Westminster staff previews major redevelopment plans including 2,250-unit mall proposal

Ken Fichtelman, the city’s principal planner, gave the Planning Commission an informational preview of projects working their way through the planning pipeline on Dec. 3, 2025.

Fichtelman said one of the largest proposals is an initial submittal for the Westminster Mall site that would include 2,250 residential units — a mix of townhomes and apartments — and 228 on‑site affordable units, together with a retail component and a hotel. "The initial submittal is for 2,250 units," he said, adding that the application is at an early stage and "I would imagine that one would be seen by planning commission possibly next summer." The city does not yet know which hotel brand would occupy the proposed hotel component.

Staff also described several housing projects across the city. One near the 405 Freeway was recently deemed complete and would include 68 attached townhomes and four affordable accessory dwelling units (ADUs) using the city’s density‑bonus provisions. Another tentative tract map proposes 68 small‑lot, detached single‑family homes with five affordable units (four configured as duplexes and one standalone) and 28 houses planned with ADUs. Fichtelman said some projects are still early in the review process while others have progressed further through plan checks and permit review.

Other items in the briefing included a newly broken‑ground IONA electric vehicle charging site that has grading permits and is awaiting building permits, a three‑story mixed‑use development planned near a new community garden, and 14125 Golden West — a partially city‑funded, 100% affordable development that resolved fire‑access issues with OC Fire and is expected to resubmit soon. Staff noted that the 100% affordable project will not come before the commission for approval.

On previously approved and pending matters, staff reported Bolsa Row has power and is awaiting final inspections, and the Articraft warehouse appeal produced late environmental materials that led staff to recommend continuing the scheduled hearing to allow time for review. Fichtelman also said the commission’s recommended zoning text amendments have been approved by council and that the remaining density‑bonus text amendments are scheduled for first reading on Dec. 10.

Commissioners asked staff for follow‑ups on demolition timing and code enforcement at the Westminster Mall site. When asked whether demolition could begin in December, Fichtelman replied that a demolition permit is in plan check but officials had not provided a start date; he said code enforcement had contacted a trucking operation using the mall as a staging area and typically allows time for remedy before taking enforcement action. "As soon as that is approved, they would be able to start demo," he said, adding that the applicant had not given a firm date.

No formal motions or votes were taken on the projects during the meeting; the briefing was presented as informational and attendees were told that specific cases will return for noticed hearings as required. The commission scheduled its next regular meeting for Dec. 17, 2025, and staff committed to provide several requested updates at that meeting.