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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Kathryn Brun, Associate Planner
SUBJECT: Consideration and possible action to authorize the City Manager to execute License Agreement File No. 1048, in a form approved by the City Attorney, between James Redding and the City of Bellflower, regarding the use of public parking lots located within the Town Center District and the Civic Center.
DATE: May 28, 2024
EXECUTIVE SUMMARY
On March 20, 2024, James Redding (“Applicant”) submitted an Administrative Use Permit (“AUP") application requesting to allow a classic video game and pinball arcade use within an existing commercial building located at 16548 Bellflower Boulevard (“Project Site”).
Along with the AUP request, the Applicant is also requesting to use the public parking lots to meet all of the on-site parking requirements for the proposed use. This action would authorize the City Manager to execute License Agreement File No. 1048 with James Redding for the use of the City-owned public parking lots located within the Town Center District and Civic Center.
RECOMMENDATION TO CITY COUNCIL
1) Authorize the City Manager to execute License Agreement File No. 1048, in a form approved by the City Attorney; or
2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
None.
DISCUSSION
On March 20, 2024, an AUP application was submitted by the Applicant on behalf of Y2Kade Arcade to allow a classic video game and pinball arcade use within an existing commercial building at‘16548 Bellflower Boulevard (“Project Site”). The Project Site is located within the Town Center (“TC”) District and does not have any parking spaces on site. The AUP is subject to the Director’s approval and does not require action from City Council. However, approval of AUP 24-01 is contingent on the City Council approving a license agreement to transfer the required parking to the City-owned parking lots.
2 Staff Report —License Agreement File Number 1048 with James Redding May 28, 2024
DISCUSSION — Continued
Y2Kade Arcade is proposing to lease 3,000 square feet in the front portion of the existing commercial building. The existing business at the Project Site, Chello’s Restaurant Supply, wilt continue to operate an office and showroom in the back portion of the building.
As a public assembly use, Y2Kade Arcade has a parking requirement of 67 parking spaces whereas the current retail use requires 8 parking spaces for the same floor area.
Pursuant to Bellflower Municipal Code (“BMC”) §§ 17.48.125 and 17.48.210(B), the Applicant is requesting to transfer all 59 additionally required parking spaces for the proposed arcade. Based on the Parking Assessment Report submitted by the Applicant, the various public parking lots were surveyed at the proposed business’ peak hours and times, which are Friday to Saturday from 7:00 pm. to 10:00 pm. and Sunday from 6:00 pm. to 8:00 pm, and found the following availability across the 13 surveyed parking lots:
Friday, February 16, 2024, 5:05 pm. — 5:20 pm. 48% spaces available Sunday, February 18, 2024, 8:46 pm. — 10:03 pm. 79% spaces available Friday, February 23, 2024, 9:33 pm. — 10:29 pm. 67% spaces available Saturday, February 24, 2024, 8:57 pm. — 9:44 pm. 69% spaces available Sunday, February 25, 2024, 5:53 pm. — 6:57 pm. 55% spaces available Friday, March 8, 2024, 7:57 pm. — 8:59 pm. 63% spaces available Saturday, March 9, 2024, 8:14 pm. — 8:51 pm. 64% spaces available Sunday, March 10, 2024, 6:08 pm. - 6:48 pm. 78% spaces available The Parking Assessment Report demonstrates that during the business’ peak hours, parking in the public lots can accommodate the required 59 parking spaces for the arcade.
Employees of Y2Kade Arcade must park in the public parking lots located on the west side of Bellflower Boulevard. Approval of the requested license agreement to use the public parking spaces does not grant a possessory right to the Applicant. The public may still freely use any parking space within the public parking area and transfer of ownership of the Project Site requires a new license agreement for the off-site parking.
ATTACHMENTS
License Agreement File No. 1048 .................................................................................... 3 Documents submitted by the Applicant .......................................................................... 11
3 AGREEMENT FILE NO. 1048
LICENSE AGREEMENT
BETWEEN
THE CITY OF BELLFLOWER AND
JAMES REDDING
FOR USE OF CITY’S PROPERTY LOCATED WITHIN THE TOWN CENTER
DISTRICT AND CIVIC CENTER
THIS LICENSE (“License” or “Agreement”) is entered into this 28th day of May 2024, by and between the CITY OF BELLFLOWER, a municipal corporation and general law city (“CITY”) and James Redding, an individual (“LICENSEE”).
1. LICENSE; DESCRIPTION OF PROPERTY. CITY licenses LICENSEE to use, on the terms and conditions in this License, the public parking lots (“Property”) located within the Town Center District and the Civic Center for the Y2Kade Arcade (“Project”) at 16548 Bellflower Boulevard (Assessor’s Parcel Number (“APN”) 7109010009) (“Project Site”).
The exact location of the Property is depicted on the map attached as Exhibit “A,” and incorporated by reference. The Project Site is depicted on the map attached as Exhibit “B,” and incorporated by reference. ClTY’s action is not, and should not be construed to be, a conveyance of a property interest or a lease; it is a license to enter the Property solely for meeting parking requirements set forth in Bellflower Municipal Code (“BMC”) §§
17.48.125 and 17.48.210(B) and as conditioned by Administrative Use Permit (“AUP”) Case No. AUP 24-01 subject to approval by the Director of Planning and Building Services.
2. USE OF PROPERTY.
A. LICENSEE may utilize the Property for the use of its patrons in order to meet the parking requirement set forth in the BMC. Such use is nonexclusive, i.e., other members of the public may also use the Property for any legal purpose.
B. ClTY may change, amend, or terminate LICENSEE’S use of the Property at any time, and in its sole discretion verbally or in writing.
3. CONSIDERATION.
A. As partial consideration, LICENSEE agrees to include the use of maps or guides showing public parking locations within the Town Center District and the Civic Center areas on any marketing materials generated by and for the Project;
B. As additional consideration, LICENSEE and CITY agree to abide by the terms and conditions contained in the Agreement; and
C. As additional consideration, CITY agrees to issue the license to LICENSEE as set forth above.
4 City of Bellflower
Agreement File No. 1048
James Redding
4. LICENSEE’S RESPONSIBILITIES. In return for ClTY’s permission to use the Property for the Project, LICENSEE agrees as follows:
A. That the use of public parking spaces does not grant a possessory right to the LICENSEE;
B. That the public may freely use any parking space within the Property; C. That any transfer of ownership requires a reapplication for off-site parking; and
D. That the employees for the Project must park in the public parking lots located on the west side of Bellflower Boulevard.
5. TERM. Except as provided in Section 6, the term of this License will become effective May 28, 2024, and will automatically renew on the anniversary date for successive one- year terms, unless otherwise determined by written amendment between the parties.
6. TERMINATION.
A. This Agreement will terminate once the Project ceases operation or upon revocation of AUP 24-01. ‘
B. As stated above, CITY may terminate this Agreement at any time with or without cause, upon written or verbal notification. Termination will be effective upon notification, unless CITY specifies otherwise.
C. LICENSEE may terminate this Agreement at any time in writing at least thirty (30) days before the effective termination date.
D. By executing this document, LICENSEE waives any and all claims for damages that might otherwise arise from CITY’s termination under this Section.
7. ALTERATIONS. LICENSEE will not make, or cause to be made, any alterations to the Property, or any part thereof, without ClTY's prior written consent.
8. SIGNS. LICENSEE will not place any sign upon the property without ClTY’s prior written consent. LICENSEE will pay for all costs of any approved signage and comply with all applicable sign codes and ordinances.
9. ASSIGNMENT. LICENSEE will not be permitted to assign this License or any interest therein.
5 City of Bellflower
Agreement File No. 1048
James Redding
10. INDEPENDENT CONTRACTOR. CITY and LICENSEE agree that LICENSEE will act as an independent contractor and will have control of all work and the manner in which it is performed. LICENSEE will be free to contract for similar service to be performed for other employers while under contract with CITY. LICENSEE is not an agent or employee of CITY and is not entitled to participate in any pension plan, insurance, bonus or similar benefits CITY provides for its employees. Any provision in this Agreement that may appear to give CITY the right to direct LICENSEE as to the details of doing the work or to exercise a measure of control over the work means that LICENSEE will follow the direction of the CITY as to end results of the work only.
11. AUDIT OF RECORDS. LICENSEE will maintain full and accurate records with respect to all services and matters covered under this Agreement. CITY will have free access at all reasonable times to such records, and the right to examine and audit the same and to make transcript therefrom, and to inspect all program data, documents, proceedings and activities. LICENSEE. will retain such financial and program service records for at least three (3) years after termination under this Agreement.
12. INDEMNIFICATION.
A. LICENSEE will hold CITY harmless and free from any and all liability arising out of this Agreement, or its performance, except for such loss or damage arising from ClTY’s sole negligence or willful misconduct. Should CITY be named in any suit, or should any claim be against it, by suit or otherwise, whether the same be groundless or not, arising out of this Agreement, or its performance, pursuant to this Agreement, LICENSEE will defend'ClTY (at ClTY’s request and with counsel satisfactory to CITY) and will indemnify it for any judgment rendered against it or any sums paid out in settlement or otherwise.
B. For purposes of this section “CITY” includes ClTY’s' officers, officials, employees, agents, representatives, and certified volunteers.
C. LICENSEE expressly agrees that this release, waiver, and indemnity agreement is intended to be as broad and inclusive as is permitted by the law of the State of California and that if any portion is held invalid, it is agreed that the balance will, notwithstanding, continue in full legal force and effect.
D. It is expressly understood and agreed that the foregoing provisions will survive termination of this Agreement.
E. The requirements as to the types and limits of insurance coverage to be maintained by LICENSEE as required by Section 03 below, and any approval of said insurance by CITY, are not intended to and will not in any manner limit or qualify the liabilities and obligations otherwise assumed by LICENSEE pursuant to this Agreement, including but not limited to the provisions concerning indemnification.
6 City of Bellflower
Agreement File No. 1048
James Redding
13. INSURANCE.
A. Before commencing performance under this Agreement, and at all other times this Agreement is effective, LICENSEE will procure and maintain the following types of insurance with coverage limits complying, at a minimum, with the limits set forth below:
Type of Insurance Limits (combined sinqle)
Commercial general liability: $2,000,000
Workers’ compensation Statutory requirement
B. Commercial general liability insurance will meet or exceed the requirements of the most current lSO-CGL Form. The amount of insurance set forth above will be a combined single limit per occurrence for bodily injury, personal injury, and property damage for the policy coverage. Liability policies will be endorsed to name CITY, its officials, and employees as “additional insureds” under said insurance coverage and to state that such insurance will be deemed “primary” such that any other insurance that may be carried by CITY will be excess thereto. Such insurance will be on an “occurrence,” not a “claims made,” basis and wili not be cancelable except upon thirty (30) days prior written notice to CITY.
C. LICENSEE will furnish to CITY duly authenticated Certificates of Insurance and Endorsements evidencing maintenance of the insurance required under this Agreement and such other evidence of insurance or copies of policies as may be reasonably required by CITY from time to time.
Insurance must be placed with insurers with a current AM. Best Company Rating equivalent to at least a Rating of “A:Vll.”
14. COMPLIANCE WITH LAW. LICENSEE will, at its sole cost and expense, comply with all of the requirements of all federal, state, and local authorities now in force, or which may hereafter be in force, pertaining to the Property and will faithfully observe in the use of the Property all applicable laws. The judgment of any court of competent jurisdiction, or the admission of LICENSEE in any [action or proceeding against LICENSEE, whether CITY be a party thereto or not, that LICENSEE has violated any such ordinance or statute in the use of the Property will be conclusive of that fact as between CITY and LICENSEE.
15. BREACH OF AGREEMENT. The violation of any of the provisions of this License will constitute a breach of this License by LICENSEE, and in such event said License will automatically cease and terminate.
16. WAIVER OF BREACH. Any express or implied waiver of a breach of any term of this License will not constitute a waiver of any further breach of the same or other term of this License.
7 City of Bellflower
Agreement File No. 1048
James Redding
17. ENTRY BY CITY AND PUBLIC. This License does not convey any property interest to LICENSEE.
18. INSOLVENCY; RECEIVER. Either the appointment of a receiver to take possession of all or substantially all of the assets of LICENSEE, or a general assignment by the LICENSEE for the benefit of creditors, or any action taken or offered by LICENSEE under any insolvency or bankruptcy action, will constitute a breach of this License by LICENSEE, and in such event said License will automatically cease and terminate.
19. NOTICES. All communications to either party by the other party will be deemed made when received by such party at its respective name and address as follows:
If to LICENSEE: If to CITY:
Attention: James Redding Attention: Elizabeth Oba, Director of Planning and Building Services
3637 Pacific Avenue City of Bellflower
Long Beach, CA 90807 16600 Civic Center Drive
Bellflower, CA 90706
562-212-7103 (562) 804-1424
[email protected] [email protected]
Any such written communications by mail will be conclusively deemed to have been received by the addressee upon deposit thereof in the United States Mail, postage prepaid and properIy addressed as noted above. In all other instances, notices will be deemed given at the time of actual delivery. Changes may be made in the names or addresses of persons to whom notices are to be given by giving notice in the manner prescribed in this paragraph.
20.ELECTRONIC SIGNATURES. This Agreement may be executed by the Parties on any number of separate counterparts, and all such counterparts so executed constitute one agreement binding on all the Parties notwithstanding that all the Parties are not signatories to the same counterpart. In accordance with Government Code §16.5, the Parties agree that this Agreement, agreements ancillary to this Agreement, and related documents to be entered into in connection with this Agreement will be considered signed when the signature of a party is delivered by electronic transmission. Such electronic signature will be treated in all respects as having the same effect as an original signature.
21. GOVERNING LAW. This Agreement has been made in and will be construed in accordance with the laws of the State of California and exclusive venue for any action involving this Agreement will be in Los Angeles County.
8 City of Bellflower
Agreement File No. 1048
James Redding
22. ENTIRE AGREEMENT. This instrument and its Attachments constitute the sole agreement between CITY and LICENSEE respecting the Property, the use of the Property by LICENSEE, and the specified License term, and correctly sets forth the obligations of CITY and LICENSEE. Any agreement or representations respecting the Property or its licensing by CITY to LICENSEE not expressly set forth in this instrument are void.
23. CONSTRUCTION. The language of each part of this Agreement will be construed simply and according to its fair meaning, and this Agreement will never be construed either for or against either party.
24. AUTHORITY/MODIFICATION. The Parties represent and warrant that all necessary action has been taken by the Parties to authorize the undersigned to execute this Agreement and to engage in the actions described herein. This Agreement may be modified by written agreement. ClTY’s City Manager, or designee, may execute any such amendment on behalf of CITY.
25. COUNTERPARTS. This Agreement may be executed in any number or counterparts, each of which will be an original, but all of which together will constitute one instrument executed on the same date.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement the day and year first hereinabove written.
CITY OF BELLFLOWER JAMES REDDING, an individual
Ryan Smoot, City Manager
ATTEST:
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
Karl H. Berger, City Attorney
ATTACHMENTS:
Exhibit A — Map of Project Site
Exhibit B — Map of Property
9 EXHIBIT A
MAP OF PROJECT SITE
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MAP OF PROPERTY
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A: 45
B: 89
C: 4
D: 13
E: 28
F: 78
G: 293
H: 16
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L: 84
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