4-A — Bellflower City Council, September 9, 2024

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TO: Honorable Mayor and Members of the City Council
Honorable Chairman and Members of the Planning Commission 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 conduct a Study Session concerning the Design for Development for the South Bellflower Commercial Area (DFD).

DATE: September 9, 2024

EXECUTIVE SUMMARY
On July 14, 2008, the Bellflower Redevelopment Agency (“RDA") adopted Resolution No.

RA-08-04 establishing the “Design for Development (DFD) for the South Bellflower Commercial‘Planning Area.” The DFD was a planning tool which allowed the RDA to evaluate various economic commercial development opportunities (e.g., big box retail type uses). Since its establishment, the DFD has been amended over the years including changes to the boundaries and allowable uses. Now that several projects have been developed within the DFD and the retail industry has changed significantly, the original vision of the DFD may be obsolete. in addition, the purpose and intent of the DFD may be inconsistent with future development and business opportunities in the area. Staff would like to obtain feedback and direction on the future vision of the DFD area.

RECOMMENDATION

1. Open the Study Session for Staff presentation and discussion; take no formal action; or

2. Alternatively, discuss and take other action related to this item.

BACKGROUND
The Bellflower Redevelopment Agency (“RDA”) established the “Design for Development (DFD) for the South Bellflower Commercial Planning Area” in 2008. The DFD is located south of the 91 Freeway, primarily along Bellflower Boulevard and Artesia Boulevard.

The DFD area was selected because of its high visibility and high freeway accessibility.

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Staff Report — Study Session Pertaining to DFD
September 9, 2024

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BACKGROUND — Continued
The DFD was intended to help the City achieve the highest and best possible uses in the area by promoting freeway and highway oriented commercial/retail uses (e.g., big box retail type uses). initially, the DFD was a planning tool which allowed the RDA to evaluate various economic commercial development opportunities; however, the existing land use designation and the existing zoning classification for properties within the DFD remained the same. The properties in the DFD were zoned General Commercial (“C-G”) and Light Industrial (“M-1”) and started with approximately 54 parcels.

On May 9, 2016, the City Council adopted Urgency Ordinance No. 1313, establishing a moratorium for interim development controls in the DFD for 45 days. The City Council’s action was based on recognizing that without a zoning amendment, the City's ability to implement the DFD development and land use standards were significantly limited in that the C-G or M-1 zoning regulations governed the properties within the DFD. Additionally, the City Council recognized that the normal zoning amendment process takes about four months; therefore, there was a need to adopt the urgency ordinance, while the City followed the normal procedures for zoning amendments. On June 13, 2016, the City Council adopted Ordinance No. 1315, extending Urgency Ordinance No. 1313.

On October 24, 2016, the City Council adopted Ordinance No. 1322 which changed the ~ zoning designations of several properties from C-G and M-1 to DFD. The Bellflower General Plan Land USe designations did not change and remain as Commercial (“C”) and Industrial (“l”). The Golden Corral property was originally part of the DFD Planning Area but since the restaurant was already developed at the time of the rezoning, it was excluded from the rezoning and retained the C-G zoning designation. Additionally, the conditionally permitted uses and prohibited uses were amended within the DFD.

Since establishing the DFD, seven properties within the area have been improved, completed as either new construction or extensive tenant improvement. The following is a list of notable developments and projects within the DFD boundaries, including those that received land use entitlements but were never constructed:
. April 18, 2014, Golden Corral: The Design Review Board (“DRB”) approved the construction of an 11,496—square foot restaurant building at 17308 Bellflower Boulevard.
0 August 23, 2016, Starbucks: The DRB approved the construction of a 785-square foot building. On October 3, 2016, the Planning Commission approved a Conditional Use Permit (“CUP”) for a 785-square foot building with a drive-through at 17320 Bellflower Boulevard. The CUP was never used and is now expired. . November 28, 2016, City Ventures: The City Council approved the construction of a 36-unit, mixed-use condominium development and changing the zone from M1 to DFD (PD) at 9908 — 9922 Artesia Boulevard.

Staff Report — Study Session Pertaining to DFD
September 9, 2024

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BACKGROUND — Continued
0 June 4, 2018, ln-N-Out Burger: The Planning Commission approved a CUP and Development Review (“DR”) for a 3,878-square foot, drive-through restaurant on a parcel less than 1.5 acres at 17325 Bellflower Boulevard. 0 October 1, 2018, Dunkin’: The Planning Commission approved a CUP and DR for a 2,400-square foot, two-tenant building with a drive-through at 17404 Bellflower Boulevard. The developer entered into an Exclusive Negotiation Agreement with the City and another property owner to create a Negotiation Site of 1.68 acres. . October 15, 2018, The Exchange: The Planning Commission approved a CUP for on-site and off-site alcohol sales for a brewery at 17434 Bellflower Boulevard. The CUP was never used and is now expired.
. March 16, 2020, Belle Fleur Centre: The Planning Commission approved a CUP and DR for the construction of two commercial buildings, including a drive-through Starbucks, on a parcel less than 1.5 acres at 17640 - 17648 Bellflower Boulevard. 0 June 1, 2020, Wing Stop: The Planning Commission approved a CUP for on-site alcohol sales at 17404 Bellflower Boulevard.
0 July 27, 2021, The Exchange: The tenant improvement permit was finalized for Howard CDM and lronfire Workspaces at 17343 Bellflower Boulevard. ' . September 26, 2022, The Gold Site: The City Council approved a CUP and DR for the construction of three restaurants with drive-throughs, five commercial buildings, a fuel station with off-site alcohol sales, and the development of lots of less than 1.5 acres at 17617 — 17639 Bellflower Boulevard. The CUP was never used and is now expired.
0 April 3, 2023, Belle Fleur Centre: The Planning Commission approved a CUP and DR for the construction of a new 7,274—square foot building, drive-through Chipotle restaurant, and on-site alcohol sales for a food hall at 17640 — 17648 Bellflower Boulevard.
. November 16, 2023, Auto Zone: The tenant improvement permit was finalized at 17458 Bellflower Boulevard.
. April 15, 2024, Belle Fleur Centre: The Planning Commission approved a CUP for on-site alcohol sales for Chipotle at 17640 Bellflower Boulevard.

DISCUSSION
The original purpose of the DFD is to encourage high sales tax generating retail uses, such as “big-box retail” stores. The DFD also encourages the assemblage of parcels for development to occur and imposed a minimum lot size of 1.5 acres for new development.

Developments on lots less than 1.5 acres requires a conditional use permit. There are also a limited number of uses that are allowed in the DFD, which are primarily geared towards high-sales tax generating retail uses.

Staff Report — Study Session Pertaining to DFD
September 9, 2024

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DISCUSSION — Continued
The retail industry has changed significantly in that there is a declining need for brick- and-mortar stores as most retailers have transitioned to e-commerce. The purpose and the intent of the DFD may no longer be viable based on the current and future market conditions. In addition, several developments have occurred within the DFD, as noted above, and there are few properties that remain to be developed on.

It should also be noted that the Housing Element identifies several parcels in the DFD as “housing opportunity areas.” An “Overlay” zone is currently being prepared to allow for housing in the area, as identified in the Housing Element.

The purpose of the Study Session is to obtain feedback and direction on the future vision of the DFD. The City Council may wish to consider the following options:

1. Retain the DFD with amendments to the allowable uses and/or standards;

2. Remove the DFD and change the zoning to General Commercial (“C-G”) and Light Industrial (“M-1”) to match the General Plan land use designations;

3. Keep the DFD as is; or

4. Establish a Specific Plan that provides for specific uses and site or area specific development standards.

The City Council may also consider hiring a planning and/or economics consultant(s) to study the area and prepare a vision for future development possibilities in the area.

Agreements for those services would be brought back to the City Council at a future date.

ATTACHMENTS
A. DFD Maps and General Plan Land Use Designation Map ..................................... 5 B. Existing BMC Chapter 17.65 (DFD) ................................................................ 9 C. Ordinance No. 1322 ................................................................................... 16 D. Redevelopment Agency Resolution No. RA-08-O4 ............................................ 34

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1 Industrial I Commercial “C” General Plan Land Use
Designation

City of Bellflower, CA
Wednesday, September 4, 2024
Title 17. Zoning
Chapter 17.65. DESIGN FOR DEVELOPMENT FOR THE SOUTH

BELLFLOWER COMMERCIAL AREA (DFD)
§ 17.65.010. Purpose and Intent.

To encourage the development of the Design for Development for the South Bellflower Commercial Area (DFD) to the highest and best possible use. It is the intent of the City Council to encourage high sales tax generating retail uses that will be able to utilize the extremely high freeway accessibility of the DFD Area. Furthermore, it is the City Council's intent to promote high sales tax producing development while insisting upon high quality design and site planning.

The purpose of the DFD is to plan for the future development of the DFD Area. It is the goal of the DFD to present a refined land use strategy to promote freeway and highway oriented commercial/retail uses that have a commercial/retail development intensity that is directly correlated to the unique business opportunity that the DFD Area provides because of the its location, visibility, and superior access to the regional freeway network.

This DFD supplements, augments, and focuses the goals, policies and objectives of the various planning documents affecting the DFD Area. However, these standards are not inclusive of all applicable City procedures, provisions, regulations, and requirements that may apply to the development of any property within the DFD Area. Professional office use may be included into a development to increase the daytime professional population so long as it is well balanced with commercial/retail uses. (0rd. 1322 § 4,10/24/16)
§ 17.65.020. General Objectives.

The City Councii desires to encourage development concepts that will:

A. Create a land use strategy that promotes intense freeway and highway-oriented commercial retail development; B. Provide for regional, local, and neighborhood access to and from the DFD Area, without negatively impacting the community character of Bellflower;
C. Maintain and promote quality architectural and site planning principles in the development of the DFD Area; and D. Ensure that vehicular access to and from the DFD Area is designed in manner that is efficient, safe, and can accommodate future growth and access demand.
(0rd. 1322 § 4, 10/24/16)
§ 17.65.030. Special Controls.

Any development within the DFD area must comply with the regulations of this chapter in addition to the required development standards of the 0—6 (General Commercial) zone. In the event of a conflict between a regulation for the DFD and a regulation for the 0-6 (General Commercial) zone, the more restrictive regulation controls, and in case of doubt or ambiguity the determination thereof by the Director of Planning and Building Services is conclusive, subject to appeal as set forth in this Code. (0rd. 1322 § 4, 10/24/16)
§ 17.65.040. Definitions.

Unless the contrary is stated or clearly appears from the context, the following definitions will govern the construction of the words and phrases used in this chapter. Words and phrases undefined in this chapter have the same meaning as set forth in this Code.

Automobile Dealership. A retail facility that specializes in the sale of automobiles and light and heavy-duty trucks and vehicles.

Accessory uses for the service and repair of automobiles and vehicles, and the retail sales of goods and parts directly related to those automobiles and vehicles sold at the facility is permitted. "Used" or "pre-owned" automobiles, trucks and other vehicles are not allowed to exceed 20% of the sales, display and storage area of an automobile dealership.

Banquet Facility. A facility that specializes in the hosting of one or multiple gatherings of people which may involve live dance and entertainment, for the purposes of celebrating and/or honoring including, without limitation, anniversaries, awards ceremonies, bar mitzvahs, birthdays, private parties, quinceaneras, roasts, tributes, weddings, conducted within an enclosed building on the subject property. A banquet facility is not a night club, and may not be operated in any capacity resembling a night club.
“Big Box" Retail Store. A commercial retail store that has a minimum interior square footage of at least 80,000 square feet, and most typically is at, or over, 100,000 square feet, in interior floor area. Said commercial retail store specializes in "dry goods," but may have grocery and perishable goods as an accessory sales item.

Community-Sewing Commercial. Retail uses that serve as citywide community market area, such as supermarkets, pharmacies, restaurants, banks, office supplies, copy services and general retail stores.

Development. The physical alteration of any parcel or area of land, including buildings, structures, grading and other related changes by any private person or entity and/or by any public body or agency.

Drive-Through Facilities (also known as a "drive-thru"). A facility that allows for the transaction of goods or services without having the business patron leave his/her motor vehicle.

Freeway-Oriented Commercial. Retail uses that are intended to serve the region where access from the freeway system is an integral component of their retail and marketing operation. Such retail uses tend to be very high volume in retail sales.

Motor Sports Dealership. A retail facility that specializes in the sale of all-terrain vehicles (ATVs), motorcycles for the purposes of off-road, motocross, or dual purposes, personal watercraft such as jet skis, seadoos, and/or wave runners, utility and recreation utility vehicles for the purposes of traveling off-road, and snowmobiles. Accessory uses for the service and repair of vehicles, and the retail sales of goods and parts directly related to those vehicles sold at the facility is permitted. "Used" or "pre- owned" vehicles are not allowed to exceed 20% of the sales, display and storage area of a motor sports dealership.

Neighborhood-Serving Commercial. Retail that is intended to serve the needs of adjacent residential neighborhoods and nearby businesses, such as sidewalk cafes, bakeries, dry cleaners, small markets or pharmacies, accounting/professional services, and medical offices.

Offices, Professional/Administrative. A commercial use where a building, room or series of rooms is used to conduct professional-type business (e.g., architect, lawyer, doctor, engineer, stockbroker, accountant, consultant, tax preparer, real estate, advertising and publicity).

Parking Lot. An open paved area that is designed to accommodate vehicles of patrons of those businesses where the parking lot is adjacent. Parking lots also contain associated design features such as drive-aisles, landscaping, trash enclosures, customer-service cart corrals and similar features.

Parking Structure. A multi-level structure composed of interior ramps (exterior ramps not allowed) designed to accommodate the efficient and safe parking of vehicles of patrons of local businesses and open to the general public.

Regional Retail Use. A retail use that is contained within a "big box" style of structure and retail concept, where the retail use is intended to serve the region and take advantage of high freeway and highway visibility.

Strip Commercial Development. ln-line retail/service oriented development geared towards attracting multiple non-credit tenants on parcels less than 1.5 acres with total combined building square footage of less than 15,000 square feet. (0rd. 1322 § 4, 10/24/16; 0rd. 1404 § 6, 12/14/20)
§ 17.65.050. Site Description and Location Map.

The DFD Area is geographically defined by the Artesia Freeway (State Route 91) along the north, and Cedar Street along the south, with varying easterly and westerly boundaries on Artesia Boulevard, Ramona Street and Cedar Street.

This DFD Area surrounds an approximate three block area with the length situated predominately on the Bellflower Boulevard axis, extending south of the 91 Freeway to the north side of Cedar Street; while the width of the DFD Area varies along Artesia Boulevard, Ramona Street and Cedar Street. The width of the DFD Area varies from street to street. Along Artesia Boulevard, the width of the DFD Area extends approximately 363 feet west and 888 feet east of Bellflower Boulevard. Along Ramona Street the width of the DFD Area extends approximately 291 feet west and 373 feet east of Bellflower Boulevard. Along Cedar Street the DFD Area extends approximately 290 feet west and 231 feet east of Bellflower Boulevard.

The 91 Freeway is "grade-separated,“ in that it is at a substantially higher elevation from the project site, as well as the other portions of the City of Bellflower that the freeway abuts. (0rd. 1322 § 4, 10/24/16)
§ 17.65.060. Permitted and Prohibited Uses.

A. General Provisions. The uses permitted in the DFD Area must be compatible with the Bellflower General Plan and this -10-

Code. Freeway-oriented commercial uses, such as "big box" retailers and new automobile and motor sports sales facilities, must be strongly encouraged.

Bellflower General Plan. The Bellflower General Plan designates the DFD Area as "Commercial." The "commercial" land use designation allows for traditional commercial and professional office uses. However, the location of the DFD Area in regards to the 91 Freeway and Artesia Boulevard provides for an opportunity to maximize freeway oriented retail development.

Zoning. The zoning in the DFD is intended to be consistent with, and conform to, the Bellflower General Plan. The previous zoning classification for the properties within the DFD Area was C-G (General Commercial) and M-1 (Light Industrial District).

The uses permitted in the C-G and M-1 zones are typically retail commercial, professional office and industrial types of uses. However, within the DFD Area, permitted uses are listed in Section 17.65.070.

Uses. This chapter constitutes permissive regulations, whereby only those uses or facilities that are listed are allowed, except as provided through an administrative determination, an administrative use permit, or other discretionary action. (0rd. 1322 § 4, 10/24/16)
§ 17.65.070. Permitted Uses.

The following uses are permitted in the DFD:

1. 5-
"

6 7.
8 9.

Regional Retail Uses. A commercial retail use that is contained within a structure of not less than 75,000 square feet nor in excess of 150,000 square feet in floor area. if more than one regional retail use is situated on the same parcel of land, and developed in a comprehensive manner, then the floor area of the single regional retail use store may be not less than 50,000 square feet. Accessory outdoor sales areas directly associated with the regional retail store are permitted.

Automobile Sales, New. New automobile and vehicle sales dealerships with accessory automobile service, parts and supply retail. Any accessory used, or pre-owned, automobile and vehicle sales require the approval of a conditional use permit.
"Big Box" retail store.

Community-serving commerciai.

Freestanding commercial space to accommodate sit-down restaurant uses, when developed in conjunction with a comprehensive commercial shopping center.

Freeway-oriented commercial.

Motor sports sales.

Multiple-tenant stores complexes when developed in conjunction with a comprehensive commercial shopping center.

Neighborhood-serving commercial.

10. Professional/administrative offices (second floor and above). (0rd. 1322 § 4, 10/24/16)
§ 17.65.080. Conditional Uses.

The following uses are conditionally permitted in the DFD:

1. 2

3. 4
5 Developments on parcels of less than 1.5 acres.

Drive-through facilities.

Parking structures.

Hotel, motel, or rooming house pursuant to Bellflower Municipal Code Chapter 17.44.

Alcohol sales (on-site or off-site sales; primary use or accessory use). (6rd. 1322 § 4, 10/24/16) § 17.65.090. Prohibited Uses.

The following uses are strictly prohibited within the DFD:

1. 2.

Adult businesses.

Ambulance service.
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20. 21.

22. 23.

24. 25.

26. 28.

29. 30.

31. 32.

33. 34.

35. 36.

37. 38.

39. 40.

41. Auction house or store.

Automobile repair center.

Automobile repair shop.

Billiards (three or less tables).

Bingo establishments (public and non-profit).

Bridge, chess, 'Go" clubs.

Carvvash (automatic mechanical, hand operated, or self-serve), including those facilities that are accessory to gasoline service stations.
. Check cashing and cash advancing.

11. 12.

13. 14.

15. 16.

17. 18.

19. Civic and community clubs.

Collection centers (recyclable materials).

Community care facilities.

Contractor's office with outside storage area.

Consignment goods, as an accessory activity.

Dialysis center.

Driving, or driver training schools and/or classrooms.

Escort services.

Freestanding commercial stores of less than 10,000 square feet on individual parcels, not developed in conjunction with a comprehensive shopping center.

Forklift repair shop.

Fortune telling.

Funeral parlor, mortuary, crematory.

Garage, public.

Home occupation in permitted residential structure/use.

Hospices. home health care.

Hospitals.

Ice storage house of not more than five tons capacity.

Janitorial services.

Laboratories.

Laundromats and/or self-sews laundry facilities.

Limousine service.

Modeling studio.

Motorcycle funeral escort service.

Nursery (flowers, trees or plans; with or without buildings).

Off-premises signs.

Outdoor sales, storage, or activities, either as a primary use or accessory to a permitted use. Such uses may include, without limitation. animal feed. small mammals (e.g., dogs and cats) and supplies, sales of produce and other food-stuff, newsstands and other similar activities.

Outside storage as a primary activity.

Patio, outdoor furniture, bar-b-que and fireplace sales and related merchandise.

Public utility offices, payment centers and distribution substation with microwave facilities (does not include support facilities, or facilities that have outside storage).

Rest home, convalescent hospital.
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42. 43.

44. 45.

46. 47.

48. 49.

50. 51.

52. 53.

54. 55.

56. 57
Second-hand stores and pawnshops.

Security, private patrol services.

Strip commercial development.

Surplus store.

Swimming pool supplies.

Taxi services.

Taxidennist.

Telephone exchange/telemarketing/answering service.

Ticket agency.

Tools and equipment sales and rental (heavy).

Towing company —- vehicle (may include accessory vehicle storage).

Trade schools.

Training, educational and vocational schools and colleges (public and private).

Warehouse and/or storage uses.

Water and purifier stores.

Wholesale business. (0rd. 1322 § 4, 10/24/16)
§ 17.65.100. Development Standards.

A. In addition to the requirements set forth in Section 17.65.110, the following development standards apply to all public and private improvements and/or development in the DFD Area.

Development intensity. Appropriate development intensities must be provided to encourage access of automobile traffic from the 91 Freeway and from the adjoining streets of Beilflower Boulevard, Artesia Boulevard, Ramona Street and Cedar Street. The intensity of development is intended to be automobile-oriented and be regionally attractive. A minimum lot size requirement of 1.5 acres (65,340 square feet) is required for any new development within the DFD Area to encourage larger commercial/retail developments. Every effort must be made and demonstrated to assemble parcels to meet the minimum lot size requirements. Proposed developments of lots that are less than 1.5 acres will require a conditional use permit.

Building Heights. Structures in the DFD Area must be built to appropriate heights, subject to applicable requirements of the BMC's C-G (General Commercial) zoning regulations and requirements, except as approved by the City pursuant to the Bellflower Municipal Code.

Building Setbacks. Building setbacks are subject to the applicable setback requirements of the C-G (General Commercial) zone. Greater setbacks may be required as determined by the reviewing and approval body. Every effort should be made to create varied wall-planes and building surfaces, as opposed to stark flat and uniform surfaces. Well thought out building setbacks, which have varied wall plane articulation, will make the buildings more attractive and appealing. Buildings in the DFD Area must be designed and located on property in a manner to maximize the use of land, provide adequate and appealing landscaping and other site amenities.

Public Area/Open Space. The DFD Area is intended to be automobile oriented, in that the commercial activity is intended to provide a regional appeal. The location of the DFD Area is such that the DFD Area is easily accessible to the regional freeway system. Although the DFD Area is not intended to be a high pedestrian area, development within the DFD Area should have pedestrian access and amenities. In addition, the development within the DFD Area must provide decorative visual features located in key areas to maximize the visual appeal of the development from the major street arterials. For example, the south east corner of Bellflower Boulevard and Artesia Boulevard must be developed with some form of prominent focal element located on an open area that will also provide for pedestrian access. Such focal element may include, without limitation, a prominent water feature, significant-landscaping with vertical elements, public art, or similar features.

The edges of development within the DFD Area that is adjacent to the public streets must be developed with generous landscaped planter areas that include mounded earth, trees, boulder features, groundcover and similar landscaping treatment.

Landscaping. Open spaces, areas adjacent to the public right-of—way, and areas intended for pedestrian access must be provided with amenities and treatment that provide for an interesting and quality visual experience as viewed from the public street. Landscaping must be designed to provide for a pleasant pedestrian experience when it is placed adjacent to -13-

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pedestrian areas. Landscaped planter areas within the parking lot areas must be constructed with six-inch (6') Portland cement concrete curbs around the perimeter of all landscaped parking lot planters. All landscaping must be installed before the City issues any certificate of occupancy for any development.

Parking and Parking Lots. Parking lots must be designed in such a manner as to provide for the convenient and easy access into and out of the development. All off-street parking must be designed and constructed pursuant to this Code. All parking lots must be designed to maintain landscaped planter areas within the parking fields. Parking lots must also have designated "shopping cart corrals“ thoughtfully designed and placed throughout the parking lot. Said shopping cart corrals must be delineated with raised concrete curb and landscaped planter areas. "Pipe-style“ shopping cart corrals are prohibited. All parking lots, stalls, lighting, aisle width and ADA regulations must comply with this Code.

Paving. Paving in public and private pedestrian areas (excluding the public right-of-way), must reflect a high standard of design quality and reinforce safe and efficient usage. Pedestrian crossings must be highly visible to pedestrians and motorists. Stamped, colored concrete must be used to delineate the entrances to the parking lot, pedestrian crosswalks, pedestrian walks and similar areas.

Architectural Design. It is the goal of this DFD to promote a building design that is functional, but is also unique, pleasant and visually memorable. Building architecture must utilize consistent themes that do not conflict in design technique and application. Building designs that mix architectural styles are prohibited. Extensive, boring, plain wall stretches of wall surfaces are also prohibited.

Signage. All development within the DFD Area must have a Master Sign Plan as part of the project design pursuant to this Code.
(0rd. 1322 § 4, 10/24/16; 0rd. 1404 § 6, 12/14/20)
§ 17.65.110. Access and Circulation.

A. Because the DFD Area is located adjacent to the 91 Freeway and Is bounded by major arterials, the primary mode of access to the DFD Area will be by automobile. Although there are public transit bus routes that service the DFD Area, pedestrian access is envisioned to result mainly from patrons who drive to the development within the DFD Area, exit their automobiles and then access the businesses. Therefore, attention must be made to design safe, efficient and logical vehicle circulation within the DFD Area, as well as for ingress and egress.

Pedestrian Access. The public rights-of-way bounding the DFD Area must have public sidewalks that align the perimeter of the properties within the DFD Area. Since it is anticipated that the primary form of visitation to the businesses within the DFD Area originates from vehicles, pedestrian amenities will not be promoted as those design features would in other portions of the City. The internal parking lot(s) must be designed in such a manner as to separate vehicular and pedestrian traffic. The parking lot(s) must be designed to provide a distinctive and coherent pedestrian circulation system between parked vehicles and the buildings within the DFD Area. Thus, designated pedestrian walkways within the parking area must be provided. Such designated pedestrian walkways must be raised and separated from vehicular travel drive aisles.

Since bus service occurs on the public arterials abutting the DFD Area, dedication of land may be necessary in order to facilitate bus turnouts and bus stops. Pedestrian paths from bus stops to the interior of the DFD Area must be provided.

Vehicular Access. Access into the DFD Area must be made via the adjoining public arterials. it may be necessary for land dedication to be made in order to facilitate deceleration lanes that will allow for right turns into the DFD Area. Furthermore, unless prohibited because of a raised center median located in the public street abutting the DFD Area, all vehicle exit points from the DFD Area must have at least travel lanes (one exit lane to allow right turns and one exit lane to allow for left turns). The amount of driveway access points onto the public arterials must be kept to a minimum. The number, locations and width of driveways require City Engineer approval. The parking lot(s) must be designed so that all vehicle circulation can occur on-site. Parking lot design must ensure that vehicles can move within the parking lot without needing to exit onto a public street.

Loading. All development within the DFD Area must provide designated loading areas. Loading areas must be designed In such a manner as to be visually screened from view from the public street or areas of high public use. Such visual screening techniques may include "wing walls," landscaped berrns, and lowered loading areas. Loading areas must be designed so that if a trailer is left in the loading area, it is not visible to a public street or an area of high public use and access. If necessary, the development within the DFD Area must provide a customer loading area that is separate from the service loading area. The customer loading area must be cleariy delineated and designed so that it will not conflict with travel within the parking lot and drive aisles.

Bicycle Access. It is recognized that the primary mode of access to development within the DFD Area will be made via motorized vehicles. However, development within the DFD Area must provide bicycle storage facilities to allow for those patrons and employees who access the DFD Area via bicycle to store their bicycles in a manner so as not to create visual clutter or create a safety hazard.

Traffic Mitigation Measures. Development of the South Bellflcwer Commercial DFD Area pursuant to this DFD may result in additional traffic utilizing the adjoining public streets in the immediate area. In conjunction with the submittal of development plans, an applicant may be required to submit a circulation, parking and/or traffic impact analysis. As a result of any such traffic impact analysis, specific traffic mitigation measures may be imposed on new construction during the plan review and approval process. The requirement for traffic mitigation measures does not replace or reduce any requirements that may -14-

exist for the developer to pay relevant development impact fees, unless the developer enters into a development agreement with the City.

Public Right-of-Way Improvements. All development proposals are subject to requirements for public right-of-way dedication, improvements for street widening and/or reconfiguration, and/or other improvements that may reasonably be required by the City Engineer with the development plans submitted. Any such street or sidewalk improvements must be consistent with current City standards and any specific street improvement plans approved by the City and subject to the approval of the City Engineer.

Specifically, an offer of dedication will be required for development on property located on the east side of Bellflower Boulevard, between Beverly Street and Artesia Boulevard for the purposes of creating an additional northbound traffic lane to alleviate traffic congestion. As part of the dedication, atl physical encroachments must be removed or modified to eliminate any encroachment into the right-of-way.

All proposals by any person or agency for construction or development within the DFD Area are subject to plan review, permit approval procedures, and environmental review as referred to in this DFD. (0rd. 1322 § 4, 10/24/16)
§ 17.65.120. Plan Review Procedures.

A. In the conceptual phase of planning a public or private project, early discussion with the City's Planning Department is required to review the scope of the project and to clarify City requirements.

Once plans for public and/or private developments are prepared by any person or agency, they will be processed through the standard City review processes as required by this Code and in addition thereto are subject to review and approval of the City Council. Such plans may be required to include a plot plan, parking plan, drainage plan(s). landscaping plans, floor plans. roof plans, pre-fire plans. Master Sign Plans and four-sided elevations for all proposed improvements.

The development of sites and all public and private areas within the DFD Area may only be carried out according to plans and drawings approved by the City and any conditions of approval imposed in connection with such review(s).

New Construction. Plans for new construction and/or additions to existing facilities may require City Council review to ensure appropriate compliance with applicable City requirements, including provisions of this DFD. This review process may include formal review and approval by the Planning Commission and City Council.

Existing Construction/Rehabilitation. Plans for rehabilitation of existing buildings generally require administrative City review and approval before the issuance of required building permits. This City review process incorporates City staff review of proposed plans to ensure compliance with the provisions of this DFD. Furthermore, plans for rehabilitation may also require the formal review and approval of the Planning Commission and City Council.

When appropriate, notice to surrounding properties, community outreach, and opportunities for early public participation in the design and development process may be required and is always encouraged. (0rd. 1322 § 4, 10l24/16; 0rd. 1404 § 6, 12/14/20)
§ 17.65.130. Responsibility for Securing Permits and Paying Fees.

Nothing contained in this DFD or in subsequent agreements can be construed in any way to exempt the developer. person or agency proposing the public or private development or facility (or his/her assignee, buyer, transferee, conveyee or lessee) from securing all permits and paying all fees required of developers of private property wlthin the City of Bellfiower, Including any Impact fees, public art fees and similar fees.
(0rd. 1322 § 4, 10/24/16)
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CITY OF BELLFLOWER
ORDINANCE NO. 1322
AN ORDINANCE APPROVING ZONE CHANGE CASE NO. ZC 16-02 TO

CHANGE THE EXISTING ZONE ON SEVERAL PROPERTIES FROM
“C-G” (GENERAL COMMERCIAL) or “M-1” (LIGHT INDUSTRIAL

DISTRICT) TO DESIGN FOR DEVELOPMENT FOR THE SOUTH

BELLFLOWER COMMERCIAL AREA (DFD) AND ZONING
ORDINANCE TEXT AMENDMENT CASE NO. ZOTA 16-03 AMENDING

THE BELLFLOWER MUNICIPAL CODE (BMC) TO ADD CHAPTER

17.65 “DESIGN FOR DEVELOPMENT FOR THE SOUTH
BELLFLOWER COMMERCIAL AREA (DFD)” TO TITLE 17;
APPLICANT: CITY OF BELLFLOWER
THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:

S_ECTlON 1. Lone Change / Zoninq Ordinance Text Amendment Finding; Pursuan—t to BeIlflower Municipal Code ("BMC") Section 17.104030 the City Council finds as follows.

A. It is the purpose of this action to encourage the most appropriate use of the land; to conserve and stabilize the value of property; and promote the public peace, health, safety, morale, and general welfare, all in accordance with the General Plan.

B. There are changed conditions since the existing Design for Development zone (“DFD”) became effective. Such changes justify the addition of Chapter

17.65,. captioned Design for Development for the South Bellflower Commercial Area (DFD) to the BMC. Specifically, the DFD is intended to help the City achieve the highest and best possible uses in the DFD zoning area by promoting freeway and highway oriented commercial/retail uses.

C. The proposed action will not adversely affect property values or establish adverse land use precedent because the DFD includes reasonable regulations regarding uses, construction, and development within the DFD Area and to ensure such regulations are applied in a nondiscriminatory manner. Implementing the DFD will protect the City from the potential effects and impacts of activities inconsistent with the intent and purpose of the DFD.

The proposed zone change from C—G (General Commercial) and M—1‘ (Light Industrial) District to (DFD) would allow for the future development of the DFD Area. It is the goal of the DFD to present a refined land use strategy to promote freeway and highway oriented commercial/retail uses that have a commercial/retail development intensity that is directly correlated to the unique business opportunity that the DFD Area provides because of the its location, visibility, and superior access to the regional freeway network.

Furthermore, all future uses and development must comply with all of the requirements of the (DFD).

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D. The changes effected by the proposed action will contribute to the preservation of the public, peace, health, safety, and welfare by clarifying provisions of the BMC that were previously unclear or erroneous and effectuating City policy regarding land use and development with the DFD area. Furthermore, the action will eliminate potential new uses, construction, and development not consistent with intent and purpose of the DFD.

E. The proposed action will not adversely affect the BMC. The intent of the DFD is to evaluate various economic commercial development opportunities (e.g., big box retail type uses). Furthermore, the proposed DFD wili not change the existing land use designation for properties within the DFD area, which is “C” Commerciai or “I” Industrial.

SECTION 2. Zone Change. Based on the above findings, the Zoning Map is amended as set forth in attached Exhibit “A", which is incorporated by reference.

SECTION 3. BMC Text Amendment. Section 17.12.010 of the Bellflower Municipal Code (“ BMC") Is amended to read as follows. The proposed revisions to the the Zoning Ordinance will be illustrated with italIe—stnkethreugh-for existing language that is proposed fOr elimination and bold and underlined for proposed new language:
“17.12.010 Zones Enumerated.

For purposes relating to the orderly development of the City of Bellflower, and in order to carry out the provisions of this title, the City is hereby divided into thirteen-+13) fourteen (Mi zones known as the following:

SF Single Famiiy Residential
R1 Low Density
AE Agricultural Estate Zone
R-2 Medium Density Residential
R-3 Multiple Residential
SCH Senior Citizen Housing
C-G General Commercial Zone
T-C Bellflower Town Overlay Zone
M-1 . Light Industrial Zone
PD Planned Development Zone
O-S Open Space Zoning Zone
P Public Uses
MU Mixed Use
_DF_D Design for Development for the South Bellflower Commercial Area” SECTION 4. BMC Text Amendment. A new Chapter 17.65 entitled “Design for Development for the South Bellflower Commercial Area (DFD)” is added to the BMC and to read as follows:
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“Chapter 17.65

DESIGN FOR DEVELOPMENT FOR THE SOUTH BELLFLOWER COMMERCIAL AREA (DFD)

17.65.010 - Purpose and lntent.

17.65.020 - General Objections.

17.65.030 - Special Controls.

17.65.040 - Definitions.

17.65.050 - Site Description and Location Map.

17.65.060 - Permitted and Prohibited Uses.

17.65.070 - Permitted Uses.

17.65.080 - Conditional Uses.
1165.090 - Prohibited Uses.

17.65.100 - Development Standards.

17.65.110 - Access and Circulation.

17.65.120 - Plan Review Procedures.

17.65.130 - Responsibility for Securing Permits and Paying Fees. 1165.010 Purpose and intent.

TO encourage the development of the Design for Development for the South: Beilfiower Commercial Area (DFD) to the highest and best possible use. It is the intent of the City Council to encourage high sales tax generating retail uses that will be able to utilize the extremely high freeway accessibility of the DFD Area. Furthermore, it is the City Council’s intent to promote high sales tax producing development while insisting upon high quality design and site planning.

The purpose of the DFD is to plan for the future development of the DFD Area. it is the goal of the DFD to present a refined land use strategy to promote freeway and highway oriented? commercial/retail uses that have a commercial/retail development intensity that is directly correlated to the unique business Opportunity that the DFD Area provides because of the its location, visibility, and superior access to the regional freeway network.

This DFD supplements, augments, and focuses the goals, poiicies and Objectives of the various Planning documents affecting the DFD Area. However, these standards are not inclusive Of all applicable City procedures, provisions, regulations, and requirements that may apply to the development Of any property within the DFD Area. Professional office use may be included into a development to increase the daytime professional population so long as it is well balanced with commercial/retail uses.

17.65.020 General Objectives.

The City Council desires to encourage development concepts that will:

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C. Maintain and promote quality architectural and site planning principles in the development of the DFD Area; and
D. Ensure that vehicular access to and from the DF D Area is designed in manner that is efficient, safe, and can accommodate future growth and access demand.

17.65.030 Special Controls.

Any development within the DFD area must comply with the regulations of this Chapter in addition to the required development standards of the C-G (General Commercial) zone. in the event of a conflict between a regulation for the DFD and a regulation for the C-G (General Commercial) zone, the more restrictive regulation controls, and in case of doubt or ambiguity the determination thereof by the Director of Planning and Building Services is conclusive, subject to appeal as set forth in this Code.

17.65.040 Definitions.

Unless the contrary is stated or clearly appears from the context, the following definitions will govern the construction of the words and phrases used in this Chapter.

Words and phrases undefined in this Chapter have the same meaning as set forth in this Code.

Automobile Dealership. A retail facility that specializes in the sale of automobiles and light and heavy-duty trucks and vehicles. Accessory uses for the service and repair of automobiles and vehicles, and the retail sales of goods and parts directly related to those automobiles and vehicles sold at the facility is permitted. “Used” or ‘Pre-owned” automobiles, trucks and other vehicles are not allowed to exceed twenty percent (20 %) of the sales, display and storage area of an Automobile Dealership.

Banquet Facility. A facility that specializes in the hosting of one or multiple gatherings of peopie which may involve live dance and entertainment, for the purposes of celebrating and/or honoring including, without limitation, anniversaries, awards ceremonies, bar mitzvahs, birthdays, private parties, quinceaneras, roasts, tributes, weddings, conducted within an enclosed building on the subject property. A banquet facility is not a night club, and may not be operated in any capacity resembling a night club. “Big Box” Retail Store. A commercial retail store that has a minimum interior square footage of at least 80,000 square feet, and most typically is at, or over 100,000 square feet, in interior floor area. Said commercial retail store specializes in “dry goods,” but may have grocery and perishable goods as an accessory sales item.

Community—serving Commercial. Retail uses that serve as citywide community market area, such as supermarkets, pharmacies, restaurants, banks, office supplies, copy servrces and general retail stores.

Drive-through Facilities (also known as a “Drive-thru”). A facility that allows for the transaction of goods or services without having the business patron leave their motor vehicle.

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Freeway-oriented Commercial. Retail uses that are intended to serve the region where access from the freeway system is an integral component of their retail and marketing operation. Such retail uses tend to be very high volume in retail sales. .

Motor Sports Dealership. A retail facility that specializes in the sale of all-terrain vehicles (ATVs), motorcycles for the purposes of off-road, motocross, or dual purposes, personal watercrafts such as jet skis, sea-doos, and/or wave runners, utility and recreation utility vehicles for the purposes of traveling off-road, and snowmobiles. Accessory uses for the service and repair of vehicles, and the retail sales of goods and parts directly related to those vehicles sold at the facility is permitted. “Used” or “Pre-owned” vehicles are not allowed to exceed twenty percent (20 %) of the sales, display and storage area of a Motor Sports Dealership.

Neighborhood-serving Commercial. Retail that is intended to serve the needs of adjacent residential neighborhoods and nearby businesses, such as sidewalk cafes, bakeries, dry cleaners, small markets or pharmacies, accounting/professional services, and medical offices.

Offices, ProfessionallAdministrative. A commercial use where a building, room or series of rooms is used to conduct, professional-type business (e.g., architect, lawyer, doctor, engineer, stockbroker, accountant, consultant, tax preparer, real estate, advertising and publicity).

Parking Lot. An open paved area that is designed to accommodate vehicles of patrons of those businesses where the parking lot is adjacent. Parking lots also contain such associated design features such as drive-aisles, landscaping, trash enclosures, customer-service cart corrals and similar features.

Parking Structure. A multi—level structure composed of interior ramps (exterior ramps not allowed) designed to accommodate the efficient and safe parking of vehicles of patrons of local businesses and open to the general public.

Regional Retail Use. A retail use that is contained within a “big box" style of structure and retail concept, where the retail use is intended to serve the region and take advantage of high freeway and highway visibility.

Signs, Facade. A sign identifying the name of the store or business mounted on the exterior wall of the building in which said store or business is located. Typically, the facade sign is mounted on the front facade of the store.

Signs, Freeway Identification. A pylon sign structure that is intended to provide freeway- oriented store identification for the commercial activity that is located on the property on which the Freeway Identification sign is located.

Signs, Information. Signs that are intended to provide directional or similar information to the patron regarding subjects like parking direction, on—site store locations, leasing office location, shipping cart return locations, and similar items. An informational sign is intended to be read by store or business patrons that are already at the store or business location.

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Signs, Monument-style Identification. A store identification sign that is located adjacent to the public street, and is intended to provide store identification to the motorist.

Monument-style signage typically does not exceed a height greater than six (6) feet. In some cases, additional identification for satellite stores also located nearby the primary store is also provided on the Monument-style sign.

Signs, Store Identification. A sign that identifies the name of the store or business.

17.65.050 Site Description and Location Map.

A. The DFD Area is geographically defined by the Artesia Freeway (State Route 91) along the north, and Cedar Street along the south, with varying easterly and westerly boundaries on Artesia Boulevard, Ramona Street and Cedar Street.

This DFD Area surrounds an approximate three (3) block area with the length situated predominately on the Bellflower Boulevard axis, extending south of the 91 Freeway to the north side of Cedar Street; while the width of the DFD Area varies along Artesia Boulevard, Ramona Street and Cedar Street. The width of the DFD Area varies from street to street. Along Artesia Boulevard, the width of the DFD Area extends approximately 363 feet west and 888 feet east of Bellflower Boulevard. Along Ramona Street the width of the DFD Area extends approximately 291 feet west and 373 feet east of Bellflower Boulevard. Along Cedar Street the DFD Area extends approximately 290 feet west and 231 feet east of Bellflower Boulevard.

The 91 Freeway is “grade-separated,” in that it is at a substantially higher elevation from the project site, as well as the other portions of the City of Belifiower that the freeway abuts.

17.65.060 Permitted and Prohibited Uses.

A. General Provisions. The uses permitted in the DFD Area must be compatible with the Bellflower General Plan and this Code. Freeway—oriented commercial uses, such as “big box” retailers and new automobile and motor sports sales facilities, must be strongly encouraged.

B. Bellflower General Plan. The Bellflower General Plan designates the DFD Area as “Commercial.” The “Commercial” land use designation allows for traditional commercial and professional office uses. However, the location of the DFD Area in regards to the 91 Freeway and Artesia Boulevard provides for an opportunity to maximize freeway-oriented retail development.

C. Zoning. The zoning in the DFD is intended to be consistent with, and conform to, the Bellflower General Plan. The previous zoning classification for the properties within the DFD Area was C-G (General Commercial) and M-1 (Light Industrial District). -21-

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D. Uses. This Chapter constitutes permissive regulations, whereby only those uses or facilities that are listed are allowed, except as provided through an administrative determination, an administrative use permit, or other discretionary action.

17.65.070 Permitted Uses.

The following uses are permitted in the DFD:

1. Regional Retail Uses. A commercial retail use that is contained within a structure of not less than 75,000 square feet nor in excess of 150,000 square feet in floor area. If more than one Regional Retail Use is situated on the same parcel of land, and developed in a comprehensive manner, then the floor area of the single regional retail use store may be not less than 50,000 square feet Accessory outdoor sales areas directly associated with the regional retail store are permitted.

2. Automobile Sales, New. New automobile and vehicle sales dealerships with accessory automobile service, parts and supply retail. Any accessory used, or pre- owned, automobile and vehicle sales require the approval of a conditional use permit.

3. “Big Box” Retail Store.

4. Community-sewing Commercial.

5. Free-standing commercial space to accommodate sit-down restaurant uses, when developed in conjunction with a comprehensive commercial shopping center.

6. Freeway-oriented Commercial.

7. Motor Sports Sales.

8. Multiple-tenant stores complexes when developed in conjunction with a comprehensive commercial shopping center.

9. Neighborhood-sewing Commercial.

10. Professional/Administrative Offices (second floor and above).

17.65.080 Conditional Uses.

The following uses are conditionally permitted in the DFD:

1. Developments on parcels of less than 1.5 acres.

2. Drive-through Facilities.

3. Parking structures.
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4. Hotel, motel, or rooming house pursuant to Bellflower Municipal Code Chapter 17.44.

5. Alcohol sales (on-site or off-site sales; primary use or accessory use).

17.65.090 Prohibited Uses.

The following uses are strictly prohibited within the DFD:

1. Adult Businesses.

2. Ambulance service.

3. Auction house or store.

4. Automobile repair center.

5. Automobile repair shop.

6. Biiiiards (three or less tabies).

7. Bingo establishments (public and non—profit).

8. Bridge, chess, “go” ciubs.

9. Carwash (automatic mechanical, hand operated, or seif-serve), including those facilities that are accessory to gasoline service stations.

10. Check cashing and cash advancing.

11. Civic and community clubs.

12. Coliection centers (recyclable materials).

13. Community care facilities.

14. Contractor’s office with outside storage area.

15. Consignment goods, as an accessory activity.

16. Dialysis center.

17. Driving, or driver training schools and/or classrooms.

18. Escort services.

19. Free-standing commercial stores of less than 10,000 square feet on individual parcels, not developed in conjunction with a comprehensive shopping center.

20. Forklift repair shop.

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21. Fortune Telling.

22. Funeral parlor, mortuary, crematory.

23. Garage, public.

24. Home occupation in permitted residential structure/use.

25. Hospices, home health care.

26. Hospitals.

28. lce storage house of not more than five (5) tons capacity.

29. Janitorial services.

30. Laboratories.

31. Laundromats and/or self-serve iaundry facilities.

32. Limousine service.

33. Modeling studio.

34. Motorcycle funeral escort service.

35. Nursery (flowers, trees or plans; with or without buildings).

36. Off-premises signs.

37. Outdoor sales, storage or activities; either as a primary use or accessory to a permitted use. Such uses may include, without limitation, animal feed, small mammals (e.g., dogs and cats) and supplies, sales of produce and. other food-stuff, newsstands and other similar activities.

38. Outside storage as a primary activity.

39. Patio, outdoor furniture, bar—b—que and fireplace sales and related merchandise.

40. Public utility offices, payment centers and distribution substation with microwave facilities (does not include support facilities, or facilities that have outside storage).

41. Rest home, convalescent hospital.

42. Second-hand stores and pawnshops.

43. Security, private patrol services.

44. Strip commercial development.

45. Surplus store.

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46. Swimming pool supplies.

47. Taxi services.

48. Taxidermist.

49. Telephone exchangeltelemarketinglanswering service.

50. Ticket agency.

51. Tools and equipment sales and rental (heavy).

52. Towing company — vehicle (may include accessory vehicle storage).

53. Trade schools.

54. Training, educational and vocational schools and colleges (public and private).

55. Warehouse and/or storage uses.

56. Water and purifier stores.

57. Wholesale business.

17.65.100 Development Standards.

A. in addition to the requirements set forth in Section 17.65.110, the following development standards apply to all public and private improvements and/or development in the DFD Area.

B. Development Intensity. Appropriate development intensities must be provided to encourage access of automobile traffic from the 91 Freeway and from the adjoining streets of Bellflower Boulevard, Artesia Boulevard, Ramona Street and Cedar Street.

The intensity of development is intended to be automobile-oriented and be regionally attractive. A minimum lot size requirement of 1.5 acres (65,340 square feet) is required for any new development within the DFD Area to encourage larger commercial/retail developments. Every effort must be made and demonstrated to assemble parcels to meet the minimum lot size requirements. Proposed developments of lots that are less than 1.5 acres will require a conditional use permit.

C. Building Heights. Structures in the DFD Area must be built to appropriate heights, subject to applicable requirements of the BMC’s C-G (General Commercial) zoning regulations and requirements, except as approved by the City pursuant to the BMC.

D. Building Setbacks. Building setbacks are subject to the applicable setback requirements of the C-G (General Commercial) zone. Greater setbacks may be required as determined by the reviewing and approval body. Every effort should be made to create varied wall-planes and building surfaces, as opposed to stark flat and uniform surfaces. Well thought out building setbacks, which have varied wall plane articulation, will make the buildings more attractive and appealing. Buildings in the DFD Area must be designed and located on property in a manner to maximize the use of land, provide adequate and appealing landscaping and other site amenities. -25- 1:

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E. Public Area/Open Space. The DFD Area is intended to be automobile oriented, in that the commercial activity is intended to provide a regional appeal. The location of the DFD Area is such that the DFD Area is easily accessible to the regional freeway system. Although the DFD Area is not intended to be a high pedestrian area, development within the DFD Area should have pedestrian access and amenities. in addition, the development within the DFD Area must provide decorative visual features located in key areas to maximize the visual appeal of the development from the major street arterials. For example, the south east corner of Bellflower Boulevard and Artesia Boulevard must be developed with some form of prominent focal element located on an open area that will also provide for pedestrian access. Such focal element may include, without limitation, a prominent water feature, significant landscaping with vertical elements, public art, or similar features.

F. Landscaping. Open spaces, areas adjacent to the public right of way, and areas intended for pedestrian access must be provided with amenities and treatment that provide for an interesting and quality visual experience as viewed from the public street Landscaping must be designed to provide for a pleasant pedestrian experience when it is placed adjacent to pedestrian areas. Landscaped planter areas within the parking lot areas must be constructed with six inch (6”) Portland Cement concrete curbs around the perimeter of all landscaped parking lot planters. All landscaping must be instalied before the City issues any certificate of occupancy for any development.

G. Parking and Parking. Lots. Parking lots must be designed in such a manner as to provide for the convenient and easy access into and out of the development. All off- street parking must be designed and constructed pursuant to this Code. All parking tots must be designed to maintain landscaped planter areas within the parking fields.

Parking lots must also have designated “shopping cart corrals" thoughtfully designed and placed throughout the parking lot. Said shopping cart corrals must be delineated with raised concrete curb and landscaped planter areas. “Pipe-style’ shopping cart corrais are prohibited. Ali parking lots, stalls, lighting, aisle width and ADA regulations must comply with this Code.

H. Paving. Paving in public and private pedestrian areas (excluding the public right of way), must reflect a high standard of design quality and reinforce safe and efficient usage. Pedestrian crossings must be highly visible to pedestrians and motorists.

Stamped, colored concrete must be used to delineate the entrances to the parking lot, pedestrian crosswalks, pedestrian walks and similar areas.

I. Architectural Design. It is the goal of this DFD to promote a building design that is functional, but is also unique, pleasant and visually memorable. Building architecture must utilize consistent themes that do not conflict in design technique and application.

Building designs that mix architectural styles are prohibited. Extensive, boring, plain wall stretches of wall surfaces are also prohibited.
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J. Signage. Formulation of a master signage program by the “developer" as an integral part of the overall development concept is required. The master sign program must include the design and placement of the Freeway Identification Sign. The City Council intends to allow only signage essential and appropriate to the scale and character of a quality regional commercial development. Within this general framework, the City Council is receptive to innovative and imaginative signing techniques, such as video display signage.

17.65.110 Access and Circulation.

A. Because the DFD Area is located adjacent to the 91 Freeway and is bounded by major arterials, the primary mode of access to the DFD Area will be by automobile.

Although there are public transit bus routes that service the DFD Area, pedestrian access is envisioned to result mainly from patrons who drive to the development within the DFD Area, exit their automobiles and then access the businesses. Therefore, attention must be made to design safe, efficient and logical vehicle circulation within the DFD Area, as well as for ingress and egress.

B. Pedestrian Access. The public rights of way bounding the DFD Area must have public sidewalks that align the perimeter of the properties within the DFD Area. Since it is anticipated that the primary form of visitation to the businesses within the DFD Area originates from vehicles, pedestrian amenities will not be promoted as those design features would in other portions of the city. The internal parking lot(s) must be designed in such a manner as to separate vehicular and pedestrian traffic. The parking lot(s) must be designed to provide a distinctive and coherent pedestrian circulation system between parked vehicles and the buildings within the DFD Area. Thus, designated pedestrian walkways within the parking area must be provided. Such designated pedestrian walkways must be raised and separated from vehicular travel drive aisles.

C. Vehicular Access. Access into the DFD Area must be made via the adjoining public arterials. It may be necessary for land dedication to be made in order to facilitate deceleration lanes that will allow for right turns into the DFD Area. Furthermore, unless prohibited because of a raised center median located in the public street abutting the DFD Area, all vehicle exit points from the DFD Area must have at least travel lanes (one exit lane to allow right turns and one exit lane to allow for let turns). The amount of driveway access points onto the public arterials must be kept to a minimum. The number, locations and width of driveways require City Engineer approval. The parking lot(s) must be designed so that all vehicle circulation can occur on-site. Parking lot design must ensure that vehicles can move within the parking lot without needing to exit onto a public street.
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D. Loading. All development within the DFD Area must provide designated loading areas. Loading areas must be designed in such a manner as to be visually screened from view from the public street or areas of high public use. Such visual screening techniques may include “wing walls," landscaped berms, and lowered loading areas.

Loading areas must be designed so that if a trailer is left in the loading area, it is not visible to a public street or an area of high public use and access. If necessary, the development within the DFD Area must provide a customer loading area that is separate from the service loading area. The customer loading area must be clearly delineated and designed so that it will not conflict with travel within the parking lot and drive aisles.

E. Bicycle Access. It is recognized that the primary mode of access to development within the DFD Area will be made via motorized vehicles. However, development within the DFD Area must provide bicycle storage facilities to allow for those patrons and employees who access the DFD Area via bicycle to store their bicycles in a manner so as not to create visual clutter or create a safety hazard.

F. Traffic Mitigation Measures. Development of the South Bellflower Commercial DFD Area pursuant to this DFD may result in additional traffic utilizing the adjoining public streets in the immediate area. In conjunction with the submittal of development plans, an applicant may be required to submit a circulation, parking and/or traffic impact analysis. As a resuit of any such traffic impact analysis, specific traffic mitigation measures may be imposed on new construction during the plan review and approval process. The requirement fer traffic mitigation measures does not replace or reduce any requirements that may exist for the developer to pay relevant development impact fees, unless the developer enters into a Development Agreement with the City.

G. Public Right-of-Way improvements. All development proposals are subject to requirements for public right—of—way dedication, improvements. for street widening and/or reconfiguration, and/or other improvements that may reasonably be required by the City Engineer with the development plans submitted. Any such street or sidewalk improvements must be consistent with current City standards and any specific street improvement plans approved by the City and subject to the approval of the City Engineer.

Specifically, an offer of dedication will be required for development on property located on the east side of Bellflower Boulevard, between Beverly Street and Artesia Boulevard for the purposes of creating an additional northbound traffic lane to alleviate traffic congestion. As part of the dedication, all physical encroachments must be removed or modified to eliminate any encroachment into the right-of—way.

All proposals by any person or agency for construction or development within the DFD Area are subject to plan review, permit approval procedures, and environmental review as referred to in this DFD.

17.65.120 Plan Review Procedures.

A. In the conceptual phase of planning a public or private project, early discussion with the City’s Planning Department is required to review the scope of the project and to clarify City requirements.
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City of Bellflower
Ordinance No. 1322

Page 14 of 16 ends

Once plans for public and/or private developments are prepared by any person or agency, they will be processed through the standard City review processes as required by this Code and in addition thereto are be subject to review and approval of the City Council. Such plans may be required to include a plot plan, parking plan, drainage plan(s), landscaping plans, floor plans, roof plans, pre-fire plans, sign plans and four- sided elevations for all proposed improvements.

B. New Construction. Plans for new construction and/or additions to existing facilities may require City Council review to ensure appropriate compliance with applicable City requirements, including provisions of this DFD. This review process may include formal review and approval by the Planning Commission and City Council.

C. Existing Constructioaehabilitation. Plans for rehabilitation of existing buildings generaily require administrative City review and approval before the issuance of required building permits. This City review process incorporates City staff review of proposed plans to ensure compliance with the provisions of this DFD. Furthermore, plans for rehabilitation may also require the formal review and approval of the Planning Commission and City Council.

17.65.130 Responsibility for Securing Permits and Paying Fees.

Nothing contained in this DFD or in subsequent agreements can be construed in any way to exempt the developer, person or agency proposing the public or private development or facility (or his/her assignee, buyer, transferee, conveyee or lessee) from securing all permits and paying all fees required of developers of private property within the City of Bellflower, including any impact fees, public art fees and similar fees.” SECTION 5. General Plan Findings. This Ordinance is consistent with the General Plan. The General Plan’s contains goals, objectives, and policies to encourage opportunities to sensitively integrate different, but compatible, land uses and to organize land uses to avoid creating nuisances among adjacent land uses; to preserve and promote larger commercial centers while discouraging small less viable commercial land use configurations which creep into residential areas; to retain strong themes identifying Bellflower as a city of visual and community quality; and to provide lot consolidation incentives for commercial parcels in order to create large viable, commercial properties. Furthermore, the proposed DFD will not change the existing land use designation for properties within the DFD area, which is “C” Commercial or “I” Industrial as stated in the General Plan.
_S_ECTlON 6. Environmental Review Findings. The City Council finds as follows:

City of Bellflower
Ordinance No. 1322

Page 15 of 16 ends

A. The City reviewed the project’s environmental impacts under the California Environmental Quality Act (Pub. Res. Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Reg. §§15000, et seq., the "CEQA Guidelines”) and the City of Bellflower’s Procedures for Implementing CEQA;
B. An initial Study of Environmental impacts and Negative Declaration (ND) were prepared for this Ordinance;
C. The Initial Study and Negative Declaration were made available to the public for review and comment from July 21, 2016, to and including August 9, 2016.

D. A duly noticed Public hearing was held by the City Council of the City of Bellflower on October 10, 2016 at which time evidence was heard on the initial Study and Negative Declaration and staff report. At the hearing, the City Council fully reviewed and carefully considered the Initial Study and Negative Declaration, together with any comments received during the public review period, and determined that the Negative Declaration was consistent with CEQA.

The adoption of this Ordinance will not result in significant environmental impacts and that no further environmental review is required.

E. The City Clerk, or designee, is directed to file a Notice of Determination in accordance with Pub. Res. Code §§ 21152, 211676); 14 CCR § 15094; and any other applicable laws.

SECTION 7. Reliance on Record. Each and everyI finding and determination" In this Ordinance is based on the competent and substantial evidence, both oral and written, contained' In the entire record relating to the proiect, and reflect the independent judgment of the City Council. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 8. Continuity. 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.
_S_ECT|ON 9. Savinos Clgyse. Repeal of any provision of the BMC or any other regulation by this Ordinance 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 10. Severabilitz. 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. -30- I

City of BellfloWer
Ordinance No. 1322

Page 16 of 16 ends

S_EfiCTION 11. V_aliditv of Previous Code Sections. If this the entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal of the BMC or other regulation by this Ordinance will be rendered void and cause such BMC provision or other regulation to remain in full force and effect for all purposes.

SECTION 12. Effective Date. This Ordinance will become effective on the 31‘"t day following its passage and adoption.

SECTION 13. Supersession. This Ordinance supersedes Urgency Ordinance No. 1315 in its entirety.

SECTION 14. The City Cierk must certify as to the adoption of this ordinance and cause the summary thereof to be published within fifteen calendar (15) days of the adoption and post a certified copy of this ordinance, including the vote for and against the same, in the office of the City Clerk, in accordance with Government Code § 36993, for the City of Bellflower.

ORDINANCE NO. 1322 HAD ITS FIRST READING ON OCTOBER 10, 2016, ITS SECOND READING ON OCTOBER 24, 2016, AND WAS DULY PASSED,

APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF OCTOBER 24, 2016:
k M,”
Dan Koops, Mayor
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-32-

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES ) SS

CITY OF BELLFLOWER )
l, Mayra Ochiqui, City Clerk of the City of Bellflower, California, do hereby certify ' under penalty of perjury that the foregoing Ordinance No. 1322 had its first reading on October 10, 2016, its second reading on October 24, 2016, and was duly passed, approved, and adopted by the City Council of the City of Bellfiower at its Regular Meeting of October 24, 2016, by the following vote to wit:

AYES: Councii Members — Schnablegger, Garza, and Santa ines, ABSTAIN: Councii Member - Mayor Koops
ABSENT: Councit Member - Dunton
. Ordinance No. 1322 was posted at City Hall, the Clifton M. Brakensiek Library, John S. Simm’s Park, the Betlflower Sheriffs Substation, and T. Mayne Thompson Park; and the title, effective date, and vote will be published on Thursday, November 3, 2016, in the Public Notices Section of the Herald American, pursuant to Government Code Section 36933. ‘
Dated: October 25, 2016
Mayr 0c iqui, City Cler
City of Bellflower, Caiifor ia
(SEAL)
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BELLFLOWER REDEVELOPMENT AGENCY
RESOLUTION NO. RA-O8-04

A RESOLUTION OF THE BELLFLOWER REDEVELOPMENT
AGENCY APPROVING NEGATIVE DECLARATION NO. ND
08-07 AND THE DESIGN FOR DEVELOPMENT (DFD) FOR

THE SOUTH BELLFLOWER COMMERCIAL PLANNING
AREA
WHEREAS, the Bellflower Redevelopment Agency (the “Agency”) is a duly constituted redevelopment agency and is undertaking certain activities necessary for redevelopment under the provisions of the California Community Redevelopment Law (Health and Safety Code Sections 33000 et seq.) and pursuant to the Redevelopment Plan ("Redevelopment Plan”) for the Bellflower Redevelopment Project (the “Project”); and
WHEREAS, Sections 501, 610-. 622, and 800, respectively of the Redevelopment Plan authorize the Bellflower Redevelopment Agency, within the limits, restrictions and controls established in the Redevelopment Plan, to establish a Design for Development (“DFD”): that contain various development and design controls necessary for property development of both private and pubiic areas within the Bellflower Redevelopment Project: Area; and: w '
WHEREAS, the Planning Area surrounds an approximate three biock area with the length situated predominately on the Bellflower Boutevard axis, running south of the 91 Freeway to the north side of Cedar Street while the width of the Planning Area varies along Artesia Boulevard, Ramona Street, and Cedar Street. The width of the Planning Area extends approximately 363 feet west and 888 feet east of Bellflower Boulevard.

Along Ramona Street, the width of the Planning Area extends approximately 291 feet west and 373 feet east of Bellflower Boulevard. Along Cedar Street, the Planning Area extends approximately 290 feet west and 231 feet east of Bellflower Boulevard; and WHEREAS, the Proposed Project is comprised of Assessor Parcel Numbers:
7161-003—023, 7161-003-026, 7161-003-027, 7161-003—028, 7161-003-029, 7161003- 030. 7161-003-03-1, 7161-004-001, 7161-004-004, 7161-004-005, 7161-004-006, 7161- 004-008, 7‘161-004-009, 7161-004-033, 7161-007—004, 7161-007-005, 7161-008—001, 7161-008-002, 7161-008-003, 7161-008—004, 716‘1-008-005, 7161-008—007, 7161-008- 008, 7161-008-009, 7161-008—010, 7161-008—01 1, 7161-008-012, 7161-008—013, 7161— 008-014, 7161-008-021, 7161-009-001, 7161-009-002, 7161-009—003, 7161-009-004, 7161-009-036, 7161-009—037, 7161-009-038, 7161-009-039, 7161-012—001, 7161—012- 002, 7161-012-003, 7161-012—029, 7161-012-040, 7161-013-015, 7161-013~016, 7161- 013-031, 7161-013-076, 7161-013-079, 7161—013-080, 7161-013-081, 7161-013-082 and property owned by the City of Bellflower (Assessor Parcel Numbers: 7161-008—900, 7161-008—905, and 7161-013-901); and

Page 1 of 3 ends

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Bellflower Redevelopment Agency
Resolution No. RA 08-04

Page 2 of 3 ends

WHEREAS, Section 501 of the Redevelopment Plan proposes to eliminate blight and prevent the spread of blight and blighting influences, and to strengthen the economic base of the Project Area and the community; and WHEREAS, the extent of blight and blighting influences within the area of the South Bellflower Commercial Planning Area requires the establishment of development and design controls for the redevelopment of said area in order to eliminate blight and to ensure development that is of the highest quality and best possible use. The DFD encourages regional-scale commercial retail development (commercial retail development that takes advantage of the high visibility of the area and the high volume of traffic along the major transportation corridors) in and at the proposed DFD Area, while still assuring that the controls necessary to mitigate environmental impacts of development upon Bellflower are established to protect the general public interest and welfare as well as insuring long-term viability of the area; and WHEREAS. the City has previously prepared and certified a Final Environmental impact Report (iFElR) for the Belliiower Redevelopment Project Area No. 1 (Ordinance No. 768»); and
WHEREAS, the approval of the DFD is a redevelopment implementation activity whose environmental impacts are assessed in the previous FEIR referenced above; and .

WHEREAS. the Agency has prepared an Initial Study Checklist in accordance with and pursuant to the California Environmental Quality Act of 1970 (CEQA) and State and local regulations and guidelines adopted pursuant thereto. and such lnitiai Study Checklist assesses the environmental impacts of the DFD; and WHEREAS, no environmental impacts will be generated by the adoption of the DFD and the DFD is within the scope of the previously prepared FEIR of the Redevelopment Plan.

NOW, THEREFORE, BE IT RESOLVED BY THE BELLFLOWER
REDEVELOPMENT AGENCY OF THE CITY OF BELLFLOWER AS FOLLOWS:

SECTION 1. The Agency finds and determines that:
(i) The Agency hereby certifies that the Initial Study Checklist of the environmental impacts with respect to the proposed DFD has been prepared and completed in compliance with the California Environmental Quality Act of 1970 and State and local regulations and guidelines adopted pursuant thereto;
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Bellflower Redevelopment Agency
Resolution No. RA 08-04

Page 3 of 3 ends

(ii) The Agency hereby further certifies that the FEIR for the Bellflower Redevelopment Plan and the Initial Study Checklist were presented to the members of the Agency, and that the information contained in the FEIR and the Initial Study Checklist has been reviewed and considered by the Agency members; and
(iii) The Agency hereby further certifies that the Initial Study Checklist represents the Agency’s independent judgment and analysis. '
SECTION 2. The Agency finds that no substantial changes are proposed in the Project, or with respect to the circumstances under which the Project is to be undertaken, as a result of the approval of the DFD, and that the adoption of the DF‘D will have no significant effect on the environment.

SECTION 3. That the attached text and map containing the development and design controls for the area south of State Route 91 (91 Freeway). north of Cedar Street with varying easterly and westerly boundaries on Artesia Boulevard and Ramona Street, which is called the South Bellflower Commercial Planning Area. is hereby adopted as the Design for Development for this area.

SECTION 4. The Chair, or presiding officer, is hereby authorized to affix his signature to this Resolution signifying its adoption by the Beilflower Redevelopment Agency and the Secretary, or her duly appointed deputy, shalt attest thereto.

PASSED, APPROVED, AND ADOPTED BY THE BELLFLOWER
REDEVELOPMENT AGENCY THIS 14th DAY OF J 4' .

ATTEST:

Debra D. Bauchop, gcretary é
Attachments
Doc 180130

Bellflower Redevelopment Agency

DESIGN FOR DEVELOPMENT
FOR
SOUTH ‘BELLF LOWER COMMERCIAL

PLANNING AREA
Juiy 14, 2008
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Beliflower Redevelopment Agency
DFD South Bellflower Commercial Planning Area .

Page 2 of 22 ends

Table of Contents .

1. Purpose and Intent.

1.1. General Objectives ......................................................................... 3

1.2. Special Controls .............................................................................. 4

1.3. Definitions ....................................................................................... 4

2. Site Description ....................................................................................... 7

3. Permitted and Prohibited Uses

3.1 General Provrsrons 7

3.2 Permitted Uses ...................... , ......................................................... 8

3.3 Conditional Uses .............................................................................. 9

3.4 Prohibited Uses ............................................................................... 9

4. Development Standards.

4.1 Special Controls................ ....................... 12

4.2 Development intensity ........................... . ...................................... 16

4.3 Building Heights ............................ -. ............................................... 16

4.4 Building Setbacks ................... , ........................................................ 16

4.5 Public Area/Open Space ......................................... ............... , ....... 116

4.6 Landscaping .. .. .. ... 17

4.? Parking and Parking Lots ................. .............. — ............. 1 7

4.8 Paving ............................................................................................... 17

4.9 Architectural Desrgn 18

4.10 Signage ......................................................................................... 18

5. Access and Circulation.

5.1 Pedestrian Access ........................................................................ 18

5.2 Vehicular Access .............................................................................. 18

5.3 Loading 19

5.4 Bicycle Access ................................................................................ 19

5.5 Traffic Mitigation Measures ........................................................... 19

5.6 Public Right—of-Way Improvements ............................................... 20

6. Plan Review Procedures.

6.1 New Construction .......................................................................... 21

6.2 Existing Construction/Rehabilitation .............................................. 21

7. Environmental Review .......................................................................... 21

8. Responsibility for Securing Permits and Paying Fees ....................... 22

9. Exhibits and Appendix, ........................................................................ 22 July 14, 2008

Bellflower Redevelopment Agency
DFD South Bellflower Commercial Planning Area

Page 3 of 22 ends

DESIGN FOR DEVELOPMENT

SOUTH BELLFLOWER COMMERCIAL

PLANNING AREA

1. Purpose and Intent
The Bellllower Redevelopment Agency (RDA) desires to encourage the development of the South Bellflower Commercial Planning Area (as shown in Exhibit D and referred to as the “Planning Area" or "DFD Area"), to the highest and best possible use. It is the intent of the RDA to encourage high sales tax generating retail uses that will be able to utilize the extremely high freeway accessibility of the Planning Area. Furthermore, it is the intent of the RDA to promote high sales tax producing development while insisting upon high quality design and site planning.

The purpose of the Design for Development (DFD) is to plan for the future development of the Flaming Area. It is the goal of the DFD to present a refined land use strategy to promote freeway and highway oriented commerciallretail uses that have a commercial/retail development intensity that is directly correlated to the unique business opportunity that the Planning Area provides because of the Rs location, visibility and superior access to the regional freeway network.

This DFD supplements. augments. and focuses the goals. policies and objectives of the various Planning and Redevelopment documents affecting this area.

However, these standards are not inclusive of all applicable City procedures, provisions, regulations and requirements that may apply to the development of any property within the Planning Area. Professional office use maybe be included into a development to increase the daytime professional population so long as it is well balanced with commercial/retail uses.

1.1. General Objections
The Agency desires to encourage development concepts that will:

1.1.1 Create a land use strategy that promotes intense freeway and highway-oriented commercial retail development;

1.1.2 Provide for regional, local and neighborhood access to and from the Planning Area, without negatively impacting the community character of Bellflower,

1.1.3 Maintain, and promote, quality architectural and site planning principles in the development of the Planning Area;
July 14, 2008

Bellflower Redevelopment Agency
DFD South Bellflower Commercial Planning Area

Page 4 of 22 ends

1.2. 1.3.

July 14, 2008

1.1.4 Ensure that vehicular access to and from the Planning Area is designed in manner that is efficient, safe and can accommodate future growth and access demand.

Special Controls
Consistent with the purposes of this DFD, and pursuant to the authority of the Agency under Section 501. Paragraph 13; Section 610; Section 614; and. Section 622 of the Redevelopment Plan for Beilflower Redevelopment Project Area No. 1, the Agency hereby establishes the following controls and restrictions for development of the South Bellflower Commercial Planning Area DFD, which shall apply in the Planning Area in addition to applicable General Plan requirements and guidelines, Zoning, Building Codes and other requirements of the Bellfiower Municipal Code BMC)
Definitions
For the purposes of this Design for Development. the following definitions shalt apply;

1.3.1 Automobile Dealership. A retail facility that specializes in the sale of automobiles and light and heavy-duty trucks and vehicles. Accessory uses for the service and repair of
automobiles and vehicles, and the retail sales of goods and parts directly related to those automobiles and vehicles sold at the facility is permitted. “Used” or “Pre-owned” automobiles, trucks and other vehicles are not allowed to exceed twenty percent (20%) of the sales, display and storage area of an Automobile Dealership.

1.3.2 Banquet Facility. A facility that specializes in the hosting of one or multiple gatherings of people which may involve live dance and entertainment, for the purposes of celebrating andlor honoring including. but not limited to anniversaries, awards ceremonies, bar-mitzvas, birthdays, private parties,
quinceaneras, roasts, tributes, weddings, conducted within an enclosed building on the subject property. A banquet facility is not a night club, and may not be operated in any capacity resembling a night club.

1.3.3 “Big-Box" Retail Store. A commercial retail store that has a minimum interior square footage of at least 80,000 square feet. and most typically is at, or over 100,000 square feet, in interior floor area. Said commercial retail store specializes in “dry -40-

Beilflower Redevelopment Agency
DFD South Bellflower Commercial Planning Area

Page 5 of 22 ends

July 14, 2008

1.3.4 1.3.5

1.3.6 1.3.7

1.3.8 1 .3.9

1.3.10 goods,” but may have grocery and perishable goods as an accessory sales item.

Community-Serving Commercial. Retail uses that serve as citywide community market area, such as supermarkets,
pharmacies, restaurants, banks, office supplies, copy services and general retail stores.

Development. The physical alteration of any parcel or area of land, including buildings, structures. grading and other related changes by any private person or entity and/or by any public body or agency.

Drive-Through Facilities (also known as “Drive-Thru'). A faciity that allows for the transaction of goods or services without having the business patron: leave their motor vehicle.

Freeway—Oriented Commercial. Retail uses that are intended to serve the region where access from the freeway system is an integral component of their retail and marketing operation. Such retail uses tend to be very high volume in retail sales.

Motor Sports Dealership. A retail facility that specializes in the sale of all-terrain vehicles (ATVs), motorcycles for the purposes of off-road, motocross, or dual purposes, personal watercrafts such as jet skis, sea-docs, andlor wave runners, utility and recreation utility vehicles for the purposes of traveling off-road, and snowmobiles. Accessory uses for the service and repair of vehicles, and the retail sales of goods and parts directly related to those vehicles sold at the facility is permitted. "Used” or “Pre- owned” vehicles are not allowed to exceed twenty percent (20%) of the sales, display and storage area of a Motor Sports Dealership.

Neighborhood Serving Commercial. Retail that is intended to serve the needs of adjacent residential neighborhoods and nearby businesses, such as sidewalk cafes, bakeries, dry cleaners, small markets or pharmacies, accounting/professional services, and medical offices.

Offices, Professlanai/Administrative. A commercial use where a building, room or series of rooms is used to conduct
professional-type business (eg. architect, lawyer, doctor, engineer, stockbroker, accountant, consultant. tax preparer, real estate, advertising and publicity, etc).
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Bellflower Redevelopment Agency
DFD South Bellflower Commercial Planning Area

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July 14, 2008

1.3.11 1.3.12

1.3.13 1.3.14

1.3.15 1.3.16
1 .3.1 7

1.3.18 Parking Lot. An open paved area that is designed to accommodate vehicles of patrons of those businesses where the parking lot is adjacent. Parking lots also contain such associated design features such as drive-aisles, landscaping, trash enclosures, customer-service cart canals and similar features.

Parking Stmcture. A multilevel structure composed of interior ramps (exterior ramps not allowed) designed to accommodate the efficient and safe parking of vehicles of patrons of local businesses and open to the general public.

Signs, Facade. A sign identifying the name of the store or business mounted on the exterior wall of the building in which said store» or business is. located. Typically, the facade sign is mounted on the front facade of the store.

Signs, Freeway identification. A pylon sign structure that is intended to provide freeway-oriented store identification for the commercial activity that is located on the property on which the Freeway identification sign is located.

Signs, information. Signs that are intended to provide
directional or similar information to the patron regarding subjects like parking direction, on-site store locations, leasing office location, shipping cart return locations, and similar items. An informational sign is intended to be read by store or business patrons that are already at the store or business location.

Signs, Monument-style identification. A store identification sign that is located adjacent to the public street, and is intended to provide store identification to the motorist. Monument-style signage typically does not exceed a height greater than six (6) feet. In some cases, additional identification for satellite stores also located nearby the primary store is also provided on the Monument-style sign.

Signs, Store Identification. A sign that identifies the name of the store or business.
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Bellflower Redevelopment Agency
DFD South Bellflower Commercial Planning Area

Page 7 of 22 ends

1.3.19 Strip Commercial Development. ln-line retail/service oriented development geared towards attracting multiple non-credit tenants on parcels less than 1.5 acres with total combined building square footage of less than 15,000 square feet.

2. Site Description
The South Bellflower Commercial Planning Area is geographically defined by the Artesia Freeway (State Route 91) along the north, and Cedar Street along the south, with varying easterly and westerly boundaries on Artesia Boulevard, Ramona Street and Cedar Street.

This Planning Area surrounds an approximate three (3) block area with the length situated predominately on the Bellflower Boulevard axis. extending south of the 91 Freeway to the north side of Cedar Street; while the width of the Planning Area varies along Artesia Boulevard, Ramona Street and Cedar Street The width of the Planning Area varies from street to street. Along Artesia Boulevard, the width of the Planning Area extends approximately 363 feet west and 888 feet east of Bellflower Boulevard. Along Ramona Street the width of the Planning Area extends approximately 291 feet west and 373 feet east of Bellflower Boulevard. Along. Cedar Street the Planning Area extends approximately 290 feet west and 231 feet east of Bellflower Boulevard.

The til-Freeway is “grade-separated", in that it is at a substantially higher elevation fro-m the project site, as well as the other portions of the City of Bellflower that the freeway abuts.

3. Permitted and Prohibited Uses.

3.1 General Provisions. The uses permitted in the Planning Area shat be compatible with the Bellflower General Plan, the Bellflower Redevelopment Plan and the Bellflower Zoning Code. Freeway-oriented commercial uses, such as “big box” retailers and new automobile and motor sports sales facilities shall be strongly encouraged.

All public and private developments within the DFD Area determined by the Bellflower Redevelopment Agency to cause significant unmitigated environmental impacts shall only be permitted to the extent such development is the subject of a statement of overriding considerations made or approved by the Bellflower Redevelopment Agency consistent with the procedures provided by applicable law for the approval of statements of overriding considerations.

3.1.1. Bellflower General Plan. The Bellflower General Plan designates the DFD Area as “Commercial.” The “Commercial” land use July 14. 2008

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3.2 July 14, 2008

3.1.2. 3.1.3.
designation allows for traditional commercial and professional office uses. However. the location of the DFD Area in regards to the 91 Freeway and Artesia Boulevard provides for an
opportunity to maximize freeway-oriented retail development.

Bellflower Redevelopment Plan. The Bellflower Redevelopment Plan includes all the property within the DFD Area. it is the intent of the Redevelopment Plan to maintain and expand commercial land use activity within this Area. The DFD is consistent with the Redevelopment Plan.

Bellflower Zoning Code. The zoning in the DFD is intended to be consistent with, and conform to, the Bellflower General Plan.

The zoning classification for the property within the DFD Area is General Commercial (0-6) and Light lndustrial(M-1).

The uses permitted in the 0-6 an M4 zone are typically retail commercial, professional office and industrial types of uses.

However, within the DFD Area, these uses permitted in the 0-6 and M—1 zone of the DFD Area will be those which are provided in greater detail in Section 3.2 of this DFD.

Permitted Uses. The following uses are permitted in the DFD as follows:

3.2.1. 3.2.2.

3.2.3. 3.2.4.

3.2.5. Regional Retail Uses. A commercial retail use that is contained within a structure of not less than 75,000 square feet nor in excess of 150,000 square feet in floor area. if more than one Regional Retail Use is situated on the same parcel of land, and developed in a comprehensive manner, then the floor area of the single regional retail use store may be not less than 50,000 square feet. Accessory outdoor sales areas directly associated with the regional retail store are permitted.

Automobile Sales, New. New automobile and vehicle sales dealerships with accessory automobile service, parts and supply retail. Any accessory used, _or pure-owned, automobile and vehicle sales require the approval of a conditional use permit. "Big-Box” Retail Store.

Community-Serving Commercial.

Free-standing commercial space to accommodate sit-down
restaurant uses. when developed in conjunction with a
comprehensive commercial shopping center.
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3.3 3.4
July 14, 2008

3.2.6. Freeway-Oriented Commercial.

3.2.7. Motor Sports Sales.

3.2.8. Multiple-tenant stores complexes when developed in conjunction with a comprehensive commercial shopping center.

3.2.9. Neighborhood Serving Commercial.

3.2.10. Professional/Administrative Offices (second floor and above).

Conditional Uses.

3.3.1 Developments on parcels of less than 1.5 acres.

3.3.2 Drive—Through Facilities.

3.3.3 Parking structures.

3.3.4 Stealthed wireless telecommunications facilities.

Prohibited Uses. The foiiowing uses are strictly prohibited within the DFD Area:

3.4.1 Adult Businesses.

3.4.2 Ambulance service.

3.4.3 Auction house or store.

3.4.4 Automobile repair center

3.4.5 Automobile repair shop.

3.4.6 Billiards (three or less tables).

3.4.7 Bingo establishments (public and non-profit).

3.4.8 Bridge, chess. “go" clubs.
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July 14, 2008

3.4.9 3.4.10

3.4.11 3.4.12

3.4.13 3.4.14

3.4.15 3.4.16

3.4.17 3.4.18

3.4.19 3.4.20

3.4.21 3.4.22

3.4.23 3.4.24

3.4.25 3.4.26

3.4.27 3.4.28
Carwash (automatic mechanical, hand operated, or self-serve), including those facilities that are accessory to gasoline service stations.

Check cashing and cash advancing.

Churches and other religious institutions.

Civic and community clubs.

Collection centers (recyclable materials).

Community care facilities.

Contractor‘ s office with outside storage area.

Consignment goods, as an accessory activity.

Dialysis center.

Driving, or driver training schools andior classrooms.

Escort services.

Free-standing commercial stores of less than 10,000 square feet on individual parcels, not. developed in coniunction with a comprehensive shopping center.

Fork lilfe repair shop.

Fortune Telling.

Funeral parlor, mortuary. crematory.

Garage, public.

Home occupation in permitted residential structure/use.

Hospices, home health care.

Hospitals.

Hotels.

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July 14, 2008

3.4.29 3.4.30

3.4.31 3.4.32

3.4.33 3.4.34

3.4.35 3.4.36

3.4.37 3.4.38

3.4.39 3.4.40

3.4.41 3.4.42

3.4.43 3.4.44

3.4.45 3.4.46

3.4.47 Ice storage house of not more than five (5) tons capacity.

Janitorial services.

Laboratories.

Laundromats and/or self-serve laundry facilities.

Limousine service.

Modeling studio.

Motels.

Motorcycle funerai escort service.

Nursery (flowers. trees or plans; with or without buildings).

Off-premises signs.

Outdoor sales, storage or activities; either as a primary use or accessory to a permitted use. Such uses may include, but not be limited to anirnal feed, small mammals (i.e., dogs and cats, etc.) and supplies, sales of produce and other food-stuff, newsstands and other similar activities.

Outside storage as a primary activity.

Patio, outdoor furniture, bar-b—que and fireplace sales and retated merchandise.

Public utiiity offices, payment centers and distribution substation with microwave facilities (does not include cell phone antenna sites and support facilities, or facilities that have outside storage).

Residential uses.

Rest home, convalescent hospital.

Second-hand stores and pawnshops.

Security. private patrol services.

Strip commercial development.
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3.4.48 3.4.49

3.4.50 3.4.51

3.4.52 3.4.53

3.4.54 3.4.55

3.4.56 3.4.57

3.4.58 3.4.59

3.4.60 Surplus Store.

Swimming pool supplies.

Taxi services.

Taxidermist.

Telephone exchange/telemarketinglanswering service.

Ticket agency.

Tools and equipment sales and rental (heavy).

Towing company — vehicle (may include accessory vehicle storage).

Trade schools.

Training, educational and vocational schools and colleges (public and private).

Warehouse andlor storage uses.

Water and purifier stores.

Wholesale business.

4. Development Standards.
in addition to the requirements set forth in Section 5 of this DFD, the following development standards shall apply to all public and private improvements and/or development in the South Bellflower Commercial Planning Area.

4.1 Special Controls. The following special controls shall apply:

4.1.1. July 14. 2008
Bellflower General Plan. The following goals, objectives and policies of the Bellflower General Plan guide this DFD for the South Bellflower Commercial Planning Area, and are especially pertinent to this particular area. The DFD is based on the Bellflower General Plan as it currently exists.

A. Land Use Element:
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July 14. 2008
V.

VI.
vii.
viii.

Promote Artesia Boulevard as a major commercial
corridor. (Bellflower General Plan Use Element,
March 1997, page 6)
Preserve and promote larger commercial centers
while discouraging smaller, less viable commercial
land use configurations which creep into residential
areas. (Bellflower General Plan Land Use Element,
March 1997. page 6)
Carefully scrutinize plans for developments which will
have a significant impact on the city or surrounding
developments to ensure the highest quality design.
(Bellflower General Plan Land Use Element, March
1997, page 6).

Encourage rehabilitation or redevelopment of
designated commercial and industrial areas.
(Bellflower General Plan Land Use Element, March 1997, page 6).

Provide lot consolidation incentives for commercial
parcels in order to create large. viable, commercial
properties. (Bellflower General Plan Land Use
Element, March 1997, page 14).

Through zoning overlay districts, or Specific Plans.
create unique commercial shopping opportunities.
(Bellflower General Plan Land Use Element, March
1997, page 15).

Conduct a study of the Lakewood Boulevard Corridor
with specific attention to uses, parking, and design
criteria in order to allow for and encourage
improvements along this State Route. (Bellflower
General Plan Land Use Element, March 1997, page
15).

Other commercial corridors should be considered for
assessment, study, and Opportunities for
improvement. (Bellflower General Plan Land Use
Element, March 1997. page 15).

B. Circulation Element:
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4.1.2. iv.

Use redevelopment funding sources to provide
necessary transportation improvements within
redevelopment project areas whenever funds are
available. (Bellflower General Plan Circulation
Element, March 1997, page 6-1).

Accommodate off-street parking in new
developments, working toward the elimination of
future demand for on-street parking. As new
development occurs within adequate off-street
parking, eliminate adjacent on-street parking,
whenever appropriate. (Beliflower General Plan
Circulation Element, March 1997. page 6-2).

Minimize curb cuts from new development and
redevelopment projects onto each of the arterials
defined in this Circulation Element as major and
secondary highways. (Bellflower General Plan
Circulation Element, March199'l, page 6—2).

Promote reciprocal access between parcels to
minimize driveways and curb cuts. (Beiiflower
General Plan Circulation Element, March 1997, page
6-3).

Require new development projects to provide parking
facilities consistent with zoning code requirements
and ensure adequate off-street parking requirements
in the zoning code. (Bellflower General Plan
Circulation Element. March 1997'. page 6-5).

Bellflower Redevelopment Plan. The Redevelopment Plan for the Bellflower Redevelopment Project Area No. 1 (Bellflower Ordinance No. 768 — July 1991) state as follows:

A. Section 501 A13. Encouragement of public and private improvements to prevent, mitigate or eliminate existing and anticipated blight conditions in the Project Area (page 7).

B. Section 610. General Controls and Limitations. All real property in the Project Area is hereby made subject to the controls and requirements of this Plan. No real property shall be developed, rehabilitated . or othenlvise changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan (page 25).
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C. Section 622 Design Guide. Within the limits, restrictions, and controls established in this Plan, the Agency is
authorized to establish heights of buildings, land coverage, setback requirements, design criteria, traffic circulation, traffic access, and other development of both private and public areas within the Project Area. These may be
established by the approval of specific developments or by the adoption of general restrictions and controls by
resolution of the Agency.

No new improvement shall be constructed and no existing improvement shall be substantially modified, altered,
repaired, or rehabifitated except in accordance with
architectural, landscape, and site plans submitted to and approved in writing by the Agency and the Planning
Commission unless allowed pursuant to the procedures of Section 623 (of this Plan). One of the objectives of this Plan is to create an attractive and pleasant environment in the Project Area. Therefore, such plans shall give consideration to good design, open space, and other amenities to enhance the aesthetic and otherwise architectural quality of the Project Area. The Agency and Planning Commission shall
not approve any plans that do not comply with this Plan (page 27').

D. Section 800 Actions of the City. The City may aid and cooperate with the Agency in carrying out this Plan and may take all actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or the spread of conditions causing blight. Actions by the City may include, but are not limited to, the following:
i. Revision of Zoning Ordinances and/or the General
Plan within the Project Area to permit the land uses
and development authorized by this Plan (page 32).
ii. Imposition whenever necessary (by covenants of
restrictions, conditional use permits or other means)
of appropriate controls within the limits of this Plan
upon parcels in the Project Area to ensure their
proper development and use (page 32).

4.2 Development Intensity. Appropriate development intensities shall be provided to encourage access of automobile traffic from the 91 Freeway and from the adjoining streets of Bellflower Boulevard, Artesia Boulevard, July 14, 2008

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4.3 4.4

4.5 July 14, 2008
Ramona Street and Cedar Street. The intensity of development is intended to be automobile—oriented and be regionally attractive. A minimum lot size requirement of 1.5 acres (65,340 square feet) is required for any new development within the planning area to encourage larger commercial/retail developments. Every effort must be made and demonstrated to assemble parcels to meet the minimum lot size requirements. Proposed developments of lots that are less than 1.5 acres will require a conditional use permit.

Building Heights. Structures in the DFD Area shall be built to appropriate heights. subject to applicable requirements of the City Zoning ordinances and requirements, except as approved by the City and Agency pursuant to the provisions of the Bellflower Municipal Code. As used herein, “height" shall be defined as provided in the Bellflower Zoning Code (Chapter 19 of the» Bellflower Municipal Code.)
Building Setbacks. Building setbacks shall be subject to the applicable setback requirements of the Bellflower Zoning Code. Greater setbacks may be required as determined by the reviewing and approval body.

Every effort should be made to create varied wall-planes and building surfaces, as opposed to stark flat and uniform surfaces. Well thought-out building setbacks, which have varied waliplane articulation, will make the buildings more attractive and appealing. Buildings in the DFD Area shatl be designed and located on property in a manner to maximize the use of land, provide adequate and appealing landscaping and other site amenities.

Public Area/Open Space. The DFD Area. is intended to be automobile oriented, in that the commercial activity is intended to provide a regional appeal. The location of the DFD Area is such that the DFD Area is easily accessible to the regional freeway system. Although the DFD Area is not intended to be a high pedestrian area, development within the DFD Area should have pedestrian access and amenities.
in addition, the development within the DFD Area shall provide decorative visual features located in key areas to maximize the visual appeal of the development from the major street arterials. For example, the south east comer of Bellflower Boulevard and Artesia Boulevard shall be developed with some form of prominent focal element located on an open area that will also provide for pedestrian access. Such focal element may include, but not be limited to, a prominent water feature, significant landscaping with vertical elements, public art, or similar features. -52-

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4.6 4.7

4.8 4.9

4.10 July 14. 2008
The edges of development within the DFD Area that is adjacent to the public streets shall be developed with generous landscaped planter areas that include mounded earth, trees, boulder features, groundcover and similar landscaping treatment.

Landscaping. Open spaces. areas adjacent to the public right of way. and areas intended for pedestrian access shall be provided with amenities and treatment that provide for an interesting and quality visual experience as viewed from the public street. Landscaping shall be designed to provide for a pleasant pedestrian experience when it is placed adjacent to pedestrian areas. Landscaped planter areas within the parking lot areas shall be constructed with six inch (6') Portland Cement concrete curbs around the perimeter of all landscaped parking lot planters. All landscaping shall be installed prior to the issuance by the City of any certificate of occupancy for any development.

Parking and Parking Lots. Parking lots shall be designed in such a manner as to provide for the convenient and easy access into and out of the development. All off-street parking shall be designed and constructed pursuant to the Bellflower Zoning Code. All parking lots shall be designed to maintain landscaped planter areas within the parking fields. Parking lots shall also have designated “shopping cart corrals’" thoughtfully designed and placed throughout the parking lot. Said shopping cart canals shall be delineated with raised concrete curb and landscaped planter areas. “Pipe-style” shopping cart canals shall not, be allowed. All parking lots. stalls, lighting, aisle width and ADA regulations must be brought up to current code.

Paving. Paving in public and private pedestrian areas (excluding the public right of way), shall reflect a high standard of design quality and reinforce safe and efficient usage. Pedestrian crossings shall be highly visible to pedestrians and motorists. Stamped, colored concrete shall be used to delineate the entrances to the parking lot, pedestrian crosswalks, pedestrian walks and similar areas.

Architectural Design. It is the goal of this DFD to promote a building design that is functional, but is also unique, pleasant and visually memorable. Building architecture shall utilize consistent themes that do not conflict in design technique and application. Building designs that mix architectural styles shall be avoided. Extensive, boring. plain wall stretches of wall surfaces shall also be avoided.

Signage. Formulation of a master signage program by the “developer” as an integral part of the overall development concept shall be required. The master sign program shall include the design and placement of the -53-

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Freeway Identification Sign. Notwithstanding specific Bellflower Zoning Code provisions having citywide application, the Agency intends to allow only signage essential and appropriate to the scale and character of a quality regional commercial development. Within this general framework, the Agency is receptive to innovative and imaginative signing techniques, such as video display signage.

5. Access and Circulation.

Because the DFD Area is located adjacent to the 91 Freeway and is bounded by major arterials, the primary mode of access to the DFD Area will be by automobile. Although there are public transit bus routes that service the DFD Area, pedestrian access is envisioned to result mainly from patrons who drive to the development within the DFD Area, exit their automobiles and then access the businesses. Therefore, attention shall be made to design safe, efficient and logical vehicle circulation within the DFD Area, as well as for ingress and egress.

5.1 5.2
July 14. 2008
Pedestrian Access. The public rights of way bounding the DFD Area shall have public sidewalks that align the perimeter of the properties within the DFD Area. Since it is anticipated that the primary form of visitation to the businesses within the DFD Area shall originate from vehicles. namely automobiles; pedestrian amenities shall not be promoted as those design features would in other portions of the city. The intemal parking lot(s) shall be designed in such a manner as to separate vehicular and pedestrian traffic. The parking lot(s) shall be designed to provide a distinctive and coherent pedestrian circulation system between parked vehicles and the buildings within the DFD Area. Thus, designated pedestrian walkways within the parking area shall be provided. Such designated pedestrian walkways shall be raised and separated from vehicular travel driveaisles.

Vehicular Access. Access into the DFD Area shall be made via the adjoining public arterials. It may be necessary for land dedication to be made in order to facilitate deceleration lanes that will allow for right turns into the DFD Area. Furthermore, unless prohibited because of a raised center median located in the public street abutting the DFD Area, all vehicle exit points from the DFD Area shall have at least two (2) travel lanes (one exit lane to allow right turns and one exit lane to allow for let turns). The amount of driveway access points onto the public arterials shall be kept to a minimum. The number, locations and width of -54-

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5.3 5.4

5.5 July 14, 2008
driveways shall be subject to the approval of the City Engineer. The parking lot(s) shall be designed so that all vehicle circulation can occur on- site. No vehicle shall have to enter onto a public street in order to move from one location to another location within the same parking lot.

Loading. All development within the DFD Area shall provide designated loading areas. Loading areas shall be designed in such a manner as to be visually screened from view from the public street or areas of high public use. Such visual screening techniques may include "wing walls". landscaped berrns, and lowered loading areas. Loading areas shall be designed so that if a trailer is left in the loading area, it shall not be visible to a public street or an area of high public use and access. if necessary, the development within the DFD Area shall provide a customer loading area that is separate from the service loading area. The customer loading area shall be clearly delineated and designed so that it will not conflict with travel within the parking lot and driveaisles.

Bicycle Access. It is recognized that the primary mode of access to development within the DFD Area will be made via motorized vehicles.

However, development within the DFD Area shall provide bicycle storage facitities to allow for those patrons and employees who access. the DFD Area via bicycle to store their bicycles in a manner so as not to create visual clutter or create a safety hazard.

Traffic Mitigation Measures. Development of the South Bellflower Commercial Planning Area pursuant to this DFD may result in additional traffic utilizing the adjoining public streets in the immediate area. In conjunction with the submittal of development plans for the Development Review Board (DRB), or other city review procedures, an applicant may be required to submit a circulation, parking and/or traffic impact analysis.

As a result of any such traffic impact analysis, specific traffic mitigation measures may be imposed on new construction during the plan review and approval process. The requirement for traffic mitigation measures does not replace or reduce any requirements that may exist for the devel0per to pay relevant development impact fees, unless the developer enters into a Development Agreement with the City andior Agency. -55-

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5.6 Public Right-of-Way improvements. All development proposals are subject to requirements for public right-of-way dedication, improvements for street widening and/or reconfiguration, and/or other improvements that may reasonably be required by the City Engineer with the development plans submitted. Any such street or sidewalk improvements shall be consistent with current City standards and any specific street improvement plans approved by the City and/or Agency and subject tothe approval of the City Engineer. Such improvements may include, but are not limited to, sidewalks, drive approaches, curb & gutter, landscaped street medians, upgrading sewer main line between Ramona Street & Cedar Street, street furniture, streetlights, street trees, parkway planting, dedication of land for deceleration lanes and exclusive right turn lanes, bus stop turnouts and public art and open plaza areas.

5.6.1 Specifically, an offer of dedication will be required for development on property located on the east side of Bellflower Boulevard, between Beverly Street and Artesia Boulevard for the purposes of creating an additional northbound traffic lane to alleviate traffic congestion. As part of the dedication, alt physical encroachments must be removed or modified to eliminate any encroachment into the right-of-way.

All proposals by any person or agency for construction or development within the South Belifiower Commercial Planning Area shall be subject to plan review, permit approvat procedures. and environmental review as referred to in this DFD.

6. Plan Review Procedures.
in the conceptual phase of planning a public or private project, early discussion with the City's Community Development Department and Agency staff is required to review the scope of the project and to clarify the City and Agency requirements, as applicable. Plans that have been prepared without having been previously discussed with City and Agency staffs before beginning design work may be subject to rejection.

Once plans for public and/or private developments are prepared by any person or agency, they shall be processed through the standard City and Agency review processes initiated with the City's Community Development Department, as applicable, and in addition thereto shall be subject to review and approval of the Agency. Such plans may be required to include a plot plan, parking plan, drainage plan(s), landscaping plans, floor plans, roof plans, pre-fire plans. sign plans and four-sided elevations for all proposed improvements. .

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DFD South Bellflower Commercial Planning Area

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The development of sites and all public and private areas within the South Bellflower Commercial Planning Area shall only be carried out according to plans and drawings approved by the City, as applicable, and Agency in accordance with provisions of the Redevelopment Plan and any conditions of approval imposed in connection with such review(s).

6.1 New Construction. Plans for new construction and/or additions to existing facilities may require City and Agency review to ensure appropriate compliance withepplicable City and Agency requirements, including provisions of this DFD. This review process may include formal review and approval by the Planning Commission, City Council and Agency.

6.2 Existing ConstructionIRehabilitation. Plans for rehabilitation of existing buildings generally require administrative City review and approval prior to the issuance of required building permits. This City review process incorporates Agency staff review of proposed plans to ensure compliance with the provisions of this DFD. Furthermore, plans for rehabilitation may also require the formal review and approval of the Planning Commission.

City Council and Agency.

When appropriate, notice to surrounding properties, community outreach, and opportunities for early public participation 'n the design and development process may be required and are always encouraged.

7. Environmental Review.

Development of buildings, structures, and public and private facilities within the South Bellflower Commercial Planning Area shall be subject to specific environmental review as part of the applicable City and Agency review procedures. Such environmental review may include, but is not limited to, the following:
0 Completion of the City‘s Environmental Information Questionnaire; 0 Traffic, circulation, and/or parking impact study for any development proposal as may be required by the City Engineer;
0 A soils investigation report to be filed with the Agency by the applicant identifying the status of soil contamination or other hazardous materials; or,
c Any additional review including a full environmental impact report or negative declaration.

The cost for any such environmental review, consultants, and contract administration (if required) shall be paid by the property owner or developer.

July 14. 2008

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8. Responsibility for Securing Permits and Paying Fees.

Nothing contained in this DFD or in subsequent agreements shall be construed in any way to exempt the developer, person or agency proposing the public or private development or facility (or his/her assignee, buyer, transferee, conveyee or lessee) from securing all permits and paying all fees required of developers of private property within the City of Bellflower, including any impact fees, public art fees and similar fees.

9. Exhibits and Tables.

1. Exhibit A: Vicinity Map

2. Exhibit B: Aerial Photo

3. Exhibit C: Boundary Map

4. Appendix: Negative Declaration
Doc 130133
July 14, 2008
-53-

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‘—-— The City of Bellflowcr
gamifi'es. fleeineues. gala-es.
l6600 Civic Canoe: Drive, Bellflower, CA 90706 n
Tel 562.804.1424 Fax 562.925.8660 wwwbellflowecorg (“'3‘v M

NOTICE OF INTENT TO ADOPT

A NEGATIVE DECLARATION
Notice is hereby given that the City of Bellflower has prepared an Environmental Initial Study for the following location:

PROJECT: Negative Declaration No. ND 08-07
Design for Development: South Belltlower Commercial Planning Area for the Bellflower Redevelopment Agency.

LOCATtON: Project area is geographically defined by the Artesia Freeway (State Route 91) along the north. and Cedar Street along the south, with varying easterly and westerly boundaries on Artesia Boulevard and Ramona Street.

PROJECT: The proposed project involves the establishment of the Design for Development: South Bellflower Commercial Planning Area
APPLICANT: City of Bellflower Redevelopment Agency
Based on the environmental information gathered and analyzed for the project during the initial Study process, the City of Bellflower has determined that there is no substantial evidence, in light of the whole record, that the project may have a significant effect on the environment.

Therefore. a Negative Declaration for the project is proposed pursuant to the' requirements of the California Environmental Quality Act (CEQA)
The 20-day public review period for this document begins on June 24, 2008 and expires on July 14,, 20081.

The proposed Negative Declaration is available for public review between 8:30 am. and 5:00 pm, Monday through Friday at: 1) The City of Bellflower, Planning Division located at 16600 Civic Center Drive, Bellflower, CA, and 2) Los Angeles County Library in the City of Bellflower located at 9945 E. Flower Street, Bellflower, CA.

The Redevelopment Agency of the City of Bellflower will conduct a public hearing to consider the proposed Negative Declaration in conjunction with Design for Development: South Bellflower Boulevard Commercial Planning Area on Monday, July 14, 2008. at 7:00 pm. or as soon thereafter as possible, in the Bellflower City Council Chambers, City Hall, 16600 Civic Center Drive, Bellflower, California.

Please address all pubic comments (before the close of the environmental review period noted above) to: City of Bellflower, Attn: Andrew Ho, Principal Planner, 16600 Civic Center Drive, Bellflower, CA 90706, 804—1424, ext. 2226, [email protected].

Page 1 of 28 ends

City of Bellflower Departm ent of Community Development ' ~—--——-— > Randy Bomgnau humane Center mamm- CA 90766mmy R. King Scott A. hxsen Mayor Mayor Pro till?) 304-14246a59 Council Manh- Council Member -52-

CITY OF BELLFLOWER

ENVIRONMENTAL CHECKLIST FORM
PROJECT TITLE: Negative Declaration No. ND 08-07
Design for Development: South
Bellflower Boulevard Commercial
Planning Area for the Bellflower
Redevelopment Agency
LEAD AGENCY NAME AND ADDRESS: City of Bellflower
16600 Civic Center Drive
Bellflower, CA 90706
CONTACT PERSON AND PHONE NUMBER: Andrew Ho
Principal Planner
562.804.1424. ext. 2226
PROJECT LOCATION: The South Bellflower Commerciat
Planning Area is geographically
defined by the Artesia Freeway
(State Route 91) along the north,
and Cedar Street along the
south, with varying easterly and
westerly boundaries on Artesia
Boulevard and Ramona Street.

PROJECT SPONSOR’S NAME AND ADDRESS: City of Bellflower
16600 Civic Center Drive
Bellflower, CA 90706
562.804.1 424
GENERAL PLAN DESIGNATION: C (Commercial) and l (Industrial) ZONING CLASSIFICATION: C-G (General Commercial) zone
and M-1 (Light Industrial) zone

Page 2 of 28 ends

City of Bellflower Department of Communlty Development
16600 Civic Center Drive — Bellflower. CA 90706
(562) 804-1424 www.bellflower.ogg

INTRODUCTION:

This initial Study has been carried out in accordance with the California Environmental Quality Act (CEQA). The purpose of an initial Study is to provide preliminary environmental investigation of a proposed project and to determine if it would have a significant adverse impact on the environment (CEQA Guidelines 15063). Based on the preliminary investigation in the Initial Study, the Lead Agency (The City of Bellflower) decides whether it will be necessary to prepare an Environmental Impact Report (EiR) if a significant adverse impact would occur, or to prepare a Negative Declaration, if all potential impacts can be mitigated. A Mitigated Negative Declaration is proposed when the Initial Study identifies environmental impacts, which are potentially significant but can be reduced to insignificance by incorporating mitigation measures into the proposed project (CEQA Guidelines 15070). Pursuant to CEQA Guidelines Section 15168 (c) (4), this initial 'Study checklist has been prepared to provide documentation that the proposed DFD is within the scope of the Bellflower General Plan updated Negative Declaration approved on April 14, 1997 and the Redevelopment Plan ElR approved in July 8, 1991 and no new environmental analysis is needed at this time. When specific development proposal are submitted to the City, they will be evaluated at that time to determine whether additional environmental analysis and mitigation measures are necessary.

PROJECT DESCRIPTION (Describe the whole action involved. including but not limited to later phases of the project. and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary):

The Design for Development (DFD): South Bellflower Boulevard Commercial Planning Area is intended to augment and focus on the goals, policies and objectives of applicable planning and redevelopment documents affecting development of this area. including the General plan, zoning and redevelopment plans. The DFD includes controls and restrictions for development, which are in addition to those contained in the General Plan, zoning regulations and building codes. The land sues permitted in the DFD are consistent with the City’s General Plan. zoning and redevelopment plans, and include a variety of commercial uses. The Proposed Project is comprised of Assessor Parcel Numbers: 7161-003-023, 7161—003-026, 7161-003-027, 7161-003—028, 7161- 0034129, 7161-003—030, 71611~OD3-031, 7161-004-001, 7161-004-004, 7161-004-005, 7161-004—006, 7161-004—008, 7161-004-009, 7161-004-033, 7161-007-004, 7161—007- 005, 7161-008-001, 7161-008-002, 7161-008—003. 7161-008—004, 7161-008-005, 7161- 008-007, 7161-008-008, 7161-008-009, 7161-008-010, 7161-008-011, 7161-008-012, 7161-008—013, 7161-008—014. 7161-008-021, 7161-009—001, 7161-009-002, 7161-009- 003, 7161-009-004, 716'1-009-036, 7161-009-037, 7161-009-038, 7161—009-039, 7161- 012—001, 7161-012-002, 7161-012—003, 7161-012—029, 7161-012—040, 7161-013~015, 7161-013-016, 7161-013-031, 7161-013—076, 7161-013-079, 7161~013~080, 7161-013- 081, 7161-013-082 and property owned by the City of Bellflower (Assessor Parcel Number. 7161008900. 71 61 4108-905. 7161-013—901).

Page 3 of 28 ends

City of Bellflower Department of Community Development
16600 Civic Center Drive - Bellflower, CA 90706
(562) 804-1424 ww.bellflawer.org -54-

SURROUNDING LAND USES AND SETTING (Briefly describe the project’s surroundings):

This Planning Area surrounds an approximate three block area with the length situated predominately on the Beilfiower Boulevard axis, running south of the 91 Freeway and to the north side of Cedar Street while the width of the Planning Area varies along Artesia Boulevard, Ramona Street and Cedar Street. The width of the Planning Area varies from street to street. Along Artesia Boulevard, the width of the Planning Area extends approximately 363 feet west and 624 feet east of Bellflower Boulevard. Along Ramona Street the width of the Planning Area extends approximately 291 feet west and 373 feet east of Bellflower Boulevard. Along Cedar Street the Planning Area extends approximately 290 feet west and 231 feet east of Beliflower Boulevard.

The Planning Area is composed of 0—6 (General Commercial) zoned property along Beliflower Boulevard with portions of Artesia Boulevard zoned M—1 (Light industrial). The project site is bounded to the north by 0-8 (Open Space) (SR-91 Freeway). R-‘i (Low Multiple), R—3 (Multiple Residential) zoning. to the south by C—G (General Commercial) zoning, to east by a combination of C-G (Commercial General), M—1 (Light industrial), and R-3 (Multiple Residential) zoning, and to the west by a combination of C- G (Commercial General), M-1 (Light industrial), and R-3 (Multiple Residential) zoning.

OTHER AGENCIES WHOSE APPROVAL IS REQUIRED (i.e., permits, financing approval. or participation agreement):

Page 4 of 28 ends

City of Bellflower Department oi Community Development
16600 Civic Center Drive - Belll'lcwer. CA 90706
(562) 804-1424 mgbeilflawenog -5 5-

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact" as indicated by the checklist on the followi ng pages.

DDDDDD
Aesthetics [3 Agriculture Resources D Air Quality
Biological Resources E] cummrnasources E] Geology/Soils Hazards&Hazardous |:| HydrotogylWater Quality E] Land UseIPlanning $23;m D Noise D PopulationIHousing
Public Services D Recreation D Transportationrl'raffic
Uh‘litleslSeNlca D Mandatory Findingsof
Systems Significance
DETERMINATION (T o be completed by the Lead Agency): 0n the basis of this initial evaluation:

DE
]

D
i find lhatlhe proposed project COULD NOT have a significant efiecton the environment. and a NEGATIVE DECLARA'HON will be prepared.
i find that although the proposed project could have a significant eiect on the envirorment. there “fill not be a significant effectinihismsebewuse revisions in theprolecthavebeenmadebyor agreedbbytheprojectproponent. A MlTlGATED NEGImVE DECLARATlON will be prepared.

Hind that the. proposed protect MAY have a significant ettect on, the environment. and an ENVIRONMENTAL IMPACT REPORT is required.

I llnd thatlhe- proposed project MAY have a ”potentially significant impact' or ‘poteniiatly significant unless mitigated” impact on the environment. but at least one effect 1) has been adequately analyzed in an earlier clement pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required. but it must analyze only the effects that remain to be addressed.
i find that although the proposed project could have a significant effect on the environment. because all potentially significant effects (a) have been analyzed adequately in» an earlier ER or NEGATIVE DECLARATION pursuant b applicable standards. and (b) have been avoided or mitigated pursuant to that earlier ER or NEGATIVE DECLARATION. including revisions or mitigation measures that are imposed upon the proposed project. nothing further is required.

M};Zf' June 23, 2008
Signature Date
Andrew Ho
Printed Name For

Page 5 of 28 ends

City of Bellflower Department of Community Development
16600 Civic Center Drive — Belltlower. CA 90706
(562) 804-1424 www.bell§ mr.org

EVALUATION OF ENVIRONMENTAL IMPACTS
1)
2)
3)
4)
5)
5)
7)
8)
9)
A brief explanation is required for all answers except "No impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (i.e., the project falls outside a fault rupture zone). A 'No Impact" answer should be explained where it is based on project-specific factors as well as general standards (i.e., the project will not expose sensitive receptors to pollutants, based on a project- specific screening analysis).

All answers must take into account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level. indirect as well as direct. and construotion as well as operational impacts.

Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less then significant with mitigation, or less then significant. If there are one or more “Potentially Significant Impact" entries when the determination is made, an EIR is required. “Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant impact” to a ‘Less Than Significant Impact‘. The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level.

Earlier analysis may be used where, pursuant to the tiering. program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier ElR or negative declaration.

Section 15063(c)(3)(D). in this case. a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review. b) impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated”, describe the mitigation measures which were incorporated or refined» from the earlier document and the extent to which they address site-specific conditions for the project.

Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (i.e., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate. include a reference to' the page or pages where the statement is substantiated.

Supporting lnfonnation Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion.

This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.

The explanation of each issue should identify:
a) The significance criteria or threshold. if any. used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance.

Page 6 of 28 ends

City of Bellflower Department of Communlty Development
16600 CMcCenter Drive— Bellflower. CA 90706
(562) 804-1424 wwwgglflowerQQ
-67-

Potentially
Significant
Impact
AESTH ETlCS. Would the project:
a) Haveasubstantiaiadverseeffecionascenicvisia? [I
b) Substantially damage scenic resources. Including.
trees. rock outcroppings, and historic buildings within a slate scenic highway?
c) Substantially degrade the existing visual character or D quaiitycfthesiteand its surromdlngs?
d) Creataa newsource ofsubstantlal fightorgiare
which would adversely affect day or nighttime views
in the area?
AGRICULTURE RESOURCES.
in determining whether impacts to agricultural resources are significant environmental efhcts. lead agencies may refer to the Calif. Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the Calif. Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland.

Wouldthe project
a) Convert Prime Farmland. Unique Farmland, or Farm-
land oi Statewide importance (Familand), as sham
on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California
Recoutces Agency. to non-agriwltural use?
b) Conflictnith erdsfing zoningforagricumrai use..ora D Williamson Act contract?
0) involve other changes in the existing environment
which. due to their location or nettle, could result In conversion of Farmland. to non-agricultural use?
AIR QUALITY.

Where available, the significance criteria established by the applicable air quality managementor air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation ortne appiio- U able air quality plan?
b) Violate any air quality standard or contribute substan- tially to an existing or projected air quality violation? c) Result in a cumutafively considerable net increase of any criteria poilutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard.

Page 7 of 28 ends

City of Belltlowar Department of Community Development
Less Than
Significant
With
Mitigation
incorporation
[I
[I
I]
D
[I
I

16600 Civic Center Drive - Bellflower. CA 90706
(562) 804—1424 wwbeiiflgwengg
Less Than
Significant
Impact
i...

E3
1 3
3 El
l
i
]

No
Impact
"1
X
IX
!

-68-

Potentially
Significant
impact
AIR QUALITY, continued.

I!)
0)
Expose sensitive receptors to substantial pollutants E] concentrations?
Createobiectionahleodorsafiectingasubstanflal D
number of people?
BlOLOGICAL RESOURCES.

Would the project:
a)
b)
c)
0)
Have a substantial adverse effect. either directly or D 91(0t habitat modifications, on any species
identified as a candidate. sensitive. or special status species in local or regional plans, policies. or
regulations. or by the California Department of Fish
, and Game or us. Fish and Wildlife Service?
Have a substantial adverse effect on any riparian hab-
Eat or other sensitive natural community identified in
boat or regional plans, policies. mguiations or by the
California Deparhnent of Fish and Game or 0.8. Fish
and Wildlife Service?
Have a substantial adverse effecton federally protech
edweflandsasdefined bySeclionmofthe Clean
Water Actcfiiding. but not limited to. marsh, vernal
pool. coastal. etc.) through direct removal. filling,
hydrological interetion, or other mean?
interfere substantially with the movementof any
nat'we resident or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery, sites?
Conflict with any local policies or ordinances prot—
ecting biological resources. such as a tree
preservation policy or ordinance?
Conflict with the provisions of an adopted Habitat
Conservation Plan. or other approved local, regional.
or state habitat conservation plan?
CULTURAL RESOURCES.

Would the project
a) Cause a substantial adverse change in the slgnifiunceD of a historical resource as defined in Section
15064.5?

Page 8 of 28 ends

City of Belitiower Department of Community Development
16600 Civic Center Drive - Bellflower, CA 90706
Less Than
Significant
With
Mitigation
Incorporation
i]
El
[23:]
(562) 804-1424 www.bgiflower.9_rg
Less Than
Significant
impact
[I
[I
LUCIE]
E]

No
Impact
l>
<
l

-59-

Potentially
Significant
Impact
V. CULTURAL RESOURCES, Continued.

Vi.
b)
e)
Cause a substantial adverse change in the stgniftcenoeD of an archaeological resource pursuant to Section
15064.5?
Directly or indirectly destroy a unique paleontological D resource or site or unique geologic feature?
Disturb any human remains. including those interred D
outside of formal cemeteries?
GEOLOGY AND SOILS. Wouidthe project:
a)
b)
c)
6)
Expose people or structures to potential substantial ad- verse etfects, including the risk of loss. injury, or
death involving:
l) Rupture of a lrnovm eardrquake fault. as delineated D on the most recent Alquist—Prioto Earthquake
Fault Zoning Map issued by the State Geologist
fortheamorbasedonofliersubstantiatofa
known fault? Referto DivisionofM‘necand
Geology Special Publication 42.
:1) Strong seismic ground shaking? D
D iii) Seismic-related ground faittire, including
liquefaction?
iv) Landslides? D
Resdt in substant’ni soil erosion or the loss of topsoii'ID Be located on a geologic unit or soil that is unstable, D or that would become unstable as a result of the
"0196!. and potentially result in on- or off-site
landslide. lateral spreading. subsidence. liquefaction
or collapse?
Be loamd an expansive soil. as defined in Table D 13—1-3 of the Uniform Building Code (1994}. creating substantial risks to life or property?
vn. HAZARDS AND HAZARDOUS
MATERIALS. Would the project:
3) Create a significant hazard to the public or the en- E] I vironment through the routine transport. use or
disposal of hazardous materials?

Page 9 of 28 ends

City of Betitlower Department of Community Development
16600 Civic Center Drive — Belifiower. CA 90706
Less Than
Significant
With
Mitigation
incorporation
El
El
El

DE
U
C
E
!

CH
I
!

I]
(562) 804—1424 wwbetliimnog
Less Than
Significant
Impact
1:]
[I
No
impact
[it
EH
4 -70-

Potentially
Significant
Impact
Vll. HAZARDS AND HAZARDOUS
MATERIALS, Continued.
b)
e)
9)
it)
Create a significant hazard to the public or the environ- ment through reasonably foreseeable upset and
accident conditions involving the release of
hazardous materials into the environment?
Emit hazardous emissions or handle hazardous or ao- D
utely hazardous materials. substances. or waste
vw'thln onequarter mile of an existing or proposed
school?
Be located on a site which is included on a list of haz- ardous materials sites complied pursuant to,
Government Code Section 65962.5 and , as a result.
would create a significant hazard to the public or
environment?
For a project located within an airport land use plan or. E] where such a plan has not been adopted. wkhin twp
miles of a public airport or public use airport. world
the project result in a safety hazard for people
residing orworlring lntheproiect area?
For a proled within the vicinity of a private airstrip. would the project result in a safety hazard for people
tasking or working vw‘thin the project area?
impair implementation of, or physically interfere with. D an adopted emergency response plan or emergency
evacuation plan?
Expose people or structures to a significant risk of
loss. injury or death involving wildland fires. including where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
Vlil. HYDROLOGY AND WATER QUALITY.

Would the project:
a)
b)
Violate any water quality standards or waste disclwpeD
requirements?
Substantially deplete groundwater supplies or D
interfere substantially with groundwater recharge
such tllat there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (Le. the production rate of pro—existing nearby
wells would drop to a level Mitch would not support
misting land uses or planned uses for which permits
have been granted)?
Less Than
Significant
With
Mitigation
Incorporation
I]

Page 10 of 28 ends

City of Bellilower Department of Community Development
1 6600 Civic Center Drive —- Bellilower. CA 90706
(562) 804-1424 www.beilflower.org
Less Than
Significant
impact
E]
No
impact
I3
7 ]

-71-

Potentially
Significant
impact
Vlll. HYDROLOGY AND WATER QUALITY.

Continued.

C)
e)
9)
h)
3)
Substantially alter the existing drainage pattern of the site or area. including through the alteration of the
course of a stream or river. in a manner which would
result in substantial melon or sillation on- or off-
site?
Substantially alter the existing drainage pattern of the site or area, Including through the alteration of fire
course of a stream or river, or substanlially increase
the rate or amount of surface runoff in a manner
which would result in flooding on- or cit-site?
Create or contribute nlnofl water which would exceed D
the madly of existing or planned stonnwater
drainage systems or provide substantial additional
sources of polluted runoff?
Otherwise substantially degrade water quality? D
Place housing within 1oo-year flood hazard area as D
mapped on a federal Flood Hazard Boundary or
Flood lnsurance Rate Map or other flood hazard
delineaticm map?
Place within a 100-year flood hazard area structures D
which would lrnpede or redirect flood flows?
Expose people or structures to a significant risk of '
loss, injury or death involving flooding. including
flooding as a result of the failure of a levee or darn? j) lnmdalion by seiche, tsunami. or mudilow? D
IX. LAND USE AND PLANNING.

Would the project
a) Physically dlndeaneslabllshed community? [I
b) Conflict wilh any applitzble land use plan. policy. or D regulation of any agency with jurisdiction over the
project (including. but not limited to the general plan, specific plan. local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental efiect?
Conflict with any applicable habitat conservation plan I] or natural community conservation plan?

Page 11 of 28 ends

City of Belltlower Department of Community Development
Less Than
Significant
With
Mitigation
Incorporation
[1
El

Ell-“JP? F"l|'"'l
I]
E]
El
Less Than
16600 Civic Center Drive - Bellflower, CA 90706
(562)804-1424 www.beilflgwer.og
Less Than
Significant
impact
El
l
]

No
Impact
El
EI
E
I

-72-

Potentially
Significant
Impact
X. MINERAL RESOURCES. Would the project
XI.

XII.
3)
b)
Result in the loss of availability of a known mineral re— source that Wild be of value to the region and the
residents of the state?
Resdt in the loss of availability ofa locallystmpartant mineral resource recovery site delineated on a local
general plan. specific plan or othertand use plan?
NOISE. Would the project resuttln:
a)
b)
c)
d)
O)
Exposure of persons to or generation of noise levels inn excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
Exposure of persons to or generation of excessive
groundbome vibration or groundbome noise levels?
A substantial permanent increase in ambient noise D
tevelstntheproiectviclnityabovelevets existing
without the: protect?
A substantial temporary or periodic increase in ambi-
ent noise levels In the project vicinity above levels
existing without the project?
For a project located within an airport land use plan,
or, where such a plan has not been adopted., within
two miles at a public airport or public use airport.
would the project expose people residing or working
in the project area to excessive noise levels?
For a project withm the vicinity of a private airship. D mold the project expose people residing or working
in the project area to excessive noise levels?
POPULATION AND HOUSING. Would the protect:
a)
b)
C)
induce substantial population growth in an area. either directly (for sample. by proposing new homes and
businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
Displaoe substantial numbers of people. necessitat-
ing the construction of replacement housing
elsewhere?

Page 12 of 28 ends

City of Bellfiower Department of Community Development
Significant
With
Mitigation
Incorporation
I]
I]
EZIEJEIL'IL']
E]

[I
Less Than
Significant
16600 Civic Center Drive - Belillower, CA 90706
(562) 804—1424 vwvw.beltflower.org
Less Than
significant
Impact
I]
l]
DDDUD
E]

No
impact
E]

-73-

Potentially With Less Than
Significant Mitigation significant
Impact Incorporation Impact
XIII. PUBLIC SERVICES.
a) Would the project result in substantial adverse [:l D D physical impacts associated with the provision of new
or physically altered govemmentai facilities. need for
new or physically altered governmental facilities. the
construction of which could cause significant
environmental impacts. In order to maintain
acceptable service ratios. response times or other
performance objectives for any of the public services:

I) Fire protection?
ii) Police protection?
fl) Schools?
iv) Parks?
v) Otherpublictacitities?
XIV. RECREATION.
a) Woutdtheprojectincreasetheusecfexistingnetgl’r— D
borhood and regional parks or other recreational
facilities such that substantiat physical deterioration of the facility woutd occur or be accelerated?
DUDDD a comma D U UDDUU
b) Does the project Include recreational facilities or re- D quire the constriction or expansion of recreational
facilities which might have an adverse physimi effect
on the environment?
XV. TRANSPORTATIONITRAFFIC.

Woutd he project:
[J

a) Cause an increase in traffic which is substantial in re- D D D htion to the existing traffic load and tapacity oi the
street system (l.e.. result In a substantial increase In either the amber of vehicle trips. the volume to
capacity ratio on roads. or congestion at
Intersections)?
b) Exceed. either individually or mulativety.alevei of D D - D service standard established by the county
congestion management agency for designated
roads orhigimays?
c) Result in a change In air traffic patterns. including D [3 either an increase In trams levels or a change In
location that results in substantial safety risks?

Page 13 of 28 ends

City of Beliflower Department of Community Development
16600 Civic Center Drive — Bellilower. CA 90706
(562) 804-1424 www.9ellflower.g_rg
No
Impact
El EIEIIZIEIEI
[2
]

-74-

Less Than
significant
Potentially With
Significant Mitigation
impact incorporation
XV. TRANSPORTATION/TRAFFIC,
Continued.
:1) Substantially increase hazards due to a design feature I)
1‘)
(i.e.. sharp curves or dangerous intersections) or
Incompatible uses (he, farm equipment)?
Result In inadequate emergency access?
Result in inadequate parking capacity?
XVi. UTiLlTlES AND SERVICE SYSTEMS.

Would the project
a)
b)
c)
0)
9)
[II
D
Exceed wastewater treatment requirements of the appD
liceble Regional Water Quality Control Board?
Require or result in the construction of new water or
wastewater treatment facilities or expansion of
existing facilities. the construction of which could
cause significant environmental effects?
Require‘orresult intheconstruciion of new storm
Inter drainage facilities or emansion of existing
facilities. the construction of which could cause
significant envirorvnentai effeds?
Have sufficient mter supplies available to serve the D
prolectirom existing entitlements and resouces. or
are new or expanded entitlements needed?
Result in a determination by the wastevvater treat-
ment provider which serves or may serve the project
that it has adequate capacity to serve the project's
projected demand in addition to the provider‘s
existing commitments?
Be served by a landfill with sufficient permitted
capacity to accommodate the projects solid waste
disposal needs?
Comply with federal. state. and local statutes and
regulations related to solid waste? D
[I
EIEI
E2
]

E: E] El
1:
]

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City of Beilfiower Department of Community Devdoprnent
16600 Civic Center Drive ~ Bellflower. CA 90706
(562) 804-1424 mbellflowemrg
Less Than
Significant
Impact
DD
No
impact
BE
}

EIEIIEZIEIEIEIEI
-75-

Less Than
Significant
Potentially With Lees Than
Significant Mitigation Significant No
Impact Incorporation Impact Impact
XVII.MANDATORY FINDINGS OF SIGNIFICANCE.
8)
b)
1:):

Does the project have the potential to degrade the D
quality of the environment, substantially reduce the
habitat of a fish or wildnfe species. muse a fish or
wildlife population to drop below self-sustaining
levels. threaten to eliminate a plant or animal
community, reduce the number or restrict the range of
a, rare or endangered plant or animal or eliminate
Important examples of the major periods of Catifomi‘a
history or prehistory?
Does the project have Impacts that are individually [J
limited. but cumulatively considerable? (“emulatively
considerable" means that the incremental effects of a
ptoject are considerable when viewed In connection
with the effects of past projects. the effects of other wrrent projects. and the effects of probable future

PTOIECIS-I
Does the project have environmental: effects which D
will muse substantial adverse effects on human
beings. either directly or indrectly?

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I]
I]
El
City of Bellflowar Department of Community Development
16600 Civic Center Drive - Bellflower. CA 90706
(562) 8044 424 mbeliflowemgg
I]
-76-

XVIII. DISCUSSION OF ENVIRONMENTAL EVALUATION.

AESTHETICS.

Discussion
a.- d.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project site is within an existing developed urban setting. The proposed project will not have a substantial adverse effect on any scenic vistas. The project will not substantially damage scenic resources. There are no historic buildings within the vicinity of the proposed project. The: project will not degrade the visual character of the vicinity. The project will not create new sources of substantial light or glare that would adversely affect day or nighttime flaws in the area. The Design for Development (DFD) requires a comprehensive development review procedure that will require new landscaping within parking lots. setback areas and at major project access points. Therefore. there will not be a potential for a significant impact upon the environment. due to aesthetic considerations.

Mitigation Measures

1. None required.

II. AGRICULTURE RESOURCES.

Discussion
a) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project site is a fully developed urban property. There is no farmland on the subject site. Therefore, the project will not result in the conversion of any farmland to a non- agricultural use, as shown on the maps pursuant to the Farmland Mapping and Monitoring Program of the California Department of Conservation.
b) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The general plan and zoning designations for the subject site is Commercial and Open Space. The proposed project would maintain the existing deveIOpment and land use pattern of the present urban environment. There will be no conflict with any contracts entered into pursuant to Section 51200 et seq. of the California Government Code.

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City of Bellflower Department of Communlty Development
16600 Civic Center Drive — Beilflawer. CA 90706
(562) 804-1424 wwbellflowemrg

c) The pr0posed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. Since there is no farmland or agricultural land at the subject project site. the project will not result in the conversion of any existing farmland or agricultural land, to a non- agricultural use.

Therefore, there will not be a potential for a significant effect upon the environment due to environmental impacts upon agricultural resources.

Mitigation Measures

1. None required.

AIR QUALITY.

Discussion
a.- e.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project site is a fully developed commercially developed corridor within the City of Bellflower. There are a variety of existing commercial land uses that are currently operating within the project site boundaries. The entire project site will continue to operate as commercial property that is oriented towards the existing 91— freeway (SR-91) that abuts the project site to the north. The project does not have the characteristics to conflict or obstruct the implementation of any applicable air quality plan. The project will not violate any air quality standard or contribute substantially to an existing or projected air quality violation. The project does not have the characteristics to result in a considerable cumulative net increase of any criteria-pollutant that would exceed any applicable federal or state air quality standard. The project will not result in the exposure of sensitive receptors to substantial pollutant concentrations. The project will not create objectionable odors that might otherwise affect a substantial number of people.

Therefore, there will not be a potential for a significant effect upon the environment as a result of air quality impacts.

M119" ation Measures

1. None required.

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City of Bellflower Department of Community Deveiopment
16600 Civic Center Drive - Bellflower. CA 90706
(532) 804—1424 Mbellflowenorg JR-

lV. BIOLOGICAL RESOURCES.

Discussion
a.- f.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project site contains existing developed commercial property within an existing urban setting. As such, there are no known species on the project site that have been identified as a candidate, sensitive, or special status species in local or regional plans. or by the California Department of Fish and Game or the US Fish and Wildlife Service that would be adversely affected, either directly or indirectly, by the project. Because the project area consists of an existing developed urban setting, the proposed project will not have a substantial impact on any riparian habitat or other sensitive natural community.

Furthermore, there are no federally protected wetlands that would be impacted by the proposed project, as defined by Section 404 of the Clean Water Act within the City of Bellflower. The project will not interfere with the movement of any native resident or migratory fish or wildlife species. The project will not affect any established wildlife corridors. The project will not impede the use of native nursery sites.

The project does not conflict with any local policies or ordinances protecting biological resources. The project does not conflict with any provisions of an adopted Habitat Conservation Plan. Therefore, no impacts upon biological resources will result.

Mitigation Measures

1. None required.

V. CULTURAL RESOURCES.

Discussion
a.- d.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project site consists of property that has been developed during the 1960’s through the 1980’s. No historical resources have been identified within the project boundaries.

The project scope will not create a substantial adverse change to any historical resource because there are no historical structures or places on—site, as observed by staff during site inspections and determined by reviewing City and State Historic files. There will be no substantial adverse changes to any known archaeological resources, as a result of the proposed project. The project will neither directly nor indirectly destroy any known paleontological resources, site characteristics, or unique geological features. The proposed project will not disturb the location of any known human remains. Therefore, there will not be a

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City of Bellilower Department of Community Development
16600 Civic Center Drive — Bellflower. CA 90706
(562} 804—1424 www.bellflower.org

potential for a significant effect upon the environment as a result of impacts upon cultural resources.
l Mitigation Measures

1. None required.
l VI. GEOLOGY AND SOILS.
) Discussion
a) The project site is located in the southwesterly portion of the City of Bellflower, which is located within the southeast portion of Los ‘ Angeles County. This region has many active and potentially active l faults, which could impact the project site. However, the site is not within an Alquist-Priolo Special Study zone. There are no known active faults in the City of Bellflower. The closest active fault is the Newport lnglewood Fault Zone located about 5 miles southwest of I the City. The project site has the potential to be impacted by earthquakes and related hazards -— mainly from ground shaking, which is not uncommon throughout the region. Although the site is in an area that has been identified as susceptible to liquefaction, all construction will be required to provide soils and geologic studies that will require enhanced foundations. or other construction techniques.

These specific measures will be addressed when specific development projects are proposed and evaluated. Bel‘ltlower is virtually flat, thus the project site will not be substantially affected by landslides or mudflows.
b) The proposed project will not result in substantial erosion or the loss of topsoil. Future development projects will be required to prepare erosion control plans.
c) The project is not located on a geological unit or soil in'such a way that would cause the soil to become unstable, or result in any other geologic defect.
d) Although the project will be located in an area recognized as having expansive soil. at this time, the project does not include the construction of any buildings. All future structures will be designed by incorporating the 2007 California Building Standards Code. as adopted by the City of Bellflower and the County of Los Angeles or the version of those codes in effect at the time the permit application is filed.

Therefore, there will not be a potential for a significant impact upon the environment as a result of any geologic or soils issues.

Mitigation Measures

1. None required.

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City of Bellflower Department of Community Development
16600 Civic Center Drive - Beiiflower, CA 90706
(562) 804-1424 www.belliiower.om

VII. HAZARDS AND HAZARDOUS MATERIALS.

Discussion
a.- d.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project will not require the transport, use or disposal of any significant amounts of hazardous material. The range of potential uses that could occur as a result of the proposed project are those that are typical of commercial- retail uses. No potential hazardous material may be included within the project scope unless separate environmental analysis is performed. The proposed project (the Design for Development) does not involve the handling of hazardous materials of any significant level. Therefore. the project will not create a significant hazard that would result from the accidental release of hazardous materials. The proposed project will not emit any hazardous emissions, nor does it involve the handling of hazardous or acutely hazardous materials, substances or waste. The proposed use is not on a hazardous materials site, which is included on any list compiled pursuant to Government Code Section 65962.5 e.- g.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within. an existing commercial area. The project site is not located within any airport land use plan. The project will not create a safety hazard for people residing or working in the project area. The project site is not located in the vicinity of any private airstrip, thus the project will not create a safety hazard for people residing or working in the project area.

The project will neither impair the implementation of, nor physically interfere with any adopted emergency response plan or evacuation plan.

The project does not include any structures that would be subject to risk from a wild fire. The project site contains existing development, that could be recycled into new buildings and structures pursuant to a development review process. Therefore the risk of loss, injury of death from wildfires would be reduced as a result of the project.

Mitigation Measures

1. None required.

VIII. HYDROLOGY AND WATER QUALITY.

Discussion

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City of Bellflower Department of Community Development
16600 Civic Center Drive — Bellflower. CA 90706
(562) 804—1424 wvvwbellflowenorg

a) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project will not violate any water quality standards or waste discharge requirements. Future development will be required to comply with State and City water quality requirements and procedures.
b) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project will not substantially deplete groundwater supplies nor will it interfere substantially with groundwater recharge to create a net deficit in aquifer volumes or a lowering of the local groundwater table. The project is already developed and is not a recharge area.
c.— e.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project will not substantially alter any drainage patterns in a manner that would result in substantial erosion or siltation on or off site. The site is virtually flat. The Artesia Freeway (SR-91) abuts the project site to the north. Major public streets bound the other three sides of the project area. The project site is located within a fUlly developed urban environment that has existing storm drain infrastructure. The proposed will not substantially alter any drainage patterns in a manner that would resutt in flooding on or off site.

The proposed project will not create or contribute to water runoff in a manner that would exceed the capacity of existing or planned storm water drainage systems, nor will it provide substantial additional sources of pollution runoff. The potential range of uses that could occur upon the subject site will closely resemble those uses that presently exist, in regards to the potential for the development of commercial retail uses.

Therefore the ratio of impervious land will remain unchanged as a result of this project. Furthermore, the City of Bellflower and the project are subject to the provisions of the State of Califomia Water Board’s stormwater runoff requirements and, where determined necessary. best management practices (Le. landscaped swales) will be implemented into the construction and future use of the site.
f) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. Water quality will not be substantially degraded by the proposed project for the reasons discussed in Response “a”.
g.- j.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project is intended to facilitate the existing land use of commercial retail. No residential uses are proposed to be integrated into the list of potential land uses. No housing will be placed within a 100-year flood hazard zone. The proposed project will not cause any persons or structures to be eXposed

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City of Bellflower Department of Community Development
16600 Civic Center Drive — Bellllawer. CA 90706
(562) 804-1424 ww.bellflower.o_rg
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to significant risk of loss, injury, or death caused by any flooding. The closest major body of water is the San Gabriel River, which is located on the easterly boundary of the City of Bellfiower. and not within close proximity of the project site. The San Gabriel River does not pose a threat to the project with regards to seiche or tsunami activity. Bellflower is located well inland from the Pacific Ocean and is virtually fiat, . therefore the project will not be significantly impacted by any mudflow.

Mitigation Measures

1. None required.
lX. LAND USE AND PLANNING.

Discussion
8)
b)
The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project will not disrupt or divide the physical arrangement of an established community, including a low income or minority community. The proposed project will create a planning and development review framework that wilt allow for the utilization of existing commercially developed land in a more comprehensive manner.

The proposed project is the estabfishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project is compatible with the General Plan and the Zoning Map designation of Commercial and Open Space and, therefore. presents no conflict with the General Plan or the Zoning Map. The proposed project presents no conflicts with adopted redevelopment plans, as the project is consistent with the existing Bellfiower Redevelopment Plan.

The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an eXisting commercial area. Bellfiower is a fully urbanized area. with no applicable habitat conservation plans or natural community conservation plans that the project would conflict with.

Therefore, the proposed project will not result in a potential for a significant effect upon the environment as a result of land use and planning impacts.

Mitigation Measures

1. None required.

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City of Bellllawer Department of Community Development
16600 Civic Center Drive - Bellflower. CA 90706
(562) 804—1424 www.beilflower.org
-83-

X. MINERAL RESOURCES.

Discussion
a.- b.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existingcommercial area. The project will not result in the loss of availability for a known mineral resource that would be of value to the region and the residents of the state. There are no mineral recovery sites delineated by the City of Bellflower General Plan. and as such, the proposed project will not result in the loss of such sites. Therefore, there will not be a potential for a significant impact upon the environment due to the loss or compromising of mineral resources.

Mitigation Measures

1. None required.

XL NOISE.

Discussion
3) The proposed project is the establishment of a planning framework to b)
evaluate and implement future commercial development within an existing commerciai area. Construction activities may result in increases in ambient noise levels in the vicinity of project site on an intermittent basis. Noise levels may fluctuate depending on construction phase. equipment type and duration of use. and distance between noise source and listener. The project will comply with local requirements concerning the permitted hours of construction and hours of operation Once opened to the public.

The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project will not results in the exposure of persons to or generation of excessive groundbome vibrations or groundbome noise, since excessive noise levels will not be generated.

The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project will not result in a substantial permanent increase in ambient noise levels in the project vicinity above existing noise levels as a result of the proposed project. The

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City of Bellfiawer Department of Community Development
16600 Civic Center Drive - Bellflower. CA 90706
(562) 804-1424 mwbellflowemrg

project will not result in a change in land use designation, and will remain as commercial property.
d) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. Construction taking place under the proposed plan may result in an insignificant temporary increase in ambient noise levels in the project vicinity above existing levels, as a result of construction activities. Noise levels may fluctuate depending on construction phase, equipment type and duration of use. Those construction projects will comply with local requirements conceming the permitted hours of construction.
e) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project is not located within an airport land use plan area, thus the project will not expose any persons residing or working in the area to excessive noise levels. f) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. There are no private airstrips in the City of Bellflower, therefore the project will not expose any persons residing or working in the area to excessive noise levels.

Therefore, the proposed project wiil not result in an impact upon the environment as a resuit of noise generation.

Mitigation Measures

1. None required.

XII. POPULATION AND HOUSiNG.

Discussion
a.- c.) The prOposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project will not induce population growth. Since the City of Bellflower is nearly “built-out,” and the project is consistent with the existing range of uses that currently are allowed within the General Commercial (CG) and M-1 (Light Industrial) zoning designation. Changes to the current population levels are not anticipated. The proposed project may result in the displacement of six existing housing units. However, the City of Bellflower process new residential units as “in-till” construction on a yearly basis. Therefore, the project will not require the construction or relocation of any dwelling units. If any persons are displaced as a result of a future project that

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City of Bellflower Department of Community Development
16600 Civic Center Drive - Bellflower. CA 90706
(562) 804—1424 wwbelltiowenggg

would occur as a result of the implementation of the proposed planning document, the project will have to conform and address residential relocation benefits pursuant to existing State law.

Therefore, there will not be a substantial impact upon the environment as a result of the significant displacement of persons or the loss of housing.

Mitigation Measures

1. None required.

XIII. PUBLIC SERVICES.

Discussion
The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The project will provide for the better utilization of existing commercially developed land. The project will not require additional police or fire services. The project will not be required to provide additional fire flow protection. The project will have no effect on schools. and seeks to improve the functionality of an existing commercial area. The project will not have a significant impact on local roads. public facilities or on governmental services.

Therefore. there will not be a potential for a significant effect upon the environment as a result of impacts upon public services.

1. None required.

XIV. RECREATION.

Discussion
The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The potential range of uses that could be established within the project area would not impact existing recreational resources. Furthermore, the project would not substantially result in, or substantially increase the deterioration of any existing or proposed park facilities. Therefore, the project will not be executed in a manner that would otherwise have an adverse physical effect on the environment.

Mitigation Measures

1. None required.

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City of Bellflower Department of Community Development
16600 Civic Center Drive — Belltlower. CA 90706 (562) 3041424 www.bellflmr.ogg

xv. TRANSPORTATION/TRAFFIC.

Mien
a.- f.) The proposed project is the establishment of a planning framework to evaluate and implement future commercial development within an existing commercial area. The proposed project is not anticipated to cause an increase in traffic at a level which is substantial in relation to the existing traffic load and capacity of the adjacent street system. The project will be consistent in land use to what is currently allowed to occur within the boundaries of the project, as well as what currently exists. The project will not exceed, either individually or cumulatively, the level of service standards established by the county congestion management agency for designated roads and highways.

The proposed project does not propose to directly nor indirectly, change air traffic patterns. The project will not create any safety risks with regards to air traffic. The proposed project will not result in the creation of alterations to any design feature(s) that would produce a hazard, including sharp curves and dangerous intersections. The proposed project will neither impede nor obstruct emergency access. The design of the project will ensure that sufficient emergency access is provided and maintained. The proposed project will not be required to meet all relevant off-street parking standards. There will be no parking impacts.

Mitigation Measures

1. None required.

XVI. UTILITIES AND SERVICE SYSTEMS.

Discussion
a) The project will be consistent to what is currently allowed within the project boundaries, as well as what currently exists. The project will not generate wastewater that might exceed the wastewater treatment requirements of the applicable Regional Water Quality Control Board. b) The proposed project will not require the construction or expansion of any water of wastewater treatment facilities.
c) The proposed project will not require construction of new off-site stormwater drainage facilities.
d) The existing water system has sufficient capacity to accommodate the proposed project.
e) The proposed project will not exceed the environmental thresholds for water treatment.

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City of Bellfiower Department of Community Development
16600 Civic Center Drive - Bellfiower. CA 90706
(562) 804—1424 www.bellflower.ogg -37-

f) The proposed project continues the utilization of the project site as commercial property. Any refuse generated as a result of a project that could occur as a result of the proposed planning document would be required to maintain adequate solid waste and recycling services. The project is not expected to generate a significant level of trash. The proposed project will have no impact on existing landfills.
g) The project will comply with all applicable federal, state and local statutes and regulations pertaining to solid waste.

Mitigation Measures

1. None required.

XVII. MANDATORY FINDINGS OF SIGNIFICANCE.

Discussion
a) The area in which the site is located is developed as an urban environment. Nearby land uses are similar to those found within the protect site. Therefore, it is unlikely that the proposed project would affect any rate or endangered wildlife. It is also unlikely that cultural resources would be affected by the proposed project.
b) The project does not seek short-term environmental goals at the expense of long term environmental goals. The impacts that are produced will not be individually or cumulatively considerable. c) The proposed project, because of its scale and type, would not cause substantial adverse effects on human beings, either directly or indirectly. '
Mitigation Measures

1. None required.

XIX. SOURCES.

1. The City of Bellflower General Plan, City of Beilfiower, 1998

2. USGS Map - Whittier Quadrangle, United States Geologic Survey, 1981

3. The City of Bellflower Housing Element, City of Bel/flower, 1995

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City of Bellflower Department of Community Development
16600 Civic Center Drive - Bellflower, CA 90708
(562) 804-1424 mmbellflowemm
-88-

10. State Register of Historical Buildings, California Office of Historic Preservation, 1994
CEQA Deskbook, Bass, Hemson, Bogdan, 1999
California Land Use and Planning Law, Curtin and Talbert, 2002 Report to Council — Bellflower Redevelopment Project Area No. 1. Bellflower Redevelopment Agency, 1991
City of Bellflower Ordinance No. 768, City of Beilflower, 1991 Environmental Impact Report — Project Area No. 1, Beliflower Redevelopment Agency,1991
City of Bellflower Resolution No. RA-91-8, Bellflower Redevelopment Agency, 1991
Doc 180691

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City of Bellflower Department of Community Development
16600 Civic Center Drive — Bellflower. CA 90706
(562) 804-1424 www.mlfigfirgrg

STATE or CALIFORNIA ) coum'v or LOS ANGELES ) ss cm or BELLFLOWER ) I, Debra D. Bauchop, Secretary of the Bellflower Redevelopment Agency of the City of Bellflower, California, do hereby certify under penalty of perjury that the foregoing Resolution No. RA-08-04 was duly passed, approved, and adopted by the Bellflower Redevelopment Agency of the City of Bellflower at its regular Meeting of July 14, 2008, by the following vote to wit:

AYES: Members - Smith, King, and Chair Bomgaars
ABSENT: Members - Dunton and Larsen
Dated: July 15, 2008
DeEra D. Bauchop, Secretary 2 :

City of Bellflower, California
-90-

SOUTH BELLFLOWER COMMERCIAL PLANNING AREA:

DESIGN FOR DEVELOPMENT
' ADDENDUM TO NEGATIVE DECLARATION ND 08-07
Lead Agency:

CITY OF BELLFLOWER
16600 Civic Center Drive
Bellflower. California 90706
- June 2015
-91-

TABLE OF CONTENTS

SECTIONS
I. INTRODUCTION
II. PROJECT DESCRIPTION
III. ENVIRONMENTAL ANALYSIS
IV. MANDATORY FINDINGS
V. PERSONS AND ORGANIZATIONS CONSULTED
VI. REFERENCES

ADDENDUM NEGATIVE DECLARATION
PAGE
21 22
22 23
-07-

I. INTRODUCTION
A. PURPOSE
This document is an Addendum to the environmental document entitled, “Negative Declaration No. ND 08-07 Design for Development: South Bellflower Commercial Planning Area,” that was approved by the City of Bellflower in 2008 for the South Bellflower Commercial Planning Area Design for Development document. The Design for Development document is being amended to allow temporary storage of vehicles within the Planning Area.

This Addendum is being prepared to provide the necessary environmental clearance and evaluations ONLY for the proposed amendment to the Design for Development document so as to allow temporary storage of vehicles.
. CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS
This Addendum was prepared in accordance with the provisions of the California Environmental Quality Act (CEQA) (Sections 21000, et seq. of the California Public Resources Code) and the State CEQA Guidelines (Title 14 California Code of Regulations Sections 15000, et seq.). Section 15:164(b) of the CEQA Guidelines states that “An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.” Pursuant to Section 15164(b) of the CEQA Guidelines. a subsequent Negative Declaration is required only if the following conditions, as described in Section 15162 occur with: the proposed amendment:
(1) Substantial changes are proposed in the project which will require. major revisions of the previous EIR or negative declaration due to, the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is _ undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous ElR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
-93-

(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous ElR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

It is concluded the proposed amendment, which would allow for temporary vehicle storage, would not result in any significant incremental impact beyond what was previously evaluated in ND 08-07. There are no new changes or information that would significantly increase the level of impacts that was previously evaluated in ND 0807. Mitigation measures were not required with ND 08-07. Likewise, mitigation measures would not be required for the proposed amendment. Therefore, in accordance with Section 15164(b) of the CEQA Guidelines, this Addendum to the previously certified ND 08-07‘ is the appropriate environmental document for the proposed amendment to the Design for Development document so as to allow temporary vehicle storage.
. TIERING FROM OTHER DOCUMENT
As permitted in Section 15152(a) of the CEQA Guidelines, information and discussions from other documents can be included and tiered into this Addendum. Tiering is defined as follows: ‘
“Tiering refers to using the analysis of general matters contained in a broader ElR (such as the one prepared for a general plan or policy statement) with later El and negative declarations on narrower projects; incorporating by reference the general discussions from the broader ElR; and concentrating the later ElR or negative declaration solely on the issues specific to the later project.”
Tiering also allows this document to comply with Section 15152(b) of the CEQA Guidelines, which discourages redundant analyses, as follows:
“Agencies are encouraged to tier the environmental analyses which they prepare for separate but related projects. including the general plans, zoning changes, and development projects. This approach can eliminate repetitive discussion of the same issues and focus the later ElR or negative declaration on the actual issues ripe for decision at each level of environmental: review. Tiering is appropriate when the sequence of analysis is from an ElR prepared for a general plan, policy or program to an ElR or negative declaration for another plan, policy, or program; of lesser scope, or to a site-specific ElR or negative declaration.“ For this Addendum, the document entitled “Negative Declaration No. ND 08-07 Design for Development: South Bellfiower Boulevard Commercial Planning Area”, that was approved by the City of Bellflower in 2008, serves as the broader document, since ND 08-07 analyzed the Planning Area and. surrounding areas, and the future commercial redevelopment of the South Bellflower Boulevard Commercial Planning Area. As appropriate, information from this document will be tiered into this Addendum.
. INTENDED PURPOSE OF THE ADDENDUM
This Addendum to Negative Declaration is an informational document which is intended to inform City of Bellflower decision-makers of potential environmental effects of the proposed amendment. The environmental review process has been established to enable public agencies to evaluate environmental consequences and to examine and implement methods of eliminating or reducing any potentially adverse impacts.

The City of Bellflower is designated the Lead Agency, in accordance with Section 15050 of the CEQA Guidelines. The Lead Agency is the public agency which has the principal responsibility for approving the necessary environmental clearances and analyses for any project in the City.
.94-

E. CONTENTS OF THIS DOCUMENT
This document is organized to facilitate a basic understanding of the existing setting and environmental implications of the proposed project.

I. INTRODUCTION presents an introduction to the entire report. This section discusses the environmental process, scope of environmental review, and intended uses of this document.

II. PROJECT DESCRIPTION describes the project location, proposed project, and project background.

III. ENVIRONMENTAL ANALYSIS evaluates environmental impacts resulting with the proposed amendment.

IV. MANDATORY FINDINGS presents Mandatory Findings of Significance in accordance with Section 15065 of the CEQA Guidelines.

V. PERSONS AND ORGANIZATIONS CONSULTED identifies those persons consulted and involved in preparation of this Addendum Mitigated Negative Declaration.

VI. REFERENCES lists bibliographical materials used in preparation of this document . -95-

II. PROJECT DESCRIPTION
A. PROJECT LOCATION AND SETTING
The South Bellflower Commercial Planning Area surrounds an approximate three-block area with the length situated predominately on the Bellflower Boulevard axis, running south of the 91 Freeway to the north side of Cedar Street, while the width of the Planning Area varies along Artesia Boulevard, Ramona Street, and Cedar Street. The width of the Planning Area extends approximately 363 feet west and 888 feet east of Bellflower Boulevard. Along Ramona Street, the width of the Planning Area extends approximately 291 feet west and 373 feet east of Bellflower Boulevard. Along Cedar Street, the Planning Area extends approximately 290 feet west and 231 feet east of Bellflower Boulevard. . PROJECT DESCRIPTION AND BACKGROUND
The South Bellflower Commercial Planning Area Design for Development document, which was approved by the City in 2008, provided a master plan for the future commercial redevelopment of the Planning Area. The South Bellflower Commercial Planning Area is presently developed with commercial uses that are not considered the highest and best use for the area, given its strategic location to the 91 Freeway. It was the goal of the Design for Development document to present a refined land use: strategy to promote freeway-oriented commercial/retail uses that had a commercial/retail development intensity that was compatible with the unique business opportunity the Planning Area provided because of its location, visibility, and access to the 91 Freeway. The Design for Development document was prepared to augment the objectives and procedures of the various Planning, zoning, and redevelopment documents which specifically affected the Planning Area to facilitate development of future commercial uses that better enhanced the economic vitality of the City. The Design" for Development document provided a list of permitted uses, development standards, and review procedures which applied to future commercial development within the South Bellflower Commercial Planning Area. The Design for Development document is now being amended to allow temporary storage of vehicles within the Planning Area.

The proposed amendment to the Design for Development document will add a new section relating to temporary uses. The following section will be included in the document:
35 Temporary Uses

3.5.1 Temporary Storage of Vehicles. The temporary storage of vehicles shall not exceed one year and shall not exceed one year and shall not extend past June 15, 2016. All vehicles must be located behind a masonry screen wall. -95-

Ill. ENVIRONMENTAL ANALYSIS
The City certified the environmental document entitled, “Negative Declaration No. ND 08-07 Design for Development: South Bellflower Commercial Planning Area", in 2008 for the South Bellflower Commercial Planning Area Design for Development document. The South Bellflower Commercial Planning Area is presently developed with commercial uses that are not consrdered the highest and best use for the area, given its strategic location to the freeway. The Design for Development document was prepared to augment the objectives and procedures of the vanous Planning, zoning, and redevelopment documents which specifically affected the Planning Area to facilitate development of future commercial uses that better enhanced the economic vitality of the City. The Design for Development document provided a list of permitted uses, development standards, and review procedures which applied to future commercial development within the South Bellflower Commercial Planning Area. The Design for Development document is now being amended to allow temporary storage of vehicles within the Planning Area.

This Addendum evaluates whether the analyses of environmental impacts contained in ND 08- 07 can also be applied to the proposed amendment. , This section will identify and discuss those environmental impacts that will continue to apply. In addition, any new environmental impacts that will result specifically with the proposed amendment to allow temporary vehicle storage will be also be evaluated. '
Impacts. for each environmental topic will be evaluated in the following format:

Impact Analysis: This section includes the questions from the City's CEQA Environmental Checklist, followed by discussions on whether the analyses from the 2008' Negative Declaration also applied to the. proposed amendment. Any new environmental impact that: could result specifically with the proposed amendment will be also be evaluated.

Finding of Consistency with ND 08417: Section 15164(e)l requires. a brief explanation of the decision not prepare a subsequent Negative Declaration. This section will make the required findings for each environmental topic.
it should be noted mitigation. measures were not required with ND 0&07 and mitigation measures would also not be required for the proposed amendment. l. AESTHETICS. Would the project:

Intact Analysis
a. Have. a substantial adverse effect on a scenic vista? b. Substantially damage scenic resources, including, trees, rock outcroppings, and historic buildings within a state scenic highway?
c. Substantially degrade the existing visual character or quality of the site and its surroundings?
d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? -
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly impact any scenic vista, damage any scenic resource, degrade the visual quality of the Planning Area, or generate new sources of light or glare. Significant scenic resources are not located in the Planning Area and therefore, there is no opportunity to impact these types of resources. The proposed amendment will not result in any additional or new aesthetic- related impact beyond what was discussed in ND 08-07. Discussions on aesthetics- related impacts from ND 08-07 also apply to the proposed amendment and are tiered 7 .97-

into this Addendum.

To_ further ensure significant visual impacts would not result, the proposed amendment requires that a masonry screen wall be constructed to shield views of the vehicle storage from the public.

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines. it has been determined on the basis of substantial evidence in the public record, (i) the proposed amendment will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to aesthetic impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.

AGRICULTURE RESOURCES. Would the project:
lmgact Analysis
a. Convert Prime Farmland. Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agriculture use? b. Conflict with existing zoning for agricultural use, or a Williamson Act Contract? c., Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 5110449»?
d. Result in the loss of forest land or conversion of forest iand to non-forest use? e. involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland t‘o non-agricultural use? As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly impact any farmland, Williamson Act Contract, forest land, or any agriculture resource. Agricultural resources are not located in the Planning Area and therefore, there is no opportunity to impact these types of resources. The proposed amendment will not result in any additional or new agriculture-related impact beyond what was discussed in ND 08-07. Discussions on agriculture-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum. ,
Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to agriculture impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.

AIR QUALITY. Would the project:
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IV.

Impact Analysis
a. Conflict with or obstruct implementation of the applicable air quality plan? b. \fiolate any air quality standard or contribute substantially to an existing or projected air quality violation? .
c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard.
d. Expose sensitive receptors to substantial pollutants concentrations? e. Create objectionable odors affecting a substantial number of people? As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly conflict or obstruct implementation of any air quality plan; violate any air quality standard; or expose any sensitive receptor or people to substantial pollutant concentrations and/or odors. The Planning Area is presently zoned for commercial uses and comprised of existing commercial development. Any future development resulting with the Design for Development standards and the proposed amendment will continue to be commercial uses in accordance with the underlying commercial zoning. Therefore, air quality emission levels resulting with future development would be similar with existing levels of air quality emissions. The proposed amendment will not result in any additional or new air quality-related impact beyond what was discussed in ND 08-07. Discussions on air quality- -related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistency with ND 08—07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines. it has been determined on the basis of substantial evidence in the public record, the» proposed amendment (i) will not result in substantial changes to the Design for Development document and that will not require major revisions to ND 08-07 relating to air quality impacts and (ii) that no new information of substantial importance has been revealed since the approval of ND 08-07.

BIOLOGICAL RESOURCES. Would the project:

Imgct Analysis
at. Have a substantial adverse effect. either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service?
b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US. Fish and Wildlife Service? -99-

c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
d. interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?

9. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
f. Conflict with the provisions of an adopted Habitat Conservation Plan, or other approved local, regional, or state habitat conservation plan? As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly impact any sensitive or candidate biological species and/or habitat; riparian habitat; wetlands; migratory corridors; or conflict with any local biological protection policy or HCP. Sensitive biological resources are not located in the Planning Area and therefore, there is no opportunity to impact these types of resources. The proposed amendment will not result in any additional or new biology-related impact beyond what was discussed in ND 08—07.

Discussions on biology-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistency with ND 08—07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined, that on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to biological impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.

CULTURAL RESOURCES. Would the project:
' Impact Analysis
a. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5?
b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
c. Directly or indirectly destroy a unique paleontological resource or site or unique geological feature?
d. Disturb any human remains, including those interred outside of formal cemeteries? As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly impact any known historical, archaeological, paleontological, or human remains resources. Significant cultural resources are not known to be located in the Planning Area and therefore, there is no opportunity to impact these types of resources. The proposed amendment will not result in any additional or new cultural-related impact beyond what was discussed in ND 08-07. Discussions on cultural-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.
10 -100-

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined, that on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to cultural impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07. ‘
VI. GEOLOGY AND SOILS. Would the project:

Impact Analysis
a. Expose people or structures to potential substantial adverse effects, including the risk or loss, injury, or death involving:
i. Rupture of‘ a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. - ii. Strong seismic groundshaking?
iii. Seismic-related ground failure, including liquefaction? iv. Landslides?
b. Result in substantial soil erosion or the loss of topsoil? c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d. Be located on expansive soil, as defined in Table 18-1-8 of the Uniform Building Code (1994), creating substantial risks to life or property? e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? '
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not result in any significant impact related to the Alquist-Priolo Earthquake Fault Zone, seismic groundshaking, ground failure, liquefaction, landslides, soil erosion, lateral spreading, expansive or unstable soils; or alternative wastewater disposal. Compliance with standard City requirements and procedures related to erosion-control, grading and building activities, and construction permits ensure that any potential geological and/or soil impacts would be reduced to insignificant levels. The proposed amendment will not result in any additional or new geology and soils-related impact beyond what was discussed in ND 08-07.

Discussions on geology and soils-related impacts from ND 08—07 also apply to the proposed amendment and are tiered into this Addendum.

II
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VII.

VIII.
- Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined. that on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to geology and soils impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08~07. _
GREENHOUSE GAS EMiSSIONS. Would the project:

Impact Analysis
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
In 2008. the State did not require evaluation of greenhouse gas emissions within CEQA documents. Therefore, ND 08-07 was not required to address greenhouse gas emissions resulting with the Design for Development document. The proposed amendment is to allow vehicles to be temporarily stored within the Planning Area. Given that vehicles will be stored and not mobile, it is not anticipated that any significant level of greenhouse gases will be emitted. Therefore, it is concluded that the proposed amendment will not result in any significant impact related to greenhouse gas emissions.

Finding of Consistency with ND 08-07 -
in 2008, the State did not require evaluation of greenhouse. gas emissions within CEQA documents. Therefore, ND 08-07 was not required to address greenhouse gas emissions. As discussed above, given that vehicles will be stored and not mobile, it is not anticipated any significant level of greenhouse gases will be emitted. Therefore, it is concluded the proposed amendment will not result in any significant impact related to greenhouse gas emissions.

HAZARDS AND HAZARDOUS MATERIALS. Would the project:

Impact Analysis
a. Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials?
in. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one—quarter mile of an existing or proposed school? d. 'Be located on a site which is included on a list of hazardous materials sites . compiled pursuant to Government Code Section 65962.5 and, as a result, would create a significant hazard to the public or environment? -102-

IX.
e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles or a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?

9. Impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan? ‘
h. Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not routinely transport, use or dispose of hazardous materials. As discussed, the Planning Area is presently developed with commercial uses and will be replaced with future commercial uses in accordance with the Design for Development document. The standards contained in the Design for Development document ensure that future commercial development will not handle or transport materials that are considered hazardous. Therefore, the risk of upset is low and will neighboring land uses, including schools will not be significantly impacted. In . addition. the Planning Area is not located within any airport or private airstrip land use plan area, hazardous materials site, wildfire area, or emergency plan area. The proposed amendment, which will allow temporary vehicle storage, likewise, will not handle or transport hazardous materials. Therefore, significant impacts relating to hazards and hazardous materials will not result. Discussions on hazards and hazardous materials-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.
.Iy
Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to hazards and hazardous materials impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-0-7.

HYDROLOGY'AND WATER QUALITY. Would the project:

Immct Analysis
a. \fiolate any water quality standards or waste discharge requirements? b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre- existing nearby wells would drop to a' level which would not support existing land uses or planned uses for which permits have been granted? c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? 13 -103-

d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially Increase the rate or amount of surface runoff in a manner which would result In flooding on- or off-site? -
e. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?
f. Otherwise substantially degrade water quality?

9. Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood lnsurance Rate Map or other flood hazard delineation map?
h. Place within a 100-year flood hazard area structures which would impede or redirect flood flows?
i. Expose people or structures to a. significant risk of toss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j. lnundation by seiche, tsunami, or mudflow?
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly violate any water quaiity standards or waste discharge requirements; alter groundwater supplies, recharge area, drainage pattern; create excessive levels of runoff; degrade water quality; or place housing or people within flood hazard areas. The Planning Area is presently zoned foi' commercial uses and comprised: of existing commercial development. Any future development resulting with the Design for Development standards and the proposed amendment will continue to be commercial uses in accordance with the underlying commercial zoning. In addition, the Planning Area is already covered with impervious surfaces due to existing development. Therefore, drainage and water quality characteristics of the Planning Area resulting with future development would be similar with. existing conditions. The Planning Area is not within any inundation. zone for seiches, tsunamis, or mudflows. The proposed amendment will not result in any additional or new hydrology or water quality-related impact beyond what was discussed in ND 08-07.

Discussions on hydrology and water quality-related impacts from ND- 08-07’ also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (5) will not result in substantial changes to the Design for Devel0pment document and will not require major revisions to ND 08—07 relating to hydrological and water quality impacts and (it) no new information of substantial importance has been revealed since the approval of ND 08-07.

LAND USE AND PLANNING. Would the project:
lmgct Analysis
a. Physically divide an established community?
14 -104-

Xi.
b. Conflict with any applicable land use plan, policy, or regulation of any agency with jurisdiction over the project (including, but not limited to the general plan, specific ' plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
c. Conflict with any applicable habitat conservation plan or natural community conservation plan?
As discussed in ND 08-07, future development regulated by the Design for Development document. including the proposed amendment, will not significantly divide an established community; or conflict with any land use plan, policy, regulation, or habitat conservation plan. The South Bellflower Commercial Planning Area is presently developed with commercial uses that are not considered the highest and best use for the area, given its strategic location to the 91 Freeway. The Design fer Devel0pment document was prepared to augment the objectives and procedures of the various Planning, zoning, and redevelopment documents which specifically affected the Planning Area to facilitate development of future commercial uses that better enhanced the economic vitality of the City. The Design for Development document provided a list of permitted uses, development standards, and review procedures which applied to future commercial development within the South Bellflower Commercial Planning Area. The proposed amendment is consistent with the goals and standards of the Design for Development document and will not result in any additional or new land use or planning-related impact beyond what was discussed in ND 08-07. Discussions on land use and planning-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding ofConsistency with ND og-o7
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the: Design for Development document and will not require major revisions to ND 08-07 relating to land use and planning impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07. '
MINERAL RESOURCES. Would the project:
lmgct Analysis
a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
b. Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? As discussed in ND 08-07. future development regulated by the Design for Development document, including the proposed amendment, has no opportunity to affect any known mineral resource or mineral resource recovery site. Known mineral resources and mineral resource recovery sites are not located in the Planning Area. The proposed amendment will not result in any additional or new mineral resources-related impact beyond what was discussed in ND 08-07. Discussions on mineral resources-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.
15 -105-

XII.

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to mineral resources impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08—07.

NOISE. Would the project result in:

Impact Analysis
a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels?
' c. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project?
d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project?
a. For a project located within an airport land use plan. or, where such a plan has not been adopted, within two miles of a public airport or public use airport. would the project expose people residing or working in the project area to excessive noise levels? '
t. For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area. to excessive noise levels? As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly expose people to excessive levels of development noise, vibrations, or airport or airstrip noise; or increase permanent or temporary noise levels. The Planning Area is presently zoned for commercial uses and comprised of existing commercial development. Any future development resulting with the Design for Development standards and the proposed - amendment will continue to be commercial uses in accordance with the underlying commercial zoning. Therefore, noise levels resulting with future development would be similar with existing noise levels. The proposed amendment will not result in any additionai. or new noise-related impact beyond what was discussed in ND 08-07.

Discussions on noise-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to noise impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.
16 -106-

XIII.

XIV.

POPULATION AND HOUSING. Would the project:

Impact Analysis
a. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
b. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?
c. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly induce substantial population growth in the Planning Area; or displace housing and population. The Planning Area is predominantly comprised of existing commercial development.

Replacement housing or displacement of people will not be required. The proposed amendment will not result in any additional or new population or housing—related impact 'beyond what was discussed in ND 08-07. Discussions on population and housing- related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to population and housing impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07. ‘
PUBLIC SERVICES.

Impact Analysis
a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered govemmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios. response times or other performance objectives for any of the public services:
i. Fire Protection?
ii. Police Protection?
iii. Schools?
iv. Parks?
v. Other Public Facilities?
17 -107-

As discussed in ND 08—07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly burden fire and police protection services, schools, parks, or other facilities. The Planning Area is presently zoned for commercial uses and comprised of commercial development. Any future development resulting with the Design for Development standards and the proposed amendment will continue to be commercial uses in accordance with the underlying commercial zoning. Therefore, public service levels resulting with future development would be similar with existing levels. The proposed amendment will not result in any additional or new public services-related impact beyond what was discussed in ND 08—07. Discussions on public services-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistencv with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to public services impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.

RECREATION.
lmgact' Analysis
a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
b. Does the project inctude recreational tacifities or require the construction or expansion of recreational facilities which might have an adverse physicat effect on:
the environment?
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly burden park facilities or require construction of new parks. The Planning Area is presently zoned for commercial uses and comprised of commercial development. Any future development resulting with the Design for Development standards and the proposed amendment will continue to be commercial uses in accordance with the underlying commercial zoning.

Therefore, recreational service levels resulting with future development would be similar with existing levels. The proposed amendment will not result in any additional or new recreation-related impact beyond what was discussed in ND 08-07‘. Discussions on recreation-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistengy with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to recreational impacts and (ii) no new information of substantial importance has been revealed sinCe the approval of ND 08-07.
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XVII.

TRANSPORTATION AND TRAFFIC. Would the project:

Impact Analysis
a. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)?
b. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d. A Substantially increase hazards due to a design feature (i.e., sharp curves or dangerous intersections) or incompatible uses (i.e., farm equipment)? e. Result in inadequate emergency access?
f. Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities?
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly increase traffic or hazards; alter levels of service, air traffic patterns, emergency access; or conflict with alternative transportation policies. The Planning Area is presently zoned for commercial uses and comprised of commercial development Any future development resulting with the Design for Development standards and the proposed amendment will continue to be commercial uses in accordance with the underlying commercial zoning. Therefore, traffic service levels resulting with future development would be similar with existing levels. The driveway and access points for any future vehicle storage area will be reviewed by the City to ensure safety. The proposed amendment will not result in any additional or new transportation or traffic-related impact beyond what was discussed in ND 08h0z7.

Discussions on transportation and traffic-related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to transportation and traffic impacts and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.

UTILITIES AND SERVICE SYSTEMS. Would the project:

Impact Analysis
a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board?
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b. Require or result In the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?
c. Require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?
d. Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e. Result in a determination by the wastewater treatment provider which serves or ' may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? f. Be served by a landfili with sufficient permitted capacity to accommodate the project's solid waste disposal needs?

9. Comply with Federal, State and City statutes and regulations related to solid waste?
As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly burden wastewater treatment, stormwater, water. sewer, or iandfill services; or conflict with the City’s solid waste reduction requirements. The Planning Area is presently zoned for commercial uses and comprised of commercial development. Any future development resulting with the Design for Development standards and the proposed amendment will continue to be commercial uses in accordance with the underlying commercial zoning. Therefore, public utilities service levels resulting with future development would be similar with existing levels. The proposed amendment will not result in any additional or new public utiliti‘esrelated impact beyond what was discussed in ND 08-07. Discussions on public utilities~related impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Finding of Consistency with ND 08-07
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 relating to public utilities impacts and (ii) no new information of substantiai importance has been revealed since the approval of ND 08-07.
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XVIII. MANDATORY FINDINGS OF SIGNIFICANCE
. The following provides the Mandatory Findings of Significance in accordance with Section 15065 of the CEQA Guidelines.

Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 and (ii) no new information of substantial importance has been revealed since the approval of ND 08—07.

As discussed in ND 08-07, future development regulated by the Design for Development document, including the proposed amendment, will not significantly impact any fish or wildlife species or population; plant or animal community; or historic or prehistoric resources. The proposed amendment will not result in any additional or new environmental impact beyond what was discussed in ND 08-07. Discussions of environmental impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.

Does the project have impacts that are individually limited, but cumulatively considerable?
Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has. been determined on the basis of substantial evidence in the pubfic record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and will not require major revisions to ND 08-07 and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.

As discussed in ND 08—07, future development regulated by the Design for Development document, including the proposed amendment. will not significantly create cumulative impacts. The proposed amendment will not result in any additional or new cumulative impact beyond what was discussed in ND 08-07. Discussions on cumulative impacts from ND 08-07' also apply to the proposed amendment and are tiered into this Addendum.

Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined on‘ the basis of substantial evidence in the public record, the proposed amendment (i) will not result in substantial changes to the Design for Development document and'will not require major revisions to ND 08-07 and (ii) no new information of substantial importance has been revealed since the approval of ND 08-07.

As discussed in ND 08-07, future development regulated by the Design for Development document. including the proposed amendment, will not significantly impact human beings, either directly or indirectly. The proposed amendment will not result in any additional or new impact to human beings beyond what was discussed in ND 08—07. Discussions of these impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.
2]
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V. PERSONS AND ORGANIZATIONS CONSULTED
This section identifies those persons who prepared or contributed to preparation of this document. This section is prepared in accordance with Section 15129 of the CEQA Guidelines.

CITY OF BELLFLOWER
o Rafael Guzman, Planning Director
. Duane Morita. Planning Consultant
VI. REFERENCES

1. “Negative Declaration No. ND 08-07 Design for Development: South Bellflower Commercial Planning Area", prepared by City of Bellflower, 2008.
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ADDENDUM NEGATIVE DECLARATION
City of Bellflower
This Addendum Negative Declaration is prepared in accordance with Section 15164 of the California Environmental Quality Act Guidelines.

Project Name: South Bellflower Commercial Planning Area Design for Development Addendum to Negative Declaration ND 08-07
Project Applicant: City of Bellflower
Project Location: The South Bellflower Commercial Planning Area surrounds an approximate three block area with the length situated predominately on the Bellflower Boulevard axis, running south of the 91 Freeway to the north side of Cedar Street while the width of the Planning Area varies along Artesia Boulevard, Ramona Street, and Cedar Street. The width of the Planning Area extends approximately 363 feet west and 888: feet east of Bellflower Boulevard. Along Ramona Street, the width of the Planning Area extends approximately 291 feet west and 373 feet east of Bellflower Boulevard. Along. Cedar Street, the Planning Area extends approximately 290 feet west and 231 feet east of Bellflower Boulevard.

Description of Project: The South Bellflower Commercial Planning Area Design for Development document, which was approved by the City in 2008, provided a master plan for thefuture commercial redevelopment of the Planning Area. The South Bellflower Commercial Planning Area is presently developed with commercial uses that are not considered the highest and best use for the area, giVen its strategic location to the 91 Freeway. It was the goal of the Design for Development document to present a refined land use strategy to promote freeway- oriented commercial/retail uses that had a commercial/retail development intensity that was compatible with the unique business opportunity that the Planning Area provided because of its location. visibility, and access to the 91 Freeway. The Design for Development document was prepared to augment the objectives and procedures of the various Planning, zoning, and redevelopment documents which specifically affected the Planning Area to facilitate development of future commercial uses that better enhanced the economic vitality of the City.

The Design for Development document provided a list of permitted uses. development standards, and review procedures which applied to future commercial development within the South Bellflower Commercial Planning Area. The Design for Development document is now being amended to allow temporary storage of vehicles within the Planning Area. .

The proposed amendment to the Design for Development document will add a new section relating to temporary uses. The following section will be included in the document:
“3.5 Temporary Uses

3.5.1 Temporary Storage of Vehicles. The temporary storage of vehicles shall not exceed one year and shall not extend past June 22, 2016. All vehicles must be located behind a masonry screen wall.”

FINDING
This is to advise that the City of Bellflower, acting as the lead agency, has prepared an Addendum Negative Declaration as authorized and in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. 23 -113-

Support of Finding: Pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, it has been determined, that on the basis of substantial evidence in the public record, the proposed amendment will not result in substantial changes to the Design for Development document; that will not require major revisions to ND 08-07; and that no new information of substantial importance has been revealed since the approval of ND 08-07.

As discussed in ND 08—07, the Design for Development document, including the proposed amendment, will not result in any significant environmental impact. The proposed amendment will not result in any additional or new environmental impact beyond what was discussed in ND 08-07. Discussions of environmental impacts from ND 08-07 also apply to the proposed amendment and are tiered into this Addendum.
lf adopted, then the Addendum Negative Declaration means neither a Subsequent Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report will be required.

Reasons to support this finding are provided in preceding paragraph. The project file and all related documents are available for review at the City of Bel-mower, 16600 Civic Center Drive.

Bellflower CA 90706; phone: (562) 804—1424.

PUBLIC REVIEW IS- NOT REQUIRED
Pubic review of this Addendum Negative Declaration is. not required in accordance with SectInn 15164 (c) of the Caiiiornia. Environmental Quality Act Guidelines. __?________G-'? /§" fix
Date of Determination Rafael Gdzinan, Planning Director Doc 322652
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Bellflower City CouncilSeptember 9, 2024

Bellflower City Council
September 9, 2024