions requiring coordination for future shared infrastructure and ensuring that applicable mitigation measures from the Westminster Mall Specific Plan EIR remain in effect. The applicant also agreed to participate in the city’s future public financing district and retail preservation fee (referred to in the hearing as EROP or similar mechanisms) subject to the caps and terms negotiated in conditions of approval.

Commissioners who spoke in deliberation noted both the city’s housing needs and neighborhood concerns. Vice Chair Anderson and others praised aspects of the project’s design and the inclusion of deed‑restricted units, while Commissioner Tran and others asked for more certainty about sewer and private property agreements. Commissioner Hamadi moved to recommend approval; Vice Chair Anderson seconded. The motion carried 5‑0.

The commission’s recommendation advances the item to Westminster City Council, which is the final decision‑making body for entitlements. Staff told the commission the council will consider the planning commission’s recommendation and the conditions of approval before any final discretionary entitlements are granted.

Votes at a glance: the commission approved the recommendation for Resolution No. 25‑009 (case 2023‑0670) by a 5‑0 vote. Other procedural actions during the meeting included a unanimous vote earlier to move the chair/vice chair election on the agenda and later the commission’s internal elections for chair and vice chair (see Actions array for full record).