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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services SUBJECT: Consideration and possible action to authorize the City Manager to execute Agreement File No. 805.2, in a form approved by the City Attorney, with De Novo Planning Group, for the preparation of an Arts District Overlay Zone and related General Plan Amendment.
DATE: August 11, 2025
EXECUTIVE SUMMARY
As part of the City’s efforts to revitalize commercial corridors and develop unique and functional housing solutions, the City explored the potential for the creation of an Arts District along Clark Avenue to encourage both redevelopment and local arts programs throughout the community. Between November 2022 and July 2023, an Arts District study (“Study”) was prepared and focused on the physical conditions, limitations, and opportunities within the study area. In addition, the Study included short-term and long-term implementation items.
On July 10, 2023, the City Council held a study session to consider the recommendations provided in the Study. The City Council directed the Director of Planning and Building Services (“Director”) to, among other things, establish an overlay zone on Clark Avenue between Alondra Boulevard and Rose Street for a designated Arts District, which would allow for mixed-uses.
This action would authorize the City Manager to execute Agreement File No. 805.2 with De Novo Planning Group to prepare an Arts District Overlay zone and related General Plan Amendment and environmental clearance.
RECOMMENDATION TO ClTY COUNCI|_._
1) Authorize the City Manager to execute Agreement File No. 805.2 with De Novo Planning Group for the preparation of an Arts District Overlay zone, related General Plan Amendment, and environmental clearance; or 2) Alternatively, discuss and take other action related to this item.
Staff Report — Arts District
August 11, 2025
FISCAL IMPACT
Agreement No. 805.2 will not exceed $130,000 for planning consulting services for the preparation of an Arts District Overlay zone and related General Plan Amendment, and environmental clearance. The consulting services will be provided under Contract Services Account No. 010-42054-4100.
BACKGROUND
. Arts District Study
On both sides of Clark Avenue, specifically between Alondra Boulevard and Oak Street, there are several commercial and office spaces that are vacant or underutilized. Many of these properties are considered legal non-conforming and have not been redeveloped.
As part of the City’s efforts to revitalize commercial corridors and develop unique and functional housing solutions, the City has explored the potential for the creation of an Arts District in this area to encourage both redevelopment and local arts programs throughout the community.
Between November 2022 and July 2023, the City conducted an initial Study for discussion by the City Council regarding options for establishing an Arts District and supporting and growing arts programming in the community. The Study focused on the physical conditions - property conditions and existing uses — of the properties in the study areas and how they can be expanded to allow for arts uses, as well as programmatic adjustments that would support arts programs and encourage redevelopment in the area.
The study area (and the ensuing discussions by the City Council) focused on two areas along Clark Avenue: Area 1 from Alondra Boulevard south to Oak Street, and Area 2 from Flower Street south to Rose Street (the area between Oak Street and Flower Street primarily consists of Simms Park on one side and Ramona Elementary School and the BUSD on the other).
The Study (attached as Attachment B) identified that Area 1 is the most “walkable” and quaint section of the corridor with the most opportunities for viable redevelopment of this nature. Area 1 consists of a mix of non-conforming small-scale commercial and residential uses, suffers from persistent vacancies and deferred maintenance with little opportunity for beneficial redevelopment under the existing non-conforming status. The residential properties along this section do not have sufficient depth or size to allow significant commercial redevelopment opportunity and are likely to remain residential as they were developed with narrow, single-loaded driveways that cannot accommodate commercial parking. Similarly, the commercial structures in this area are underutilized and would be difficult to demolish and reconstruct. Ideally, these existing commercial buildings could be rehabilitated, improved, and occupied by new tenants thereby improving the physical quality of the existing structures, providing opportunities for additional (legally conforming) housing units, and potentially supporting commercial activity. Establishment of an Arts District and marketing of these properties and structures for mixed uses and housing that encourages arts uses would support these goals.
Staff Report — Arts District
August 11, 2025
BACKGROUND - Continued
Area 2 of the study area (from Flower Street south to Rose Street) consists of a mix of residential, commercial, and industrial uses. Compared to Area 1, these properties do not suffer from the same vacancy rates and are currently occupied. While these properties are generally larger in size, similar to Area 1, redevelopment would be less likely due to the existing uses. The Study concluded that this area will more likely respond to market forces rather than City policy changes. Based on this, the establishment of an Arts District within Area 2 was not recommended.
in addition to the discussion of the physical conditions, limitations and opportunities present in the area, the Study included several short-term and long-term implementation action items for the City to consider, including conducting a survey to gauge resident interest in an Arts District, implementing a vacant storefront arts program, and developing a General Plan and Zoning strategy for changes to this section of Clark Avenue. 0 City Council Study Session
On July 10, 2023, the City Council held a study session to consider and discuss the Study and its recommendations. Following that discussion, the City Council directed staff to:
1. Begin the process to establish an overlay zone on Clark Avenue between Alondra Boutevard and Rose Street for a designated Arts District;
2. As part of the Housing Element Implementation, for the Housing Opportunity Areas on Alondra Boulevard and Clark Avenue, Clark Avenue and Park Street, and Clark Avenue and Artesia Boulevard, include zoning standards that will accommodate for additional housing; and
3. Bring the matter back to the City Council for further consideration. . Project Status
While the project has been delayed, since the City Council Study Session, and following the recommendations of the Study, a community survey gauging residents’ interest in establishing an Arts District was conducted. in the summer of 2024, the City’s consultant attended the Summer Street Fests and Farmers Market events to gather community input and conduct the survey, and in the fall of 2024, an electronic survey was also conducted via the City’s website and social media. In general, the results of the survey showed strong support for arts programs, and for the establishment of an Arts District. The results of the community survey are attached (Attachment C).
The Director also completed the Housing Element Implementation which included establishing a housing overlay zone for three intersections within the study area (Alondra Boulevard and Clark Avenue, Clark Avenue and Park Street, and Clark Avenue and Artesia Boulevard), and sought out consulting services for the preparation of the overlay zone, General Plan Amendment and environmental clearances that will be necessary to create the district. Two proposals were obtained from Ascent Environmental, lnc., and De Novo Planning Group. After reviewing the proposals, it was determined that De Novo Planning Group had the strongest and most comprehensive proposal.
Staff Report — Arts District
August 11, 2025
DISCUSSION
De Novo Planning Group is a land use and environmental planning firm specializing in general plan updates, community planning, environmental studies, and sustainability planning. De Novo Planning Group has prepared dozens of zoning overlays for cities throughout California. De Novo Planning Group has previously provided consuitant services to the City for its sign regulations update in 2018. In addition, De Novo Planning Group is currently providing consultant services to the City for the preparation of a Specific Plan and Environmental Justice Element of the General Plan related to the rezoning of the Hollywood Sports Park property to aliow the future development of mixed-uses on the site.
As currently proposed, the Arts District Overlay will include the following components:
Purpose
Applicability
Geography
Permitted Uses
Development Standards
Use Specific Standards
Development incentives
The General Plan Land Use Element wiil also need to be amended to be consistent with the objectives of the new Arts District Overlay, specifically provisions that may allow for the development of residential uses in areas where residential uses are not currently permitted. Following completion of the Arts District Overlay, the City Council may choose to incorporate different programs to support the Arts District, such as developing a vacant storefront art program and a mural and utility box painting program (both recommendations from the initial Study of the viability of the district). At that time, the City Council may choose to allocate additional funding and/or consulting services for those programs.
The proposed cost for the preparation of the Arts District Overlay and the General Plan Amendment is $24,820. Environmental clearance and documentation pursuant to the California Environmental Quality Act (“CEQA”) is also required. The proposed cost for a Mitigated Negative Declaration (“MND”) is $104,400. The total not-to-exceed costs for Agreement File No. 805.2 is $130,000. The term of the Agreement is for one and a half years. -
ATTACHMENTS
A. Arts District Overlay Proposal ........................................................................ 5 B. Analysis of Arts District Potential for Clark Avenue ........................................... 14 C. Community Survey Results ......................................................................... 38
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
July 30, 2025
Elizabeth C. Oba
Director of Planning and Building Services
16600 Civic Center Drive
Bellflower, CA 90706
(562) 804-1424 ext. 2276
SUBJECT: Proposal to Prepare an Arts District Overlay for the City of Bellflower (including optional Environmental Clearance and Documentation task)
PROJECT UNDERSTANDING
On behalf of De Novo Planning Group, thank you for the opportunity to submit this proposal to prepare a new Arts District Overlay for the City of Bellflower, along with any necessary amendments to the City’s General Plan. We understand that the City is interested in preparing this new overlay and applying it to properties along a portion of Clark Avenue. The goal of the Arts District Overlay is to reenergize Clark Avenue by allowing for the development of new product types, including makerspaces, live/work units, artist lofts, and other similar uses featuring a residential component, and encouraging new creative use types through a customized allowable list of uses and associated special requirements, as necessary. This work will build off the City’s Arts District Feasibility Study, including input collected from the community. As such, this scope of work does not include additional public outreach.
De Novo has prepared dozens of zoning overlays for cities throughout California. Coupled with our experience working for the City of Bellflower and for other agencies in the area, we are confident we can complete this assignment consistent with the City's goals and objectives.
SCOPE OF WORK
We have prepared the following work plan based on our understanding of the project.
TASK 1 CASE STUDY ANALYSIS
De Novo will identify, review, and summarize the key components of three comparable Arts Districts to inform this planning process. Through this effort, De Novo will review the zoning districts and/or overlays and contact agency staff to better understand the opportunities and challenges local agencies face when preparing and implementing a similar district. The results of this work will be summarized in a brief Memorandum and shared with City of Bellflower Staff.
Deliverables:
0 Administrative Draft and Final Case Study Memorandum
DE NOVO PLANNING GROUP
180 E MAIN STREET, SUITE 108 lTUSTIN, CA 92780
[email protected] | (714) 453-7711
Arts District Overlay and General Plan Amendment 2
TASK 2 DRAFT ARTS DISTRICT OVERLAY ORDINANCE AND GENERAL PLAN AMENDMENT De Novo will prepare a draft Arts District Overlay for the City of Bellfiower, with the expectation that it will be applied to properties along a portion of Clark Avenue. The overlay is expected to include the following components: . 0 Purpose
0 Applicability
0 Geography
0 Permitted Uses
0 Development Standards
0 Use Specific Standards
0 Development Incentives
It is expected that the City’s General Plan Land Use Element will need to be amended to be consistent with the objectives of the new Arts District Overlay, specifically provisions that may allow for the development of residential uses in areas where residential uses are not currently envisioned/permitted. This may include modifying and applying an existing land use designation and/or creating and applying a new land use designation. De Novo will also facilitate the required tribal consultation associated with a General Plan Amendment.
Deliverables:
0 Draft Arts District Overlay Ordinance (Administrative, Screencheck, Public Review); Zoning Map Amendment; Draft General Plan Amendment (Administrative, Screencheck, Public Review); preparation and distribution of Tribal Consultation letters
TASK 3 FINAL ARTS DISTRICT OVERLAY ORDINANCE AND GENERAL PLAN AMENDMENT De Novo will prepare a final Arts District Overlay Ordinance and General Plan Amendment which incorporates all City Council direction and feedback for final inclusion in the City's Municipal Code and General Plan. The City’s Zoning Map and General Plan Land Use Map will also be amended.
Deliverables:
0 Final (Adopted) Arts District Overlay Ordinance and General Plan Amendment, including maps TASK 4 STUDY SESSIONS/PUBLIC HEARINGS
De Novo’s Principal and/or Principal Planner will facilitate one (1) study session and two (2) public hearings related to the Arts District Overlay.
Deliverables:
0 One study session and two public hearings
TASK 5 ENVIRONMENTAL CLEARANCE AND DOCUMENTATION (OPTIONAL) Based on our understanding of the Arts District Overlay Project (Project), environmental clearance and documentation pursuant to the California Environmental Quality Act (CEQA) may be required, as the Project may introduce new growth in the area (and also require a General Plan Amendment). If it so determined, De Novo will prepare an initial Study (IS) and Mitigated Negative Declaration (MND) to evaluate Project impacts, and the City
Arts District Overlay and General Plan Amendment 3
would be the CEQA Lead Agency for the Project. We anticipate that the requested work effort will also require the preparation of supporting technical studies, as described below.
TASK 5.1 PROJECT KlCKOFF AND PROJECT DESCRIPTION
De Novo will meet with City staff to kick-off the Project, including discussing the schedule for completion of the Project, with clear deadlines and specific action items identified for each task. This meeting is anticipated to be held virtually but can occur in-person depending upon the preference ofthe City. De Novo will review the new Arts District Overlay provisions that would allow for the development of residential uses in areas where residential uses are not currently envisioned/permitted. This task also includes the preparation of the Project Description, which is the foundation of the environmental review and technical analysis, including exhibits. De Novo will submit the Project Description to the City for review and approval.
Deliverables:
0 One (1) electronic copy of the Kickoff Meeting Agenda and Minutes 0 One (1) electronic copy of the Schedule (with updates as needed) 0 One (1) electronic copy of the Draft and Final Project Description TASK 5.2 PREPARATION OF TECHNICAL ANALYSIS
De Novo’s in-house experts will prepare an Air Quality and Greenhouse Gas (GHG) Emissions Study, an Energy Analysis, and a Noise and Vibration Study that will be incorporated into the IS/MND, but these evaluations are not intended to be standalone documents. De Novo will partner with Kittelson & Associates for the preparation of the CEQA Transportation Analysis. These technical studies will be prepared; to support the findings in the lS/MND.
Task 5.23 - Air Quality and Greenhouse Gas Emissions Study: The proposed Overlay is located within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Although the final users of the Arts District Overlay are not known, development of the Project will result in short-term construction-related emissions and long-term operational emissions. De Novo will conduct the analysis of potential air quality and GHG emissions based on assessment methodologies developed by the SCAQMD and accepted industry standards. The Air Quality and GHG analyses will include the following:
0 Regional air quality and local air quality in the vicinity of the project site will be described. Meteorological conditions in the vicinity of the project site that could affect air pollutant dispersal or transport will be described. Applicable air quality regulatory framework, standards, and significance thresholds will be discussed.
a Short-term (i.e., construction) increases in regional criteria air pollutants and GHGs will be quantitatively assessed. The ARB—approved California Emissions Estimator Model (CalEEMod) emissions inventory computer model will be used to estimate regional mobile source and particulate matter emissions associated with the construction of the proposed project. 0 Localized construction emissions at sensitive uses proximate to the Project site will be quantified and assessed based on the Localized Significance Thresholds developed by the SCAQMD. 0 Long-term (operational) increases in regional criteria air pollutants and GHGs will be quantitatively assessed for area, mobile, and stationary sources. The CalEEMocl computer model will be used to estimate emissions associated with the proposed project.
Arts District Overlay and General Plan Amendment 4
o Localized operations phase emissions at sensitive uses proximate to the Project site will be quantified and assessed based on the Localized Significance Thresholds developed by the SCAQMD. - Local mobile-source carbon monoxide (CO) concentrations will be assessed through a qualitative CO screening method detailed in Caltrans’ Transportation Project-Level Carbon Monoxide Protocol. This document found that mobile sources of C0 are conducive to the formation of CO hotspots when signalized intersections are expected to operate at unacceptable levels of service (i.e., LOS E or worse). No quantitative analysis of C0 hotspots is included in this Proposal due to substantial reductions in CO emissions from vehicle catalytic converters and improved average vehicle fuel economy. 0 Exposure to odorous or toxic air contaminants will be assessed through a screening method as recommended by the SCAQMD.
This impact analysis will provide discussions related to assessment methodology, SCAQMD thresholds of significance, a consistency analysis with air quality attainment plans and GHG Climate Action Plans or sustainability measures, cumulative impact analysis, and a discussion of any needed mitigation measures to reduce significant impacts on air quality.
Task 5.2b - Energy Analysis: This task will include an energy analysis pursuant to the requirements of CEQA. This will include an evaluation of the energy consumption (electricity, oil, and natural gas) anticipated with implementation of the overlay. To ensure that energy implications are considered in project decisions, Appendix F of the CEQA Guidelines requires that CEQA disclosure documents include a discussion of the potential energy impacts of proposed projects, with particular emphasis on avoiding or reducing inefficient, wasteful and unnecessary consumption of energy. The goal of conserving energy implies the wise and efficient use of energy. a Per Appendix G of the State CEQA Guidelines, the proposed project would result in a significant impact on energy use if it would result in potentially significant environmental impact clue to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation; or conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
This section will provide discussions including the methodology, thresholds of significance, a consistency analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented to reduce impacts associated with energy consumption.
Task 5.2c — Noise and Vibration Assessment: The assessment of noise and vibration will be based on the CEQA Appendix G Checklist questions for noise and vibration as well as the regulations adopted by the lead agency within the Municipal Code and the General Plan Noise Element. The noise analysis will include the following:
0 To characterize the existing ambient noise environment, we will identify existing noise sources and noise- sensitive receptors. This will include an ambient noise measurement program that includes four to six short- term noise measurements of at least 20 minutes at each noise measurement location. 0 Temporary noise and vibration from the Project’s potential construction activities will be quantified based on noise levels provided in the Federal Transit Administration’s Transit Noise and Vibration Impact Assessment Manual. Noise and vibration exposure levels will be evaluated against significance thresholds adopted either by the lead agency or criterion published by the FTA. - Long-term Operations phase noise impacts to local noise sensitive receptors will be assessed for mobile and stationary sources attributable to the Project. The operations phase of the Project will generate noise by both mobile sources related to vehicle travel onsite and local roadways. Stationary on-site sources and their
Arts District Overlay and General Plan Amendment 5
exposure to nearby land uses will also be analyzed. The analysis will compare these impacts against the standards outlined in the General Plan Noise Element and the relevant noise ordinances. - Vibration exposure related to the operations phase will be evaluated qualitatively due to the absence of vibration intensive sources associated with the Project. o If necessary, De Novo Planning Group will recommend mitigation measures to reduce noise or vibration impacts during both construction and operational phases. In cases where noise and vibration levels surpass established thresholds of significance, De Novo Planning Group will collaborate with the client to identify feasible mitigation options.
0 This proposal assumes that interior acoustics noise analyses for the proposed Project uses will not be required.
Task 5.2d —- CEQA Transportation Analysis: Kittelson & Associates will support the project team with a transportation analysis for the preparation of an MND. A vehicle miles travelled (VMT) analysis will be completed consistent with State requirements.
0 VMT Analysis: Kittelson will consult with the City to identify the applicable VMT metrics, thresholds, and significant impact criteria. Kittelson will modify the land uses for the Arts District Overlay Zone in the travel demand model and extract the applicable VMT metrics. The results from the model will be used to determine if the specific plan will result in significant transportation impacts. If the Project would result in a significant VMT impact, Kittelson will develop mitigation measures which can include transportation demand management (TDM) strategies. For this scope it is anticipated VMT will be estimated for existing, future without project, and future with project conditions. 0 Other CEQA Analysis: Kittelson will also qualitatively assess impacts on public transit, walking, and bicycling networks and users, focused on potential conflicts with the existing and future circulation network, consistent with the CEQA Appendix G checklist. To support expedited processing of future development projects within the Project area, the analysis can identify opportunities for future CEQA documents to tier off of the transportation analysis for this Project. It should be noted, however, that site-specific non-CEQA analyses may still be required for individual development projects to address localized issues such as adjacent intersections, parking, passenger loading, queuing, and driveway conflicts, at the time of those development applications. In addition, Kittelson will collect roadway segments counts at up to four (4) locations during one weekday 24-hour period to provide roadway segment volumes for existing and long range traffic conditions for the CEQA noise and air quality analyses. Project VMT will also be provided for other CEQA studies.
0 Reporting: Kittelson will prepare a draft transportation analysis report to document the methodologies and findings. An Administrative Draft report will be submitted to the project team for review and comment.
Kittelson will address and incorporate one set of consolidated comments on the Administrative Draft for City review. After their review, Kittelson will prepare a Final version for the CEQA document.
Deliverables:
0 One (1) electronic copy of the Administrative Draft, City Review, and Final Transportation Analysis 0 One (1) electronic copy of the Roadway Segment Volumes and VMT for Other CEOA Analysis 0 Air Quality and GHG Emissions Study, Energy Analysis, and Noise and Vibration Assessment will be directly incorporated into IS/MND and included as appendices to the document
Arts District Overlay and General Plan Amendment 6
TASK 5.3 PREPARATION OF ADMINISTRATIVE DRAFT IS/MND
The De Novo team will prepare an Initial Study (IS) to address potential impacts associated with the proposed Project.
The Initial Study will be prepared consistent with the requirements of CEQA and Appendix G of the CEQA Guidelines and will incorporate the analysis and findings of the technical studies outlined in Task 5.2. This section will include a discussion of the potentially significant environmental impacts, mitigation measures to reduce significant impacts to a level of insignificance, and a statement as to whether mitigation measures will reduce impacts to a level of insignificance. The evaluation section will contain appropriately detailed analysis and discussion of those environmental criteria deemed ”Potentially Significant Impact” and ”Potentially Significant Impact Unless Mitigated”. Where the Project would result in ”No Impact” or ”Less Than Significant Impact" for particular environmental criteria, the Initial Study will include a brief discussion which supports such a finding. Recommended mitigation measures will comply with CEQA requirements in terms of effectiveness and feasibility. Where alternative mitigation measures are available to address a specific impact, the study will include a recommended measure and discuss the reason(s) for selecting a particular measure over other alternative measures. This task also includes the preparation of exhibits and assistance with AB 52 outreach correspondence, based on the City’s contact list of interested Native American and tribal groups. The Administrative Draft IS/MND will be provided to the City for review and comment. Comments on the Administrative Draft IS/MND will be incorporated and addressed, and a Revised Screencheck Draft IS/MND will be provided to the City, in track changes, to assist in City review.
Deliverables:
0 One (1) electronic (MS Word format and pdf) of the Administrative Draft IS/MND with Appendices (for City review)
0 One (1) electronic (MS Word format and pdf) of the Revised Screencheck Draft IS/MND (for City review) TASK 5.4 PREPARATION OF PUBLIC REVIEW DRAFT IS/MND
Comments received from City staff on the Revised Draft IS/MND will be incorporated/addressed. De Novo will prepare the Notice of Intent to Adopt a Mitigated Negative Declaration (NOI) for public review. De Novo will coordinate with the City regarding distribution of the IS/MND for public review. This scope of work assumes De Novo will be responsible for posting the NOI with the County Clerk and preparing and submitting the required documents to the State Clearinghouse (SCH) through the CEQA Submit portal. This scope of work includes County Clerk filing fees; however, radius mailing and newspaper notices are excluded. This document will be publicly circulated in accordance with the noticing requirements under CEQA.
Deliverables:
0 One (1) electronic (MS Word format and pdf) of the Public Review Draft IS/MND - Two (2) hardcopies of the Public Review Draft IS/MND
0 One (1) electronic draft and final Notice of Intent (NOI) Up to twenty-five hardcopies of the NOI to be mailed to individuals on the City’s distribution list 0 Submittal of the NOI and Public Review Draft IS/MND documents to CEQA Submit portal 0 Submittal of NOI to County Clerk
TASK 5.5 PREPARATION OF FINAL IS/ M ND
Upon completion of the public review period, De Novo will prepare a written response to the public comments, and where necessary, revisions will be made to the IS/MND text. All responses will be prepared pursuant to the State CEQA Guidelines and provided to the City staff for review in the form of a Screencheck Final lS/MND. We will make any additional revisions as directed by the City and prepare a Final IS/MND, which will include a Mitigation Monitoring and Reporting Program (MMRP).
10 Arts District Overlay and General Plan Amendment 7
At this time, the extent of public and agency comments that will result from the review process is unknown. This task identifies a maximum budget allocation to prepare the responses to comments by the De Novo team, assuming the potential for more significant comment/challenges. Should the level of comments and responses exceed our budgeted estimate, De Novo will submit additional funding requests. The scope of work does not assume supplemental technical studies or extensive additional analysis will be required to provide responses to comments.
If it is determined that supplemental technical studies or additional analysis are needed, De Novo will work with the City to determine the associated scope of work and additional funding necessary.
De Novo will prepare and file a Notice of Determination (NOD) with the County Clerk and State Clearinghouse within five days of the IS/MND adoption and Project approval. Our budget includes the filing fees for the County Clerk; however, the California Department of Fish and Wildlife (CDFW) fees, if determined applicable, is excluded.
Deliverables:
- One (1) electronic (MS Word format and pdf) draft and final Responses to Comments 0 One (1) electronic (MS Word format and pdf) draft and final Mitigation Monitoring and Reporting Program 0 One (1) electronic (MS Word format and pdf) of the Final IS/MND to include the Responses to Comments, Mitigation Monitoring and Reporting Program, and Errata, if necessary. 0 One (1) electronic (pdf) copy of the Notice of Determination (NOD) 0 Filing of NOD at County Clerk and submittal to CEQA Submit portal TASK 5.5 PROJECT COORDINATION AND MEETINGS
This will include close coordination and oversight of the environmental analysis to ensure identification of any areas of concern early in the work program. The CEQA Project Manager will coordinate with City staff and/or other stakeholder representatives as well as internal staff, support staff and word processing toward the timely completion of the environmental document throughout the duration of the Project. This task involves the time necessary for management and administration of the Project, including invoicing and progress reports. For budgeting purposes, the following meetings are assumed:
0 One (1) kickoff meeting with City (refer to Task 5.1); 0 Up to two (2) public hearings; and
. Conference calls with the City to discuss work program and progress, resolve any issues, review comments on administrative documents, and/or receive any necessary direction.
We anticipate the Project Manager will be required for each meeting. We have not budgeted for additional support from other members of our team to attend public hearings. 11 Arts District Overlay and General Plan Amendment 8
COST ESTIMATE
The total cost for Tasks 1 through 4 is $24,820. The total cost for the optional Environmental Clearance and Doumentation task (Task 5) is $104,400. If all tasks were undertaken, the total project cost would be $129,220.
ACTIVITY
ask 1: Case Study Analysis
ask 2: Draft Ordinance and GPA
ask 3: Final Ordinance and GPA
ask 4: Study Session/ Public Hearings
PROJECT
OPTIONAL ENVIRONMENTAL CLEARANCE AND DOCUMENTATION COST ESTIMATE who _ l ' II
5.1: Project Project
Air andGHG
5.2c: Noise and
5.3: Admin Draft
5.4: Public Review Draft
5.5: Final lS/MND
5.6: Project Coordination and
SCHEDULE
Month
Task
1. Case Study Analysis
2. Draft Ordinance and GPA
3. Final Ordinance and GPA
4. Study Session/Public Hearings 12H “
5. Environmental Clearance
12 Arts District Overlay and General Plan Amendment 9
PROPOSAL TERMS
We truly appreciate being considered for this project. We are confident that our experience, record of success, and Principal-level attention to the project will prove to be extremely valuable to the City. Amanda Tropiano is the Principal contact and is authorized to sign agreements and bind De Novo Planning Group in our proposal. Ms.
Tropiano can be reached at (714) 453-7711 or [email protected].
Amanda Tropiano
Principal
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14 TABLE OF CONTENTS
Introduction .................................................................................................................................... 3 Strategic and Master Plans to Support Arts and Culture in the City of Bellflower ....................... 10 Analysis of Clark Avenue Between Alondra Boulevard to Oak Street ...................................... 1515 Analysis of Clark Avenue Between Flower Street to Rose Street ................................................. 20 Summary of Clark Avenue Arts District Project ............................................................................ 22 Conclusions and Recommendations ............................................................................................. 22 0 TRIPEPl SMITH wofiBeHflower
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Introduction
Clark Avenue in the City of Bellflower is a prominent secondary arterial that runs north to south from city limit to city limit. The arterial has two lanes circulating in each direction. Clark Avenue from Alondra Boulevard to Rose Street, the designated survey area, has been in economic decline and transition for many years. On both sides, Clark Avenue has residential, commercial, and industrial uses. Currently, many of the commercial and office spaces, specifically from Alondra Boulevard to Flower Street, are suffering from high vacancies. Therefore, new strategies are needed to help reposition or repurpose many of these commercial and residential buildings. The city wishes to do an analysis of incorporating arts and culture on Clark Avenue, from Alondra Boulevard to Rose Street, to create an Arts and Culture District.
Survey Area
In coniunction with city staff, the survey area for the proposed Arts and Culture District is Clark Avenue from south of Alondra Boulevard and terminating at Rose Street, the City's southerly boundary. The survey area is separated into two sections,- Area 1 is along Clark Avenue from Alondra Boulevard to Flower Street, and Area 2 is between Flower Street and Rose Street. 1 1rT....'-=u noun“ aouuvno ' T s -,'l
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Existing Conditions
As mentioned in the Introduction, the survey area is suffering from many commercial vacancies from Alondra Boulevard to Flower Street. The retail and office buildings are smaller in scale and, like retail and office properties everywhere, is suffering from the economic dislocation of “remote work" and home deliveries. The single-family and multifamily residential units have little vacancy, as is expected in an undersupplied and constrained residential market.
What is an Arts and Culture District?
An arts and culture district is a demarcated urban area, usually on the periphery of a city center, intended to create a critical mass of places of cultural consumption. It features art galleries, theaters, art cinemas, music venues, and public squares for performances. Such an area is typically encouraged by public policy making and planning, but sometimes occurs spontaneously.
It is associated with allied service industry iobs like cafes, printers, fashion outlets, and restaurants.
Arts and Culture Legislation and Policy
Following adoption of Assembly Bill 189 in 2015, authored by Assemblyman Richard Bloom, the California Arts and Culture Districts developed programs aimed to leverage the state’s artistic and cultural assets. Aligning with the mission and values of the California Arts Council, the Program celebrates California’s diversity. lt champions shared values to grow and sustain grassroots arts and cultural opportunities, increase the visibility of local artists and community participation in local arts and culture, and promote socioeconomic and ethnic diversity. Districts also play a conscious role in tackling issues of artist displacement.
Notable Arts and Culture Districts in California
State Designated Arts and Culture Districts
0 Balboa Park Cultural District - A cultural center of San Diego, captivating residents and tourists alike.
0 Barrio Logan Cultural District — A vibrant artists’ community with a high concentration of creative energy rooted in Chicano history based in San Diego, CA. 0 The BLVD Cultural District — A thriving and dynamic cultural center located in Califomia’s Hidt Desert based in Lancaster, CA.
0 The Calle 24 latino Cultural District — An arts and culture mecca and bustling Latino enclave at the heart of San Francisco’s eclectic Mission District. 0 Rotten City’s Emeryville Cultural Arts District — An innovative district amid a renaissance devoted to art and creative production.
0 Eureka Cultural Arts District — Something for everyone to discover surrounded by the redwood curtain.
0 Grass Valley-Nevada City Cultural District - Twin cities rich in cultural history, arts, and innovation, deep within Gold Country.
0 Little Tokyo — A vital Los Angeles cultural community with more than 130 years of profound history.
0 Oceanside Cultural District — An emerging cultural coastal town rife with theaters, museums, galleries and practicing artists.
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O Redding Cultural District — The gateway to the true Northern California, bridging nature with arts and culture experiences.
0 San Pedro Arts and Cultural District -An artist community iuxtaposed with industry against the backdrop of the Pacific Ocean.
0 Downtown San Rafael Arts District — An urbanized nerve center for culture in the suburban outpost of Marin County.
0 SOMA Pilipinas’ Filipino Cultural Heritage District — A cultural, social, arts, and service hub for Filipinos throughout Northern California based in San Francisco, CA. 0 Truckee Cultural District - World-class scenery in a rugged high alpine setting that catalyzes and inspires art and culture.
0 Leimert Park Village - Based in South Central Los Angeles a place of historic monuments, open space and public anchors.
The City of Santa Ana developed a 10-year Arts and Culture Master Plan in 20l 6 to implement Arts and Culture citywide. The Master Plan contains 8 recommended goals and strategies:
0 Foster a citywide culture of equity, inclusion and access. 0 Work collectively towards a robust infrastructure for the arts in Santa Ana inclusive of City policy, staffing and sustained funding.
0 Create conditions where artists and creatives thrive professionally, and arts and cultural organizations have resources required for sustained success. 0 Support and expand arts and cultural programming to engage the entire community.
I Support existing and create new opportunities for youth to engage in artistic and creative activities and career pathways.
0 Identify community spaces for artistic and creative collaborations and create a roadmap for new cultural facility development through City organizational partnerships. o Preserve Santa Ana’s unique heritage while creating arts and cultural opportunities through new placemaking initiatives.
0 Create visible and interactive arts organizations for engagement through public art.
Local and Regional Arts and Culture Districts Near Bellflower The following are additional examples of Southem California arts and culture districts near Bellflower that would provide information about arts and culture districts.
East Long Beach Arts District — ELBAD is an eclectic district in downtown Long Beach featuring boutiques, restaurants, art museums and more amidst unique Art Deco architecture. The expansive district is home to over 50 locally owned and operated small businesses.
A shopping and dining destination for visitors and locals alike, East Village shops feature vintage clothing, records, home décor, lifestyle goods, beauty and wellness products, and local art. On the second Saturday of each month, East Village hosts an Art Walk, bringing businesses, vendors and artists together to network and provide visitors with enhanced walking and shopping opportunities. The photos below are buildings and structures on several blocks of the East Long Beach Arts District which include a variety of different uses such as restaurant, retail, drinking establishments, vintage stores and other retail uses, which have an arts and culture theme including murals and painted utility boxes.
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City of Norwalk Arts in Public Places Program and Cultural Arts Center - The City of Norwalk has been active in public and cultural arts for many years, utilizing their In-Iieu Arts in Public Places fund to produce several notable public sculptures and operate a Cultural Arts Center. The Center features an Art Gallery showcasing local artists and is currently planning a public mural for the Civic Center complex.
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Strategic and Master Plans to Support Arts and Culture in the City of Bellflower
Some iurisdictions have developed strategic and master plans to establish goals, policies, and implementation measures to develop Arts and Culture Programs.
Los Angeles County's Countywide Cultural Policy Strategic Plan Los Angeles County adopted the Los Angeles County Cultural Policy Strategic Plan on July l, 2022. The Plan includes 18 actionable strategies designed to enhance arts investment and policy implementation. Some of the strategies that the City of Bellflower may be able to utilize include:
Economic Development and Opportunity
0 Expand Grants to Organizations Serving Diverse Communities — The Arts and Culture Organizational Grants Program (OGP) provides critical support and stability to arts and culture nonprofit organizations. Currently, the Department of Arts and Culture assists Bellflower with funding for the Bellflower Symphony Orchestra. The OGP budget will double over the next three to five years. The OGP budget is currently $4.5 million and is staffed by one manager. One-time grants are established at $50,000. 0 Expand Professional Development Programming — This strategy provides professional development programming and technical assistance training. Participants can access funding, resources, and commissioning opportunities from the County, State and Federal government, and philanthropy. This strategy expands professional development, technical assistance, capacity building, and training opportunities for individual artists, arts organizations, teaching artists, school district staff, municipal arts agencies, and creative professionals.
0 Professional development expansion may include programs and initiatives like marketing, portfolio design, leadership, cultural equity, and anti-racism in the arts, nonprofit and arts business management. The Arts and Culture Department is developing a new LA County Creative Cities Network. Annually convening, this network will allow members to share programs, resources, opportunities, research data, promising practices, and other updates to build infrastructure at the local municipal level that need it most. Staffing costs are two staff members---one Senior Associate, one Associate, and staffing costs are $350,000. Total ongoing annual budget is $700,000.
0 Expand the Community Impact Arts Grant Program — Research conducted by the Department of Arts and Culture has shown that the Community Impact Arts Grant program (CIAG) is an effective way to reach communities with less access to art nonprofits. The ClAG will grow to a $1 million dollar budget. The annual programming cost is $250,000 with one Senior Associate and a total budget of $440,000. 0 Neighborhood Bridges — This program expands grassroots arts and cultural programming in communities to support nonprofit artists and collectives. A $1 million dollar budget was proposed after a needs assessment and implementation pilot. 0 Reestablish the Free Concerts in Public Sites — Available to municipalities including libraries, this program funds artists, promotional, and production fees. Sites will be 0 TRIPEPl SMITH Gnome-"flower
selected based on equity and capacity to host and produce concerts, as assessed through competitive application and solicitation processes. The program costs are $750,000 with one Program Associate and an annual budget of $940,000. 0 Expand Arts in Parks and Libraries — This strategy includes creating a new cultural partnership grants program and funding one-year residencies for arts organizations and collectives at select parks and library sites.
0 Support School Districts to Advance Equity in Arts Education - This advancement grant program offers flexible matching grants to advance arts education in schools and communities.
0 Support Cultural Anchors and Districts Across the County — This provides ongoing funding to existing cultural institutions and provides seed funding for future arts and culture districts.
Physical Development and Land Uses - Area 1
As previously mentioned, the survey area spans from Alondra Boulevard/ Clark Avenue to Rose Street south of the 91 -freeway overpass. The following is a land use analysis of Survey Area 1:
Alondra Boulevard/Clark Avenue - The southeast and southwest sections of Clark Avenue and Alondra Boulevard have a General Plan designation of Commercial and Zoning designation of General Commercial. The east side of the Clark Avenue/Alondra Boulevard intersection is anchored by a multiple tenant retail center and a liquor store. The west side of Clark Avenue/Alondra Boulevard intersection includes various automotive uses. On the north side of Clark Avenue and Alondra Boulevard are examples of mixed use and infill residential development which have been popular in several areas of the city. Further south to Harvard Street is a small sushi restaurant on the east side of the street.
Clark Avenue/Harvard Street to los Angeles Street — The west side of the street has a General Plan designation of Commercial and Zoning designation of General Commercial, including a small church, a small multifamily building and a vacant two-unit tenant space.
The east side of Clark Avenue has a General Plan and Zoning designations of Medium Density Residential, developed with underutilized commercial and office buildings. Since the zoning is residential, these properties are legal non-conforming.
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Clark Avenue/Les Angeles Street to Olive Street - The west side is developed mostly with underutilized commercial and office properties.
The east side between Los Angeles Street and Olive Street contains an underutilized multiple- tenant building and office buildings.
Clark Avenue/Olive Street to Mayne Street - The west side of the street is anchored by a mostly vacant retail building with considerable lot depth and residential buildings. The repurposing of this area can be considered a key opportunity site.
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Clark Avenue/Mayne Street to Oak Street — The west side of the street is developed with a single-family residence and a converted office space with ancillary storage.
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Clark Avenue/Oak Street/Flower Street - The west side at the Oak Street/Clark Avenue intersection is a medical building and single-family residence. The east side at the intersection houses the Woman's Club, a vacant lot, and a municipal building featuring a city store and volunteer center which will be demolished to make way for a new senior/youth center.
The City plans to construct a senior/ youth center adiacent to the southeast corner of Clark Avenue and Oak Street. This is a key opportunity site, as arts classes and other arts programming can be introduced at this new complex adiacent to the Woman’s Club. South of this site is Simms Park and the Parks and Recreation administrative offices. Behind this site to Flower Street is a restaurant and other commercial spaces. East of the Simms recreation complex is the Ramona Elementary School Campus and the Bellflower Unified School District administrative offices.
Analysis of Clark Avenue Between Alondra Boulevard to Oak Street - Area 1
This area is the most “walkable” and quaint portion of the proposed district. It is anticipated that the residential homes that currently face the street will remain residential, as they were developed with narrow, single loaded driveways that cannot accommodate commercial parking.
There are numerous commercial buildings that are underutilized and suffer from vacancies and deferred maintenance. These commercial buildings have little lot depth and therefore, will be difficult to demolish and reconstruct. These vacant commercial spaces should be the focus of an extensive marketing strategy to focus on repurposing and re-tenanting. These spaces could be used as “seed proiects" for a storefront art program and advertised to tenants and brokers as having an “arts district" goal. Ideally, the existing buildings will be rehabilitated, improved and reoccupied with new tenants supplementing those existing on this portion of Clark Avenue.
If the city were to focus on creating an arts district on Clark Avenue, Area 1 (Clark Avenue from Alondra Boulevard to Oak Street) should be the first phase of the proiect. This section of the district would be more likely to respond to city policy initiatives since economic development and marketing can be used to repurpose the small-scale building vacancies that can respond better to city policy than the larger automotive properties further south on Clark Avenue. Due to the great number of commercial vacancies in this area, an economic development opportunity exists to assist property owners and local businesses with the re-tenanting of existing properties. The following economic development and planning tools that can be used, include:
Potential arts district overlay zone -- The city could provide an overlay zone on this section of Clark Avenue to encourage and incentivize certain uses that would be consistent with an arts district like artists' lofts, professional offices, second hand/ antique stores, art/ photo studios, tattoo parlors, coffee and other arts related uses including retail that supports art related uses.
Introducing a vacant storefront art display program -— The city could implement a vacant storefront program working with property owners to have artists display works of art in vacant storefronts. This would be established by working with area Community Colleges, CSU Long Beach and CSU Dominguez Hills to identify artists who have works of art that can be photographed and displayed in vacant storefronts. This lessens the negative impact of the vacancy and shows residents that the city is undertaking arts initiatives.
Leverage the public uses on both sides of the street south of Clark Avenue/Oak Street Since public uses dominate this intersection of Clark Avenue, it would not be possible to make many physical changes to this area. However, the southeast comer of Clark Avenue and Oak Street is a key opportunity site. The city owns the vacant lot and voiunteer center, which will be demolished to construct a new senior/ youth center where arts classes and other art programming can occur. ' TRlPEPl SMlTH 1“ ‘MW'W
Physical Development and Land Uses - Area 2
The next area of analysis focuses on Clark Avenue between Flower Street and Rose Street. This area includes mainly residential, commercial, and some industrial uses. The following is a land use analysis of Survey Area 2:
Flower Street to Maple Street
When looking at the area from Flower Street to Maple Street, residential uses are on the west side of the street, a religious institution, residential and office uses occupy the east side of the street.
Clark Avenue/Maple Street to 91 Freeway
Going south on Clark Avenue from Maple Street, uses and zoning tend to become more uniform.
Commercial zoning and uses are the most prominent land uses. This area also includes residential and industrial uses.
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Clark Avenue/Artesia Boulevard/Rose Street
The end of the survey area is developed more uniformly with commercial and heavy commercial, typically utilizing sales yards, outside equipment storage or outside activities, and a small mix of industrial and residential uses.
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Analysis of Clark Avenue Between Flower Street to Rose
Street - Area 2
These properties are larger in size and consists mostly of commercial and industrial uses. In addition, the properties in this area are mostly occupied and are unlikely to change ownership in the near future. Since these properties are larger properties and are occupied, they would not be able to be redeveloped easily. While the city could help the area with rezoning or modifying the General Plan, it will be predominantly market forces, rather than city policy, that will play a significant role in driving changes within this area.
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In order to potentially stimulate the redevelopment of this area on Clark Avenue, it is necessary to review the General Plan and Zoning designations. The city would have to determine the best uses and development standards that would help promote growth within the area. The 2021-2029 Housing Element already contemplates additional housing units at approximately the intersections of Clark Avenue and Artesia Boulevard and Clark Avenue and Park Avenue.
Compared to Survey Area 1, the properties in Survey Area 2 are less likely to convert to potential arts uses in the medium- and long-term. Therefore, establishing an arts district within this area would not be viable.
Summary of Clark Avenue Arts District Project
The proposed Clark Avenue Arts District proiect is a noble goal. However, if the City wishes to create an Arts District on Clark Avenue it will be a multi-decade effort similar to the timeframe that produced the current prominence of Bellflower Boulevard to come to full fruition. The first steps include low-cost, low capital-intensive activities such as:
Citywide survey
Research program activities
Seek arts grant funding
Engage school districts, colleges and universities, government, nonprofits and private sector on arts policy
Increase arts classes citywide
0 Decide which city department to administer the program 0 Develop web or digital tools promoting arts and culture If the Council is interested in making a greater initial investment in arts and culture, it should direct staff to fund and prepare an Arts and Culture Master Plan.
Conclusions and Recommendations
The city should consider the following actions to enhance arts and culture citywide and implement an Arts and Culture Master Plan, specifically within Survey Area 1, along Clark Avenue between Alondra Boulevard to Oak Street.
Arts and Culture District development strategy for Clark Avenue from Alondra Boulevard southerly to Oak Street:
0 Conduct a citywide needs assessment for arts and culture. To better assess demand for arts and culture, the city should consider a citywide needs assessment to determine resident demand for increased arts and culture programming. This would begin by providing an online survey and presenting the results to City Council to receive direction on further outreach efforts.
0 Based on the needs assessment, consider developing an Arts and Culture Master Plan or Action Plan. Consider a minimum 5 to 10-year plan to develop increased arts and culture development and programming in the city.
0 Choose a city department in which to establish an arts and culture program. 0 Develop a vacant storefront art program. The City of Campbell, CA and many other iurisdictions have a vacant storefront program to display works of art from local artists.
This program improves storefront appearances, improves visibility and potentially attracts leasing interest to vacant storefront. The City may also consider penalties for property owners who choose to keep their properties vacant for extended periods of time, as recommended in a previous Bellflower Boulevard study.
0 Develop a General Plan or Zoning strategy for Clark Avenue from Alondra Boulevard southerly to the 91 freeway. The current General Plan designations and underlying zoning designations are not viable when it comes to increasing commercial and residential 'I TRlPEPl SMITH CityofBellflower
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revitalization. it is recommended that a general plan amendment or zoning code amendment package be developed and presented at a study session that focuses on the zoning or general plan amendments that would increase the viability of an arts district in this area. The City should tier off the Housing Opportunity Areas identified in the Housing Element for Clark Avenue /Alondra Boulevard, Clark Avenue/ Park Street, and Clark Avenue/Artesia Boulevard and explore options for increasing density in these identified housing areas as well as other areas. The density for these areas is identified in the housing element at 30 dwelling units to the acre.
Apply for technical assistance and submit grant applications to the LA County Arts and Culture Department. The Los Angeles County's Countywide Cultural Policy Strategic Plan was adopted on July 1 ,2022 and allows for significant technical, financial and grant assistance for the arts for municipalities. The City should aggressively apply for assistance under the plan. -
Work on increasing capacity for Arts nonprofits. As the Bellflower Art Association is dormant or underutilized, the City should work on revitalizing and increasing capacity for the association.
Encourage the Bellflower Unified School District to seek grant funding and technical assistance from the LA County ArtsEd Collective. Increasing arts and culture in the City of Bellflower will require significant partnerships including the county, city, school districts, nonprofits and the private sector. LA County provides school districts free technical assistance in developing strategic plans regarding youth arts education and development.
Develop a mural and utility box painting ordinance. Develop standards for the painting of murals, pavement arts and utility boxes citywide.
Conduct walking tours with nonprofit artist loft developers for students, residents and visitors. Nonprofit artist loft developers are active in Southern California and have experience developing ground up artist loft proiects from grant funding. The City should contact nonprofit developers to determine demand and feasibility of developing ground up artist lofts and residential conversions. Offering tours to students, residents and visitors wilt foster interest in the art district area.
Review the art in-lieu fee fund for funding balance. The City should review the in-lieu art fee to see if funds can be used to commission a sculpture in the Civic Center area or near the proposed art district area like Simms Park.
Increase arts classes, art and play structures citywide. The City should direct the Parks and Recreation Department to contract with additional arts instructors and offer these programs both at Simms Park and citywide.
Short Term (1 year) Recommendations
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Develop and conduct survey online gauging resident interest in Arts and Culture and encourage residents to complete the survey. The City should report results of the survey to the City Council at future City Council meeting and seek direction on next steps.
Designate a city department to coordinate arts and culture between departments and citywide.
Meet with LA County staff, school districts, arts and culture program cities, nonprofits and the private sector to begin to increase arts and culture capacity.
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0 Authorize a budget under the City Manager's authority to conduct other needed studies or further work In arts and culture.
0 Contact nonprofit arts builders to conduct walking tours on Clark Avenue to survey artist loft development capability.
0 Begin seeking grant opportunities from LA County, state and federal governments and philanthropy.
0 Meet with area Community Colleges, CSU Long Beach and CSU Dominguez Hills to identify artist capacity for Bellflower proiects.
0 implement the vacant storefront arts program.
0 Review the ln-Iieu Arts in Public Places fund for financial capacity. 0 Hire staff to develop a program from an arts management program, such as Claremont Graduate University's master’s in arts management program. 0 Ask City Council to provide direction on any other stated recommendations for implementation.
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