14-B
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Mayra Ochiqui, City Clerk
SUBJECT: Consideration and possible action to approve the Minutes of the September 9, 2024, Joint Special Meeting of the City Council and Planning Commission.
DATE: October 14, 2024
EXECUTIVE SUMMARY
None
RECOMMENDATION TO CITY COUNCIL
1) Approve the September 9, 2024, Joint Special Meeting Minutes; or
2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
None
ATTACHMENT
Minutes of the September 9, 2024, Joint Special Meeting… ....... ………………………… 2
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CITY OF BELLFLOWER
JOINT SPECIAL MEETING OF THE
BELLFLOWER CITY COUNCIL AND PLANNING COMMISSION
MONDAY, SEPTEMBER 9, 2024, 3:30 P.M.
BELLFLOWER CITY HALL – GREEN ROOM
1 Call to Order
Mayor Koops called the Joint Special Meeting to order at 3:33 p.m. in the Green Room at Bellflower City Hall, 16600 Civic Center Drive, Bellflower.
2 Roll Call
For the record, the following members were present:
Bellflower City Council:
Mayor Dan Koops
Mayor Pro Tem Ray Dunton
Council Member Wendi Morse
Council Member Victor A. Sanchez
Council Member Sonny R. Santa Ines
Planning Commission:
Chairman Robert Wilson
Vice Chair Chrissy Padilla Birkey
Commissioner William Mendes
Commissioner Aaron Drake
For the record, it was moved by Mayor Pro Tem Dunton, seconded by Council Member Sanchez, and carried without objection to excuse the absence of Commissioner Franzen.
Staff Participants:
Ryan Smoot, City Manager
Karl H. Berger, City Attorney
Len Gorecki, Assistant City Manager/Director of Public Works Travis Sais, Deputy City Manager
Elizabeth Oba, Director of Planning and Building Services Rowena Genilo-Concepcion, Planning Manager
Kathryn Brun, Associate Planner
Dakota Wallace, Management Assistant/Deputy City Clerk
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Joint Special Meeting Minutes Item No. 3 September 9, 2024 Page 2 of 5
3 PUBLIC COMMENTS
For the record, public comments were taken during discussion of Item 4-A.
4 STUDY SESSION
A Consideration and possible action to conduct a Study Session concerning the Design for Development for The South Bellflower Commercial Area (DFD).
City Manager Smoot provided a brief introduction of the Study Session, including that the joint meeting was requested by staff to discuss the uses and zoning in the DFD area that have presented some challenges with development over the last few years, noting that the goal of this joint meeting is for staff to gather the City Council’s and Planning Commission’s vision for this area.
Associate Planner Brun 1) gave a PowerPoint presentation of the Staff Report; and 2) along with Director of Planning and Building Services Oba , City Manager Smoot, and City Attorney Berger, responded to Council Members’ and Commissioners’ questions throughout discussion.
For the record, Director Oba referenced a list of proposed recommended options on page 4 of the Staff Report developed by staff for the sake of discussion only :
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.
5. Consider hiring a planning and/or economics consultant(s) to study the area and prepare a vision for future development possibilities in the area.
At the request of Vice Chair Birkey, Director Oba confirmed that 1) per the approved housing element, housing opportunities are available within the DFD along Bellflower Boulevard from Artesia Boulevard to Ramona Street, as well as along Bellflower Boulevard south of Cedar Street to the southern City limits; 2) the gap in housing overlays between Ramona Street and Cedar Street was intentional as entitlements were already in progress in that area at the time; and 3) the entitlements for the property on the westside of Bellflower Boulevard between Ramona Street and Cedar Street (the “Gold Property”) have since expired so there is still opportunity there for housing or other types of uses.
3 Joint Special Meeting Minutes Item No. 4-A September 9, 2024 Page 3 of 5
4 STUDY SESSION – Continued
A Consideration and possible action to conduct a Study Session concerning the Design for Development for The South Bellflower Commercial Area (DFD) – Continued
At the request of Council Member Sanchez, 1) Director Oba confirmed that a market study, traffic study, and community engagement component can all be included if that is the direction of the City Council, noting that there have been businesses interested in the area and these components can take a couple of months to complete; and 2) City Manager Smoot noted that if the City Council wishes to engage the community, those discussions are typically easier to complete once “the picture” has been laid out by a consultant so that the public can see what is being considered.
In response to comments by Chairman Wilson, Director of Planning and Building Services Oba confirmed that the General Commercial (“C-G”) and Light Industrial (“M-1”) zoning was removed entirely and replaced by the DFD.
For the record, following discussion, it was the consensus of the City Council and Planning Commission to not keep the DFD as it currently exists and eliminate Option No. 3 from staff’s proposed options.
Following discussion, City Manager Smoot 1) observed that the City Council and Planning Commission recognize that the existing zone and recent approved development does not fit for what was intended for the zone; 2) reiterated that the goal of the meeting is to determine what the area should look like in the future so that staff and/or a consultant can begin to draft what will be needed to work towards that “big picture” goal; and 3) noted that the Planning Commission will bring forward recommendations to the City Council at a later date for consideration.
At the request of Council Member Santa Ines, Director Oba 1) stated that the allowable uses in the DFD are restrictive, further clarifying that several of the general uses that are otherwise permitted in the C-G zone are not permitted in the DFD; and 2) confirmed that if a proposed use is desirable, but would be developed on a lot less than 1.5 acres in size, the applicant may go through the Conditional Use Permit (CUP) process or another mechanism to get through the entitlement phase.
In response to Chairman Wilson, Director Oba confirmed that there is a conflict within the DFD regarding the allowable uses, which will be looked into by staff.
In response to Council Member Sanchez, Director Oba confirmed that the minimum lot size development standard may be eliminated or decreased if that is the direction of the City Council, further explaining that the minimum lot size requirement for the C-G zone is 15,000 square feet and the DFD is 1.5 acres.
4 Joint Special Meeting Minutes Item No. 4-A September 9, 2024 Page 4 of 5
4 STUDY SESSION – Continued
A Consideration and possible action to conduct a Study Session concerning the Design for Development for The South Bellflower Commercial Area (DFD) – Continued
At the request of Council Member Morse, Director Oba confirmed that hair salons are not permitted and would not be able to occupy an existing space within the DFD, but noted that there is a provision for a use determination which would be brought forward to the Planning Commission for consideration.
Deven Solanki, Aloha Family Billiards, 1) stated that he is working with the landlord of the former Hard Times Billiards location to open a pool hall at the property, noting that he owns and operates Aloha Family Billiards in Buena Park; 2) acknowledged the use of the property has changed due to inactivity and the repairs required by the City should be completed in three to four months; 3) expressed the opinion that if a pool hall with a liquor license is allowed at the location, it will be successful; and 4) stated that if he is able to negotiate a reasonable lease with the landlord and the proposed use is allowed, he would like to bring his business to Bellflower.
Rick Cook 1) acknowledged that the City has brought in successful retail businesses to the DFD, but noted that the market for large retail businesses is not doing well because consumer needs have drastically changed; 2) expressed the opinion that the City should fill the vacant spaces within the DFD with small retailers, noting that he has a potential tenant that would like to occupy his building to provide salon services, but is unable to do so because of the current regulations; and 3) requested that the DFD be modified to allow for small business retailers.
Cynthia Moultrie 1) stated that she is a commercial real estate agent and cosmetologist, and owns three beauty businesses in the City of Inglewood; 2) expressed the opinion that Bellflower is thriving and is an ideal location, noting that she has a client that would like to open a full service salon in the City; and 3) requested an expedited zoning change to allow her client and other business owners to occupy the vacant spaces within the DFD.
Nicole Crenshaw 1) explained that she is a manager at RVM Salon in the City of Wilshire and they would like to open a location in the City of Bellflower to provide salon and pampering services; and 2) noted that they have over 40 employees on the wait list for the new location.
For the record, and without objection, 1) Mayor Koops requested that staff consider including small businesses in the allowable uses; 2) Council Member Santa Ines requested staff look into creating an overlay zone if the DFD is removed to encourage redevelopment; 3) Council Member Sanchez requested staff look into incorporating a conditional use process for the allowance of sports simulation centers; and 4) Chairman Wilson requested that the allowable uses be reexamined in order to remove uses that are no longer desirable.
5 Joint Special Meeting Minutes Item No. 4-A September 9, 2024 Page 5 of 5
4 STUDY SESSION – Continued
A Consideration and possible action to conduct a Study Session concerning the Design for Development for The South Bellflower Commercial Area (DFD) – Continued
Following brief discussion, Rick Cook requested the City look into connecting the City-owned parking lots behind the current Dunkin’ Donuts, Howard CDM, and AutoZone locations for ease of access for potential occupants and customers.
In response to Council Member Sanchez, Director Oba reconfirmed that the current code allows for use determinations in which applicants may go before the Planning Commission for consideration and approval.
Following lengthy discussion, without objection, Director Oba reiterated that the consensus of the City Council and Planning Commission is as follows: 1) remove the DFD entirely; 2) amend the current DFD provisions to address the permissible uses and development standards in order to be less restrictive; 3) consider removing the 1.5-acre requirement and allow for something between 15,000 square feet and 1.5 acres; and 4) look into the possibility of having an overlay zone or brand new zone.
For the record, there was no formal action taken on this item.
5 Adjournment
Without objection, Mayor Koops adjourned the meeting at 5:00 p.m.
BELLFLOWER CITY COUNCIL ATTEST:
Dan Koops, Mayor Mayra Ochiqui, City Clerk
Approved: October 14, 2024
PLANNING COMMISSION ATTEST:
Robert Wilson, Chairman Elizabeth Oba, Secretary
Approved: _________________
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