14-D
TO: Honorable Mayor and Members of the City Council
ATTENTION: Jeffrey L. Stewart, City Manager
FROM: Elizabeth Corpuz, Director of Planning and Building Services Jason P. Clarke, Senior Planner
SUBJECT: Consideration and possible action to waive further reading and adopt Ordinance No. 1423 – An Ordinance approving a Zone Change (ZC 22-02) from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District) on property located at 10343-10351 Mapledale Street and amending the zoning map.
DATE: February 13, 2023
EXECUTIVE SUMMARY
Ordinance No. 1423 was introduced on January 23, 2023. Accordingly, a second reading and adoption is recommended. If adopted, the ordinance will take effect in 30 days.
RECOMMENDATION TO CITY COUNCIL
1) W aive further reading and adopt Ordinance No. 1423; or
2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
There is no identifiable cost to the City associated with approving this Project. It is anticipated that the City may benefit from increased revenues from property taxes collected for the residential units. Additionally, new residents may provide an increase in sales tax.
ATTACHMENTS
Ordinance No. 1423…………………………………………………..….……...….…………..2 January 23, 2023, Staff Report (W ithout Attachments) ………………....……………….....8
1
CITY OF BELLFLOWER
ORDINANCE NO. 1423
AN ORDINANCE APPROVING A ZONE CHANGE (ZC 22-02) FROM R-1 (LOW DENSITY RESIDENTIAL ZONE) TO R-1 PD (LOW DENSITY
RESIDENTIAL PLANNED DEVELOPMENT OVERLAY DISTRICT) ON
PROPERTY LOCATED AT 10343-10351 MAPLEDALE STREET AND
AMENDING THE ZONING MAP
THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds and declares as follows:
A. On May 18, 2022, Samir Hijazi of Archissance (“Applicant”) filed an application for Development Review for the construction of eight, two-story, single-family dwelling units; a Tentative Map to allow the subdivision of a 41,174-square foot lot into eight lots; a Zone Change to change the zone from R -1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District); and a Site Design Review to allow f lexibility of the R-1 Zone development standards;
B. The Application was reviewed by the Director for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code (“BMC”);
C. In addition, the City reviewed the project’s environmental impacts under 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 Director completed review and scheduled public hearings regarding the application before the Planning Commission on December 5, 2022, and before the City Council on January 23, 2023;
E. Notices of Public Hearings before the Planning Commission and City Council were duly given and published in the time, form, and manner as required by law;
F. On December 5, 2022, the Planning Commission adopted Resolution No. PC 22-14 recommending the City Council approve DR-5-22-13065, Map No. 83812, ZC 22-02, and SDR 22-01;
G. On January 23, 2023, the City Council opened a public hearing to receive public testimony and other evidence regarding the application including, without limitation, information provided to the City Council by the Applicant; and
H. The City Council considered the information provided by the Director, public testimony, and the Applicant. This Ordinance, and its findings were made based upon the entirety of the administrative record including without limitation, evidence presented to the City Council at its January 23, 2023, hearings. 2 City of Bellflower
Ordinance No. 1423
SECTION 2. General Plan and Zoning. The proposed project conforms with the City’s General Plan and Title 17 (Zoning) of the BMC as follows:
A. The Land Use Designation of the project site is “L” (Low Density Residential).
Moreover, the proposed project is consistent with the following goals a nd policies of the General Plan Land Use Element:
1. General Plan Land Use Element - General Goal 2 (Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); and
2. General Plan Land Use Element - General Goal 2, Policy 2.7 (Carefully scrutinize plans for developments which will have a significant impact on the city or on surrounding developments to ensure the highest quality design).
B. The project is consistent with the following goals and policies of the General Plan Housing Element:
1. General Plan Housing Element – Goal 5, Policy 5.1 (Provide a range of housing types, including low density single-family dwelling units and moderate density townhomes in order to address the City’s share of Regional Housing Needs and Assessment (RHNA)); and
2. Policy 5.3 (Encourage infill development and reuse of underutilized land, where reuse is consistent with the desired neighborhood character).
C. The BMC zoning classification for the project site is R-1 (Low Density Residential) which allows Planned Developments.
SECTION 3. Environmental Assessment. Because of the facts identified in Section 2 of this Resolution, the proposed project is categorically exempt from additional environmental review under the California Environmental Quality Act (Pub. Res. Code §§ 21000, et. seq., “CEQA”) and CEQA Guidelines (Cal. Code Regs. Title 14, §§ 15000, et. seq.) pursuant to CEQA Guidelines §15332 — In-Fill Development Projects) because the proposed Project consists of an in-fill development that is consistent with the applicable general plan designation, general plan policies as well as with the applicable zoning designation and regulations. The Project Site 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 qualit y and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant ad verse effect on the environment.
SECTION 4. Notice of Exemption. The City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA §15062; and any other applicable law. Use exemption language.
3 City of Bellflower
Ordinance No. 1423
SECTION 5. Zone Change Findings. Pursuant to BMC § 17.104.030, the City Council makes the following findings:
A. There are changed conditions since the existing zoning became effective to warrant other or additional zoning.
The current zoning designation for the subject property is R-1 (Low Density Residential Zone). In order to subdivide this property into eight lots with only two lots having street frontage, BMC §17.60.030 requires the Planned Development Overlay Zone designation to be appended to the base zoning on the official zoning map. Once changed, the official zoning designation for this property will be R-1 PD (Low Density Residential Planned Development Overlay District) and will show as R-1 (PD) on the official zoning map. Lastly, the proposed Zone Change preserves the existing R-1 zone character because it is a zoning overlay to allow an individual residential style subdivision project.
B. Proposed change of zone will not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area.
The proposed Zone Change will not adversely affect adjoining properties as to value or precedent and will not be detrimental to the area because it will allow for a community to be developed based on the standards of the underlying and adjacent R-1 zone properties, with the exception of flexibility to the street frontages, more concrete in the front yard and reduced landscape in the front yard for specific units/lots within the project. Furthermore, the development proposes multiple individual homes that are similar to other developments currently in the area and in the city. For these reasons, the proposed Zone Change from R1 to R-1 PD is compatible with other properties in the neighborhood and other Planned Developments in the city.
C. The change of zone will be in the interest or furtherance of public health, safety and general welfare.
The change of zone from R-1 to R-1 PD, will allow the lot to be subdivided to be sold to different homeowners and in the interest or furtherance of public health, safety and general welfare, each property has been designed to maintain elements of a single-family style dwelling unit, is adequately accessible to emergency vehicles and personnel, and is aesthetically pleasing.
Furthermore, the project creates new housing designed to be compatible with the existing zoning and the proposed project increases homeownership opportunities.
D. That the approval of such change of zone will not adversely affect the Comprehensive Zoning Plan being prepared for the City, or as adopted.
The proposed Zone Change is consistent with other developments zoned R -1 PD in the area and in the community, and with the Low-Density Residential Land Use Designation and does not increase the density of the subject property. Furthermore, as set forth in § 2 of this Resolution, the proposed Zone Change is consistent with the applicable General Plan.
4 City of Bellflower
Ordinance No. 1423
SECTION 6. Approval. Based on the foregoing, the City Council approves Zone Change Case No. ZC 20-02 to change the zone to R1–PD (Low Density Residential Planned Development Overlay District) on property located at 10343-10351 Mapledale Street as set forth in attached Exhibit “A” Zone Change Map which is incorporated by reference.
SECTION 7. Construction. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council’s intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.
SECTION 8. Enforceability. Repeal of any provision of the Bellflower Municipal Code does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance’s effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.
SECTION 9. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The determinations constitute the independent findings and determinations of the City Counci l in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 10. Limitations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inev itable 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 City Council’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 Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.
SECTION 12. 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 13. Publications. The City Clerk is directed to certify the passage and adoption of this Ordinance; make a note of the passage and adoption in the records of this meeting; and, within 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
5 City of Bellflower
Ordinance No. 1423
SECTION 14. The City Clerk is directed to certify the passage and adoption of this Ordinance, cause it to be entered into the City of Bellflower’s book of original ordinances, make a note of the passage and adoption in the records of this meeting, and, within fifteen days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 15. Effective Date. This Ordinance becomes effective on the 30th day following its passage and adoption.
ORDINANCE NO. 1423 HAD ITS FIRST READING ON JANUARY 23, 2023, ITS SECOND READING ON FEBRUARY 13, 2023, AND WAS DULY PASSED,
APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF FEBRUARY 13, 2023.
Sonny R. Santa Ines, Mayor
ATTEST:
________________________________
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
________________________________
Karl H. Berger, City Attorney
ATTACHMENT:
Exhibit A – Zone Change Map
6 Exhibit A – Zone Change Map
Ordinance No. 1423 for ZC 22-02
7
TO:Honorable Mayor and Members of the City Council
ATTENTION: Jeffrey L. Stewart, City Manager
FROM:Elizabeth C. Oba, Director of Planning and Building Services Jason P. Clarke, Senior Planner
SUBJECT: Consideration and possible action to 1) conduct a public hearing to consider an application from Samir Hijazi of Archissance to approve a Development Review, a Tentative Map, a Zone Change, and a Site Design Review; 2) adopt Resolution No. 23-03 – A Resolution approving Development Review Case No. DR-5-22-13065 to allow the construction of eight, two-story, single-family residences with attached garages; Tentative Map No. 83812 to allow the subdivision of a 41,174-square foot lot into eight lots; and Site Design Review Case No. SDR 22-01 to allow flexibility of the development standards on property located at 10343-10351 Mapledale Street; 3) read by title only, waive further reading, and introduce Ordinance No. 1423 – An Ordinance approving a Zone Change (ZC 22-02) from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District) on property located at 10343-10351 Mapledale Street and amending the zoning map.
DATE:January 23, 2023
EXECUTIVE SUMMARY
If approved, the Applicant would be allowed to subdivide an existing 41,174-square foot lot into eight, single-family lots and construct eight, two-story, single-family residences with attached garages on each lot. On November 5, 2022, the Planning Commission recommended approval of the Project to City Council.
RECOMMENDATION TO CITY COUNCIL
1)Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 23-03 and read by title only, waive further reading, and introduce Ordinance No. 1423; or
2)Alternatively, discuss and take other action related to this item. 9-A
8 Staff Report – 10343-10351 Mapledale Street
January 23, 2023
TYPE OF ACTION (LEGISLATIVE AND QUASI-JUDICIAL)
Legislative: The recommended action includes a change to the Zoning Map. In considering such actions, the City Council acts in its discretionary legislative capacity (formulating rules that apply to all future cases). For the zone change, the City Council must make these findings (BMC § 17.104.030):
· There are changed conditions since the existing zoning became effective to warrant other or additional zoning.
· The proposed zone change will not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area.
· The proposed zone change will be in the interest or furtherance of public health, safety and general welfare.
· Approving the zone change will not adversely affect the City’s Comprehensive Zoning Plan.1
Here, adopting Ordinance No. 1423 is required before any other approval may be granted for the project, i.e., Ordinance No. 1423 must become effective in order for the tentative map, development review, or site design review to be effective. Accordingly, all other approvals – if granted by the City Council – are dependent upon Ordinance No. 1423 becoming effective.
Quasi-judicial: The City Council will act in a quasi-judicial role when considering the tentative map and Development Review/Site Design applications. When doing so, the City Council applies facts gathered during a public hearing to existing law. Just like a court, the City Council can only consider facts that are relevant to the case. A party appearing before the legislative body is entitled to
•Notice of the proposed action;
•Reasons for the action;
•A copy of the evidence on which the action is based; and •The right to respond before a reasonably impartial, noninvolved reviewer. 1 Editor’s note: this phrase is not defined within the BMC, but is likely meant to be “General Plan.” 9 Staff Report – 10343-10351 Mapledale Street
January 23, 2023
TYPE OF ACTION (LEGISLATIVE AND QUASI-JUDICIAL) – Continued The City Council must base its decisions upon substantial evidence within the record. “Substantial evidence” generally means enough relevant information and reasonable inferences from information gathered during a public hearing that a fair argument can be made to support a conclusion, even though other conclusions might also be reached.
Argument, speculation, unsubstantiated opinion or narrative, evidence which is clearly erroneous or inaccurate, or evidence of social or economic impacts does not constitute substantial evidence. Substantial evidence includes facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts. If the City Council asks irrelevant questions and bases its decision-making on such questions, a court may overturn the City Council’s decision and potentially hold the City liable for violating the applicant’s constitutionally protected due process rights.
Pursuant to Government Code § 66474, a tentative map must be approved UNLESS the City Council can make specific findings for denial (see also BMC §§ 16.08.080 and
16.08.090). As set forth in the Resolution, there are no facts that would support findings for denial after Ordinance No. 1423 becomes effective. Thereafter, the project will comply with the BMC’s zoning requirements and is consistent with the General Plan.
To approve the Map, the City Council must find that the Project meets the findings outlined in BMC § 16.08.070 (Tentative Maps – Required Findings):
A. That the proposed Project is consistent with the Bellflower General Plan.
B. That the proposed Project is consistent with any applicable Planned Development.
C. That the proposed Project is consistent with the provisions of the Bellflower Municipal Code.
D. That the proposed Project is in the interest of public health and safety.
E. That the proposed Project is a necessary prerequisite to the orderly development of the surrounding area.
To approve the DR, the City Council must find that the Project meets the findings outlined in Bellflower Municipal Code (“BMC”) § 17.80.040 (Findings Required):
A. That the proposal is consistent with the Bellflower General Plan and this Code.
B. That the design of the proposal is appropriate to the City, the neighborhood, and the lot on which it is proposed; and
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 § 17.80.010.
10 Staff Report – 10343-10351 Mapledale Street
January 23, 2023
TYPE OF ACTION (LEGISLATIVE AND QUASI-JUDICIAL) – Continued To approve the SDR, the City Council must find that the Project meets the findings outlined in BMC § 17.60.060 (Site Design Review—Findings for Approval):
A. That the proposed Project is compatible with the surrounding neighborhood and adjacent properties.
B. That the proposed Project incorporates superior site design techniques that demonstrate innovative and creative utilization of design principles.
C. That the proposed Project demonstrates superior architecture and the use of high- quality building materials, building fixtures and architectural treatments and amenities.
D. That the proposed Project has open space that is designed in a manner where the open space is functional and is grouped in a manner that maximizes the appearance and use of open space.
FISCAL IMPACT
There is no identifiable cost to the City associated with approving this Project. It is anticipated that the City may benefit from increased revenues from property taxes collected for the residential units. Additionally, new residents may provide an increase in sales tax.
PUBLIC NOTICE
A Notice of Public Hearing was published in the Los Cerritos Community News newspaper on January 13, 2023. Public hearing notices were sent on January 11, 2023 to 39 property owners within a 300’ radius of the Project area and posted at City Hall, Bellflower Substation, Thompson Park, Simms Park, and Caruthers Park. A public hearing notice was also posted on the subject site on January 12, 2023. As of the writing of this staff report, the City has not received any correspondence.
CEQA STATUS
The actions in adopting the Resolution and Ordinance are exempt from environmental review under the California Environmental Quality Act (California Public Resources Code §§ 21000,et seq., “CEQA”) and CEQA Guidelines (14 California Code of Regulations §§ 15000,et seq.) pursuant to CEQA Guidelines § 15532, Class 32 (In-Fill Development Projects). The proposed Project consists of an in-fill development that is consistent with the applicable general plan designation, general plan policies as well as with the applicable zoning designation and regulations. The Project Site 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. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. 11 Staff Report – 10343-10351 Mapledale Street
January 23, 2023
BACKGROUND
On December 5, 2022, the Planning Commission considered the proposed Project. At that time, the Planning Commission received testimony from the Applicant and the public.
The individual from the public that spoke was a property owner in the neighborhood and expressed concerns regarding the size of the lot to accommodate eight units, fire truck or trash company access to the property, potential vehicular traffic, and impacts to the nearby schools. After closing the public hearing, the Planning Commission recommended the City Council approve the Project with modified and added conditions as follows:
19. Trash service must be provided in an appropriate manner subject to the review and approval by the Director of Planning and Building Services, and the City’s franchise trash collector (e.g., CR&R). The Developer must coordinate with the trash collector to provide onsite pick-up service only; curb side pick-up service is not permitted. Each dwelling unit must provide the following carts for their disposal need:
a. One (1) black cart for trash,
b. One (1) cart for food waste,
c. One (1) green cart for green waste, and
d. One (1) blue cart for recyclable waste.
32. Each of the subject properties are limited to future additions. No additional bedrooms may be added or converted to any of the dwelling units. All lofts, dens/office are prohibited from being converted to bedrooms. Other additions including enlarging bedrooms or other areas of the dwelling unit may be processed for a Planning approval and Construction Permit through the City’s Development Review process. In the event the proposed addition is substantially changing a dwelling unit, the Director of Planning and Building Services may require the City Council to review the Project through a public hearing. This condition must be included in the CC&R’s.
42. The Applicant must install and maintain mature landscaping throughout the subject property, as depicted on the Project’s fly-through video.
PROJECT PROPOSAL
The Applicant is proposing to subdivide an existing 41,174-square-foot lot into eight single-family lots (see Table 2.0 Lot Coverage by Percentage for total lot sizes). The developer will demolish the two existing units on the lot, regrade the site and then construct eight, two-story, single-family residences with attached garages on the subject property. Approval of a DR, Tentative Map, ZC, and SDR are required for this Project.
Site/Building Configuration and Fencing:The Applicant proposes eight, separate units ranging in size from 2,175-square feet to 2,778-square feet, along with attached two or three-car garages. The Applicant proposes to remove the existing chainlink fences along the perimeter and construct decorative 6-foot high block walls, construct 6-foot high vinyl fences between each unit, and construct a 42-inch high decorative fence/wall in the front/street side yard adjacent to Mapledale Street.
12 Staff Report – 10343-10351 Mapledale Street
January 23, 2023
BACKGROUND – Continued
Floor Plan Configuration: The proposed floor plan for each unit is as follows:
· Units 1 & 2: The first floor includes a two-car garage, kitchen, great room, dining room, and a power room. The second floor includes 2 bedrooms, upper family room, 2 bathrooms and a power room, and laundry room.
· Units 3 to 6: The first floor includes a three-car garage (including 2 tandem spaces), dining room, kitchen, bathroom, great room, and a den/office. The second floor includes 3 bedrooms, laundry room, balcony, a loft area, and 2 bathrooms. · Units 7 & 8: The first floor includes a three-car garage (including 2 tandem spaces), kitchen, dining room, great room, and powder room. The second floor includes 3 bedrooms, 2 bathrooms, a laundry room, a balcony, and a loft area. (See Table
1.0 Building Statistics below for complete details for each unit).
Driveway and Parking:Pursuant to BMC §17.24.120, the minimum required driveway width for this Project is 20 feet. The proposed 20-foot wide driveway is located in the middle of the development and flanked by four units on each side. Decorative material is proposed throughout the Project. A total of 30 parking spaces are proposed, which includes 2 attached two-car garages, 6 attached three-car garages (with two tandem spaces), and 8 visitor spaces. The visitor spaces are placed parallel to the driveway.
R-1 Development Standards: Attachment E is included, which details the Project’s compliance with the R-1 Zone, related to a typical single-family type residential development. The Applicant is requesting approval of a Site Design Review to allow flexibility on certain development standards.
Building and Site Specifics: Following are tables containing the specifics for the building and site:
Table 1.0 Building Statistics
Lot Bedrooms Bathrooms Total 1st
Floor Area
Total 2nd
Floor
Area
Habitable
Area
Garage
Area
1 2 2.5 993 1,182 2,175 430
2 2 2.5 993 1,182 2,175 430
3 3 3 1,182 1,596 2,778 683
4 3 3 1,182 1,596 2,778 683
5 3 3 1,182 1,596 2,778 683
6 3 3 1,182 1,596 2,778 683
7 3 2 980 1,519 2,499 683
8 3 2 980 1,519 2,499 683
13 Staff Report – 10343-10351 Mapledale Street
January 23, 2023
BACKGROUND – Continued
Table 2.0 Lot Coverage by Percentage
Lot Lot Area Landscaped
Area
Percent Concrete
Area
Percent Building
Area
Lot
Coverage
1 5,351.19 2,118.56 39.60%1,611.57 30.11%1,621.06 30.29% 2 5,308.56 2,079.79 39.18%1,607.71 30.28%1,621.06 30.54% 3 5,078.75 1,456.68 28.68%1,527.07 30.07%2,095 41.25%
4 5,078.71 1,456.64 28.68%1,527.07 30.07%2,095 41.25%
5 5,078.75 1,490.05 29.34%1,493.70 29.41%2,095 41.25%
6 5,078.71 1,490.01 29.34%1,493.70 29.41%2,095 41.25%
7 5,089.15 1,491.64 29.31%1,726.05 33.92%1,871.46 36.77% 8 5,109.92 1,508.88 29.53%1,729.58 33.85%1,871.46 36.62%
PROJECT ANALYSIS
Development Review: Pursuant to BMC § 17.80.020(A)(5) (Improvements Subject to Development Review), the proposed building is subject to Development Review by the Planning Director, or designee. However, pursuant to BMC § 17.80.030(C), (Development Review Procedures for Improvements Listed in § 17.80.020 (A)), when a development review application requires other approvals by the City, such as a variance, conditional use permit, subdivision or zone change, the development review will occur concurrently with the City Council’s review of the other requests, to expedite the development process. As conditioned, the Project meets all the findings, as outlined in Resolution No. 23-03 (Attachment A).
Tentative Map: By subdividing the existing lot, it would allow each lot to be sold separately. As conditioned, the Project meets all the findings, as outlined in Resolution No. 23-03 (Attachment A).
Zone Change: Pursuant to BMC Chapter 17.60, a Zone Change is required for this Project in order to vary from the provisions of the Zoning and/or Subdivision Ordinances. Before it may adopt the Zone Change, the City Council must find that the Project complies with all the provisions of the Planned Development Overlay Zone. As conditioned, the Project meets all the findings, as outlined in Resolution No. 23-03 (Attachment A).
Site Design Review: Pursuant to BMC §17.60.010 (P-D Planned Development Overlay District – Purpose and Intent), a Planned Development, through the approval of a Site Design Review, is intended to allow for flexibility with respect to the underlying development standards. The Applicant is requesting flexibility on the following standards:
1.No street frontages for lots 3 – 8;
2.Exceed maximum allowable concrete area within front yard setback for all lots; and
3.Provide reduced landscaped within front yard setbacks for all lots. 14 Staff Report – 10343-10351 Mapledale Street
January 23, 2023
BACKGROUND – Continued
See the Planning Commission staff report in Attachment C for a complete description of the above three flexible design requests. As conditioned, the Project meets all findings, as outlined in Resolution No. 23-03 (Attachment A).
General Plan and Zoning:Based on the General Plan and Zoning density requirements for the site, the subject site is allowed to be developed with a maximum of eight units. The proposed development does not exceed the allotted density for the property as prescribed in the Bellflower General Plan and the development standards of the R-1 Zone. Therefore, the proposed development complies with the allotted density for the area and is consistent with the Goals and Policies of the General Plan and standards of the Zoning Ordinance, as outlined in Resolution No. 23-03 (Attachment A).
ATTACHMENTS
A.Resolution No. 23-03 .............................................................................................. 09 B.Ordinance No. 1423 ................................................................................................ 26 C.Planning Commission Staff Report (without attachments) ...................................... 32 D.Resolution No. PC 22-14 (without exhibit) .............................................................. 39 E.Development Standards Compliance Table ............................................................ 47 F.Aerial Map, Assessor’s Map, Zoning Map and General Plan Map .......................... 48 G.Documents and Plans Submitted by Applicant…………………………………………52 15