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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Rowena GeniIo-Concepcion, Planning Manager
SUBJECT: Consideration and possible action to read by title only, waive further reading, and introduce Ordinance No. 1448 — An Ordinance amending the Transit Oriented Development Specific Plan (“TODSP”) by making clerical changes.
DATE: May 27, 2025
EXECUTIVE SUMMARY
On February 24, 2025, the City Council adopted Ordinance No. 1442, amending the TODSP document (Exhibit C to Ordinance No. 1442) related to regulations and expansion of the boundaries to implement the Housing Element. Following adoption of the ordinance, it was observed that the document included “clerical errors” including:
(1) figures reflecting TODSP boundaries that were inconsistent from what was presented to the City Council, and (2) figures and tables that were partially printed that inadvertently affected the formatting of the final TODSP document. In an abundance of caution, Ordinance No. 1448 is presented to resolve the clerical issues. Since the proposed changes relate only to formatting and do not change the content of the TODSP document that City Council approved, in essence, Ordinance No. 1448 is only a “clean up” of “clerical errors.” Adoption of Ordinance No. 1448 does not materially affect the TODSP document, it will only confirm the final TODSP document by superseding Ordinance No. 1442 — Exhibit C.
BEQQMMEMQATIQN T9 CITY cm
1. Read by title only, waive further reading, and introduce Ordinance No. 1448; or
2. Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
There is a cost for codifying the proposed ordinances within the BMC along with publication, etc. These are already anticipated as part of the City’s budget. No additional direct fiscal impact is identified. Indirectly, the proposed actions will assist the City with obtaining State and federal grants.
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’r u‘ Stafteport 14-L
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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Rowena Genilo—Concepcion, Planning Manager
SUBJECT: Consideration and possible action to read by title only, waive further reading, and introduce Ordinance No. 1448 — An Ordinance amending the Transit Oriented Development Specific Plan (“TODSP”) by making clerical changes.
DATE: May 27, 2025
EXECUTIVE SUMMARY
On February 24, 2025, the City Council adopted Ordinance No. 1442, amending the TODSP document (Exhibit C to Ordinance No. 1442) related to regulations and expansion of the boundaries to implement the Housing Element. Following adoption of the ordinance, it was observed that the document included “clerical errors" including:
(1) figures reflecting TODSP boundaries that were inconsistent from what was presented to the City Council, and (2) figures and tables that were partially printed that inadvertently affected the formatting of the final TODSP document. In an abundance of caution, Ordinance No. 1448 is presented to resolve the clerical issues. Since the proposed changes relate only to formatting and do not change the content of the TODSP document that City Council approved, in essence, Ordinance No. 1448 is only a “clean up” of “clerical errors.” Adoption of Ordinance No. 1448 does not materially affect the TODSP document, it will only confirm the final TODSP document by superseding Ordinance No. 1442 — Exhibit C.
RECOMMENDATION TO CITY COUNCIL
1. Read by title only, waive further reading, and introduce Ordinance No. 1448; or
2. Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
There is a cost for codifying the proposed ordinances within the BMC along with publication, etc. These are already anticipated as part of the City’s budget. No additional direct fiscal impact is identified. Indirectly, the proposed actions will assist the City with obtaining State and federal grants.
Staff Report — Ordinance No. 1448
May 27, 2025
CEQA 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. 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 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.
BACKGROUND
'3' TODSP
The TODSP was originally adopted in 2019. On February 24, 2025, the City Council amended the TODSP document by repealing and replacing it in its entirety via adoption of Ordinance No. 1442. The amendment was related to regulations and expansion of the boundaries of the TODSP area to implement the Housing Element.
Following adoption of the Ordinance No. 1442, it was observed that the document included “clerical errors” including: (1) figures reflecting TODSP boundaries that were inconsistent from what was presented to the City Council, and (2) figures and tables that were partially printed that inadvertently affected the formatting of the final TODSP document. Ordinance No. 1448 is presented, in an abundance of caution, to resolve the clerical inconsistencies. The changes proposed relate only to formatting and do not change the content of the TODSP document that the City Council previously approved.
In essence, Ordinance No. 1448 is only a “clean up” of “clerical errors," with no substantial change to the TODSP document. Ordinance No. 1442 — Exhibit C will be superseded by Ordinance No. 1448.
oz. Information Relative to Transit-Oriented Development (“TOD”) On April 14, 2025, the City Council considered zoning ordinance text amendments to implement the Housing Element. During that meeting, the City Council instructed the Planning Director to provide more information relative to TOD including parking exemptions within the TODSP area.
Staff Report — Ordinance No. 1448
May 27, 2025
CEQA 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. 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 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.
BACKGROUND
02° TODSP
The TODSP was originally adopted in 2019. On February 24, 2025, the City Council amended the TODSP document by repealing and replacing it in its entirety via adoption of Ordinance No. 1442. The amendment was related to regulations and expansion of the boundaries of the TODSP area to implement the Housing Element.
Following adoption of the Ordinance No. 1442, it was observed that the document included “clerical errors” including: (1.) figures reflecting TODSP boundaries that were inconsistent from what was presented to the City Council, and (2) figures and tables that were partially printed that inadvertently affected the formatting of the final TODSP document. Ordinance No. 1448 is presented, in an abundance of caution, to resolve the clerical inconsistencies. The changes proposed relate only to formatting and do not change the content of the TODSP document that the City Council previously approved.
In essence, Ordinance No. 1448 is only a “clean up" of “clerical errors,” with no substantial change to the TODSP document. Ordinance No. 1442 — Exhibit C will be superseded by Ordinance No. 1448.
oz. Information Relative to Transit-Oriented Development (“TOD”) On April 14, 2025, the City Council considered zoning ordinance text amendments to implement the Housing Element. During that meeting, the City Council instructed the Planning Director to provide more information relative to TOD including parking exemptions within the TODSP area.
Staff Report - Ordinance No. 1448
May 27, 2025
BACKGROUND — Continued
As initially approved, the purpose of the TODSP was to identify appropriate sites for mixed-use development that support or encourage the use of various modes of transportation, and to allow for higher density developments at areas near the future rail station on Bellflower Boulevard. Transit oriented districts are concentrated around public transportation with pedestrian-friendly amenities that promote walkable communities.
Walkable communities are believed to reduce car dependence and significantly reduce parking needs.
In recent years, in response to the declared housing emergency, California Legislators introduced Bills that exempt certain projects from local parking requirements based on proximity to public transit. These Bills are deemed matters of Statewide importance and, accordingly, apply to all cities, including charter law cities. The following are some of the Bills that limit the City’s ability to impose parking requirements:
0 Assembly Bill 2097 (“AB 2097”) prohibits public agencies from imposing minimum parking requirements on certain development projects (i.e., residential, commercial, and mixed-use developments) located within 1/2 mile of a public transit’. This law was signed in 2022 and is aimed at encouraging transit-oriented development. Most of the properties located within the TODSP area are affected by AB 2097 due to the planned future rail stop on Bellflower Boulevard. 0 Senate Bill 9 ("SB 9”) allows property owners to build up to four homes on most lots zoned Single Family (SF), and it also allows for reduced parking per unit or potentially none if the project is located within a 1/2 mile walking distance of a high-quality transit corridor2 or major transit stopz This bill was signed into law in 2021.
a Senate Bill 35 (SB 35) requires streamlined approval of affordable homes near transit. In addition, affordable housing projects are exempt from parking requirements under certain circumstances, including if the development is located within one-half mile of public transit3 and granted these projects relief from local parking mandates.
1 “Public Transit" means a “Major Transit Stop" which includes (a) an existing rail or bus rapid transit station, (b) a ferry terminal served by either a bus or rail transit service, (c) the intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during the morning and afternoon peak commute periods, and (d) major transit steps that are included in the applicable regional transportation plan. (Gov. Code § 65863.2(h)).
2 “High-Quality Transit Corridor” means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. (Pub. Res. Code § 21155(b)). 3“Public Transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
Staff Report— Ordinance No. 1448
May 27, 2025
BACKGROUND - Continued
As initially approved, the purpose of the TODSP was to identify appropriate sites for mixed-use development that support or encourage the use of various modes of transportation, and to allow for higher density developments at areas near the future rail station on Bellflower Boulevard. Transit oriented districts are concentrated around public transportation with pedestrian-friendly amenities that promote walkable communities.
Walkable communities are believed to reduce car dependence and significantly reduce parking needs.
In recent years, in response to the declared housing emergency, California Legislator’s introduced Bills that exempt certain projects from local parking requirements based on proximity to public transit. These Bills are deemed matters of Statewide importance and, accordingly, apply to all cities, including charter law cities. The following are some of the Bills that limit the City’s ability to impose parking requirements:
0 Assembly Bill 2097 (“AB 2097”) prohibits public agencies from imposing minimum parking requirements on certain development projects (i.e., residential, commercial, and mixed-use developments) located within 1/2 mile of a public transit1. This law was signed in 2022 and is aimed at encouraging transit-oriented development. Most of the properties located within the TODSP area are affected by AB 2097 due to the planned future rail stop on Bellflower Boulevard. . Senate Bill 9 (“SB 9”) allows property owners to build up to four homes on most lots zoned Single Family (SF), and it also allows for reduced parking per unit or potentially none if the project is located within a 1/2 mile walking distance of a high-quality transit corridor? or major transit stop’- This bill was signed into law in 2021.
a Senate Bill 35 (SB 35) requires streamlined approval of affordable homes near transit. In addition, affordable housing projects are exempt from parking requirements under certain circumstances, including if the development is located within one-half mile of public transit" and granted these projects relief from local parking mandates.
1 “Public Transit” means a “Major Transit Stop” which includes (a) an existing rail or bus rapid transit station, (b) a ferry terminal served by either a bus or rail transit service, (c) the intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during the morning and afternoon peak commute periods, and (d) major transit stops that are included in the applicable regional transportation plan. (Gov. Code § 65863.2(h)).
2 “High-Quality Transit Corridor" means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. (Pub. Res. Code § 21155(b)). 3"Public Transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
Staff Report — Ordinance No. 1448
May 27, 2025
BACKGROUND — Continued
In addition to the above, State Accessory Dwelling Unit (“ADU”) law allows property owners to provide reduced or eliminate parking requirements under certain circumstances, including ADUs located within one-half mile walking distance of public transit? In this instance, “public transit” means a location, including, but not limited to, a bus stop or train station, where the pUblic may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
Although several bills and laws base the parking exemptions on proximity to “transit,” there are differences in the type of “transit.”
ATTACHMENTS
A. Ordinance No. 1448 (with TODSP document) ............................................................ 5 B. Ordinance No. 1442 (without attachments) .............................................................. 10 Staff Report — Ordinance No. 1448
May 27, 2025
BACKGROUND - Continued
In addition to the above, State Accessory Dwelling Unit (“ADU”) law allows property owners to provide reduced or eliminate parking requirements under certain circumstances, including ADUs located within one-half mile walking distance of public transit”. In this instance, “public transit” means a location, including, but not limited to, a bus stop or train station, where the pUblic may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
Although several bills and laws base the parking exemptions on proximity to “transit,” there are differences in the type of “transit.”
ATTACHMENTS
A. Ordinance No. 1448 (with TODSP document) ............................................................ 5 B. Ordinance No. 1442 (without attachments) .............................................................. 10
CITY OF BELLFLOWER
ORDINANCE NO. 1448
AN ORDINANCE AMENDING THE TRANSIT ORIENTED
DEVELOPMENT SPECIFIC PLAN (“TODSP”) BY MAKING CLERICAL
CHANGES
THE COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds and declares as follows:
A. On February 10, 2025, the City Council held a public hearing to consider expanding the TODSP area by completion of a zone change and a general plan amendment, amending existing boundaries within the TODSP, and amending the TODSP regulations;
On February 24, 2025, Ordinance No. 1442 was duly passed, approved, and adopted by the City Council at its regular meeting;
Ordinance No. 1442 amended the TODSP document by increasing the residential density to 100 and 40 units per acre; adding new parcels to the TODSP area; changing the zoning designations of specified parcels to TODSP as a result of expanding the boundaries of the TODSP area; amending and renaming areas within the TODSP to “Planning Areas;" eliminating the commercial allowable uses table in all Planning Areas and replacing it by referencing BMC Table 17.48.040 (Town Center District — Allowable Uses); reformatting tables for allowable uses and development standards to simplify and improve readability; and updating exhibits to conform with Planning Areas; Following adoption of the Ordinance No. 1442, it was observed that Ordinance No. 1442 included “clerical errors” including: (1) figures reflecting TODSP boundaries that were inconsistent from what was presented to the City Council, and (2) figures and tables that were partially printed that inadvertently affected the formatting of the final TODSP document;
This Ordinance is presented, to correct clerical errors in Ordinance No. 1442.
The changes proposed by this Ordinance only relate to formatting and do not change the substantive content of the TODSP that the City Council previously approved. In essence, Ordinance No. 1448 is only a “clean up” of “clerical errors,” with no substantial change to the TODSP document; This Ordinance is adopted pursuant to Article |ll(C) of the City Charter to enact land use regulations. As required by Article |ll(B) of the City Charter, the City Council finds that the law enacted by this Ordinance will not unduly burden a person’s ability to pursue economic opportunities and safe and legal residential housing. To the contrary, this Ordinance is intended to correct minor clerical changes in the TODSP only.
CITY OF BELLFLOWER
ORDINANCE NO. 1448
AN ORDINANCE AMENDING THE TRANSIT ORIENTED
DEVELOPMENT SPECIFIC PLAN (“TODSP”) BY MAKING CLERICAL
CHANGES
THE COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds and declares as follows:
A. On February 10, 2025, the City Council held a public hearing to consider expanding the TODSP area by completion of a zone change and a general plan amendment, amending existing boundaries within the TODSP, and amending the TODSP regulations;
On February 24, 2025, Ordinance No. 1442 was duly passed, approved, and adopted by the City Council at its regular meeting;
Ordinance No. 1442 amended the TODSP document by increasing the residential density to 100 and 40 units per acre; adding new parcels to the TODSP area; changing the zoning designations of specified parcels to TODSP as a result of expanding the boundaries of the TODSP area; amending and renaming areas within the TODSP to “Planning Areas;” eliminating the commercial allowable uses table in all Planning Areas and replacing it by referencing BMC Table 17.48.040 (Town Center District — Allowable Uses); reformatting tables for allowable uses and development standards to simplify and improve readability; and updating exhibits to conform with Planning Areas; Following adoption of the Ordinance No. 1442, it was observed that Ordinance No. 1442 included “clerical errors” including: (1) figures reflecting TODSP boundaries that were inconsistent from what was presented to the City Council, and (2) figures and tables that were partially printed that inadvertently affected the formatting of the final TODSP document;
This Ordinance is presented, to correct clerical errors in Ordinance No. 1442.
The changes proposed by this Ordinance only relate to formatting and do not change the substantive content of the TODSP that the City Council previously approved. In essence, Ordinance No. 1448 is only a “clean up” of “clerical errors,” with no substantial change to the TODSP document; This Ordinance is adopted pursuant to Article lll(C) of the City Charter to enact land use regulations. As required by Article lll(B) of the City Charter, the City Council finds that the law enacted by this Ordinance will not unduly burden a person’s ability to pursue economic opportunities and safe and legal residential housing. To the contrary, this Ordinance is intended to correct minor clerical changes in the TODSP only.
City of Bellflower
Ordinance No. 1448
G. 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”); and H. On May 27, 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 May 27, 2025 heanng.
SECTION 2. Planning Agency. Pursuant to BMC § 2.32.050(F), the City Council is acting as the Bellfiower Planning Agency for purposes of the Project.
SECTION 3. Incorporation by reference. Except as otherwise provided, all findings set forth in Ordinance No. 1442, including, without limitation, environmental assessment, zone ordinance text amendment, and general plan findings, are incorporated by reference as if fully set forth.
SECTION 4. Action. 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, as set forth in the attached Exhibit “A,” which is incorporated by reference. To the extent that Ordinance No. 1442 conflicts with this Ordinance, it is superseded.
SECTION 5. 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 6. 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 7. 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 8. 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.
City of Bellflower
Ordinance No. 1448
G. 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”); and H. On May 27, 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 May 27, 2025 hearing.
SECTION 2. Planning Agency. Pursuant to BMC § 2.32.050(F), the City Council is acting as the Bellflower Planning Agency for purposes of the Project.
SECTION 3. Incorporation by reference. Except as otherwise provided, all findings set forth in Ordinance No. 1442, including, without limitation, environmental assessment, zone ordinance text amendment, and general plan findings, are incorporated by reference as if fully set forth.
SECTION 4. Action. Based on the above findings, the City Council approves the amendments to the Downtown Bellfiower Transit Oriented Development Specific Plan (“TODSP”) — Specific Plan No. 8, as set forth in the attached Exhibit “A," which is incorporated by reference. To the extent that Ordinance No. 1442 conflicts with this Ordinance, it is superseded.
SECTION 5. 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 6. 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 7. 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 8. 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.
City of Bellflower
Ordinance No. 1448
SECTION 9. 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 will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are 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 10. 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 11. 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.
SECTION 12. 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 13. 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 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 14. Effective Date. This Ordinance will take effect on the 30th day following its final passage and adoption.
III
III
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City of Bellflower
Ordinance No. 1448
SECTION 9. 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 will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are 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 10. Severabiiity. 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 11. 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.
SECTION 12. 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 13. 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 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 14. Effective Date. This Ordinance will take effect on the 30*h day following its final passage and adoption.
III
III
III
City of Beilflower
Ordinance No. 1448
ORDINANCE NO. 1448 HAD ITS FIRST READING ON MAY 27, 2025, ITS SECOND READING 0N MAY 27, 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
By: Justin A. T amayo, Assistant City Attorney
ATTACHMENT:
Exhibit A: TODSP Document
City of Bellflower
Ordinance No. 1448
ORDINANCE NO. 1448 HAD ITS FIRST READING ON MAY 27, 2025, ITS SECOND READING ON MAY 27, 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
By: Justin A. Tamayo, Assistant City Attorney
ATTACHMENT:
Exhibit A: TODSP Document
DUE TO DOCUMENT SIZE.
PLEASE SEE CITY COUNCIL
MEETING
AGENDAS WEBPAGE AT THE LINK
BELOW.
https://be| Iflower.ca.qov/qovernment/citv council/city council me etingsghg
DUE TO DOCUMENT SIZEJ
PLEASE SEE CITY COUNCIL
MEETING
AGENDAS WEBPAGE AT THE LINK
BELOW.
https://bellflower.ca.qov/government/citv council/city council me mm
CITY OF BELLFLOWER
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 DOWNTOWN BELLFLOWER
TRANSITvORIENTED 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 ORDAlN As FOLLOWS:
m1. We. The CityComcilfindsmddeciaresasiolows:
A. Zone Change Case No. 20 2501 and Zoning Ordinance Text Amendment Case No. ZOTA 25-01 are proposed amendments to the zoning designations. the TODSP and Titie17 (Zoning) otthe Bellflower Municipal Code ('BMC") to establishmgulatoryhamorkofhrhxedeveiopmeManduseswiflwinihe ‘HOOZ" as it relates to the implementation oiihe Housing Eiement (”Project“); .TheCitydesirestooreatehoudngoppommityareamnaysbycomplefionof azoneohangemgeneraipienamendmentandamendmentstofltlefioime BMC pertaining to housing opportmity area overlay standards; .TheCitydesiresioexpandtheTODSPareabycompietionoiazonedianoo and a wnerai plan amendment, amend existing boiMarieswithin the TODSP, amendiheTODSPregulations;
. The City reviewed this Ordinance pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000. et seq, ‘CEOA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, ei seq., the ‘CEQA Guidelines”); CEQA, CEOA Guidelines and Beiitlower Guidelines collectively referred to as 'CEQA Regulations"):
. Nwoe of Public Hearing before the City Council was duly given and published in the time. term, and manner as required bylaw;
. On February 10, 2025, the City Council held a pubiic 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
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CITY OF BELLFLOWER
ORDINANCE NO. 1442
AN ORDINANCE APPROVING 1) ZONE CHANGE CASE NO. 20 2501
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 “H002"; AND (8) AMEND THE TODSP DOCUMENT
RELATED TO REGULATIONS AND EXPANSION OF THE
BOUNDARIES TO IMPLEMENT THE HOUSING ELEMENT
THE COUNCIL DOES ORDAIN AS FOLLOWS:
m1. Findings. The CIIyCodflttdsmddadaresasIolows:
A Zone Change Case No. ZC 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) otthe Beiliiower Municipai Code ('BMC') to Wehregflatoryirarmorkotfuhnedeveiopmentanduseewithinme
11002" asit relateetothe imMementationoitheHoueing EiementfProject'):
.TheCitydeeireetocreatehoufingoppornmflyareaoveflaysbycompletionof azoneohange,ageneratpianamendmafi.mdamendmentstoTiflet70fflw BMC pertaining to housing opportunity area overlay standards; . TheCitydesireetoexpandtheTODSPareabycompletionotazonediengo andageneral-pien amendment, amendexistingbouruerieewithintheTODSP, amendmeTODSPregulations;
. The City reviewed this Ordinance pursuant to the California Environmental Quality Act (Pubiic 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 Beiiiiower 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 bylaw;
. On February 10, 2025, the City Council heid a public hearing to receive public testimony and other evidence regarding the proposed TODSP amendment zone change and zoning ordinance text amendment, including inionnation provided by City staff and public testimony; and
P8901019
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City of Beilflower
Ordinance No. 1442
G. On February to, 2025, the City Council considered this Ordinance. its findings are made based on the entire administrative record including. wltmut limitation, testimony and evidence presented to the City Council at its February 10. 2025 hearing.
lmm. Factual Findings and Conclusions. The City Council ilnds as to :
A The proposed Zone Change, TODSP and Zoning Code amendment allow for development of high-density. mixed use andlor reswential development to accommodate the City of Belillower's 2021 -2029 Regional Housing Need Allocation (‘RHNA”);
B. Metro is planning a new light rail transit line that will connect southeast LACountytodowntown LosAngeles. Thebansitllnewiilinciudeastationin Beliflcwer ('Beiiiiower Station”). which is anticipated to be located near the northwest corner of Beiltlower Boulevard and Pacific Avenue. The new rail transitlinelsanticlpatedtogeneratedemandtornewresldentialand commercial developments surroundng the Belitiower Station area, which supponsamnvingdmntownenvirorunenuhenceAhepropoeedTODSP
amendment;
C. TheTODSP maudeselfimiieradiusboundarytmrntheenticipetedstetion 'tccetionandcomprlsesapproximateiymecree;
D. The TCDSP boundaries are proposed to be extended and are defined by AlmdraBoulevardonmencrth,FlowerStreetonthesoufl1,ClarkAvenueon thewestandWoodmflAvenueontheeast.pMsaddllionalareaonbothsides ofBellflauerBoulevardbetweenJeflerson StreetonthenorthandPalmStreet, nearSR.91,onthesouth.
E.ThemajorityottheexpandedTODSPandproposedoverlayareasare comprised olexlsting commerciaiuseswlth someexisting residential units; F. The expanded TODSP and overlay areas, are comprised of the following zoning classifications: "R-l" (Low Density Residential). 'R—Z" (Modem Density Residential), 'CvG' (General Commercial). "M-t (Light industrial). 'DFD’ (Design for Development) and '70” (Town Center);
6. 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 zonln designations trom “R—‘l" (Low Density Residential), ‘R—2" (Medium Density esidential), and 'TC” (Town Center District) to “SP“ (Specific Plan) as shown on Exhibit “A"; -11-
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 hearing.
' mg. Factual Findings and Conclusions. The City Council finds as folows:
A The proposed Zone Change. TODSP and Zoning Code amendment allow for development of high-«natty, mixed use andi'or residential development to accommodate the City of Beiliiower’s 2021-2029 Regional Housing Need Allocation ('RHNA’);
B. Metro is planning a new light rail transit line that will connect southeast lACountytodowntownLosAngeles. Thetransitlinewillincludeasiationin Beiiilower ('Beiiilower Statbn'), which is anticipated to be located near the northwest corner of Beiii'iower Boulevard and Pacific Avenue. The new rail transltiineisanticipatedtogeneratedemandiornewresidentialand cormrercial developments surroundng the Beiit‘iower Station area, which supports a thriving downtown environment; hence. the proposed TODSP amendment;
C. TheTODsP hciudesa‘xirrmeradiusboundaryhomtheanticipatedstatlon location and comprises approximately 330 acres;
D. The TODSP boundaries are proposed to be extended and are defined by Aiondra Boulevard on the north, Flower Streetonthesouth, Clark Avenue on thewestandWoodwflAvenueontheeast,plusaddfionalareaonhothsides ofBellilower BoulevardbetweenJet'lerson Sheetonthenorthand Palm Street, nearSR~91.onthesouth.
E.Themajorltyot'theexpanded TODSPandproposedoveriayareasare comprised of existing commercial uses with some erdsting residential units:
F. The expanded T003? and overlay areas, are comprised of the following zoning classifications: 'R—i" (Low Density Residential), 'R-Z" (Medum Density Residential), ‘C~G” (General Commercial). "M-i (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 zonin designations from ‘R-‘i' (Low Density Residential), 'R—2” (Medium Density esldentiai), and 'TC” (Town Center District) to “SP“ (Specific Plan) as shown on Exhibit “A”; -11-
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 result of expanding the boundaries of the TODSP area; amend and rename areas within the TODSP to ‘Pianning Areasf‘ eliminate the commercial allowable uses table in all Planning Areas and replace it by referencing BMC Table 1148.040 (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 iuturedeveloprnentand usesforcertain propertieslocatedwithin 12speciiic areas as it pertains to the implementation of the Housing Element (2021.2029 Planning Period) as shown on Exhibits “B" and 'C'; and
L TheOrdinancerepeaisandrepiacesinltsentiretymeTODSPdocumentas showninExhibit'C’.
mg. Enviromnenta! Assessment. in accordance with CEQA and CEQAGuidelines § 15162, the City Council finds ssioilows:
A RMutionNoJZ—MwasadoptedbytlrsCityCouncilonJanuaryZQZOZZ. approving Mltigated Negative Declaration No. MNO 21-01.
8. Changing the zoning designation for those properties identified in this OrdinanceisanactivitycontemfiatedbyMND 21-01..
C. This activity does not contemplate any changes Mitch will mquire major revisions to MND 21«01 nor are there any substantial changes with respect to the circumstances under which MND 21-01 was undertaken.
0. 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.
mg. Notice of Detenninetion. The City Manager, or designee, is directed to tile a Notice of Determination in accordance with CEQA Guidelines §§ 15075; and any other applicable law.
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City of Bellflower
Ordinance No. 1442
l. The TODSP is a transit-supportive document that will regulate future land uses. development. transmutation 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 result 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 Flaming Areas and replace it by referencing BMC Table 1148.040 (Town Center District - Nimble 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 tuturedevelopmentand usesforoertain propertiesiocatedwithin 12 specific areas as it pertains to the implementation of the Housing Element (2021»2029 Planning Period) as shown on Exhibits '8” and “C”; and
L “wardinanoerepealsandreplacesinltsentiretymeTODSPdowmentas showninExhibit'C'.
mg. EnvirormntalAssessmem. inacoordanoewimCEQAand
CEQAGuidelines§15162,theCityCounciltindsasloliowsz
A. RMution 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 deeignadon tor those propemes identified in this Ordinance is an activity contemplated by MND 21-01..
C. This activity does not corrternpiate 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.
0. 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.
. Notice of Determination. The City Manager, or designee, is directed to tile a Notice of Determination in accordance with CEQA Guidelines §§ 15075; and any other applicable law.
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City of Bellflower
Ordinance No. 1442
General Plan ('GP’) Findings. Pursuant to Government Code W- § 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 B.
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 edng, built-out developments and encourage consolidation of properties for higher quality land uses and designs’;
LandUseEtement-MixedUsePolicy1:'Aliowiorinnovativeand/or mtraditionai uses in established area’;
LandUseElement—MixedUseimplementationProgramzz'TheCityshaii consider different mechanisms to implement new lnnovatkins in Musing and commercial endeavors”;
HousingElement-Goelz'Provideavanetyoihousingtypestoawommodate specialneedsgrcupsandallemnordcsegmentscfmeClty';
. Housing Element— Policy 2.1: “Designate sulfident land in the General Plan LandUseElementandZoningiorthedevelopmentoiarangeothousingtypes tomeettheidentitied needsofaileconomicsegmentsoithecommunitymfle providinga hmhqualityotlifeforali residents";
HousingElemem-Goawz‘Mirinizemeknpactoigovemmentaiconshaints onhousingproductionandatiordabltity‘;
Housing Element - Policy 3.7: 'Provide flexibility in deveiopment standards to accommodate alternative approaches to provide affordable housing such as mixed use projects“;
Housing Element - Goal 5: “Identity 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 mum-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 sentices and transit, enhancing pedestrian activity and community interaction”:
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City of Beiiflower
Ordinance No. 1442
General Plan ('GP’) Findings. Pursuant to Government Code W. § 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 B.
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, ocwpation, 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 oi properties for higher quality land uses and designs”;
Land Use Element -- Mixed Use Policy 1: 'Aim for innovative and/or neo~tradidonal uses in established area”;
LandUseElement-MixedUseimplementationProgramza'rheCityshaii consider different niechanismstoimplenwntnewlnnovationsln housingand ccmmercialendeavors”;
HousingElememnecderovideavanetyoihwsingtypestoaccommodate swclal needsgroupsandaleconoMcsegmentscitheCity';
. Housing Element - Policy 2.1: “Designate suificient land in the General Plan LandUseEiementandZoningformedeveiopmeMoiarangeoihousingtypes tomeetmekienufiedneedsofaiiecmonficsegmenteofmecommunitymhile providingahighquaiityoitiieforailresidents";
Housing Ebment-GoalS:‘Mininizetheirnpactotgovemmentalconstraints 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 mum-family units. and reddentiailcommerciai 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”; -13-
City of Beliflower
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 multifamily 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 mater upgrades"; and
0. Housing Element - Policy 5.6: "Expiore opportunities for new residential development within those areas of the City occupied by vacant or underutilized commercial or industrial uses."
W. 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 endieoonsistentwiththefoilowing polioiesandgoalsoithe
GemralPlan- LandUseElementbaseduponthefindingsinSection4ofthis Ordinance.
8. TheproposedzonlngdeeignationisharmoniouswiththeproposedGPland usedesignaflonsondisconsietemmmepoilciesofflteMixedUsesecdon ofGeneralPtan~LandUseElement,basedupontheiindingsin8eclion4ont misOrdinance.
C. TheproposedzoningdesignationishannoniouewithdteproposedGPland usedesignaflcnsandisconfistentniththegoels andpoilciesoftheeenerai Plan — Housing Element, based upon the findings in Section 4 of this Ordinance.
0. The zoning designation of the Specific Plan is consistent with the Mixed Use land use designation of the General Plan.
W. 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 goats 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 wili benefit from focused planning efforts whereby infrastructure, land use relationships, land use intensities, and public service needs wlli be carefully examined and planned in a comprehensive manner and the T ODSP provides a mechanism to carry out such planning efforts; (2) the TODSP is e transit-supportive specific plan that City of Bellfiower
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 mum—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.“
w. 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 usedesignadmsandisoonsistemmhmefcllowingpolidesandgoalsofme GeneralPlan—LandUseElementbmuponthefindingslnSeotioMofthis Ordinance.
3. TheproposedzoningdesignatlonisharmoniouswiththeproposedGPland usedesignafionsandisoonsistemmu'iepolidesofmeMixedUsesection ofGeneral Flam—Land Use Element, based upontheflndings inSection4of thisOrdinance.
c. Thepmposedzoningdefignadonishannordooswithdreproposedfifland usedesignationsandisoonsistemwimmegoalsandpolidesofmeseneral Plan ‘- i-louslng 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.
m1. 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 infrastnicture, 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 -14-
City of Bellflower
Ordinance No. 1442
guides the future land use. mobility, and economic deveIOpment 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, identities locations for potential lniiii 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.
8. 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 inthatit includes a numberotPianning Areasthat prcvues an option for the property to be developed and operated in compliance with the standard underlyingzoneortotakeadvantageofnewprovisionsinthe PlanningArea (9.9., increased maximum building height, density. etc), so long as certain standards are met. Furthermore, the TODSP allows the flexibility for specific parcelstobedevebpedasamixed usedevelopment,whichiurthersthe City's ‘ interests in increadng its housing stock and considering different mechanisms to implement new innovations in housing and commercial endeavors. mg. Zone Change Findings. Pursuant to BMC § 17.104030. the City Council makesthefollowing findings:
A. Therearechangedcondifionssincemeexisnngzoningbecemeeflectlvsto warrant otheroradditionai zoning.
TheCityCounciladoptedanewHousingElementtoacoommodateits obligations to encourage housing in accordance with Caliiornia law. This is a changed condition that justifies an amendmmt to the TODSP.
B. The proposed zone changes will not adversely affect adjoining properties as to value or precedent, and wit not be detrimental, based upon the findings in Section 2 of this Ordinance.
C. The zone changes will be in the interest or iurtherance oi‘ 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 goats and policies of the GP, based upon the findings in Semen 4 of this Ordinance. The City of Bellfiower
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 locadons for potential infill development and expanded multimodai 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 inthat it includes a numberof Planning Areasthat provides an option for the property to be developed and operated in compliance with the standard mderfyingzoneortotakeadvantageofnewprovisionsinthe PlanningArea (e.g., increased maximum building height density. etc), so long as certain standards are met. Furthermore, the TODSP allows the flexibility for specific parceistobedeveiopedasamixedusedevelopmentwhichmrmemmecny's ' hrterestsin irtcreasingitshousingstockandconsideringdiiferentmechanisms to implement new innovations in housing and cornmerciai endeavors.
W. Zone Chem Findings. Pursuant to BMC § 17.104.030. the City Council makes the following findings:
A Therearechangedcondifionssincetheetdsungzoningbewmeeflecflveto warrantotheroradditional 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. Thepropoeedzone changeswill naadverselyafiectadjoining propertiesasto 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 vlable opportunities within the project area and ensure future developments will comply with the development standards set forth within the Specific Plan and BMC.
W. 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 propomd Zoning Ordinance Text Amendment ('ZOTA") will not adversely atfedenypropertyintheCltyastovalueorpreoedentandwlllnctbe detrimental to any area of the City, based upon the lindlngs in Section 5 at this Ordinance. The proposed ZOTA simply intends to amend the boundaries within the TODSP, amend the TODSP regulations, and expand the boundaries at 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 propowd changes to the TODSP do not attest any particular property. Rather, they are applicable to the Flaming Areas and overlays within the TODSP area and Housing Opportunity Areas, respectively, and are immded to enhance property values of those properties within the Planning Areas and overlays.
B. ‘l'heZOTAwillbeintheinterestorfurtheranoeofpublichealth,safetyand 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 Mes thereby increasing the City’s housing stock and value oi private propert es.
C. This ZOTA will not adversely affect the City‘s General Plan or zonlng regulations setforth inthe 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 mgulatlons and expands the boundaries of the TODSP, creates new Housing Opportunity Areas consistent with the CltYs GP and adheres to changes in State laws.
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City of Beliflower
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.
W. 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 afledanypropertyintheCityastovaiueorprecedentandwlllnotbe 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 at the TODSP. in addition to establishing a regulatory framework of future development and uses for wrtain properties located within 12 specific areas, as it pertains to the implementation of the Housing Element. Furthermore, the proposed changes to the TOOSP do not afiect any particular prmrly. 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 Area 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 devdopments within the TODSP are built and designed to the highest standard, based upon the tincfings in Section 7 of this Ordinance. Furthennore, the proposed regulations are in the interest and furtherance of public health, safety and general welfare in that it facilitates new developnwnt of underutilized properties thereby increasing the City's housing stock and value oi private properties.
C. This ZOTA will not adversely affect the City's General Plan or zoning regulationssetforth 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.
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City of Beliiiower
Ordinance No. 1442
W. Approval. Based on the above findings, the City Council approves the amendments to the Downtown Beiiliower Transit Oriented Development Specific Pian {“TODSP") - Specific Plan No. 8, ZOTA 25431, and 20 25.01, as set forth in Exhibits “3" and “C” respectively, attached to this Ordinance and incorporated by this reference.
W. 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.
W. Enforceabiliiy. Repeal of any provision of the BMC does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecuflon 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.
W. 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 or the BMC or enter city ordinance by this Ordinance will be mndered void and cause won previous BMC provision or other city ordinance to remain in full force and eiieci for all purposes.
smug RefianceonReoord. Eachandeveryoneoftheiindingsand
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 detenninations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
1 . Limitations. The City Council’s analysis and evaluation of the {mica 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 will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. in all instances, best efforts have been made to fonn 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.
W. 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 severabie. §ECTIQN 11. 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. -17-
City of Bellfiower
Ordinance No. 1442
W. Approval. Based on the above findings, the City Council approves the amendments to the Downtown Bellfiower 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.
W. 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.
W. Enforceability. Repeal of any provision of the BMC does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecudon and imposition of penalties for any violation occurring before this Ordinanoe’s effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the emotive date of this Ordinance.
W. 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 otthe BMC erodiercity ordinancebythis Ordnance will be renderedvoid andceusesuch previous BMC provisbnorothercityordinancetoremaininiuliforceand effect tor all purposes.
W. RelianceonRecord.Eachandeveryoneottheiindingsand
determinations in this Ordinance are based on the competent and substantial evidence, bottmralandwrittenmontained intheentirereoord relatingtotheproiect. Thetindings and determinations mnstitute 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.
W. Limitations The City Council's analysis and evaluation of the prom is based on the best intonnation currently available. it is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. in all instances, best elicits 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.
W. Severabillty. if any part of this Ordinance or its application is deemed invalid by a cwrt 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 severabie. §ECTiQfl 11. Electronic Signatures. This Ordinance may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treabd in all respects as having the same effect as an original signature. -17-
City of Beiiflower
Ordinance No. 1442
figCTIQN 18. Summaries of Information. Ail summaries of information in the findings, which precede this section, are based on the substantiai evidence in the record.
The absence of any particular fact from any such summary is not an indication that a particuiar finding is not based in part on that fact.
§§CI|ON 19. Recordetion. 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 Beliflower's book of originai 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.
, W. Efiective Date. This Ordinance wiii take effect on the 30" day foiiowing its fine! passage and adoption.
ORDINANCE NO. 1442 HAD IT 3 FIRST READING ON FEBRUARY 10, 2025, ITS SECOND READING ON FEBRUARY 24, 2025, AND WAS DULY PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF FEBRUARY 24, 2025. Jim? - Ray ' 3 ODSP Document
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City of Bellflower
Ordinance No. 1442
§§CTQQN 1g. Summaries of Information. Ail 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.
§§CIiON 19. Recordation. The City Clerk, or her duly appointed deputy, is directed to certiiy the passage and adoption of this Ordinance; cause it to be entered into the City of Beliflower’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.
. m. Effective Date. This Ordinance will take effect on the 30" day following its finai passage and adoption.
ORDINANCE NO. 1442 HAD ITS FiRST READING ON FEBRUARY 10, 2025, ITS SECOND READING ON FEBRUARY .24, 2025, AND WAS DULY PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF FEBRUARY 24, 2025. mflmfif ODSP Document
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