TO: Honorable Mayor and Members of the City Council.
ATTENTION: Jeffrey L. Stewart, City Manager
FROM: Elizabeth Corpuz, Director of Planning and Building Services
SUBJECT: Consideration and possible action to consider appealing Planning Commission approval of Development Review Case No. DR-8-21-12200 to allow the conversion of existing office spaces on the second floor into eight residences and Minor Modification Case No. MDV-3-22-12882 to allow for 21 parking spaces instead of the minimum 23 required parking spaces on property located at 17055-17057 Bellflower Boulevard within Area 2 of the Town Center (TC) District.
DATE: May 9, 2022
EXECUTIVE SUMMARY
This item has been placed on the agenda at the request of Mayor Dunton.
On May 2, 2022, the Planning Commission adopted Resolution No. PC 22-06 approving the conversion of existing office spaces on the second floor into eight residences and approving 21 parking spaces instead of the required 23 parking spaces, as presented (vote 3-2).
The Director of Planning and Building Services has determined that BMC Section
17.112.020 is applicable. This Section allows any decision by the Planning Commission to be appealed to the City Council. Mayor Dunton is requesting the Planning Commission decision be appealed by the City Council.
The City Council would need to issue an order to appeal the Planning Commission’s decision within 10 days per BMC Section 17.112.070. Should the Council decide to appeal the Planning Commission’s decision, the de novo hearing would need to be set for a future date.
RECOMMENDATION TO CITY COUNCIL
1) Consider Mayor Dunton’s request to appeal the Planning Commission approval of DR-8-21-12200 and MDV-3-22-12882;
2) Provide direction to staff on whether to schedule a de novo public hearing; or
3) Alternatively, discuss and take other action related to this item.
ATTACHMENT
Resolution No. PC 22-06
4‐A
CITY OF BELLFLOWER
RESOLUTION NO. PC 22-06
A RESOLUTION APPROVING DEVELOPMENT REVIEW CASE NO. DR-8- 21-12200 TO ALLOW THE CONVERSION OF EXISTING OFFICE SPACES
ON THE SECOND FLOOR INTO EIGHT RESIDENCES CONSISTING OF ONE 2-BEDROOM UNIT, TWO STUDIOS, AND FIVE 1-BEDROOM UNITS TOTALING APPROXIMATELY 4,388 SQUARE FEET OF LIVING SPACE; AND MINOR MODIFICATION CASE NO. MDV-3-22-12882 TO ALLOW FOR 21 PARKING SPACES INSTEAD OF THE MINIMUM REQUIRED 23 PARKING SPACES ON PROPERTY LOCATED AT 17055-17057
BELLFLOWER BOULEVARD WITHIN AREA 2 OF THE TOWN CENTER
TC) DISTRICT.
THE PLANNING COMMISSION RESOLVES AS FOLLOWS:
SECTION 1. Recitals. The Planning Commission finds and declares as follows:
A. On August 2, 2021, Oscar Ramos, Representing 11015 Paramount, LLC, A California Limited Liability Company ("Applicant") filed an application for Development Review Case No. DR-8-21-12200 to allow the conversion of existing office spaces on the second floor into eight residences consisting of one 2-bedroom unit, two studios, and five 1-bedroom units totaling approximately 4,388 square feet of living space; and Minor Modification Case No. MDV-3-22- 12882 to allow for 21 parking spaces instead of the minimum required 23 parking spaces; the application was initially deemed incomplete. Revised plans and other submittal requirements were submitted on January 27, 2022, which was deemed complete;
B. The Application was reviewed by the City's Department of Planning and Building Services for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC");
C. In addition, the City determined that this project is Categorically Exempt (Section 15332, Class 32) from the provisions of the California Environmental Quality Act Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations");
D. The Department of Planning and Building Services completed its review and scheduled a public hearing regarding the Application before this Planning Commission on April 18, 2022;
E. Notice of Public Hearing before the Planning Commission was duly given and published in the time, form, and manner as required by law; F. On April 18, 2022, the Planning Commission opened a public hearing to receive public testimony and other evidence regarding the application including, without limitation, information provided to the Planning Commission by the Applicant. At the conclusion of the meeting and at the request of the Applicant, the Commission continued the public hearing to May 2, 2022;
City of Bellflower
Resolution No. PC 22-06
G. On May 2, 2022, the Planning Commission re-opened the continued public hearing to receive public testimony and other evidence regarding the application including, without limitation, information provided to the Planning Commission by the Applicant; and
H. The Planning Commission considered the information provided by City Staff, public testimony, and the Applicant. This Resolution, and its findings, are made based upon the evidence presented to the Planning Commission at its April 18, 2022 and May 2, 2022 hearings including, without limitation, the staff reports submitted by the Department of Planning and Building Services on both the above dates.
SECTION 2. Factual Findings and Conclusions. The Planning Commission finds that the following facts exist:
A. The Applicant seeks approval of a Development Review to allow the conversion of existing office spaces on the second floor into eight residences consisting of one 2-bedroom unit, two studios, and five 1-bedroom units totaling approximately 4,388 square feet of living space; and Minor Modification Case No. MDV-3-22- 12882 to allow for 21 parking spaces instead of the minimum required 23 parking spaces within Area 2 of the Town Center (TC) District;
B. The Project Site is located at the northwest corner of Park Street and Bellflower Boulevard. The Project Site has pedestrian access from Bellflower Boulevard, an 80-foot wide secondary arterial; and vehicular access from Park Street, a 50- foot wide collector street;
C. The Project Site is located within Area 2 of the Town Center (TC) District, with a General Plan Land Use Designation of"C" (Commercial);
D. The Project Site is bounded to the north, south, and east by Town Center (TC) District Area 2; to the west, the property is bounded by a lot zoned R-2 (Medium Density Residential); and
E. The Project Site is approximately 11,838 square feet (0.27 acres) in area and is developed with a two-story high commercial building.
SECTION 3. Environmental Assessment. Because of the facts identified in Section 2 of this Resolution, the proposed project is exempt from the requirements of CEQA because it is categorically exempt under the CEQA Guidelines and Bellflower Guidelines which identify the project as a Class 32 (Section 15332), because the proposed project is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. No special circumstances exist that would create a reasonable possibility that the proposed project will have a significant adverse effect on the environment.
SECTION 4. Zoning and General Plan. The proposed project conforms with the City's General Plan and the zoning regulations in the BMC as follows:
City of Bellflower
Resolution No. PC 22-06
A. Ordinance No. 869 was adopted to include "residences (second floor and above)" as a conditionally permitted use. In 1998, Ordinance No. 930 was adopted, which currently allows for "residences (second floor and above)" as a permitted-by-right use.
B. The Land Use Designation of the project site is "C" (Commercial). Although, the project is a residential use located within the Commercial land use designation, the project remains in compliance with the General Plan in that Negative Declaration No. 96-5, which was prepared for Ordinance No. 869, found the provisions that allowed for residential uses (second floor and above) within the TC District to be consistent with the applicable development polices of the Comprehensive General Plan.
Moreover, the proposed project is consistent with Land Use Element — General Goal 2 (Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); Housing Element — Policy 5.1 Provide a range of housing types, including higher density multiple family dwellings in order to address the City's share of Regional Housing Needs and Assessment (RHNA)); and Housing Element — Policy 5.3 (Encourage infill development) of the General Plan.
SECTION 5. Development Review Findings. The Planning Commission finds as follows:
A. That the proposal is consistent with the Bellflower General Plan and the Bellflower Municipal Code.
The proposal involves conversion of existing office spaces on the second floor into eight residences consisting of one 2-bedroom unit, two studios, and five 1- bedroom units totaling approximately 4,388 square feet of living space which is consistent with adjacent uses and the Goals and Policies of the General Plan, including without limitation: Land Use Element — General Goal 2 (Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); Housing Element — Policy 5.1 (Provide a range of housing types including higher density multiple family dwellings in order to address the City's share of Regional Housing Needs and Assessment (RHNA)); and, Housing Element — Policy 5.3 (Encourage infill development). In addition, the BMC zoning classification for the project is Town Center (TC) District - Area 2 allows residences on second floors and above. Furthermore, the proposed development, as conditioned, meets the purpose and intent of BMC § 17.48 Town Center (TC) District), and has applied for all proper approvals to establish the use.
B. That the design of the proposal is appropriate to the City, the neighborhood, and the lot on which it is proposed.
The proposal involves converting existing office spaces into residential units.
Although BMC § 17.80 (Development Review) does not contain specific design standards, its intent is to preserve property values and encourage the most appropriate and beneficial use of land by encouraging the most appropriate and
City of Bellflower
Resolution No. PC 22-06
beneficial use of land so as to safeguard the general welfare of the community, and that individual rights are weighed against the needs and requirements of the community. Therefore, the proposed conversion and upgrades are appropriate to the City, the neighborhood, and the lot on which it is located.
C. That the design of the proposal is compatible with its environment with respect to use, forms, materials, colors, setbacks, location, height, design, or similar qualities as specified in BMC Section 17.80.010.
The design of the proposal is compatible with its environment by enhancing the appearance of the existing building through completion of exterior improvements that include: the removal of wall projections new paint, installation of new window fabric awnings, installation of modern lighting fixtures, and construction of faux balconies with modern horizontal slat guardrails. In keeping with traditional building design, the existing stonework on the building is proposed to be preserved.
SECTION 6. Minor Modification Findings. Pursuant to BMC § 17.100.080(D), the Planning Commission finds as follows:
A. That completion of the project as proposed is consistent with the objectives of the General Plan and intent of the zoning regulations.
As set forth in Section 4, the proposed is consistent with General Plan and zoning regulations.
B. That the minor modifications will not adversely affect the health, safety or general welfare of persons residing or working on the site or in the vicinity.
As set forth in Sections 4, the requested minor modification (i.e., a 10% decrease in the number of required parking spaces — providing 21 parking spaces instead of the minimum required 23) will not adversely affect the health, safety or general welfare of persons residing or working on the site or the vicinity in that a parking assessment that forecasted a parking demand of 17 parking spaces during weekday peak hours, and 18 parking spaces during weekend peak hours was completed. At 21 parking spaces, the parking study determined that the proposed parking supply is sufficient, which was reviewed by the City Traffic Engineer.
C. That the proposed project is consistent with the requirements of the California Building Code as adopted by the BMC.
The entire project is subject to a plan check review process, at which time, the project will be subject to review and approval by the Building and Safety Division.
Prior to approving the project, the project plans must demonstrate that it will comply with the California Building Code, as adopted by the BMC.
SECTION 7. Approval. Subject to the conditions set forth in the attached "Exhibit A," which are incorporated by reference, the Planning Commission approves Development Review Case No. DR-8-21-12200 and Minor Modification Case No. MDV-3-22-12882.
City of Bellflower
Resolution No. PC 22-06
SECTION 8. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the Planning Commission's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.
SECTION 9. Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 10. Limitations. The Planning Commission's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the Planning Commission's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues.
The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 11. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the Planning Commission intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Resolution are severable.
SECTION 12. Preservation. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.
SECTION 13. This Resolution will remain effective until superseded by a subsequent resolution.
SECTION 14. This Resolution is the Planning Commission's final decision and will become effective immediately upon adoption, and will remain effective unless the action is appealed within ten days pursuant to BMC §17.112.
SECTION 15. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
SECTION 16. The Planning Commission Secretary is directed to mail a copy of this Resolution to the Applicant and to any other person requesting a copy.
SECTION 17. The Planning Commission Chairman, or presiding officer, is hereby authorized to affix his signature to this Resolution signifying its adoption by the Planning Commission of the City of Bellflower, and the Planning Commission Secretary, is directed to attest thereto.
City of Bellflower
Resolution No. PC 22-06
PASSED, APPROVED, AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF BELLFLOWER THIS 2nd DAY OF MAY 2i .
di
Aar• D .ke, Chairman
Attest:
11 S75
Eliza, orpuz, Secretary
Approved as to form:
Timothy E. C."'", f; Assistant City Attorney
Exhibit A - •nditions of Approval
EXHIBIT A
RESOLUTION NO. PC 22-06 – CONDITIONS OF APPROVAL FOR
DEVELOPMENT REVIEW CASE NO. DR-8-21-12200
MINOR MODIFICATION CASE NO. MDV-3-22-12882
In addition to all applicable provisions of the Bellflower Municipal Code (“BMC”), Oscar Ramos (representing 11015 Paramount, LLC, a California Limited Liability Company) (“Applicant”), agrees that he will comply with the following provisions as conditions for the City of Bellflower’s approval of Development Review Case No. DR-8-21-12200, and Minor Modification Case No. MDV-3-22-12882 (“Project Conditions”).
Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in this Conditions of Approval use the definitions set forth in the BMC.
Standard Project Conditions
1. The project site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted plans date-stamped January 27, 2022, unless revisions and/or additional conditions are specifically required herein.
2. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with these Project Conditions, are binding upon Applicant’s successors in interest. These Project Conditions may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the BMC.
3. Any proposed deviations from the exhibits, Project Description or Project Conditions must be submitted to the Director for review and approval. Any unapproved deviations from the Project approval will constitute a violation of the permit approval.
4. When exhibits and/or written Project Conditions are in conflict, the written Project Conditions prevail.
5. The effectiveness of this Project will be suspended for the time period that any Project Condition is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Project Condition is invalidated by a court of law, the Project must be reviewed by the City and substitute conditions may be imposed.
6. The Permittee is responsible for ascertaining and paying all City Development fees, including without limitation, Public Facilities, Park, and Public Art Fees as required by the BMC. In addition, the impact fees established by the Consolidated Fire Protection District of Los Angeles County and Bellflower Unified School District must also be paid in accordance with the requirements of those entities. This condition also serves as notice pursuant to Government Code § 66020(d) that the City of Bellflower is imposing development impact fees (“DIFs”).
City of Bellflower
Resolution No. PC 22-06 - Exhibit A
7. The Applicant/Property Owner agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney’s fees), injuries, or liability, arising from the City’s approval of DR-8-21- 12200, and MDV-3-22-12882, except for such loss or damage arising from the City’s sole negligence or willful misconduct. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City’s approval of DR-8-21-12200, and MDV-3-22-12882, the Applicant agrees to defend the City (at the City’s request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section, “the City” includes the City of Bellflower’s elected officials, appointed officials, officers, and employees.
8. The Applicant must comply with all requirements of this Resolution, the applicable Zone, the BMC, rules and regulations and applicable law, policies and regulations of any State, Federal or local agency with jurisdiction thereof.
9. The Applicant must sign this Conditions of Approval, as set forth below, to acknowledge acceptance within 30 days from the date of approval by the Planning Commission.
10. The City will only issue permits for development, including grading, when the construction documents (e.g., grading plans and building plans) substantially comply with the approved plans. The size, shape arrangement, use and location of buildings, walkways, parking areas, drainage facilities, and landscaped areas must be developed in substantial conformity with the approved plans. Substantial conformity may be determined by the Director.
11. This decision is not effective until Applicant acknowledges acceptance of all conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal.
By use of the entitlements granted by a development application, the Applicant acknowledges agreement with Project Conditions.
12. The Applicant must reimburse the City for all attorneys’ fees expended by the City that are directly related to the processing of this project. The City will not issue a Certificate of Occupancy or other final occupancy approval until all attorneys’ fees are paid by the Applicant.
13. Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this section, is not approved. Any application and/or plans which are defective as to, but not limited to, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any entitlements granted by this section null and void. Construction must cease until all requirements of this section are complied with. Development entitlements may be withheld until violations of the BMC are abated.
City of Bellflower
Resolution No. PC 22-06 - Exhibit A
14. The Applicant must provide a sheet on the construction plans with the City of Bellflower signed Resolution stating the Project Conditions, as adopted by the Planning Commission. The information must be incorporated into the plans before the City issues a construction permit.
15. The Applicant must comply with all Project Conditions before the City issues a certificate of occupancy.
Specific Project Conditions
Planning
16. Vehicles associated with the construction of the project, including, but not limited to, work trucks and personal vehicles of the contractors and their employees must be parked off-street.
17. Postal delivery receptacles must be located behind the sidewalk and installed in a manner approved by the United States Post Office.
18. A new decorative block wall (i.e., stuccoed with decorative concrete cap), with a minimum height of 6’-0”, as measured from the finished grade of the subject property, except within the front yard setback where a fence, wall, or hedge is not to exceed forty-two (42) inches in height, to the satisfaction of the Director of Planning and Building Services or their designee must be erected along the westerly property line.
19. The applicant must obtain the neighbor’s consent and approval in writing prior to conducting any work on walls located on adjacent properties. Prior to the installation of the wall, the Applicant is responsible for contacting abutting property owners for potential removal of existing fencing and construction of any new block wall.
20. The applicant is responsible for submitting construction plans to include details showing the location, height, material, and section of all walls.
21. All parking spaces are limited to passenger vehicles only and at no time can the spaces be used for RV, trailers or other recreational vehicles.
22. No outside storage (i.e. recreational vehicles, trailers, disrepair or dismantled vehicles, furniture) may be permitted within the driveway areas, or parking stalls.
23. Repair of vehicles and furniture is prohibited within any parking areas.
24. Each of the units are limited to future additions. No additional bedrooms may be added to any of the units. Other additions including enlarging bedrooms or other areas of the units may be processed for a Planning approval and Construction Permit through the City’s Development Review process.
City of Bellflower
Resolution No. PC 22-06 - Exhibit A
In the event the proposed addition is substantially changing a unit, the Director of Planning and Building Services may require the Planning Commission to review the project through a public hearing.
25. The driveway surface must be designed and constructed in a manner to support ingress and egress of vehicles to the satisfaction of the City Engineer.
26. To improve the aesthetics of the existing landscape planters along Bellflower Boulevard and Park Street, plants must be provided and maintained within the existing planters. In addition, a landscape plan must be submitted, for review and approval by the Planning Division, prior to issuance of a Certificate of Occupancy or other final occupancy approval.
27. The Applicant must submit a comprehensive Master Sign Plan.
28. The Applicant/Property Owner must submit a photometric plan, subject to Director’s review and approval.
29. The trash enclosure must incorporate a decorative roof/trellis, subject to review and approval by the Planning Division.
30. The project must provide decorative, stamped, colored concrete within the front yard setback.
31. The parking lot must be re-slurried and maintained in good condition.
Building
32. Structural calculations must be provided at plan check submittal.
33. At plan check submittal, the Cover Sheet must include the following information:
a. Owner’s name, address, and contact information;
b. Design team’s name(s), address, and contact information; c. Fire sprinkler system;
d. Sheet index listing all sheets included in submittal package; and e. Vicinity map.
34. At plan check submittal, the Site Plan must provide the following information:
a. One existing site plan at 1/8” = 1’-0” scale;
b. One proposed site plan 1/8” = 1-0” scale; and
c. All utilities (electrical, gas, sewer, water) pipe sizes, locations, and connection points are to be identified.
35. The plan check submittal must comply with all Accessibility Codes. A CASp Plans Examiner must review the plans prior to submitting.
36. The plan check submittal must include a door schedule and window schedule.
37. The plan check submittal must include ventilation calculations.
City of Bellflower
Resolution No. PC 22-06 - Exhibit A
38. The plan check submittal must provide smoke and carbon monoxide alarms.
39. The plan check submittal must include the following:
a. Parking plans with calculations;
b. Egress plans;
c. Mechanical, electrical, and plumbing plans;
d. Foundation plans;
e. Framing plans with job specific details;
f. Roof plan.
40. The plan check submittal must include a minimum of two (2) fully identified cross sections.
41. The plan check submittal must include a minimum of two (2) fully identified elevations.
42. All projects valued at $50,000 or greater require an approved Construction & Demolition (C&D) Debris Waste Management Plan (see BMC Chapter 15.44) prior to building permit issuance. All construction projects that require a C&D Debris Waste Management Plan valued at $150,000 or greater require a performance security deposit prior to building permit issuance (see BMC section
15.44.050). The applicant may contact the Public Works department at 562-804- 1424, extension 2233 regarding application submission, review, and approval of C&D Debris Management Plans.
Fire
43. The project must include an approved residential fire sprinkler system and fire alarms.
44. Any existing fire sprinkler system must conform to the new dimensions of the rooms and/or flow requirements.
45. The project must provide a method by which the interior smoke detectors will alarm when any fire sprinkler flow is detected.
46. The project must provide interior carbon monoxide detectors where needed.
City Engineering
47. Prior to the approval of the construction plans, the application must comply with the fire flow and access requirements.
48. The Applicant must contact Bellflower-Somerset Mutual Water Company to determine the existing fire flow rate in the subject area. If the existing fire flow capabilities are below the required minimum, the applicant must provide the necessary means for meeting the fire flow rates required by the Fire Department.
City of Bellflower
Resolution No. PC 22-06 - Exhibit A
49. For any new sewer connections, the Applicant must contact the Los Angeles County Sanitation District and obtain connection permits. Documentation of said permits must be submitted to the Building Official prior to the issuance of building permits. The Applicant must provide documentation from the District that sufficient sewer capacity is provided.
50. The contractor must meet with the City Public Works inspector prior to any construction within the public right-of-way.
51. All work within the public right-of-way, including placing and removal of traffic control devices are restricted to the hours between 8:30 A.M. and 3:30 P.M., Monday through Friday. No work requiring continuous inspection or traffic control may be done on Saturday, Sunday or Holidays, unless prior arrangements have been made at least one week in advance with the approval of the City Engineer.
52. The developer, at his/her cost, will be responsible for the relocation, as necessary, of any public or private utility or other obstruction to facilitate the construction within the public right-of-way.
53. Permits are required for all work within the public right-of-way.
By signing this document, Oscar Ramos, representing 11015 Paramount, LLC, a California Limited Liability Company (“Applicant”), certifies that he has read, understood, and agrees to the Project Conditions listed in this document.
Oscar Ramos, representing 11015 Paramount, LLC, a California Limited Liability Company (Applicant)
By signing this document, Angel L. Ramos, agent for 11015 Paramount, LLC, a California Limited Liability Company (“Property Owner”), certifies that he has read, understood, and agrees to the Project Conditions listed in this document.
Angel L. Ramos, agent for 11015 Paramount, LLC, a California Limited Liability Company (“Property Owner”)
(Property Owner)
{If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company}