0F BELLFL
064 OWE
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Rowena GeniIo-Concepcion, Planning Manager
Patti Nahill, Planning Consultant
SUBJECT: Consideration and possibie action to waive further reading and adopt Ordinance No. 1442 — An Ordinance approving 1) Zone Change _ Case No. ZC 25—01 to: (A) establish zoning overlays (“Housing Opportunity Overlay Zone — HOOZ”) for certain properties to allow mixed use or residential developments; and (B) expand and modify boundaries of the Downtown Bellflower Transit-Oriented
Development Specific Plan (“TODSP”) area; and (2) approve Zoning Ordinance Text Amendment case no. ZOTA 25-01 to: (A) establish regulatory framework of future development and uses within the “HOOZ”; and (B) amend the TODSP document related to regulations and expansion of the boundaries to implement the Housing Element.
DATE: February 24, 2025
EXECUTIVE SUMMARY
Ordinance No. 1442 was introduced on February 10, 2025. Second reading and adoption is recommended. If adopted, the ordinance will take effect in 30 days.
BECOMMENDATION TO CITY COUNCIL.
1) Waive further reading and adopt Ordinance No. 1442; or 2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
There is a cost for drafting and codifying the proposed ordinance within the Bellflower Municipal Code (“BMC”) along with publication, etc. These are already anticipated as part of the City’s operations. No additional direct fiscal impact is identified. Indirectly, the proposed actions will assist the City with obtaining State and federal grants.
ATTACHMENTS
Ordinance No. 1442 ......................................................................................................... 2 February 10, 2025, Staff Report (Without Attachments) ................................................ 20 Stafteport 14-C
CITY OF BELLFLOWER
ORDINANCE NO. 1442
AN ORDINANCE APPROVING 1) ZONE CHANGE CASE NO. ZC 25-01 TO: (A) ESTABLISH ZONING OVERLAYS (“HOUSING OPPORTUNITY OVERLAY ZONE - HOOZ”) FOR CERTAIN PROPERTIES TO ALLOW
MIXED USE OR RESIDENTIAL DEVELOPMENTS; AND (B) EXPAND
AND MODIFY BOUNDARIES OF THE DOWNTOWN BELLFLOWER
TRANSIT-ORIENTED DEVELOPMENT SPECIFIC PLAN (“TODSP”)
TODSP AREA; AND (2) APPROVE ZONING ORDINANCE TEXT
AMENDMENT CASE NO.ZOTA 25-01 TO: (A) ESTABLISH
REGULATORY FRAMEWORK OF FUTURE DEVELOPMENT AND USES
WITHIN THE “HOOZ”; AND (B) AMEND THE TODSP DOCUMENT
RELATED TO REGULATIONS AND EXPANSION OF THE
BOUNDARIES TO IMPLEMENT THE HOUSING ELEMENT
THE COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds and declares as follows:
A. Zone Change Case No. 20 25-01 and Zoning Ordinance Text Amendment Case No. ZOTA 25-01 are proposed amendments to the zoning designations, the TODSP and Title 17 (Zoning) of the Bellflower Municipal Code (“BMC”) to establish regulatory framework of future development and uses within the “HOOZ” as it relates to the implementation of the Housing Element (“Project"); . The City desires to create housing opportunity area overlays by completion of a zone change, a general plan amendment, and amendments to Title 17 of the BMC pertaining to housing opportunity area overlay standards; . The City desires to expand the TODSP area by completion of a zone change and a general plan amendment, amend existing boundaries within the TODSP, amend the TODSP regulations;
. The City reviewed this Ordinance pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines"); CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as “CEQA Regulations”); . Notice of Public Hearing before the City Council was duly given and published in the time, form, and manner as required by law;
. On February 10, 2025, the City Council held a public hearing to receive public testimony and other evidence regarding the proposed TODSP amendment zone change and zoning ordinance text amendment, including information provided by City staff and public testimony; and
City of Bellflower
Ordinance No. 1442
G. On February 10, 2025, the City Council considered this Ordinance. Its findings are made based on the entire administrative record including, without limitation, testimony and evidence presented to the City Council at its February 10, 2025 heafing.
SECTION 2. Factual Findings and Conclusions. The City Council finds as follows:
A. The proposed Zone Change, TODSP and Zoning Code amendment allow for development of high-density, mixed use and/or residential development to accommodate the City of Bellfiower‘s 2021-2029 Regional Housing Need Allocation (“RHNA”);
B. Metro is planning a new light rail transit line that will connect southeast LA County to downtown Los Angeles. The transit line will include a station in Bellflower (“Bellflower Station”), which is anticipated to be located near the northwest corner of Bellflower Boulevard and Pacific Avenue. The new rail transit line is anticipated to generate demand for new residential and commercial developments surrounding the Bellflower Station area, which supports a thriving downtown environment; hence, the proposed TODSP amendment;
C. The TODSP includes a 1/2 mile radius boundary from the anticipated station location and comprises approximately 330 acres;
D. The TODSP boundaries are proposed to be extended and are defined by Alondra Boulevard on the north, Flower Street on the south, Clark Avenue on the west, and Woodruff Avenue on the east, plus additional area on both sides of Bellflower Boulevard between Jefferson Street on the north and Palm Street, near SR—91, on the south.
E. The majority of the expanded TODSP and proposed overlay areas are comprised of existing commercial uses with some existing residential units; F. The expanded TODSP and overlay areas, are comprised of the following zoning classifications: “R-1" (Low Density Residential), “R-2” (Medium Density Residential), “C-G" (General Commercial), "M-1 (Light Industrial), “DFD” (Design for Development) and “TC" (Town Center);
G. The Zone Change proposes to establish new Planning Areas and a new zoning overlay over the parcels within the TODSP and within the Housing Opportunity Areas, respectively, as shown on Exhibit “A”;
H. The Zone Change proposes to change the zoning designations from “R-1" (Low Density Residential), “R-2" (Medium Density Residential), and “TC” (Town Center District) to “SP” (Specific Plan) as shown on Exhibit “A";
City of Bellflower
Ordinance No. 1442
l. The TODSP is a transit-supportive document that will regulate future land uses, development. transportation improvements, economics, and infrastructure and utilities within the Specific Plan area by providing development and design standards and guidelines for development surrounding the future light rail system;
J. The amendments to the TODSP document are proposed to increase the residential density to 100 and 40 units per acre; add new parcels to the TODSP area; to change the zoning designations of specified parcels to TODSP as a resutt of expanding the boundaries of the TODSP area; amend and rename areas within the TODSP to “Planning Areas;” eliminate the commercial allowable uses table in all Planning Areas and replace it by referencing BMC Table 17.48.040 (Town Center District - Allowable Uses); reformat tables for allowable uses and development standards to simplify and improve readability; and update exhibits to conform with Planning Areas. as shown on Exhibit “C”; K. The Zoning Ordinance Text Amendment establishes a regulatory framework of future development and uses for certain properties located within 12 specific areas as it pertains to the implementation of the Housing Element (2021-2029 Planning Period) as shown on Exhibits “B” and “C"; and
L. The Ordinance repeals and replaces in its entirety the TODSP document as shown in Exhibit “C".
SECTION 3. Environmental Assessment. In accordance with CEQA and CEQA Guidelines § 15162, the City Council finds as follows:
A. Resolution No. 22-04 was adopted by the City Council on January 20, 2022, approving Mitigated Negative Declaration No. MND 21-01.
B. Changing the zoning designation for those properties identified in this Ordinance is an activity contemplated by MND 21-01.
C. This activity does not contemplate any changes which will require major revisions to MND 21 -01 nor are there any substantial changes with respect to the circumstances under which MND 21-01 was undertaken.
D. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time MND 21-01 was approved.
SECTION 4. Notice of Determination. The City Manager, or designee, is directed to file a Notice of Determination in accordance with CEQA Guidelines §§ 15075; and any other applicable law.
City of Bellflower
Ordinance No. 1442
SECTION 5. General Plan (‘GP'7 Findings. Pursuant to Government Code § 65860, the changes implemented by this Ordinance are consistent with the following goals and policies of the GP. The City Council finds as follows:
A. Land Use Element — General Policy 1.2: “Encourage opportunities to sensitively integrate different, but compatible, land uses"; Land Use Element - General Policy 2.1: “Create opportunities wherein a population diverse in terms of income, age, occupation, race, lifestyle, values, interest, and religion may interact, exchange ideas, and realize common goals”; . Land Use Element - General Goal 5: “Provide incentives for reinvestment in aging, built-out developments and encourage consolidation of properties for higher quality land uses and designs”;
. Land Use Element - Mixed Use Policy 1: “Allow for innovative and/or neo-traditional uses in established area”;
Land Use Element - Mixed Use Implementation Program 2.2: “T he City shall consider different mechanisms to implement new innovations in housing and commercial endeavors”;
Housing Element — Goal 2: “Provide a variety of housing types to accommodate special needs groups and all economic segments of the City”; . Housing Element — Policy 2.1: “Designate sufficient land in the General Plan Land Use Element and Zoning for the development of a range of housing types to meet the identified needs of all economic segments of the community, while providing a high quality of life for all residents,
. Housing Element — Goal 3: “Minimize the impact of governmental constraints on housing production and affordability";
Housing Element — Policy 3.7: “Provide flexibility in development standards to accommodate alternative approaches to provide affordable housing such as mixed use projects”;
Housing Element — Goal 5: “Identify adequate sites to achieve housing variety"; Housing Element — Policy 5.1: “Provide a range of housing types, including low density single-family homes, moderate density townhomes, higher density multi-family units, and residential/commercial mixed use in order to address the City's share of RHNA”;
Housing Element — Policy 5.2: “Create mixed use opportunities along key commercial corridors as a means of providing housing in close proximity to services and transit, enhancing pedestrian activity and community interaction”;
City of Bellflower
Ordinance No. 1442
M. Housing Element — Policy 5.3: “Encourage infill development and reuse of underutilized land, where reuse is consistent with desired neighborhood character”;
N. Housing Element - Policy 5.4: “Encourage recycling of existing, poorly designed, substandard multi-family developments to higher densities as a means of facilitating housing for all economic segments of the community and providing improvements to housing in need of major upgrades"; and
0. Housing Element - Policy 5.6: “Explore opportunities for new residential development within those areas of the City occupied by vacant or underutilized commercial or industrial uses."
SECTION 6. General Plan and Zoning Conclusions. The proposal conforms with the City’s General Plan and the zoning regulations in the BMC as follows:
A. The proposed zoning designation is harmonious with the proposed GP land use designations and is consistent with the following policies and goals of the General Plan - Land Use Element, based upon the findings in Section 4 of this Ordinance.
B. The proposed zoning designation is harmonious with the proposed GP land use designations and is consistent with the policies of the Mixed Use section of General Plan — Land Use Element, based upon the findings in Section 4 of this Ordinance.
C. The proposed zoning designation is harmonious with the proposed GP land use designations and is consistent with the goals and policies of the General Plan — Housing Element, based upon the findings in Section 4 of this Ordinance.
D. The zoning designation of the Specific Plan is consistent with the Mixed Use land use designation of the General Plan.
SECTION 7. Specific Plan Findings. The City Council finds as follows:
A. That the amendment to the TODSP promotes public health, safety, and general welfare, and serves the goals and purposes of BMC Title 17.
The proposed amendments to the TODSP promote public health, safety, and general welfare, and serves the goals and purposes of BMC Title 17 in that: (1) future development within the project area will benefit from focused planning efforts whereby infrastructure, land use relationships, land use intensities, and public service needs will be carefully examined and planned in a comprehensive manner and the TODSP provides a mechanism to carry out such planning efforts; (2) the TODSP is a transit-supportive specific plan that
City of Bellflower
Ordinance No. 1442
guides the future land use, mobility, and economic development in the area; (3) the TODSP provides a collective community vision and strategy for the area that regulates land uses and design policies and standards, identifies locations for potential infill development and expanded multimodal transportation choices, and promotes a healthy lifestyle through the availability of active transportation options; and (4) the guidelines and standards set in the TODSP are derived from the goals and purposes of the City’s GP and BMC Title 17.
B. That the proposed amendments to the TODSP are consistent with the goals, policies, of the GP, based upon the findings in Section 4 of this Ordinance.
C. That the amendments to the TODSP will not adversely affect surrounding properties.
The proposed amendments to the TODSP will not adversely affect surrounding properties in that it includes a number of Planning Areas that provides an option for the property to be developed and operated in compliance with the standard underlying zone or to take advantage of new provisions in the Planning Area (e.g., increased maximum building height, density, etc.), so long as certain standards are met. Furthermore, the TODSP allows the flexibility for specific parcels to be developed as a mixed use development, which furthers the City’s interests in increasing its housing stock and considering different mechanisms to implement new innovations in housing and commercial endeavors.
SECTION 8. Zone Change Findings. Pursuant to BMC § 17.104.030, the City Council makes the following findings:
A. There are changed conditions since the existing zoning became effective to warrant other or additional zoning.
The City Council adopted a new Housing Element to accommodate its obligations to encourage housing in accordance with California law. This is a changed condition that justifies an amendment to the TODSP.
B. The proposed zone changes will not adversely affect adjoining properties as to value or precedent, and will not be detrimental, based upon the findings in Section 2 of this Ordinance.
C. The zone changes will be in the interest or furtherance of public health, safety and general welfare, based upon the findings in Section 2 of this Ordinance.
D. That the approval of such zone changes will not adversely affect the Comprehensive Zoning Plan.
The approval of the proposed Zone Change is consistent with the goals and policies of the GP, based upon the findings in Section 4 of this Ordinance. The
City of Bellflower
Ordinance No. 1442
proposed Zone Change would allow for more viable opportunities within the project area and ensure future developments will comply with the development standards set forth within the Specific Plan and BMC.
SECTION 9. Zoning Ordinance Text Amendment Findings. Pursuant to BMC § 17.104.030, the City Council makes the following findings:
A. This proposed Ordinance will not adversely affect any property in the City as to value or precedent and will not be detrimental.
The proposed Zoning Ordinance Text Amendment (“ZOTA") will not adversely affect any property in the City as to value or precedent and will not be detrimental to any area of the City, based upon the findings in Section 5 of this Ordinance. The proposed ZOTA simply intends to amend the boundaries within the TODSP, amend the TODSP regulations, and expand the boundaries of the TODSP. In addition to establishing a regulatory framework of future development and uses for certain properties located within 12 specific areas, as it pertains to the implementation of the Housing Element. Furthermore, the proposed changes to the TODSP do not affect any particular property. Rather, they are applicable to the Planning Areas and overlays within the TODSP area and Housing Opportunity Areas, respectively, and are intended to enhance property values of those properties within the Planning Areas and overlays.
B. The ZOTA will be in the interest or furtherance of public health, safety and general welfare.
This ZOTA promotes public health, safety and general welfare, by ensuring that future developments within the TODSP are built and designed to the highest standard, based upon the findings in Section 7 of this Ordinance. Furthermore, the proposed regulations are in the interest and furtherance of public health, safety and general welfare in that it facilitates new development of underutilized properties thereby increasing the City’s housing stock and value of private properties. '
C. This ZOTA will not adversely affect the City’s General Plan or zoning regulations set forth in the BMC.
D. The proposed ZOTA will not adversely affect the City's GP in that proposed ZOTA simply amends the existing boundaries within the TODSP, amends the TODSP regulations and expands the boundaries of the TODSP, creates new Housing Opportunity Areas consistent with the City's GP and adheres to changes in State laws.
City of Bellflower
Ordinance No. 1442
SECTION 10. Approval. Based on the above findings, the City Council approves the amendments to the Downtown Bellflower Transit Oriented Development Specific Plan (“TODSP”) — Specific Plan No. 8, ZOTA 25-01, and 20 25-01, as set forth in Exhibits “B” and “C" respectively, attached to this Ordinance and incorporated by this reference.
SECTION 11. Construction. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council’s intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.
SECTION 12. Enforceability. Repeal of any provision of the BMC 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 13. Validity of Previous Code Sections. If this entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal or amendment of the BMC or other city ordinance by this Ordinance will be rendered void and cause such previous BMC provision or other city ordinance to remain in full force and effect for all purposes.
SECTION 14. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. 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 15. Limitations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project wiil not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are limitations on the City’s ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 16. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.
SECTION 17. Electronic Signatures. This Ordinance may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
City of Bellflower
Ordinance No. 1442
SECTION 18. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.
The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
SECTION 19. Recordation. The City Clerk, or her duly appointed deputy, is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Bellflower’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 20. Effective Date. This Ordinance will take effect on the 30‘h day following its final passage and adoption.
ORDINANCE NO.1442 HAD ITS FIRST READING ON FEBRUARY 10, 2025, ITS SECOND READING ON , 2025, AND WAS DULY PASSED
APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF ,2025.
Ray Dunton, Mayor
ATTEST:
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
Karl H. Berger, City Attorney
ATTACHMENTS:
Exhibit A: Zoning Map Amendment
Exhibit B: HOOZ Document
Exhibit C: TODSP Document
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EXHIBIT A OF ORDlNANCE NO. 1442 - ZONING MAP AMENDMENT
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1: H002 (Rosecrans Av. 8: McNab Av.)
2: H002 (Clark Av. 8: Alondra Bl.)
3: H002 (Clark Av. 8. Park St.)
4: H002 (Clark Av. & Artesia Bl.)
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5: TODSP (Bellflower Bl. & Alondra Bl.) é
‘ 6: TODSP (Bellflower Bl. & Flora Vista St.) ,9? .. um" .. . ‘4" g 7: roosp (Bellflower BL & Flower St.) 4 ’1’ ” ”'" " ”' .’ E. 8: H002 (Bellflower Bl. 8. Ramona St.) , g
9: H002 (Bellflowér BL 81 Cedar St.) ‘ EI 10: HOOZ (Lakewood Bl. & Artesia Bl.) l 1 1: TGDSP (Bellflower Station) §
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Properties within highlighted areas that have existing Zoning Designations of R- 1" (Low Density Residential) "R-2" (Medium Density Residential) ‘R- 3' (Multiple Resmlenlial Zone) ‘0 -G" (General Commercial) “M4 (Light lnduslnal) 'DFD" (Design for Development) and ‘TC’ (Town Center) are to be designated as “H002” or ‘TODSP‘ as noted on the Legend.
Exhibit 8
Housing Opportunity Overlay Zone ("H002”)
SECTION 1. BMC is amended by adding a new Chapter 17.66 entitled HOUSING OPPORTUNITY OVERLAY ZONE (H002), to read as follows:
“Chapter 17.66: HOUSING OPPORTUNITY OVERLAY ZONE (“H002”):
§ 1166.010 Purpose and Intent.
This chapter implements Section "1(6) of the City Charter for the purpose of establishing the Housing Opportunity Overlay Zone ('HOOZ'). This overlay zone encourages development of a variety of housing developments. The H002 accomplishes the following objectives:
A. Providing additional housing options for people who want to live near their workplace and/or near retail and other nonresidential uses;
8. increasing compatibflity of residential projects with surrounding uses and development patterns;
C. Creating housing opportunities without imposing greater obligations tor development beyond uses allowed in the underlying zone; and
E. Protecting underlying land uses and the established character of existing neighborhoods.
§ 17.66.020 Definitions
Unless the contrary is stated or clearly appears from: the context. the words and phrases used in this Chapter and have the same meaning as used in Government Code § 65583. or as set forth in this Code.
A "Development" means any construction activity including, without limitation. erection or alteration of structures.
B. “Group open space" means usable open space on a Site which is available to all occupants of a Development.
C. "Site“ means any plot or parcel of land or combination of contiguous lots or parcels of land.
5 17.66.030 Created—Designated
1 The HOOZ may be activated only on a site identified in the Housing Element and may be . activated only in the same manner as rezoning. If a HOOZ is approved. it will be identified on the City’s zoning map as an overlay zone by adding the parentheticaliy enclosed letters 'HOOZ' A. Development within the HOOZ is voluntary.
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B. To the extent that they are not in conflict with the terms of this chapter, regulations that govern the primary zoning apply to the development. in the event of any conflict with the underlying zone. the regulations in this chapter prevail.
C. To implement the Housing Element, the HOOZ includes eight planning areas described and depicted below.
Planning Area A: Rosecrans + McNab - 30 du/ac
Planning Area 8: Clark + Alcndra -- 30 dulac
Planning Area (3: Clark + Park -— 30 dulac
Planning Area D: Clark + Artesia -— 30 dulac
Planning Area E: Bellflower + Artesia —- 4O dulac
Flaming Area F: Bellflower + Cedar - 4O dulac
Planning Area G: Lakewood + Artesia -— 30 dulac and 40 dulac Planning Area H: Woodmfi + Flora Vista —- 22 du/ac and 40 dulac WN
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l 5: Within TODSP — Not Part or H002
6: Within TODSP -— Not Part 0! H002
7: Within TOOSP— Not Part or H002
r 8: PlanninxAreo E (em Bl. 8- Ram 5L}
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: 12: Planning Area H (Woodmfl' Av. & Flea Vista St.)
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§ 1166.040 Permitted Uses.
The HOOZ allows a mix of land uses that are complimentary to one another; compatible with residential and commercial uses within the boundaries of the H002 and the adjacent neighborhoods; and allows flexible development standards to achieve the goals of the Housing Element.
A. The following uses are permitted in the HOOZ
Multiple-family housing units
Live Work
Condominium Developments
Apartments
Duplex and/or Triplex
Emergency Shelter
Mixed-use (combination of residential and commercial land uses) NP
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B. In addition to the requirements in this Chapter. emergency shelters must comply with applicable law.
5 1756.050 Development Standards
All Development in the HOOZ must comply with the follow'mg standards:
A. Amenities. Each housing development must include:
1. Not less than one on-site community amenity.
2. Laundry connections in each dwelling unit.
3. Central heating. ventilation, and cooling in each dwelling unit.
8. Open Space. Residential developments must provide open space areas. Usable open space must be provided as follows:
1. Private Open Space. Each residential dwelling unit must include private open space in the form of a patio, yard. balcony, immediately adjacent deck, or combination. Private open space must be directly adjacent to and accessible from each dwelling unit Private open space must have a minimum area of 100 square feet and a minimum dimension of five feet in any direction.
2. Group Open Space. Group open space must be distributed throughout the Development and must be reasonably accessible to all the dwelling units. Group open space may be located at ground level, on upper story decks, on roof decks, indoors, or outdoors. Group open space cannot be located within the front yard setback. Areas located at upper story decks or on roof decks may contribute 100 percent towards the required group open space area. Areas located indoors cannot contribute more than 50 percent of the required group open space requirement. Group open spaces must have a minimum horizontal dimension in any direction of 20 feet on the ground floor level. Upper story decks must be no less than 10 feet by 10 feet in horizontal dimension. Roof decks must be no less than 15 feet by 15 feet in horizontal dimension. The minimum vertical dimension must be 15 feet.
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C. Area. A minimum of 15% of the total land area for a development must be in group open space. For developments of 11 dwelling units or more a maximum of 75% of the total required group open space may be allocated as additional private open . space purposes.
Recreation Facilities. A maximum of 40% of the group open space may be in paved surface including a swimming pool. walks. patios. terraces. courts. and fountains.
Recreation buildings or other communal buildings may cover not more than 10% of this area.
Design Standards.
1. Paint. Each development must include not less than one color for the main wall and another color for architectural trim pieces. The paint treatment must be applied on all wall facades on all elevations. Rust-inhibitive paint must be used for all exterior metal building surfaces.
2. Elevation Materials. A minimum of two different materials must be used on all building elevations.
3. Eaves. All buildings must provide eaves of not less than 12 inches and not greater than 36 inches and must not encroach into any required setback area.
4. Variation. Unbroken wall planes greater than 30 feet in length are prohibited.
Wall planes may be broken up by windows or recesses. Recesses are to measure a minimum of 12 inches in depth and length.
Flexible Development Standards. The Director may authorize deviation from the established development standards for setbacks, open space, landscaping and parking when strict application ofthis Chapter constrains housing development Table 1166.040: Development Standards
Housing Opportunity Overlay— Planning Areas
A 1 mean i ear 1 e l H
Mafimum 30 dulac 30dulac 40 (10130 40 dulac Planning Area H
(12.1) 40 dulac
Planning Area
H
(1 2.2)
22.dulac‘
Floor Area Ratio
Maximum 1 0.75 FAR
Maximum Height
Primary Structure 7 stories or 75
feet,
whichever is
less
5 stories or 60
feet.
whichever is
less
5 stories or 60
feel.
whichever is
iess
7 stories or 75
feet.
whichever is
less
5 stories or 60
feet. whichever
is less
Accessory Structure 35 feet
Mlnlmum Setbacks (Build to line)
Front l 5 feet 1 0 feet I 0 feet I 5 feet I 5 feet
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Rear 5 feet 5 feet 5 feet 5 feet 5 feet
Street Side 5 feet 0 feet 0 feet 5 feet 5 feet
interior Side 5 feet 5 feet 5 feet 5 feet 5 feet
Minimum Open Space
Private 100 sfldu
Group 25% of total 15% of total 15% of total 25% of total 15% of total land area land area land area land area land area
Minimum Parking
Commercial Uses 1 parking space per 300 square feet of buflding area or outdoor dining area Qt 100% of the seating is provided outdoors) Mixed Uses Off-street parking may be reduced subject to shared or joint use of facilities or it adjacent to transit routes.
Residential Uses
One-Bedroom Units 1 enclosed parking space per unit
Two-Bedroom Units or more 2 parking spaces per unit. may be in tandem but only with enclosed parking Guest Parking 0.20 uncovered parking spaces per unit
Minimum Residential FloorArea
Studio Units 500 square feet
One-Bedroom Units 700 square feet
TwoBedroom Units 900 square feet
Three-Bedroom Units 1.100 square feet
Fences and Walls
Perimeter walls are required where the development abuts a residential district or use either on a side or rear yard.
To protect the peace. privacy and general welfare of the residential district or use. such wall must be of solid masonry construction, not less than six feet. or more than eight feet in height. provided no wait exceeds 42 inches in height where it is in the front yard area. if the proposed development includes a structure to be erected adjacent to an abutting residential district or use, no wall is required for that portion of the parcel where said structure is erected.
Chain~linl< fences are prohibited in front yard and street side yard setbacks.
Landscaping
At least 60% of the required front yard area must be landscaped. Additionally. landscaping within the parking lot area is required to equal at least five percent of the parking area with landscaped planter located adjacent to all rights-of. way. Planting beds must be at least six feet in width and must be distributed throughout the parking area. All planting beds must be bordered by a minimum six-inch high concrete curb. No automobile space may incorporate the required planter with: its cfimension. irrigation systems must be installed in all landscape areas. A minimum of one. 48-inch box tree and five, five-gallon plants for every ten parking spaces. or a portion thereof, must be provided; groundcover cannot exceed 50% of the total landscape area. Developments with no structures. including. but not imited to. parking lots. are not exempt from the landscaping requirements.
L htln ,
All outdoor ligating must be located and shielded so as to prevent the spill of light onto adjacent lots and streets. All common driveways must be lit with the equivalence of a too-watt light per 50 feet. All common walkways must be lit with the equivalence of a 100-watt light per 35 feet. All address signs, walkway ramps and steps must be lit Trash Facilities
Each such lot must be provided with facilities for the storage and collection of trash and must be enclosed by a six— foot high solid masonry. brick or concrete well except for access way which must be enclosed with lockable solid decorative gates of the same height. Vehicular access to and from the trash area must be provided. Trash area enclosures must incorporate a trellis cover or a roof and must meet applicable Fire Code provisions. including. but not limited to fire-rated construction.
Loading
Each lot must have loadinj facilities as required by Section 17.881 00. 'Note: Housing Element Housing Opportunity Area 122 has existing density of 22 dulac. No change is proposed.
Development standards as per Chapter 17.32.
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§ 1756.060 Application Requirements
All applications proposing Development within the H002 must submit an application to the Director accompanied by payment of the fee established by City Council resolution, which must include all of the following:
A.
K.
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Scaled and dimensioned site plan;
Scaled and dimensioned elevations showing all building exteriors on all buildings; Scaled and dimensioned floor plans and building cross sections; Grading plan (including drainage scheme), prepared by a licensed civil engineer; Complete inventory of building materials and color palette; Scaled and dimensioned landscape plan (including decorative handscape); Tentative Maps;
Any detail drawings and exhibits as necessary to provide information on various project features that require specific and detailed review. Such detail drawings may include the location and design menu of signage, the project entrance and the community recreation area;
Photometrics Plan;
Studies (e.g.. Parking. Noise Queuing, Traffic impact Analysis) required for environmental review or to meet the requirements of this code; and Master signage program.
5 1166.070 Application Review
All Development applications will be reviewed and approved ministerially by the Director pursuant to this section
A- Upon receipt of a duly submitted application, the Director will make a determination of completeness within 30 days. if an application is deemed complete, the Director will review and take action on the application within 60 days after finding the application complete. lf an application is deemed incomplete the Director will return in writing a full set of comments to the applicant with a list of items that are defective or deficient.
To approve a Development application pursuant to the H002, the Director must make the following findings:
1. The Development is consistent with the Bellflower General Plan including, without limitation, the Housing Element.
2. The Development is consistent with the provisions of this Chapter.
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3. The Development’s design and building architecture is complimentary and compatible with other projects within the H002 area.
4. The overall Development design and architecture are of high quality and innovative design, use quality construction materials, and creatively use landscape and hardscape materials in order to create a ‘signature' development C. The Director's determination may be appealed to the Planning Commission to this code.
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ORDINANCE NO. 1 442 - EXHIBIT C
TODSP DOCUMENT
DUE TO DOCUMENT SIZE, PLEASE SEE CITY COUNCIL MEETING
‘ AGENDAS WEBPAGE AT THE LINK BELOW.
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0F 351—11714)“,8
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«:03 St“‘fI-elrort______
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Rowena GenildCcncepcion, Planning Manager
Patti Nahill, Planning Consultant
SUBJECT: Consideration and possible action to conduct a public hearing to consider 1) General Plan Amendment Case No. GPA 25-01. Zone Change Case No. 20 25-01 and Zoning Ordinance Text Amendment Case No. ZOTA 25-01; 2) adopting Resolution No. 2509; and 3) read by title only, waiver first reading, and introduce Ordinance No. 1442:
RESOLUTION NO. 25-09 - A RESOLUTION APPROVING
GENERAL PLAN AMENDMENT CASE NO. GPA 25-01 AMENDING
THE LAND USE ELEMENT TO REVISE THE DEFINITION OF
“MIXED USE." AND AMENDING EXISTING GENERAL PLAN LAND
USE DESIGNATIONS TO “MU (MIXED USE)” FOR CERTAIN
PROPERTIES LOCATED WITHIN 12 SPECIFIC AREAS TO
ALLOW MIXED USE OR RESIDENTIAL DEVELOPMENTS TO
IMPLEMENT THE HOUSING ELEMENT.
ORDINANCE NO. 1442 -- AN ORDINANCE APPROVING
1) ZONE CHANGE CASE NO. 20 25-01 TO: (A) ESTABLISH
ZONING OVERLAYS (“HOUSING OPPORTUNITY OVERLAY
ZONE - HOOZ”) FOR CERTAIN PROPERTIES TO ALLOW MIXED
USE OR RESIDENTIAL DEVELOPMENTS; AND (B) EXPAND AND
MODIFY BOUNDARIES OF THE TODSP AREA; AND (2)
APPROVE ZONING ORDINANCE TEXT AMENDMENT CASE
NO.ZOTA 2501 TO: (A) ESTABLISH REGULATORY
FRAMEWORK OF FUTURE DEVELOPMENT AND USES WITHIN
THE "HOOZ'; AND (B) AMEND THE TODSP DOCUMENT
RELATED TO REGULATIONS AND EXPANSION OF THE
BOUNDARIES TO IMPLEMENT THE HOUSING ELEMENT.
DATE: February 10, 2025
RECOMMENDATION TO CITY COUNCIL
1. Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, (a) adopt Resolution No. 25-09 and (b) read by title only, waive first reading, and introduce Ordinance No. 1442; or
2. Alternatively. discuss and take other action related to this item.
Staff Report— Housing Element Implementation Project
February 10, 2025
FISCAL IMPACT
There is a cost for drafting and codifying the proposed ordinance within the Bellflower Municipal Code ('BMC”) along with publication, etc. These are already anticipated as part of the City's operations. No additional direct fiscal impact is identified. Indirectly, the proposed actions will assist the City with obtaining State and federal grants.
PUBLIC NOTICE
A Notice of Public Hearing was published in the Los Cerritos Community News newspaper on January 17, 2025. Public hearing notices were sent on January 16. 2025 to 354 property owners within the Project area and posted at City Hall. Bellflower Substation, Thompson Park, Simms Park. Caruthers Park. Brakensiek Library. and the City’s website. As of the writing of this staff report, the City has received three correspondences (Attachment C).
CE STATUS
The City reviewed the environmental impacts of the proposed Resolution and Ordinance pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000. et seq. 'CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq, the “CEQA Guidelines"). In accordance with CEQA and CEQA Guidelines § 15162, the City Council finds as follows:
A. Resolution No. 2204 was adopted by the City Council on January 20. 2022, approving Mitigated Negative Declaration No. MND 21—01.
B. Changing the zoning designation for the properties identified in the Resolution and Ordinance is an activity contemplated by MND 21-01.
C. This activity does not contemplate any changes which will require major revisions to MND 21-01 nor are there any substantial changes with respect to the circumstances under which MND 21-01 was undertaken.
D. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time MND 21-01 was approved.
TRIBAL CONSULTATION
Government Code §65352.3 requires local governments to contact, refer plans to, and consult with tribal organizations before making a decision to adopt or amend a general or specific plan, or to designate open space that includes Native American Cuilural Places. The tribal organizations eligible to consult have traditional lands in a local government’s jurisdiction, and are identified, upon request, by the Native American Heritage Commission (”NAHC”).
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Staff Report - Housing Element Implementation Project
February 10, 2025
TRIBAL CONSULTATION ~ Continued
The City of Bellflower contacted the NAHC to obtain a list of tribes with cultural and traditional affiliations within the area encompassed by the City of Beltflower. The NAHC identified tribal representatives to be notified of the City‘s proposed General Plan Amendment, TODSP Amendment, Zone Change and Zoning Ordinance Text Amendment. The City sent letters on January 31, 2024 and February 12. 2024. One Tribe (Gabrieleiio Band of Mission indians ~ Kizh Nation) responded within the 90~clay period.
As no site disturbances were associated with the amendments, the Tribe deferred consultation until development projects are received. A 45—day notice of action letters were sent to the Tribes on December 19. 2024. No additional correspondence has been received.
TYPE OF ACTION
The recommended actions constitute a General Plan Amendment ("GPA”) that would amend the Land Use Element CLUE”) by changing the land use .map and text regulating “Mixed Use"; amend the zoning regulations to create an overlay zone for housing opportunities ("zone change” or 'ZC"); and amend regulations for the Downtown Bellflower Transit-Oriented Development Specific Plan (“TODSP“). . For the GPA, the City Council must find that the proposed GPA is in the public interest. '
o For the TODSP. the City Council must make the following findings‘:
A. That the proposed GPA promotes public health. safety, and general welfare, and serves the goals and purposes of the zoning;
8. That the proposed GPA is consistent with the goals, policies, and objectives of the General Plan; and
C. That the GPA wiit not adversely affect surrounding properties. o For the 20, the City Council must find2:
A. The proposed zoning is justified based upon changed conditions;
8. Proposed change of zone will not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area; C. The change of zone will be in the interest or furtherance of public health, safety and general welfare; and
D. The 20 will not adversely affect the City’s zoning regulations as codified in the HMO.
‘BMC § 17.106.070
2BMC. § 17.104.030
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Staff Report -- Housing Element Implementation Project
February 10, 2025
BACKGROUND
6 to Housing Element
The City’s Housing Element includes the requirement to accommodate Bellflower’s Regional Housing Needs Allocation ('RHNA'). Specifically, the City must implement land use regulations that encourage new housing consisting of 3.735 new residential units (1,015 very low-income units; 488 low-income units; 553 moderate income units; and 1,679 above moderate-income units). Among other things, the Housing Element includes 12 areas designated for 'Housing Opportunity” to accommodate the residential units. Four of these are located within the TODSP area: ‘
Table 1 - Housing Opportunity Areas
HOA Location
1 Rosecrans + McNab
2 Clark + Alondra
3 Clark + Park
4 Clark + Artesia
5 Bellflower + Alondra"
6 Belillower + Flora Vsta‘
7 Bellflower +Flower“
8 Bellflower + Ramona
9 Bellflower + Cedar
10 Lakewood +Artesia
11 Bellflower Station'
12 Woodruft' +Flora Vista
" Located within TODSP area
.30 TODSP
The TODSP was adopted in 2019. California law requires internal consistency within the General Plan and, also, between the General Plan and the City‘s zoning regulations.
Accordingly, the TODSP must be amended to be consistent with changes to the Housing Element.
DISCUSSION
The proposed actions are part of the City's overall efforts to implement the Housing Element. This is the first of several proposed actions to amend the BMC. .0 .r General Plan Amendment
The GPA constitutes both a text and map change to the General Plan. The text amendment will revise the General Plan Land Use Element’s "Mixed Use" category to clarify that mixed use areas may allow for residential uses, commercial uses, industrial uses, or a combination thereof within “Mixed Use” areas. The map change will amend the existing General Plan Land Use Map Designations to “MU (Mixed Use)” for certain properties located within 12 specific areas to allow mixed use or residential developments (Attachment A).
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Staff Report - Housing Element Implementation Project
February 10, 2025
DISCUSSION - Continued
~20 TODSP
The TODSP was prepared to provide a critical link between the City’s General Plan. and actual development within the Specific Plan area The Housing Element increased the maximum residential densities allowed for four specified areas within the downtown area and requires expansion of the TODSP boundaries
As proposed. the TODSP would be amended to: divide the TODSP into five different Planning Areas based on varied mixed land uses and development densities and standards. Each of these Planning Areas would replace the existing overlay zones for these areas. These changes will allow the TODSP to continue allowing residential and nonresidential mixed uses to be developed according to the existing zoning designations that underlie the Planning Area or take advantage of more flexible provisions and requirements (e.g., increased maximum height).
The proposed amendments to the TODSP are:
a Expand the east and south boundaries of the TODSP and add new parcels (approximately 330 acres);
0 Change the Planning Area designations of specified parcels within the TODSP area and within the expanded TODSP areas to the “Downtown Bellflower Transit- Oriented Development Specific Plan";
. Rename the existing overlay zones (BAMU. MUTOZ-A, MUTOZ—B, MUCOZ, BVOZ and BVOZ~N) to “Planning Areas 1 through 5." A summary of the new Planning Areas is included on Subsection 3.2 of Exhibit C of Attachment B. . Eliminate the commercial allowable uses table in all zoning overlays BMC Table
17.48.040 (Town Center District - Allowable Uses) would then regulate the zoning overlays.
e Zone Change
Zone Change Case No; 20 25-01 will establish zoning overlays for certain properties located within eight specific areas to allow mixed use or residential developments (Attachment B). These changes would allow for residential densitks of 30 dwelling units per acre 40 dwelling units per acre, or 100 dwelling units per acre- depending on the location
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Staff Report -- Housing Element Implementation Project
February 10, 2025
DISCUSSION - Continued
0:0 Zone Changes
Approving Zoning Ordinance Text Amendment Case No. ZOTA 25-01 will establish a regulatory framework of future development and uses for certain properties located within the 12. specific areas. including residential developments/uses that are permitted by right The changes address the following categories:
A. TODSP Amendment - to: (a) facilitate and accommodate more residential development in the T008? area to satisfy the City’s RHNA obligation; (b) address the expansion/modification of boundaries. permitted uses, and development regulations; and (c) simplify and improve the readability of the TODSP.
B. Housing Opportunity Overlay Zone (“H002”) — to add a new BMC Chapter to provide standards and incentives (e.g., higher density. reduced development standards) to develop a variety of housing development. Planning Areas A through H will address density; development standards, application requirements and review procedures under new Chapter 17.66 (Attachment 8, Exhibit B).
ATTACHMENTS
A. Resolution No..25-09 (GP
8. Ordinance No.
C. Co
ousing Opportunity Area Map
501 and ZOTA 25.01)