Cities in Orange County are reconsidering zoning strategies for redeveloping former mall sites.
During the latter half of the 20th century, particularly spanning from the 1950s through the 1970s, Orange County experienced a profound transformation, evolving from its agrarian origins into a hub for consumer culture defined by the shopping mall. Between 1958 and 1979, shopping centers proliferated across the region, captivating millions of consumers and significantly influencing local economies. Cities such as Costa Mesa, Newport Beach, Anaheim, and Huntington Beach thrived, relying on the sales tax revenues generated by these retail destinations to enhance their general funds, bolster public services, and maintain infrastructure.
This era of shopping mall dominance, however, is waning. The advent of e-commerce, accelerated further by the COVID-19 pandemic, has severely impacted many of the once-thriving retail centers within Orange County. Notable malls, including the Village at Orange, no longer exist, while others like the Brea, Westminster, and Laguna Hills malls find themselves undergoing redevelopment as they struggle to adapt to changing consumer preferences.
The decline of traditional shopping malls has sparked a significant shift in land use policy and zoning regulations across the county. Facing substantial state housing mandates, budgetary challenges, and a surplus of underutilized commercial land, cities are increasingly abandoning outdated “fiscal zoning” practices. Instead, they are transitioning toward mixed-use zoning strategies that incorporate residential developments alongside retail spaces designed to cater to essential needs, dining, personal services, and entertainment.
In Westminster, for instance, demolition crews are working to clear the remnants of the once-prominent Westminster Mall, paving the way for an extensive 83-acre mixed-use project. This development aims to introduce 2,250 new homes and 220,000 square feet of retail space, significantly reducing the commercial footprint from the original 1.36 million square feet of storefronts. This strategic transformation is set to diversify revenue streams for the city beyond the diminishing returns of traditional retail.
Similarly, in Brea, construction is underway for 380 apartments on a portion of the former Brea Mall property, adjacent to a long-vacant Sears store. City officials have adjusted their zoning regulations to support this mixed-use development, seeking to revitalize the tax base associated with the mall property.
Orange city officials are also reevaluating their strategy regarding the 60-acre site of the former Village at Orange, which was demolished in 2024. The city is exploring options for a mixed-use development that integrates residential spaces into the existing shopping center, which now houses a Walmart and other retailers. This move is viewed as essential for reinvigorating the local tax base and ensuring the viability of remaining businesses.
The ongoing transformation of Orange County’s retail landscape illustrates a forward-thinking approach to urban planning, emphasizing mixed-use developments that create vibrant communities. This strategy not only aims to cater to contemporary consumer preferences but also seeks to stabilize municipal revenues, ensuring local governments are less vulnerable to fluctuations in retail markets. By reimagining the use of space and integrating homes, daily necessities, and services, Orange County cities are setting the groundwork for sustainable economic growth in the face of evolving societal trends.
Media News Source
