of BELLFL
{‘4 OWEQ *5 Staft'eport 14-D h ‘« o ¢~ ROWING Toot?“g
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 waive further reading and adopt Ordinance No. 1448 - An Ordinance amending the Transit Oriented Development Specific Plan (“TODSP”) by making clerical changes.
DATE: June 9, 2025
EXECUTIVE SUMMARY
Ordinance No. 1448 was introduced on May 27, 2025. Second reading and adoption is recommended. If adopted, the ordinance will take effect in 30 days.
ECOMMEEDATION TO CITY COUNCIL
1) Waive further reading and adopt 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 Bellfiower Municipal Code (“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.
ATTACHMENTS
Ordinance No. 1448 ......................................................................................................... 2 May 27, 2025, Staff Report (Without Attachments) .......................................................... 7
AN
CITY OF BELLFLOWER
ORDINANCE NO. 1448
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. lts 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 heafing.
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 othen/vise 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
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 iaw.
SECTION 14. Effective Date. This Ordinance will take effect on the 30th day following its final passage and adoption. ‘
III
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//l
City of Bellflower
Ordinance No. 1448
ORDINANCE NO. 1448 HAD ITS FIRST READING ON MAY 27, 2025, ITS SECOND READING ON JUNE 9, 2025, AND WAS DULY PASSED, APPROVED, AND
ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF JUNE 9, 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
ORDINANCE NO. 1448 — EXHIBITA
TODSP DOCUMENT
DUE TO DOCUMENT SIZE, PLEASE SEE CITY COUNCIL MEETING
AGENDAS WEBPAGE AT THE LINK BELOW.
<29 sta'iepm
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 inadvertentty 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
oz. 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 ciericai 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.
o? 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, 2625
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 Belli‘lower 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 corridor? or major transit stop?- This bill was signed into law in 2021.
0 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 itthe development is located within one-half mile of public transits 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 towns 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.
Aithough 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 ...................................................... 5 B. ' . a hments) .............................................................. 10 -10-
BELLFLOWER SPECIFIC PLAN I
BELLFLOWER SPECIFIC PLAN
TABLE OF CONTENTS
1. INTRODUCTION AND BACKGROUND 1-1
1.1 Overview 1-1
1.2 Amendment to the Specific Plan 1-1
1.3 Regional Focus On Transit -Oriented Development 1-2
1.4 Purpose and Intent 1-6
1.5 Project Setting and Background 1-7
1.6 Relationship to Existing Regulatory Provisions and Planning Documents 1-15
1.7 Authority and Scope 1-22
1.8 Action Expectations 1-23
1.9 Specific Plan Organization 1-23
2. VISION AND OBJECTIVES 2-1
2.1 Vision 2-1
2.2 Objectives 2-3
3 LAND USE PLAN 3-1
3.1 Objectives & Policies 3-1
3.2 Planning Areas 3-2
3.3 Future Metro Transit Station 3-10
4. ALLOWABLE USES AND DEVELOPMENT STANDARDS 4-1
4.1 Purpose 4-1
4.2 Allowable Uses and Development Standards for Planning Areas 4-1
5. MOBILITY 5-1
5.1 Objectives and Policies 5-1
5.2 First -Last Mile Strategy 5-3
5.3 Street Network 5-9
5.4 Bicycle Network 5-15
5.5 Pedestrian Environment 5-21
5.6 Street Trees 5-26
5.7 Entries & Monumentation 5-29
5.8 Green Streets 5-29
5.9 Transit Circulation 5-33
3 BELLFLOWER SPECIFIC PLAN
6. INFRASTRUCTURE 6-1
6.1 Water 6-2
6.2 Wastewater Services 6-5
6.3 Flood Control and Storm Drainage 6-11
6.4 Sustainable Infrastructure Recommendations 6-15
6.5 Planning Area 1 6-17
7. URBAN DESIGN GUIDELINES 7-1
7.1 About the Design Guidelines 7-2
7.2 Site Design Guidelines (Planning Areas 2, 3, and 4) 7-3
7.3 Building Design (Planning Areas 2, 3, and 4) 7-9
7.4 Public Realm Design (Planning Areas 2, 3, and 4) 7-20
7.5 Additional Design Guidelines for Planning Areas 2 and 3 7-22
7.6 Design Guidelines for Planning Area 1 7-24
8. ADMINISTRATION AND IMPLEMENTATION 8-1
8.1 Specific Plan Adoption 8-1
8.2 Municipal Code Reference 8-1
8.3 Definitions 8-1
8.4 Specific Plan Amendments 8-2
8.5 Review and Approval Authority of the Director 8-4
8.6 Project Review Process and Procedures 8-5
8.7 Provisions for Existing Improvements and Additions 8-7
8.8 Environmental Review 8-8
8.9 Implementation Action Plan 8-8
8.10 Potential Funding Mechanisms 8-12
BELLFLOWER SPECIFIC PLAN
FIGURES
Figure 1.1 Original Metro WSAB Corridor 1-5
Figure 1.2 Metro WSAB Locally Preferred Alternative 1-6 Figure 1.3 Local Context 1-9
Figure 1.4 Specific Plan Area 1-10
Figure 1.5 General Plan Land Use 1-19
Figure 3.1 Planning Areas 3-8
Figure 3.2 Zoning and Planning Areas 3-9
Figure 3.3 Conceptual Location of Transit Station 3-10
Figure 4.1 Planning Area 1 Boundaries 4-3
Figure 4.2 Planning Area 1 Build -to -Zone Standards 4-10 Figure 4.3 Planning Area 1 Setback Standards 4-10
Figure 4.4 Planning Area 1 Building Frontage Length 4-11 Figure 4.5 Planning Area 1 Building Standards and Building Frontage Types 4-12 Figure 4.6 Planning Area 1 Live -Work Frontage Standards 4-13 Figure 4.7 Planning Area 1 Parking Standards 4-14
Figure 4.8 Planning Area 1 Publicly Accessible Open Space 4-15 Figure 4.9 Planning Area 1 Residential Frontage Standards 4-27 Figure 4.10 Planning Area 1 Storefront Standards 4-29
Figure 4.11 Planning Area 1 Driveway Standards 4-30
Figure 4.12 Planning Areas 2 and 3 Boundaries 4-35
Figure 4.13 Planning Area 4 Boundaries 4-48
Figure 5.1 Pathways 5-5
Figure 5.2 Street Network 5-7
Figure 5.3 Bellflower Boulevard (Existing) 5-10
Figure 5.4 Alondra Boulevard (Existing) 5-12
5 BELLFLOWER SPECIFIC PLAN
Figure 5.5 Flower Street (Existing) 5-14
Figure 5.6 Flower Street (Proposed) 5-15
Figure 5.7 Bicycle Network 5-17
Figure 5.8 Walking and Bike Trail (Existing) 5-20
Figure 5.9 Sidewalk Hierarchy 5-23
Figure 5.10 Street Trees 5-27
Figure 5.11 Examples of Biotreatment Features 5-32
Figure 5.12 Bus Routes 5-35
Figure 5.13 Conceptual Design 5-38
Figure 5.14 Bellflower Station Conceptual Design: Option 1 Plaza Level Plan 5-39 Figure 5.15 Bellflower Station Conceptual Design Option 1: Platform Level Plan 5-40 Figure 5.16 Bellflower Station Conceptual Design Option 2: Plaza Level Plan 5-41 Figure 5.17 Bellflower Station Conceptual Design Option 2: Platform Level Plan 5-42 Figure 6.1 Examples of Infrastructure Elements 6-1
Figure 6.2 Existing Water Lines 6-3
Figure 6.3 Existing Wastewater System 6-7
Figure 6.4 Existing Wastewater System Improvement Tiers 6-9 Figure 6.5 Existing Storm Drains 6-13
Figure 6.6 Planning Area 1 Framework Vision Plan 6-18
Figure 6.7 Planning Area 1 Conceptual Community Design 6-19 Figure 6.8 Planning Area 1 Conceptual Streetview Concept — Bellflower Boulevard 6-20 Figure 6.9 Planning Area 1 Conceptual Streetview Concept — Residential Street 6-21 Figure 6.10 Planning Area 1 Existing Water System 6-22
Figure 6.11 Planning Area 1 Existing Wastewater System 6-23 Figure 6.12 Planning Area 1 Future Wastewater System 6-24 Figure 7.1 Permitted Frontage by Planning Area 7-10
BELLFLOWER SPECIFIC PLAN
Figure 7.2 Planning Area 1 Buffers 7-27
Figure 7.3 Planning Area 1 Step Back Upper Floors 7-29
Figure 7.4 Planning Area 1 Material Treatment at Corners 7-32 Figure 7.5 Planning Area 1 Building Orientation 7-35
Figure 7.6 Planning Area 1Buildings with Shared Parking Areas and Driveways 7-36 Figure 7.7 Planning Area 1 Building Orientation 7-38
Figure 7.8 Planning Area 1 Parking Location 7-40
Figure 7.9 Planning Area 1 Residential Building Orientation 7-49 7 BELLFLOWER SPECIFIC PLAN
TABLES
Table 4.1 Planning Area 1 Allowable Residential Uses 4-3 Table 4.2 Planning Area 1 Residential Development Standards 4-5 Table 4.3 Planning Area 1 Standards for All Other Non -Residential, Including Mixed Use 4-8 Table 4.4 Planning Area 1 Live-Work/Office Frontage Standards 4-24 Table 4.5 Planning Area 1 Residential Frontage Standards 4-26 Table 4.6 Planning Area 1 Storefront Standards 4-28
Table 4.7 Allowable Uses In Planning Areas 2, 3, and 4 4-36 Table 4.8 Planning Areas 2 and 3 Development Standards 4-38 Table 4.9 Planning Areas 2 and 3 Parking Standards 4-41 Table 4.10 Planning Area 4 Development Standards 4-49
Table 4.11 Planning Area 4 Parking Standards 4-53
Table 8.1 Implementation Action Plan 8-9
BELLFLOWER SPECIFIC PLAN I Introduction & Background
1. INTRODUCTION AND
BACKGROUND
1.1 OVERVIEW
The Downtown Bellflower Station Area Specific Plan ("Specific Plan") provides an exciting opportunity to align the City of Bellflower's ("City" or "Bellflower") long -pursued goals for the downtown area with the potential benefits of the anticipated rail transit corridor —the West Santa Ana Branch Transit Corridor. This Tight -rail line will connect Bellflower and surrounding cities to Downtown Los Angeles to the north and Artesia to the south, and ultimately, to stations in Orange County. Bellflower's proximity to this transit line will provide opportunities to attract new development, encourage multimodal transportation, improve access to major employment centers, and reintroduce Downtown Bellflower as a thriving, experience -oriented district for residents and visitors.
Although the opening of the transit station is years away, the market is ready today to start embracing future transit and to revitalize Bellflower's charming, walkable downtown that embraces its history while valuing its modern amenities. By introducing a transit station in the downtown core, Bellflower will create a setting for new high -quality residences and a range of new commercial and entertainment activity that will support and sustain a thriving downtown environment.
This Specific Plan will be used in conjunction with the Bellflower General Plan to provide more detailed design and development criteria for individual project proposals and public improvements in the project area.
The Specific Plan defines an updated land use plan, development standards, mobility plan, infrastructure improvements, design guidelines, and implementation programs for any proposed project in the Specific Plan area.
1.2 AMENDMENT TO THE SPECIFIC PEAK''
The City Council adopted Ordinance No. 1378 on September 23, 2019 which, among other things, approved the Specific Plan. Since then, the City approved its 6th Cycle (2021-2029) Housing Element ("Housing Element"), which was certified by the California Housing and Community Development Department ("HCD") in 2022.
The Housing Element identifies 12 Housing Opportunity Areas ("HOA"), which if developed to the maximum densities established by the Housing Element, would accommodate the City's Regional Housing Needs Allocation ("RHNA") of 3,735 dwelling units during the Housing Element planning cycle.
The Specific Plan includes four of these total 12 HOAs. The Housing Element increased the maximum densities allowed for these four HOAs.
To ensure consistency with the approved Housing Element, this Specific
BELLFLOWER SPECIFIC PLAN I Introduction & Background
Plan has been amended to increase the maximum densities allowed within the four HOAs and to expand the boundaries of the Specific Plan to include additional contiguous areas (approximately 5.0 acres) It should be noted that this document will continue to be called "Specific Plan", because this amended Specific Plan document will replace the Specific Plan document that was originally approved by the City in 2019.
1.3 REGIONAL FOCUS ON TRANSIT -ORIENTED
DEVELOPMENT
Eco-Rapid Transit Corridor is an area extending 40 miles from the City of Artesia to Hollywood Burbank Airport created to pursue development of a transit system that moves as rapidly as possible, uses grade separation as appropriate, and is environmentally friendly and energy efficient. Its development is overseen, in part, by a joint powers authority consisting of eleven members: City of Artesia, City of Bell, City of Bell Garden, City of Cudahy, City of Downey, City of Glendale, City of Huntington Park, City of Maywood, City of Paramount, City of South Gate, and Burbank - Glendale -Pasadena Airport Authority; along with supporting agencies that include Caltrans — District 7, Metropolitan Transportation Authority (Metro), Gateway Cities Council of Governments, Southern California Association of Governments ("SCAG"), San Fernando Valley Council of Governments and Golden State Gateway Coalition. The Eco-Rapid Transit Corridor project was adopted into the Los Angeles County Metropolitan Transportation Authority's ("Metro") 2009 Long Range Transportation Plan and is scheduled to be built by 2027. This corridor represents a segment of Metro's vast and expanding operating system. The goals of the Eco-Rapid Transit Corridor include:
Economic development/connecting people to jobs
Maximizing neighborhood and station connectivity
Establishing multimodal transit hubs at station locations Enhancing opportunities for public spaces and commerce
Designing surrounding streets for people and active
transportation
Creating affordable and accessible housing -50 percent of region's housing growth to be built in transit -oriented development
Managing parking effectively
1.3.1 WEST SANTA ANA BRANCH CORRIDOR
The West Santa Ana Branch ("WSAB") Transit Corridor is the southern 20 miles of the full Eco-Rapid Corridor, running from Artesia to Downtown Los Angeles, generally along the Pacific Electric right-of-way ("PE ROW") shown in Figure 1.1. The project was one of the "Twenty -Eight by '28" Metro projects designated for potential completion by the 2028 Summer 1-2
BELLFLOWER SPECIFIC PLAN I Introduction & Background
Olympic and Paralympic Games. The WSAB Transit Corridor was allocated $4 billion (in 2015 dollars) per Measure M and Metro's Long -Range Transportation Plan ("LRTP"). The project is funded by Measures R (2008) and M (2016), which fund transit improvements through one-half cent sales taxes, and well as other local, state, and federal sources.
The "Pacific Electric Right of Way/West Santa Ana Branch Corridor Alternative Analysis Report" studied the corridor along the former Pacific Electric Railway, now owned by Metro and Orange County Transportation Authority. The corridor which originally included 14 cities and 15 proposed stations, was studied to explore the feasibility of bus rapid transit, street cars, light rail transit, or low speed maglev trains operating within the right-of-way.
The Alternative Analysis Report concluded that the West Santa Ana Branch Corridor is expected to:
Carry up to 70,000 daily boardings by 2040
Cost an estimated $6.5 to $6.6 billion (in 2018 dollars) in capital costs
Create 59,000 living wage jobs during construction
Generate $6.68 billion in economic growth over 15 to 20 years Result in a significant reduction in the region's carbon footprint To support future economic development around Bellflower's station area, Metro awarded the City a Transit Oriented Development Planning Grant to prepare a specific plan for a 1/2 -mile radius around the proposed transit station location.
1.3.2 WEST SANTA ANA BRANCH CORRIDOR ALTERNATIVE
In January 2022, Metro Board of Directors approved a 14.8 -mile line called the Locally Preferred Alternative ("LPA") that will stretch from Slauson/A Line to the Pioneer Station (Figure 1.2). This alternate project features nine stations and five parking facilities and would connect 12 cities: Artesia, Cerritos, Bellflower, Paramount, Downey, South Gate, Cudahy, Bell, Huntington Park, Vernon, unincorporated Florence -Firestone to downtown Los Angeles.
1.3.3 DOWNTOWN BELLFLOWER STATION
The proposed Bellflower Station is at Bellflower Boulevard and the PE ROW, at the northern edge of downtown Bellflower. The proposed station is consistent with the City's long-standing transit -oriented development vision, policies, and plans for downtown. In addition, it was a historic stop on the PE West Santa Ana Branch and is part of the City's transportation heritage, now honored by the restored PE Depot.
Because the cities and station areas along the corridor will be much more interconnected after the rail line is built, it is important to consider the unique purposes different stations will serve in the region. When creating 1-3
BELLFLOWER SPECIFIC PLAN I Introduction & Background
this Specific Plan, the City considered the corridor -level economy and implications for demand, supply, and competition. This resulted in a groundbreaking plan that attempts to create synergy between uses along the transit line, encouraging a thriving and well-rounded regional economy.
1-4
BELLFLOWER SPECIFIC PLAN I Introduction & Background
FIGURE 1.1 Original Metro WSAB Corridor
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BELLFLOWER SPECIFIC PLAN I Introduction & Background
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1.4 PURPOSE AND INTEIN ,h
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The purpose of the Specific Plan is to continue guiding the future land use, mobility, and economic development in the Specific Plan area. The Specific Plan provides a regulatory framework for the downtown Bellflower area that includes customized land uses and development standards, provides expanded multimodal transportation choices, and identifies locations for future development potential. This Specific Plan serves as the zoning for the downtown Bellflower area and establishes policy guidance for land uses, development standards, and design guidelines.
Ultimately, the Specific Plan 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. 1-6
BELLFLOWER SPECIFIC PLAN I Introduction & Background
1.5 PROJECT SETTING AND BACKGROUND
This section provides an overview of contextual characteristics and trends in the Specific Plan area and surrounding region. This information reflects the most -current available data and studies, including policy documents, zoning regulations, census data, market conditions, and mass transit plans and guidelines as well as input from City staff, Gateway Cities Council of Governments, and Eco-Rapid Transit.
1.5.1 HISTORY AND LOCAL CONTEXT
In its earliest days, the City —originally known as Somerset Ranch — consisted primarily of large parcels with open fields used by Dutch dairy farmers for grazing cows. When the Pacific Electric Railway opened in 1905, it linked residents of Bellflower to employment centers in Los Angeles. Landowners began to subdivide and sell one -acre farm lots as well as narrow, deep town -size lots (a neighborhood pattern that is still evident today). With the addition of the newly subdivided lots, Bellflower transitioned from a farming town to a diverse community with a thriving cultural, civic, and economic core. Consistent with nationwide trends, Bellflower's population surged in the 1940s, households doubled in size, and homeowners with extra space, built apartment buildings on their deep, narrow lots. Today, the City of Bellflower encompasses 6.12 square miles and is populated by nearly 80,000 people.
Bellflower is one of 88 cities in Los Angeles County and is in the County's southeast region. It is bounded by Downey to the north, Norwalk and Cerritos to the east, Lakewood to the south, and Paramount to the west.
Well -positioned between four freeways —Interstate 105 ("I-105"), Interstate 605 ("I-605"), Interstate 710 ("I-710"), and State Route 91 ("SR - 91") (see Figure 1.3) —its residents, workers, and visitors have access via vehicles to and from the best destinations Los Angeles County and Orange County have to offer. Once the Eco-Rapid Corridor is complete, Bellflower passengers will have access to all these locations via the regional transit system.
Bellflower primarily consists of single-family neighborhoods, corridor commercial development, active public spaces, and local employment centers. Kaiser Permanente Medical Group is the City's largest single employer, followed by the City of Bellflower, Golden Corral, K -Mart, Tulaphorn (McDonald's), and Hollywood Sports Park. The Specific Plan area is in the southern part of the City (see Figure 1.3).
1.5.2 SPECIFIC PLAN LOCATION
The approximate 330 -acre Specific Plan area generally covered a half - mile radius around the planned transit station, which was required by Metro and is considered a relatively reasonable walking distance, based on U.S. research studies. The Specific Plan boundaries are illustrated in 1-7
BELLFLOWER SPECIFIC PLAN I Introduction & Background
rtr-
Figure 1.4 below and 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. The former Pacific Electric corridor runs diagonally through the Specific Plan area from northwest to southeast. The boundary extension established with the Specific Plan amendment increased the total acreage of the Specific Plan area to approximately 330 acres.
1.5.3 EXISTING LAND USES AND URBAN DESIGN
Land use and urban design play a critical role in the creation of distinctive places and in establishing a unique identity for a community. This section provides an overview of the form, function, aesthetic, and experiential character in the Specific Plan area.
The majority of the Specific Plan area is residential, with homes ranging in style from traditional one-story single family detached to mid -sized multifamily properties with detached garages or accessory structures.
The area is also home to several unique communities, including newly developed townhouse and mixed -use projects, mobile home communities, and large senior housing developments with full podium parking and private open space.
The Bellflower Boulevard portion (between Jefferson Street and Palm Street) of the Specific Plan area is almost exclusively commercial, and other commercial uses are located along Alondra Boulevard, and Flower Street to Palm Street (adjacent SR -91 to the south). These commercial properties are primarily one- and two-story retail shops with stucco facades, occasionally accented with brick or stone trim. Much of the storefront signage and facades along Bellflower Boulevard match the historic design aesthetic of the 1950s. Newer properties and businesses have modern facades and signage, creating a variable design character.
The Bellflower Boulevard corridor south of the PE ROW has a pedestrian - oriented atmosphere, but retail shops north of the ROW are set back from the street, with large parking lots and busy intersections. This creates an "auto centric" feeling and provides a gradual transition to the character of the Alondra Boulevard corridor, which caters to regional drivers and high speeds while providing a mix of retail, office, and auto - related businesses. The south portion of the Boulevard, starting at Park Street includes automotive repair, auto sales, and service station uses, as well as retail and office uses. The Flower Street corridor has clusters of small, one-story retail strip centers and detached commercial properties interspersed among residential properties. Storefront facades and signage are less elaborate than the Bellflower corridor's and lack an overall curb appeal.
1.8 BELLFLOWER SPECIFIC PLAN l Introduction & Background FIGURE 1.3 Local Co nt ext
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BELLFLOWER SPECIFIC PLAN I Introduction & Background
FIGURE 1.4 Specific Plan Area
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BELLFLOWER SPECIFIC PLAN I Introduction & Background
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BELLFLOWER SPECIFIC PLAN I Introduction & Background
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1-12
BELLFLOWER SPECIFIC PLAN I Introduction & Background
The Specific Plan area is home to Bellflower's active Civic Center, which gives residents and visitors access to administration offices, the courthouse, and the public library. The Civic Center is also equipped with a public parking structure and surface lots. Although the surface lots and employee -designated areas of the structure are often near capacity, the majority of the parking structure is underutilized. Additional analysis about parking utilization throughout the area can be found in Appendix C. The specific plan area does not include any school facilities but does provide a United States Post Office and several religious institutions.
The Specific Plan area benefits from three parks and a large linear open space. Library Garden is near the Civic Center and provides a place for programmed activities themed around literature and story -telling. Pirate Park is an interactive, themed pocket park centrally located along Bellflower Boulevard, close to shopping and restaurants. John S. Simms Parks is in a residential neighborhood along the western boundary of the Specific Plan area. Simms Park provides the community with sports fields, indoor auditoriums and multi -purpose rooms, playgrounds, outdoor gym equipment, a walking trail, and picnic areas. Lastly, the large linear open space is adjacent the future light rail path and spans from the City's easterly boundary, starting from the south end of Caruthers Park to Lakewood Boulevard to the west. The linear open space includes a bike/walk/run trail with landscaping.
1.5.4 MARKET ANALYSIS SUMMARY
In order to capitalize on the economic potential that typically accompanies transit development, the City conducted a market demand analysis in preparation for this Specific Plan (Appendix B). The market analysis, completed in 2016, provides an understanding of the market forces influencing demand for new development and redevelopment in the downtown area. The understanding of market forces, in turn, will influence the types of uses and standards for development that the Specific Plan will accommodate and regulate.
The 2016 market analysis covers commercial uses, including shopping, dining, entertainment, and office -based professional services. These are the types of activities one typically expects in a conventional downtown area. The market analysis does not cover residential development — current residential development projects and interest from developers pursuing or proposing entitlement of future residential development indicate there is current market demand and potential market demand going forward. The market analysis also does not cover industrial development —industrial uses typically require large areas of land, large facilities, and larger roadways and freeway access for trucks, development characteristics that conflict with the human -scale pedestrian -friendly character of the existing downtown area. 1-13
BELLFLOWER SPECIFIC PLAN I Introduction & Background
1.5.5 RETAIL DEMAND
Currently, downtown Bellflower functions partly as a convenience goods and services district and partly as an experience -oriented district. Many of the stores sell convenience goods or are restaurants, not unlike a typical strip center. But historic downtown Bellflower is very walkable, has a variety of dining options, and provides recreation and entertainment.
Strip centers prioritize easy auto access to quickly get in, satisfy a material need, and get out. In contrast, experience -oriented districts may not be as easily accessible by automobile because they prioritize ease and comfort of pedestrian circulation within the district. More importantly, recreation and entertainment —that is, things to do other than shopping --distinguish an experience -oriented shopping district from a convenience goods shopping center. Historic Bellflower already offers something unique and as such it is well -positioned to attract people in an experience -oriented climate.
By facilitating transit -oriented development in the downtown area, the Specific Plan can improve and augment the area's experience value. For experience -oriented shopping, the specific plan should encourage a mix of dining and entertainment, convenience goods, and boutique -scale comparison goods retailers. Ideally, the downtown area will attract people from the transit station and provide a place for nearby workers and residents to gather, eat, and quickly buy convenience goods.
1.5.6 MARKET ANALYSIS
To capitalize on the market demand and support the continued transition of the downtown into an experience -oriented shopping district, a 2016 Market Analysis offers a number of general suggestions for the Specific Plan:
Encourage a mix of dining and entertainment, convenience goods, and boutique -scale comparison goods retailers, specifically focusing business attraction efforts on specialty food stores, health and personal care stores, restaurants, and bars.
Continue to improve the experience of shopping in downtown in order to expand the trade area and attract consumer spending from a larger area.
Capitalize on the experience value of shopping and spending time in downtown and in the planned rail station to attract office -based businesses.
Continue to provide opportunities for a variety of housing types within the specific plan area —especially adjacent to the future station area.
1-14
BELLFLOWER SPECIFIC PLAN I Introduction & Background
The following recommendations included in the 2016 Market Analysis were incorporated in this Specific plan:
»
Seek to accommodate up to 76,000 to 116,000 square feet of new retail building space and up to 73,000 to 92,000 square feet of new office space.
Implement a parking management plan that maximizes existing resources, accommodates sufficient public and on -site parking for buildout development, and provides easy and comfortable pedestrian connections between parking areas and downtown businesses.
Ensure that there are adequate plazas and public spaces for events and activities.
Establish development standards that create and maintain a human -scale, pedestrian -friendly, architecturally attractive physical environment.
Provide public realm improvements, including bike parking and street and pedestrian lighting, that encourage a variety of transportation options and sidewalks, street furniture, gathering spaces, and landscaping that encourage and facilitate a pleasant and relaxing experience.
In addition, the specific plan can provide a framework for implementation. Specifically, the specific plan should provide direction to:
Form an incentive program for complementary businesses to locate in downtown, similar to the current restaurant incentive program.
Support the establishment of a business improvement district, or similar entity, that funds and operates public relations and advertising to market downtown Bellflower to residents
throughout the subregion.
1.6 RELATIONSHIP TO EXISTING REGULATORY
PROVISIONS AND PLANNING DOCUMENTS
The Specific Plan was prepared to provide a critical link between the City's General Plan, and actual development in the Specific Plan area. As a regulatory document, the Specific Plan implements the General Plan, and serves as the zoning thereby consolidating the land use regulations and removing development constraints within the Specific Plan area.. A detailed Existing Conditions Report is provided in Appendix A.
1.6.1 BELLFLOWER GENERAL PLAN
The City of Bellflower General Plan was adopted in 1994 as a guide for private and public development throughout the City.
1-15
BELLFLOWER SPECIFIC PLAN i Introduction & Background
The Land Use Element establishes goals, policies, and implementation programs that define how new development and redevelopment will occur. Certain policies in the Land Use Element promote development in the Town Center core, striving to create a community hub where residents and visitors can come together to shop, socialize, and seek entertainment and civic services.
In 1997, Metro conducted transit studies to identify areas of opportunity for expansion. Bellflower acknowledged the potential impact of regional transit development and prioritized the goal of providing residents and businesses with convenient and viable public transportation options by:
maintaining the current level of transit service provided by the City; promoting the development of a multimodal transit center with downtown redevelopment plans; and enhancing the transit system's operations and efficiency. The General Plan anticipated the future development being considered with this Specific Plan.
1.6.1.1 LAND USE ELEMENT
The General Plan Land Use Map (see Figure L5) shows several land use designations in the Specific Plan area. Residential land use designations include the following: "L" Low Density Residential (0 - 6.2 DU /net AC [dwelling units per net acre]), "M" Medium Density Residential (8.7-14 DU/net AC), "H" High Density Residential (14-22 DU/net AC), "MU" Mixed -Use for both residential and non-residential uses, and "SC" Senior Citizen Housing (0-65 DU/net AC).
Within the Specific Plan area, the primary non-residential land use designation is "C" Commercial. The Commercial designation emphasize the development of major retail centers, supermarkets, personal services, and financial institutions, typically within shopping centers or along major arterial roadways. Although the Town Center land use designation is Commercial, the focus in the area is preserving and enhancing the historic character and charm of the downtown district by encouraging the development of specialty stores, restaurants, and entertainment facilities.
Additional non-residential land use designations in the Specific Plan area include Public/Quasi Public and Open Space. The Public/Quasi Public land use designations include the Bellflower Civic Center, which houses the City's post office, health center, courthouses, library, and administrative offices; other allowed uses include public and private schools, hospitals, fire stations and museums. The Open Space designation encourages the development of public parks, utility easements, and transportation corridors. The Open Space designation is vital to this Specific Plan, because it is utilized for the development of the forthcoming transit line along the PE ROW.
1-16
BELLFLOWER SPECIFIC PLAN I Introduction & Background
As discussed in the following section, the Housing Element increased the maximum densities in four specified areas within the downtown area and commits to expanding the Specific Plan boundaries. The underlying land use designation for these four downtown and additional expanded boundary areas is "MU" Mixed Use.
1.6.1.2 HOUSING ELEMENT
The Housing Element identifies long-term housing goals and short-term policies to facilitate housing production in the City. The Specific Plan includes four of the 12 HOAs, which are identified as: HOA 5 (Bellflower Boulevard / Alondra Boulevard), HOA 7 (Bellflower Boulevard / Flower Street), HOA 11 (Bellflower Station), and HOA 12 (Woodruff Avenue / Flora Vista Street). The Housing Element increased the maximum densities allowed for these four HOAs. To ensure consistency with the approved Housing Element, this Specific Plan has been amended to increase the maximum densities allowed within the four HOAs and to expand the boundaries of the Specific Plan to include additional contiguous areas in the City.
1.6.2 BELLFLOWER MUNICIPAL CODE ("BMC")
The BMC identifies and defines various zones throughout the City. The BMC also provides additional zoning regulations for other areas within the Specific Plan. The Specific Plan consolidates and replaces these zoning regulations and documents that apply to the Specific Plan area.
The following discusses these particular zones and zoning documents.
1.6.2.1 EXISTING ZONING DESIGNATIONS
Consistent with the existing General Plan land use designations, the majority of the Specific Plan area is regulated by those zoning designations found in the BMC, including Low, Medium, and Multiple Residential, General Commercial, and Light Industrial.
1.6.2.2 TOWN CENTER DISTRICT DESIGNATION
The Town Center District is also considered traditional zoning and consists of traditional downtown core where buildings are typically adjacent to the sidewalk, and eclectic mix of "modern" commercial establishments that lack pedestrian amenities.
1.6.2.3 BELLFLOWER VILLAGE OVERLAY ZONE DESIGNATION
(BVOZ)
The Bellflower Village Overlay Zone (BVOZ) allows properties to be developed and operated in compliance with the standard underlying zone or take advantage of new provisions in this overlay zone (e.g., increased maximum height), so long as certain conditions are met. 1-17
BELLFLOWER SPECIFIC PLAN I Introduction & Background
Development within this overlay zone is optional and is voluntarily triggered by a developer. The BVOZ is centrally located in the study area and encompasses three blocks on the east side of Bellflower Boulevard between Flower Street and Arkansas Street. The area is fully developed with commercial retail uses, office, and residential land uses. The BVOZ served as a tool to create the incentive for the reuse of land within the overlay zone boundaries where conventional and traditional zoning techniques may not accomplish the goals set forth in the Town Center District.
The intent of the BVOZ was to encourage the development and redevelopment of the City's downtown area into a creative, vital and visionary neighborhood featuring a robust mix of residential and commercial uses. The intent of this designation is to accommodate and promote traditional specialty retail uses, enhance pedestrian activities through street furniture, landscape, and hardscape amenities, promote entertainment activities, respect established traditional building designs, encourage well designed and pedestrian -oriented signage and promote inviting storefront design.
Commercial retail uses are encouraged on the ground floor with offices or residential uses on upper floors. Downtown uses are intended to stimulate commerce by promoting a mixture of specialty stores, restaurants, offices, and entertainment facilities designed to attract people and enhance the pedestrian experience.
Incentives include greater building height, the ability to incorporate residential uses into the project, and/or the ability to transfer some off- street parking obligations to another location. The BVOZ requires projects to include a public open space amenity or some form of physical interface for pedestrians. These are values that the City wants to maintain and potentially expand in the Specific Plan area. The BVOZ refined the list of allowable uses previously identified in the Town Center District and modified some development standards, including minimum lot size, setbacks, and building height.
1-18
FIGURE 1 .5 General Plan Land Use
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DOWNTOWN BELLFLOWER
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BELLFLOWER SPECIFIC PLAN I Introduction & Background
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1-20
BELLFLOWER SPECIFIC PLAN I Introduction & Background
1.6.2.4 BELLFLOWER VILLAGE OVERLAY ZONE -NORTH
DESIGNATION (BVOZ-N)
The Bellflower Village Overlay Zone -North (BVOZ-N) allows properties to be developed and operated in compliance with the standard underlying zone or take advantage of new provisions in this overlay zone (e.g., increased maximum height), so long as certain conditions are met.
Development within this overlay zone is optional and is voluntarily triggered by a developer. The BVOZ-N encompasses a four -block area along Bellflower Boulevard between Flower Street to the south and the PE ROW to the north, immediately north of the BVOZ. The BVOZ-N reemphasizes many of the same principles originally articulated in the BVOZ, including a distinct focus on the pedestrian experience and creative parking strategies. It modified some development standards from the underlying standards identified in the Town Center District, including setbacks (which were reduced to zero) and building heights (two stories taller than allowed in the Town Center District, and one story taller than allowed in the BVOZ).
The existing standards and incentives also support transit -oriented development by increasing the number of allowable stories to four (and conditionally allowing up to five stories), and by allowing for multi -family residential use .
The intent of the BVOZ-N was to encourage the development and redevelopment of the City's downtown area into a creative, vital and visionary neighborhood featuring a robust mix of residential and commercial uses. The intent of this designation is to accommodate and promote traditional specialty retail uses, enhance pedestrian activities through street furniture, landscape, and hardscape amenities, promote entertainment activities, respect established traditional building designs, encourage well designed and pedestrian -oriented signage and promote inviting storefront design. Downtown uses are intended to stimulate commerce by promoting a mixture of specialty stores, restaurants, offices, and entertainment facilities designed to attract people and enhance the pedestrian experience.
Several projects were developed by implementing this Overlay Zone, including the all -residential development at 9825 Oak Street, 16510-14 Adenmoor Avenue and a mixed -use development at 16632 Bellflower Boulevard.
1-21
BELLFLOWER SPECIFIC PLAN Introduction & Background
1.6.2.5 BELLFLOWER/ALONDRA MIXED -USE OVERLAY ZONE
DESIGNATION (BAMU)
The Bellflower/Alondra Mixed -Use Overlay Zone (BAMU) allows properties to be developed and operated in compliance with the standard underlying zone or take advantage of new provisions in this overlay zone (e.g., increased maximum height), so long as certain conditions are met. Development within this overlay zone is optional and is voluntarily triggered by a developer. The BAMU applies to the area bounded by Alondra Boulevard to the north, the Pacific Electric rail corridor to the south, Stevens Avenue to the west, and Woodruff Avenue to the east. The BAMU is intended to provide opportunities for the development of horizontally or vertically integrated mixed -use projects near transit, along corridors, and around activity centers. Commercial retail uses are encouraged on the ground floor, with offices or residential uses on upper floors. Residential development is also encouraged to enhance the availability of for -sale and rental housing to a variety of income levels.
Walkability and access to public transit are paramount in site design. Multi- use projects need to be integrated into an overall project design and connected to other adjoining uses by plazas, promenades, and landscaped corridors.
The BAMU includes a "residential subarea" where the minimum residential density is 40 DU/AC.
1.6.3 BELLFLOWER -PARAMOUNT BIKE & TRAIL MASTER
PLAN
The cities of Bellflower and Paramount have recognized that bicycling is an important part of daily transportation for residents, commuters, and visitors. Together, the two cities drafted the Bellflower -Paramount Bike & Trail Master Plan. The plan aims to increase transportation options, improve safety and public health, and foster a stronger sense of community by improving bikeways, intersections and crossings, bicycle parking, and wayfinding programs. When addressing approaches to multimodal connectivity, this Specific Plan will use the Bellflower - Paramount Bike & Trail Master Plan to guide policy and program recommendations.
-, I i i i, 'J jj'(V a\\jml i;,°;'
This Specific Plan was prepared in conformity with Government Code §§ 65451, et seq. Together with the zoning regulations adopted by the Bellflower Municipal Code ("BMC"), and other applicable law, this Specific Plan sets forth the regulations for development within the various overlay zones identified by this document. The California Government Code states that a "Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan, and further, that it may not be adopted or amended unless found to be consistent 1-22
BELLFLOWER SPECIFIC PLAN Introduction & Background
with the General Plan." This Specific Plan document is designed to be consistent with the City of Bellflower General Plan goals and policies. An overview of the Specific Plan's consistency with the General Plan is in Chapter 8.
In response to the Government Code, this Specific Plan provides an essential link between City of Bellflower policies and development in the Specific Plan area. Functioning as a regulatory document, the Specific Plan provides a means of implementing the City of Bellflower General Plan and detailing specific requirements and guidelines for future development in the Specific Plan area. All future development plans, tentative parcel and/or maps, or other similar entitlements must be consistent with regulations set forth in this document and with all applicable City regulations.
..S ACTION EXPECTATIONS
The policies, standards, and guidelines in this Specific Plan define action expectations to successfully implement the specific plan. The following terms clarify the level of commitment intended and reflect the expectation or desired outcome. The application of a term to a particular policy action is a deliberate application of its definition.
1. "Must" is mandatory;
2. "May" is permissive;
3. "May not" means not permitted to;
4. "Will" expresses a future contingency or predicts action by the City or person in the ordinary course of events, but does not signify a mandatory duty; and
5. "Should" expresses a preference or a nonbinding recommendation.
1.9 SPECIFIC PLAN ORGANIZATION
Chapter 1 —Introduction & Background
Provides a history of the project area and regional transit context while summarizing public outreach efforts and market demand analysis. It includes the Specific Plan's purpose and intent, authority and scope, and relationship to the City of Bellflower General Plan. It identifies the specific plan area and describes an overview of existing conditions.
Chapter 2 —Vision & Objectives
Reveals the community's vision by outlining the purpose and objectives of the Specific Plan.
Chapter 3 —Land Use Plan
Outlines permitted land uses, residential and nonresidential real estate forecasts, and opportunities and constraints to future development. 1-23
BELLFLOWER SPECIFIC PLAN I Introduction & Background
Chapter 4 —Allowable Uses and Development Standards
Presents a comprehensive set of regulations governing the use and development of land within the Specific Plan area.
Chapter 5 —Mobility Plan
Details multimodal mobility improvements, future transit and pedestrian connections, and analyzes existing and future parking demand.
Chapter 6 —Infrastructure Plan
Focuses on the major infrastructure systems, including storm drain, wastewater, and water, and the impact future development could have on these systems.
Chapter 7 —Design Guidelines
Guides the physical design related to site configuration and building design, streetscape design, public spaces, and parking.
Chapter 8 —Administration & Implementation
Explains the process for project approvals, amendments, and interpretations and identifies funding and financing mechanisms, a list of implementation actions, and anticipated phasing. Includes an analysis of General Plan consistency.
Appendix A —Existing Conditions Report
Provides an overview of existing characteristics and trends in the specific plan area, and identifies opportunities and constraints that should be addressed in the Specific Plan.
Appendix B —Market Demand Analysis
Presents a summary of the market forces influencing demand for new development and redevelopment within the project area.
Appendix C —Parking Management Plan
Provides a summary of existing parking conditions and makes recommendations for effective management of parking resources to accommodate the future parking needs within the specific plan area.
Appendix D —Town Center Design Guidelines
The Town Center Design Guidelines were adopted in 1996. This document provided methods, materials, and other guidelines to encourage the development of a unified identity for center of Bellflower.
Appendix E & Appendix F — Infrastructure Technical Report & Infrastructure Technical Report Amendment
These reports include structural Best Management Practices (BMPs) and Low Impact Development (LID) strategies.
1-24
BELLFLOWER SPECIFIC PLAN I Introduction & Background
Appendix G— City of Bellflower Parking Management Plan
Provides a summary of existing parking conditions and makes recommendations for effective management of parking resources to accommodate the future parking needs within the specific plan area.
Appendix H —Alternate Parking Management Plan
Provides a summary of existing parking conditions and makes recommendations for effective management of parking resources. 1-25
BELLFLOWER SPECIFIC PLAN I Vision and Objectives
2. VISION AND OBJECTIVES
The Specific Plan for the Downtown Bellflower Station Area begins with a vision —a vision that describes the community's aspirations for how this historic core area will look and function in the future, especially with a light rail station providing direct and convenient access to destinations along the corridor as well as throughout Los Angeles via the Metro Rail system. Change is coming to Bellflower, not only in terms of the future transit option, but also in terms of the new market opportunities that come with it for transit -supportive residential, commercial, office, and destination -related uses. These changes are expected to take place over the next 25 years and this Specific Plan is the foundation and primary tool for implementing these changes. The vision for this highly valued area is:
Downtown Bellflower is the heart and hub of the community and it has only grown stronger and more vital since the opening of the Downtown Bellflower Station. It is safe, walkable, attractive, and economically thriving. It is a frequent destination for Bellflower residents and employees, as well as the thousands of transit riders passing through the station each month. The area has a unique blend of businesses that serve local residents and attract neighboring communities eager to visit the latest shop or restaurant and stroll the boulevard. Together with its neighborhoods of new and
established homes, there is a renewed sense of community that makes Bellflower a very desirable place to live and do business in southeast Los Angeles.
Many residents have planted deep roots here, and the
established neighborhoods of Bellflower, along with the new transit station are the downtown's anchor. Clusters of retail shops, restaurants, outdoor gathering areas, and other local - serving businesses along the downtown area create fun places to gather with friends and family. Grown children come back to live, work, start businesses, and raise families because of their strong ties to the community and desirability of the neighborhoods.
2-1
BELLFLOWER SPECIFIC PLAN I Vision and Objectives
The first time you enter the downtown area from either
Alondra Boulevard or the 91 Freeway, you know you have
arrived someplace special. What used to be vacant or rundown buildings along Bellflower Boulevard have been transformed to a thriving commercial and residential corridor that is inviting and safe to walk, cross, ride a bike, or take transit. The new transit station has been integrated into the downtown
environment and works efficiently in accommodating the
parking and bus transfer needs of riders on a daily basis.
Numerous plazas, paseos, pocket parks, and outdoor eating areas have sprung up as integral parts of each new
development project. Improved bike facilities in the Specific Plan area connect to a citywide system of bike paths
connecting schools, parks, transit, and destinations along the boulevard. These improvements also promote a healthy
lifestyle throughout the community. The improved lighting, landscaping, and signage that was once only along a short segment of Bellflower Boulevard has now been expanded in the study area to add to the appeal and enhance wayfinding.
The improvements to Bellflower Boulevard and the light rail station have created a setting for new high -quality residences in the study area. This housing has replaced aging and obsolete buildings and added new life and activity to the street. The new housing complements the mix of uses along the corridors and is compatible with adjacent single-family homes. This new housing supports local businesses, provides a mix of densities, increases our property values, and meets the high demand for housing in our community.
Community pride is unmistakable —just attend a downtown event, look at our neighborhoods and streets, or talk with a local business owner. Downtown Bellflower and the new
transit station is truly the heart and hub of the community. 2-2
BELLFLOWER SPECIFIC PLAN I Vision and Objectives
OBJECTIVES
The Vision for the Downtown Bellflower Station Area Specific Plan has been translated into a series of objectives that has guided the detailed provisions of this document. The objectives are related to land use, urban design, zoning, mobility/transit, infrastructure, and long-term implementation:
» Plan for High -Quality Transit and a Transit -Supporting Environment
Boost the Economy and "Rediscover the Downtown"
Extend Public Realm Improvements
Provide for a Balanced Mix of Uses
2-3
BELLFLOWER SPECIFIC PLAN I Vision and Objectives
2.2.1 PLAN FOR HIGH -QUALITY TRANSIT AND A TRANSIT -
SUPPORTING ENVIRONMENT
The Downtown Bellflower Station will be one of the stations along the West Santa Ana Branch Transit Corridor. Located along Bellflower Boulevard within the downtown area, the station will serve residents and workers in the City, connecting them to destinations in the greater Metro service area. Studies have shown that transit corridors and systems that provide direct connections to a region's downtown or major employment centers are significantly more likely to attract new development and have higher ridership compared to transit lines that do not serve a central business district. Other factors that influence the potential for a transit - oriented development ("TOD") include the market strength of a transit station area, the availability of appropriate opportunity sites, zoning regulations that support TOD, connectivity, and local government support. This Specific Plan addresses each of those factors and sets forth a regulatory, policy, and design framework within a half -mile radius of the station that supports transit and maximizes the economic development potential and ridership potential it brings. 2-4
BELLFLOWER SPECIFIC PLAN Vision and Objectives
2.2.2 BOOST THE ECONOMY AND "REDISCOVER THE
DOWNTOWN"
A Downtown Revitalization Vision Strategy was prepared in 2003 and contained a series of specific land use and design strategies to help the downtown become a "completely original" place in southeast Los Angeles. As summarized in Chapter 1, many of its initiatives were completed. However, the Great Recession and the ending of redevelopment agencies as a local tool significantly slowed progress in revitalizing the area. Recently, several new restaurants, a residential/retail mixed -use project, and streetscape improvements have attracted new interest in the downtown. The citizens of Bellflower have been encouraged by these changes and are anxious to see empty buildings filled with new and stable businesses, and the redevelopment of underutilized sites with additional retail and housing clustered in the downtown area. Downtown Bellflower has the potential to distinguish itself as an experience -oriented district —one that prioritizes the ease and comfort of pedestrians and includes not only shopping and dining but recreation and entertainment. An objective for this Specific Plan is to facilitate transit -oriented development, which can improve and augment the area's experience value. The Specific Plan lays the foundation, through updated regulations and economic incentives, to allow for a variety of new residential development —in the right locations —to boost demand for quality restaurants, coffee houses, grocery stores, and other food/beverage and retail venues. In addition, the Specific Plan is intended to support current and future economic programs offered by the City to increase the rate of new business formation, attract new businesses to the area, and assist in building -retrofit costs. The Specific Plan is also intended to address the struggling corridors that tie into Bellflower Boulevard. Some of the uses along Alondra Boulevard in particular are in a state of decline and need to transition to higher and better uses in the future.
2-S
BELLFLOWER SPECIFIC PLAN I Vision and Objectives
2.2.3 EXTEND PUBLIC REALM IMPROVEMENTS
A segment of Bellflower Boulevard between the Pacific Electric Right of Way and Flower Street was significantly upgraded with street trees and planters, widened sidewalks, seating areas, bulb -outs, and pedestrian safety features, including street lights, crosswalks, and accessible intersections. The street design calms traffic entering the downtown and sets the stage for an inviting shopping and dining environment. An objective of the Specific Plan is to identify additional street segments in the area that should be upgraded to improve connectivity to the transit station and other destinations. Improved street design is an essential ingredient to attracting new investment and ensuring that new uses will orient to and activate the street. These public realm improvements will also include concepts for entry monuments at the corners of Alondra Boulevard and Bellflower Boulevard to announce the entrance into the downtown. In addition to improvements to existing streets, the Specific Plan addresses connectivity into and around the future transit station as well as the potential for new street or pedestrian connections to Bellflower Boulevard.
2-6
BELLFLOWER SPECIFIC PLAN I Vision and Objectives
2.2.4 PROVIDE FOR A BALANCED MIX OF USES
An overarching objective of the Specific Plan is to provide for a better balance of land uses that will be supported by the current and future market. Some new local restaurants, coffee houses, and retail shops have struggled to survive over the last few years. While the City has invested in streetscape improvements, offered incentives to locate in the downtown, and created new zoning to attract development, there has been insufficient demand from existing residents and employees to sustain those uses. This Specific Plan re-examines the land use mix and provides greater flexibility for stand-alone residential projects to be built in and near the downtown. There is future demand for a wide range of housing types, including row -towns, courtyard housing, and multistory flats with above- and underground parking. And the demand for housing will continue to increase as the Eco-Rapid Line is implemented. The Specific Plan tailors the zoning to encourage new housing that will "fit" with the area, be sensitive to nearby single-family neighborhoods, and create a sustained demand for retail and services in the downtown. Along with new housing, the Specific Plan allows the potential for an increase in office demand as businesses increasingly look for locations within walkable commercial environments and near transit.
2-7
BELLFLOWER SPECIFIC PLAN l Land Use Plan
3. LAND USE PLAN
The Specific Plan establishes a framework that will allow the City to take advantage of the economic and quality of life benefits from the future Bellflower Transit Station. This section establishes the intent of the Specific Plan's future land use and the quality and character of new development or reuse, thus, allowing for greater flexibility for future projects to respond to the market, as the area evolves with the future inclusion of light rail. The Specific Plan also facilitates future construction of additional residential units consistent with the City's approved 2021- 2029 Housing Element and the City's RHNA goals.
J. O Bi E CT DIE P 0L,],C1E
The Vision and Guiding Principles established in Chapter 2 have informed the land use objectives and policies contained below. The objectives and policies are also consistent with the General Plan. The policies serve as tools to help the City achieve the specific plan vision. The following lists the major land use objectives and policies for the Specific Plan:
• OBJECTIVE 1: Create an experience -oriented district around the future Eco-Rapid Line and Downtown Bellflower that reinforces and promotes the specific plan area as a desirable and economically vital place to live, work, visit, and create businesses.
»
Policy 1.1: Develop and maintain a cohesive street and building design identity.
Policy 1.2: Encourage development that offers housing, shopping, employment, and business development options for residents and visitors.
Policy 1.3: Encourage appropriately -scaled infill and mixed -use development.
Policy 1.4: Accommodate the development of uses that meet the needs of businesses and residents. This includes retail, dining, healthy food, recreation, entertainment, and housing options.
Policy 1.5: Accommodate growth within a half mile of the station area and commercial corridors that respects and responds to the existing scale and density of the neighborhood.
Policy 1.6: Develop and maintain gateway elements.
• OBJECTIVE 2: Encourage a mix of uses in proximity to the transit station and along major streets that benefit from the economic 3-1
BELLFLOWER SPECIFIC PLAN I Land Use Plan
opportunities afforded by the presence of the future Eco-Rapid Line, a vibrant Downtown, and the Bellflower Civic Center.
Policy 2.1: Consolidate and implement those zoning regulations and development -related documents that apply to the Specific Plan area, and allow for flexible standards.
Policy 2.2: Promote Flower Street as a corridor with a mix of uses that compliments existing and future development.
»
»
Policy 2.3: Coordinate with Metro on a public plaza and an area with shopping, employment, and housing opportunities at the future Bellflower Station.
Policy 2.4: Scrutinize development plans that have significant impact on the City to ensure the highest quality design.
Policy 2.5: Promote the use of current and future economic tools provided by the City to assist with building -retrofit costs and establish new businesses in appropriate locations.
Policy 2.6: Encourage the redevelopment or adaptive reuse of aging or obsolete buildings.
• OBJECTIVE 3: Create a pedestrian -oriented and active public realm. »
»
»
Policy 3.1: Encourage the design of pedestrian -oriented facades and uses at street level where appropriate.
Policy 3.2: Encourage the investment in public art.
Policy 3.3: Coordinate with the Public Works Department and private developers on changes to the right-of-way to ensure that future streetscape and development projects include sidewalks, wayfinding signage, and pedestrian amenities that enhance the public realm.
Policy 3.4: Expand the public gathering space options through the development of the Bellflower Station Plaza and future development opportunities.
3.2 PLANNING AREAS
The Specific Plan area is characterized by several land use and zoning designations. The Specific Plan consolidates these designations into one document and also provides flexible development and design regulations that facilitate increased residential construction, mixed -uses, good quality design, and encourage new investment and opportunities. To accomplish this, this Specific Plan is divided into five different Planning Areas based on varied mixed land uses and development densities and 3-2
BELLFLOWER SPECIFIC PLAN I Land Use Plan
standards. This Specific Plan and these Planning Areas will continue to allow residential and non-residential 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), so long as certain conditions are met, including additional residential development. In this way, this Specific Plan and the Planning Areas afford those property owners within the Specific Plan more flexibility, since they will be able to develop either according to those design and development standards as established by the BMC, or those flexible provisions and requirements established by this Specific Plan. Again, the intent of this Specific Plan is to provide flexibility to future developers, at the same time, ensuring good quality design and more varied and marketable mixed use development. The following describes the five Planning Areas.
3.2.1 Planning Area 1
Planning Area 1 is bounded by Alondra Boulevard to the north, the Pacific Electric rail corridor to the south, Stevens Avenue to the west, and Woodruff Avenue to the east. Planning Area 1 allows residential and non-residential mixed uses to be developed according to the existing underlying land use standards or take advantage of flexible provisions and requirements (e.g., increased maximum height), so long as certain conditions are met. Planning Area 1 is intended to provide opportunities for the development of horizontally or vertically integrated mixed -use projects near transit, along corridors, and around activity centers. Commercial retail uses are encouraged on the ground floor, with offices or residential uses on upper floors. Residential development is also encouraged to enhance the availability of for -sale and rental housing to a variety of income levels.
The areas that are within Planning Area 1 include the following zones:
C -G (General Commercial), M-1 (Light Industrial), R-3 (Multiple Residential), and SCH (Senior Citizen Housing) by the BMC. As discussed, these areas can continue to be developed according to these same zoning designations, or may utilize other more flexible development and design standards if certain conditions are met. These development and design standards are further discussed in Chapter 4. The following describes the intent of these zoning designations:
C -G (General Commercial): Intended to provide adequate areas along Bellflower's primary corridors to serve the convenience commercial and service needs of the community and the surrounding area. This includes shopping centers with a major tenant, such as a supermarket and/or drug store and includes ancillary activities such as retail sales, eating establishments, household goods, personal services, and financial institutions
M-1 (Light Industrial): Intended to provide for the development and establishment of base of the City. These uses include fabrication, 3-3
BELLFLOWER SPECIFIC PLAN I Land Use Plan
manufacturing, assembly or processing of materials that are in processed form and which do not in their maintenance, assembly, manufacture or plant operation create smoke, gas, odor, dust, sound, vibration, soot or lighting to any degree which might be termed obnoxious or offensive to any person residing in, or conducting business in, this or any other zoning district in the City.
R-3 (Multiple Residential): Intended to provide for quality, well - designed multifamily living environments, as either condominiums or apartments. Typified by townhomes, courtyard housing and stacked - flats near transit and other services. Housing within this designation will bring people into close living arrangements, therefore, dwelling unit privacy, outdoor common and private open space, security, and overall quality design will be of the utmost importance. Density is 14-22 du/ac.
SCH (Senior Citizen Housing): This designation represents existing senior citizen housing projects that have formerly been designated as an R-3 SCH District pursuant to Chapter 17.36 of the Bellflower Municipal Code. Density is 0-65 du/ac.
3.2.2 Planning Area 2
Planning Area 2 is located along Bellflower Boulevard, and is bounded by Rendalia Street to the north, Flora Vista Street to the west, Stevens Avenue to the east, and Pacific Avenue to the south. Given its proximity to the future transit station and those specific land uses that are located within the Planning Area 2 area, this Specific Plan has created specific provisions and requirements to better serve the Planning Area 2 area.
Similar to Planning Area 1, future development within Planning Area 2 can allow residential and non-residential 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, so long as certain conditions are met. Planning Area 2 intends to provide easy access to both the transit station and Bellflower's downtown and foster mixed -use development with high -density residential, retail and services, an outdoor plaza/dining area, and parking for the transit station.
The areas within Planning Area 2 are zoned T -C (Bellflower Town Center), C -G (General Commercial), M-1 (Light Industrial), R-1 (Low Density Residential), R-2 (Medium Density Residential), and R-3 (Multiple Residential) by the BMC. As discussed, these areas can continue to be developed according to these same zoning designations, or may utilize other more flexible development and design standards if certain conditions are met. These development and design standards are further discussed in Chapter 4. The following describes the intent of these zoning designations:
T -C (Bellflower Town Center): Intended to provide for the redevelopment of the City's downtown area by allowing traditional retail storefronts that orient towards Bellflower Boulevard, and parking 3-4
BELLFLOWER SPECIFIC PLAN I Land Use Plan
lots located behind. Also allows for specialty retail stores, offices, and restaurants.
C -G (General Commercial): Refer to same discussion in Planning Area
1. M-1 (Light Industrial): Refer to same discussion in Planning Area 1.
R-1 (Low Density Residential): Intended to provide an attractive, healthy and safe environment featuring single-family detached homes and complementary recreational, religious, educational and other community facilities that are the basic elements of a balanced neighborhood. Density is 0-8.7 du /ac.
R-2 (Medium Density Residential): Establishes a density range that supports the development of quality, well -designed detached and attached living environments as either condominium or apartments, near transit and other services. Example residential types include, but are not limited to: small -lot single-family detached homes, single-family attached homes (duplexes), garden apartments, townhouses, and courtyard housing. Density is 8.7-14 du/ac.
R-3 (Multiple Residential): Refer to same discussion in Planning Area 1.
3.2.3 Planning Area 3
Planning Area 3 is located is located between Flower Street to the north and the 91 Freeway to the south. Given its proximity to the future transit station and those specific land uses that are located within the Planning Area 3 area, this Specific Plan has created specific provisions and requirements to better serve the Planning Area 3 area. Similar to Planning Areas 1 and 2, future development within Planning Area 3 can allow residential and non-residential 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, so long as certain conditions are met. Planning Area 3 allows for joint development of residential, retail and service uses and is intended to provide convenient access to transit for residents, as well as encourage businesses that cater to fast -paced, on -the -go transit riders who are seeking convenient goods and services.
The areas within Planning Area 3 are zoned T -C (Bellflower Town Center), C -G (General Commercial), R-1 (Low Density Residential), and R-2 (Medium Density Residential) by the BMC. As discussed, these areas can continue to be developed according to these same zoning designations, or may utilize other more flexible development and design standards if certain conditions are met. These development and design standards are further discussed in Chapter 4. The following describes the intent of these zoning designations:
T -C (Bellflower Town Center): Refer to same discussion in Planning Area 2.
3-5
BELLFLOWER SPECIFIC PLAN I Land Use Plan
C -G (General Commercial): Refer to same discussion in Planning Area
1. R-1 (Low Density Residential): Refer to same discussion in Planning Area 2.
R-2 (Medium Density Residential): Refer to same discussion in Planning Area 2.
3.2.4 Planning Area 4
Planning Area 4 is located along the north and south side of Flower Street from Clark Avenue to west of Bellflower Boulevard and on the south side of Flower Street from west of Bellflower Boulevard to Woodruff Avenue. Given its proximity to the future transit station and those specific land uses that are located within the Planning Area 4 area, this Specific Plan has created specific provisions and requirements to better serve the Planning Area 4 area. Similar to Planning Areas 1, 2, and 3, future development within Planning Area 4 can allow residential and non-residential 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, so long as certain conditions are met, including additional residential development. Planning Area 4 is envisioned as a walkable residential and commercial corridor that provides local services and employment along with multifamily living. The standards are intended to provide a single plan that guides the incremental transition into a pedestrian - friendly environment and provides property owners a mix of uses to flexibly reinvest within the area.
The areas within Planning Area 4 are zoned C -G (General Commercial), R-1 (Low Density Residential), R-2 (Medium Density Residential), and R- 3 (Multiple Residential) by the BMC. As discussed, these areas can continue to be developed according to these same zoning designations, or may utilize other more flexible development and design standards if certain conditions are met. These development and design standards are further discussed in Chapter 4. The following describes the intent of these zoning designations:
C -G (General Commercial): Refer to same discussion in Planning Area
1. R-1 (Low Density Residential): Refer to same discussion in Planning Area 2.
R-2 (Medium Density Residential): Refer to same discussion in Planning Area 2.
R-3 (Multiple Residential): Refer to same discussion in Planning Area 1.
3.2.5 Planning Area 5 (BMC Zoning)
Planning Area 5 is generally located along the west, north, and central portions of the Specific Plan. Properties within Planning Area 5 are regulated by the same standards that correspond with the following 3-6
BELLFLOWER SPECIFIC PLAN I Land Use Plan
standards found in the BMC: C -G (General Commercial), R-1 (Low Density Residential), R-2 (Medium Density Residential), R-3 (Multiple Residential), T -C (Bellflower Town Center), O -S (Open Space), P (Public Uses), and SCH (Senior Citizen Housing) zones. Development standards and further discussions for Planning Area 5 can be found in Chapter 4.
C -G (General Commercial): Refer to same discussion in Planning Area
1. R-1 (Low Density Residential): Refer to same discussion in Planning Area 2.
R-2 (Medium Density Residential): Refer to same discussion in Planning Area 2.
R-3 (Multiple Residential): Refer to same discussion in Planning Area 1.
T -C (Bellflower Town Center): Refer to same discussion in Planning Area 2.
O -S (Open Space): This designation is applied to the existing parks within the area as well as the Pacific Electric Right -of -Way which includes a multi -purpose trail. The intent is to recognize that open space land within the City is a limited and valuable resource which must be conserved wherever possible. This designation may also include public or quasi -public recreation centers.
P (Public Uses): This zoning includes public and/or quasi -public uses.
Intended to protect and perpetuate institutional uses maintained and operated by Federal, State, County, District, City and other public agencies. It can also include libraries, museums, and educational uses.
SCH (Senior Citizen Housing): Refer to same discussion in Planning Area
1. Figure 3.1 presents the locations of the five Planning Areas. Figure 3.2 presents the BMC zoning designations for the Specific Plan. 3-7
BELLFLOWER SPECIFIC PLAN I Land Use Plan
FIGURE 3.1 Planning Areas
PLANNING AREAS
$P P1anniny Awes
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DOWNTOWN BELLFLOWER
Station Area Specific Plano
PLACEICRIM
3-8
BELLFLOWER SPECIFIC PLAN l Land Use Plan
FIGURE 3.2 Zoning and Planning Areas
ZONING AND PLANNING AREAS
DOWNTOWN BELLFLOWER
Staten Area Specific Plan
EVrOgi(1
3-9
BELLFLOWER SPECIFIC PLAN I Land Use Plan
3.3 FUTURE METRO TRANSIT STATION
As Metro continues to plan for the final location/configuration of the station and associated parking, the City has identified the northwest corner of Bellflower. Boulevard and the Pacific Electric right-of-way as a preferred location. Access to the station and future residential component is a challenge given the existing development pattern.
Therefore, internal circulation would require a solution involving multiple properties. Figure 3.3 is an illustrative demonstrating the potential for a joint development project between Metro and a developer, and redevelopment of adjacent parcels.
FIGURE 3.3 Conceptual Location of Transit Station
340
BELLFLOWER SPECIFIC PLAN i Land Use Plan
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CHAPTER 4
ALLOWABLE USES
AND DEVELOPMENT
STANDARDS
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
4. ALLOWABLE USES & DEVELOPMENT
STANDARDS
/J.1, PURPOSE
This chapter provides detailed regulations for development and land uses within the Specific Plan area and describes how these regulations will be used as part of the City's review process. The development standards are intended to implement the vision and objectives as stated in Chapter 2 of this Specific Plan. These regulations were crafted to produce the types of development and revitalization envisioned by the City through a combination of traditional and form -based regulations. �. E \
AREA
I RE
i 1�:11`t
This chapter presents the allowable uses and development standards applicable to the Specific Plan area.
These allowable uses and development standards supersede all provisions, standards, and requirements of the Bellflower Municipal Code ("BMC") zoning regulations, except in those instances where the Specific Plan development standards remain silent. In instances where these development standards do not address specific issues or other relevant considerations, then the regulations set forth in the BMC shall apply. In the event of a conflict between the BMC and the Specific Plan, the Specific Plan takes precedence over the BMC.
The Director is authorized to provide administrative determinations regarding the Specific Plan. Such administrative determinations must be in writing and may be appealed in accord with the BMC.
The following presents the allowable uses and development standards for each Planning Area, as described in Chapter 3:
4-1
4.2.1 PLANNING AREA 1
Planning Area 1 is bounded by Alondra Boulevard to the north, the Pacific Electric rail corridor to the south, Stevens Avenue to the west, and Woodruff Avenue to the east (See Figure 4.1). Planning Area 1 allows residential and non-residential mixed uses to be developed according to the existing underlying land use standards or take advantage of flexible provisions and requirements (e.g., increased maximum height), so long as certain conditions are met, including additional residential development. Planning Area 1 is intended to provide opportunities for the development of horizontally or vertically integrated mixed -use projects near transit, along corridors, and around activity centers. Commercial retail uses are encouraged on the ground floor, with offices or residential uses on upper floors. Residential development is also encouraged to enhance the availability of for -sale and rental housing to a variety of income levels.
Planning Area 1 is intended to:
Stimulate economic development and reinvestment through design and development standards that allow property owners flexibility to adjust to market forces; Create a pedestrian -oriented mix of uses with convenient access between area neighborhoods, housing, employment centers, public transit and retail services; Accommodate land uses and patterns of development that can support multiple modes of transportation including public transit, bicycles, and walking that encourage and support the realization of transit -oriented development within the Specific Plan; Facilitate well -designed new mixed -use development projects that combine residential and nonresidential uses (e.g., office, retail, business services, personal services, public spaces and uses, other community amenities, etc.) and integrate public transit opportunities to promote a better balance of jobs and housing;
Ensure compatibility with adjacent existing single-family neighborhoods and harmonious integration with existing commercial areas;
Encourage the development of a unique character through design standards and guidelines that encourage features (including, without limitation, landscaping, street furniture, niche or linear parks, public places, courtyards, public transportation shelters) designed to integrate the public realm with development on adjacent private property; and
Provide additional property development opportunity while preserving existing property rights. This intent is achieved by providing additional development rights in compliance with this chapter, which property owners may exercise under certain conditions, while retaining all development rights conferred by the underlying base zone to property owners in Planning Area 1. Incentives and advantages include allowing a greater range and mix of uses and specifying more permissive dimensional specifications (including, without limitation, greater floor area ratio, lot coverage ratio, and height; reduced setbacks).
Support transit -oriented development by increasing the number of stories allowed up to five directly across the street from the future transit station and encouraging mixed -use with residential in a vertical or stand -along configuration.
Support future residential development along Eucalyptus Avenue and Cornuta Avenue. 4-2
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.1 Planning Area 1 Boundaries
Legond
c,Tr. ,
DOWHTOY( BELLFLOWER
4.2.1.1 ALLOWABLE USES IN PLANNING AREA 1
Table 4.1 lists allowable residential uses that are permitted by right (P) in Planning Area 1. Other non- residential uses that will be allowed within Planning Area 1 are identified in the BMC as described in the following section.
TABLE 4.1 Planning Area 1 Allowable Residential Uses
LAND USE OR ACTIVITY
PLANNING REFERENCES/NOTES
AREA 1
Residential
Home Occupations
Live -Work (ground floor residential allowed on a side
street only)
Lofts
P
P
P
Mixed -Use (ground floor residential allowed on a side P street only)
Multiple -Family
BMC § 5.08.450
4-3
TABLE 4.1 Planning Area 1 Allowable Residential Uses
Attached
Detached
Single -Family
Senior Housing
P
P
P
P BMC Chapter 17.36
4.2.1.2 DEVELOPMENT STANDARDS FOR PLANNING AREA 1
As discussed, Planning Area 1 allows residential and non-residential mixed uses to be developed according to the existing underlying land use standards of the BMC or take advantage of flexible provisions and requirements (e.g., increased maximum height), so long as certain conditions are met, including additional residential development.
4.2.1.2.1 Development Under BMC Zoning Standards
As discussed, Planning Area 1 allows residential and non-residential mixed uses to be developed according to either the zoning and land use standards per the BMC or take advantage of flexible provisions and requirements if certain conditions are met, including additional residential development.
The areas that are within Planning Area 1 are zoned C -G (General Commercial), M-1 (Light Industrial), R-3 (Multiple Residential), and SCH (Senior Citizen Housing) by the BMC. Again, owners can develop based on the allowable uses and zoning standards and requirements for their particular property. If this is the choice of the property owner or developer, compliance with the following standards and requirements shall be required.
C -G (General Commercial): Comply with development standards and requirements found in Chapter 17.44 of the BMC.
M-1 (Light Industrial): Comply with development standards and requirements found in Chapter 17.52 of the BMC.
R-3 (Multiple Residential Comply with development standards and requirements found in Chapter 17.32 of the BMC.
SCH (Senior Citizen Housing): Comply with development standards and requirements found in Chapter 17.36 of the BMC.
4.2.1.2.2 Development Under Specific Plan Provisions and Requirements Development can comply with the following flexible development standards and requirements if certain conditions are met, including additional residential development. Tables 4.2 and 4.3 provide the development density and design standards for Planning Area 1.
4-4
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards TABLE 4.2 Planning Area 1 Residential Development Standards
DEVELOPMENT
FEATURES
Density Standards
Maximum density for residential uses expressed as dwelling units per net acre
Residential Uses'
40 du/ac
Intensity Standards
Maximum floor area ratio (FAR) for nonresidential uses
Nonresidential Uses
Not permitted
Site Area
Minimum lot area for residential uses
10,000 square feet
Height of Primary Structure
Maximum permitted height for residential structures
4 stories or 50 feet, whichever is less
Yards
Yard calculation are determined by the following formula Front
Interior Side
Street Side
3 or more stories: 25 feet
Alley
20 feet
2 -story: 10 feet
3 or more stories: 15 feet
10 feet, or 10% of lot width whichever is greater, up to 20 feet N/A
Building Separation
Minimum separation distance between residential structures 15 feet
Building Bulk
Building bulk requirements must comply with the standards and provisions of the "2/3" rule set forth in BMC § 17.32.100 Usable Open Space
Private Open Space
Group Open Space
150 square feet, with a minimum dimension of 8 feet
A minimum of 25% of the total land area
4-5
TABLE 4.2 Planning Area 1 Residential Development Standards Driveways
Minimum driveway width
Minimum of 24 feet. Refer to BMC §17.88.020 for additional standards Off -Street Parking
Minimum standards for off-street parking
Residential
Parking may be unbundled from the units to better manage available parking and to reduce housing costs for residents using transit or other means in -lieu of a private automobile.
Studio Apartment
1 space / DU or as Covered
determined by the
Director
1 Bedroom
1 space / DU or as Covered
determined by the
Director
2 Bedrooms or more
2 spaces / DU or as Covered
determined by the
Director
Guest
Minimum Floor Area
.15 spaces / DU Required guest parking may be transferred to or as determined by designated off -site parking locations or within non - the Director residential parking area on the same site pursuant to the provisions of a DDA or similar agreement
approved by the City Council
Minimum floor area by unit type
Bachelor and single: 500 square feet
One -bedroom: 700 square feet
Two -bedroom: 900 square feet
Three -bedroom or more: 1,100 square feet
Other Standards For standards and provisions not described herein, the standards and provisions of BMC Chapter 17.32 applies
Notes:
1. Density standards are minimum standards.
Building
Standards
Placement
Build -To -Zone
Front (C)
The area between the minimum and maximum setbacks within which the principal building's front facade (building facade line) is to be located. See "Build -to -Zone" in BMC Chapter 17.08 (Definitions). See Figure 4.2 Maximum floor area ratio (FAR) for nonresidential uses. 4-6
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards TABLE 4.2 Planning Area 1 Residential Development Standards Along Alondra Blvd & Bellflower 0 -15 ft
Blvd
Front (D)
All Other Streets 0 -15 ft
Street Side Setback (E) 0 -15 ft
Development Features
Setback
Front Setback (F)
Along Alondra Blvd & Bellflower 0 ft (min); 15 ft (max) Blvd
Front Setback (G)
All Other Streets 0 ft (min); 15 ft (max)
Street Side Setback (H) 0 ft (min); 15 ft (max)
Interior Side Setback (2) (I) 5 ft (min); No max
Rear Setback (2) (J) 10 ft (min); No max
Minimum and maximum required setbacks. See Figure 4.3
Building Frontage Length % of building built. See "Build -To -Zone" in BMC Chapter 17.08 (Definitions). See Figure 4.4
Within 300 ft of Street 65%
Intersections (K)
Over 300 ft from 50%
Street Intersections (L)
Building Standards
See "Underground Levels" and "Mezzanines/Lofts" in BMC Chapter 17.08 (Definitions). See Figure 4.5
Number of Stories (3) 5 max
(M)
Maximum Height (3) 60 ft
(N)
Underground Levels Allowed
(0)
Mezzanines/Lofts (4) Allowed
(P)
4-7
• Building See "Frontage Type Standards" in Section 4.7.6 (Development Frontage Types Regulations). See Figure 4.6
Along Alondra Blvd,
Bellflower Blvd, Flora
Vista Street within 300
ft of Intersections (Q)
Elsewhere (R)
Live -Work
Office
Storefront
Live -Work
Office
Residential
Storefront
TABLE 4.3 Planning Area 1 Standards For All Other Non -Residential Development, Including Mixed Use
Off -Street Parking Minimum standards for off-street parking for Non -Residential Retail
1 space / 400 SF
Required on -site parking may be transferred to designated off -site parking locations pursuant to the provisions of a DDA or similar agreement approved by the City Council
Office
1 space / 600 SF
Required on -site parking may be transferred to designated off -site parking locations pursuant to the provisions of a DDA or similar agreement approved by the City Council
Restaurant
1 space / 200 SF
1 space / 300 SF if no
eating on premises
Required on -site parking may be transferred to designated off -site parking locations pursuant to the provisions of a DDA or similar agreement approved by the City Council
Site Planning
Standards
Parking Standards
Surface Parking (S)
See Figure 4.7 (Parking Standards)
20 ft min setback from front lot line;
15 ft min setback from side lot line
Garage/Tuck-Under Prohibited along front lot lines
Parking (T)
Underground/Podium Allowed beneath building footprint
Parking (U)
Above -Ground Parking Allowed if screened from views from public right-of-way and adjacent single-family Structure (5) (V) residential districts
4-8
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards Open Space
Standards
Publicly Accessible
Open Space
(nonresidential)
See Figure 4.8 (Open Space Standards — Publicly Accessible Open Space) 15% of net lot area
Notes:
1. Podium and underground parking is not counted toward floor area ratio (FAR).
2. For residential uses in Planning Area 1, 40 du/ac is the minimum requirement. 4-9
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.2 Planning Area 1 Build -to -Zone Standards
AA. AI.,\:\' 'N !
I I I
I.1/4C\\\\\\\
i
6\", i i i
I 6� i i i
I I, i i i
i i i
1y , i i i
Silt S6ret
FIGURE 4.3 Planning Area 1 Setback Standards
— • Front or Street Side Lot Line — • - Min. Setback Line ! -••• Min. Setback Une - -•-- interior Side or Rear
Lot Line
w••••• Max. Setback Line
oo Q
I. -
C:6 ij
,i._,.
Street
•
•
I
Evergreen trees to
screen views from
building (where upper
floor windows are
present) at maturity of
tree
IIIIMINIMMINON
— interior Side or Rear Lot Une
r^ Min. Setback Une
L x.S
` I-."
Single -Family
Home
4-10
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards FIGURE 4.4 Planning Area 1. Building Frontage Length
Lot a rth
O
.-a
Lot Width
°A of Lot Width
�- s -_Street;SicLotLu�- - -L e Front Lot Lire
I I
� 0
I I
I I
I I
I I
1 I
I I
Side Street
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.5 Planning Area 1 Building Standards and Building Frontage Types
m
Ile
00 a
ts
° 47
an c72 Jan C:2 anaCCM, CCMa
rM3cCC
m
an L73 CZ3 CM CD CM CM C:J CM C6.1 c
c:: c cr3CM ciciMC a.1 CM CM
O
0 M CD CZ
U
0 4-12
BELLFLOWER SPECIFIC PLAN l Allowable Uses & Development Standards FIGURE 4.6 Planning Area 1 Live -Work Frontage Standards Covered exterior hallway (area subtracted
from svird.'rue area of f' Floor)
width of 3 Floor Far_ard
Fioordo•Fbor Height
Floor to -Floor Height
Floor -to -Floor Height
Width of Ground Floor a
f4 ROOT Facade
Parking entrance (area subtracted
from surface area of " d Floor)
b
GO
SIN INN III
I"I IN ■■ ■ I
=llt !!� =!t t!!
Ill wham
N1
-Wei
Tr
,.1111111bigiMOW ISiaiiii“.110
�tlts- 'ii Al
Examples of Live -Work Frontages
4-13
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.7 Planning Area 1 Parking Standards
• - — Front/Street Sid Lot Line
Mir. setback line for
surface parking
. aa r
14 _
b b •
Q
Street
•
7 Street
Surface Parking
Mixed -Use
Mixed • Use
Pod iurnjUriderground Parking
- — Front/Street Side Lot Lire
Garage j Tuck -Under Parking
I _
I
Ask Building liner space
igli wraps parking structure
along street frontages
Mixed - Use
Mixed • Use
AEbove.Ground Parking Structure
4-14
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.8 Planning Area 1 Publicly Accessible Open Space (A) Forecourt
TA -TA `1 r Tc1
: ,_.�."�!"> ✓t_ 1
t'°S. ':11, :�ZLxw T,_' audr�'�� �_1� 1,..e. --4,11,a, jp, ._--,... , (B) Front
(C) "L' Shaped
(D) Paseo or Central Courtyard
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
4.2.1.2.3 OTHER SPECIAL STANDARDS FOR PLANNING
AREA 1
The following are other special standards that apply to development within Planning Area 1.
Senior Housing Development
Senior Housing is permitted by right and must comply with the development and design standards and requirements found in Chapter
17.36 (Senior Housing) of the BMC.
Live -Work Development
This section provides operational and compatibility standards for the development of Live -Work units. These standards are in addition to the standards for Live -Work development provided previously in this section. Live -Work units incorporate non-residential uses. Permitted non-residential Live -Work uses are restricted to permitted uses within the zone in which it is located. Live -Work uses must comply with all of the following:
A. Live -Work units must be internally accessible between the residential area and the non-residential area. The non-residential area must be directly accessible to a non-resident from the ground level via an entry/exit separated from a residential entry/exit;
B. An employee of the non-residential use must reside in the dwelling unit. However, the non-residential use may have employees that do not reside within the dwelling unit;
C. Live -Work uses must observe similar operational and delivery hours and walk-in/client visits as other permitted uses within the zone in which it is located.
D. Outdoor storage is not permitted;
E. Live -Work uses cannot store or generate hazardous materials or employ hazardous processes;
F. Noise, vibration, dust, odors, fumes, smoke, heat, electrical interference or other similar nuisances from Live -Work activities cannot be perceived beyond the individual unit; and
G. Live -Work activities cannot increase pedestrian or vehicle traffic beyond that ordinarily associated with the zone in which it is located nor can it reduce the number of required off-street parking spaces available for use.
H. The nonresidential component of a Live -Work unit can only be a nonresidential use allowed within Planning Area 1, except that 4-16
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards certain uses are determined to be not appropriate within a residential environment and are therefore prohibited.
I. The residential component of a live -work unit can only be a residential use allowed within Planning Area 1.
J. Prohibited Uses. A Live -Work unit cannot be used for any of the following activities or similar activities as determined by the Director:
1. Adult -oriented businesses;
2. Animal care or boarding;
3. Classroom instruction (e.g., art/music lessons, tutoring, and similar uses) involving five (5) or more students at any one (1) time;
4. Commercial food preparation activities;
5. Industrial uses;
6. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and recreational vehicles), vehicle detailing and painting, upholstery;
7. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use;
8. Medical and dental offices, clinics, and laboratories (not including chiropractors or counselors/psychotherapists);
9. Masseur -masseuse, massage establishments, acupressure spas, day spas, and similar uses;
10. Activities or uses that are not compatible with residential activities or that would clearly conflict with other live -work activities or the character of the surrounding neighborhood as determined by the Director; and
11. Activities or uses that would adversely affect the health or safety of live -work unit residents, because of dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or that would be hazardous because of materials, processes, products, or wastes.
K. Site Planning and Design Standards.
1. Each Live -Work unit fronting a public right-of-way must have a pedestrian -oriented frontage that allows views into the interior of the nonresidential areas of the unit.
2. Each Live -Work unit must have a clearly identified, separate access from other live -work units within the structure or development. Access to individual units must be from common access areas, parking lots, or walkways. Access to each unit must be clearly identified to provide for emergency services. 4-17
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
3. The living space within the Live -Work unit must be contiguous with the working space, with direct access between the two (2) areas.
L. Operational Standards.
1. No portion of a Live -Work unit can be separately sold or rented.
2. The owner or developer of a structure containing live -work units must provide written notice to all occupants, tenants, and users that the surrounding area may be subject to higher impacts associated with nonresidential uses (e.g., noise) than exist in more predominantly residential areas. Performance standards for live -work units are those applicable to nonresidential uses allowed in the zone in which the live -work units are located.
3. All activities related to the "work" component of a live -work unit must be conducted within a completely enclosed building.
4. Up to two additional persons who do not reside in the Live -Work unit may work in the unit.
5. Client and customer visits to live -work units are allowed.
6. Parking for each Live -Work unit must be provided in compliance with BMC Chapter 17.88 (Off -Street Parking Requirements).
7. A Live -Work unit cannot be converted to either entirely residential use or entirely nonresidential use.
8. A Live -Work use may display a window or building -mounted sign up to a maximum of five percent of the building frontage area used for commercial purposes. Signs cannot be illuminated, including neon signs.
Mixed -Use Development
This section provides operational and compatibility standards for mixed - use development. These standards are in addition to the standards provided previously in this section.
A. Operational Standards.
B. Hours of Operation. Except as otherwise provided by a conditional use permit, outdoor nonresidential uses in mixed -use projects are prohibited from operating between the hours of 10:00 p.m. and 7:00 a.m. These hours may be modified through approval of a Conditional Use Permit in compliance with BMC Chapter 17.96 (Conditional Use Permits and Minor Use Permits).
C. Joint Tenants and Owners Association.
1. Ajointtenants and owners association must be formed to ensure the well-being of each tenant and owner in a mixed -use project.
2. The covenants, conditions and restrictions ("CC&Rs") for such an association must be reviewed by the City Attorney and approved 4-18
BELLFLOWER SPECIFIC PLAN l Allowable Uses & Development Standards by the Director. The association's CC&Rs must include the following:
a. Assignment of parking spaces per each use.
b. Identification of maintenance responsibilities for
landscaping, parking facilities, and recycling and refuse storage facilities.
c. Noise notification procedures.
d. Relationship between uses regarding association
representation.
e. Procedures for solving problems that may arise between the different types of uses or residents.
D. Loading and Unloading Activities. Where applicable, the CC&Rs of a mixed -use project must indicate the times when the loading and unloading of goods may occur on the street, provided that in no event must loading or unloading take place after 10:00 p.m. or before 7:00 a.m. on any day of the week.
E. Noise Notification.
1. Residents, whether owners or tenants, of a mixed -use development project must be notified in writing before taking up residence that they will be living in an urban type of environment and that the noise levels may be higher than a typical residential area.
2. The CC&Rs of a mixed -use project must require that the residents acknowledge their receipt of the written noise notification. Their signatures must confirm receipt and understanding of this information.
F. Fences and Walls. In addition to the regulations in Table 17.14.030 (Development Standards for C -G and M-1) in the BMC, fences and walls are subject to the following regulations:
1. Separation Wall Required. A masonry separation wall must be constructed on all property lines adjacent to any single-family residential district. Pedestrian access points are encouraged and may be allowed subject to approval of the Director. The separation wall must be six feet in height, as measured from the highest elevation of land contiguous to the wall, except in a required front setback area and in a required exterior side setback area for a corner, reverse corner or key lot, where the wall must be limited to thirty-six inches in height.
2. Other Fences and Walls. Fences and walls are allowed in any yard area subject to the following height regulations:
a. Front Yard Area. In the front yard area, the height is limited to thirty-six inches.
4-19
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards b. Street Side Yard. In street side yard areas, the height is limited to thirty-six inches.
c. All Other Areas. In all other areas, the height is limited to six feet, as measured from the side of the fence or wall with the highest grade.
3. Location. All perimeter fences and walls must be constructed on the property line unless a different location is permitted by the Director. No parallel wall or fence can be constructed less than five feet from an existing wall or fence, unless approved by the Director.
4. Materials.
a. Chain link fencing cannot be erected between a primary or accessory structure and a public or private street, except that chain link fencing may be used for security purposes for public utility structures and for temporary fencing needs (construction sites, special events, vacant lots).
b. Barbed wire and concertina wire are prohibited, except at public utility structures.
G. Landscaping. Landscaping must comply with BMC § 17.44.070 (Landscaping).
H. Screening and Buffering —Mechanical Equipment and Trash Facilities. Mechanical and air-conditioning equipment must be screened and buffered in compliance with BMC § 17.44.100 (Mechanical Equipment —Compressors, Air Conditioning Units or Similar Machinery) and trash facilities must be screened and buffered in compliance with BMC §17.44.130 (Trash Facilities).
I. Signs. See BMC Chapter 17.68 for sign standards.
J. Sound Mitigation. Residential dwelling units must be designed to be sound attenuated against present and future project noise. New projects or new nonresidential uses in existing projects must provide an acoustical analysis report, by an acoustical engineer, describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards.
K. Design Criteria.
1. A mixed -use development project must be designed and constructed to
a. Be pedestrian in its focus by:
b. Providing direct pedestrian linkages to adjacent public sidewalks.
c. Creating enhanced pedestrian connections throughout the project between residential and nonresidential uses and parking areas.
4-20
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards d. Providing enhanced pedestrian amenities throughout the project, including seating, pedestrian area lighting, special paving, public art, water features, common open space,
directories, and similar items to create a pleasant
pedestrian experience.
e. Incorporating architectural design elements and materials that relate to a pedestrian scale.
2. Locate uses in proximity to one another without large intervening parking lots so that it is convenient for people to walk between the various uses and park their vehicles only once.
3. Create a pedestrian scale and character of development along the street by providing significant wall articulation and varying roof heights, incorporating pedestrian scale elements (e.g., doors, windows, lighting, landscaping), and locating storefronts and common open space areas (e.g., plaza, courtyard, outdoor dining) near the public sidewalk to contribute to an active street environment.
4. Consistent Use of Architectural Details and Materials.
Architectural style and use of quality materials must be compatible and consistent throughout an entire mixed -use project. However, differences in architectural details and materials may occur to differentiate between the residential and nonresidential portions of the project. The overall project design and site layout must be one that promotes a strong pedestrian environment and active street frontage. This can be
accomplished by incorporating features into the project as outlined in Chapter 7.
5. Features.
a. Street Level Features. Variations in the front building plane must be incorporated through the use of varying building setbacks, variations in wall planes, and the inclusion of pedestrian amenities (e.g., plaza, courtyard, outdoor
dining, landscaping). Long expanses of blank walls are
prohibited.
b. Pedestrian -Oriented Features. At least 75 percent of the building frontage facing a public street, primary pedestrian way, or parking lot must be devoted to pedestrian -oriented features (e.g., storefronts, pedestrian entrances to
nonresidential uses; transparent display windows;
landscaping).
c. Upper Level Features. Upper floor balconies, bays, and windows must be provided whenever opportunities exist
for these types of features.
d. Entrances. When nonresidential and residential uses are located in a vertical mixed -use structure, separate
4-21
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards pedestrian entrances must be provided for each use. The entrances for nonresidential uses must be designed to be visually distinct from the entrances for residential uses.
Entrances to individual residential units in a vertical mixed - use project must not be allowed along a street frontage.
Instead shared entrances to residential units located above the ground floor must be from lobbies that serve multiple units.
e. Neighborhood Interface. The design of new infill
development must be sensitive to the scale and design
characteristics of established structures in abutting
residential neighborhoods, with the objective of achieving a harmonious transition between the new development
and existing neighborhood. Consideration must be given to factors including, without limitation, orientation of
architectural features, building articulation, and exterior building treatments.
f. Lighting. Lighting must be incorporated along sidewalks or other pedestrian walkways, plazas, paseos, courtyards, and other common open areas to enhance the pedestrian
environment and increase public safety. Lighting for
nonresidential uses must be designed, located, and
shielded to ensure that they do not adversely impact the residential uses, but must provide sufficient illumination for access and security purposes.
Security. Projects must be designed to minimize security risks to residents and to minimize the opportunities for vandalism and theft. This may be accomplished by:
i. Maximizing visibility to common open space areas,
internal walkways, and public sidewalks. Use
opportunities for natural surveillance to increase
visibility.
ii. Using walkways, low fences, lighting, signage, and
landscaping to clearly guide people and vehicles to and from the proper entrances.
g.
iii. Eliminating areas of concealment, hiding places, and dead spaces.
iv. Using lighting to improve the visibility of common areas while enhancing the pedestrian environment. Lighting
should not be overly bright and should provide a
uniform level of light over the subject area to eliminate dark spaces.
Outdoor Dining
This section provides standards for outdoor dining areas. 4-22
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards A. Public Property. Outdoor dining on public property requires approval of an encroachment permit by the Public Works Director and compliance with the standards of the Public Works Department.
B. Private Property. Outdoor dining on private property must comply with the following standards:
1. Coordinated Design Scheme. The design and appearance of proposed improvements or furniture (e.g., tables, chairs, benches, umbrellas, planters, menu boards) to be placed in an outdoor dining area must present a coordinated theme and be compatible with the appearance and design of the primary structure, as determined by the Director.
2. Hours of Operation. Hours of operation for outdoor dining areas must coincide with those of the associated indoor restaurant.
3. Property Maintenance. The operator must maintain the outdoor dining area(s) in a neat, clean, and orderly condition at all times.
This includes all tables, benches, chairs, displays, or other related furniture. An adequate number of trash receptacles must be provided to serve the outdoor dining area.
4. Outdoor Bar Prohibited. A bar designed and/or operated to sell or dispense any alcoholic beverages must not be allowed in the outside dining area.
5. Location. Outdoor dining areas may be allowed to locate in required setback areas but must not encroach into required parking areas. They may be allowed to encroach into a public right-of-way with an approved Encroachment Permit issued by the City Engineer.
6. Noise. Amplified sound (e.g., music, television) cannot be audible beyond the lot line.
C. Review Criteria. When reviewing an application to allow outdoor dining, the reviewing authority must consider the relation of outdoor dining areas to sensitive noise receptors (e.g., hospitals, schools, and residential uses). Mitigation measures must be applied to eliminate potential impacts related to glare, light, loitering, and noise.
Frontage Standards For Various Uses
A. Live-Work/Office Fronts. A frontage that reinforces both residential and work activities that can occur in the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access to the building. Entrances and windows are provided on the front of the facade to provide eyes on the street and direct sidewalk access to commercial and office uses. The front setback (if provided) may be improved with landscaping or as an extension of the public sidewalk to create a more pedestrian -friendly environment. Table 4.4 provides frontage standards for Live -Work and office frontages.
4-23
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards TABLE 4.4 Planning Area 1 Live-Work/Office Frontage Standards FRONTAGE STANDARDS1 SEE FIGURE 4.6
A Elevation of Ground Floor The ground floor elevation must be located near the elevation of the sidewalk to minimize the need for external steps and external ADA ramps at public entrances.
B Minimum Ground Floor
Interior Height
C Ground Floor Unit
Entrances
Upper Floor Unit
Entrances
Recessed Entrances
D Ground Floor Windows
E Upper Floor Windows
F Awnings and Marquees
G Projecting Elements
(Balconies, Roof
Overhangs, Shade
Structures, and Bay
Windows)
H Sidewalk and Setback
Treatment
12 feet minimum (floor -to -floor height) (commercial ready) All ground floor tenant spaces that have street frontage must have entrances on a facade fronting a street. All other ground floor uses may have a common lobby entrance along the front facade or private entrances along other facades.
Entrances to upper floor units may be provided through a common lobby entrance and/or by a common entrance along a facade fronting a street.
Entrances may be recessed into the facade.
At least 40% of the surface area of the ground floor facade' must be occupied by windows'.
At least 25% of the surface area of each upper floor facade' must be occupied by windows3.
Awnings or marquees may be provided over store -front windows and entrances. Awning and marquees may project up to 6 feet from the facade and extend over the sidewalk provided that at least 8 feet of vertical clearance is provided.
Projecting elements on upper floors may project 3 feet from the facade and project into the setback.
The public sidewalk must be improved with street trees with an average spacing of 30 feet on -center and pedestrian -scaled street lights (no taller than 14 feet). If the front facade is set back from the public sidewalk, the setback must be landscaped and/or improved as an extension of the public sidewalk.
1. See Section 4.2.1.2.3 (Live -Work Development).
2. As measured by multiplying the width of the facade by the floor -to -floor height. Opening in the facade (such as entrances to parking facilities or covered outdoor hallways/entrances) must be subtracted from the surface area calculation.
3. All parts of the window (e.g., head, jamb, frame, sash, sill, muntin bars, and panes) that are visible on the elevation drawing must be included as "window" in the calculation. Portions of the window that are not visible on the elevation drawing (such as a window that is blocked by a solid balcony wall) cannot be included in the calculation. 4-24
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards B. Residential Fronts. A frontage that reinforces the residential character and use of the building. The elevation of the ground floor is elevated above the grade of the lot to provide privacy for residences by preventing direct views into the home from the sidewalk. Entrances and windows are provided on the front of the facade to provide eyes on the street and direct sidewalk access to the building. Stoops are allowed to project into the front setback to enhance entrances. The front setback is primarily improved with landscaping. Table 4.5 provides frontage standards for residential frontages.
C. Storefronts. A frontage that reinforces the commercial character and use of the ground floor of the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access into the building. Large storefronts display windows are provided on the front of the facade to encourage visual access to merchandise displays and to encourage window shopping. Awnings or marquees are provided over storefront windows and entrances.
The front setback (if provided) is primarily improved as an extension of the public sidewalk to create a more pedestrian -friendly environment. Table 4.6 provides frontage standards for stores and retail.
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards TABLE 4.5 Planning Area 1 Residential Frontage Standards FRONTAGE STANDARDS'- SEE FIGURE 4.9
A Elevation of Ground Floor The ground floor elevation must be located within 6 feet of the ground surface of the adjacent sidewalk or walkway.
B Minimum Ground Floor 10 feet minimum (floor -to -floor height) Ceiling Height
C Ground Floor Unit
Entrances
Entrances to ground floor units that have street frontage may be provided through a common lobby entrance and/or by private entrances from the adjacent sidewalk.
Upper Floor Unit
Entrances
Entrances to upper floor units may be provided through a common lobby entrance and/or by a common entrance along a facade fronting a street.
Recessed Entrances
Entrances may be recessed into the facade.
D Ground and Upper Floor
Windows
At least 25% of the surface area of the ground and upper floor facade (1) must be occupied by windows2.
E Stoops and Front Porches
Stoops and front porches may be provided in front of building and unit entrances. Stoops and front porches may project up to 5 feet from the facade and project into the setback.
F Projecting Elements
(Balconies, Roof
Overhangs, Shade
Structures, and Bay
Windows)
Projecting elements on upper floors may project 3 feet from the facade and project into the setback.
G Sidewalk and Setback
Treatment
The public sidewalk must be improved with street trees with an average spacing of 30 feet on -center and pedestrian -scaled street lights (no taller than 14 feet). If the front facade is set back from the public sidewalk, the setback must be landscaped (excluding stoops/front porches and paved paths to building entrances).
Notes:
1. As measured by multiplying the width of the facade by the floor -to -floor height. Opening in the facade (such as entrances to parking facilities or covered outdoor hallways/entrances) must be subtracted from the surface area calculation.
2. All parts of the window (e.g., head, jamb, frame, sash, sill, muntin bars, and panes) that are visible on the elevation drawing must be included as "window" in the calculation. Portions of the window that are not visible on the elevation drawing (such as a window that is blocked by a solid balcony wall) cannot be included in the calculation. 4-26
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.9 Planning Area 1 Residential Frontage Standards Covered exterior ha!iway (area subtracted
from surface area of e6 Floor)
Width of 3 Floor Facade
1Floor-to-Floor Height
Floor -to -Floor Height
Floor -to -Floor Height
Width of Ground Floor
and f Floor Facade
- Parking entrance (area
subtracted from surface area
of fd Flo -or)
MINIM RI
O 1 I MINIM III
} -al-rr
ilm II
Examples of Residential Frontages
4-27
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards TABLE 4.6 Planning Area 1 Storefront Standards
FRONTAGE STANDARDS'- SEE FIGURE 4.10
A Elevation of Ground Floor The ground floor elevation must be located near the elevation of the sidewalk to minimize the need for external steps and external ADA ramps at public entrances.
B Minimum Ground Floor 15 feet minimum (floor -to -floor height) Ceiling Height
C Storefront Entrances All ground floor tenant spaces that have street frontage must have storefront entrances on the facade fronting a street.
Lobby Entrances Lobby entrances to upper floor uses must be located on a facade fronting a street.
Recessed Entrances Storefront and lobby entrances may be recessed into the facade.
D Ground Floor Windows At least 50% of the surface area of the ground floor facade' must be occupied by windows'.
E Upper Floor Windows At least 25% of the surface area of each upper floor facade' must be occupied by windows2.
F Awnings and Marquees Awnings or marquees are required over storefront windows and entrances.
Awning and marquees may project up to 6 feet from the facade and extend over the sidewalk provided that at least 8 feet of vertical clearance is provided.
Projecting elements on upper floors may project 3 feet from the facade and project into the setback.
G Projecting Elements
(Balconies, Shade
Structures, and Bay
Windows)
H Sidewalk and Setback
Treatment
The public sidewalk must be improved with street trees with an average spacing of 30 feet on -center and pedestrian -scaled street lights (no taller than 14 feet). If the front facade is set back from the public sidewalk, the setback must be improved as an extension of the public sidewalk.
Notes:
1. As measured by multiplying the width of the facade by the floor -to -floor height. Opening in the facade (such as entrances to parking facilities or covered outdoor hallways/entrances) must be subtracted from the surface area calculation.
2. All parts of the window (e.g., head, jamb, frame, sash, sill, muntin bars, and panes) that are visible on the elevation drawing must be included as "window" in the calculation. Portions of the window that are not visible on the elevation drawing (such as a window that is blocked by a solid balcony wall) cannot be included in the calculation. 4-28
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.10 Planning Area 1 Storefront Standards
1.0 Covered exterior hallway (area subtracted from
surface area of fFloor)
Width of 3'4 Floor Facade
Floor -to -Floor Height(
Floor -to -Floor Height
Floor -to -Floor Height
Width of Ground Floor
and 2 Moor Facade
Parking entrance (area subtracted
from surface area of f`4 Floor)
Nil MI Ill
I ■ iV IIII
-MINN 1111.011111.1111111111
Examples of Storefronts
4-29
BELLFLOWER SPECIFIC PLAN l Allowable Uses & Development Standards Driveway Standards
This section will include standards for the design (width, pavement, fire access requirements) and placement (distance from intersections, line of sight standards) of driveways (Figure 4.11).
FIGURE 4.11 Planning Area 1 Driveway Standards
144-0
Required Public Space Amenities
Each project proposed within Planning Area 1 must include a public open space amenity, or some form of physical interface for the pedestrian. Such features may include, without limitation:
A. Formal Plazas. A formal plaza would be a publicly accessible open space which has a design that is influenced by classical urban planning design. A formal plaza would typically include some sort of central water fountain and/or symmetrical landscaping.
16)
4-30
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards B. Urban Gardens. An urban garden can be located on the ground level, or on upper levels of a structure. Urban gardens include ornamental landscaping arranged in raised or at -grade planters or planting areas, potted plants and trees. Many times, there are sculptures or other forms of public art that are included within the urban garden.
C. Covered Colonnades. Colonnades are linear in design and generous in depth. The intent is to provide a comfortably wide, covered pathway that is adjacent to the openings of a building. Sometimes the second floor of a building is utilized to create the "covered" element of the colonnade.
D. Sidewalk Dining. Sidewalk dining may occur wherever a sidewalk space is ample enough to accommodate dining furniture without impeding pedestrian access of the sidewalk. Sidewalk dining may be defined with a railing or planters, or be open and accessible.
E. Pedestrian Alleys and Walkways. A pedestrian alley or walkway is typically a "lane" that does not follow the alignment of a vehicular street, but provides a pedestrian access to either a public space or some other feature within the interior of a development. Pedestrian alleys or walkways must be designed in such a manner so as to be inviting to pedestrians. Therefore, issues such as lighting, security, line of sight, cleanliness and visual appeal are important considerations to a well -designed pedestrian alley or walkway.
Sometimes public art, street furniture and access to shops and public spaces are features of pedestrian alleys and walkways.
F. Direct Public Transit Connection. A direct connection to public transportation facilities, or amenities that service public transit facilities such as benches, informational kiosks, walkways, parking facilities or other similar amenities.
Signs
See BMC Chapter 17.68 for sign standards.
Publicly -Accessible Open Space
This section provides standards for publicly accessible open space areas in order to ensure a high level of pedestrian connectivity and activity between the public realm and the private realm, as defined in BMC Chapter 17.08 (Definitions).
A. Minimum Size. All new nonresidential development must provide publicly accessible open spaces as a percentage of the total development site area as indicated in Table 4.4, Planning Area 1 Development Standards.
B. Eligible Areas. Publicly accessible open space areas cannot include parking, driveway, or rear setback areas, but may include front and side setback areas provided that they are integrated into the overall design of the project.
4-31
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards C. Ground -Level Installation. Plazas, courtyards, or other similar publicly accessible open space areas must be installed at ground level and must be incorporated into the design of the development.
D. Visibility and Accessibility. Public open space areas must be visible and accessible from the public rights -of -way to engage the interest of pedestrians and encourage public use and provide necessary measures to ensure sufficient site security and visibility (e.g., planting locations, appurtenances and lighting).
E. Landscaping and Hardscapes. A combination of landscape and hardscape materials must be used in the design of these areas and must include the following components:
1. Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/or impressed patterned
concrete. Hardscape elements may include, without limitation, seating areas, potted plant materials, water features, and public art installations.
2. The balance of the open space areas must be landscaped with turf, shrubs, or groundcover, and trees. All plant materials must be in proportion to the height and mass of the building and must be permanently maintained and irrigated.
F. Minimum Height to Width Ratios. In order to achieve sunlight and air circulation in required publicly accessible open space areas, the following minimum height to width ratios must be provided:
1. Enclosed open space (i.e., open space that is enclosed on four (4) sides, such as a courtyard): 2 to 1 ratio. The required open space must have a width of at least one-half the height of the adjacent building facade (measured perpendicularly from the facade).
This requirement applies to all sides of the required open space.
2. Open space that is open on one (1) or more sides: 3 to 1 ratio.
The required open space must have a width of at least one-third the height of the adjacent building facade (measured
perpendicularly from the facade). This requirement must apply to all sides of the required open space.
G. Design Configuration.
1. Sharing of the required publicly -accessible open space ("quasi - public space") for nonresidential uses and the required common open space for residential uses, indicated in Table 4.4, Planning Area 1 Development Standards, may be allowed by the
applicable review authority when it can be demonstrated that the open space will provide direct benefit to residents of the project and the general public subject to the following limitations:
a. Up to thirty (30) percent of the required open space for residential uses in a horizontal mixed -use project may be 4-32
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards provided as quasi -public open space within the
nonresidential component of the project; or
b. Up to fifty (50) percent of the required open space for residential uses in a vertical mixed -use project may be provided as quasi -public open space within the
nonresidential component of the project.
c. The minimum dimension (length and width) of shared
common open space areas must be twenty (20) feet. These areas must be located at grade and must be accessible for use by the general public.
d. Quasi -public open space areas cannot include outdoor dining areas or other outdoor activity areas for exclusive use by an individual business.
e. Quasi -public open space areas are areas located on private property and accessible to the general public. These areas include pedestrian -oriented amenities, including enhanced seating, lighting, paving, landscaping, public art, water features, and other similar features deemed appropriate by the Director.
2. Publicly accessible open space areas must be located and configured as any one of the following (See Figure 4.8, Publicly Accessible Open Space)
a. Forecourt. The publicly accessible open space area is located along a recessed center section of the front facade of the building.
b. Front. The publicly accessible open space area is located along the street facing frontage of the building.
c. "L" Shaped. The publicly accessible open space area is located along the front and side of the lot.
d. Paseo or Central Courtyard. The publicly accessible open space area is located on the side of the building or along a center pedestrian paseo or courtyard.
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
4.2.2 PLANNING AREA 2
Planning Area 2 is located along Bellflower Boulevard, and is bounded by Rendalia Street to the north, Flora Vista Street to the west, Stevens Avenue to the east, and Pacific Avenue to the south. Figure 4.12 provides the boundaries for Planning Areas 2 and 3. Planning Area 3 will be discussed in the next sections. Given its proximity to the future transit station and those specific land uses that are located within the Planning Area 2 area, this Specific Plan has created specific provisions and requirements to better serve the Planning Area 2 area. Similar to Planning Area 1, future development within Planning Area 2 can allow residential and non-residential 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, so long as certain conditions are met, including additional residential development. Planning Area 2 intends to provide easy access to both the transit station and Bellflower's downtown and foster mixed -use development with high -density residential, retail and services, an outdoor plaza/dining area, and parking for the transit station. 4-34
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards FIGURE 4.12 Planning Areas 2 and 3 Boundaries
uviod
DOWNTOWN BELLFLOWER
4-35
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
4.2.2.1 ALLOWABLE USES IN PLANNING AREA 2
Table 4.7 presents the residential uses that are allowable within Planning Areas 2, 3, and 4.
Other allowable non-residential uses for Planning Areas 2, 3, and 4 can be found in the BMC. This will be discussed in the following section.
TABLE 4.7 Allowable Residential Uses For Planning Areas 2, 3, and 4
LAND USE OR ACTIVITY
PLANNING AREAS 2 PLANNING AREA
AND 3 4
Residential
Home Occupations (See BMC Sec.
5.08.450)
Live -Work (ground floor residential
allowed on a side street only)
Lofts
Mixed -Use (ground floor residential
allowed on a side street only)
Mobile Homes
Multiple -Family
Attached
Detached
Single -Family
Senior Housing
*More than 10 units require a CUP per
the BMC
P
P
P
P
P*
P*
P
P
P
P
P*
P*
P*
4.2.2.2 DEVELOPMENT STANDARDS FOR PLANNING AREA 2
4.2.2.2.1 Development Under BMC Zoning Standards
Planning Area 2 allows residential and non-residential mixed uses to be developed according to either the zoning and land use standards per the BMC or take advantage of flexible provisions and requirements if certain conditions are met, including additional residential development.
The areas within Planning Area 2 are zoned T -C (Bellflower Town Center), C -G (General Commercial), M-1 (Light Industrial), R-1 (Low Density Residential), R-2 (Medium Density Residential), and R-3 (Multiple Residential) by the BMC. Again, owners can develop based on 4-36
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards these allowable uses and the zoning standards and requirements for their particular property. If this is the choice of the property owner or developer, compliance with the following standards and requirements shall be required.
T -C (Bellflower Town Center): Comply with development standards and requirements found in Chapter 17.48 of the BMC.
C -G (General Commercial): Comply with development standards and requirements found in Chapter 17.44 of the BMC.
M-1 (Light Industrial): Comply with development standards and requirements found in Chapter 17.52 of the BMC.
R-1 (Low Density Residential): Comply with development standards and requirements found in Chapter 17.24 of the BMC.
R-2 (Medium Density Residential): Comply with development standards and requirements found in Chapter 17.28 of the BMC.
R-3 (Multiple Residential Comply with development standards and requirements found in Chapter 17.32 of the BMC.
4.2.2.2.2 Development Under Specific Plan Provisions and Requirements
Development can comply with the following flexible development standards and requirements if certain conditions are met, including additional residential development. The following sections describe these flexible provisions, standards, and requirements that apply to Planning Area 2. It should noted that the following tables (Tables 4.8 and 4.9) and discussions relating to flexible provisions, etc. may also apply to Planning Area 3 and 4, which will be discussed in the following sections.
BELLFLOWER SPECIFIC PLAN l Allowable Uses & Development Standards TABLE 4.8 Planning Areas 2 and 3 - Development Standards
BUILDING PLACEMENT &
FORM
MINIMUM
MAXIMUM
Building Density
Residential — Planning Area 2
Residential — Planning Area 3
Density measure as dwelling units per net acre (du/ac) and net square feet per dwelling unit (sq.ft./du)
40 du/ac 1, 1,000 sq.ft./du
No Minimum
100 du/ac 1, 430 sq.ft./du
40 du/ac 1, 1,000 sq.ft./du
Minimum Floor Area Minimum floor area by unit type
Building Intensity
Non -Residential
Bachelor and single: 500 square feet
One -bedroom: 700 square feet
Two -bedroom: 900 square feet
Three -bedroom or more: 1,100 square feet
Floor Area Ratio (FAR) 2
No Minimum
Setback Requirements (Residential & Non -Residential)
Front Abutting Bellflower Blvd.
Front Abutting Harvard St.
Abutting Interior Road or St.
Abutting Rear
Abutting Interior Property Line
South of Harvard St
Permitted Encroachments within Setback
Areas
0 ft
loft
5ft
10ft
5ft
2.0 FAR 3
15ft4
20 ft
15 ft
No maximum
No maximum
• Walkway connections to building entrances.
• Vehicular and bike access ways.
• Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas. • Cornices, eaves, belt courses, sills, buttresses, fireplaces, windows, fully screened mechanical equipment, or other similar features may encroach no more than four (4) inches for each one (1) foot of the width of such side yard, and may extend or project into a required front or side yard not more than thirty (30) inches.
• Awnings, canopies and arcades.
• Balconies may encroach no more than three (3) ft.
Notes:
1. Additional density is permitted in accordance with BMC Chapter 17.41, Density Bonus.
2. See BMC Chapter 17.08.010 for a complete definition.
3. Podium and underground parking is not counted toward FAR.
4. Greater setbacks for entry plazas, courtyards or outdoor dining patios may be permitted, subject to the discretion of the Reviewing Authority. 4-38
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
BUILDING PLACEMENT &
FORM
MINIMUM MAXIMUM
Permitted Encroachments within Setback
Areas (cont.)
Building Heights
Residential and Non -Residential
Ground Floor Ceiling Height
— Residential
Ground Floor Ceiling Height
— Non -Residential
Building Width along Frontage
Along Bellflower Boulevard
Permitted Building Frontage Types
Along Bellflower Boulevard
Along Harvard Street
SITE PLANNING
Open Space and Landscaping
Non-residential open space
Residential Private and/or Common Open
Space
Public sidewalk along Bellflower Boulevard
• Outdoor dining may encroach into street -adjacent setback if a minimum 5 -foot -wide clear and unobstructed sidewalk is provided.
• Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40 - inches high, when fronting a street. Outdoor dining located within a courtyard must also include a low fence or wall if fronting a street.
Number of stories does not include mezzanines or lofts
3 stories 7 stories
10 ft 1 No Maximum
12ft1
Measured as percent of lot width
60%
No Maximum
No maximum
See Section 7.3.2 for Frontage Design Guidelines
Shopfront, Forecourt, Arcade, Terrace
Shopfront, Forecourt, Arcade, Terrace
MINIMUM
MAXIMUM
15% of lot 2
100 sf per unit
No maximum
No maximum
Sidewalk must be improved with street trees, shrubs, and street furniture consistent with streetscape in Downtown Bellflower.
Streetscape design must be coordinated with bus stops, and curb- side drop-off and pick-up zones
Notes:
1. All developments must comply with Building Codes.
2. Refer to Publicly -Accessible Open Space Standards.
4-39
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
SITE PLANNING
MINIMUM MAXIMUM
Direct Public Transit Connection
A direct pedestrian and bicycle connection must be
provided to public transportation facilities, or amenities that service public transit facilities such as benches, informational kiosks, walkways, parking facilities or other similar amenities.
Landscape Requirements within Setbacks abutting public rights -of -way, internal roads and Setback Areas alleys must be improved with landscaping and/or hardscape as follows:
For ground -floor residential, the area between
residential patios and the sidewalk/walkway must
be fully landscaped.
For ground -floor commercial or live/work units,
up to 80 percent of the setback area may be
paved.
Landscape and fencing requirements of Chapter 7
of this document and Chapter 17.48 of the BMC
apply.
Setback areas must be permanently maintained in
a neat and orderly manner.
Required setbacks abutting interior property lines and
setbacks between buildings must be landscaped with trees, other plantings, and walkways. Fences, walls, and hedges must comply with Chapter 7 of this document and Chapter
17.48 of the BMC.
»
For ground -floor residential, the area See following Parking Standards between residential patios and the
sidewalk/walkway must be fully
landscaped.
For ground -floor commercial or Allowed within the buildable areas of the site. However, the live/work units, up to 80 percent of the ground floor of all street adjacent structures must be setback area may be paved. screened with a building space with a minimum interior depth of 30 feet. Facades along the upper floors must be designed with features to screen views of vehicles.
Landscape and fencing requirements of Entrance allowed along Bellflower Boulevard. Residential Chapter 7 of this document and parking must be separated from retail and Metro parking Chapter 17.48 of the BMC apply. via separate entrance or internal gate. Subterranean parking may also be allowed under streets and alleys with the approval of an encroachment permit.
4-40
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards Notes:
All public right-of-way improvements are subject to review and approval by the Public Works Director and may require an encroachment permit.
TABLE 4.9 Planning Areas 2 and 3 - Parking Standards
USE
MINIMUM
SPECIAL PROVISIONS
Mixed Use Transit
Residential
Studio Apartment
1 Bedroom
2 Bedrooms or more
Guest
Non -Residential
Retail
Office
Restaurant
Parking may be unbundled from the units to better manage available parking and to reduce housing costs for residents using transit or other means in -lieu of a private automobile.
1 space / DU or as
determined by the Director
1 space / DU or as
determined by the Director
2 spaces / DU or as
determined by the Director
.15 spaces / DU
or as determined by the
Director
1 space / 400 SF
1 space/ 600 SF
1 space / 200 SF
1 space / 300 SF if no
eating on premises
Covered
Covered
Covered
Required guest parking may be transferred to
designated off -site parking locations or within non-
residential parking area on the same site pursuant to
the provisions of a DDA or similar agreement
approved by the City Council
Required on -site parking may be transferred to
designated off -site parking locations pursuant to the
provisions of a DDA or similar agreement approved
by the City Council
Required on -site parking may be transferred to
designated off -site parking locations pursuant to the
provisions of a DDA or similar agreement approved
by the City Council
Required on -site parking may be transferred to
designated off -site parking locations pursuant to the
provisions of a DDA or similar agreement approved
by the City Council
4-41
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
4.2.2.2.3 SPECIAL PUBLICLY ACCESSIBLE OPEN SPACE
STANDARDS FOR PLANNING AREAS 2, 3, & 4
This section provides standards for publicly accessible open space within Planning Areas 2, 3, and 4 in order to ensure a high level of pedestrian connectivity and activity between the public realm and the private realm.
A. Minimum Size. All new nonresidential development must provide publicly accessible open spaces (15% of net lot area).
B. Eligible Areas. Publicly accessible open space areas must not include parking, driveway, or rear setback areas, but may include front and side setback areas if they are integrated into the overall design of the project.
C. Ground -Level Installation. Plazas, courtyards, or other similar publicly accessible open space areas must be installed at ground level and must be incorporated into the design of the development.
D. Visibility and Accessibility. Public open space areas must be visible and accessible from the public rights -of -way to engage the interest of pedestrians and encourage public use. They must also include necessary features to ensure sufficient site security and visibility (e.g., planting locations, appurtenances and lighting).
E. Landscaping and Hardscapes. A combination of landscape and hardscape materials must be used in the design of these areas and must include the following components:
1. Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/or impressed
patterned concrete. Hardscape elements may include,
without limitation, seating areas, potted plant materials, water features, and public art installations.
2. All plant materials must be in proportion to the height and mass of the building and be permanently maintained
and irrigated.
F. Minimum Height to Width Ratios. To achieve sunlight and air circulation in required publicly accessible open space areas, the following minimum height to width ratios must be
provided:
1. Enclosed open space (i.e., open space that is enclosed on four (4) sides, such as a courtyard): 2 to 1 ratio. The required open space must have a width of at least one-half the height of the adjacent building facade (measured
4-42
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards perpendicularly from the facade). This requirement
applies to all sides of the required open space.
2. Open space that is open on one (1) or more sides: 3 to 1 ratio. The required open space must have a width of at
least one-third the height of the adjacent building facade (measured perpendicularly from the facade). This
requirement applies to all sides of the required open
space.
G. Design Configuration.
1. Sharing of the required publicly -accessible open space ("quasi -public space") for nonresidential uses and the required common open space for residential uses may be
allowed by the City when it can be demonstrated that the open space will provide direct benefit to residents of the project and the general public subject to the following limitations:
a. Up to thirty (30) percent of the required open space for residential uses in a horizontal mixed -use project may be provided as quasi -public open space within
the nonresidential component of the project; or
b. Up to fifty (50) percent of the required open space
for residential uses in a vertical mixed -use project
may be provided as quasi -public open space within
the nonresidential component of the project.
c. The minimum dimension (length and width) of
shared common open space areas must be twenty
(20) feet. These areas must be located at grade and
be accessible for use by the general public.
d. Quasi -public open space areas may include common
outdoor dining areas that are not used exclusively by
any individual business.
e. Quasi -public open space areas are areas located on
private property and accessible to the general public.
These areas must include pedestrian -oriented
amenities, including enhanced seating, lighting,
paving, landscaping, public art, water features, and
4-43
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards other similar features deemed appropriate by the
Director.
2. Publicly accessible open space areas must be located and configured as any one of the following:
a. Forecourt. The publicly accessible open space area is located along a recessed center section of the front
facade of the building.
b. Front. The publicly accessible open space area is
located along the street facing frontage of the
building as illustrated.
c. "L" Shaped. The publicly accessible open space area
is located along the front and side of the lot.
d. Paseo or Central Courtyard. The publicly accessible
open space area is located on the side of the building
or along a center pedestrian paseo or courtyard.
a. Forecourt
b. Front
c. "L" Shaped
d. Paseo or Central Courtyard
4-44
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
4.2.3 PLANNING AREA 3
Planning Area 3 is located is located between Flower Street to the north and the 91 Freeway to the south. Given its proximity to the future transit station and those specific land uses that are located within the Planning Area 3 area, this Specific Plan has created specific provisions and requirements to better serve the Planning Area 3 area. Refer to Figure 4.12 which provides the boundaries for Planning Areas 2 and 3. Similar to Planning Areas 1 and 2, future development within Planning Area 3 can allow residential and non-residential 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, so long as certain conditions are met. Planning Area 3 allows for joint development of residential, retail and service uses and is intended to provide convenient access to transit for residents, as well as encourage businesses that cater to fast -paced, on -the -go transit riders who are seeking convenient goods and services.
4.2.3.1 ALLOWABLE USES IN PLANNING AREA 3
Allowable uses for Planning Area 2 can be found on Table 4.7, which presents the residential uses that are allowable within Planning Areas 2, 3, and 4. Other non-residential allowable uses for Planning Areas 2, 3, and 4 can be found in the BMC. This will be discussed in the following section.
4.2.3.2 DEVELOPMENT STANDARDS FOR PLANNING
AREA 3
4.2.3.2.1 Development Under BMC Zoning Standards
Planning Area 3 allows residential and non-residential mixed uses to be developed according to either the zoning and land use standards per the BMC or take advantage of flexible provisions and requirements if certain conditions are met, including additional residential development.
The areas within Planning Area 3 are zoned T -C (Bellflower Town Center), C -G (General Commercial), R-1 (Low Density
Residential), and R-2 (Medium Density Residential) by the BMC.
Again, owners can develop based on these allowable uses and the zoning standards and requirements for their particular property. If this is the choice of the property owner or developer, compliance with the following standards and requirements shall be required.
T -C (Bellflower Town Center): Comply with development
standards and requirements found in Chapter 17.48 of the BMC.
C -G (General Commercial): Comply with development standards and requirements found in Chapter 17.44 of the BMC.
R-1 (Low Density Residential): Comply with development
standards and requirements found in Chapter 17.24 of the BMC. 4-45
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards R-2 (Medium Density Residential): Comply with development standards and requirements found in Chapter 17.28 of the BMC.
4.2.3.2.2 Development Under Specific Plan Provisions and Requirements
Development can comply with the following flexible
development standards and requirements if certain conditions are met, including additional residential development. Tables 4.8 and 4.9 described these flexible provisions, standards, and requirements that will apply to Planning Area 3.
4-46
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
4.2.4 PLANNING AREA 4
Planning Area 4 is located along the north and south side of Flower Street from Clark Avenue to west of Bellflower Boulevard and on the south side of Flower Street from west of Bellflower Boulevard to Woodruff Avenue (See Figure 4.13). Given its proximity to the future transit station and those specific land uses that are located within the Planning Area 4 area, this Specific Plan has created specific provisions and requirements to better serve the Planning Area 4 area. Similar to Planning Areas 1, 2, and 3, future development within Planning Area 4 can allow
residential and non-residential 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, so long as certain conditions are met, including additional residential development. Planning Area 4 is envisioned as a walkable residential and commercial corridor that provides local services and employment along with multifamily living. The standards are intended to provide a single plan that guides the incremental transition into a pedestrian -friendly environment and provides property owners a mix of uses to flexibly reinvest within the area.
4-47
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards Figure 4.13 Planning Area 4 Boundaries
4.2.4.1 ALLOWABLE USES IN PLANNING AREA 4
Allowable uses for Planning Area 4 can be found on Table 4.7, which presents the residential uses that are allowable within Planning Areas 2, 3, and 4. Other non-residential allowable uses for Planning Areas 2, 3, and 4 can be found in the BMC. This will be discussed in the following section.
4.2.4.2 DEVELOPMENT STANDARDS FOR PLANNING
AREA 2
4.2.4.2.1 Development Under BMC Zoning Standards
Planning Area 4 allows residential and non-residential mixed uses to be developed according to either the zoning and land use standards per the BMC or take advantage of flexible provisions and requirements if certain conditions are met, including additional residential development.
The areas within Planning Area 3 are zoned C -G (General Commercial), R-1 (Low Density Residential), R-2 (Medium Density Residential), and R-3 (Multiple Residential) by the BMC. Again, owners can develop based on these allowable uses and the zoning standards and requirements for their particular property.
LIVerld
P'imvimhm1
DOWNTOWN BELLFLOWER
UntioCviiktairAS
4-48
BELLFLOWER SPECIFIC PLAN l Allowable Uses & Development Standards If this is the choice of the property owner or developer, compliance with the following standards and requirements shall be required.
C -G (General Commercial): Comply with development standards and requirements found in Chapter 17.44 of the BMC.
R-1 (Low Density Residential): Comply with development
standards and requirements found in Chapter 17.24 of the BMC.
R-2 (Medium Density Residential): Comply with development standards and requirements found in Chapter 17.28 of the BMC.
R-3 (Multiple Residential): Comply with development standards and requirements found in Chapter 17.32 of the BMC.
4.2.4.2.2 Development Under Specific Plan Provisions
and Requirements
Development can comply with the following flexible
development standards and requirements if certain conditions are met, including additional residential development. Tables
4.10 and 4.11 described these flexible provisions, standards, and requirements that will apply to Planning Area 4.
TABLE 4.10 Planning Area 4 Development Standards
BUILDING PLACEMENT &
FORM
MINIMUM MAXIMUM
Building Density
Residential
Density measure as dwelling units per net acre (du/ac) and net square feet per dwelling unit (sq.ft./du)
14 du/ac 1, 3,100 sq.ft./du 22 du/ac 1, 2,000 sq.ft./du Minimum Floor Area Minimum floor area by unit type
Bachelor and single: 500 square feet
One -bedroom: 700 square feet
Two -bedroom: 900 square feet
Three -bedroom or more: 1,100 square feet
Building Intensity Floor Area Ratio (FAR) 2
Non -Residential No Minimum 0.35 FAR 3
Setback Requirements (Residential & Non -Residential)
Front Abutting Flower Blvd. west of 5 ft 15 ft'
Bellflower Boulevard
4-49
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards Front Abutting Flower Blvd. east of
Bellflower Boulevard
Front Abutting Bixby Street
Front Abutting Ardmore Ave. and
Orchard Ave.
Abutting Interior Road or Drive
Abutting Rear Property Line, not
adjacent to single-family residential
Abutting Rear Property Line, Adjacent
to single-family residential
Abutting Interior Property Line
Permitted Encroachments within
Setback Areas
5ft 10 ft'
10ft
5ft
5ft
10ft
20 ft
5ft
20 ft
15 ft
15 ft
No maximum
No maximum
No maximum
• Walkway connections to building entrances.
• Vehicular and bike access ways.
Notes:
1. Additional density is permitted in accordance with BMC Chapter 17.41, Density Bonus.
2. See BMC Chapter 17.08.010 for a complete definition.
3. Podium and underground parking is not counted toward FAR
4. Greater setbacks for entry plazas, courtyards or outdoor dining patios may be permitted, subject to the discretion of the Reviewing Authority.
4-50
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards
BUILDING PLACEMENT &
FORM
MINIMUM MAXIMUM
Permitted Encroachments within
Setback Areas (cont.)
• Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas.
• Cornices, eaves, belt courses, sills, buttresses, fireplaces, windows, fully screened mechanical equipment, or other similar features may encroach no more than four (4) inches for each one (1) foot of the width of such side yard, and may extend or project into a required front or side yard not more than thirty (30) inches. • Awnings, canopies and arcades.
• Outdoor dining may encroach into street -adjacent setback if a minimum 5 -foot -wide clear and unobstructed sidewalk is provided.
• Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40 -inches high, when fronting a street. Outdoor dining located within a courtyard must also include a low fence or wall if fronting a street.
Building Heights
Residential and Non -Residential
Ground Floor Ceiling Height
— Residential
Number of stories does not include mezzanines or lofts
3 stories 7 stories
10 ft No Maximum
Ground Floor Ceiling Height
— Non -Residential
12ft1
Building Width along Frontage
Along Flower Street
Measured as percent of lot width
No Maximum
60%1 No maximum
Notes:
1. All developments must comply with Building Codes.
2. See Section 4.4.4.1 Publicly -Accessible Open Space Standards. 4-51
BELLFLOWER SPECIFIC PLAN I Allowable Uses & Development Standards
SITE PLANNING
MINIMUM MAXIMUM
Permitted Building Frontage Types
Along Flower Street
Along All Other Streets
Open Space and Landscaping
Non-residential open space
Residential Private and/or Common
Open Space
Public sidewalk along Flower Street
See Section 7.3.2 for Frontage Design Guidelines
Shopfront, Forecourt, Terrace, Stoop, Porch
Shopfront, Forecourt, Terrace, Stoop, Porch
15% of lot No maximum
100 sf per unit, minimum No maximum
dimension of 8 feet (width
and length)
Sidewalk must be improved with street trees, shrubs, and street furniture.
Landscape Requirements within
Setback Areas
Setbacks abutting public rights -of -way, internal roads and alleys must be improved with landscaping and/or hardscape as follows:
For ground -floor residential, the area between residential patios and the sidewalk/walkway must be fully landscaped.
For ground -floor commercial or live/work units, up to 80 percent of the setback area may be paved.
Landscape and screening requirements of Chapter 7 of this document and Chapter 17.48 of the BMC apply.
Setback areas must be permanently maintained in a neat
and orderly manner.
Required setbacks abutting interior property lines and setbacks between buildings must be landscaped with trees, other plantings, and walkways. Fences, walls, and hedges must comply with Chapter 7 of this document and Chapter 17.48 of the BMC
Parking Standards
Above Ground Parking Structure
Driveways
See following Parking Standards
Allowed within the buildable areas of the site. The ground and upper floors of all street adjacent structures must be designed with features to screen views of vehicles.
As individual properties redevelop, driveways and vehicular access must be minimized to the greatest extent possible, consolidated driveways are encouraged along Flower Street.
Notes:
1. All public right-of-way improvements are subject to review and approval by the Public Works Director and may require an encroachment permit.
4-52
BELLFLOWER SPECIFIC PLAN Allowable Uses & Development Standards TABLE 4.11 Planning Area 4 - Parking Standards
Mixed Use Corridor
Residential
Parking may be unbundled from the units to better manage available parking and to reduce housing costs for residents using transit or other means in -lieu of a private automobile.
Studio Apartment
1 space / DU or as Covered
determined by the
Director
1 Bedroom
1 space / DU or as Covered
determined by the
Director
2 Bedrooms or more
2 spaces / DU or as Covered
determined by the
Director
Guest
.15 spaces / DU
or as determined by the
Director
Required guest parking may be transferred to designated off -site parking locations or within non-residential parking area on the same site pursuant to the provisions of a DDA or similar agreement approved by the City Council
Non -Residential
Retail
Office
1 space / 420 SF
1 space / 660 SF
Required on -site parking may be transferred to designated off -site parking locations pursuant to the provisions of a DDA or similar agreement approved by the City Council
Required on -site parking may be transferred to designated off -site parking locations pursuant to the provisions of a DDA or similar agreement approved by the City Council
Restaurant
1 space / 200 SF
1 space / 300 SF if no
eating on premises
Required on -site parking may be transferred to designated off -site parking locations pursuant to the provisions of a DDA or similar agreement approved by the City Council
4-53
BELLFLOWER SPECIFIC PLAN ( Allowable Uses & Development Standards
4.2.5 PLANNING AREA 5 (BMC ZONING)
Planning Area 5 is generally located along the west, north, and central portions of the Specific Plan. Properties within Planning Area 5 are regulated by the following standards found in the BMC: C -G (General Commercial), R-1 (Low Density Residential), R-2 (Medium Density Residential), R-3 (Multiple Residential), T -C (Bellflower Town Center), O- S (Open Space), P (Public Uses), and SCH (Senior Citizen Housing) zones.
All owners of properties located within Planning Area 5 are required to comply with these zoning standards.
C -G (General Commercial): Comply with development standards and requirements found in Chapter 17.44 of the BMC.
R-1 (Low Density Residential): Comply with development standards and requirements found in Chapter 17.24 of the BMC.
R-2 (Medium Density Residential): Comply with development standards and requirements found in Chapter 17.28 of the BMC.
R-3 (Multiple Residential): Comply with development standards and requirements found in Chapter 17.32 of the BMC.
T -C (Bellflower Town Center): Comply with development standards and requirements found in Chapter 17.48 of the BMC.
O -S (Open Space): Comply with development standards and requirements found in Chapter 17.64 of the BMC.
P (Public Uses): Comply with development standards and requirements found in Chapter 17.56 of the BMC.
SCH (Senior Citizen Housing): Comply with development standards and requirements found in Chapter 17.36 of the BMC.
4-54
CHAPTER 5
MOBILITY
BELLFLOWER SPECIFIC PLAN l Mobility
5. MOBILITY
This chapter describes the circulation and other improvements to public streets and open space areas needed to support transit -oriented development (TOD) within the Specific Plan area. A key component of the Specific Plan is targeted improvements to the current circulation network in order to transform it into a network that places a higher priority on the principles of transit accessibility, complete streets, and multi -modal design. The construction of a future light rail station along Bellflower Boulevard requires an assessment of pedestrian, bicycle, bus, and vehicle accessibility to and from the station area. The strategies set forth in this document are intended to provide a framework that supports both motorized and non -motorized modes of transportation together in an integrated system.
5.1 OBJECTIVES AND POLICIES
The following objectives and policies set the framework for the mobility and public realm strategy of Bellflower. They serve as guidelines and provide direction for future decision -making and development activities. The objectives and policies identified in this section were derived from input received from community members, stakeholders, and staff during the community engagement process and serve as tools to help the City reach their goals as outlined in the vision. The following lists the major mobility objectives and policies for the Specific Plan:
• OBJECTIVE 1: Provide and maintain a comprehensive circulation system that improves accessibility to transit, and the safe and efficient movement of all users of the roadway.
Policy 1.1: Implement complete streets designs that contribute to a multi -modal transportation system.
Policy 1.2: Ensure that roadway improvements allow for easier, safer, and more efficient transit operations, as well as improved passenger safety and accessibility.
Policy 1.3 Consult with local transit operators to provide attractive and convenient bus stops, including shade/weather protection, seats, transit information, and bus shelters where appropriate.
Policy 1.4: Consider the interactions between bus and bicyclists and design bus stops that will help minimize conflicts.
Policy 1.5: Maintain existing on street parking when feasible. • OBJECTIVE 2: Provide safe, well connected, and accessible bikeway and pedestrian network.
Policy 2.1: Establish a connected pedestrian and bicycle network that links the Downtown Bellflower Transit Station, the Regional 5-1
BELLFLOWER SPECIFIC PLAN I Mobility
Bus Station, the local bus station, residential neighborhoods, local schools, and retail corridors.
Policy 2.2: Complete bicycle infrastructure improvements that respond to the recommendations from the Bellflower -
Paramount Bike & Trail Master Plan. Any recommended
improvements require City approval prior to consideration.
Policy 2.3: Establish and maintain attractive and functional sidewalks that maximize accessibility, enhance the pedestrian environment, and foster social interaction.
Policy 2.4: Incorporate pedestrian amenities into the area around the future Bellflower Boulevard Transit station such as kiosks, benches, tables, and landscaping.
Policy 2.5: Design bicycle and pedestrian infrastructure in accordance with federal, state, and local design standards, including ADA accessibility standards.
OBJECTIVE 3: Provide and maintain attractive mobility corridors that promote livability and sustainability.
Policy 3.1: Extend the streetscape improvements on Bellflower Boulevard (between Flower and Mayne Streets).
Policy 3.2 Implement streetscape features such as, street trees, landscaping, and wayfinding signage to create safer and attractive corridors particularly along Alondra Boulevard and Flower Street. Real-time signage and smart wayfinding must be promoted when feasible.
»
Policy 3.3 Integrate pedestrian amenities, such as benches and public art to transform the streetscape and create public space.
Policy 3.4: Provide gateway signage at Bellflower Boulevard and Alondra Boulevard to direct people to the transit station and downtown area.
• OBJECTIVE 4: Promote efficient use of parking resources.
Policy 4.1: Establish guidelines and standards to optimize parking supply that is consistent with related City requirements.
Policy 4.2: Encourage and allow shared parking for new
development in lieu of the provision of off-street parking spaces in a manner consistent with related City requirements.
Policy 4.3: Maintain on -street parking where feasible. Careful consideration will be given before removing on -street parking. • OBJECTIVE 5: Integrate the future transit station into the urban fabric and multi -modal transportation networks.
Policy 5.1: Coordinate with Metro on the location and
construction of the future station to ensure that access and 5-2
BELLFLOWER SPECIFIC PLAN l Mobility
»
design are cohesive with the City -owned parking structure adjacent to the tracks.
Policy 5.2: Coordinate with Metro on a joint development project at the future transit station site to enable residential, retail, and service commercial uses.
Policy 5.3: Coordinate with Metro on the creation of a public outdoor area that serves transit users. Support the creation of space for a variety of amenities.
Policy 5.4: Coordinate with local transit operators to provide a well -designed interchange between bus service and the future Downtown Bellflower Transit Station.
Policy 5.5: Coordinate with Metro to incorporate existing and future pedestrian and bicycle connections to the future transit station. Enhance access with new and upgraded crosswalks.
5.2 FIRST -LAST MILE STRATEGY
In 2014, the Los Angeles Metropolitan Transportation Authority (Metro) approved its First Last Mile Strategic Plan, which identifies design strategies to improve active transportation access and connections to public transit. The Specific Plan recognizes that station access is a key element in successful TOD station area planning and has identified strategies that focus on improving accessibility during the first and last miles of a transit rider's journey. These strategies include streetscape improvements, bicycle and pedestrian infrastructure improvements, as well as signage and wayfinding improvements.
5.2.1 PATHWAYS
The Metro Pathways concept established in Metro's First and Last Mile Strategic Plan includes a hierarchy of pathways that extend to and from a transit station and is designed to support active modes of transportation. These pathways take into consideration the existing street network, key destinations, feeder transit services, existing and planned infrastructure, existing bike and pedestrian volumes, and surrounding land uses in order to design an active transportation network that improves transit station access. The recommended pathway system (Figure 5.1 Pathways) may not correlate with the City's traditional street classification shown in Figure 5.2 Street Network. The Metro Pathways concept is comprised of two types of pathways, pathway arterials and pathway collectors. Pathway arterials serve as the main branches of the network, while pathway collectors serve as feeder routes. How the pathways function around the Bellflower Station may be different than their official street designation as either arterial or collector. For example, while Alondra Boulevard may be a major arterial as defined by Bellflower's circulation element, it functions as a collector in relation to the station. Figure 5.1 illustrates the proposed Metro Pathway network surrounding the Downtown 5-3
BELLFLOWER SPECIFIC PLAN l Mobility
Bellflower Transit Station and includes pathway arterials, pathway collectors, existing bus stops, and key destinations.
Pathway Arterials
Pathway arterials are primary routes that extend from stations and support maximum activity for active transportation users. They are designed to accommodate high levels of active transportation and a broad range of users. They typically include design treatments such as signal and crossing improvements, wayfinding signage, and plug-in components (e.g., bike sharing). Potential design treatments are dependent on existing conditions and City priorities. Implementation will require consideration by the City of Bellflower's Public Works Department.
5-4
BELLFLOWER SPECIFIC PLAN I Mobility
FIGURE Sol Pathways
0 Pf ocir�3od Future 7annsit Startlod
i•
Bus 5- 4sos
laMrrya
sussos most
Colectuf
k _ I M t-Mls Rid*. tom Statkn
Spcceir Fla n *nicks Ans a
DOWNTOWN BELLFLOWER
Station ..,
e t7 4 Sid
MCEkoORK S
5-5
BELLFLOWER SPECIFIC PLAN I Mobility
This page intentionally left blank.
5-6
BELLFLOWER SPECIFIC PLAN I Mobility
FIGURE 5.2 Street Netw ork
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Specific Ptm Pro;aet Area
DOWNTOWN BELLFLOWER
Station Area Specific Plan
elPLACEWORKS
5-7
BELLFLOWER SPECIFIC PLAN I Mobility
This page intentionally left blank.
5-8
BELLFLOWER SPECIFIC PLAN Mobility
Pathway arterials should typically radiate out from a station portal in at least four directions, and extend out at a minimum of one-half mile from the station to an upper limit of three miles from the station.
Pathway arterials should also integrate the regional bikeway network at opportune points beyond the one-half mile access shed. As illustrated in Figure 5.1, the pathway arterials connecting the Downtown Bellflower Transit Station to the community include Bellflower Boulevard and Mayne Street. Because of the station's limited access points, ingress and egress to the site will be especially important.
Pathway Collectors
Pathway collectors are routes within the station area that feed into pathway arterials, support crossing movements, and enhance general station area permeability. They work to reduce travel distances for non - motorized users by focusing on the provision of efficient access to pathway arterials. Pathway collectors include streets and routes located within the one-half mile access shed of a transit station and streets that feed into the main branch lines or pathway arterials. They typically include design considerations that improve intersections and crossings. As illustrated in Figure 5.1, pathway collectors surrounding the Downtown Bellflower Transit Station includes Alondra Boulevard to the north, Mayne Street to the west, Flower Street, Park Street, and the bike trail to the south.
The Specific Plan provides guidance for the design of a comprehensive and context -sensitive street network to connect the Bellflower community. The Specific Plan area is characterized by a grid network, with a break in the pattern occurring where the railroad right-of-way crosses at a diagonal from north-west to south-east. Much of the street network within the Specific Plan area will remain the same in order to support new development and growth within the area. Some of the streetscape improvements implemented along Bellflower Boulevard will be extended from Mayne Street to Alondra Boulevard. There are additional proposed improvements along key arterials within the Specific Plan area. These improvements are intended to transform the existing auto -oriented streetscape into a more sustainable, multi -modal design. The Specific Plan's roadway and circulation network plans are described below and can be seen in Figure 5.2. The Specific Plan focuses on Bellflower Boulevard, Alondra Boulevard, Flower Street, and the bike trail because of their importance in relation to the Bellflower Station.
5.3.1 BELLFLOWER BOULEVARD
Existing Conditions
Bellflower Boulevard is classified as a secondary arterial roadway within the Specific Plan area by the General Plan Circulation Element as it distributes traffic to smaller geographic areas, connects drivers to higher volume arterials such as Alondra Boulevard, and accommodates 5-9
BELLFLOWER SPECIFIC PLAN I Mobility
trips of moderate length. However, in relation to the Bellflower Station it acts as an arterial and serves as the primary access route to and from the Bellflower Station and for people wishing to visit Downtown Bellflower. The existing boulevard is illustrated in Figure 5.3.
FIGURE 5.3 Bellflower Boulevard (Existing)
Sidewalk
8'
Travel
Lane
1 1'
Travel Travel Travel
Lane Lane Lane
11' 11' -11'
60'
80'
Parking Sidewalk
Lane
8' 10'
Bellflower Boulevard connects to Alondra Boulevard to the north and SR -91 to the south. It is a north -south, four -lane undivided roadway with a painted double yellow centerline, within the Specific Plan boundary. Bellflower Boulevard is well -traveled and has two lanes of travel in both directions, on -street parking, with left turn lanes at Alondra Boulevard, and no bicycle lanes. Within the Specific Plan area, Bellflower Boulevard has eight traffic signals, two pedestrian -dedicated flashing sign crossings, and one scramble intersection, meaning that all traffic signals turn red at the same time and pedestrians can move freely through the intersection (including diagonally) during the crossing period. Two bus routes travel along Bellflower Boulevard (see the Transit Network section for more information). Bellflower Boulevard is a completed Los Angeles County Traffic Signal Synchronization Program route.
Proposed Improvements
Improvements to Bellflower Boulevard are planned within the existing right-of-way. They include extending the street improvements between Mayne Street and Alondra Boulevard, as well as potential turn -outs for bus and rideshare services associated with the transit station. 5-10
BELLFLOWER SPECIFIC PLAN I Mobility
Since the Downtown Revitalization Vision Strategy was prepared in 2003, the City has been working on land use and design strategies to help downtown Bellflower develop its own unique sense of place. As part of these efforts significant improvements has been made along Bellflower Boulevard between Flower and the train tracks. Including new decorative traffic signal equipment, widening roads to provide exclusive turn lanes, new sidewalks and curb ramps, and decorative crosswalks. The City's vision is that these improvements would extended along Bellflower Boulevard north to Alondra Boulevard and south to the SR -91. •
5-11
BELLFLOWER SPECIFIC PLAN I Mobility
Extending the improvements that have already been started along Bellflower Boulevard will help create a cohesive corridor. Wider sidewalks with pedestrian amenities, such as street trees, landscaping, and lighting should be considered to enhance safety and the overall pedestrian environment.
5.3.2 ALONDRA BOULEVARD
Existing Conditions
Alondra Boulevard is a key east -west, auto -centric corridor with wide travel lanes, minimal street trees, and no bicycle lanes. It is classified as a major arterial roadway in the General Plan. It provides a high degree of mobility and access to the surrounding community. It is a main corridor for local traffic while being used as a thoroughfare for through traffic. It acts as a collector in relation to the future Bellflower Station.
Alondra Boulevard provides connectivity from the Specific Plan area to 1-605 to the east and 1-710 to the west. This is a heavily traveled roadway with two lanes of travel in each direction, one turning lane and on -street parking.
Alondra Boulevard, in the project vicinity, is an east -west, four -lane divided roadway with a continuous left -turn lane. The posted speed limit on Alondra Boulevard is 40 miles per hour. See Figure 5.4.
Within the Specific Plan area, there are seven traffic lights, complete with crosswalks to promote pedestrian safety. Alondra Boulevard also serves as a relatively busy corridor for public transportation and provides bus stops for four different bus routes within the Specific Plan area. Alondra Boulevard is a completed Los Angeles County Traffic Signal Synchronization Program route.
FIGURE 5.4 Alondra Boulevard (Existing)
Sidewalk
12'
Parking
Lane
Travel
Lane
Travel
Lane
Travel
Lane
Travel
Lane
9'
12'
12'
Turn
Lane
10'
100'
12'
12'
Parking
Lane
9'
Sidewalk
12'
UIrUUgrl dUUUU Slreel LreeS, I;UFU exleriSlurls, di -1U UUS Srlellers. 5-12
BELLFLOWER SPECIFIC PLAN I Mobility
Proposed Improvements
Improvements to Alondra Boulevard would take place within the existing right-of-way. The streetscape improvements to Alondra Boulevard should build upon those already made on Bellflower Boulevard with a focus on improvements to the pedestrian realm through added street trees, curb extensions, and bus shelters. Adding additional street trees and working within the existing right-of-way to add more pedestrian amenities and landscaping will help give Alondra Boulevard and the adjacent businesses a stronger identity and sense of place.
Proposed improvements along Alondra Boulevard include:
»
>)
Curb extensions at Alondra Boulevard at Eucalyptus Avenue.
Traffic signal replacement associated with curb extensions.
New bus shelters
See Figure 5.10 for recommended street trees and Section 5.4 for bikeway recommendations.
5-13
BELLFLOWER SPECIFIC PLAN l Mobility
5.3.3 FLOWER STREET
Existing Conditions
Flower Street, in the project vicinity, is an east -west, four -lane undivided roadway with a painted double yellow centerline. On -street parking is permitted on Flower Street.
Flower Street is classified as a Secondary Arterial roadway and serves to funnel traffic from local roads to the arterial network, particularly on the south side of the Specific Plan area. Flower Street intersects with Bellflower Boulevard, Woodruff Avenue, and Clark Avenue, and provides connections to the surrounding freeways and interstates.
Although not as heavily traveled as Bellflower Boulevard and Alondra Boulevard, Flower Street has two travel lanes in both directions, on - street parking, and serves only one bus route. See Figure 5.5.
FIGURE 5.5 Flower Street (Existing)
Sidewalk Parking Travel
Lane Lane
—4-10' • 8' 11'
Travel
Lane
10'
58'
Travel
Lane
a C=O
Travel Parking Sidewalk
Lane Lane
10' I 11' 8' —4-10'
5-14
BELLFLOWER SPECIFIC PLAN I Mobility
Proposed Section
Flower Street was recently re -paved and all intersections brought into ADA compliance. As such, changes along Flower Street are proposed to be more minimal but may include the addition of more street trees and the eventual undergrounding of overhead utilities.
As a secondary arterial, Flower Street is envisioned as part of the expanding bicycle network within Bellflower. The proposed street sections for Flower Street is in response to the Bellflower -Paramount Bike & Trail Master Plan. Although the Bicycle Master Plan proposes a Class II Bicycle Lane, this would require the removal of needed on -street parking or travel lanes. Therefore, it is proposed that Flower Street be designated a Class III Bicycle Route with shared lane markings along Flower Street from the Pacific Electric Rail Road right-of-way to the west City Boundary.
The proposed alternative, seen in Figure 5.6, would make Flower Street a designated bicycle route. Bicycles would share the existing road with vehicles, so no lane width alterations are needed. The shared -use lane is proposed along the length of Flower Street along the outside travel lane. This improvement would allow cyclists and commuters to connect into the multi -use trail that runs diagonally through Bellflower.
See Figure 5.10 for recommended street trees and Section 5.4 for bikeway recommendations.
FIGURE 5. 6 Flower Street (Proposed)
Sidewalk Parking
Lane
-`- --4-10' 8'
Teel
Lane
11'
Travel Travel
Lane Lane
10' 10'
5.4 BICYCLE NETWORK
58'
:- •..p
Tit/el Parking Sidewalk
ale Lane
11' - 8'—-----4-1O'---
Bicycling provides a sustainable solution for traveling the first and last mile to and from a transit station. While transit and bicycling are complementary modes, issues of infrastructure connectivity often 5-15
BELLFLOWER SPECIFIC PLAN I Mobility
impact a person's decision to bike the first and last mile of their journey from transit. The following section describes improvements to the bicycle network to promote bicycling within the Specific Plan area.
This section describes the existing conditions of the bicycle network within the Specific Plan area including its relation to the Bellflower - Paramount Bike & Trail Master Plan.
5.4.1 BICYCLE NETWORK
Figure 5.7 illustrates the level of bicycle accessibility within a half -mile radius of the Downtown Bellflower transit station. Using the station as a starting point, all possible bicycle routes were mapped based on the street grid and then consolidated into a larger catchment area or bike shed. The proposed metro line extension will be constructed on a right- of-way that is currently owned by the Pacific Electric Rail Road and partially occupied by a walking and bicycling trail (described in Section
5.4.3). This means that the existing path will need to be realigned in order to coexist with the rail line.
The existing bicycle network within the Specific Plan area consists of approximately 2.5 miles of existing bikeway infrastructure. The Specific Plan proposes to add another 2.5 miles of bikeways to the existing network as illustrated in Figure 5.7. Flower Street was selected based on the opportunities it presented to improve connectivity to the future transit station and to the regional bikeway network of neighboring cities.
Additional opportunities to expand Bellflower's bicycle network should make sure to tie into the existing network and should maintain compatibility with the Bellflower -Paramount Bike & Trail Master Plan. 5-16
BELLFLOWER SPECIFIC PLAN I Mobility
FIGURE 5 .7 Bicycle Netw ork
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DOWNTOWN BELLFLOWER
Station Area Specific Pilo
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5-17
BELLFLOWER SPECIFIC PLAN I Mobility
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BELLFLOWER SPECIFIC PLAN I Mobility
5.4.2 BICYCLE FACILITY TYPES
Bikeways are facilities that are designated primarily for bicycle travel.
They are generally divided into the following five classes per the Bellflower -Paramount Bike & Trail Master Plan:
Class I (Bike Path): Provides an exclusive right-of-way completely separated from the street used by motor vehicles. Designated for the exclusive use of bicycles and pedestrians with crossflow traffic minimized.
Class II (Bike Lane): Provides a restricted on -street right-of-way.
Designated for the exclusive or semi -exclusive use of bicycles with through travel by motor vehicles or pedestrians prohibited, but with crossflows by pedestrians and motorists permitted. Vehicle parking can be allowed to the right of a bike lane if sufficient right- of-way width exists.
Class III (Bike Route): Provides for shared use with motor vehicles and is on -street. Designated by signs or permanent markings.
Class III (Bike Boulevard): Provides for shared use with motor vehicles and is on -street. Designated by signs or permanent markings. It is further enhanced with traffic calming measures, bicycle wayfinding signage, and crossing improvements.
Class IV (Separated Bikeway or Cycle Track): Provides bikeways located in or adjacent to a roadway and separated from traffic by a physical barrier such as bollards, on -street parking, or planters.
This design allows an exclusive right-of-way for bicycle travel. 5-19
BELLFLOWER SPECIFIC PLAN J Mobility
5.4.3 WALKING AND BIKE TRAIL
Existing Conditions
The existing bike trail is a regional amenity and the backbone of Bellflower's bicycle network. It runs diagonally through the city along the railroad right-of-way from the San Gabriel River and the City of Cerritos to the east to the City of Paramount to the west. Because the railroad tracks form a natural barrier dividing the city, this trail is crucial to helping cyclists navigate the City. The current bike path includes a 4' bike lane in either direction with a 2' buffer and 6' pedestrian sidewalk.
Vision
The existing bike trail along the Pacific Electric Rail Road right-of-way is crucial to Bellflower's vision to plan for high -quality transit and a transit - supportive environment and the success of the bicycle network. The bicycle network is designed to intersect with the bike trail and connects in at several locations including the intersection of Flower Street and Mayne Street. If this bike trail were to be removed, it would turn the existing network into a series of bicycle segments —with large gaps between existing segments and no way to bridge the gap. Therefore, it is recommended that when the metro line is extended that it includes sufficient right-of-way that multi -use trails can be maintained for the length of the existing bike trail. An example of this approach is the new Santa Monica Extension, which includes a parallel multi -use trail for much of the route. See Figure 5.8. Additional street trees should be added along this pathway to enhance areas with more shading. Street trees will keep the path shaded and make it more welcoming and comfortable.
FIGURE 5.8 Walking and Bike Trail (Existing)
Pacific
Avenue
Pacific Electric
Rail Road
Right-of-way
Buffer
Pacific Electric
Rail Road
Right-of-way
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BELLFLOWER SPECIFIC PLAN I Mobility
,> PI FS I R(J 1 1jEI\'1�J'
The quality of the pedestrian environment often impacts a person's decision to walk or drive to an area. Adequate pedestrian infrastructure, together with appropriate land use designations, can help to activate corridors and promote pedestrian activity. This section discusses some of the existing opportunities to improve the pedestrian environment within Bellflower and to reinforce the area as a TOD district.
Sidewalks present inventive opportunities to transform streets into public spaces. In order to create a vibrant walking environment that encourages pedestrian activity, sidewalks need to be safe, connected, comfortable, accessible, and attractive. The sidewalk improvements made along Bellflower Boulevard are an example of a well -designed pedestrian environment.
Although sidewalks exist along major streets within the Specific Plan area, most sidewalks lack landscaping and shade and do not support high levels of pedestrian activity. The Specific Plan proposes a sidewalk hierarchy to establish a physical framework for sidewalk design. The sidewalk hierarchy shown in Figure 5.9 is intended to facilitate the most appropriate allocation of space that encourages people to walk as a part of their everyday routine.
The area immediately surrounding the proposed station location has a Walk Score of 79 out of 100, reflecting a very walkable area where most errands can be accomplished on foot. Walk Scores are determined by awarding points based on the distance from a particular origin to amenities in a variety of categories. Areas with amenities within a 5 - minute walk are given maximum points. Population density and road metrics such as block length and intersection density are analyzed when determining Walk Scores.
Due to the large block size on the east side of the study area, there is limited pedestrian connectivity between blocks. Barriers are present along the Bellflower bike trails where private residential fencing prevents residents of a large mobile home community and senior citizen housing development from easily accessing the multi -purpose trail.
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BELLFLOWER SPECIFIC PLAN Mobility
FIGURE 5. 9 Sidewalk Hierarchy
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DOWNTOWN BELLFLOWER
Station Area Specific Plan
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5.5.1 SIDEWALK HIERARCHY
The sidewalk hierarchy (Figure 5.9) is designed to support varying levels of pedestrian activity. It provides more space and wider sidewalks in areas with higher pedestrian activity and where greater needs for street furniture and additional pedestrian amenities are needed and narrower sidewalks where such needs do not exist. Sidewalks must serve a variety of competing uses. For example, the sidewalk must provide a buffer between pedestrians and the street, a buffer between pedestrians and store entrances, and serve as a thoroughfare and an amenity zone for items such as street furniture and street trees.
The sidewalk hierarchy is composed of three levels: Level 1 sidewalks, which are the widest sidewalks, should be located along pathway arterials to accommodate high levels of pedestrian activity. Level 2 sidewalks should be located along pathway collectors to accommodate moderate levels of pedestrian activity, while Level 3 sidewalks should be reserved for low -density residential streets. The various levels of the sidewalk hierarchy are defined as follows:
Level 1: Sidewalks are the widest sidewalks within the hierarchy and should have a minimum width of ten feet when possible in order to support high pedestrian volumes and to accommodate the street trees, benches, outdoor seating, and other amenities.
Level 1 sidewalks should be located along pathway arterials and areas with higher density, mixed -use, or commercial land use development, and near the future transit station. Space allocation for Level 1 sidewalks should favor the pedestrian and store frontage to provide adequate passing space between pedestrians and to accommodate for store -front amenities such as outdoor seating within commercial or mixed -use zones.
Level 2: Sidewalks are slightly narrower in width than Level 1 sidewalks and should have a minimum width of seven feet in order to accommodate moderate levels of pedestrian activity and to accommodate some pedestrian amenities. Level 2 sidewalks should be located along pathway collectors. Space allocation for Level 2 sidewalks should favor the pedestrian and street furniture.
Level 3: Sidewalks are the narrowest sidewalks within the hierarchy and should be located along low -density residential streets that do not carry high volumes of traffic or pedestrian activity. They should have a minimum width of five feet in order to meet American Disability Act (ADA) standards and be accessible for all pedestrians regardless of ability. Due to its minimal width, space allocation of Level 3 sidewalks should favor clear lines of travel for pedestrians.
Figure 5.9 illustrates the suggested locations of the various sidewalk levels. The Specific Plan, however, recognizes that sidewalk design and construction often occur under constrained conditions, such as narrow right-of-ways, utilities, grading, and topography. These are all key factors to consider when designing sidewalk improvements. 5-25
BELLFLOWER SPECIFIC PLAN I Mobility
5.6 STREET TREES
Street trees serve a variety of urban design functions such as acting as a pedestrian buffer, accentuating spaces, creating a sense of enclosure, improving air quality, reduction of heat island effect by providing shade and filtered light, and improving visual aesthetics along a corridor.
Street trees should be incorporated whenever possible, especially along pathway arterials. All street trees should be planted in accordance with established City planting standards. Planting a variety of tree species insures greater resilience and continuity when facing unforeseen events such as diseases and tree pests, and adverse weather and climate.
There are some trees that have been planted along front property lines that help to provide shade for pedestrians. There are ninety-six street trees on Bellflower Boulevard from Linden Street to the 91 -Freeway and forty-four street trees on Mayne Street between Bellflower Boulevard and Clark Avenue.
The streetscape design recommendations are focused on the following roadways: Bellflower Boulevard, Alondra Boulevard, Flower Street, and Mayne Street. Special care should be taken when planting trees in areas with overhead utility lines.
In general, a consistent, well -design landscape plan for the streets can provide shade, introduce seasonal color, define the street edge, and invite pedestrian activity. The following street tree recommendations (Figure 5.10) are based on Bellflower's Master Street Tree Master Plan with some additions.
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BELLFLOWER SPECIFIC PLAN I Mobility
FIGURE 5.10 Street Trees
Pink Trumpet Tree
Elegant Water Gum
Golden Rain Tree
Golden Trumpet Tree
Desert Willow
New Zealand Christmas Tree
Chinese Pistache
Tipu Tree (Requires 6' Parkways)
Australian Willow
5-27
BELLFLOWER SPECIFIC PLAN I Mobility
Street trees will be arranged along the sidewalk or landscape easements at intervals appropriate with street scale and canopy cover in order to provide a sense of rhythm and movement within the streetscape.
Flowering trees and trees with seasonal color have been selected to provide a dynamic color palette. The use of color is key for creating an active landscape which denotes the passing of time and creates visual interest.
The plant palette incorporates deciduous plant material to provide shade canopies during the warm season while allowing penetration of sunlight during the cooler months to provide a more comfortable and inviting atmosphere.
Incorporate suspended pavement system(s) improving soil volume to support larger tree species development and improve plant health, promoting higher plant success rates. Additionally, these systems provide storm water quality management through capture, evapotranspiration and storage.
The placement of trees and planted parkways will provide greater separation for pedestrians from the vehicle traffic, promoting the use of sidewalks by creating a more comfortable experience for pedestrians.
The plant palette avoids trees with invasive root structures and trees that drop excessive amounts of leaf and seed pod debris. 5-28
BELLFLOWER SPECIFIC PLAN I Mobility
5.7 ENTRIES & MONUMENTATION
Key intersections and gateways require greater attention to detail due to their prominent locations and sensitive relationship to the public realm. Special wayfinding signage is often used to mark the entrance or direction to a particular destination. In addition, the treatment of buildings and the public realm at key locations create a landmark and establish a unique sense of identity.
Key opportunity areas exist along major corridors and entrance points in the Specific Plan area including:
»
»
»
Existing wayfinding mural under SR -91
Existing arched gateway over Laurel Street
Future gateway feature at the southwest corner of Alondra Boulevard and Bellflower Boulevard
Future landmark feature in the plaza of the future transit station Future special monumentation for the Fire Museum
5.8 GREEN STREETS
The Specific Plan encourages the incorporation of sustainable landscape practices to achieve a desired visual aesthetic which includes healthy growing conditions, plant sizing, environmental sustainability in addition to contributing to the long-term development of Bellflower.
The following are guidelines for undertaking green street improvements:
»
»
The use of rain gardens, open tree grates, green roofs and pockets of open space to slow stormwater flow rates, allow natural percolation of runoff and reduce the heat island effect is encouraged.
Use of permeable pavement to capture and treat stormwater runoff must be used when appropriate. Examples of permeable paving include porous asphalt, reinforced grass, semi -impervious concrete paving blocks, and reinforced gravel with grass.
Stormwater retention system such as rain barrels are also encouraged in order to provide for non -potable uses such as irrigation.
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Irrigation controllers should be programmed to operate late night and early morning to reduce evaporation.
Plants with similar water requirements should be grouped together to utilize hydro zoning techniques. Trees should be pruned annually to maintain appearance, growth and to help develop scaffold branches to prevent toppling and storm or wind damage to specimens.
Vegetation in a state of decline or dead plant material should be replaced. Hardscape and landscaped planters should be kept clear of weeds, leaf litter, garbage, and other debris.
The governing documents of a common interest development or property owner associations cannot prohibit or include conditions that have the effect of prohibiting the use of low-water use plants or restricting compliance with a local water -efficient landscape ordinance or water conservation measure.
Implementation of infiltration best management practices must be strategically placed as not to cause adverse impacts to the proposed building structures. Infiltration within close proximity to foundations and footings is highly discouraged. Where high density and large building footprints occur, the locations of infiltration should be limited to select areas such as landscaping, parking lots, courtyards, plazas, and streets. Opportunities for infiltration include incorporation of underground detention systems with drywells, bioretention planters typically located within pedestrian zone landscape areas and permeable pavement within parking areas of streets and sidewalks.
Opportunities for biotreatment features such as storm water planters and bioretention facilities are optimally located within traditional landscape areas adjacent to hardscape or buildings.
Biotreatment planters can also be located around the buildings to provide treatment of roof runoff. See Figure 5.11.
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BELLFLOWER SPECIFIC PLAN I Mobility
5.9 TRANSIT CIRCULATION
The Specific Plan area has access to a network of public transportation options. Seven bus routes, operated by Metro, the City of Bellflower, and the Cities of Long Beach and Norwalk traverse through the Specific Plan area. The closest existing rail stations (located on the Metro Green Line) are the Lakewood Boulevard and Norwalk stations, 3 and 4 miles, respectively, north of the center of the Specific Plan area. There are no direct bus routes connecting residents of the Specific Plan area to the existing Green Line stations. The Metro Blue Line is approximately eight miles west of the center of the Specific Plan area, and the Metro 127 bus line provides connections to the Compton Station and greater Metro rail system.
5.9.1 BUS NETWORK
Existing Conditions
Buses are an amenity that connect residential districts, employment centers, and transit hubs while providing an alternative to single - occupancy driving. The quality and frequency of service often effects an individual's decision to ride transit. Bus stop amenities also help improve the bus -riding experience; these include shade elements, seating, vegetation, and real-time bus arrival information. Additionally, adequate pedestrian infrastructure at and within one-half mile or more of each stop is important to create a connection to local business and homes. The existing pedestrian hierarchy can be seen in Figure 5.9.
Within the Specific Plan area are seven bus lines that can be seen in Figure
5.12. Bellflower Bus operates two local bus services: The North Route and the South Route. These operate at one-half hour headways, the time between bus arrivals. These routes provide access to local amenities including Downtown Bellflower, the historic train depot, and Simms Park.
LA Metro operates two bus lines within the Specific Plan area. The 127 comes approximately every hour and provides access to Compton. The 128 runs at approximately forty -minute headways during peak periods and one hour off-peak. Long Beach Bus operates the 91, 92, and 93 bus routes in the area that run at twenty -minute headways and connect downtown Bellflower with Long Beach. Norwalk Bus operates Route 1 in Bellflower connecting residents to Norwalk and Rio Hondo College.
An on -board ridership survey undertaken by city staff indicated that 71% of Bellflower Bus riders were choice riders, meaning that they could have made the trip by another means. This number of riders and percentage of choice riders is likely to change with the opening of the Bellflower Station.
Proposed Improvements
To provide convenient and frequent bus service connection to the future Downtown Bellflower Transit Station, buses will be rerouted to provide direct access at the station site. Transit will also be integrated into the future parking and multi -modal structure to the south of the station site. 5-33
BELLFLOWER SPECIFIC PLAN I Mobility
This will enhance the connection between the surrounding neighborhoods and the station and increase the appeal for riders who may choose to take the bus and train. One proposed improvement is a north -south serving rapid bus service along Bellflower Boulevard.
Future studies will be undertaken to determine route connections, the location of new stops, and the frequency of bus service to serve the future riders and provide connections to local amenities.
5.9.2 WEST SANTA ANA BRANCH LINE
The Bellflower Station provides an opportunity to unite the City's goals for the downtown area with the benefits of a local connection to the future West Santa Ana Branch Transit Corridor and Metro's extensive transit network. This light -rail line will connect Bellflower and surrounding cities to Downtown Los Angeles to the north and Artesia to the south, and ultimately, to stations in Orange County. The West Santa Ana Branch Transit Corridor was included in a list of projects accelerated by the 2028 Los Angeles Olympics and is anticipated to connect Downtown Los Angeles and Downtown Bellflower with high -quality transit in 2027.
Bellflower's proximity to this transit line will provide opportunities to attract new development, encourage multimodal transportation, improve access to major employment centers, and reintroduce Downtown Bellflower as a thriving, experience -oriented district for residents and visitors.
Although the opening of the transit station is years away, the market is ready to start embracing future transit and to revitalize Bellflower's charming, walkable downtown. By introducing a transit station in the downtown core, Bellflower will create a setting for new high -quality residences and a range of new commercial and entertainment activity that will support and sustain a thriving downtown environment 5-34
BELLFLOWER SPECIFIC PLAN I Mobility
FIGURE 5.12 Bus Ro ut es
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Station Area Specific Plan
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BELLFLOWER SPECIFIC PLAN l Mobility
5.9.3 DOWNTOWN BELLFLOWER TRANSIT STATION
A station along the West Santa Ana Branch Transit Corridor is proposed at Bellflower Boulevard and the Pacific Electric ROW, at the northern edge of Downtown Bellflower. The Downtown Bellflower Station is consistent with the City's longstanding transit -oriented development vision, policies, and plans for Downtown. In addition, it was an historic stop on the Pacific Electric West Santa Ana Branch and is part of the City's transportation heritage, now honored by the restored Pacific Electric Depot.
Of the fifteen proposed station locations on the Eco-Rapid line, the Downtown Bellflower Station was one of six selected as a prototype location that would receive an additional level of research. The six prototype stations each possess community settings and opportunities that best represent study corridor opportunities as a whole.
Station Design Concepts
The city commissioned studies to explore the future station location and relationship to the surrounding site. One study explored two locations for the Bellflower Station. The first station option was located above Bellflower Boulevard with entrances on both the east and west of the roadway. A second station option was located to the west of Bellflower Boulevard with a single main entrance.
Both design options promoted the improvement of pedestrian infrastructure, the integration of the bike path and bus stops, connection to the future parking and multi -modal structure to the south of the station site, and the incorporation of open space and shopping amenities. These design elements activate the station's relationship with the vibrant Downtown Bellflower, which provides an amenity -rich streetscape to the south, and future amenities to the north recommended by this plan.
The conceptual station and site design was based on Metro standards and guidelines and the station's relationship to the surrounding site.
Standards and guidelines considered include LACMTA Metro Rail Design Criteria —Section 6 - Architectural Revision 9 (2015), LACMTA Metro Rail Architectural Directive (2010), Federal Transit Administration:
Americans with Disabilities Act: Guidance (FTA AADAG), and National Fire Protection Association (NFPA) 130: Standard for Fixed Guideway Transit and Passenger Rail. These provided guidelines on station and platform sizing, station accessibility, design and material criteria, life safety, and circulation and access elements.
The visualization below (Figure 5.13) is a conceptual view looking south of the future Bellflower Station above Bellflower Boulevard and associated -transit oriented development. The station acts as a gateway to Downtown Bellflower just south of the station. The site acts as a link in the public open space network while providing amenities to commuters and residents. This visualization demonstrates the opportunities to integrate the station into the local area along with 5-37
BELLFLOWER SPECIFIC PLAN I Mobility
enhanced pedestrian and open space amenities that unite the station with the transit -oriented goals of the city. Detailed assessment of pedestrian amenities is required to determine operational feasibility and effect on transportation.
Plans of the plaza and platform levels can be seen in Figures 5.14 through 5.17.
FIGURE 5.13 Conceptual Design
5-38
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structure pedestrian egress and station entra nce
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L. Aut omobile dr op off/pick up
M. Parking structur e with central atri um
N. St ation pl atform abov e street
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2. T op of platf orm at 27 f eet abov e grad e
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FIGURE 5.15 Bellflower Station Conceptual Design
BELLFLOWER SPECIFIC PLAN I Mobility
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BELLFLOWER SPECIFIC PLAN l Mobility
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2. R esid ential ab ov e
3. U nderground parki ng
4. Roof t op garden above parking at grade
B. Pedestrian plaza at ground level
C. Platf orm
1. B ott om of stru ct ur e et 16 f eet ab ove gr ade
2. Top of pl atf orm at 27 feat ab ove grad e
D. Tr ack
E. Elev at or s d own to pl az a L ev el
F. Stairs down to pla za l ev el
G. Emergency Egress d own to plaza level
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FIGURE 5.17 Bellflower Station Conceptual Design
BELLFLOWER SPECIFIC PLAN I Mobility
BELLFLOWER SPECIFIC PLAN I Infrastructure
6. INFRASTRUCTURE
Infrastructure and utility services such as water, wastewater, and stormwater drainage are critical elements that support the growth and change envisioned in the Specific Plan (Figure 6.1, Examples of Infrastructure Elements). The infrastructure chapter provides an overview of the existing conditions of the water, wastewater, and storm drainage systems serving the Specific Plan area, along with any recommended upgrades to accommodate future development.
FIGURE 6.1 Examples of Infrastructure Elements
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BELLFLOWER SPECIFIC PLAN I Infrastructure
The Bellflower Somerset Mutual Water Company (BSM) provides potable water within the boundary of the Specific Plan. Customer needs are served through local groundwater with supplemental quantities coming from recycled water. BSM owns roughly three quarters of the ground water supplies needed to serve its customers and leases the remainder from the City of Bellflower. Currently, most parcels within the Specific Plan area are not used as local groundwater recharge facilities. The primary groundwater production wells for the Specific Plan area are at the City Yard.
The Specific Plan area is serviced by pipes varying from four- to 48 -inches.
The largest pipe lines run along Woodruff Avenue, Pacific Avenue, Flora Vista Street, Bellflower Boulevard, and Alondra Boulevard. Most of the distribution pipes off the main lines are six- to ten -inches in size. Figure
6.2, Existing Water Lines, illustrates the water pipe line size and location for the Specific Plan area. The pipe lines are composed of a variety of materials including cast iron, ductile iron, and asbestos cement.
The water lines are sufficient for the current land uses in the Specific Plan area. There have been no recent improvement projects and there are no proposed improvement projects for the Specific Plan area.
Given the increase in water demand from the proposed increase in land use intensity for Planning Areas 2 and 3, it is likely that water mains would need to be upsized to provide water for both domestic use and fire protection. Proposed increases in water demands associated with the Specific Plan will need to be accounted for in future planning studies. The water provider, BSM, will need to evaluate and holistically analyze future development to decide whether water facilities require upgrades. 6-2
FIGURE 6.2 Existing Water Lines
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BELLFLOWER SPECIFIC PLAN I Infrastructure
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BELLFLOWER SPECIFIC PLAN Infrastructure
6.2 WASTEWATER SERVICES
Two sanitary wastewater systems exist in the Specific Plan area — local lines operated by the City of Bellflower and trunk lines operated by Los Angeles County Sanitation Districts (LACSD). The local lines are a series of primarily eight -inch gravity mains connecting to the trunk lines along Clark Avenue, Park Street, and Flora Vista Street. Figure 6.3, Existing WastewaterSystem, shows the location, width, and owner of the existing wastewater lines.
The City's wastewater collection system is maintained and managed by Los Angeles County Sanitation Districts (LACSD). The collection system consists of about 99 miles of gravity wastewater lines. Wastewater is collected by City lines and conveyed to trunk lines owned and maintained by Los Angeles County Sanitation District #2, which then treats the wastewater at a regional facility. Wastewater flows from the City ultimately flow to LACSD wastewater trunk lines and are treated by either the Los Coyotes Water Reclamation Plant (WRP), or the Joint Water Pollution Control Plant (JWPCP) in Carson. The Specific Plan area sewage flows only to the JWPCP.
The Specific Plan area was included in the City of Bellflower Wastewater Master Plan (SMP) drafted in March 2007. The purpose of the SMP was to evaluate the existing wastewater collection system in the City of Bellflower, which included modeling infrastructure to determine any segments in need of improvement and propose additional improvements for the future. The SMP notes three improvement tiers for wastewater lines across the City, based on depth of flow to diameter of pipe (d/D) ratio. These tiers correspond to priority for wastewater line improvement and correction measures, as shown in Figure 6.4, Existing Wastewater System Improvement Tiers.
Priority 1 Improvement lines are located along Alondra Boulevard, Clark Avenue and Woodruff Avenue. Priority 2 Improvement Tines are on Alondra Boulevard and Clark Avenue. The City currently has no wastewater improvement projects proposed for the Specific Plan area. In addition, there are no existing improvements required for the LACSD trunk lines or the JWPCP treatment facility.
Wastewater infrastructure in the Specific Plan area would likely need to be expanded to provide capacity for flows created by additional residential units and commercial space. There is adequate capacity in the LACSD trunk lines and the JWPCP treatment facility to allow for the proposed additional wastewater flows generated by the implementation of the Specific Plan, however the following City lines may require improvement to accommodate future buildout.
A portion of Planning Area 2 ultimately flows north to eight- and twelve -inch lines that are designated as Priority 1 and Priority 2 improvement areas. A portion of Planning Area 2 also flows south and west and ultimately ties into the twelve- and fifteen -inch lines along Clark Avenue which are also designated as Priority 1 and 6-5
BELLFLOWER SPECIFIC PLAN I Infrastructure
Priority 2 improvement lines. A northern portion of Planning Area 2 ties into the eight -and twenty -four -inch lines along Eucalyptus Avenue which are also designated as Priority 3 improvement lines.
This same area also ties into eight- inch lines along Leahy Avenue and Blaine Avenue, which are also designated as Priority 3 improvement lines.
The south portion of Planning Area 2 ties into the eight- and ten - inch lines at the intersection of Bellflower Boulevard and Flower Street; a portion of the lines are also designated as Priority 3 improvement lines.
Planning Area 3 ties into the eight- and ten -inch lines and at the intersection of Bellflower Boulevard and Flower Street; a portion of the lines are also designated as Priority 3 improvement lines.
Eastern flows from Planning Area 4 traveling to the west will pass through a Priority 3 improvement line. Western Planning Area 4 ties into eight -inch lines that are adequate. However, these lines flow in a westerly direction and tie into a Priority 2 eighteen -inch line on Clark Avenue, and may pass through a Priority 3 improvement line on Ardmore Avenue.
Improvements to lines within the Specific Plan area will be addressed through development impact fees for all new construction. New developments will be required to pay fees to the City associated with the increase in wastewater flows and connection fees imposed by LACSD.
Additionally, any new development that may impact existing LACSD facilities will be subject to review and requires LACSD approval before development can continue. Potential impacts to LACSD facilities and associated LACSD review requirements and connection fees must be analyzed on a project by project basis.
6-6
FIGURE 6.3 E xisting Wastewat er System
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BELLFLOWER SPECIFIC PLAN I Infrastructure
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6-8
FIGURE 6. 4 Existi ng Wastewater System Impr ovement Ti ers —lefferso.; Sr
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BELLFLOWER SPECIFIC PLAN I Infrastructure
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BELLFLOWER SPECIFIC PLAN I Infrastructure
6.3 FLOOD CONTROL AND STORM DRAINAGE
The Specific Plan area is mostly built out with a relatively high impervious condition. During storm events, most runoff does not have the opportunity to infiltrate and recharge groundwater except areas where there are existing pervious surfaces. This results in water flowing to stormwater drainage. Recent projects, such as The Mayne Events Center/Fire Museum, implement techniques that increase perviousness and provide opportunities for infiltration.
The City of Bellflower is served by two primary drainage systems operated and maintained by the City of Bellflower and the Los Angeles County Department of Public Works (LACDPW). Stormwater flows into City of Bellflower catch basins and storm drain pipes that range from eighteen -inches to 45 -inches in diameter and are primarily reinforced concrete pipe (RCP). Stormwater then flows into LACDPW drainage culverts up to 90 -inches wide. Stormwater flows discharge to the Los Cerritos Channel and ultimately into San Pedro Bay, Los Alamitos Bay, and the Los Cerritos Estuary. A portion of the Specific Plan area will be treated by the Caruthers Storm Capture facility when it is completed. The location and width of the storm drainage lines within the Specific Plan area are shown in Figure 6.5, Existing Storm Drains.
The City's flood control is sufficient, however, LACDPW has noted that the County storm drain lines serving the Specific area have design flow capacities that are less than the 50 -year frequency storm event. There are no planned improvement projects to the storm drainage system for the storm drain lines serving the Specific Plan area.
The implementation of the Specific Plan will not substantially alter the existing stormwater drainage pattern of the area and will use the existing drainage facilities within the public right of way. The City of Bellflower currently uses dry wells, tree wells, modular wetlands, bio-retention basins, and porous pavement in the downtown area. Additional methods to decrease stormwater runoff are included in the following section, Sustainable Infrastructure Recommendations.
Additionally, the Los Angeles County Fourth -Term Municipal Separate Storm Wastewater Systems (MS4) permit requires that new development and significant redevelopment projects incorporate Low Impact Development Best Management Practices (LID BMPs), which will result in more runoff retained on -site, further reducing flows. LID BMPs address post -construction storm water runoff management and preserve a site's predevelopment hydrology by minimizing the loss of natural hydrologic processes such as infiltration.
Infiltration is important to retain because when stormwater falls onto impervious surfaces, it cannot seep into the ground and therefore can cause flooding on roadways. Impervious roadways frequently wash stormwater runoff containing harmful pollutants into nearby water bodies, such as rivers and flood control channels, which lead directly to the ocean. These harmful pollutants include substances commonly 6-11
BELLFLOWER SPECIFIC PLAN I Infrastructure
present on roadway surfaces, such as dirt, oil, grease, toxic chemicals, and trash, and can harm wildlife in local water bodies as well as nearby plants and vegetation. Impervious roadways can also contribute to problems with stormwater quantity. Unlike flood control measures that are designed to handle peak storm flows, LID BMPs and treatment control BMPs are designed to retain, filter or treat more frequent, low - flow runoff or the "first -flush" runoff from storm events.
LID BMP options include first prioritizing full retention infiltration systems as they provide full retention of the water volume and can also contribute to groundwater recharge in some areas. The second priority is capturing and reusing ("harvest and reuse") stormwater on -site for either landscape irrigation or toilet flushing. Harvest and reuse BMPs are also full retention BMPs that provide additional water conservation benefits.
Projects that have demonstrated they cannot infiltrate and/or harvest and reuse 100 percent of the water quality volume may manage the remaining volume through the use of biofiltration BMPs which treat stormwater and release it back into the storm drain system. 6-12
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PLACEWORKS
BELLFLOWER SPECIFIC PLAN I Infrastructure
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BELLFLOWER SPECIFIC PLAN I Infrastructure
6.4 SUSTAINABLE INFRASTRUCTURE
RECOMMENDATIONS
The Specific Plan recommends adopting sustainable infrastructure into new development in an effort to improve water conservation, reduce potable water usage, support green infrastructure features within the public right-of-way and reduce the environmental footprint of the City. The following best practices and emerging trends and technologies that should be incorporated where feasible within the future redevelopment opportunities.
6.4.1 GREEN STREET FEATURES
Green streets are sustainable design features with many benefits. Green street design components include stormwater infiltration planters within parkways to treat lot runoff and roadway runoff; bulb out planters that provide traffic calming along with runoff treatment, tree boxes and light reflective paving surfaces which reduce heat island effects. Green street features should be coordinated with Public Works.
6.4.2 GRAY WATER SYSTEMS
Gray water systems collect and reuse the relatively clean waste water from showers, sinks, washing machines, and other kitchen appliances for toilet flushing or exterior landscaping, which can greatly reduce on -site potable water usage and wastewater generation fees. The process typically includes routing gray water, treating the water, and reusing the treated gray water within the building for toilet flushing or landscaping irrigation. Gray water systems are especially opportune and cost effective multifamily residential developments.
Bulb out planter with rainwater capture
Bulb out planters provide a location to
plant trees and other plants.
Storm water infiltration planter
between the street and sidewalk.
Gray water and rainwater capture can
be reused for landscape irrigation and
toiler flushing.
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BELLFLOWER SPECIFIC PLAN I Infrastructure
6.4.3 CISTERN AND REUSE SYSTEMS
Cisterns are tanks that collect runoff water from impervious areas and store the water for toilet flushing, irrigation, or other uses. Both small - and large-scale harvest and reuse systems may be feasible based on certain project types. Depending on the type of potable demand for landscape irrigation and toilet flushing of a new development of redevelopment, the implementation of a harvested rainwater BMP would provide a multi -benefit solution that could satisfy both water quality regulations and provide for a sustainable water quantity solution that would offset potable water costs. The efficiency and cost- effectiveness for harvest and reuse systems increases when combined with on -site gray water recycling systems.
6.4.4 GREEN ROOFS AND GREEN WALLS
Green roofs and green walls offer some of the most advanced ways to reduce stormwater runoff volumes and common pollutants. As open space becomes more limited within high density areas, green roofs provide a solution with many additional benefits including stormwater treatment, internal and external cooling effects for the building and aesthetic benefits, all within a shared footprint. Green roofs are most feasible when there is a sturdy building structure included in a project.
On the other hand, green walls require less structural stability and can be implemented on almost any vertical surface. Some opportunities include implementing green walls on the sides of large, above -ground parking structures. Green roof/wall design can be combined with harvest and reuse cisterns and gray water systems to provide a constant source of treated water for irrigation without increasing demands on local and regional potable water supplies.
Cisterns can be located above or below grade.
Examples of green roofs and walls.
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BELLFLOWER SPECIFIC PLAN I Infrastructure
6.5 PLANNING AREA 1
6.5.1 COMMUNITY DESIGN FRAMEWORK AND PUBLIC
IMPROVEMENTS PLAN
The Community Design Framework and Public Improvements Plan establishes a vision for Planning Area 1. The Community Design Framework and Public Improvements Plan provides a conceptual understanding of the overall design intent and vision for the project area to provide guidance for future project applicants. The following elements comprise the Community Design Framework and Public Improvements Plan:
A. Functional Connectivity. Planning Area 1 seeks to establish strong connections with the City's downtown area through the
establishment of a vibrant pedestrian -oriented environment, connection to existing and future planned transit options and maximizing the potential of integrated mixed -use developments that contribute to a strong local economy.
B. Physical Connectivity. Planning Area 1 promotes the
establishment of on -site and off -site amenities to further enhance pedestrian scale and function, and encourages the design of buildings and structures to enhance accessibility.
C. Framework Vision Plan. In collaboration with the residents of Bellflower, a framework Vision Plan was established for Planning Area 1. The Vision Plan describes the opportunities and constraints within Planning Area 1 and identifies the key features that influence its policies. The Vision Plan is illustrative only and may require additional approvals for use of rights -of -way. The Framework Vision Plan is shown in Figure 6.6, BAMU Framework Vision Plan.
D. Economic Development. The primary intent of Planning Area 1 is to establish a comprehensive economic development strategy that enhances opportunities for private sector investment. Land use standards, regulations and permitted uses have been developed with the expressed purpose of encouraging investment.
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BELLFLOWER SPECIFIC PLAN I Infrastructure
FIGURE 6.6 Planning Area 1 Framework Vision Plan
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BELLFLOWER SPECIFIC PLAN I Infrastructure
FIGURE 6.7 Planning Area 1 Conceptual Community Design
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BELLFLOWER SPECIFIC PLAN I Infrastructure
E. Conceptual Community Design Illustrations. In order to provide a visual depiction of the spirit and intent of Planning Area 1, conceptual illustrations have been developed. These illustrations visually describe what may result from the realization of the standards and provisions for Planning Area 1. These illustrations include:
1. Figure 6.7, Bellflower/Alondra Community Design Illustration provides a "bird's eye" view of the Bellflower/Alondra
intersection.
2. Figure 6.8, Conceptual Streetview Concept — Bellflower Boulevard provides a street level view of prototypical mixed - use development along Bellflower Boulevard.
3. Figure 6.9, Conceptual Streetview Concept— Residential Street provides street level view of prototypical residential
development along Eucalyptus Avenue.
FIGURE 6.8 Planning Area 1 Conceptual Streetview Concept — Bellflower Boulevard
\ _
N
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BELLFLOWER SPECIFIC PLAN I Infrastructure
FIGURE 6.9 Planning Area 1 Conceptual Streetview Concept — Residential Street
6.5.2 PLANNING AREA 1 INFRASTRUCTURE
Water and wastewater infrastructure improvements within Planning Area 1 was evaluated through the 2008 Bellflower Municipal Water System Water Master Plan and the 2007 City of Bellflower Wastewater Master Plan. As development projects are approved, required infrastructure improvements must comply with these documents.
A. Water. Planning Area 1 is currently served by an eighteen (18) inch backbone transmission main within Bellflower Boulevard, south of water Subsystem 2. The main extends along the Bellflower Bike Path and terminates at the City yard. Other water transmission pipes ranging in size from eight (8) inches to twelve (12) inches are contained within Alondra Boulevard, Leahy Avenue, and Flora Vista Street. Existing transmission pipes are also present in Cornuta Avenue to the east of Planning Area 1, and just east of Bellflower Boulevard intersecting with Oak Street and Belmont Street. Refer to Figure 6.10, Planning Area 1 Existing Water System.
1. Per the Bellflower Municipal Water System 2008 Water Master Plan, the primary improvement recommended within Planning Area 1 is a high capacity well at the City Yard. Other backbone and secondary transmission pipes within Planning Area 1 will remain in place and are not slated for upgrades.
Pipes within Systems 2 and 3 are anticipated to be increased from their current three (3) inch or four (4) inch sizes to six (6) inch or eight (8) inch sizes.
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BELLFLOWER SPECIFIC PLAN I Infrastructure
QIN* St •
Mama St.
BACIO3Ot E
TRANSA1ISaON
-SY€Ib
JP
t
Proposed High Capacity Well
Reservoir
Pump Station
BSMWC Pipes
Bellflower/Alondra
Mixed Use Overlay Boundary
10"
Ssrwrc
WELL SI
IAtett 1
tamed St
Wet
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WELL 33
1B•
SWING
RESERVOIR 1.
FUMA STATION
High
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aMw� St'!
Mllwp St
FIGURE 6.10 Planning Area 1 Existing Water System
2. All future development projects within Planning Area 1 must comply with the 2008 Water Master Plan and its successor(s).
Refer to 6.10: Existing Water System.
B. Wastewater. Planning Area 1 is currently served by the City's 95 - mile gravity wastewater system. Tributary areas 43, 44, and 45 are located within the eastern portion, with the intersection of Bellflower Boulevard and Alondra Boulevard served primarily by existing mains within those streets. Deficiencies are identified in the City's Wastewater Master Plan within Alondra Boulevard and Woodruff Avenue. Several lines adjacent to Alondra Boulevard and Flora Vista Street are also identified as deficient. The Master Plan confirms that the deficient reaches of wastewater mainlines are distributed throughout the City within Tributary Areas 1, 11, 28, 29, 30, 42, 44, 48, 49, 52, 59, 65, and 66. However, the most severe deficiencies occur in Tributary areas 48 and 42. Tributary area 48 is located directly east of Woodruff Avenue. Refer to Figure 6.11, Planning Area 1 Existing Wastewater System. To alleviate capacity issues, two (2) alternatives were studied that involve diverting wastewater flows to County Sanitation district trunk wastewater 6-22
BELLFLOWER SPECIFIC PLAN I Infrastructure
upstream of their current discharge points. Alternative 1 proposes four (4) connection points to eliminate deficiencies in McNabb Avenue south of Somerset Boulevard and Alondra Boulevard between Woodruff Avenue and McNabb Avenue. Deficiencies in Woodruff Avenue between Somerset Boulevard and Alondra
Boulevard would be reduced significantly. The four (4) connection points are as follows:
a. The west side wastewater in Woodruff Avenue at
Somerset Boulevard;
b. The east side wastewater in Woodruff Avenue at
Somerset Boulevard;
c. McNab Avenue at Somerset Boulevard;
d. Carfax Avenue at Somerset Boulevard.
Linden St
•
4 Contribution District Area Number
City Sewer
Trunk Sewer
Bellflower/Alondra
Mixed Use Overlay Boundary
Airman, gird
mike* k
FIGURE 6.11 Planning Area 1 Existing Wastewater System
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BELLFLOWER SPECIFIC PLAN I Infrastructure
In addition to improvements listed above, a new eighteen (18) inch wastewater line would be built along Alondra Boulevard from Woodruff Avenue to Eucalyptus Avenue and connect to the CSD East Compton Boulevard relief trunk line. The diversion would take the flow from the area north of Alondra Boulevard in Area 48 and divert it to the CSD trunk line. Refer to Figure 6.12, Planning Area 1 Future Wastewater System.
FIGURE 6.12 Planning Area 1 Future Wastewater System
Contribution District Area Number
New 18"VCP
City Sewer
Trunk Sewer
Bellflower/Alondra
Mixed Use Overlay Boundary
C. Circulation Improvements. Circulation improvements for Planning Area 1 seek to ensure that future development within the project area and the surrounding are consistent with the General Plan buildout assumptions. Hartzog & Crabill, Inc., in May, 2011 prepared a traffic impact study that recommended mitigation measures for several roadway segments that were forecasted to operate at deficient levels of service within Planning Area 1. Future development would require compliance with said traffic impact study and appropriate mitigation measures.
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sr.sLUIROtt.v-
CHAPTER 7
DESIGN GUIDELINES
BELLFLOWER SPECIFIC PLAN I Development Standards
7. URBAN DESIGN GUIDELINES
Design will play a crucial role in implementing the vision of creating of a transit supportive, high quality, pedestrian -friendly area. The layout of future development on infill sites, building placement and orientation, the design of public spaces, architectural character, and landscaping all contribute to the "sense of place" that is uniquely Bellflower. The design guidelines are intended to provide guidance to builders, engineers, designers, architects, city staff, and decision - makers from conceptual design to implementation. The following design principles have been established to reinforce the overall objectives of the Specific Plan:
ENCOURAGE TRANSPORTATION SUPPORTIVE DEVELOPMENT. With the future development of the new Metro station, it is essential that all new investment within the Specific Plan is transit supportive. This includes ensuring adequate land use densities, creating an inviting pedestrian environment, and providing amenities for mufti -modal transportation including bicyclists, pedestrians, and transit riders.
The Specific Plan area should be designed so that pedestrians, bicyclists, and vehicles can all safely coexist. Conflict zones should be reduced, and non -vehicular traffic and circulation should be encouraged. Convenient and comfortable pedestrian paseos connecting residential, commercial, and open space uses improves pedestrian, as well as vehicular circulation.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
CREATE VIBRANT PUBLIC PLACES. There are many
components that collectively help create a vibrant
and unique downtown. The placement of
buildings, street trees, attractive landscaping,
decorative lighting, and pedestrian scaled
amenities can all help to create a comfortable and
memorable environment. Interesting building
forms and facades can positively influence the
pedestrian experience and help in generating
pedestrian activity and increasing a sense of
security.
While the Bellflower and Alondra corridors have
historically been oriented to the automobile, it is
the people, not the cars upon which downtown
Bellflower depends. New development and
redevelopment along the Bellflower and Alondra
corridors should encourage people to stop and
utilize the spaces as opposed to just pass through.
Achievement of this principle can include human -
scale details, signage, cohesive architectural
imagery, pedestrian amenities and strong
relationships between the buildings, sidewalks
and other outdoor spaces.
PROMOTE HIGH QUALITY DESIGN. Building
materials and landscaping should be chosen
carefully for their ability to be maintained in a cost- effective manner at the same high quality as when
they were originally installed.
Buildings should also incorporate sustainable design practices. The daylighting of buildings, the use of energy efficient appliances, and incorporating permeable surfaces are some of the ways to reduce energy demand and promote resource conservation.
1.1 ABOUT THE DESIGN GUIDELINES
The design guidelines should be used in conjunction with the development standards in Chapter 4 to evaluate proposed developments. While the design guidelines promote a quality design, they are not a set of rigid requirements. They are general and illustrative in nature and are intended to encourage creativity and variety on the part of licensed designers. In some instances, one guideline may be relaxed in order to accomplish another, more important, guideline. The overall objective is to ensure that the intent and spirit of the design guidelines are followed to attain the best possible design solutions.
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BELLFLOWER SPECIFIC PLAN l Design Guidelines
7.2 SITE DESIGN GUIDELINES (PLANNING AREAS 2, 3,
AND 4)
Site design is an important process critical to
any development that may occur in
Bellflower. A project's site plan will
determine how buildings are placed on a
site, where access will occur, and how
structures and spaces are located in relation
to each other and to adjacent off -site uses.
The following guidelines must be integrated
in the site design of all new projects.
Alternatives will be permitted only if the
intent of the design guideline is met as
determined by the Director.
7.2.1 BUILDING PLACEMENT AND
ORIENTATION
Building placement and orientation have a
significant impact on the way people
experience a site. Visually interesting
buildings that are oriented to the street
shape the area's character as well as the
visitor's experience. Locating parking behind
buildings, placing buildings closer to the
public street edge, and placing a majority of
active ground floor uses on the same
frontage all contribute to making the public
street frontage more inviting to pedestrians.
Buildings must have a strong presence
and encourage activity along the
street frontage.
Buildings must be oriented to the
adjacent public street or internal
street if the site contains multiple
buildings.
When adjacent uses can mutually
benefit from connection, appropriate
linkages (e.g., common landscape
areas, building orientation, pedestrian
paseos and unfenced property lines)
are recommended. Shared drives are
highly encouraged.
Buildings are oriented toward the
street.
Open spaces provide the public with
places for activity.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
Pedestrian pathway.
Landscaping elements.
»
Buildings may be set back from the street and alcoves provided to include small plazas, entry nooks, and outdoor cafe seating.
When commercial development is adjacent to residential uses, commercial access must not front onto residential uses.
7.2.2 OUTDOOR OPEN SPACE
Outdoor places, or people places, are spaces
that extend the indoor environment to the
outdoors. They are essential components of
placemaking — contributing significantly to
the character and activity levels of a place.
These places are created through the
clustering of buildings and landscapes to
define outdoor space, plazas, or recreation
areas, and can accommodate an array of
functions including social gathering, working,
dining, leisure, and recreation.
» Common open spaces must be
designed with consideration for solar and
shade orientation, inclement weather,
public access, safety and security, ease of
maintenance, usability, and aesthetic
quality to the extent possible.
» Open space areas cannot have parking,
driveway, or right-of-way encroachments.
» Common and/or public open space
must be accessible by pedestrian pathway
from the interior of the building and along
main public walkways.
» Non-residential open space
requirements may be satisfied by outdoor
dining areas, plazas, or other usable
outdoor use, as approved by the Director
» For residential uses, private useable
open space must be contiguous to the
residential units served and screened for
privacy.
» Larger projects must contribute to and
connect with a comprehensive network of
integrated open spaces throughout the
Specific Plan area.
» Open spaces that incorporate
amenities to facilitate outdoor activities, including seating, are encouraged. » Ground surfaces in open spaces must maximize permeable surfaces. The use of permeable paving is encouraged for the reduction of stormwater 7-4
BELLFLOWER SPECIFIC PLAN l Design Guidelines
runoff and absorption of rainwater to the water table. Where it is not possible to provide significant permeable areas on site, collection, storage and re -use of stormwater is encouraged.
7.2.3 LANDSCAPING
Landscaping creates an environment that is
comfortable, attractive, and complements and
enhances the community as a whole while providing a
unique sense of place at the Bellflower Station and
along the Flower Street corridor. The following
landscape design guidelines are provided to ensure
quality and excellence that will add value to
surrounding community and to create a sustainable
environment through responsible design practices.
»
»
Landscaping must be an integral component of
the overall project design. Areas not utilized by
structures, storage, paved walks, plazas,
driveways or parking must be landscaped.
Landscaping must be maintained in a weed free
condition with a combination of trees, shrubs
and ground cover.
Landscaping adjacent to the
public way can provide shade
and enhance the pedestrian
experience.
Landscaping should enhance the quality of developments by framing and softening the appearance of buildings, screening undesirable views, buffering incompatible uses and providing shade.
Landscape designs must emphasize water -efficient or drought tolerant plants.
Vines and climbing plants on buildings, trellises, perimeter walls, and fences are encouraged, both to create an attractive appearance and to minimize graffiti.
Landscaping along public streets must be consistent, formalized, and composed of signature plantings from the recommended street tree palette, Figure 5.10, Street Trees (Chapter 5), to create an attractive and cohesive community identity.
Within 5 years of planting, trees along public streets must be taller than the first floor of adjacent buildings and achieve a minimum canopy of 15 feet.
Shrubs and understory plantings adjacent to the street or in medians must not exceed 18 inches at maturity.
Trees and shrub spacing must allow for maintenance access at maturity.
Landscaping elements, such as bioswales, that absorb water runoff and provide biotreatment are encouraged where appropriate.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
7.2.4 SITE ACCESS
Site access configuration affects the safety and experience of pedestrians, bicyclists, and those in vehicles. Well -designed access enhances interest along the public street, improves circulation, and minimizes potential conflicts.
Pedestrian access and circulation from transit stops and public sidewalks must be prioritized in the site design.
Site access and internal circulation must be arranged in a logical manner that promote safety, efficiency, convenience and minimize conflict between vehicles and pedestrians. Access must be designed to promote safety by providing unobstructed sight lines into the accessway from surrounding public areas and be well -lit.
Define site access entries with special paving, lighting and/or landscape treatments.
Site plans must balance the provision of adequate vehicular access and the desire to eliminate unnecessary driveway entrances and provide shared access with other properties. The use of common or shared driveways between adjacent uses is strongly encouraged.
Driveways must be sited to avoid interfering with traffic flow along adjacent streets and located as far from intersections as possible.
Passenger pickup and drop-off areas should not interfere with on -site and off -site vehicular and pedestrian circulation.
Pedestrian access to commercial and office sites must be provided from adjacent residential neighborhoods when appropriate.
Consolidated driveways and pedestrian
pathways reduce conflicts.
Photovoltaic cells provide shade and electricity.
Landscaping separates walkways and provides shade.
7.2.5 PARKING
Parking configuration, placement, and access is essential to the function and vitality of a neighborhood. Visibility of parking areas has a significant impact on the character and vitality of street life. Parking areas can also provide significant opportunities to reduce environmental impacts with proper placement and landscape treatment.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
dinTelrl will!i!
The parking structure facade is
coordinated with adjacent buildings.
»
»
Large surface parking areas, where cars would dominate views, must be avoided. Parking areas in front of the building is discouraged. Parking must be located at the rear and/or side of the property when feasible. Large surface parking lots must be divided into a series of small parking areas with convenient access that relates to adjacent buildings.
Except for driveways and/or entrances required for access to parking, no parking or loading can be visible from a public street. Where visibility from a public street is unavoidable, landscaping techniques must be used to provide screening.
A safe pedestrian path must be provided from all parking areas to the main entrances of building(s). Unobstructed visibility and clear delineations between pedestrian paths and vehicular travel aisles must be provided. The use of landscaping, walkways, and decorative hardscape to delineate pedestrian circulation is encouraged.
For mixed -use projects, parking facilities for residential uses and commercial uses should be separated.
Developments are encouraged to provide bicycle storage facilities such as decorative racks or lockers. Bicycle storage such as racks or lockers should be provided and be easily accessible from the street and the pedestrian routes. Bicycle storage should be easily accessible from the street, transit stops and pedestrian routes.
The use of photovoltaic cells to cover parking areas is encouraged.
Parking Lot and Structure Landscaping
» Landscaping must be used to separate parking from buildings and to reduce the visual impact of paved surfaces. Landscaping at the base of buildings is encouraged to soften the transition between building and parking lot.
Landscaping must be used within large paved areas to reduce heat island effect. Shade trees and shade structures should be provided in parking lots to reduce the amount of heat absorbed by paved parking surfaces. Trees should achieve a shade canopy within 10 years of planting.
The landscaping and design of parking lots and structures must incorporate sustainable design features where feasible. Such features include, but are not limited to, permeable paving, bioswales, and native landscaping to prevent water runoff, reduce solar heat gain, and minimize the need for extensive maintenance.
»
Parking Structures
Parking structure design must be compatible with the architectural design of adjacent buildings and consistent with the overall design of a project.
The integration of retail and other uses is encouraged along the street frontage of the parking structure.
Parking structures should be designed to provide natural surveillance into the structure, elevators, and stairs from adjacent activity, public areas, and from within the parking structure. The location of building elements and 7-7
BELLFLOWER SPECIFIC PLAN I Design Guidelines
exterior treatments should be designed to ensure daytime and nighttime visibility.
7.2.6 SERVICE AND LOADING
Loading, unloading, and service areas must be located and screened to minimize direct exposure to public view and reduce visual impacts.
Delivery truck unloading zones must not obstruct vehicular circulation and parking areas. Loading and service areas must be separate from the primary public access where feasible.
Loading area location and design should prevent truck back-up maneuvers from or onto public rights -of -way or parking aisles.
Commercial loading areas must be placed as far as possible from residential units and be completely screened from adjacent residential development.
7.2.7 SCREENING: FENCES, WALLS, AND GATES
»
Walls and fences must be architecturally designed and consistent with the overall character of the site.
Walls and fences must be kept as low as possible while performing their intended function. Walls must be kept to a minimum height to avoid a "fortress" appearance.
Fences and walls must have an articulated design. Articulation can be created by having regularly spaced posts, changes in height, and by using different building materials at the base, posts, or the cap of the fence/wall.
The incorporation of vines on walls and fences is encouraged to reduce the heat island effect and help reduce graffiti.
7.2.8 UTILITY, STORAGE, TRASH, AND RECYCLING FACILITIES »
Service areas, trash enclosures, loading facilities, mechanical and other equipment must be located and screened so that they are not visible from a public street, open space, or from the upper stories of adjacent structures. Screening devices must be compatible with the architecture, materials, and color of adjacent buildings to the extent possible.
Outdoor trash and storage areas must be covered to reduce pollution introduction.
Refuse storage areas must be conveniently located for building users.
All rooftop mechanical systems must be enclosed to mitigate visual and noise pollutions. Rooftop equipment on flat roofs must be located and screened in such a way as to not be visible from ground level. Flat roofs must have a minimum 3 -foot high decorative parapet to screen views of roof -mounted utilities.
Fire sprinkler standpipe assemblies must be located within the interior of the building.
Vine growth on utility screen.
Trash and utility enclosures..
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BELLFLOWER SPECIFIC PLAN Design Guidelines
7.3 BUILDING DESIGN (PLANNING AREAS 2, 3, AND
4)
7.3.1 BUILDING FORM AND MASSING
Building massing is the overall shape and size of a building in terms of scale, bulkiness, and relationship to exterior spaces. Care must be taken to articulate the building to create a welcoming public realm and reduce the appearance of oppressive and monolithic building forms. The site and neighboring conditions are key to developing appropriate massing.
»
Massing design must include appropriate variation in the footprint, setbacks, wall plane projections and recesses, wall height, and roof form.
Building height must be compatible with and transition from the heights of adjacent developments.
Substantial projects must be designed to appear as several smaller buildings to provide an intimate scale. Variations in roof form, height, and profiles can be used to provide visual interest and reduce the overall mass of the building
Architectural elements such as recessed or projecting balconies, porches or other elements that add visual interest, human scale and character to the neighborhood are encouraged. Upper floors should have varied setbacks to accommodate balconies, seating and other architectural treatments.
Massing must consider passive solar and wind orientation to maximize natural daylighting and ventilation.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
Frontages
Building frontages —the portion of the building facing the primary street have been categorized by type in this Specific Plan to address the design elements that are appropriate for a building's ground floor front facade. The street frontage environment includes any yard or setback area that extends to the street. It is an important element of urban design because it informs how a building engages the public realm and largely determines the character of the area and the quality of the pedestrian environment. At the ground floor, the frontage is typically the primary access point into a building and consequently visually reinforces a building's "human scale." Frontage types for Planning Areas 2, 3, and 4 are shown in Figure 7.1.
FIGURE 7.1 Permitted Frontage
by Planning Area
FRONTAGE TYPES
PLANNING
AREA 4
PLANNING
AREA 2 AND 3
A. Shopfront
B. Forecourt
C. Arcade
D. Terrace
E. Stoop
F. Porch
Indicates permitted frontage type. This table is comprehensive of all permitted frontage types.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
A. SHOPFRONT FRONTAGE
Description
A shopfront is a frontage where the building facade and entrance are at sidewalk grade and close to the pedestrian zone. Shopfronts include large areas of transparent openings and doors and are commonly equipped with cantilevered roofs or awnings. Shopfronts typically provide access directly from sidewalks and are oriented to display ground -level commercial uses.
This frontage type is typically used for commercial use. This frontage type can be used in conjunction with terrace, and or forecourt to create a more engaging street.
Examples of Shop front Frontage (above) Sample illustration (below) oLi
1 IT WRIP
Illustrated Elevation
+-'
__ .+-« -
---
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
B. FORECOURT FRONTAGE
Description
A forecourt is a frontage where a portion of the building facade is recessed from the primary building facade. The forecourt may be used as an entry court and open space for residential uses, or as additional shopping or seating areas for commercial uses. Forecourts with large trees and lush landscaping offer visual and environmental variety to the urban streetscape.
This frontage type is appropriate for either residential and/or commercial uses. A combination of both uses can be achieved by using the forecourt as a residential entrance while commercial uses occupy street adjacent building space. This type can be used in conjunction with shopfronts and stoops as a transition into residential frontage.
Examples of Forecourt Frontage (above) Sample illustration (below) Illustrated Elevation
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BELLFLOWER SPECIFIC PLAN l Design Guidelines
C. ARCADE FRONTAGE
Description
An arcade is a frontage where the building facade is aligned close to the pedestrian zone with a colonnade recessed into the building. The colonnade supports habitable commercial or residential space above. The colonnade covering the sidewalk provides pedestrian shelter and opportunities for covered outdoor dining.
This frontage type is appropriate for the Bellflower Station area.
Illustrated Elevation
Examples of Arcade Frontage (above) Sample illustration (below) 7-13
BELLFLOWER SPECIFIC PLAN I Design Guidelines
D. TERRACE FRONTAGE
Description
A terrace is a frontage where the building facade is set back from the street, paseo, or open space, by an elevated open area that is paved or planted. This frontage type can effectively buffer building uses from the sidewalk.
This type is recommended for residential and commercial use as it allows for semi -private use of frontage areas.
Illustrated Elevation
Examples of Terrace Frontage (above) Sample illustration (below) 7-14
BELLFLOWER SPECIFIC PLAN I Design Guidelines
E. STOOP FRONTAGE
Description
A stoop is a frontage where the building facade is separated from the street, paseo, or open space, by an entrance to the elevated ground floor of the building. The entrance is usually an exterior stair and landing and may be covered.
This frontage type is recommended for ground -floor residential uses to facilitate a transition and to provide separation between an active public street and a private residence.
Illustrated Elevation
Examples of Stoop Frontage (above) Sample illustration (below) 7-15
BELLFLOWER SPECIFIC PLAN I Design Guidelines
F. PORCH FRONTAGE
Description
Porch frontage is common where the facade is set back from the right of way and a porch is appended to the facade, encroaching into the front yard. This frontage type is primarily associated with single family houses, but can be used with other building types depending on the context and design. Porches typically have a fence defining the area of the porch as well as an overhang or overhead coverage.
A fence or wall at the property line should not be used to define the private space when porches are provided.
Examples of Porch Frontage (above) Sample illustration (below) fi
Illustrated Elevation
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BELLFLOWER SPECIFIC PLAN i Design Guidelines
Well designed facade articulation in combination with the use of a variety of quality materials and colors creates interest and helps define a neighborhood.
7.3.2 FACADES AND ARTICULATION
Facades are the external building face(s) that are visible from a public street or open space; The design of facades often sets the tone for the rest of the building and the neighborhood. The design, rhythm, and composition of facades, achieved through the arrangement of surface articulation, architectural elements, and materials, provides visual cues that support navigability and mobility for pedestrians, thereby enhancing the safety, convenience, and comfort of the public realm. » Building facades must be well designed and detailed in a way that makes them appear human in scale and reduces visual mass.
Design elements may include varying materials, voids of open space, changes in plane, and vertical elements, such as pilasters.
Architectural elements and accents must be appropriate for the overall building design and form an integral part of the building. » Buildings must have a clear base, middle, and top by providing horizontal differentiating treatment. The base must visibly anchor the building to the ground and the eave or parapet must provide a visual termination of the building.
» Design features must be consistent on all elevations of a structure. Buildings must incorporate 360 -degree architecture, whereby similar and complementary massing, materials, and details are incorporated into side and rear facades.
» The highest level of articulation must occur on the front facade and facades visible from publicly accessible areas. Blank walls must be avoided and cannot face onto pedestrian spaces and streets. » Facades must incorporate "human" or intimate scale
architectural details and materials, such as arches, trellises, awnings, signage, recessed entries, or transparent storefronts on lower walls.
»
The use of awnings, canopies, and overhangs that fit
entrance or window openings are encouraged to provide
visual appeal and protection from the weather.
Surface detailing cannot serve as a substitute for distinctive massing.
7.3.3 COLORS AND MATERIALS
Appropriately applied color and material choices create interest and support a sense of place in a neighborhood when combined with facade modulation. Materials must comply with Section 7.6.4.G.2. 7-17
BELLFLOWER SPECIFIC PLAN I Design Guidelines
»
All facades and elements of the primary structure must be unified by a complimentary and consistent use of building materials, textures, and colors.
Facade treatment materials and architectural elements
must be of a good quality, durable, and weather resistant to create buildings that are long lasting and can be
adaptively reused over time.
Color and material applications on a facade must be varied to create visual articulation and accentuate architectural details compatible with the architectural character of the building.
Materials and colors must be used to imply form changes, particularly for entrance lobbies, massing changes, and different uses or tenants.
Construction details must be authentic and applied with consistency.
Recommended primary materials include glass, stucco,
insulated concrete forms, stone, and brick masonry. The use of natural and local materials is encouraged. Metal awnings are not allowed.
Materials and technologies that minimize environmental
impacts, reduce energy and resource are highly
encouraged.
Gutters, scuppers and downspouts must be integrated
into the exterior design and not "tacked on." These items must be finished to blend in with the background material or be integrated into the architectural design.
7.3A BUILDING ENTRANCES
Well positioned and identified entrances orient the building, create a welcoming public realm, and frame the character of the streetscape.
»
»
Primary building entrances must be located along major
corridors (Bellflower Boulevard and Flower Street).
All building entrances must adhere to the requirements
of the Americans with Disabilities Act (ADA) and have
direct at -grade access at ground level.
Primary and secondary building entries, including
courtyard doors or gates used as building entries, must be attractively designed as an important architectural
feature and may include the use of architectural
features, landscaping, and lighting.
Separate entrances for retail, residential, and parking should be accessible from the sidewalk.
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BELLFLOWER SPECIFIC PLAN Design Guidelines
Architectural design and massing
emphasizes and engages the street
corner.
Commercial and residential windows
are oriented toward the public street.
Rear entrances must not be more prominent than the front, primary entrance. Public rear entrances must be visible and easily located.
For mixed -use buildings, separate entrances and pedestrian accessible pathways must be provided for residential and non-residential uses.
7.3.5 CORNER DESIGN
Intersections and the corners that frame them present the opportunity to create identity and positive visual impact for the neighborhood. »
Development occurring at corner locations must anchor the corner. This can be accomplished using a reverse building placement where the main building is placed on the corner or by using a prominent landscaping feature.
Buildings at street corners must incorporate design features that highlight the intersection. These features may include architectural elements such as distinctive corner massing, vertical design elements or prominent pedestrian spaces such as plazas.
Development occurring near the Bellflower Civic Center Plaza should complement and enhance the Plaza.
7.3.6 WINDOWS
Windows are a key architectural element for providing rhythm and scale on a facade. Windows provide a building with natural light and fresh air and frame views.
»
The size of doors and windows must relate to the scale and proportions of the overall architectural style.
Windows must maximize desirable natural lighting and air circulation.
Windows must allow building users to have "eyes on the street" for natural surveillance.
For residential developments, windows and doors must be recessed to prevent wall surfaces from being monotonously flat.
For commercial uses, ground level facades must have a minimum 50 percent of commercial windows to provide transparency, visual interest, and a safe and active street scene. A section of facade must not exceed 20 linear feet of blank wall.
7.3.7 ROOFS
Roof form and design are important to the overall architectural character of the building.
Roofs and rooflines must be cohesive in design throughout a building or group of buildings, including accessory buildings. Overly complex and distracting roofs are not encouraged.
Roof massing, materials, and design must be consistent with the desired architectural style and complimentary to adjacent structures. 7-19
BELLFLOWER SPECIFIC PLAN l Design Guidelines
The use of light-colored roofing materials or green roofs to reflect heat and reduce cooling in buildings is encouraged.
» The use of solar panels on roofs is encouraged.
7.3.8 ARCHITECTURAL LIGHTING
»
Lighting must be designed as part of the overall architectural style enhance the building's form, colors, and materials.
Lighting must minimize contribution to light pollution. The lighting of full facades or roofs, lights aimed directly at the sky, lights projecting off site, and exposed bulbs are discouraged.
The latest technical and operational energy conservation concepts must be considered in lighting designs.
Primary and secondary building entrances, vehicle entrances, driveways, parking and service areas, pedestrian entrances, walkways, and activity areas must be properly lighted to maintain a safe environment.
7.3.9 GREEN BUILDING AND SUSTAINABLE DESIGN
Building and site design must strive to integrate sustainable practices that conserve energy and water resources, reduce waste, and reduce the effects of urban heat gain.
Buildings must integrate passive design strategies including natural daylighting and ventilation.
Use of Leadership in Energy and Environmental Design (LEED) building components and achieving LEED certification is encouraged.
7.4 PUBLIC REALM DESIGN (PL. ; ,NNEN
AND 4)
7.4.1 STREETSCAPE DESIGN
Along with landscaping, well designed and selected streetscape elements, such as furniture and public art, contribute to the public realm by delineating paths of travel, providing places to rest and shade, and defining the character of an area by providing visual and structural continuity.
»
Streetscape design elements, including street furniture and public art, must be selected to provide a cohesive environment and identifiable character.
Color and material selection that enhances a unified street furniture "look" is encouraged.
The selection of street furniture products, including seating, planters, bollards, trash receptacles and newspaper racks, must be durable, decorative and able to withstand inclement weather.
Human -scaled pedestrian lighting
enhances public activity areas.
Lighting should complement a
building's architectural design.
Green roofs help manage water run-
off and reduce heat gain.
Architectural design that integrates
passive design and sustainable
materials is encouraged.
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BELLFLOWER SPECIFIC PLAN l Design Guidelines
Well designed and selected
streetscape elements contribute to the
public realm.
»
Street furnishings and amenities must not obstruct pedestrian or bicycle circulation. Street furnishings cannot impede the path of travel required to comply with the Americans with Disabilities Act (ADA). Street furniture cannot impede entry to the building or preclude applicable emergency exit requirements.
Permanently affixed streetscape amenities must minimize impacts on water runoff.
» The street tree palette is in Section 5.6, Street Trees. » Entry and monument guidelines are in Section 5.7, Entries and Monumentation.
» Tree grates must occur along street edges and plazas where a continuous walking surface is needed. Grate sizes must be a minimum of four feet in diameter. Knockouts must be provided to enlarge the inside diameter for supporting a larger tree trunk as the tree grows.
Tree guards must extend vertically from tree grates and serve to protect trees in highly active areas. Tree guards must be narrow and painted in a similar color and relate to other site furnishings.
»
7.4.2 LIGHTING
» Exterior lighting must be designed with consideration of day and nighttime activities in the area. Lighting must create a nighttime ambiance that complements the adjacent buildings and public realm and promotes a sense of safety.
» Pedestrian -scaled lighting for sidewalk and street illumination is encouraged. Lighting must enhance the pedestrian experience at night. » Lighting must be provided at regular intervals to prevent the creation of light and dark pockets.
Light fixtures and structural supports must be architecturally compatible with the adjacent building(s).
» The latest technical and operational energy conservation concepts must be considered in lighting designs.
» Lighting cannot be animated.
» Overhead service wires or exposed conduit must not be used.
7.4.3 SIGNAGE
All development within Planning Areas 2, 3, and 4 must have a "sign program" as part of the project design. The sign program will identify the location for all signage that may be located on the building, the allowable sign materials, lighting methods and sign design. Temporary signs and banners will be included in the sign program.
At no time, can the sign program allow for signage that exceeds the standards within the Town Center District.
» "Box" signs, "canister" or "can" signs are prohibited. 7-21
BELLFLOWER SPECIFIC PLAN I Design Guidelines
»
Pedestrian -oriented, non -illuminated hanging "blade" signs that either hang under a colonnade or canopy, or project from the facade of a building, will not be counted within the sign area formula that is used to calculate the maximum amount of sign area for each building.
Pedestrian -oriented, non -illuminated hanging or projecting blade signs exceeding two square feet maximum per sign face, or two square feet for a double-faced blade sign, are prohibited.
Franchise identifying features may only be located on the main structure. 5 ADDrfTONAL DESIGN GUIDELRiI9ES FOR
PL NR\GAREAS 7AND
3 The following design guidelines provide specific guidance for the parcels within Planning Areas 2 and 3 in addition to design guidelines provided in sections 7.1 through 7.4 of this Specific Plan. This area requires greater attention to detail due to its prominent location and its function as a multi -modal hub for Bellflower.
Special attention to the treatment of buildings and the public realm can enhance the character of the Bellflower Station area and establish a unique sense of identity.
Buildings must be oriented to emphasize the station area as a node of activity.
Special architectural elements must be incorporated on buildings, such as articulated entrances, a tall first story, or prominent roof forms.
Focal points should be developed to create a defined sense of identification. Plazas, fountains, artwork, site furniture and lighting, textured and decorative pavement, universally -accessible changes in levels and vertical building features may be combined to create focal points and identity.
Each project proposed within Planning Areas 2 and 3 must include a public open space amenity, or some form of physical interface for the pedestrian that integrates hard and soft surfaces. Such features may include, but not be limited to:
Formal Plazas. A formal plaza would be a publicly accessible open space which has a design that is influenced by classical urban planning design. A formal plaza would typically include landscaping combined with seating areas, art or water features, kiosks and other outdoor features.
Urban Gardens. An urban garden can be located on the ground level, or on upper levels of a structure. Urban gardens include ornamental landscaping arranged in raised or at -grade planters or planting areas, potted plants and trees. Many times, there are sculptures or other forms of public art that are included within the urban garden.
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BELLFLOWER SPECIFIC PLAN l Design Guidelines
Covered Colonnades. Colonnades are linear in design and generous in depth.
The intent is to provide a comfortably wide, covered pathway that is adjacent to the openings of a building. Sometimes the second floor of a building is utilized to create the "covered" element of the colonnade.
Sidewalk Dining. Sidewalk dining may occur wherever a sidewalk space is ample enough to accommodate dining furniture without impeding pedestrian access of the sidewalk. Sidewalk dining may be defined with a railing or planters or be open and accessible.
Pedestrian Alleys and Walkways. A pedestrian alley or walkway is typically a "lane" that does not follow the alignment ofa vehicular street, but provides a pedestrian access to either a public space or some other feature within the interior of a development. Pedestrian alleys or walkways must be designed in such a manner so as to be inviting to pedestrians. Issues such as lighting, security, line of sight, cleanliness and visual appeal are important considerations to a well -designed pedestrian alley or walkway. Sometimes public art, street furniture and access to shops and public spaces are features of pedestrian alleys and walkways.
Direct Public Transit Connection. A direct connection to public transportation facilities, or amenities that service public transit facilities such as benches, informational kiosks, walkways, parking facilities or other similar amenities.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
7.6 DESIGN GUIDELINES FOR PLANNING AREA 1
7.6.1 PURPOSE AND INTENT
These design guidelines provide guidance on design and aesthetic components that contribute to achieving the overall vision of Planning Area 1. These guidelines provide direction for new development as well as redevelopment, remodeling and rehabilitation of existing buildings. The Design Guidelines encourage creativity and innovative design while working to ensure development with consistent and cohesive imagery that contributes to a strong sense of place.
7.6.2 USER'S GUIDE
The Design Guidelines supplement the development standards for Planning Area 1 found in Chapter 4, and provide additional design guidance.
To effectively utilize the Design Guidelines, and gain optimum understanding of the document and its purpose, the following basic process is recommended:
A. Review the common design principles below for an understanding of the general design priorities for the area.
B. Review the General Area -Wide Design Guidelines for guidance applicable to all new development, redevelopment and remodeling within Planning Area 1 C. Review the design guidelines section(s) applicable to your specific land use or development type for guidance on a range of items that will help your project contribute to the overall design of Planning Area 1.
D. Schedule a meeting with the Director to review your ideas, identify processes and requirements, ask questions, and discuss potential issues, solutions, and approaches.
E. If you have any additional questions, contact the Director. 7-24
BELLFLOWER SPECIFIC PLAN I Design Guidelines
Awnings, pavement texture and
storefront windows contribute
human -scaled character.
7.6.3 COMMON DESIGN PRINCIPLES
This section provides the basic framework for project design and the goals that each project is expected to achieve. New construction projects typically have greater opportunities to address the design principles more completely, while projects that involve renovations or additions to existing buildings are typically more limited in their ability to address each specific principle. For renovations or additions to existing buildings, the Design Guidelines should be followed to the greatest extent feasible based on the area and magnitude of work being conducted. For example, a facade rehabilitation project should at minimum follow guidance on architectural imagery, detailing, colors and materials. For a facade rehabilitation project, the limited area of the project may not allow for provision of new gathering spaces or other site amenities. Conversely, a project consisting of a full demolition and reconfiguration of buildings on a site should incorporate amenities, landscaping, etc. as the scope of work allows the project to integrate such items into the design.
The following common design principles contribute to encouraging compatible relationships between existing uses, proposed new uses and future development, all in an effort to help ensure that projects in Planning Area 1 are well integrated and demonstrate sensitivity to the contextual influences of the area especially in terms of building scale and architectural design. It is expected that all projects will implement the principles outlined below to the greatest extent feasible. The information in this design guidelines manual will help in achieving this goal.
A. Design Principle 1: Sustained High Quality Development. Planning Area 1 is anticipated to redevelop over an extended period of time. Development and improvements are cost -intensive and should not be thought of as temporary. Building materials and landscaping should be chosen carefully for their ability to be maintained in a cost-effective manner at the same high quality as when they were originally installed. Planning and design of buildings should consider being able to adapt to future conditions and trends.
B. Design Principle 2: Human -Scaled Development. The Bellflower and Alondra corridors have historically been oriented to the automobile. It is people, not cars, upon which Planning Area 1 depends for its success.
Development along the corridors should be inviting and scaled to its users, while acknowledging the roles of access and mobility through public transit and automobile transportation. The extension of a human -scale character throughout the corridor is a basic design principle that should be addressed by all projects. Achievement of this principle can include human -scale details, pedestrian amenities and strong relationships between the buildings, sidewalks and other outdoor spaces. See photo. 7-25
BELLFLOWER SPECIFIC PLAN I Design Guidelines
C. Design Principle 3: Sense of Place. New development and redevelopment along the Bellflower and Alondra corridors should encourage people to stop and utilize the spaces as opposed to just pass through. A large component of creating an inviting environment is promoting a sense of place by creating a defined "here." Public gathering spaces, cohesive architectural imagery, landscaping and signage can all contribute to defining a place. See photos.
D. Design Principle 4: Development Character. Development character is achieved through the thoughtful provision and arrangement of front and side building setbacks, location of structures, plazas, courtyards, outdoor dining areas, pedestrian paseos and linkages, view corridors, landscaped areas and other details that when combined create a positive rhythm along the commercial corridors. The structures, spaces, and landscaping between them create a physical environment rhythm along Bellflower Boulevard and Alondra Boulevard. New development and redevelopment should promote a consistent and coherent rhythm of structures and open spaces along the street edge. See photo.
7.6.4 GENERAL AREA -WIDE DESIGN GUIDELINES
This section provides design guidelines applicable to all development, redevelopment and remodeling within Planning Area 1, including commercial.
A. General Design. Development design in Planning Area 1 should comply with the following:
1. Provide site access, parking and circulation that are arranged in a logical and safe manner.
2. Developments should integrate and encourage use of alternative modes of transportation, such as bicycles and buses, by providing safe, convenient and attractive facilities.
3. Buildings at street corners should incorporate design features which highlight the intersection. These features may include architectural elements such as distinctive corner massing and vertical design elements or prominent pedestrian spaces such as plazas. See photo.
4. Building location and massing should be consistent throughout the corridor to frame and define public space.
5. In larger shopping centers/commercial sites, focal points should be developed to create a defined sense of identification. Plazas, fountains, artwork, textured pavement, universally -accessible changes in pavement levels and vertical building features may be combined to create focal points and identity. See photo.
6. Site plans should balance provision of adequate vehicular access and desire to eliminate unnecessary driveway entrances and provide access points that are coordinated with other properties.
Distinctive signage and public
gathering spaces contribute to "sense
Pedestrian paseos create rhythm
along corridor and contribute to
development character
Prominent corner feature anchors
building
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
Fountain provides focal point
7. Buildings should be sited and designed so property boundaries are not emphasized. Care should be taken when addressing the interface between two adjacent properties.
8. Buildings should be oriented to create and define usable outdoor spaces.
9. Ports of buildings may be set back from the street and alcoves may be provided to include small plazas, entry nooks, and outdoor cafe seating.
10. Site furniture and light fixtures should reflect the same design concepts as the public right-of-way street furniture.
B. Compatibility.
1. Consider the area's scale and character and demonstrate sensitivity to the influences of the surrounding area, especially the existing residential neighborhoods.
2. The sitting or placement of buildings should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale and character.
3. Commercial and residential uses should be buffered from each other as much as possible. Building orientation, landscaping and increased setbacks should be used to provide adequate separation between incompatible uses. See Figure 7.2.
FIGURE 7.2 Planning Area 1 Buffers
Carnrr.Grpal
Dubk Street
Btock Wail
Block wall and landscaping provide buffer between commercial and residential uses
4. When adjacent uses can mutually benefit from connection, appropriate linkages (e.g., common landscape areas, building orientation, pedestrian paseos and unfenced property lines) are recommended.
C. Continuity.
1. Continuity among buildings contributes to community identity, levels of pedestrian activity and economic vitality.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
2. Infill buildings that are much wider than existing facades should be divided down into a series of appropriately proportioned structural bays or components.
3. Key facade elements on existing buildings (i.e., wall planes and modulation, window and door arrangements, entries, transoms, awnings and cornice treatments) should be repeated in the design of a new neighboring building.
D. Mass. In this Specific Plan, mass is considered a three-dimensional form such as a cube, box, cylinder or pyramid. The way the forms are sized directly relates to the way building elements are emphasized or de-emphasized.
Voids of open space in the forms can change their appearance and make the building more interesting and less imposing.
1. Each building should have a recognizable base, body, roof lines and entry.
2. Several smaller buildings instead of one large building should be used to provide an intimate scale.
3. Varying materials between base and body of a building can break long wall planes.
4. Changes in vertical planes break up a boxlike appearance. Vertical elements such as pilasters help create bays to give the appearance of several smaller buildings.
5. Surface detailing should not serve as a substitute for distinctive massing.
6. Massing designs may include:
a. Variation in the wall plane (projections and recesses); b. Variation in the wall height;
c. Roofs located at different levels. See photos.
7. Upper floors have varied setbacks to accommodate balconies, seating and other architectural treatments. See Figure 7.3.
8. Recessed entries and articulation in the storefront mass should be included.
9. Tall dominating structures should be broken up by creating horizontal emphasis through the use of trim, awnings, eaves or other ornamentation and by using a combination of complimentary colors.
Changes in wall plane and roofs used
to break up massing
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BELLFLOWER SPECIFIC PLAN l Design Guidelines
UNDESIRABLE BUILDING MASS DESIRABLE BUILDING MASS
FIGURE 7.3 Planning Area 1 Step Back Upper Floors
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
E. Scale. Scale is the proportion of one object to another. "Human" or intimate scale incorporates buildings and architectural details and materials on lower walls that relate to human scale such as arches, trellises or awnings should be utilized.
1. Articulated storefronts with carefully arranged doors, windows, arches, trellises or awnings, rather than blank walls, should face onto pedestrian spaces and streets. See photo.
2. Projections and recesses are encouraged to add texture and differentiate between buildings.
F. Rhythm. Rhythm describes the relationship of the building components as well as the relationship of individual buildings to one another.
1. Rhythm should be more complex than simply the repetition of architectural details.
2. Rhythm may be expressed by changing materials and colors and also expressed by varying elements.
G. Architectural Design Elements.
1. Architectural Imagery.
a. To reduce mass and bulk, facades should be "broken" by vertical and horizontal variations in wall and roof planes, building projections, projecting ribs, reveals, balconies, doors and window bays, and similar design elements. See photo.
b. Articulate building forms and elevations to create interesting roof lines, building shapes, and patterns of shade and shadow while maintaining compatibility with surrounding buildings.
c. Design features must be consistent on all elevations of a structure.
Side and rear elevations visible from public considerations as the primary public elevation.
d. Roof materials and colors are important aspects of the overall building design. These elements should be consistent with the desired architectural style and complimentary to adjacent structures.
e. Parapets should have sufficient articulation of detail such as precast treatments, continuous banding or variety in pitch (sculpted). See photo.
f. Rooftop equipment on flat roofs should be screened and not visible from ground level. Buildings with flat or low-pitched roofs should incorporate parapets, pitched facades or architectural elements designed to screen roof -mounted mechanical equipment and be architecturally compatible with the design of the building facade.
Storefronts with awnings face
pedestrian area, contributing to
human -scaled development
Balconies, material changes, and
changes in wall planes along the
facade help reduce building mass
Parapets with precast trim are
continuous along all facades
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BELLFLOWER SPECIFIC PLAN l Design Guidelines
Changes in wall plane and roofs used
to break up massing
Changes in wall plane and roofs used
to break up massing
2. Materials and Colors.
a. Limit the number of building materials used on a facade. As a general rule, use no more than two different materials (excluding glass windows) on a single facade. See photo.
b. Appropriate building materials and finishes include:
i. Stucco with a lightly textured finish such as smooth or sand; ii. Stone veneer;
iii. Wood/wood composite siding.
c. Appropriate accent or detail materials include:
i. Wrought iron;
ii. Steel;
iii. Tiles.
d. Inappropriate building materials that should be discouraged on facades include:
i. Plywood;
ii. Hardboard;
iii. Unfinished lumber;
iv. Aluminum siding;
v. Corrugated sheet metal or tin siding;
vi. Textured T-111 siding.
e. Materials and finishes should be durable and weather resistant. f. Material choice and location should minimize reflective surfaces or glare.
g. Changes in material should generally occur when there is a change in the plane of the facade. If possible, the change in material should occur on inside corners of the building. If a change is proposed along the line of a single plane, a pronounced expansion joint or trim piece should be used to define a clear separation. See Figure 7.4. 7-31
BELLFLOWER SPECIFIC PLAN I Design Guidelines
FIGURE 7.4 Planning Area 1 Material Treatment at Corners Change in materials should occur at inside corners
INAPPROPRIATE
APPROPRIATE
h. Gutters, scuppers and downspouts should be integrated into the exterior design and not "tacked on." These items should be finished to blend in with the background material or be integrated into the architectural design. See photo.
i. Color applications on a facade should generally be limited to one (1) or two (2) main colors and one (1) to two (2) accent colors that complement the main color(s) of the structure.
Painted building surfaces should have a matte finish. Trim work may have a glossy finish.
3. Roofs.
a. Roofs should be given design consideration and treatment consistent to that of the rest of the building exteriors. b. Roofline elements including parapet walls should be developed along all elevations.
c. Roofs and rooflines should be continuous in design throughout a building or group of buildings.
H. Lighting.
1. Exterior lighting should be designed as part of the overall architectural style of the building(s) and should highlight interesting architectural features. The lighting of full facades or roofs is discouraged.
2. Accent lighting, when provided, should complement the building color and materials.
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BELLFLOWER SPECIFIC PLAN Design Guidelines
Two types of pedestrian -scaled
lighting
3. Light fixtures and structural supports should be architecturally compatible with the adjacent building(s).
4. Lighting fixtures with exposed bulbs should not be used.
5. The latest technical and operational energy conservation concepts should be considered in lighting designs.
6. Vehicle entrances, driveways, parking and service areas, pedestrian entrances, walkways, and activity areas should have a sufficient level of lighting to provide security and safety.
7. Lighting should be provided at regular intervals to prevent the creation of light and dark pockets.
8. Pedestrian -scaled lighting for sidewalk and street illumination is encouraged. See photos.
9. Lighting should not be animated.
10. Overhead service wires or exposed conduit should not be used.
I. Landscaping.
1. Utilize landscaping as an integral component to overall project design.
2. Landscape designs emphasizing water -efficient or drought tolerant plants are encouraged.
3. Vines and climbing plants on buildings, trellises, perimeter walls, and fences are encouraged, both to provide attractive appearance and to minimize graffiti.
4. Trees and shrubs should be selected based on their mature size and root characteristics. Plants with root systems that uplift hardscape materials should be avoided.
5. Trees and shrubs should not be planted so close together that they create maintenance problems at maturity.
J. Walls and Fences.
1. Walls and fences should be kept as low as possible while performing their intended function. Walls should be kept to a minimum height to avoid a "fortress" appearance.
2. The design of fences and walls, as well as the materials used, should be consistent with the overall development's design.
3. Fences and walls should have an articulated design. Articulation can be created by having regularly spaced posts, changes in height and by using different building materials at the base, posts or the cap of the fence/wall. See photo.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
4. Fences and walls should be painted to match or complement the color of the building. However, walls constructed with stone or brick may be unpainted in order to display the natural color of the materials.
5. Incorporation of vines on retaining and decorative walls to reduce the heat island effect is encouraged.
K. Green Building and Sustainable Design.
1. Materials and technologies that minimize environmental impacts, reduce energy and resource are highly encouraged.
2. Use of photovoltaic cells on roof tops, covered parking areas or integrated into building architecture is encouraged. See photos.
3. Use of Leadership in Energy and Environmental Design (LEED) building components or achieving LEED certification is encouraged.
4. The use of pervious surfaces and pervious paving are encouraged.
5. Outdoor trash and storage areas should be covered to reduce pollution introduction.
6. Buildings are encouraged to utilize natural lighting whenever feasible.
7. Sweeping, vacuuming, or high pressure, low volume devices should be used on outdoor areas instead of spraying or hosing with water.
8. Landscaping should be used within large paved areas to reduce heat island effect.
Wrought -iron details enhance fence
Use of photovoltaic cells on covered
parking and awning
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BELLFLOWER SPECIFIC PLAN l Design Guidelines
7.6.5 GENERAL COMMERCIAL DESIGN
GUIDELINES FOR PLANNING
AREA 1
This section provides design guidelines and
concepts that are applicable to all commercial
projects within Planning Area 1 including retail,
service, and office uses. It should also be noted
that the General Commercial guidelines found
below will be utilized for Specific Commercial Use
Guidelines subsection.
A. Site Planning and Design Details.
1. Building Siting.
a. Buildings should be oriented to face either a public street, private street or pedestrian outdoor space and provide pedestrian access from the public sidewalk. See Figure 7.5.
Plaza is adjacent to and visible from
the public street
FIGURE 7.5 Planning Area 1 Building Orientation
Buildings are oriented to face a pedestrian outdoor space co o4U
b. Building siting and design should encourage pedestrian activity. c. When possible and appropriate, interior spaces are encouraged to extend into the outdoors, both physically and visually. This may be achieved through awnings and overhangs, outdoor dining spaces or other features.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
d. Service areas should not be oriented onto publicly accessible spaces.
2. Pedestrian Activity Areas.
a. Pedestrian activity areas should be visible and accessible from the public street. See photo.
b. Pedestrian activity areas should provide site amenities such as seating areas, public art, water features and other appropriate amenities that encourage pedestrian utilization.
c. Pedestrian activity areas should provide a sufficient level of shade for users. Landscaping, canopies or other methods of providing shaded areas are strongly encouraged.
B. Parking and Circulation Guidelines.
1. Site Access.
a. Site access and internal circulation should promote safety, efficiency, convenience and minimize conflict between vehicles and pedestrians.
b. The number of site access points to a parking lot should be minimized and located as far as possible from intersections. Parking lot access points should not interfere with the function of adjacent roadways. See Figure 7.6.
c. Use of common or shared driveways between adjacent uses is strongly encouraged.
FIGURE 7.6 Planning Area 1 Buildings with Shared Parking Areas and Driveways AviRitfyik
tity
$1,10
Cliii)4Mte _izez (km449' 44PC)fisaVAP a:to
s . 11X9 OP G
d. When commercial development is adjacent to residential uses, commercial access should not front onto residential uses. 7-36
BELLFLOWER SPECIFIC PLAN Design Guidelines
e. Loading and service areas should be separate from the primary public access.
f. Use special paving, lighting and/or landscape treatment to define site entries.
2. Pedestrian Circulation.
a. Pedestrian access from surrounding residential neighborhoods should be provided. This access should be designed to promote safety by providing unobstructed sight lines into the access way from surrounding public areas and be well -lit.
b. Safe, convenient pedestrian links should be designed between parking areas and businesses.
c. Unobstructed visibility and clear delineations between pedestrian paths and vehicular travel aisles should be provided. Use of landscaping, walkways, and decorative hardscape to delineate pedestrian circulation is encouraged.
d. Access to transit stops should be integrated into the pedestrian circulation network.
Building design matches adjacent
development, not corporate style
Window -to -wall ratios on upper floors
are lower than on ground floor
C. Architectural Design Elements.
1. Architectural Imagery. The use of standardized "corporate" or "franchise" architectural styles is strongly discouraged. See photo.
2. Building Fagades.
a. Primary building entries should provide a prominent sense of entry for easy identification. The use of architectural projections, columns, entry lobbies or other design elements are strongly encouraged.
b. The size of doors and windows should relate to the scale and proportions of the overall structure. Monumental entries that are not scaled to the pedestrian are discouraged.
c. The use of security grilles on windows is discouraged because they communicate a message of high crime and are difficult to integrate into the building design. If security grilles are necessary, they should be placed inside the building behind the window.
d. Opening composition is required.
e. Upper story window to wall ratios should be lower than the ground floor. See photo.
f. Windows on the first floor should encompass:
i. Retail uses: a minimum of fifty percent (50%) and maximum of seventy percent (70%) of the building facade.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
g.
ii. Office uses: a minimum of forty percent (40%) and a maximum of fifty percent (50%) of the building facade.
Shaped window frames and sills should be used and must be proportional to the window framed.
h. Public rear entrances should be visible and easily located. i. Rear entrances should not be more prominent than the front, primary entrance.
3. Storage, Refuse and Equipment Screening.
a. Storage, refuse and equipment areas should be screened from publicly accessible spaces and/or neighboring residential uses.
Landscaping and/or architectural enclosures can be used to screen these areas. See Figure 7.7.
b. Screening should be compatible with the design of adjacent architecture. Enclosures should use forms, materials and color applications similar to the primary building(s).
FIGURE 7.7 Planning Area 1 Building Orientation
Landscape Screen Serifce Yard
Wall and landscaping screen service area from public parking area c. Refuse storage areas that are visible from upper stories of adjacent structures should provide an opaque or semi -opaque horizontal cover or screen to reduce unsightly views. The horizontal screen/cover should be integrated into the enclosure design and compatible with adjacent development. See photo.
d. Refuse storage enclosures should be located so that the doors do not interfere with landscaping and pedestrian and vehicle circulation.
e. Dimensions of refuse enclosures should not exceed the reasonable space required for anticipated uses.
Trash enclosure with trellis cover
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BELLFLOWER SPECIFIC PLAN i Design Guidelines
Drought tolerant landscaping
provides a softened parking edge and
walkways
Bicycle racks adjacent to pedestrian
walkway
Bicycle racks adjacent to pedestrian
walkway
f. Utility equipment should be located at the rear of building. When equipment is required to be located along street frontages, it should be screened from public view.
Rooftop equipment should be fully screened from public view by parapet walls or roof elements.
g.
D. Landscaping.
1. General.
a. Landscaping should enhance the quality of commercial developments by framing and softening the appearance of buildings, screening undesirable views, buffering incompatible uses and providing shade.
b. The use of drought tolerant plant materials is encouraged. See photo.
c. Areas not utilized by structures, storage, paved walks, plazas, driveways or parking should be landscaped. See photo.
2. Parking Lot Landscaping.
a. Landscaping should be used to separate parking from buildings and to reduce the visual impact of paved surfaces.
b. Parking lots should be separated from the street frontage by landscape buffers and berms to reduce visual impacts.
c. Landscaping at the base of buildings is encouraged to soften the transition between building and parking lot.
3. Site Furniture.
a. Site furnishings (i.e., benches, bicycle racks, bollards, trash receptacles and newspaper racks) should be compatible with the design of adjacent buildings.
b. Site furnishings should not create pedestrian/vehicular conflicts.
Developments are encouraged to provide bicycle storage facilities such as racks or lockers. See photo.
c. Bicycle storage should be easily accessible from the street, transit stops and pedestrian routes.
Special Use Commercial Design Guidelines.
The guidelines contained in this subsection provide supplementary design guidance addressing more challenging development types. Certain types of development present design challenges that require unique solutions.
Development types in this section include:
A. Office. Office uses have physical and functional characteristics that are not typical of commercial development. Office uses are typically within multi - 7 -39
BELLFLOWER SPECIFIC PLAN I Design Guidelines
story buildings that are larger in scale. There are fewer public entries and higher utilization of on -site parking. Within the buildings, the types of tenants are usually consistent.
1. Site Organization. Parking should not be located between the front of the building and the street. Surface parking should be located at the rear of the site or the side of the building. See Figure 7.8.
FIGURE 7.8 Planning Area 1 Parking Location
0:i2 :CCU 00 .4;0 4;1
O
*V*4
11iP*E1
Locate parking to the side and rear of the building
2. Building Design.
a. Office development should incorporate variations in vertical and horizontal wall planes to reduce scale and massing.
b. Primary building entries should be well defined and provide a "sense of entry" for the building. Use of architectural features such as columns and awnings is encouraged. See photo.
c. Office buildings should have the primary entry visible from the public street and be accessible from pedestrian pathways or parking areas.
d. Entry lobby interiors should be well -designed and of high quality when visible from the building's exterior.
e. Development occurring at corner locations should provide creative architectural and site design features. Art objects, plazas and other appropriate features are encouraged.
B. Drive -Through Businesses. Drive -through businesses include restaurants, banking institutions with drive -up teller/ATM access, pharmacies and other similar facilities. Drive -through businesses have additional design considerations related to on -site circulation, noise impacts and vehicular access.
Landscaping separates drive -through
from adjacent street
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BELLFLOWER SPECIFIC PLAN i Design Guidelines
Colonnades and portico used to break
up mass of building.
1. Site Organization.
a. The primary visual presence along the major street frontage should be the building, not a drive -through lane or parking.
b. Menu board speaker placement should be located to reduce excessive noise and reduce impacts to surrounding areas and should be landscaped in a manner that screens or minimizes the impacts.
Use of visual feedback systems that do not have a speaker are encouraged.
c. Drive -through lanes should accommodate vehicle stacking at the menu board and pickup windows without impacting other on -site circulation.
d. Drive -through aisles should be separated from adjacent streets and parking areas. Landscaping and/or low masonry walls should be utilized. See photo.
2. Building Design.
a. Outdoor eating areas are encouraged. Outdoor eating areas should provide details such as low walls, fountains, trellis elements, etc. b. Franchise identifying features should only be located on the main structure.
c. Exterior doors, equipment rooms, and service/employee entries should be designed with complementary architectural treatment.
C. Large Anchor Retail. Large anchor retail development is characterized by larger than average retail square footage under one roof. Large anchor retail development requires extensive parking to accommodate higher -than - average parking demand. Large anchor retail uses are often located on sites with multiple buildings of various sizes.
1. Site Organization.
a. Parking lots for large anchor retail uses are discouraged from being located entirely in front of the building. Smaller lots to the sides and/or rear of the building are encouraged.
b. The number of entrances and exits should be designed and located to avoid interfering with traffic flow along adjacent streets.
2. Building Design.
a. Exterior walls should terminate with a building cap such as a roof or cornice.
b. Distinct and interesting rooflines instead of flat roofed structures are encouraged.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
c. Exterior wall treatments such as arcades, porticos, offset planes and colonnades should be used to break up the mass and scale of the building. See photo.
d. Design of outdoor storage or sales areas (i.e. garden centers) should be consistent with the architecture of the primary building, utilizing articulated walls or fencing to enclose the space.
3. Loading and Service Areas.
a. Loading and service areas should be located and designed to minimize direct exposure to public view. Walls or landscape screening should be used to reduce visual impacts.
b. Loading area location and design should prevent truck back-up maneuvers from or onto public rights -of -way or parking aisles.
D. Public Assembly Facility. Public assembly facilities include buildings where large groups of people gather and utilize large common spaces. These uses typically have significant on -site parking requirements and are characterized by higher profile architectural design.
1. Site Organization.
a. The location and orientation of buildings, parking lots, driveways and entries should be designed to minimize noise and traffic impacts on adjacent properties.
b. Avoid locating parking between the front of the building and the street. Parking should be located at the rear and/or side of the property.
c. Exterior spaces, plazas and courtyards should be designed to minimize noise impacts on adjacent properties.
d. Screening and buffering should be provided between places of assembly and adjacent residential uses.
2. Circulation and Parking.
a. Parking should be located in close proximity to the primary entrance. A safe pedestrian path should be provided from all parking areas to the main entrance.
b. Parking should be screened from public view by walls, landscaping or other appropriate methods.
c. Passenger pickup and drop-off areas should not interfere with on - site and off -site vehicular and pedestrian circulation.
E. Hotels and Motels. Hotels and motels are a commercial use with some residential attributes. They are often highly visible from primary roadways.
Therefore, their design has a high level of impact on the surrounding area. 7-42
BELLFLOWER SPECIFIC PLAN I Design Guidelines
Residential units above retail space
have consistent materials, but details
differentiate uses
1. Site Organization.
a. The primary visual presence along the major street frontage should be the building and driveway approach not a parking lot. b. Delivery and service loading areas should be located toward the rear of the property and screened to minimize impacts.
c. Recreational facilities such as swimming pools should be designed to offer privacy for users and to minimize noise impacts on adjacent uses.
d. Common open space should be provided on -site.
2. Building Design.
a. Upper floors should be set back to lessen the appearance of mass or bulk.
b. For structures over two stories, access to guest rooms should be provided from interior hallways.
c. Avoid room entrances directly adjacent to parking lots or exterior walkways.
d. Walkway, stairway and balcony railings, and other similar architectural details should be consistent with the building design. e. Mechanical equipment including swimming pool equipment should be located to minimize impacts on adjacent uses and screened from public view using landscaping or architectural enclosures.
3. Parking and Circulation. A covered drop-off zone for vehicles and pedestrians independent of drive aisles should accommodate guest loading and unloading.
4. Landscaping. A five-foot minimum landscaped buffer should separate ground floor units from on -site walkways parking facilities and other on - site amenities.
F. Mixed -Use. Mixed -use projects are defined as developments that combine commercial/office and residential uses or structures on a single lot, or as components of a single development. The uses may be combined either vertically within the same structure, or spread horizontally on the site in different areas and structures.
1. Site Organization.
a. Parking facilities for residential uses and commercial uses should be separated.
b. Commercial loading areas and refuse storage facilities should be placed as far as possible from residential units and be completely screened from adjacent residential development.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
c. Parking area lighting and security lighting for the commercial uses should be shielded so as not to spill over into residential areas.
Residential units should also be shielded from illuminated commercial signs.
d. Commercial spaces should have the primary entry visible from the public street and be accessible from pedestrian pathways or parking areas.
2. Building Design.
a. Separate entrances should be provided when residential and commercial uses are provided in the same structure.
b. The architectural imagery and use of materials should be consistent throughout the entire mixed -use project. However, differences in materials and/or architectural details should be used to differentiate the residential portion of the project from the commercial portion of the project. See photo.
c. The design of storefronts should be consistent with the design guidelines for general commercial development. The residential portion of a mixed -use project should be consistent with the design guidelines for multi -family development.
d. Transparency between the commercial spaces on the ground floor and the street is highly encouraged.
e. Building design should incorporate measures to reduce the impacts of business activities, such as noise, on residential uses. See photo.
G. Parking Structures. Parking structures provide an option to increase parking without utilizing additional land for surface parking. They can be integrated in a single building with other uses, or stand alone. Parking structure design must consider architectural compatibility, size, scale, bulk and function as it relates to adjacent buildings and overall design of a project.
1. Site Organization. Adjacent residential uses should be buffered from parking structures through building orientation, landscaping or walls.
2. Access and Circulation. Balcony covers outdoor dining space, providing a noise buffer
Balcony covers outdoor dining space,
providing a noise buffer
moisamet
IN MO'
IMEIMI
a. Complete and uninterrupted vehicle circulation should occur on all levels of the parking structure.
b. Entrances and exits should be located so that vehicles do not enter or exit onto residential streets or at busy intersections. c. Pedestrian circulation should be clearly delineated and separated from vehicular circulation. The use of landscaping, walkways and decorative paving is encouraged. See photo.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
Glass -backed elevator shaft and cab
Retail store lines ground floor of
parking structure
3. Security and Lighting.
a. Visibility into the structure from adjacent activity and public areas should be maximized to provide natural surveillance.
b. Locating elevators and stairs on the perimeter of the structure is highly encouraged to provide natural surveillance from exterior public areas.
c. Elevators should be located where the door and open and elevator cab should have glass facing the public view. Any glass tinting should be minimal to ensure daytime and nighttime visibility. See photo. d. Interior walls should be painted a light color to improve illumination.
4. Building Design.
a. Exterior elevations should incorporate design components and materials similar to or compatible with the primary building(s). This includes fenestration patterns, colors and materials.
b. Retail or other uses are encouraged along the exterior at the ground level of the parking structure where appropriate. See photo. c. Landscaping along the setback area is encouraged.
d. The exterior elevations of the parking structure should exhibit horizontal rather than sloping design elements.
e. Exterior elevations should be designed to minimize untreated facades.
f. All mechanical equipment and piping should be painted to match the interior of the structure.
5. Screening. All appurtenances (i.e., transformers, ventilation shafts, maintenance access, etc.) should be screened from public view.
H. Motor Vehicle Dealerships. Features of vehicle dealerships typically include outdoor storage and display of vehicles vehicle display oriented toward the street and vehicle drop off and pick up areas.
1. Site Organization.
a. Noise sources should be located and oriented away from residential properties.
b. All storage areas should be screened from view from the public right-of-way and adjacent residential areas.
2. Building Design.
a. Ancillary structures such as enclosed storage areas should be architecturally consistent with the primary building on the site. b. Service uses should be contained entirely within a building of solid construction.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
c. The access points to the service bays should not face the public right-of-way.
d. Vehicle washing areas should be designed and located so they are not visible or audible from the public right-of-way or residential areas.
3. Walls and Fences. Security fencing and perimeter walls should be decorative and consistent with the architecture of the primary buildings.
4. Other.
a. Public address systems should not be used in outdoor areas. Any public address system should confine noise within an enclosed building.
b. Compressors and other pneumatic equipment should be located on the interior of a site to minimize noise impacts on adjacent properties.
c. Storage facilities should be provided on -site for vehicles parts and potentially hazardous materials.
d. Storage facilities should be enclosed entirely within permanent buildings.
I. Service Stations and Car Washes. Service stations and car washes are intensive uses that are characterized by large volumes of vehicular traffic and expansive areas of paving that generally allow vehicles to maneuver freely. Aesthetics, traffic, use of equipment and machinery and storage are common concerns associated with these uses.
1. Site Organization.
a. Projects located at street corners should provide a strong design element to anchor the corner. This can be accomplished using a reverse building placement where the main building is placed on the corner or by using a prominent landscaping feature. See photo. b. Building elevations containing car wash openings should not face towards the public right-of-way or toward residential uses. c. Rather than adopting a standard design, elevations that are unique to the community and are not a corporate or franchise design are strongly encouraged.
2. Building Design.
a. High quality durable building materials must be used. b. Service stations and car washes should incorporate facade materials that create a textured design.
c. Reflective glossing and fluorescent surfaces are prohibited.
Corner design element at service
station
Sloped roof on pump island canopies
7-46
BELLFLOWER SPECIFIC PLAN l Design Guidelines
d. Car wash equipment must be enclosed within a permanent structure.
e. Car wash buildings must incorporate noise control measures that minimize noise generated by machinery blowers or other
mechanical equipment.
f. Pump island canopies should use a hip gable or other roof system to match the architecture of the primary buildings on the site. See photo.
g. Recessed lighting or internally illuminated canopies must be utilized to reduce glare.
3. Circulation and Parking.
a. Driveway cuts should be limited to two per site.
b. Where commercial development abuts the service station two-way vehicular access integrated with the adjacent commercial development should be provided.
c. The location of filling pumps, car washing facilities or other on -site facilities must be designed to avoid vehicle stacking or overflow onto adjacent streets.
d. Self-service facilities such as water and air or vacuuming must be located so that they do not obstruct onsite circulation. e. Separate parking areas must be provided for on -site retail. f. A fuel delivery truck unloading zone should be provided and should not obstruct vehicular circulation and parking areas.
4. Landscaping Walls and Fences.
a. Landscaping along the perimeter of the site to reduce visual impacts is encouraged.
b. Landscaped berms or hedges should be located along public streets.
J. Telecommunication Facilities. Telecommunications facilities include poles, towers, antenna support facilities and components. These facilities have special design and location considerations in order to minimize adverse visual impacts on the surrounding area.
1. Location.
a. Telecommunications facilities should be located to minimize their visibility. The use of landscaping is encouraged to screen the facility. b. Co -location of facilities is encouraged.
2. Facilities Design.
a. Telecommunications facilities integrated into the design of existing buildings is encouraged.
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BELLFLOWER SPECIFIC PLAN I Design Guidelines
b. Efforts should be made to conceal the facility within or behind existing architectural features.
c. Roof mounted facilities should be located and screened appropriately to limit the visual impact on the building silhouette. d. Facilities should be screened on all sides.
e. All telecommunications facilities should use materials colors and textures that blend with the natural setting and built environment.
Reflective surfaces should not be used.
f. Telecommunications facilities should be as small as possible and the minimum height necessary.
g. Applicants should consult the General Commercial Guidelines in addition to the guidelines contained within this subsection.
7.6.6 RESIDENTIAL DESIGN GUIDELINES
This section provides design guidelines and concepts applicable to residential projects within Planning Area 1.
A. Site Planning.
1. Developments should relate to the adjacent street and neighborhood context. Developments that ignore the street and create an isolated enclave are highly discouraged.
2. Developments should generally be oriented parallel to public or internal streets. See Figure 7.9.
3. Doors should be visible from the street or other public areas and windows should allow residents to have "eyes on the street" for natural surveillance.
4. Clustering of multi -family units should be a consistent site planning element. Whenever possible, buildings should be configured around courtyards, gathering areas and open spaces. See photo.
5. Pedestrian circulation should be considered when designing a multi- family development, not only within the site, but to and from the site as well.
6. Windows and entries should be placed to maximize natural surveillance of the site. Corridors should be visible from as many units as possible. 7-48
BELLFLOWER SPECIFIC PLAN i Design Guidelines
FIGURE 7.9 Planning Area 1 Residential Building Orientation Buildings are orientated parallel to street
B. Building Scale and Massing.
1. Architectural elements such as recessed or projecting balconies, porches or other elements that add visual interest, human scale and character to the neighborhood are encouraged. See photo.
2. Varied building heights are encouraged to provide visual interest and give the appearance of a collection of smaller structures. The development's building height should create a transition from the heights of adjacent development, rather than abrupt height changes.
For example, a three-story building facade should not be located adjacent to a single -story, single-family home.
C. Building Entries.
1. Courtyard doors or gates used as building entries should be attractively designed as an important architectural feature of the building or development.
2. Individual unit entries from the exterior of the building should have a strong relationship with a fronting street, internal walkway or courtyard as appropriate to the overall siting concept. A transition area from the public space or walkway to the private dwelling unit entry such as a porch, steps or landscaped walkway, should be provided.
D. Stairs.
1. Building facades that enclose stairways should include residential -type windows to reduce the visual bulk of the stairwell and enhance safety.
Building facades enclosing elevator shafts should use architectural treatments to reduce visual mass.
2. Where prefabricated stairs are used, additional design features such as screen walls, enhanced railings or accent colors should be used to enhance appearance. The additional design features should be consistent with the overall building design.
7-49
BELLFLOWER SPECIFIC PLAN I Design Guidelines
E. Building Materials and Color.
1. The development's dwelling units, community facilities and parking structures should be unified by a consistent use of building materials, textures and colors.
2. Garages should incorporate architectural detailing, such as patterned garage doors or painted trim.
3. Carports, detached garages and accessory structures should be designed as an integral part of the development's architecture. They should be similar in material, color, and detail to the primary building(s) of the development. See photo.
F. Roofs.
1. Roof pitches and materials should appear residential in character and should consider the prevailing roof types in the neighborhood.
2. Carport roofs should be compatible with the roof pitch and materials of the primary building(s). Avoid flat, unarticulated roofs.
3. Roofs should allow for solar panels.
G. Mechanical Equipment and Vents.
1. The following must be screened from views from publicly accessible spaces:
a. Electric and water utility meters;
b. Heating/ventilation/cooling equipment;
c. Irrigation and pool pumps;
d. Rooftop mechanical equipment;
e. Other mechanical equipment.
2. Appropriate methods of screening include fencing, landscaping, roof parapets and architectural enclosures. The design of screening devices must be compatible with the primary building(s).
3. Mechanical equipment must be located as to minimize noise impacts on residential units.
H. Outdoor Recreation and Open Space.
1. Residents should have access to usable open space for recreation and social activities. Open spaces should be conveniently located for the majority of the units.
2. Open spaces and courtyards should be designed to be as visible from as many dwelling units as possible or along main walkways.
3. Open space areas should be sheltered from the noise and traffic of adjacent streets or other incompatible uses.
7-50
BELLFLOWER SPECIFIC PLAN l Design Guidelines
Low wall/fencing separates private
open space from common area
Seating along common open space is
shaded by trellis
4. A series of connected open space areas of varying shape, appearance and usage are encouraged.
5. Open space should be configured and sized to be usable areas and not merely leftover areas.
6. Open space intended for private use should be provided adjacent to the units it serves.
7. Boundaries between private and common open spaces should be clearly defined by low walls or plant materials. See photo.
8. Outdoor recreation and open space areas should be visible from as many units as possible and from private open space areas. Direct convenient access from ground level, private open space to the communal play area is encouraged.
9. Recreation areas should be located away from public streets, parking or entry areas unless physically separated by walls, fencing or dense landscaping.
10. Hard surface areas for outdoor activities should be provided. These active recreation areas should be separated from vehicular use areas.
11. Seating areas should be provided adjacent to outdoor recreation areas.
Seating location should consider comfort factors including sun orientation, shade and wind. See photo.
I. Miscellaneous Site Elements.
1. Site Furniture.
a. Site furnishings (e.g., benches, bicycle racks, bollards, trash receptacles and newspaper racks) should be compatible with the design of adjacent buildings.
b. Site furnishings should not create pedestrian/ vehicular conflicts.
2. Refuse Storage Areas.
a. Refuse storage areas should be located within parking garages or to the rear of buildings and screened from publicly accessible areas. b. Refuse storage areas should be located conveniently close to the residential units.
c. Refuse containers should be covered.
d. Architectural enclosures should be used to enclose outdoor refuse containers.
e. The design of enclosures should be architecturally compatible with other buildings on the site, and their design should use similar forms, materials and colors.
7-51
BELLFLOWER SPECIFIC PLAN I Design Guidelines
J•
f. Refuse storage should provide an opaque or semi -opaque horizontal cover or screen to reduce unsightly views. The horizontal screen/cover should be integrated into the enclosure design and should be compatible with the adjacent development.
The refuse storage areas should be located so that the doors do not interfere with landscaping and pedestrian and vehicle circulation. g.
h. Dimensions of refuse enclosures should not exceed the reasonable space required for anticipated use.
i. Mailboxes should be located in highly visible, conveniently accessible areas, per USPS requirements.
Incorporation of design features, such as a built frame consistent with the primary building's architectural design, is encouraged.
J. Landscaping.
1. Use of landscaping is encouraged to define and accent specific areas such as building and parking lot entrances and the main walkways to community facilities.
2. Plant materials should be used to define the edge between public and private space, buffer adjacent uses when appropriate, and screen service areas.
K. Parking and Circulation.
1. Large surface parking areas, where cars would dominate views and increase perceived density, should be avoided. Surface parking should be divided into a series of small parking areas with convenient access that relates to adjacent dwelling units.
2. Parking areas should be located in the development's interior and not along street frontages. Screening measures, such as landscaping and walls, should be used to minimize visual parking impacts.
3. Cross circulation between vehicles and pedestrians should be minimized. A clearly marked walkway should be provided from the parking areas to the main entrances of the buildings.
4. Access to transit stops should be integrated into the pedestrian circulation network.
5. Bicycle storage such as racks or lockers should be provided and be easily accessible from the street and the pedestrian routes.
7-52
BELLFLOWER SPECIFIC PLAN l Design Guidelines
Lighting should be pedestrian -scaled
Fountain provides focal point, art
work and seating
6. Sight lines from dwelling units to the parking area should be provided.
L. Lighting.
1. Light standards should be residential/pedestrian in scale and be spaced appropriately for the fixture, type of illumination and pole height. See photo.
2. Lighting in parking areas should be arranged to prevent direct glare into adjacent dwelling units.
3. When appropriate, wall -mounted lighting may be incorporated. Wall - mounted lights should be architecturally compatible and pedestrian scaled.
7.6.7 PUBLIC SPACE AND AMENITIES DESIGN GUIDELINES
This section is intended to provide design guidance on publicly accessible open spaces including walkways, plazas and courtyards, as well as site amenities or features.
A. Plazas and Courtyards.
1. A plaza or courtyard should have an articulated edge (buildings, benches, landscaping, etc.) to provide a sense of arrival.
2. Site amenities such as seating, lighting, planters, drinking fountains, distinctive paving, art work, and bicycle racks should be provided. See photo.
3. Plazas should incorporate focal points such as sculptures or water features where space permits. See photo.
4. Furniture and fixtures used in the plaza areas should complement the building architecture.
5. Soft and hard -surfaced areas should be incorporated into the overall plaza design.
6. Decorative paving used in the plaza areas should complement the paving pattern and colors used elsewhere on -site.
B. Sidewalk Dining.
1. Street furniture should be compatible with the adjacent public improvements, private structures, and building materials. The design materials and colors used for chairs, tables, lighting, and other fixtures including umbrellas and awnings should be generally consistent with both the architectural style and colors used on the building facade.
2. The street furniture cannot restrict motor vehicle sight lines.
3. The street furniture cannot impede entry to the building and must not preclude applicable emergency exit requirements.
7-53
BELLFLOWER SPECIFIC PLAN l Design Guidelines
4. All barriers and/or surrounding outdoor dining areas should withstand inclement outdoor weather and one hundred (100) pounds of horizontal force at the top of the barricade when in their fixed positions.
5. Outdoor dining facilities should be for sit-down food and beverage service only; no stand-up service.
6. Seating (tables and chairs) should not be removed from outdoor dining areas during business hours.
7. To identify the most appropriate location(s) adjacent to the restaurant to locate outdoor dining, consider the relationship between the characteristic of the spaces and activities surrounding possible outdoor dining locations. Outdoor dining facilities must comply with Chapter 4 of this Specific Plan.
8. The use of retractable awnings or removable umbrellas is generally encouraged. See photo.
9. Awnings and umbrellas should not cover more than fifty percent (50%) of the outdoor dining area, providing patrons with a choice between sun and shade.
10. Awnings should maintain at least eight (8) feet of vertical clearance above the sidewalk level and should not exceed fifteen (15) feet in height.
11. Umbrellas should be mounted in a stable base to minimize accidental or windblown tipping over.
12. Awnings and umbrellas should be located to not interfere with street trees. See photo.
13. Umbrellas and awnings should be cleaned at least once per month.
14. Barriers surrounding outdoor dining areas should complement the facade of the building and the public realm, as well as be highly transparent (e.g., wrought iron fencing).
15. Within the outdoor dining area, especially near entrances, provide trash receptacles for use by patrons and restaurant employees to minimize litter.
16. When designing an outdoor dining area, provide appropriate lighting to create a nighttime ambience that complements the adjacent buildings and public realm.
17. Lighting should be incorporated into the facade of the building, and should complement the style of building. Lights on buildings should not be glaring to pedestrians, and should illuminate only the outdoor eating area.
Removable umbrellas are used to
shade tables, but do not interfere with
existing trees
7-54
BELLFLOWER SPECIFIC PLAN i Design Guidelines
18. Plants, trees, and flowers, when used within the outdoor dining area, should be in portable containers to promote the most flexible use of the space.
19. For potted plants, include a saucer or other suitable system to retain seepage.
C. Walls and Fences.
1. Walls and fences are generally used for security purposes, to define ownership, to mitigate nuisances such as noise, and to screen areas from public view. Walls and fences should be kept as low as possible while performing their functional purpose.
2. Landscaping should be used in combination with walls to soften otherwise blank surfaces. Vines planted on walls are strongly encouraged to hide flat wall surfaces to help reduce graffiti.
D. Lighting.
1. Pedestrian scale lighting is strongly encouraged. The style and color of lighting should be consistent with the character of a public space.
2. Bollards are intended to separate pedestrians from vehicular traffic areas and to light sidewalk surfaces. Bollard design should coordinate with other streetscape furnishings. In locations, where emergency access may be necessary, removable bollards are encouraged.
E. Site Amenities.
1. Site amenities form elements of commonality, which help to establish the identity of an area and provide comfort and interest to its users.
Individual site amenities within an area should have common features, such as color, material, and design to provide a cohesive environment and more identifiable character.
2. Refuse receptacle design should coordinate with other streetscape furnishings.
3. Pots and planters should be located where pedestrian flow will not be obstructed. See photo.
4. Pots and planters should be durable and have natural color tones that complement the adjacent structures.
5. Bicycle racks should be selected that are durable. Based on their performance, "loop racks" and "ribbon bars" are encouraged, and should be sized according to parking requirements. Bicycle racks that are sculptural or also serve as public art may be used.
6. The design of newspaper boxes should be consolidated into one rack.
The rack should be attractive on all sides and properly anchored. See photo.
7-55
BELLFLOWER SPECIFIC PLAN I Design Guidelines
7. Visual features, such as fountains, should be incorporated into public spaces to attract pedestrians.
F. Street Furniture.
1. Seating is an important amenity that should be provided throughout commercial areas.
2. The design and selection of street furniture should include considerations for the security, safety, comfort and convenience of the user.
3. Unified street furniture "look" is encouraged. The color and appearance of street furniture products should be selected to complement other design elements.
4. Where possible, furnishings should be grouped together.
5. A greater number and type of furnishings should be provided in higher - use pedestrian traffic areas. Furnishings should not obstruct pedestrian circulation.
G. Landscaping.
1. Tree grates should occur along street edges and plazas where a continuous walking surface is needed. Grate sizes should be a minimum of four feet in diameter. Knockouts should be provided to enlarge the inside diameter for supporting a larger tree trunk as the tree grows. See photo.
2. Tree guards should extend vertically from tree grates, and serve to protect trees in highly active areas. Tree guards should be narrow and painted in a similar color and relate to other site furnishings.
Tree grate
7-56
CHAPTER 8
ADMINISTRATION
Fr IMPLEMENTATION
BELLFLOWER SPECIFIC PLAN Administration and Implementation
8. ADMINISTRATION AND
IMPLEMENTATION
SPECIFIC PLAN ADOPTION
The Bellflower Transit Oriented Development Specific Plan (the "Specific Plan") was prepared in conformity with Government Code §§ 65451, et seq. Together with the Bellflower Municipal Code ("BMC") and other applicable law, this Specific Plan sets forth the development and zoning regulations for the Specific Plan area.
8,2 MU I IPA1 CODE REFERENCE
This Specific Plan takes precedence over the BMC in the event of any conflict. This Specific Plan provides the zoning regulations and procedures for the Specific Plan Area. Any standards or regulations that are silent in this Specific Plan will revert to the BMC.
This Specific Plan provides the entire zoning for this Specific Plan area.
The entire property is zoned "TOD SP" and the applicable zoning regulations for this Specific Plan area are those set forth in this Specific Plan.
83 DEFNMONS
In addition to the defined terms set forth in this Specific Plan, unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this Specific Plan. Words and phrases not defined by this chapter have the meaning set forth elsewhere in the BMC or applicable law.
The following provide definitions of terms used in this Specific Plan:
"Applicable Law": All Federal, State and City laws including the Bellflower Municipal Code ("BMC").
"Director": Director of Planning and Building Services, or designee. "Facade": The vertical surface of a building that is set parallel to a Frontage Line and facing a street.
"Frontage Line": The property lines of a lot fronting a street or other public way, or a park, green, or paseo.
"Frontage Type": These are prototypical arrangements of architectural and site design elements that illustrate ways in which the intended streetscape character can be achieved through design. Appropriate degrees of privacy for adjoining buildings must be considered. "Live -Work Unit": A dwelling unit that incorporates non-residential uses. Permitted non-residential live/work uses are restricted to permitted uses within the zone in which it is located. Live/Work uses must comply with all of the following:
8-1
BELLFLOWER SPECIFIC PLAN I Administration and Implementation A. Live/Work units must be internally accessible between the residential area and the non-residential area. The non-residential area must be directly accessible to a non-resident from the ground level via an entry/exit separated from a residential entry/exit; B. An employee of the non-residential use must reside in the dwelling unit. However, the non-residential use may have employees that do not reside within the dwelling unit;
C. Live/Work uses must observe similar operational and delivery hours and walk-in/client visits as other permitted uses within the zone in which it is located.
D. Outdoor storage is not permitted;
E. Live/Work uses cannot store or generate hazardous materials or employ hazardous processes;
F. Noise, vibration, dust, odors, fumes, smoke, heat, electrical interference or other similar nuisances from Live/Work activities cannot be perceived beyond the individual unit; and
G. Live/Work activities cannot increase pedestrian or vehicle traffic beyond that ordinarily associated with the zone in which it is located nor can it reduce the number of required off-street parking spaces available for use.
"Mixed -Use": Multiple land uses and activities within the same building or the same general area.
"Planning Commission": The Planning Commission established by BMC Chapter 2.32. The Director may, however, recommend that the City Council act as the planning agency for a project by resolution as authorized by BMC § 2.32.050. Upon adoption of such a resolution, the City Council will act as the Planning Commission for purposes of this Specific Plan.
804, APR:9 F PLAN Ca9MM9ENDry
F
NIT
The Specific Plan provisions are intended to be flexible and responsive to the needs of the City and future commercial development within the Specific Plan area. Furthermore, the Project Review (PR) Process is intended to consolidate typical City review processes and provide the City with the opportunity to ensure future commercial development proposals comply with those development and design standards contained in this Specific Plan and other relevant requirements of the City. Therefore, separate design -related approvals are not generally required. The provisions of this Specific Plan also offer interpretive flexibility to the Director that should accommodate most future development.
It should be noted that this Specific Plan does provide relief for those future developments that deviate from those standards and provisions contained in this Specific Plan, including the following:
8-2
BELLFLOWER SPECIFIC PLAN I Administration and Implementation A. Amendment to any portion of the Specific Plan as initiated by the City.
B. Amendment to the text or maps.
C. Amendment in any internal Specific Plan Area boundary.
D. Amendment in standards or regulations, including landscaping and design standards.
E. Amendment that would not have a substantial adverse impact on surrounding properties.
F. Amendment that would not alter any findings contained in the environmental document prepared for the approval.
G. Amendment that would not affect the ability to meet infrastructure and service provisions contained in the Specific Plan.
H. Amendment to design criteria such as paving treatments, architectural details and related criteria.
I. Amendment to landscape treatments, fencing, lighting, trails, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria.
J. Amendment to the Specific Plan that would not significantly affect the overall design and visual quality of the area including, without limitation, the following:
Building setback deviation — up to ten percent (10%);
Height of fence or wall deviation — up to ten percent (10%). In commercial zones, a modification of twenty percent (20%) may be allowed;
Projections into required setbacks— up to ten percent (10%); Building height increase — up to ten percent (10%);
Reduction in off street parking requirement — up to ten percent (10%);
All other dimensional or percentage limitations or requirements — up to ten percent (10%).
Any other amendment deemed appropriate by the Director. »
»
»
The Director may request additional information from the applicant in order to make the necessary findings to approve the amendment. In addition, the applicant would need to provide additional architectural enhancements or other design benefits which would provide the Director with incentive to allow the relaxation of any development standard. The Director must make the following findings (as applicable) to approve the amendment to this Specific Plan:
8-3
BELLFLOWER SPECIFIC PLAN I Administration and Implementation A. The adjustment(s) does not change the vision or policy intent of the Specific Plan (the Vision is located in Chapter 2 and policies are included in Chapters 3 and 5 of the Specific Plan);
B. The adjustment will not produce a result that is detrimental to the neighborhood.
The decision of the Director becomes final unless appealed pursuant to the provisions of BMC Chapter 17.112 (Appeals).
REV Fti A KI Ej th,P e`U) VAL -''alb: U Id O R TY OF
ii HE D REC OR
The Director has the authority to do the following:
A. Implement the Specific Plan in accordance with Applicable Law.
B. Interpret the Specific Plan. In the event that a specific use or type of use is not listed as a permitted use, the Director has authority to determine whether the proposed use is similar to a permitted use and whether the use is permitted, permitted subject to conditions, permitted as a temporary use, or prohibited. In determining "similarity," the Director must make all of the following findings:
The proposed use meets the intent of, and is consistent with, the goals, objectives and policies of the General Plan and the Specific Plan;
The proposed use does not adversely impact the public health, safety and general welfare of the City's residents; and » The proposed use shares characteristics common with and is not of greater intensity or density or does not generate more environmental impacts than those uses listed in the permitted uses section.
C. Any applicant, interested person, or public official may appeal decisions of the Director to the Planning Commission in accordance with the Specific Plan or BMC, as applicable.
D. Make technical corrections to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by the Specific Plan with any applicable law.
E. Make the following technical amendments:
» Amendment to design criteria such as paving treatments, architectural details and related criteria.
» Amendment to landscape treatments, fencing, lighting, trails, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria.
» Amendment to design criteria such as paving treatments, architectural details and related criteria.
8-4
BELLFLOWER SPECIFIC PLAN I Administration and Implementation » Amendment to landscape treatments, fencing, lighting, trails, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria.
F. Administer, interpret, and enforce all requirements of this Specific Plan, including the acceptance and processing of all land use permit applications.
G. The Director can make a Parking Determination to identify the number and location of required parking spaces in compliance with the standards and guidelines contained in this Specific Plan.
H. Approve project applications. The Project Review process and procedures are described in the next section.
I. Approve proposed additions and enlargements to existing improvements. The approval process and procedures are described in the following section.
Fy r
� lid
PROJECT REVIEW PROCESS ANIn
PROCEDURES
All new development projects within Planning Areas 1 through 4 are required to undergo a Project Review approval process and require review by the Director. All development projects within Planning Area 5 must comply with the underlying base zoning standards in accordance with BMC Title 17. The Project Review process provides the City with the opportunity to ensure future commercial and residential mixed -use development proposals comply with those development and other applicable law. The following describes the PR process.
8.6.1 PROJECT REVIEW PROCEDURES AND SUBMITTAL
REQUIREMENTS
The Director will review and confirm compliance of projects with this Specific Plan as follows:
A. Allowable uses and activities;
B. Site plans;
C. Building elevations/Architecture;
D. Landscaping plans;
E. Parking plans;
F. Floor plans;
G. Permanent and temporary uses and activities;
H. Hours and method of operations;
I. Business operation plan/description;
J. Photometrics Plan;
8-5
BELLFLOWER SPECIFIC PLAN I Administration and Implementation K. Master Sign Program;
L. Technical studies (i.e. parking, noise, etc.);
M. The Director can establish conditions of approval (as appropriate) with its approval.
To initiate the PR process, all project applicants must submit the following plans and materials to the Director. Plans and studies must be stamped and signed by a licensed professional. The Director must determine its completeness within 30 days. If complete, the Director will review and approve or deny the application. The Director's determination may be appealed to the Planning Commission.
A. Project Application
B. Scaled and dimensioned site plan;
C. Scaled and dimensioned elevations showing all building exteriors on all buildings;
D. Scaled and dimensioned floor plans and building cross sections (if determined necessary by the Director);
E. Grading plan (including drainage scheme), prepared by a licensed civil engineer;
F. Complete inventory of building materials and color palette; G. Scaled and dimensioned landscape plan (including decorative hardscape);
H. Tentative Maps (if determined necessary by the Director); I. Preliminary Title Reports (if determined necessary by the Director); J. 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;
K. Photometrics Plan (if determined necessary by the Director); L. Description of operations (if determined necessary by the Director); M. Studies (e.g. Parking) (if determined necessary by the Director).
If deemed appropriate, the Director has the ability to refer approval authority, on a case -by -case basis, to the Planning Commission and/or City Council, without the necessity of any public hearing.
8.6.2 REQUIRED FINDINGS
The Director will approve the Project Review application, plans, building materials, architectural design and landscaping/hardscape design exhibits, provided the following findings are made:
A. The project is consistent with the provisions of this Specific Plan. 8-6
BELLFLOWER SPECIFIC PLAN I Administration and Implementation B. The project's design and building architecture is complimentary and compatible with other projects within the Specific Plan area.
C. The overall project 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 for the City of Bellflower.
D. The project is consistent with the Bellflower General Plan.
PRO ,qS ONS FOR E S LING
i,I!�ROV °; E�?tN'S AND �DDfu
Ii �l II 1 ROVE l_-�.'t � �,1 I� � b �L ��� �tt r��I_� 'J Existing permitted improvements built in conformance to all building and zoning codes in effect at the time of construction may be maintained and repaired as currently existing and approved administratively by the Director, pursuant to the following provisions:
A. Such existing improvements and site conditions may be maintained, repainted, repaired, and landscaping upgraded without having to conform to the provisions of this Specific Plan.
B. Review and approval of such repairs and similar actions is required pursuant to the provisions of this Specific Plan.
C. All proposed additions, enlargements and improvements must conform to those development standards and design guidelines described in the Specific Plan; except additions proposed under the underlying zones must comply with the BMC.
8-7
BELLFLOWER SPECIFIC PLAN I Administration and Implementation
8.8 ENVIRONMENTAL REVIEW
At the time of the writing of this Specific Plan, there is no actual, physical development being proposed, nor are any new construction, grading, or other physical alterations to the environment being considered. The Specific Plan is a zoning -level Specific Plan document to guide and regulate future development around a future transit station and is viewed as a regulatory document to ensure practical and higher quality future development in the Specific Plan area. The Director will review all future development proposals on a case -by -case basis and will make applicable findings to ensure that all future development proposals are consistent with those standards and requirements contained in this Specific Plan document. As part of City's review, additional CEQA documentation may be required for each future development proposal, if deemed necessary and appropriate.
A o 9 li€t lPL E by
�N TAT N AC (" N
ai3M
The following Implementation Action Plan (Table 8.1) lists the specific actions or strategies that should be taken by the City of Bellflower, in coordination with local businesses, future developers, and other agencies where appropriate. Programs and policies for some of these items are already in place and are recommended to be continued within this Study Area. The Implementation Action Plan is organized by the following topic areas:
A. Economic Development Strategies and Initiatives
B. Mobility and Streetscape Actions
c. Parking Actions
D. Housing Initiatives
For each action there is a recommended timeframe for completion, the responsible party or entity, and potential funding source(s). The timeframes are identified as follows:
» Short (1-5 years)
» Medium (5-10 years)
» Long (10 years or more)
Ongoing actions have also been identified. Actual implementation will be dependent on development activity, funding availability, and the Director resources.
8-8
BELLFLOWER SPECIFIC PLAN I Administration and Implementation TABLE 8.1 Implementation Action Plan
SPECIFIC ACTIONS
A. Commercial Uses
TIMEFRAME
PRIMARY
RESPONSIBILITY
POTENTIAL
FUNDING
SOURCES
A.1 Complete construction of the new parking garage
on Bellflower Boulevard.
Ongoing,
expected
completion
mid -2020
Public Works
Department
Funding
secured
A.2 Promote redevelopment of key parcels within the
Study Area among developers, commercial brokers,
and the business community to spur additional
investment in older commercial properties.
A.3 Encourage and facilitate new dining and retail
options by aiding in site location, tenant
improvements, and permit processing.
A.4 Work with landlords of vacant properties to make
necessary upgrades through the Business Assistance
Program.
Ongoing Economic
Development
Department
City
Ongoing Economic
Development
Department
City
Ongoing Economic
Development
Department
City
A.5 Coordinate with Metro on the final location,
design, and construction of the transit station to
achieve the urban design policies under Chapter 5,
Objective 5.
Ongoing Planning
Department,
Economic
Development
Department, and
Public Works
Department
City
A.6 Establish a Business Improvement District for the
downtown and broader area to provide a Clean & Safe
Program, Events, and Downtown Promotion. The BID
requires approval by the affected property owners of
the downtown businesses.
Ongoing Economic
Development
Department
City
A.7 Work with the Southeast Los Angeles County
Workforce Investment Board to aid with job
placement, job training, and other services to better
align the local workforce with employer needs in
Bellflower.
Ongoing Economic
Development
Department
City
B. Mobility and Streetscape Actions
B.1 Extend Bellflower Boulevard streetscape
improvements from Mayne Street north to Alondra
Boulevard.
Medium Public Works
Department
City, Private
Development,
Metro
B.2 Extend Bellflower Boulevard streetscape
improvements from Flower Street south to Park Street.
Medium Public Works
Department
City, Private
Development,
Metro
8-9
BELLFLOWER SPECIFIC PLAN I Administration and Implementation TABLE 8.1 Implementation Action Plan
SPECIFIC ACTIONS
TIMEFRAME PRIMARY
RESPONSIBILITY
POTENTIAL
FUNDING
SOURCES
B.3 Encourage and facilitate the installation of bicycle facilities.
B.4 Enhance crosswalks to improve pedestrian access
within the Specific Plan area.
B.5 Design and construct gateway signage at Bellflower
Boulevard and Alondra Boulevard to direct people to
the transit station and downtown.
B.6 Prepare a streetscape improvement plan along
Alondra Boulevard to enhance the identify of
Bellflower and call attention to the downtown.
Medium
Medium
Medium
Public Works
Department
Public Works
Department
Public Works
Department
Medium Public Works
Department
City, Caltrans,
Metro
City, Caltrans,
Metro
City, Private
Development,
Metro
City, Private
Development,
Metro
C. Parking Actions
C.1 Manage curbside parking along Bellflower
Boulevard by establishing time limits to increase
turnover and convenience to users. Enforce parking
limits.
C.2 Establish passenger loading areas along Bellflower
Boulevard or within the vicinity to accommodate
increased demand for ride -hailing services.
C.3 Adopt a parking occupancy target for public
parking facilities to ensure adequate parking
availability for visitors, residents and employees.
C.4 Establish a system to monitor parking occupancy
regularly and recommend changes (if necessary) to
managing parking supply
C.5 Consider expanding the existing parking district as the opportunity arises through new development, in
order to continue to promote shared parking within
the area.
C.6 Coordinate with Metro to balance the parking
demands of the transit users with residents and
visitors in the Specific Plan area. Look for opportunities to share parking at the proposed transit station.
C.7 Improve signage for off-street public parking
locations and the parking structure at the Civic Center.
C.8 Continue the valet program for key locations in the downtown to address parking constraints at peak
hours.
Short
Public Works
Department,
Planning
Department, and
Public Safety
City
Medium Public Works City, Private
Department Development
Short City Council
Medium Public Works City
Department and
Public Safety
Long Public Works
Department
City
Short Public Works City
Department and
Planning
Department
Long
Ongoing
Public Works
Department
Economic
Development and
Public Works
Department
City, Metro
City
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BELLFLOWER SPECIFIC PLAN I Administration and Implementation TABLE 8.1 Implementation Action Plan
SPECIFIC ACTIONS
D. Housing Initiatives
TIMEFRAME
PRIMARY
RESPONSIBILITY
POTENTIAL
FUNDING
SOURCES
D.1 Study inclusionary zoning best practices to
determine affordable housing policies for multifamily
housing projects.
Short
Planning
Department and
Economic
Development
Department
City, AB32, SB2
D.2 Study and adopt strategies to reduce and prevent
homelessness in the Specific Plan area.
Ongoing Economic
Development
Department, Public
Safety Department,
Planning
Department, and
Public Works
Department
City, AB32, SB2
D.3 Study existing density bonus regulations to
determine effectiveness and recommend updates.
Short Planning
Department and
Economic
Development
Department
City, AB32, SB2
D.4 Identify grant application priorities to fund and
support the development of affordable housing.
Ongoing Economic
Development
Department
City, AB32, SB2
D.5 Identify and coordinate with affordable housing
developers.
Ongoing Economic
Development
Department
City, AB32, SB2
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BELLFLOWER SPECIFIC PLAN I Administration and Implementation
8.10 POTENTIAL FUNDING MECHANISMS
There are a number of grants, loans, and value capture funding mechanisms that could finance the infrastructure and community benefits identified in this Specific Plan. These resources are described below.
8.10.1 LOCAL TAX INCREMENT AND ASSESSMENT DISTRICTS
Enhanced Infrastructure Financing District
The Enhanced Infrastructure Financing District (EIFD) is a funding mechanism whose primary purpose is to finance a wide array of infrastructure projects with "communitywide significance," including transit improvements and affordable housing. EIFDs are a California state legislation signed into law in September 2014 and further refined as a tool in 2015.
An EIFD can be established without voter approval by a city, county, or joint powers authority to fund specific infrastructure and economic development projects as outlined in the financing plan. EIFDs can leverage multiple funding streams to achieve these goals —including tax increment financing, if approved by voters, assessment revenues, fees, and other sources such as state and federal grants. EIFDs may not issue debt without a 55 percent vote of the district's registered voters, nor can revenues be used to fund ongoing maintenance and operations. An EIFD can be established without geographic limitations on where it can be used, therefore it could be employed on a single corridor, such as Flower Street, around the new Bellflower Station, or throughout the whole Specific Plan area.
Revenues could be applied to a number of improvements including transit -oriented development, development that carries out sustainable communities' strategies, affordable housing, and civic projects such as parks and libraries. EIFDs can furthermore finance infrastructure work including pedestrian connectivity, streetscape improvements, water and sewer infrastructure, and parking facilities.
Community Revitalization Investment Authorities
Community Revitalization Investment Authorities (CRIAs)—another funding mechanism recently passed in California to help carry out revitalization activities —share a number of similarities with EIFDs. CRIAs use tax increment to implement an economic revitalization financing plan within a defined area to construct, improve, or rehabilitate specified projects with community -wide benefits.
CRIAs may be established without voter approval after three public hearings with public support. It is governed by a board of appointed public and government representatives who can issue bonds without voter approval. A CRIA must operate within an investment area that meets the state's criteria of a disadvantaged community based on socioeconomic, public health, and/or environmental factors. The 2017 8-12
BELLFLOWER SPECIFIC PLAN i Administration and Implementation SCAG EIFD/CRIA Technical Assistance Application indicates that all or most of the Specific Plan area is eligible.
Financing can be used to fund public or private revitalization projects including infrastructure construction and repair, owner or tenant improvement loans, and affordable housing. CRIAs have an affordable housing set -aside: 25% of tax increment revenues must be used for very low, low, and moderate -income housing.
Special Assessment Districts
Special Assessment Districts can be used to fund any improvement that provides a "direct and special" benefit to the assessed property. Each property owner who receives a benefit pays a share of the costs of the improvements over a period of years. Improvements like the recommended sidewalks enhancements, street trees, lighting, art, and benches that improve connectivity, as well as safety improvements like private security, can be funded via Special Assessment, while "general" benefits like schools may not.
There are two primary challenges in establishing Special Assessment Districts, particularly for those in already developed areas. The first is that total property taxes can only increase a certain amount before new development is disadvantaged relative to properties not subject to an assessment. The second challenge is that assessment districts require a majority vote of property owners weighted by property value to pass. All the affected properties must stand to benefit from that particular improvement, and no assessment can exceed the "reasonable cost" of its special benefit to that parcel.
Business Improvement District
A Business Improvement District (BID) is a common type of Special Assessment District that assesses business and/or property owners to fund maintenance, marketing, and other activities, including additional public services or improvements. A BID is a powerful tool for raising funds to provide enhancements to the area, but cannot be used to issue bonds.
Under the California Parking and Business Improvement Area Law of 1989 and Property and Business Improvement District Law of 1994, a district can be established via a County resolution of intent to form a BID.
If a majority of property owners do not protest the resolution during a subsequent public hearing, an advisory board would be appointed. Once formed, a special assessment can be charged to commercial property or business owners for an amount proportional to the benefits they will receive.
The City and Downtown Bellflower business and property owners are in the process of forming two BIDs in the Specific Plan area along Bellflower Boulevard: one located north of Flower Street to Alondra Boulevard; and the other located south of Flower Street to Rose Street. Funding raised could be applied toward enhanced sanitation and cleaning as well as other streetscape and pedestrian improvements.
8-13
BELLFLOWER SPECIFIC PLAN I Administration and Implementation Landscape and Lighting Assessment District
Like a BID, a Landscape and Lighting Assessment District (LLAD) is another type of Special Assessment District that could be applied to fund new street lights and pedestrian lights, landscaping, parkways, medians, and other amenities. An LLAD requires that benefits accrue proportionately to the assessed properties. LLADs are more flexible than BIDs in that they can issue bonds and require a simple majority of property owners for formation. Commercial corridors within the Specific Plan area may consider LLADs to fund area -wide lighting and streetscape improvements.
8.10.2 REGIONAL AND STATE SOURCES OF FUNDS
Affordable Housing and Sustainable Communities
The 2006 Global Warming Solutions Acts (AB 32) established a cap and trade system in California. The system establishes quarterly auctions of carbon allowances, whose proceeds are deposited into a Greenhouse Gas Reduction Fund. Using revenue from this fund, the Strategic Growth Council administers the Affordable Housing and Sustainable Communities (AHSC) program, which funds land -use, housing, transportation, and land preservation projects to support infill and compact development that reduces greenhouse gas emissions.
Approximately $395 million in AHSC funding was announced in FY 2017- 18; recipients will be announced in Summer 2019. Potential projects could include installation of new or improved pedestrian crossings, walkways, bikeways, or bus lanes, streetscape improvements, including, but not limited to the installation of lighting, signage, urban greening, street furniture, or other related amenities for pedestrians, cyclists and transit riders, traffic calming projects. Funding can also be used for the acquisition and rehabilitation of affordable housing, or the conversion of nonresidential structures to residential dwelling units.
Projects that can show the Strategic Growth Council that they reduce vehicle miles traveled by locating near transit are most competitive for funds. However, the market for carbon emissions has shown itself to be relatively unstable. Rather than trading emission allowances, companies are reducing emissions. While this is certainly beneficial to the environment, it means that the future of this funding source is uncertain.
Infrastructure State Revolving Loan Fund
The California Infrastructure and Economic Development Bank (I -Bank) loans money at below -market interest rates for infrastructure projects around the state. The I -Bank is the state's general-purpose financing authority that finances public infrastructure and private development projects that promote economic development and revitalize communities.
Eligible project categories in Bellflower include the rehabilitation of streets, water supply and flood control, expanded public transit, and power and communications facilities. Categories also include new 8-14
BELLFLOWER SPECIFIC PLAN I Administration and Implementation educational, cultural, or social facilities, as well as parks and recreational facilities.
Recent loan recipients in Southern California have included the City of San Gabriel, which borrowed $3.8 million at 3.5 percent interest to upgrade, reconstruct, and rehabilitate its public streets.
8.10.3 FEDERAL SOURCES
Economic Adjustment/Revolving Loan Fund
The Economic Development Administration, a bureau in the U.S.
Department of Commerce, administers the Economic
Adjustment/Revolving Loan Fund (RLF), which assists state and local entities in creating and implementing strategies to improve local economic conditions in areas that have experienced structural change in their economic bases.
The RLF provides capital to help small businesses and entrepreneurs expand production capabilities with gap financing. Businesses in Bellflower looking for assistance would contact the local EDA Regional Office (Pacific Coast Regional) with information on interest rates.
Maximum loans are $650,000 per borrower with terms of seven years for working capital, 15 years for fixed assets, and 20 years for real estate.
Start-up firms, as well as those looking to expand, could benefit from use of this loan program.
8-15