Bellflower City Council
April 13, 2026

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The City of Bellflower
16600 Civic Center Drive Bellflower CA 90706 c
Tel 562.804.1424 Fax 562.925.8660 www.bellflower.ca . ov R�W`N� To�ETNE� Next CC Resolution No. 26-14
•0 Next CC Agreement No. 1135
Next Ordinance No. 1457
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In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office at (562) 804-1424, extension 2220 or cclerk(a-bellflower.ca.gov. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

Agenda Items are on file in the Office of the City Clerk and are available for public inspection during normal business hours. For your convenience, the Agenda is also posted on the City's Website at www.bellflower.ca.gov with links to each Agenda Item (unless they are too lengthy or unavailable at the time of posting). Any supplemental material distributed to a majority of the members of the City Council/Successor Agency after the posting of this Agenda will be made available for public inspection during normal business hours in the City Clerk's Office at City Hall, 16600 Civic Center Drive, Bellflower. (Privileged documents and Closed Session documents are exempted.)

REGULAR MEETING OF THE BELLFLOWER CITY COUNCIL
MONDAY, APRIL 13, 2026

BELLFLOWER CITY HALL - COUNCIL CHAMBERS
5:30 P.M. CLOSED SESSION / 7:00 P.M. OPEN SESSION
5:30 P.M. - CLOSED SESSION
1 CALL TO ORDER
2 ROLL CALL: Mayor Sonny R. Santa Ines
Mayor Pro Tern Victor A. Sanchez
Council Member Ray Dunton
Council Member Dan Koops
Council Member Wendi Morse

Bellflower City Council Agenda
April 13, 2026

3 RECESS TO CLOSED SESSION
A CONFERENCE WITH LEGAL COUNSEL — INITIATION OF LITIGATION - GOVERNMENT CODE § 54956.9(d)(4). Number of Cases: One. Potential defendant and property listed below is not required by applicable law; voluntarily disclosed:

Sol Galper and Stanley Rackow, and Wood Bell Properties 10113 - 10129 Artesia Boulevard

B CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code § 54956.8)
Property: 16710 Bellflower Blvd.

Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: Jack Patel
Under Negotiation: Price and terms of payment

C CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code § 54956.8) [CITY]
Property: 9835 Flower St.

Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: United States Postal Service
Under Negotiation: Price and terms of payment

D CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code § 54956.9(d)(2):

FACTS AND CIRCUMSTANCES: Correspondence Dated March 18, 2026 (see attached).
4 RECONVENE FOR OPEN SESSION
7:00 P.M. - OPEN SESSION
5 CALL TO ORDER
6 ROLL CALL: Mayor Sonny R. Santa Ines
Mayor Pro Tern Victor A. Sanchez
Council Member Ray Dunton
Council Member Dan Koops
Council Member Wendi Morse

Bellflower City Council Agenda
April 13, 2026

7 INVOCATION: Council Member Dunton
8 PLEDGE OF ALLEGIANCE: Jim DellaLonga,
Development
9 REQUEST TO APPEAR REMOTELY
None
Director of Economic
10 CITY COUNCIL ANNOUNCEMENTS / PRESENTATIONS
A City Council Announcements
11 PUBLIC COMMENTS
This is the time set aside for the public to address the City Council on matters not listed on the Agenda. Anyone wishing to address the City Council should come to the podium, be recognized by the Mayor, and state your name for the record. If you wish to address the City Council on an Agenda Item, you may do so by approaching the podium as we review that particular item. You will be given three (3) minutes to address the City Council.
12 PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to consider adopting Resolution No. 26-12 — A Resolution authorizing the City Manager to execute Purchase and Sale Agreement File No. 1125, in a form approved by the City Attorney, between the City of Bellflower and Bellflower 5 Inv, LLC for the purchase of real property located at 9855 Flower Street (APN 7109-013-904). [Continued from March 23, 20261
CEQA: This matter is exempt from additional review under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines"), because it authorizes the sale of real properties only; it can be seen with certainty that there is no possibility that this disposition, by itself, will cause a direct physical change in the environment and is therefore not considered a "project" pursuant to CEQA § 21065. Any future development on the Properties will require separate CEQA scrutiny.

Recommendation to City Council: 1) Re -open the public hearing; take testimonial and documentary evidence, and after considering the evidence, adopt Resolution No. 26-12 authorizing the City Manager to execute Purchase and Sale Agreement File No. 1125, in a form approved by the City Attorney; or 2) Alternatively, discuss and take other action related to this item.

Bellflower City Council Agenda
April 13, 2026

12 PUBLIC HEARINGS — Continued
B Consideration and possible action to conduct a public hearing to consider 1) Mitigated Negative Declaration No. MND 25-01, General Plan Amendment Case No. GPA 25-02, Zone Change Case No. ZC 25-02, Specific Plan Case No. SP 25-01, Vesting Tentative Map No. TM 84789, Development Review Case No. DR 3-25-16185, and Development Agreement No. AFN 1125.1; 2) adopt Resolution No. 26-13; and 3) read by title only, waive first reading, and introduce Ordinance No. 1456:

Resolution No. 26-13 — A Resolution approving 1) Mitigated Negative Declaration No. MND 25-01 and Mitigated Monitoring and Reporting Program; 2) General Plan Amendment Case No. GPA 25-02 to change the land use designation from "Commercial" to "Mixed Use" on real property commonly known as 9855, 9903, and 9915 Flower Street; 3) vesting Tentative Map Case No. TM 84789 to allow for condominium use on 9903 Flower Street only; and 4) Development Review Case No. DR 3-25-16185 to approve the design of the 32-unit condominium project at 9903 Flower Street only; Applicant: Eric Miller Representing City Ventures Homebuilding, LLC and City of Bellflower.

Ordinance No. 1456 — An Ordinance approving 1) Zone Change Case No. ZC 25-02 to amend the zoning map from Transit Oriented Development Specific Plan ("TODSP") to Flower Street Specific Plan ("FSSP") on real property commonly known as 9855, 9903, and 9915 Flower Street; 2) Specific Plan Case No. SP 25-01 for Flower Street Specific Plan ("FSSP") which provides the development and design standards for the three parcels; and 3) Development Agreement File No. 1125.1 between Bellflower 5 Inv, LLC and the City to facilitate development of 9903 Flower Street and potential future development of 9855 Flower Street; Applicant: Eric Miller Representing City Ventures Homebuilding, LLC and City of Bellflower. [Continued from March 23, 20261
CEQA: This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.; the "CEQA Guidelines"). An Initial Study ("IS") and MND 25-01 were prepared. These found that the proposed project will not have a significant adverse effect on the environment with implementation of proposed mitigation measures. The 30-day public review period for the IS and MND began on January 9, 2026 and closed on February 9, 2026.

Recommendation to City Council: 1) Re -open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 26-13 and read by title only, waive first reading, and introduce Ordinance No. 1456; or 2) Alternatively, discuss and take other action related to this item.

Bellflower City Council Agenda
April 13, 2026

12 PUBLIC HEARINGS — Continued
C Consideration and possible action to conduct a public hearing to consider reading by title only, waiving further reading, and introducing Ordinance No. 1454 — An Ordinance granting to Bellflower -Somerset Mutual Water Company a franchise to transmit and distribute potable water in, under, along, across, or upon, City's public streets, ways, alleys and places. [Agreement File No. 320.91
Recommendation to City Council: 1) Open the public hearing; take testimonial and documentary evidence, and after considering the evidence, introduce Ordinance No. 1454 granting a Water Franchise to Bellflower -Somerset Mutual Water Company; or 2) Alternatively, discuss and take other action related to this item.

D Consideration and possible action to conduct a public hearing to consider adopting Resolution No. 26-11 — A Resolution authorizing the City Manager to execute Agreement File No. 1134, in a form approved by the City Attorney, with Kwang Ja "Steve" Kim to lend funds for building facade improvements at Koam Pharmacy (16827 Bellflower Boulevard), per the Bellflower Economic Development Business Assistance Plan Chapter 3.1.

Recommendation to City Council: 1) Open the public hearing; take documentary and testimonial evidence; and after considering the evidence, adopt Resolution No. 26-11; or 2) Alternatively, discuss and take other action related to this item. 13 ORDINANCES AND RESOLUTIONS FOR CONSIDERATION
A Consideration and possible action to read by title only, waive further reading, and introduce Ordinance No. 1455 — An Ordinance amending Chapter 8.16 (Regulating Fireworks) of the Bellflower Municipal Code to extend the time for selling safe and sane fireworks within the City and to allow certain fireworks stands to be located along secondary arterial streets.

QEQA: The Ordinance is exempt from additional review under the California Environmental Quality Act (Public Resources Code §§ 21000, et sea., "CEQA") and regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et sea., the "CEQA Guidelines") because under CEQA Guidelines §§ 15061 (b) (3) and 15378(b)(5), the Ordinance establishes internal governmental procedures that have no potential to cause a significant effect on the environment.

Recommendation to City Council: 1) Read by title only, waive further reading, and introduce Ordinance No. 1455, amending BMC Chapter 8.16; or 2) Alternatively, discuss and take other action related to this item.
14 CONSIDERATION ITEMS
None

Bellflower City Council Agenda
April 13, 2026

15 CONSENT CALENDAR
All items under the Consent Calendar are considered by the City Council to be routine and will be enacted by one motion. Specific items may be removed from the Consent Calendar at the request of any member of the City Council for separate consideration.

A Consideration and possible action to receive and file City Council Warrant Register No. 26-101, dated April 13, 2026.

Recommendation to City Council: 1) Receive and file Warrant Register No. 26-101; or 2) Alternatively, discuss and take other action related to this item.

B Consideration and possible action to approve the Minutes of the March 2, 2026, Special Meeting of the City Council.

Recommendation to City Council: 1) Approve the March 2, 2026, Special Meeting Minutes; or 2) Alternatively, discuss and take other action related to this item.

C Consideration and possible action to ratify Settlement Agreement No. 1132 executed by the City Manager on March 25, 2026.

Recommendation to City Council: 1) Ratify Settlement Agreement No. 1132 executed by the City Manager on March 25, 2026; or 2) Alternatively, discuss and take other action related to this item.

D Consideration and possible action to approve the Minutes of the March 9, 2026, Regular Meetinq of the City Council.

Recommendation to City Council: 1) Approve the March 9, 2026, Regular Meeting Minutes; or 2) Alternatively, discuss and take other action related to this item.

E Consideration and possible action to approve the Minutes of the March 23, 2026. Reaular Meetina of the Citv Council.

Recommendation to City Council: 1) Approve the March 23, 2026, Regular Meeting Minutes; or 2) Alternatively, discuss and take other action related to this item.

F Consideration and possible action to waive further reading and adopt Ordinance No. 1453 — An Ordinance adding Chapter 1.18 to the Bellflower Municipal Code to establish publication requirements for official City actions Dursuant to the Citv Charter.

CEQA: The Ordinance is exempt from additional review under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines") because, under CEQA Guidelines §§ 15061(b)(3) and 15378(b)(5), the Ordinance establishes internal governmental procedures that have no potential to cause a significant effect on the environment.

Recommendation to City Council: 1) Waive further reading and adopt Ordinance No. 1453; or 2) Alternatively, discuss and take other action related to this item.

Bellflower City Council Agenda
April 13, 2026

15 CONSENT CALENDAR — Continued
G Consideration and possible action to incorporate all items outlined in the Staff Report into the Third -Party Special Event Permit for the request by Bellflower Noon Lions Club to temporarily close Bellflower Boulevard on October 3, 2026, for a car show, and approving the concurrent request for the City to provide financial support or in -kind services to assist with the event.

Recommendation to City Council: 1) Incorporate all items outlined in the Staff Report into the Third -Party Special Event permit for a car show in 2026; or 2) Alternatively, discuss and take other action related to this item.

H Consideration and possible action to authorize the City Manager to execute Agreement File No. 965.2, in a form approved by the City Attorney, with Vidiflo, LLC, for on -call audio/video systems maintenance services.

Recommendation to City Council: 1) Authorize the City Manager to execute Agreement File No. 965.2, in a form approved by the City Attorney; or 2) Alternatively, discuss and take other action related to this item.

Consideration and possible action to authorize the City Manager to execute AFN 964.2, in a form approved by the City Attorney, with Admiral Pest Control for Citywide pest control services.

Recommendation to City Council: 1) Authorize the City Manager to execute AFN 964.2 with Admiral Pest Control, in a form approved by the City Attorney; or 2) Alternatively, discuss and take other action related to this item. 16 COUNCIL REPORTS
17 ADJOURNMENT
Adjourn to the next Regular Meeting of the Bellflower City Council at 5:30 p.m. on Monday, April 27, 2026.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www. hcd.ca. qov
March 18, 206
Elizabeth Oba, Director
Planning and Building Services
City of Bellflower
16600 Civic Center Dr
Bellflower, CA 90706
3=D
RE: City of Bellflower's Housing Element Implementation — Corrective Action Letter Dear Elizabeth Oba:

The California Department of Housing and Community Development (HCD) has reviewed the City of Bellflower's (City) obligations under the housing element and hereby issues its written findings that the City has failed to implement Program 27 (Ensure Adequate Sites to Accommodate the RHNA) to rezone adequate sites to satisfy its Regional Housing Needs Allocation (RHNA) shortfall.' Housing Element Law
HCD must review any action or failure to act by a City that it determines to be inconsistent with an adopted housing element or section 65583 generally, and it must issue written findings to the City accordingly.2 HCD must give the City a reasonable time, no longer than 30 days, to respond to these findings.3 If HCD does not receive a written response from the City within 30 days, or the response does not demonstrate that the program action has been implemented, then HCD will revoke its findings that the City's housing element substantially complies with Housing Element Law.' Additionally, HCD may notify the California Office of the Attorney General when a City takes actions that are inconsistent with an adopted housing element or Government Code sections 65583 and 65915, among other laws.5
1 Gov. Code, § 65583, subd.
2 Gov. Code, § 65585, subd
3 Gov. Code, § 65585, subd
' Gov. Code, §65585, subd.
5 Gov. Code, § 65585, subd
(c)(1)(A),§ 65583.2, subd. (h) and (i).
(i)(1).
(i)(1)(A).
(i)(1)(B).
0).

Elizabeth Oba, Director

Findings
On September 9, 2022, HCD found the City's housing element in substantial compliance with housing element law. HCD based its finding of substantial compliance on, among other things, a commitment to implement Program 27. This program is committed to rezone adequate sites to satisfy its RHNA shortfall pursuant to Government code section 65583, subdivision (c)(1)(A).

On March 14, 2025, HCD sent the City a Letter of Inquiry requesting an update on the City's progress implementing rezone actions on Program 27 The City responded on April 28, 2025 informing HCD that Program 27 had been completed according to the timeline established in the City's housing element through Resolution No. 25-09 and Ordinance No. 1442. HCD met with City staff on July 23, 2025, and the City provided additional rezone documentation July 28, 2025.

On October 16, 2025, HCD sent the City a Letter of Technical Assistance informing the City that revisions to the submitted ordinances would be required to ensure that all sites are being rezoned to satisfy the City's lower -income RHNA shortfall and thereby meet statutory requirements. The City responded to the Letter of Technical Assistance on December 18, 2025, stating that the HOOZ regulations, without further amendment, already satisfies housing element law. The City's response demonstrates compliance with none of the requirements of state law enumerated in HCD's October 16, 2025 letter.

Specifically, the City has not provided documentation that demonstrates that it permits owner -occupied and rental multifamily uses by -right for developments in which at least 20 percent or more of the units are affordable to lower income households on sites being rezoned to accommodate the lower income RHNA shortfall. The City has also failed to demonstrate that mixed -use rezone sites being used to accommodate the City's lower -income RHNA shortfall permit 100 percent residential development and require a minimum of 50 percent of the square footage in a mixed -use development to be residential. Finally, the City has not shown that rezones sites to meet the lower - income RHNA shortfall meet the minimum density threshold of 20 dwelling units per acre as required in Government Code section 655893.2, subdivision (h).

Based upon the above reasoning, HCD finds that the City has failed to implement this program actions within the statutorily required timeframe.

Elizabeth Oba, Director

Next Steps
HCD requests that the City review this correspondence and provide a written response to these findings within 30 days and no later than April 17, 2026. HCD will review and consider the City's written response before taking any action authorized by Government Code section 65585, subdivisions (i) and 0). As noted below, such action may include revoking HCD's finding that City's housing element is in substantial compliance with Housing Element Law and/or referral to the California Office of the Attorney General.

HCD provides the City until April 17, 2026 to provide a written response to these findings. If you have questions or need additional information, please contact Stephanie Chan of our staff at Stephanie.Chan(a)-hcd.ca.gov Sincerely,
IAZ;--��
Melinda Coy
Housing Accountability Unit Chief

11- Public Comments
Mayra Ochiqui Supplemental Material
From: Flores, Dystanie
Sent: Monday, April 13, 2026 9:20 AM
To: City Clerk
Subject: Public Comment: Request for Council Support — Wildfire Recovery Legislation Attachments: Legislative Update_OnePage 3 bills.pdf
Mayor and Councilmembers,
My name is Dystanie Flores, and I serve as an Outreach Analyst with the California Department of Insurance.

I'm respectfully request your support for a package of wildfire recovery and insurance reform bills currently under consideration at the State Capitol. These measures are authored by Assemblymember's Mike Gipson, Lisa Calderon and Senator Steve Padilla, and they are focused on addressing ongoing recovery challenges in wildfire -impacted communities across California.

The first bill, AB 1795, authored by Assemblymember Mike Gipson, would establish clear public health standards for smoke -damaged homes. After a wildfire, many homes may appear structurally sound but still contain hazardous smoke contamination. Without clear standards, homeowners often face delays, disputes, and uncertainty regarding remediation and insurance coverage. This bill creates clarity, protects public health, and helps streamline recovery.

The second bill, SB 876, authored by Senator Steve Padilla, strengthens disaster recovery protections and expands living expense coverage. Families displaced by wildfire are often out of their homes for extended periods. This measure helps ensure residents have adequate coverage for temporary housing and related costs, reducing financial hardship during a time of crisis.

The third bill, AB 1680, authored by Assemblymember Lisa Calderon, reforms and increases accountability within the FAIR Plan. As more Californians turn to the FAIR Plan due to insurance market instability, it is critical that the program operates with transparency, sustainability, and strong consumer protections. This bill aims to improve oversight and help stabilize the insurance market for wildfire -impacted communities.

Together, these measures are designed to speed recovery, reduce coverage gaps, increase accountability, and strengthen long-term community resilience.

I

Local government support is incredibly important in advancing policies that directly impact residents. I respectfully ask for your consideration and support.

I'm happy to provide fact sheets on each of these bills, along with a brief survey, and I would also welcome the opportunity to deliver a short 10-minute presentation at a future council meeting to provide a legislative update and answer any questions.

Thank you for your time, your leadership, and your continued commitment to protecting your community.

Dystanie Flores
Outreach Analyst
Community Relations and Outreach Branch
California Department of Insurance
300 South Spring Street, South Tower
Los Angeles, CA 90013
[email protected]
Cell: (213) 220-7748
Twitter @CDINews Facebook @insurancecagov
CONFIDENTIALITY NOTICE: This communication may contain confidential and/or legally privileged information. It is solely for the use of the intended recipient(s). Unauthorized interception, review, use, or disclosure is prohibited and may violate applicable laws including the Electronic Communications PrivacyAct. If you are not the intended recipient, please contact the sender and destroy all copies of the communication.

Smoke Damage
Recovery Act (AB 1795)
Disaster Recovery
Reform Act (SB 876)
• Sets health standards for • Mandates insurer Disaster smoke testing and restoration.
• Certifies insurers in modern
claims handling.
• Triggers immediate aid via local
health standards.
• Mandates science -based
restoration protocols.

Recovery Plans.
• Doubles penalties for unfair
practices; requires direct
restitution.
• Boosts Living Expenses by 100%
with mandatory up -front
payments.
• Updates replacement costs to
meet current building codes.

Make It FAIR
Act (AB 1680)
• Overhauls FAIR Plan
transparency and claims
handling.
• Creates a transition path
back to the private market.
• Imposes violation fees and
mandates CDI compliance.
• Consolidates coverage to
eliminate redundant
policies.

We invite your office to join cities and counties statewide in submitting a letter of support for this bill.
https://bit.ly/CDILegAction .

Strengthen California Homes Grant Program (in process):
• Provides grants for low-income homeowners in high fire hazard zones for Zone 0 and Class A roofing improvements.

Sustainable Insurance Strategy (2023-2024):
• Expands coverage using catastrophe modeling to reflect property and community mitigation efforts.

Safer from Wildfires (2022):
• Mandates premium discounts (4-40%) for mitigated homes with wildfire standards. 0' :STD
1t:i
0em

CALL TO ACTION

LEARNING SERIES

CONSUMER ALERTS

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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Jim DellaLonga, Director of Economic Development
SUBJECT: Consideration and possible action to conduct a public hearing to consider adopting Resolution No. 26-12 — A Resolution authorizing the City Manager to execute Purchase and Sale Agreement File No. 1125, in a form approved by the City Attorney, between the City of Bellflower and Bellflower 5 Inv, LLC for the purchase of real property located at 9855 Flower Street (APN 7109-013-904). [Continued from March 23, 2026]
DATE: April 13, 2026

EXECUTIVE SUMMARY
The City has negotiated the sale of the real property located at 9855 Flower Street (the "Property") with Bellflower 5 Inv, LLC ("Purchaser"), also known as City Ventures.

Executing the Purchase and Sale Agreement would cause the City to extend credit to Purchaser to acquire the Property for Economic Opportunity and future development.

Based upon assurances from the Purchaser regarding the development and creation of Economic Opportunity at the Property, the City Manager recommends that the City sell the Property at the negotiated fair market price of $2,650,000. The City will finance the purchase through a loan to the Purchaser in the same amount with interest accruing at a rate equal to the rate earned by the State of California Local Agency Investment Fund (LAIF) during the term of the loan. Repayment of the principal and accrued interest will be deferred to when Purchaser receives the Final Certificate of Occupancy for a potential project.

RECOMMENDATION TO CITY COUNCIL
It is recommended that the City Council:
1) Open the public hearing; take documentary and testimonial evidence; and after considering the evidence, adopt Resolution No. 26-12 authorizing the City Manager to execute Purchase and Sale Agreement File No. 1125, in a form approved by the City Attorney; or
2) Alternatively, discuss and take other action related to this item.

Staff Report — Sale of City Property
April 13, 2026

CEQA
This matter is exempt from additional review under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines"), because it authorizes the sale of real properties only; it can be seen with certainty that there is no possibility that this disposition, by itself, will cause a direct physical change in the environment and is therefore not considered a "project" pursuant to CEQA § 21065.

Any future development on the Properties will require separate CEQA scrutiny.

FISCAL IMPACT
The Purchaser will acquire the Property for $2,650,000, financed through a loan from the City at an interest rate equal to the rate earned by the Local Agency Investment Fund (LAIF). The sale price is equal to the amount the City paid to acquire the Property in November 2025 excluding any escrow fees paid by the City at the time of purchase. At the time of sale, the City will record a loan receivable in the General Fund. Repayment of principal and interest will be deferred until the Purchaser obtains a Final Certificate of Occupancy, and loan proceeds will be deposited into the General Fund. The City will cover the title insurance and one-half of the escrow costs.

DISCUSSION
In November 2025, the City purchased the property located at 9855 Flower Street for economic opportunity to assist in the revitalization of the Downtown. The Property is in a unique location on the major east/west street in the Downtown, in part due to being adjacent to property currently owned by Purchaser as well as its proximity to other key sites such as the Mayne Events Center/L.A. County Fire Museum, the Regional Transit Center, the future Metro Light Rail Station, Friendship Plaza and Pirate Park, Library Garden Park, Town Center Plaza, public facilities and the commercial amenities in the Downtown.

The City has been working with the Purchaser on the adjacent former funeral home property to potentially develop it with multi -family residential units. The Purchaser intends to develop the Property in conjunction with the adjacent site enhancing public welfare, increasing the housing stock in the city, and creating economic opportunity. If such a project is eventually submitted by the Purchaser and entitled by the City, it would create economic opportunity, as defined by Government Code § 52200.2, by increasing property tax revenues by at least 15% at full implementation of the project when compared to the year prior to the Property being acquired by the City.

In an effort to facilitate a high -quality, holistic development on Flower Street, staff is recommending entering into a loan agreement for $2,650,000 with Purchaser for it to purchase the Property. The loan is proposed to have a maturity date of November 27, 2026 with two 1-year extensions, and will accrue interest at a rate equal to that earned by the State of California Local Agency Investment Fund (LAIF) over the term of the loan.

This is consistent with the City's loan to Purchaser for the adjacent property. Repayment of the principal and accrued interest will be deferred to when Purchaser receives the Final

Staff Report — Sale of City Property
April 13, 2026

DISCUSSION — Continued
Certificate of Occupancy for a potential project. The loan will be secured through a deed of trust. Escrow for the property will not close until Purchaser is issued building permits for construction of a potential project.

The negotiated purchase price of $2,650,000 is the fair market value paid by the City within 12-months of acquisition making it equal to or greater than the established fair market value.

Pursuant to Government Code Section 52201 the City prepared the attached Summary Report that describes the following:
a) The cost of the agreement to the City;
b) The estimated value of the interest to be conveyed or leased determined at the highest and best uses permitted under the general plan or zoning; c) If applicable, the estimated value of the interest to be conveyed or leased determined at the use with the conditions, covenants, and development costs required by the sale or lease (fair reuse value);
d) The purchase price or present value of the lease payments which the Purchaser will be required to make during the term of the Agreement; e) If the sale price or total rental amount is less than the fair market value of the interest to be conveyed or leased, determined at the highest and best use, then the City shall provide, as part of the summary, an explanation of the reasons for the difference; and
f) An explanation of why the sale or lease of the property will assist in the creation of economic opportunity (as defined by Government Code Section 52200.2), with reference to all supporting facts and material relied upon in making this decision.

ATTACHMENTS
SummaryReport........................................................................................................... 4 ResolutionNo. 26-12.....................................................................................................7

SUMMARY REPORT PURSUANT TO
GOVERNMENT CODE § 52201

REGARDING A

PURCHASE AND SALE AGREEMENT

BY AND BETWEEN THE

CITY OF BELLFLOWER AND
BELLFLOWER 5 INV, LLC
The following Summary Report was prepared pursuant to Government Code § 52201. This report sets forth certain details of the proposed Purchase and Sale Agreement ("Agreement") between the City of Bellflower ("City') and Bellflower 5 Inv, LLC ("Buyer").

City owns a total of 21,019 square feet of land located at 9855 Flower Street on one parcel (APN 7109- 013-904) ("Property'). The Agreement requires City to sell the Property to the Buyer.

The following Summary Report is based upon information required by the Government Code. It is organized into the following six sections:

Salient Points of the Agreement: This section summarizes the major responsibilities agreed to by City and the Buyer by the Agreement.

II. Cost of the Agreement to the City: This section details the total cost to the City associated with implementing the Agreement.

III. Estimated Value of the Interests to be Conveyed Determined at the Highest and Best Uses Permitted Under the General Plan or Zoning: This section estimates the value of the interests to be conveyed determined at the highest and best use permitted for the City Property and the requirements imposed by the General Plan or Bellflower Municipal Code.

IV. Estimated Reuse Value of the Interests to be Conveyed: If applicable, this section summarizes the valuation estimate for the City Properties based on the required scope of development and other conditions and covenants required by the Agreement.

V. Consideration Received and Comparison with the Established Value: This section describes the compensation to be received by the City and explains any difference between the compensation to be received and the established highest and best use value of the City Properties.

VI. Creation of Economic Opportunity: This section describes the existing condition of the subject property and explains how the Agreement will assist in the creation of economic opportunity.

This report and the Agreement are to be made available for public inspection prior to the approval of the Agreement and no later than the time of publication of the first required notice of the public hearing pursuant to Government Code § 52201.

I. SALIENT POINTS OF THE AGREEMENT
A. Project Description
The Project is the City's sale of all that certain real property located at 9855 Flower Street, Bellflower, CA 90706 on APN 7109-013-904 totaling 21,019 square feet.

Summary Report Government Code Section 52200 — Purchase and Sale Agreement — Disposition — 9855 Flower Street Page 4 of

B. Seller (City) Responsibilities Under the Agreement
The Agreement requires the City to accept the following responsibilities:

1. City agrees to sell the Property, following the satisfactory inspection(s) of the Property by the Buyer and approval of documents produced during the Due Diligence Period.

2. Seller agrees to pay the costs associated with a CLTA Standard Coverage Policy of Title Insurance showing title to the Property vested in Buyer and approximately 50% of the applicable escrow fees.

C. Buyer Responsibilities Under the Agreement

1. Buyer will purchase the Property for $2,650,000.

2. Buyer may access the Property for the purpose of making necessary or appropriate inspections, including geological, soils and/or environmental assessments.

3. Buyer must, at its sole cost and expense, secure any and all land use and other entitlements and approvals, and pay any and all applicable fees which the City may require for the construction and operation of the Purchaser Improvements, and any other entitlements, permits or approvals required by any other governmental agency.

4. Buyer, as well as its contractor or contractors, must obtain and maintain comprehensive general commercial liability insurance covering all activities relating to construction of Purchaser's Improvements at the City Properties, in the amounts of not less than $2,000,000 combined single limit per occurrence for claims arising out of bodily injury, personal injury and property damage for each policy coverage and will remain in force during construction.

5. Buyer must obtain and maintain workers' compensation insurance as required bylaw and will remain in force for the duration of the Agreement.

II. COST OF THE AGREEMENT TO THE CITY
The cost incurred by the City to implement the Agreement is a de minimus amount of administrative time, ALTA Owner's Coverage Policy of Title Insurance and approximately half of the typical escrow fees.

III. ESTIMATED VALUE OF THE INTEREST TO BE CONVEYED OR LEASED DETERMINED AT THE

HIGHEST AND BEST USES PERMITTED UNDER THE GENERAL PLAN OR ZONING Government Code § 52201 requires the City to identify the value of the interests being conveyed at the highest use allowed by the City's General Plan or Property's zoning. The City and Buyer negotiated a sales price of $2,650,000 for the Property.

IV. ESTIMATED REUSE VALUE OF THE INTERESTS TO BE CONVEYED A reuse value evaluation is not included in this summary because no extraordinary conditions, covenants and/or development costs are required by the Agreement.

Summary Report Government Code Section 52200 — Purchase and Sale Agreement — Disposition — 9855 Flower Street Page 5 of 9

V. CONSIDERATION RECEIVED AND COMPARISON WITH THE ESTABLISHED VALUE The City purchased the property in November 2025 for $2,650,000. The Agreement causes the City to sell the Property to Buyer for $2,650,000. The short time between the purchase and sale of the Property resulted no loss or gain was incurred with its disposition. Accordingly, the negotiated sale price of $2,650,000 is the fair market value paid by the City within 12-months of acquisition. The consideration to be received is equal to or greater than the established fair market value.

VI. ECONOMIC OPPORTUNITY
The Property is located on the major east/west arterial street in Downtown Bellflower. It is currently occupied by White House Florist, a local flower shop that is being operated by the previous owner. As a previous long-term ownership, legacy property, and now a publicly owned property, it was generating a minimum tax revenue. Buyer's acquisition of the Property will result in a foreseeable economic benefit as it will be developed for a residential project or some other beneficial private development. The Property's proximity to public amenities and other emerging private enterprises will lead to increased synergy to accelerate economic growth within Bellflower Downtown. Under any circumstance, such private development will create economic opportunity, as defined by Government Code § 52200.2, by increasing property tax revenues to all property tax collecting entities by at least 15% when compared to the year before the property being acquired by the City.

Significant new development is occurring within the vicinity of the Property. This includes Edgeway Downtown Bellflower, The Mayne Events Center and Los Angeles County Fire Museum, The Bellflower Regional Transit Center and Parking Structure, SteelCraft outdoor food hall, the Downtown Collection townhomes, The Nest Eatery, and The Stand Up Comedy Club, in addition to the submission of a development application for a housing project adjacent to the subject property. The Property, located in the heart of Downtown Bellflower east of Bellflower Blvd., is proximate to City -owned public parking lots and Civic Center amenities including a public library, Town Center Plaza, Library Garden Park, Pirate Park, Friendship Plaza, and the Bellflower Walking and Biking Trail. Additionally, a street improvement project has been approved by the City to complete improvements on Bellflower Boulevard from Flower Street south to the 91 Freeway.

The Property is served by all major utilities and a potential housing development project could increase the property's net assessed value generating a significant increase in property tax, exceeding the required 15% increase for the various taxing entities. Furthermore, as part of Downtown Bellflower, the property is included in the Downtown Bellflower Revitalization Vision Strategy, the Downtown Bellflower Strategic Development Plan, and adjacent to the Downtown Bellflower Transit Oriented Development Specific Plan Area.

Summary Report Government Code Section 52200 — Purchase and Sale Agreement — Disposition — 9855 Flower Street Page 6 of

CITY OF BELLFLOWER

A RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE
PURCHASE AND SALE AGREEMENT FILE NO. 1125, IN A FORM

APPROVED BY THE CITY ATTORNEY, BETWEEN THE CITY OF
BELLFLOWER AND BELLFLOWER 5 INV, LLC FOR THE PURCHASE
OF REAL PROPERTY LOCATED AT 9855 FLOWER STREET
(APN 7109-013-904)

THE CITY COUNCIL OF THE CITY OF BELLFLOWER DOES RESOLVE AS FOLLOWS:

SECTION 1: The City Council finds and declares as follows:

A. On December 1, 2025, Bellflower 5 Inv., LLC ("Buyer") offered to purchase real property owned by the City at 9855 Flower Street ("Property") for $2,650,000.

B. Article II of the City Charter authorizes the City Council to govern the City's municipal affairs; Article V authorizes the City Council to establish policies needed to generate revenue for the public benefit; and Article V(D) provides that the City must aid economic growth.

C. The Property was acquired by City for economic opportunities on November 24, 2025 in accordance with Resolution No. 25-37.

D. Buyer's interest in acquiring the Property relates to its plans for a residential development at 9903 Flower Street consisting of condominium units.

E. While nothing in this Resolution constitutes consideration or approval of that pending project, selling the Property to Buyer would assist in the overall surge of private development within the general vicinity of the Property. This includes, without limitation, the Edgeway Downtown Bellflower; SteelCraft outdoor food hall; the Downtown Collection townhomes; the Nest Eatery; and the Stand Up Comedy Club. The Property is opportunely located in Downtown Bellflower within convenient walking distance of public parking, public amenities (including the Mayne), public library, Town Center Plaza, Library Garden Park, Pirate Park, Friendship Plaza, and the Bellflower Walking and Biking Trail. Consequently, any private development of the Property will result in improved economic growth for Downtown and the City overall.

F. The City reviewed the environmental impacts of selling the Property under the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the "CEQA Guidelines").

City of Bellflower
Resolution No. 26-12 — 9855 Flower Street Disposition

F. As set forth in the accompanying report (as required by Government Code § 52201) the City finds that the Property is an important asset that will contribute to the economic opportunity in Downtown Bellflower.

E. To enhance economic opportunities within the City, the City Council desires to convey the Property to Bellflower 5 Inv. LLC for a purchase price of $2,650,000.

G. Pursuant to Bellflower Municipal Code ("BMC") § 2.32.050(F), the City Council opts to act as the City's Planning Agency and finds that selling the Property would be consistent with the City's General Plan in accordance with Government Code § 65402(a) as set forth below.

SECTION 2: Environmental Assessment. Adopting this Resolution is exempt from further environmental review pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the "CEQA Guidelines").

Disposition of the Property (by itself) does not have the potential to cause significant effects on the environment. Consequently, it is categorically exempt in accordance with CEQA Guidelines § 15061(b)(3) as CEQA only applies to projects that have the potential to cause a significant effect on the environment. Additionally, selling the Property would result in minor (if any) alterations to existing facilities involving no significant expansion of the existing use. Disposing of the Property — by itself — would not have any significant impacts to traffic, noise, air quality, or water quality. There are adequate utilities and public services to serve the Property. Any future redevelopment of the Property would require separate environmental review and either discretionary or ministerial approvals by the City. A simple conveyance of title does not necessitate preparation of an environmental document. The City Manager, or designee, is directed to file a Notice of Determination in accordance with Public Resources Code §§ 21152, 21167(f); CEQA Guidelines § 15075; and any other applicable law.

SECTION 3: General Plan. Selling the Property does not conflict with any Goal or Policy of the Bellflower General Plan and conforms to the following goals and policies of the Land Use Element of the General Plan:

A. General — Goal 2: Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources.

The Property is owned by the City. Selling the Property would potentially allow for future lot consolidation, thereby improving the site's aesthetics and making the best use of City resources to create a City that functions efficiently.

B. Commercial Policy 1, Implementation Program 1.3: Provide lot consolidation incentives for commercial parcels in order to create large, viable, commercial properties.

City of Bellflower
Resolution No. 26-12 — 9855 Flower Street Disposition

Selling the Property would allow for lot consolidation that would allow it to be developable for future economic use.

SECTION 4: Authorizations. The City Council authorizes the sale of the Property to Purchaser for $2,650,000 to be financed through a loan from the City in the same amount. To effectuate the conveyance and loan, the Mayor and City Manager are authorized to execute all documents, in a form approved by the City Attorney, needed to implement the conveyance of the Property as contemplated by this Resolution including, without limitation, the Purchase and Sale Agreement, escrow instructions, the grant deed, and the closing statement. The loan will be secured by a deed of trust. The City Manager is further authorized to cause the appropriate documents to be recorded in the Office of the County Recorder of the County of Los Angeles and to execute all related and ancillary documents in forms approved by the City Attorney needed to effectuate the intent of this resolution.

SECTION 5: Electronic Signatures. This Resolution 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 6: The Mayor, or presiding officer, is hereby authorized to affix his signature to this Resolution signifying its adoption by the City Council of the City of Bellflower, and the City Clerk, or her duly appointed deputy, is directed to attest thereto.

SECTION 7: This Resolution will become effective immediately upon adoption and will remain effective unless repealed or superseded.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER THIS 13TH DAY OF APRIL 2026.

Sonny R. Santa Ines, Mayor
ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney

pF BELLpL�wA
R stafteport 12=B
pR�N'trvo',vO�i�
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Jim DellaLonga, Director of Economic Development
Elizabeth C. Oba, Director of Planning and Building Services Kathryn Brun, Senior Planner
SUBJECT: Consideration and possible action to conduct a Public Hearing to consider 1) Mitigated Negative Declaration No. MIND 25-01, General Plan Amendment Case No. GPA 25-02, Zone Change Case No. ZC 25-02, Specific Plan Case No. SP 25-01, Vesting Tentative Map No. TM 84789, Development Review Case No. DR 3-25-16185, and Development Agreement No. AFN 1125.1; 2) adopt Resolution No. 26-13; and 3) read by title only, waive first reading, and introduce Ordinance No. 1456:

RESOLUTION NO. 26-13 — A RESOLUTION APPROVING
1) MITIGATED NEGATIVE DECLARATION NO. MND 25-01 AND
MITIGATION MONITORING AND REPORTING PROGRAM;
2) GENERAL PLAN AMENDMENT CASE NO. GPA 25-02 TO
CHANGE THE LAND USE DESIGNATION FROM "COMMERCIAL"
TO "MIXED USE" ON REAL PROPERTY COMMONLY KNOWN AS
9855, 9903, AND 9915 FLOWER STREET; 3) VESTING TENTATIVE MAP CASE NO. TM 84789 TO ALLOW FOR CONDOMINIUM USE
ON 9903 FLOWER STREET ONLY; AND 4) DEVELOPMENT
REVIEW CASE NO. DR 3-25-16185 TO APPROVE THE DESIGN OF
THE 32-UNIT TOWNHOME PROJECT AT 9903 FLOWER STREET
ONLY; APPLICANT: ERIC MILLER REPRESENTING CITY
VENTURES HOMEBULDING, LLC AND CITY OF BELLFLOWER.

ORDINANCE NO. 1456 - AN ORDINANCE APPROVING 1) ZONE
CHANGE CASE NO. ZC 25-02 TO AMEND THE ZONING MAP

FROM TRANSIT -ORIENTED DEVELOPMENT SPECIFIC PLAN
("TODSP") TO FLOWER STREET SPECIFIC PLAN ("FSSP") ON
REAL PROPERTY COMMONLY KNOWN AS 9855, 9903, AND
9915 FLOWER STREET; 2) SPECIFIC PLAN CASE NO. SP 25-01
FOR FLOWER STREET SPECIFIC PLAN ("FSSP") WHICH

PROVIDES THE DEVELOPMENT AND DESIGN STANDARDS FOR
THE THREE PARCELS; AND 3) DEVELOPMENT AGREEMENT NO.

AFN 1125.1 BETWEEN BELLFLOWER 5 INV, LLC AND THE CITY
TO FACILITATE DEVELOPMENT OF 9903 FLOWER STREET AND
POTENTIAL FUTURE DEVELOPMENT OF 9855 FLOWER STREET;
APPLICANT: ERIC MILLER REPRESENTING CITY VENTURES
HOMEBULDING, LLC AND CITY OF BELLFLOWER.

DATE: April 13, 2026 (Continued from March 23, 2026)

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Staff Report - 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

EXECUTIVE SUMMARY
The Project consists of multiple entitlements that, if approved, would allow new, residential development on three parcels (9855, 9903, and 9915 Flower Street, collectively the "Specific Plan Area") adjacent to the City's downtown. The proposed Flower Street Specific Plan ("FSSP") provides development and design standards for the Specific Plan Area. The Zone Change ("ZC") and General Plan Amendment ("GPA") would amend the land use and zoning designation of the Specific Plan Area from Transit - Oriented Development Specific Plan ("TODSP") to FSSP and amend the land use designation of the Specific Plan Area from Commercial ("C") to Mixed Use ("MU"). The Vesting Tentative Map (VTM") and Development Review ("DR") would allow for a 32-unit townhome development on 9903 Flower Street. The Development Agreement between the City and Bellflower 5 Inv, LLC would facilitate development of 9903 Flower Street as well as potential future development of 9855 Flower Street. Lastly, the Mitigated Negative Declaration ("MND") and the Mitigation Monitoring and Reporting Program ("MMRP") provides the necessary environmental clearance for the Project entitlements. For this Project, it is recommended that the City Council act as the City's Planning Agency in accordance with Bellflower Municipal Code ("BMC") § 2.32.050(F) (Planning Commission - Powers and Duties Generally). Accordingly, there is no Planning Commission recommendation regarding the Project.

RECOMMENDATION TO CITY COUNCIL
1) Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 26-13 and read by title only, waive further reading, and introduce Ordinance No. 1456; or
2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
This project is anticipated to increase the City's property tax revenue by approximately $16,000 to $23,000 annually upon completion of the residential townhome units.

Pursuant to the Development Agreement, the Project is subject to total Development Impact Fees of $763,000, consisting of $700,000 in Park Fees, $54,510 in Public and General Government Facilities Fees, and $8,490 in Public Safety Fees. These fees will be paid on a per -unit basis by construction phase with payment due upon issuance of a Certificate of Occupancy for each unit.

In addition, the Developer will provide Public Art in a form and on a site mutually agreeable to Owner and City Council or, alternatively, pay the applicable in -lieu fee pursuant to BMC Section 3.32.040.

The Developer shall also pay all applicable planning, and building and safety fees at the time of permit application and shall reimburse the City for all costs associated with processing the Project including attorneys' fees.
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Staff Report— 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

PUBLIC NOTICE
Notice of Public Hearing was published in the Los Cerritos Community News newspaper on February 27, 2026. Public hearing notices were sent to 39 owners within a 300' radius of the Project Site and posted at City Hall, Bellflower Substation, Brakensiek Library, Thompson Park, Simms Park, Caruthers Park, and the City's website. Public hearing notices were also posted at the Project Site on March 3, 2026. As of the writing of this staff report, the City received zero correspondence(s) regarding the Project.

CEQA STATUS/TRIBAL CONSULTATION
This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, at seq.; the "CEQA Guidelines"). An Initial Study ("IS") and MND 25-01 were prepared. These found that the proposed project will not have a significant adverse effect on the environment with implementation of proposed mitigation measures. The 30-day public review period for the IS and MND began on January 9, 2026 and closed on February 9, 2026.

Government Code § 65352.3 requires local governments to contact, refer plans to, and consult with tribal organizations before making a decision to adopt or amend a general or specific plan, or to designate open space that includes Native American Cultural Places.

In addition, Public Resources Code § 5097.94 requires local governments to consult with California Native American tribes during environmental review. It mandates the consideration of impacts on "tribal cultural resources", such as sacred sites, landscapes, and objects, and requires identifying feasible mitigation measures to avoid or reduce impacts.

During the consultation, public review, and commenting period of the MND, three tribes responded and provided comments. As a result, a revised mitigation measure was included that addresses the interests of the tribes. The MND and related documents are included in Exhibit B of Resolution No. 26-13.

TYPE OF ACTION (LEGISLATIVE AND QUASWUDICIAL)
Legislative: The recommended action includes changes to the General Plan and Zoning designations, creating a Specific Plan, and approval of a Development Agreement.

Approval of the General Plan Amendment, Zone Change, and Development Agreement rests solely within the City Council's discretion. In considering such action the City Council acts in its discretionary legislative capacity.

In considering the Zone Change, the City Council must make the following findings pursuant to BMC § 17.104.030 (Required Findings for Change of Zone):

A. There are changed conditions since the existing zoning became effective to warrant other or additional zoning.
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Staff Report —9855, 9903, and 9915 Flower Street
MND 2541, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

B. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area.

C. The change of zone will be in the interest or furtherance of public health, safety, and general welfare.

D. Approving the zone change will not adversely affect the City's Comprehensive Zoning Plan.

In considering the Specific Plan, the City Council must make the following findings pursuant to BMC § 17.106.070 (Specific Plans — Findings Required):

A. That the proposed Specific Plan or amendment promotes public health, safety, and general welfare, and serves the goals and purposes of Title 17.

B. That the proposed Specific Plan or amendment is consistent with the goals, policies, and objectives of the General Plan.

C. That the proposed Specific Plan or amendment will not adversely affect surrounding properties.

In considering the General Plan Amendment, the City Council must find that the Project is consistent with the General Plan pursuant to Government Code § 65860.

In considering the Development Agreement, the City Council must find that the Development Agreement is consistent with and furthers the goals of the General Plan pursuant to Government Code § 65867.5.

Quasi -Judicial: The City Council will act in a quasi-judicial role when considering the Vesting Tentative Map, and Development Review applications. In considering such action, the City Council acts in a quasi-judicial role. While doing so, the City Council acts like a court; it applies facts gathered during a public hearing to existing law. Just like a court, the City Council can only consider facts that are relevant to the case. A party appearing before the legislative body is entitled to:
• Notice of the proposed action;
• Reasons for the action;
A copy of the evidence on which the action is based; and • The right to respond before a reasonably impartial, non-involved reviewer.

If the City Council asks irrelevant questions and bases its decision -making on such questions, a court may overturn the City Council's decision and hold the City potentially liable for violating the Applicant's constitutionally protected due process rights.

Pursuant to Government Code § 66474, a vesting tentative map must be approved UNLESS the City Council can make specific findings for denial (see also BMC §§ 16.08.080 (Tentative Maps — Mandatory Denial and 16.08.090 (Tentative Maps - Additional Findings for Denial)). As set forth in the Resolution, there are no facts that would support findings for denial after Ordinance No. 1456 becomes effective. Thereafter, the Project will comply with the BMC's zoning requirements, the FSSP and is consistent with the General Plan.
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Staff Report— 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

To approve the Map, the City Council must find that the Project meets the findings outlined in BMC § 16.08.070 (Tentative Maps — Required Findings):

A. That the proposed Project is consistent with the Bellflower General Plan.

B. That the proposed Project is consistent with any applicable Planned Development.

C. That the proposed Project is consistent with the provisions of the Bellflower Municipal Code.

D. That the proposed Project is in the interest of public health and safety.

E. That the proposed Project is a necessary prerequisite to the orderly development of the surrounding area.

To approve the DR, the City Council must find that the Project meets the findings outlined in BMC § 17.80.040 (Development Review— Findings Required):

A. That the proposal is consistent with the Bellflower General Plan and zoning regulations.

B. That the design of the proposal is appropriate to the City, the neighborhood, and the lot on which it is proposed.

C. That the design of the proposal is compatible with its environment with respect to use, forms, materials, colors, setbacks, location, height, design, or similar qualities as specified in BMC § 17.80.010.

To approve the FSSP, the City Council must find that the Project meets the findings outlined in BMC § 17.106.070 (Specific Plans — Findings Required):

A. That the proposed Specific Plan or amendment promotes public health, safety, and general welfare, and serves the goals and purposes of Title 17.

B. That the proposed Specific Plan or amendment is consistent with the goals, policies, and objectives of the General Plan.

C. That the proposed Specific Plan will not adversely affect surrounding properties.

BACKGROUND
The Specific Plan Area consists of three parcels with a combined 1.99-acres of land. 9903 Flower Street is currently vacant and 9915 and 9855 Flower Street are currently developed with commercial and residential uses.
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Staff Report - 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

Map F..W,.a
■ - � SppcMk Plan Mea Bountlary
General Plan Land Use
Designation:

C" Commercial
Zoning Classification:

Transit -Oriented Development Specific Plan (TODSP) -
Planning Area 5
Property Size:

0.48 acres (9855 Flower Street), 1.11 acres (9903
Flower Street) and 0.40 acres (9915 Flower Street)
Assessor's Parcel
7109-013-904 (9855 Flower Street), 7109-013-033 (9903
Number
Flower Street) and 7109-012-003 (9915 Flower Street)
9855 Flower Street- Commercial Building
Current Development:
9903 Flower Street- Vacant Lot
9915 Flower Street - Commercial Building and
Apartment Building
Surrounding Land Uses and Zoning:

North
Multi -Family Residential Uses (Plan Area 5 of the
TODSP)
South
Office Building and Public Park (Plan Areas 4 and 5 of
the TODSP)
West
Post Office and Senior Housing (Plan Area 5 of the
TODSP)
East
City -owned Public Parking Lot (Plan Area 5 of the
TODSP)
GIs

Staff Report — 9855, 9903, and 9915 Flower Street
MND 25.01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

DISCUSSION
The Project consists of multiple entitlements that will ultimately allow new, residential development within the Specific Plan Area adjacent to the City's downtown. The following entitlements are being requested:
• Mitigated Negative Declaration
The City prepared an IS and MND 25-01 in accordance with CEQA to evaluate potential impacts resulting from the Project. The 30-day public review period for the MND began on January 9, 2026 and closed on February 9, 2026. A total of five comment letters were received, and a "Response to Comments" was prepared to address the comments that were received. Per the MND, the Project is not expected to have significant adverse environmental impacts, with the implementation of the mitigation measure. In accordance with the requirements of Public Resources Code § 21081(a) and § 21081.6, the City is required to adopt and implement an MMRP. Per the MND, a recommended mitigation measure is provided in the MMRP (No. MM-CUL-1).
• General Plan Amendment and Zone Change
The proposed Project involves a GPA (Case No. GPA 25-02) and a ZC (Case No. ZC 25-02) for the Specific Plan Area. The proposal is to change the land use designation from "Commercial" to "Mixed Use" to allow for residential development at a density of 50 dwelling units per acre. The proposal would also rezone the three parcels from "TODSP" to "FSSP."
• Flower Street Specific Plan
The proposed FSSP establishes development standards that provide an opportunity to add high -quality housing units adjacent to the downtown area. The FSSP would allow for Multiple -Family (attached) uses only at a density of up to 50 dwelling units per acre, which would not be allowed under current zoning and land use designations. The maximum allowable number of units for 9903 Flower Street is 55 residential units and at this time 32 residential units are proposed to be developed. The FSSP would allow up to 24 residential units for 9855 Flower Street. As outlined in the Development Agreement, the developer is contemplating future development consisting of only 14 residential units on 9855 Flower Street, which will be Phase II of the development and result in a wholistic and cohesive project consisting of a total of 46 units across 9855 and 9903 Flower Street.

While there is no specific development currently proposed for 9915 Flower Street, the FSSP would support up to 20 residential units. Following adoption of the FSSP, any future development proposed on 9855 and 9915 Flower Street will be subject to an administrative (non -discretionary) review through the Project Review process. The proposed FSSP is consistent with regional planning documents and complementary to adjacent zoning districts. In addition, the FSSP advances infill housing goals and maintains the neighborhood character and compatibility with the adjacent residential, civic and commercial uses. The development standards of the FSSP are summarized in Section VI of the FSSP.

Staff Report - 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

Vesting Tentative Map
Approval of TM 84789 is requested to subdivide the existing parcel at 9903 Flower Street to allow for the creation of 32 townhome units ("Development"). Subdividing the existing parcel would allow each unit to be sold separately. Should TM 84789 be approved, a Final Map is required to be submitted for City Council approval (Condition No. 35 of Resolution No. 26-13).

Development Review
The proposed Development at 9903 Flower Street is designed to meet or exceed the development standards of the FSSP. The Development consists of four new buildings with a total floor area of 49,344 square feet. All buildings are three stories tall with an overall building height of 36'-3". The Development includes two different floor plans for the residential units (referred to as Plan 1 and Plan 2) with 16 units of each plan. Although not required pursuant to Government Code § 65863.2, the Development includes parking that consists of a two -car garage for each of the 32 residential townhomes for a total of 64 parking spaces. Vehicular access would be provided by a 26-foot-wide driveway connection located at the southeast corner of the parcel.

Plan 1 features 3 bedrooms and 3 bathrooms in 1,432 square feet of habitable floor area across three floors with a private deck located off the living room on the 2nd floor. The garage has two tandem parking spaces. Plan 2 features 3 bedrooms (with an optional 4th bedroom) and 3 bathrooms in 1,652 square feet of habitable floor area across three floors with a private deck located off the living room on the 2nd floor. The garage has two side -by -side parking spaces.
• Development Agreement
Approval of Development Agreement No. AFN 1125.1 between the City and Bellflower 5 Inv, LLC is requested to facilitate the proposed Development at 9903 Flower Street of 32 residential units and potential future development of 9855 Flower Street of 14 residential units. The public benefits of the Development are provided in Exhibit E of the Development Agreement and further described in the next section. • Public Benefit
The specific public benefits of the Development include the following Park Fee In -lieu Payment of $700,000 (Payment) to complete the Friendship Plaza/Pirate Park Rehabilitation redesign and construction project with any excess unused amounts to be allocated toward other qualified park development impact fee projects. These fees will be paid on a per residential unit basis by construction phase, meaning that fees for residential units within a phase of construction will be paid when the Building Official issues the certificate of occupancy for the residential units in that phase.
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Staff Report — 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

• $54,510 as the Project's Public and General Government Facilities Fee. • $8,490 as the Project's Public Safety Fee.
• The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.
• The Project is located on underutilized property. Improving the property through private investment increases tax revenue for public welfare and is a critical component of City's overall plan for a thriving downtown. • Providing housing which will help to satisfy City's obligation to meet City's share of regional housing needs.

Fulfilling the long-term economic goals for City by providing housing to help offset thejobs/housing imbalance.
• Providing for -sale housing units to increase City's overall housing supply. • The Project creates economic opportunity to City and all property tax collecting entities in that development of the Project will result in an increase of at least 15 percent of total property tax resulting from the Project at full implementation when compared to the year before the Property being acquired by City. • Relieving pressure to build housing in existing neighborhoods. • Providing short-term construction employment within City. • Enhancing access to City's public recreational facilities by contributing toward a transit -oriented development Project within walking distance to a Class III bikeway, Library Garden Park, Town Center Plaza, Friendship Plaza, Pirate Park, the Los Angeles County Health Department, the Los Angeles County Library, and the Mayne Events Center.
• As designed, the Project provides a balance of density, cohesiveness and integration into the surrounding downtown neighborhood and is significantly less impactful in size, scale, density and parking as would otherwise be permitted by state law.
• Enhancing access to various public facilities by providing a transit -oriented development Project within walking distance to the future Downtown Bellflower Station for the proposed Southeast Gateway Line, Bellflower City Hall, the Los Angeles County Health Department, the Los Angeles County Library, and the Los Angeles County Superior Court.
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Staff Report— 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

The Project prevents the spread of blight in the downtown by reusing and repurposing the currently vacant former White's Funeral Home property. The Project enhances the appearance of the community through creative design of buildings, structures, and facilities.

CONCLUSION
The proposed Project is consistent with the General Plan and findings can be made to approve the Project, as discussed in Resolution No. 26-13 and Ordinance No. 1456 (Attachments A and B). In addition, the proposed Project will not be detrimental to the existing community or surrounding neighborhood and will create additional housing opportunities. The Project helps with the City's goal of activating and sustaining Downtown Bellflower as a thriving district.

ATTACHMENTS
A. Resolution No. 26-13

1. Exhibit A— Conditions of Approval

2. Exhibit B — Mitigated Negative Declaration No. MND 25-01

3. Exhibit C — General Plan Land Use Map Amendment
B. Ordinance No. 1456

1. Exhibit A— Development Agreement File No. AFN 1125.1

2. Exhibit B — Zoning Map Amendment

3. Exhibit C — Flower Street Specific Plan
C. Plans and Documents Submitted by the Applicant
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ATTACHMENT A
Resolution No. 26-13
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CITY OF BELLFLOWER
RESOLUTION NO. 26-13
A RESOLUTION APPROVING 1) MITIGATED NEGATIVE
DECLARATION NO. MND 25-01 AND MITIGATION MONITORING AND REPORTING PROGRAM; 2) GENERAL PLAN AMENDMENT CASE
NO. GPA 25-02 TO CHANGE THE LAND USE DESIGNATION FROM
"COMMERCIAL" TO "MIXED USE" ON REAL PROPERTY COMMONLY
KNOWN AS 9855, 9903, AND 9915 FLOWER STREET; 3) VESTING TENTATIVE MAP CASE NO. TM 84789 TO ALLOW FOR CONDOMINIUM USE ON 9903 FLOWER STREET ONLY; AND 4) DEVELOPMENT
REVIEW CASE NO. DR 3-25-16185 TO APPROVE THE DESIGN OF THE 32-UNIT TOWNHOME PROJECT AT 9903 FLOWER STREET ONLY;
APPLICANT: ERIC MILLER, REPRESENTING CITY VENTURES

HOMEBUILDING, LLC AND CITY OF BELLFLOWER
THE CITY COUNCIL RESOLVES AS FOLLOWS:

SECTION 1. Recitals. The City Council finds and declares as follows:

A. On March 24, 2025, Eric Miller, representing City Ventures Homebuilding, LLC ("Applicant"), filed an application and submitted plans associated with development located at 9903 Flower Street ("Development"). To provide a more comprehensive development concept for the area, the City proposed a Specific Plan on real property commonly known as 9855, 9903, and 9915 Flower Street (collectively known as the "Specific Plan Area'). The Applicant and the City propose the following: 1) a General Plan Amendment from Commercial ('C") to Mixed Use ("MU") for the Specific Plan Area; 2) a Vesting Tentative Map to allow for condominium use on 9903 Flower Street; 3) a Development Review to approve the design of the 32-unit townhome development at 9903 Flower Street (collectively, the "Project"); B. The proposed Project was reviewed by the Director for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC");
C. The City reviewed the Project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, at seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, at seq., the "CEQA Guidelines'),
D. The Director completed her review and scheduled a public hearing regarding the proposed Project, before the City Council — acting as the City's Planning Agency in accordance with § BMC 2.32.050(F) - for March 23, 2026; E. On March 23, 2026, the City Council took action to continue the item to April 13, 2026 due to necessary changes to the documents for consideration,

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City of Bellflower
Resolution No. 26-13

F. Notice of Public Hearing before the City Council was duly given and published in time, form, and manner as required by law;
G. On April 13, 2026, the City Council conducted a public hearing to consider the Project including, without limitation, conditions of approval, related environmental aspects of the Project as required by the BMC, this Resolution, and Ordinance No. 1456;
H. The City Council has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing of April 13, 2026; and
I. This Resolution, and its findings, are based upon the entire administrative record considered during the April 13, 2026, public hearing including, without limitation, the staff report and accompanying documents.

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 including, without limitation, the accompanying Ordinance No. 1456.

SECTION 3. Factual Findings and Conclusions. The City Council finds that the following facts exist:

A. The real property commonly known as 9855 Flower Street is approximately 20,908 square feet (0.48 acres) and is currently developed with commercial buildings;
B. The real property commonly known as 9903 Flower Street is approximately 48,351 square feet (1.11 acres) and is currently vacant; C. The real property commonly known as 9915 Flower Street is approximately 17,424 square feet (0.40 acres) and is currently developed with a commercial building and an apartment building;
D. Together the three properties consist of approximately 1.99 net acres of land and are collectively known as the Specific Plan Area;
E. The Project includes a General Plan map amendment to change the existing Land Use Designation of the Specific Plan Area from Commercial ("C"), to Mixed Use ("MU") to allow for residential developments; F. The Project also includes a Zone Change from TODSP to FSSP forthe Specific Plan Area which provides development and design standards; G. The primary access to the Specific Plan Area is from Flower Street which is an 80-foot-wide secondary arterial street and Civic Center Drive which is a 54-foot- wide collector street;
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City of Bellflower
Resolution No. 26.13

H. The Specific Plan Area is bounded: to the north, by multi -family residential uses within Area 5 of the TODSP area; to the south by an office building located within Plan Area 4 of the TODSP and a public park located within Plan Area 5 of the TODSP; to the west by the post office and senior housing located within Plan Area 5 of the TODSP area; and to the east, by a City -owned public parking lot within Area 5 of the TODSP;

1. The Applicant seeks a Development Review and a Vesting Tentative Map to subdivide the existing lot at 9903 Flower Street to allow the creation of 32 residential townhome units; and
J. The Project furthers the City's interest in increasing the housing stock to meet the City's Regional Housing Needs Allocation ("RHNA").

SECTION 4. Environmental Assessment. This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, at seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.; the "CEQA Guidelines"). An Initial Study ("IS") and MND 25-01 were prepared. These found that the proposed Resolution will not have a significant adverse effect on the environment with implementation of proposed mitigation measures.

The 30-day public review period for the MND began on January 9, 2026 and closed on February 9, 2026.

SECTION 5. Notice of Determination. The City Manager, or designee, is directed to file a Notice of Determination in accordance with CEQA § 15075and any other applicable law.

SECTION 6. General Plan and Zoning. The changes implemented by this Resolution conforms to the City's General Plan, FSSP and Title 17 (Zoning) of the BMC as follows:

A. The proposed General Plan Land Use Designation of the Project Site is Mixed Use ("MU"). The proposed Project is consistent with the following goals and policies of the General Plan:

1. Land Use Element General Policy 1.1— Provide land use designations which match actual viable uses;

2. Land Use Element General Policy 1.2 — Encourage opportunities to sensitively integrate different, but compatible land use;

3. Land Use Element General Policy 2.7 — Carefully scrutinize plans for developments which will have a significant impact on the city or on surrounding developments to ensure the highest quality design;

4. Land Use Element General Policy 2.8 — Encourage rehabilitation or development of designated commercial and industrial areas; -14-

City of Bellflower
Resolution No. 26-13

5. Housing Element Policy 5.1 — Provide a range of housing types, including low density single-family homes, moderate density townhomes, higher density multi -family units, and residential/commercial mixed use in order to address the City's share of RHNA;

6. Housing Element Policy 5.3 — Encourage infill development and reuse of underutilized land, where reuse is consistent with desired neighborhood character, and
Housing Element Policy 5.6 — Explore opportunities for new residential development within those area of the City occupied by vacant or underutilized commercial or industrial uses.

B. The proposed zoning classification for the Project Site is FSSP. Pursuant to FSSP Table 2 (Permitted Uses), "Multiple -Family (Attached)" use is permitted within the FSSP area.

SECTION 7. Vesting Tentative Map Findings. Pursuant to Government Code § 66498.1 and BMC § 16.12.030 (Vesting Tentative Maps — Processing Tentative Maps), the City Council finds as follows:

A. As set forth in Section 6 of this Resolution, the vesting tentative map is consistent with the Bellflower General Plan. Further, the proposal is consistent with the following policies from the Land Use Element - Mixed Use Policy 1 (Allow forinnovative and/orneo-traditional uses in established areas) and Land Use Element - Mixed Use Policy 2.2 (The City will consider different mechanisms to implement new innovations in housing and commercial endeavors).

B. As set forth in Section 8 of this Resolution, the design or improvement of the Project is consistent with the applicable general plan and development plan.

C. As set forth in all sections of this Resolution, the Project meets all requirements of applicable law.

D. The vesting tentative map is necessary prerequisite to the orderly development of the Project and the surrounding area.

SECTION 8. Development Review Findings. Pursuant to BMC § 17.80.040 (Development Review — Findings Required), the City Council finds as follows:

A. As set forth in Section 6 of this Resolution, the Development is consistent with the General Plan, the FSSP, and the BMC. As conditioned, the Development meets the purpose and intent of the FSSP and has applied for all proper approvals to establish the use.

B. The Development consists of developing 9903 Flower Street with 32 residential townhomes. The proposed Development is compatible with the -15-

City of Bellflower
Resolution No. 26-13

existing development in the surrounding neighborhood which includes multi -story, multi -family dwellings regarding building height, front yard setbacks, and building materials.

C. The Development involves redeveloping a vacant lot with 32 residential townhomes within four, three-story buildings which is compatible with the surrounding uses that include multi -story, multi -family developments. The proposed architectural style is "modern" and includes four-sided architectural forms/elements/building materials such as stucco, shiplap siding, and metal railings, trellis and awnings. The Development complies with the applicable development standards of the FSSP related to density, lot coverage, building height, setbacks, open space, drive aisles, and minimum floor area by unit type.

SECTION 9. Approval. Based on the foregoing and subject to the conditions set forth in the attached "Exhibit A," which are incorporated by reference, the City Council approves: 1) Mitigated Negative Declaration No. MND 25-01, attached as "Exhibit B," and incorporated by reference; 2) General Plan Amendment Case No, GPA 25-02 which amends he Land Use Map as set forth in attached Exhibit "C," which is incorporated by reference; 3) Vesting Tentative Map Case No. TM 84789; and 4) Development Review Case No. DR 3-25-16185.

SECTION 10. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.

SECTION 11. Enforceability. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

SECTION 12. Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 13. 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 the 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.
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City of Bellflower
Resolution No. 26-13

SECTION 14. Severability. If any part of this Resolution 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 provision or application and, to this end, the provisions of this Resolution are severable.

SECTION 15. Electronic Signatures. This Resolution 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 16. 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 17. Effective Date. This Resolution is the City Council's final decision and will become effective immediately upon adoption and remain effective until superseded by a subsequent resolution. Any challenge brought to this Resolution must be filed within 90 days pursuant to Code of Civil Procedure § 1094.6.

SECTION 18. Recordation. The Mayor, or presiding officer, is hereby authorized to affix his signature on this Resolution, signifying its adoption by the City Council of the City of Bellflower, and the City Clerk, or her duly appointed deputy, may attest thereto.

SECTION 19. The City Clerk is directed to mail a copy of this Resolution to any person requesting a copy.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER THIS 13TH DAY OF APRIL 2026.

ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney
Sonny R. Santa Ines, Mayor
ATTACHMENTS:

Exhibit A - Conditions of Approval
Exhibit B— Mitigated Negative Declaration No. MND 25-01 Exhibit C—Amended General Plan Land Use Map
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ATTACHMENT A

EXHIBIT A
Conditions of Approval

EXHIBIT A
RESOLUTION NO. 26-13 CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE MAP NO. TM 84789
DEVELOPMENT REVIEW CASE NO. DR 3-25-16185
In addition to all applicable provisions of California law, the Bellflower Municipal Code ("BMC"), and the Flower Street Specific Plan ("FSSP"), City Ventures Homebuilding, LLC (the "Permittee"), agrees that it will comply with the following provisions as conditions for the City of Bellflower's approval of Vesting Tentative Map Case No. TM 84789 and Development Review Case No. DR 3-25-16185 ("Project Conditions").

Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in these Conditions of Approval use the definitions set forth in the FSSP and BMC.

A. Standard Project Conditions

1. Project Conformity and Plans. The Project Site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted plans date -stamped March 16, 2026, unless revisions and/or additional conditions are specifically required herein. When exhibits and/or written Project Conditions are in conflict, the written Project Conditions prevail. The City will only issue permits for development, including grading, when the construction documents (e.g., grading plans and building plans) substantially comply with the approved plans. The size, shape, arrangement, use, and location of buildings, walkways, drainage facilities, and landscaped areas must be developed in substantial conformity with the approved plans. The Director may consider substantial conformity or refer any matter to the City Council for consideration.

2. Binding Effect. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with these Project Conditions, are binding upon Permittee's successors in interest. These Project Conditions may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the BMC.

3. Permit Validity and Extensions
a) Development Review Case No. DR 3-25-16185 is valid for 12 months after the date of approval, unless a construction permit (plan check) application is submitted to the Building Official, or designee, within that 12-month period, in which case the approval is valid as long as the plan check or construction permits for the Project are valid. Upon good cause

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City of Bellflower
Resolution No. 26-13 - Exhibit A

shown, the Director may grant one extension of not more than 12 months in the aggregate from the original expiration date.
b) Vesting Tentative Map Case No. TM 84789 expires 24 months from the date of approval by the City Council. If the final map is not recorded before the expiration date, the Permittee must apply in writing to the City at least 30 days before the expiration date for an extension.

4. Approval Modifications and Deviations. All proposed deviations from the exhibits, project description, or Project Conditions must be submitted to the Director. Any unapproved deviations from the Project approval will constitute a violation of the permit approval. Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this section, is not approved. Any application and/or plans which are defective as to, including, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any entitlements granted by this section null and void. If violations of the BMC exist, entitlements may be withheld until the violations are abated.

5. Appeal and Judicial Review. The approval granted by this Resolution will be suspended for the time period that any Project Condition is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Project Condition is invalidated by a court of law, the Project must be reviewed by the City and substitute conditions may be imposed.

6. Acknowledgment and Effectiveness. The Permittee must sign these Conditions of Approval to acknowledge acceptance within 30 days from the date of approval by the City Council. This decision is not effective until the Permittee acknowledges acceptance of ail Project Conditions, and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. By using the entitlements granted by a development application, the Permittee acknowledges agreement with Project Conditions.

7. Fees and Reimbursement. The Permittee must reimburse the City for all fees including, without limitation, attorneys' fees, expended by the City that are directly related to the processing of this Project. The City will not issue a Certificate of Occupancy or other final occupancy approval until all fees are paid by the Permittee.

8. Construction Documents and Conditions of Approval. The Permittee must superimpose this Resolution, including conditions of approval onto the final construction drawings before the City issues a construction permit. -20-

City of Bellflower
Resolution No. 26-13 - Exhibit A

9. Certificate of Occupancy and Compliance. The Permittee must comply with all Project Conditions before the City issues a final Certificate of Occupancy.

10. Transfer of Interest. In the event the property owner conveys any interest in the Project Site before obtaining a Certificate of Occupancy, the property owner must disclose such facts to the new owner in writing before any legal or equitable interest is conveyed and must furnish a copy of such disclosure to the City within 14 days of the property owner's disclosure to the grantee.

11.Violation and Enforcement Failure to implement, maintain, or comply with all provisions of these Project Conditions voids the permit approvals.

B. Planning

12.Contingent Approvals. The approval of Vesting Tentative Map No. TM 84789 and Development Review Case No. DR 3-25-16185 is contingent on the effectiveness of General Plan Amendment Case No. GPA 25-02, Zone Change Case No. ZC 25-02, Specific Plan Case No. SP 25-01, and Development Agreement No. AFN 1125.1.

13.Mitigation Measure. The Permittee must comply with the applicable mitigation measure adopted as part of the Mitigated Negative Declaration No. MND 25-01 that was adopted as part of the Project approval and is incorporated into these conditions of approval by reference.

14.Homeowners' Association (HOA) and CC&Rs.
a) Establishment and Management. To ensure all common areas (e.g., driveway, hardscape, landscape) are properly maintained, a Homeowners' Association (HOA) and Covenants, Conditions and Restrictions (CC&Rs) are required for the proposed Project. The Permittee must hire a management company for the HOA. During sales of the units, the sales managers must sit on the HOA board. The Permittee's representatives can remove themselves from the HOA board only when 1) a new HOA board is selected from the new homeowners (Owners); 2) the new Owners are trained on how to run the HOA; and 3) the units are fully occupied. The documents related to the HOA and CC&Rs must be reviewed and approved by the City Attorney before the City approves a final map. In addition, the Permittee must pay for all attomeys' fees associated with the review of the documents. b) Business License. The HOA must maintain a current and active business license with the City for the life of the project. HOA dues may not be collected unless the HOA has a current and active business license with the City.
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City of Bellflower
Resolution No. 26-13 - Exhibit A

c) Floor Plans. The final approved floor plan for the residential units must be incorporated into CC&Rs.
d) CC&R Requirements, Draft CC&Rs, in a form approved by the City Attorney, must obtain approval from the Director, or designee, and include the following clauses:
i. Payment of Municipal Charges. The amount of the
assessments levied by the HOA must include sums sufficient to cover the cost of all municipal charges imposed against the Property including, without limitation, sums sufficient to ensure the payment of invoices from the City for water, wastewater, and solid waste charges. In addition, the HOA and the Owners, and the management agent, if any, must continuously guarantee payment to the City of all such municipal charges.
ii. Access and Entry. The HOA and each Owner covenants, in favor of the City, to provide access and entry to all common areas of the Property, and all buildings, structures and units situated thereon, to any authorized Fire Inspector, Building Official and any other official charged with carrying out the laws of the City, the State of California, or the United States of America.
iii. Signs. Except as otherwise allowed by applicable law, the HOA and each Owner covenant, in favor of the City, that no sign of any kind of advertising any service, business or other commercial project or venture can be displayed on the Property.
iv. Parking and Garages.
(1) The HOA and each Owner covenants, in favor of the
City, that all vehicles used by an Owner or an Owner's
invitees must be identified to a representative of the HOA and subject to tow if parked in an area not designated for parking vehicles.
(2) All driveways and garages must be maintained in a neat and orderly condition and garage doors must be
maintained in closed condition except as necessary to
permit ingress and egress of authorized vehicles or to
clean or work in the garage. Each dwelling unit must be equipped with automatic garage door openers. The
garages are to be used exclusively for the parking of
standard authorized vehicles and may not be converted to living quarters or workshops or used for the storage of boats, trailers, campers or recreation vehicles in a way _22_

City of Bellflower
Resolution No. 26-13 - Exhibit A

which will preclude the parking of the Owner's or
occupant's authorized vehicles within the garage.
(4) No motor vehicle can be constructed, reconstructed or repaired within the Property and no dilapidated or
inoperable vehicle, including vehicles without wheel(s) or an engine, can be stored on the Property; provided,
however, that the provisions of this Section do not apply to emergency vehicle repairs. Repair of furniture is prohibited within any driveway area.
(5) Campers, boats, trailers, motorcycles, commercial
vehicles and trucks in excess of three-quarter tons cannot be parked within the Property, other than within enclosed garages except for periods not to exceed two hours for the Purpose of loading and unloading.
(6) Personal property other than authorized vehicles
cannot be stored in garages if such storage will necessitate or result in the parking of vehicles within or adjacent to the Property. Parking by commercial vehicles for the purpose of making deliveries or service calls must be permitted in accordance with the HOA rules.
(7) Each Owner must maintain their garage in a manner
which ensures that it is capable of accommodating not less than the number of vehicles the space was designed to
contain.
v. Graffiti. The Association and each Owner covenants and agrees to maintain, or to cause to be maintained, all buildings and structures within the Property free of graffiti. In an event that the HOA or an Owner fails to remove or to cause the removal of any graffiti within 24 hours of its receipt of written notice from the City requesting such removal, the City has the right and authority to enter upon the Property and remove or mask said graffiti. All costs incurred by the City in connection with the removal or masking of such graffiti must be reimbursed to the City by the HOA and/or the Owner, if any, of affected building or structure.
vi. Maintenance of Property. The maintenance of all common wastewater and storm drainage facilities, and all landscaping, irrigation systems, slopes, drainage facilities and retaining walls, if any, located within the Common Area are HOA's responsibility, and the maintenance of all irrigation systems, slopes, drainage, facilities and retaining walls, if any, situated within an Exclusive -23-

City of Bellflower
Resolution No. 26-13 - Exhibit A

Use Common Area are the responsibility of the HOA in the event the applicable Owner fails to provide such maintenance. vii. Filing of Information.
(1) Filing (Unincorporated HOAs Only). The HOA must
cause the names and addresses of the officers and
members of the HOA to be filed annually with the City Clerk of the City during the month of July.
(2) Filing (Incorporated HOAs Only). The HOA must
cause the names and address of the officers and members of the Board of Directors of the HOA to be filed annually with the City Clerk of the City during the month of July. viii. Amendment of CC&Rs. Notwithstanding any other provision of this Declaration the contrary, the statements and covenants set forth herein in favor of the City cannot be modified and rescinded without the prior written consent of the City.
ix. Third -Party Beneficiary; Enforcement Rights.

Notwithstanding any other provision of this Declaration to the contrary, the City has the power and the right, but not the obligation, to enforce any or all provisions of this Declaration as a third party beneficiary to the extent this Declaration contains provisions implementing the BMC or any condition of approval adopted by City Council resolution or ordinance. Failure by the City to enforce any restriction, covenant, condition, limitation or reservation imposed by the provisions of this Declaration does not constitute a waiver of the City's right to do so. The Association agrees to pay all costs associated with such enforcement including, without limitation, reasonable attorney's fees. The City may exercise its rights of enforcement without regard to any alternative dispute resolution provision in the CC&Rs or any other restriction on enforcement otherwise applicable to owners, tenants, other residents, or the Association including, without limitation, provisions with regard to notice.

15. Common Open Space Amenities. The common open space must include at least two benches and two decorative trash cans. The Permittee must provide, and continuously maintain, lighting within the common area. This requirement must be included within the provisions of the CC&Rs.

16.Construction Management.
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City of Bellflower
Resolution No. 26-13 - Exhibit A

a) Vehicles associated with the construction of the Project including, without limitation, work trucks and personal vehicles of the contractors and their employees must be parked off-street.
b) The Permittee must submit a construction phasing plan and traffic control plan before building permit issuance.
c) During construction, the Permittee must ensure that persons at the Project Site are informed of the 24-hour contact information (name and phone number) of the Permtttee, or designee, responsible for resolving complaints and concerns regarding the Project, which may be satisfied by placing a notice on the Project Site that is reviewed and approved by the Director before it is posted.

17. Site Improvements and Features.
a) Postal delivery receptacles must be located behind the sidewalk and installed in a manner approved by the United States Post Office. b) The Permittee must obtain the neighbor's consent and approval in writing before the installation of a new perimeter wall or conducting any work on the existing walls located on a shared property line or adjacent properties.
c) A decorative block wall must be provided and maintained along the Project Site's north, east and west property lines at a height of 6'-0", as measured from the finished grade, except within the front yard setback where a wall is not to exceed 42 inches in height.

18.Lighting. A photometric plan, prepared by a licensed engineer, must be submitted for review and approval. All exterior lighting must be tow intensity, low glare design, and be hooded to direct light downward to prevent spill- over onto adjacent parcels. The photometric plan must provide foot candle measurements at least 5 feet from the property lines and the public right-of- way.

19. Plans and Technical Documentation. The following plans must be submitted as part of the building plan check review process:
a) A survey plan prepared by a duly licensed surveyor.
b) A grading plan that includes cut and fill information and sections of each property line and wall heights. The grading plan must show the location, height, and material of all walls.

20. Unit Modifications and Future Additions. Each of the units are limited to future additions. Additions including enlarging bedrooms or other areas of the units may be processed for a Planning approval and construction permit -25-

City of Bellflower
Resolution No. 26-13 - Exhibit A

through the City's Project Review process. In the event the proposed addition is substantially changing a unit, the Director may require the City Council to review and consider the Project revisions. The final exterior material and color must be maintained throughout the existence of the dwellings. Any deviation from the approved elevations, materials and colors is subject to Project Review.

21. Driveway and Private Streets.
a) The driveway surface must be designed and constructed in a manner to support ingress and egress of vehicles to the satisfaction of the City Engineer.
b) Provide "No parking" signage on Private Drive C

22.1-andscaping Restrictions. Future expansion, whether concrete area or building area, are not allowed within the designated landscaped area.

23. Landscape and Irrigation Plan.
a) The Permittee must submit a landscape and irrigation plan for review and approval by the Director. All landscaping (e.g., trees, plants, bushes, shrubs) must include mature, full -height materials. The landscape plan must identify the size and height of the proposed landscaping at time of planting and must consist of drought -tolerant species. b) The Permittee must provide landscaping for the entire Project Site before the Building Official issues a final Certificate of Occupancy. c) All required landscaped areas and irrigation systems must be continuously maintained for the life of the Project.

C. Building and Safety

24. Geotechnical Compliance. A geotechnical report with liquefaction results must be provided at the time of first plan check submittal. All items identified as "recommendations" in the geotechnical report are considered City requirements and the foundation plan must comply with the geotechnical recommendations.

25. Structural Documentation. Structural calculations stamped and signed by a licensed design professional must be provided at the time of the first plan check submittal. The framing plan is required to identify all construction members, the same as the description identified in the structural calculations package. Design criteria (i.e., dead loads, live loads, snow load, wind speed, seismic design) must be identified on building plans.
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City of Bellflower
Resolution No. 26-13 - Exhibit A

26.Separate Permits. A separate permit is required for each structure proposed to be constructed or modified including, without limitation, perimeter walls. A separate submittal for the residential sprinkler system is required.

27.Special Inspections. A notation that all special inspection observation reports and testing results and special inspector certifications are to be provided to the City Building Official for review is to be included in the submittal package.

D. Fire

28. Fire Apparatus Access. Provide signage along the fire apparatus access road with words including: NO PARKING FIRE LANE.

E. Traffic and City Engineering

29.Right-of-Way and Improvement Plans. The site plan must show all existing right-of-way improvements and dimension the public right-of-way.

The construction plans must show the location and dimensions of all existing and proposed drive approaches located within 10 feet of the Project Site and any proposed drive approach. This Project is subject to right-of-way improvements, as required by the Public Works Director, or designee.

30.Sight Distance Requirements. Landscape and hardscape improvements located within the required front yard setback and along fire access must not exceed 42" in height, as measured from the paved driveway surface at the access drive approaches, to ensure safe vehicular sight distance.

31.Fire Protection Improvements. This project may require construction of fire protection improvements. Before the approval of any construction plans the Permittee is required to obtain the fire flow and access requirements for the development. If the existing fire flow capabilities are below the required minimum, the Permittee must provide the necessary means for meeting the required fire flow rates.

32. Easements. If any easements exist or are proposed, the easements must be shown on the construction plans. Easements must not be granted or recorded within any area proposed to be dedicated, offered for dedication, or granted for use as a public street, alley, highway, right of access, building restriction or other easements until after the final map is approved by the City and filed with the Los Angeles County Recorder; unless such easement is subordinated to the proposed dedication or grant. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder before the filing of the final map. All -27-

City of Bellflower
Resolution No. 26-13 - Exhibit

easements existing before final approval must be shown. If an easement is blanket or indeterminate, a statement to that effect must be shown on the final document. An easement or easements for utility lines must be created.

33.Drainage and Grading Requirements. The minimum slope on concrete flow lines must be 0.50%. The minimum slope on asphalt concrete or turf must be 1.0%. The existing elevations of adjacent property and street flow lines must be shown around the perimeter of the proposed development.

Un-sodded; mounded planters adjacent to the public sidewalk must be provided with 6" curbs to prevent soil run-off onto the public sidewalk. Curbs are not required if the planter consists of sod.

34. Encroachment Permit. An encroachment permit is required for all work in the City's public right-of-way which must be performed by a "C-8" or an "A" licensed contractor.

35. Final Map Requirements. A final map prepared by or underthe direction of a registered civil engineer or licensed land surveyor must be submitted to and approved by the City before being filed with the Los Angeles County Recorder. The final map must be in substantial conformity with the submitted vesting tentative map date -stamped March 16, 2026, unless revisions and/or additional conditions are specifically required herein.

36.Title Report A title report/guarantee showing all fee owners, interest holders and nature of interest must be submitted before final approval of the final map. Such title report must be submitted no more than 14 days before final approvals.

F. Indemnification
CityVentures Homebuilding, LLC ("Permittee") and Bellflowers Inv, LLC ("Property Owner") agree to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Vesting Tentative Map Case No. TM 84789 and Development Review Case No. DR 3-25-16185. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Vesting Tentative Map Case No. TM 84789 and Development Review Case No. DR 3-25- 16185, City Ventures Homebuilding, LLC and Bellflower 5 Inv, LLC, agree to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section the "City" includes the City of Bellflower's elected officials, appointed officials, officers, and employees. -28-

City of Bellflower
Resolution No. 26-13 - Exhibit A

ACKNOWLEDGMENT
By signing this document, City Ventures Homebuilding, LLC (Permittee) certifies that it has read, understood, and agrees to the Project Conditions listed in this document.

Eric Miller on behalf of City Ventures Homebuilding, LLC (Permittee) By signing this document, Bellflower 5 Inv, LLC certifies that it has read, understood, and agrees to the Project Conditions listed in this document.

Bellflower 5 Inv, LLC (Property Owner)
Bellflower 5 Inv, LLC (Property Owner)
(If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
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ATTACHMENT A

EXHIBIT B
Mitigated Negative Declaration No. MND 25-01
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CRYOFBElu'uWER-INi1'W.31'QDY&Ml'ITGgYgD NEGATIVE DECLRE MN FlowsseSY288FSYE CFL•APNs7109-013-03257109-013-033i& 7109-01a003

INITIAL STUDY AND

MITIGATED NEGATIVE DECLARATION

FLOWER STREET SPECIFIC PLAN
APNS 7109-01-3-032; 7109-013-033; & 7109-012-003
BELLFLOWER, CALIFORNIA 907o6
LEAD AGENCY:

Cm OF BF-II.Ff owER, PLANNING DivmoN
166o Crv1C CENTER DRIVE
BELLFLowER, CALrnoRNIA 9o7o6
,., ..M..,:

BLODGE r BAYLOSLS ENVIRONMENTAL PLANNING
2211 S. HACIENDA BOULEVARD, SurrE 107
HACIENDA HEIGHTS, CALwoRNIA 91745
JANUARY 5,2026
NY ST Y&M11TG MNEOp]NEIIECI noN PA El
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CPI BPU.FLOWLR• INIPI9L$IlJpyffi]Y]PfjGATEUNEGKP DP.CIdR oN FmA SinE8TSMMCPT •AMs7109-013- 32:7109-013-0334&7109-012-003 THIS PAGE HAS BEENINTENTLGNALLYLEFT BLANK.

Lm S'nmy&M11YO mNEOA=DECGA MON Pe 2
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CITY 9FBEnr.PLOW2aa]Nrf 9rUVT&KzrWWcEa) NEGA: gD2CIAEA W Fiowsa SM"Sns CPt-APNs7109-013-03217109-013-033;&7109-012-003.

MITIGATED NEGATIVE DECLARATION
PiWJECINAa18: Flower Street Specific Plan CFSSP)
Pno)QCILGCA om The property consists of three separate pamels, collectively referred to as the SpecifirPlat, Ama.

The Specific Plan Area is located on the north -wrest corner of the Flower Street and Civic Center Drive intersection within the south-central portion of the City of Bellflower. Bellflower is located in southeastern Los Angeles County, aPProsima* 13 miles southeast of downtown Los Angeles.

The Assessor's Parcel Numbers (APNs) of the three parcels that comprise the Specific Plan Arm include APN 7io9- 013-032 (0.48-acres), 7109-013-033 (i.u-acres). and 71o9-ore-oo3 (oAo-aces) and are commonly ]mown as 9855, 9903. and 9915 Flower Street, respectively.

AFpuC :The project Applicant is Beilflower5lnv.,LLC. 3121 Michelson Drive, Suite i5o, Irvine, California 92612. (909) 996- 8585.

CrIYANn Conr.^IT: Bellflower, Los Angeles County.

D®Cet Oxr This Initial Study evaluates a general plan land me amendment, zone change, the Flower Street Specific Plan (referred to as FSSP or Specific Plan No. SP-3-25-16t81), development agreement, Tentative Map No. 84799, development review for the proposed 32-unit development, and impacts associated with development oftlrreepar h including the proposed 32-unit townhome development on 9903 Flmver Street and future development on 9855 and 9915 Flower Street Them two Parcels are referred to es the "Bookend Parcels' or collectively referred to as the"Project" The Project is further described in the attached Initial Study. The SpecificFlaaAma consists of 1.99-acres of land and all of these parcels are currently developed. 9903 Flower Street (APN 7109-013-033) is the largest parcel at approximately i.n-acres and is being considered for a 32-unit townhome development No specific development is currently proposed for 9915 and 9855 Flower Street, —which comprise the 'BookendParcels" parts ofthe Specific Plan Area - , though the Initial Smdy evaluates and the FSSP would permit higher density residential development at densith" of up to 50 units per am- For the parcel located at 9903 Flower Sheet (APN 71o9-oi3-o33), the new residential development would consist of fam new buildings that would contain a total of 32-tovmhOme units with a total floor area of 49,344 square feet The development proposes two different floor plans for the residential units (referred to as Plan I and Plan 2). Parkingwould consist of 2 spaces for each ofthe 32townhome units for a total of 6q Puking spaces. Vebicular access would be provided by a 26-foot-wide driveway, connection located at the southeast corner of the parcel and would connect with the north side of Flower Street. While there is no specific development carrenttyPerposed for 9855 Flower Street (APN 7109-013-032) and 9915 Flower Street (APN 7iog-os2-oo3)•The FSSP wouldpermithigherdenvitymaideutial development at densities ofupto50 nits Pat amefor both parcels. 9855 Flower Street (APN 7109-013-032) is approximately 048-acres and could mathematically support up to 24 units assuming a maximum density of5o nits per acre. 9915 Flower Street (APN 7109-012-003) is approximatelyo.go-acres and could mathematically support up to 20 units assuming a maximum density also units per acre.

EVAJ,V nON FowaNl: The City reviewed the Projects eniimamental impacts pursuant to the California Faviroamental Quality Act (Public Resources Code §§ 2too0, at seq. "CEQA°) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, at seq., the'CEQA Guidelines'. While the Project qualifies for a statutory exemptin pursuant to Public Resources Code § 21080.66, the applicant requested completion of this IS/MND in an abundance ofeaution. At the applicant's request, the City agreed to complete this document as lead agency. The Initial Study was guided by the CEQA Guidelines, including, without limitation CEQA Guidelines section 15063. The environmental effects are categorized into one of the following four categories ofpossible determinations:

F.Imididly
Less than Significant
Les. bran
S pact
{Vith Mitigation Iaearparamd
Sigaificent
NO ImPect
Analysis is then provided to substantiate each determination. One of the four following conclusions is then provided as a summary of the analysis for each of the major eavironm omalfactom.

No Impact: No impacts are identified or anticipated, and m mitigation measures are required Less than Significant Impact: No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

Ix uS=Y9, Mrricn� ai NFunr D50t rich PAGe3
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Ct'i'y0F BsclPlowax• LR ST Scrdrrru rta N20ATNEDHm.aitATloN Flow RSTRnIIr SPacmtc PtahaAPNs7109-013-032571a9-013-033.&7109-012-003 Less than SignificantImpactwith Mitigation:Possiblesiguificantadverseimpactshavebeenidmt Eed or anticipatedand mitigation measures are required as a condition ofthe pmjerfs approval to reduce these impacts to a level below significance.

Potentially Significant Impact Significant adverse impacts have been identified or anticipated. An Environmental Impact Report (EIR) is requiredto evaluate theschapads.

ENVIRONMENTAL FACTORS POTEN'1'IALLYAFFECTED:

The environmental factors checked below will be potentially affected by this project, involving at least one impact that is a 'PotennallySWufiramimpact Requm gMitigatiou'M micatedbythe checklist in the attached Imbal Study. ❑ Aesthetics ❑ Agriculture& Forestry Resources ❑ Air Quality ❑ Biological Resources % Cultural Resou. ❑ Energy
❑ Geology &sons ❑ Greenhouse Gas Emissions ❑ Ilarards& Hazardous Materials ❑ Hydrology & Water Quality ❑ Iand Use &Planning ❑ Mineral Resonmes ❑ Noise ❑ Population &Housing ❑ Publicservicee,
❑ Recreation ❑ Transportation&Traffic ❑ Tribal Cultural Reaomces ❑ Utilities& Service Systems ❑ Wildfire ❑ Mandatory Findingsof Significance
DETERMINATION. (To be completed by the Lead Agency) On the basis of this initial evaluation, the following finding iamade:

Cl
The Project COVLDNOThave asignificanteffect onthe environment, and aNRGAT'iVEDECLARATTONshallhe prepared - Although the Project could have a significant effect on the environment, there shalt not be a significant effect in this rase %
bemuse revisions in the project have been made by or agreed to by the project proponent. AMITIGATED NEGATIVE DECLARATTONshall be prepared.
❑
The Project MAYhaveasiguifirantuffed on the eavironmem,and an ENVIRONMEWALIMPACTREPORTis required The Projed MAY have a "potentially significant impact" or "Potentially significant unless mitigated" impact on the ❑
enviromnem, but at least one effect i) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets.

An ENVIRONMENTALIMPACTREPORT is required, but it must analyze only -the effects that remain to be addressed.

Although the Project could have a significant effect on the environment, because all potentially significant effects (a) have ❑
been analyzed adequately in an earlier SIR or NEGATTVE DECLARATION pusuant to applicable standards, and (b)haw been avoided or mitigated pursuant to that earfiar RJR orNECATTVEDECLARATION, including revisions or mitigation measures that are imposed upon the Project, nothing further is required Lvtrinr. STUOY&M11TGnrsn NEcnrrvEDecuannoN PAGEq
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L'=OP BRII.ELOwER♦INYr1AL SIUDY& KMGATED NEGAIWE DELL noii pIn1 STEEeTSPECnncpL•APNS7109-013-032'7109-013-033'&7109-012003

TABLE OF CONTENTS
SECTION i INTRODUCTION

1.1 PuRFOsE OF INITIAL STUDY
......................................................................................................................

L IN3'1TALSTUD7s ORGANTZSTION
7 ......................................... _....................................................................7

1.3 NATIVE AIIEEICAN CONSULTATION
........................................................................................................._ 8 SECTION 2 PROJECT DESCRIMON
......................................................................9

2.1 PROJECT LOCATION ........................
_
EYhibit2 ii
SECTION 3 ENVIRONMI
Table 3-I

3.2 AGRIcuU
Ims. jaayj....._................ _.... .... ..... _.........................

Tab1e3-¢Localized ' Slgnhcaace Construction Emissions (lbs./day) 29 ............._......

3.4BIOLOGICALSsouE CE5_
_..__...... ............30
......................_........._.....................................................__........................

3.6CacTtmACResoURces
32 _.............._......................_......_......................._............._..........................._..

3.6GEOIDY............................_.............._........_._........._....._.........................................._..................38 35 ris

3.7 GFALOCY &Sous...........................:_................ _...._...._..........................._...................................__.40

3.8 GREENHOUSE GmEeussioxs
.................................._....._........._._.._........._......................................

Table 3-5 Greenhouse Gas Emissions (Metric Tons/Tear)._ 44 .............. ........... _ .........

Table 3-6 Climate -Ready Development Standards ............. _...................... ....................................... _.._.................. 45
46 3.9 HAZARDS &HAZARwin; Me�
................................................................_.............._....._............49

3.10 HmROWGY&WATER QVALrry................................................................._......_................................

3.11LANDUSE&PlAx;IizG
52 .........._...........:......._............__.....................................................................

3.12 MINERAL RFSOUS cEs................................................ 55 3.13 NOISE ... .................................................................__...................................................................... .....................................
5 Table 3-9 Construction Vibration ............................... .... _........................._... ................ ................ ...... ...... --
................................... 62

3.14 POPULATION & HousnvG............................................ _.................... ................................................... 63 3 15 Pt1BLiC3ExvicEs................................................................................................................................. 65 3.16 RECREATION........................................................................................................................................ 68 3.17 TEANsmnAnox.................................................................................................................................. 71 Table3-10 Project Trip Generation.....................................................................................................

3.18 TRIBAL CULTURAL PmOUEm
72 .............................................................................................................

3.191ITmrrMs AND SERVICE Smizis
74 ..........................................................................................................77 Table 3-11 Proiected Water
....................................... _....,

3.21 x.DATOR.........................xEgi.........cE......................................................_............I.........................81

3.21 MANDATORY FINDINGS oFStGA'IFICAN('T.............................................................................................. 83 DL USNOY&MMGAMDNEGAINEIIECf.A mots
PAGE$ -35-

CITYOFBEId12OMR•IMEIALSEODY&hI1T1GATEDNEGA DECEARATION
FWA SEREI[PSME CPL aAPNS7109-013-03217109-013-033;&7109-0=-003 SECTION q CONCLUSIONS.................................................................................. 85 4AFINDINGS ................. .................... .................................... ....... ............................................. _................ 85 SECTION 5 REFERENCES.....................................................................................87

5.1 PREPAREES............................................................................................................................................ 87

5.2REPERE M...........................................................................I......... ............ 87 .........................................

APPENDICES (SEPARATE COVER)
APPENDIX A - AiR QDALITY IMPACP STUDY
APPENDLY B - Nom IMPACT STUDY
APPENDIXC-TkA cSTUDY
APPENDIXD- UTILmES WORI6BEET8
LYIT4IL STUDY& ALTiGATED NEGATNE DEUTAR nm PAGE
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CITYoP Bair .R owna• IN1rL4L Snnr&Mmica'ran Na rrvs Dace noti PlAwnnBraaer SPPGnnc Pr•APNs7109-013-032;7109-013-033;& 7109-01a-003 SECTION 1 INTRODUCTION

1.1 PURPOSE OF WmAL STUDY
The primary purpose of CEQA is to ensure that decision -makers and the public understand the environmental implications of a specific action or project The purpose of this Initial Study is to identify whether the Project will have the potential for significant impacts on the environment The Specific Plan Area consists of i.99-acres of land and all these parcels are currently developed. 99o3 Plower Street (APN 7109-013-033) is the largest parcel, at approximately r.u-acres, is being considered for a 32-unittownhome development No specific development is proposed for the Bookend Parcels, though this Initial Study evaluates and the FSSP would permit higher density residential development at densities of up to So units per acre.

Certain projects or actions may also require oversight approvals or permits from other public agencies.

These other agencies are referred to as Responsible Agencies and Trustee Agencies, pursuant to CEQA Guidelines sections 15381 and 15386. This Initial Study and the Notice of Intent to Adopt a Mitigated Negative Declaration will be forwarded to responsible agencies, trustee agencies, and the publicfor review and comment A 3oday public review period will be provided to allow these entities and other interested parties to comment on the Project and the Initial Study. Comments most be sent to the attention of:

City of Belhlower, Planning Division
Attn: James Atkins, Senior Planner
1660o Civic Center Drive
Bellflower, California 9o7o6

1.2INmAL STUDY'8 ORGANmmON
This Initial Study was prepared pursuant to CEQA, the CEQA Guidelines, and the Citys local CEQA Guidelines. The following annotated outline summnr;vas the contents of this Initial Study:
• Section lIntroduction, provides the procedural context surrounding this initial Studyspreparation and insight into its composition.
• Section a Project Description, describes the ProjecCs physical and operational characteristics and provides an overview of the existing environment as it relates to the Specific Plan Area. • Section 3 Environmental Analysis, includes an analysis of potential impacts associated with the construction and the subsequent occupancy of the Project Cumulative impacts, as defined in the CEQA Guidelines, § y5355, will be analyzed. Impacts resulting with future development on 9915 and 9855 Flower Street are not considered cumulative projects and there are no existing or foreseeable future projects within the vicinity of the Specific Plan Area that would potentially, generate significant cumulative impacts.
• Section 4 Conclusions, indicates the manner in which the mitigation measures identified in the environmental analysis will be implemented as a means to address potential environmental impacts.
• Secdon,5Referenres, identifies the sources used in the preparation of this Initial Study.

IarA Smvw&Mrmwrm NEGA=DECL m)N PAGa7
37-

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1.3 NATIVE AMRRICAN CONSULTATION
This Project also requires consultation related to tribal cultural resources (`fCR"). Approved in 2014, Assembly Bill ('AB") 52 establishes a formal consultation process for California Native American tribes to idemilypotential siguificarm impacts to TCRs, as defined in Public Resources Code (PRC) section 21074, as part of CEQA As specified in the "PRC", lead agencies must provide notice to tubes that are traditionally and culturally affiliated with the geographic area of a project if the tribe has submitted a written request to be notified -The tribe must respond to the leadagencywithin 3o days of receipt of the notification if it wishes to engage in consultation on the project, and the lead agency must begin the consultation process within 30 days of receiving the request for consultation. In compliance with California Law, a notice was provided to applicable tribes that a CEQA document was being prepared and the Citysolicited requests for consultation.

On August 6, 2o25, notices were sent to the following tribes with certified mail. The tribes notified include Santa Rosa Band of Cahui➢a Indians, Cahuilla Band of Indians, Soboba Band of Luiseno Indians, San Gabriel Band of Mission Indians, Gabrieleno Band of Mission Indians — Kizh Nation, Gabrielino Tongva Indians of California Tribal Council, Gabrieleno/TongvaSaa Gabriel Band of Mission Indians,Gabrie➢no- Tongva Tribe, Juaneno Band of Mission Indians Acjachemen Nation-Belardes, Jarman Band of Mission Indiana AcjachemenNatiun-4A. On October13, 2025, the City received communication from the Gabrielina Tongva Indians of California.

Lvnlac SmrY&MmcAzxo NECArrvs DEc rmx
PACE S
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Crrr of BSLDFIA W ER . IxrrrAr. SNOY & MrrIOA1'fin Nacninm DRCIARATTGN Fio SlaaBrSPEC Pxwr.APNs7109-013-03a;7109-013-033;&7109-012-003 SECTION 2 PROJECT DESCRIPTION
21 PROJECT LocATTON
The SpecificPlanArea's location in the City is shown in Exhibit 2-2 and a local map is provided in Exhibit 2-3. An aerial photograph of the area is shown in Exhibit 2-4. Photos of the site are provided in Exhibit 2- S. The Specific Plan Area is located on the north-west corner of the Plower Street and Civic Center Drive intersection within the south-central portion of the City which is located in southeastern Los Angeles County, approximately 13 miles southeast of downtown Los Angeles. The City is bounded by the City of Downey on the north, City of Paramount on the west, City of Lakewood on the south, and the City of Norwalk and City of Cerritos onthe east. Major physiographic features in the surrounding areainrlude the San Gabriel River located approximately 4,200 feet to the east and the Los Angeles River located approximately 3.75 miles to the west. A regional location map is shown in Exhibit 2-1.

2.3 ENvntoNMENTAL 8ErnNG
The Specific Plan Area consists of 1.99-acres of )and and all of parcels are currently developed by a 23,000 square -foot funeral hone, a florist shop, a nail salon, and other similar commercial buildings. This Initial Studyevaluatesthe impacts related to demolition of the existing uses and redevelopment within the Specific Plan Area consisting of a 32-nnit townhome development on approximately 1.11-acres, up to 24-1nit development on approximately 0.48 acres, and up to 20-unit development on 0.4o acres. The geographic areas included within the Project boundaries is currently zoned Transit Oriented Development Specific Plan (TODSP, Planning Area 5) and has a General Plan Land Use Designation of Commercial The Specific Plan Area is surrounded by several uses:
• North of the Specific Plan Area. Multiple family residential homes are located to the north of the Specific Plan Area. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 5 (R-3 Multiple Residamid). Further north is Belmont Street. • South oftheSpecificHanArea. Flower5treetestendsalong thesouth side ofthe Specific PlanArea.

South of the aforementioned street are commercial buildings. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 4 (C-G General Commercial) and Planning Area 5 (P Public Use).
• West of the Specific Plan Specific ManArem West of the Specific Plan Area are the United States P09W Service, Bellflower Chamber of Commerce, and other businesses. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 5 (T-C Town Center). • East of the Specific Plan Area. East of the Specific Plan Area is Civic Center Drive and the City of Bellflower City Hall. This area is zoned Transit Oriented Development Specific Plan (TOD SP) Planning Area 5 (P Public Use).
larroa SnmY& MmearDD NEGAnve DPGLAaArnn PAGE
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LYITTALSfODY&Nfm" ED NEGA=DECIARAnoN PAGE 10

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2.4 DESCRIPTION OF THE PROJECT

2.4.1 OVERVIEW OF PHYSICAL CHARACPERisncs
For the parcel located at 9903 Flower Street (APN 7io9-o13-o33), the new residential development would consist of four new buildings that would contain a total of 32-townhome units with a total floor area of 49,344 square feet. The development proposes two different floor plans for the residential units (referred to as Plan 1 and Plan 2). Parking would consist of 2 spaces for each of the 32 townhome units for a total of 64 Puking spaces. Vehicular access would be provided by a 26-foot-wide driveway connection located at the southeast corner of the parcel and would connect with the north side of Flower Street The proposed site plan is shown in Exhibit 2-6 and further described in section 2.4.2 below.

No specific development is currentlyproposed for 9855 Flower Street (APN 7109-013-032) and 991S Flower Street (APN 7iog-ol2-oo3). The FSSP would permit higher density residential development at densities of up to So units per acre for both parcels. 9855 Flower Street (APN 7109-013-032) is approximately 048- acres and could theoretically support up to 24 units assuming amaximum density of5o units pm acre. 9915 Flower Street (APN 7109-012-003) is approximately 0.40-aeres and could theoretically support up to 20 units assuming a maximum density of 5o units per acre. The City and applicant are currently discussing the development of 14 units on 9855 Flower Street, however no design plans have been submitted. Therefore, for the purposes of the MND and CEQA, the MND assumes an additional 44 units could be developed in the two Bookend Parcels.

The Specific Plan Area is currently zoned TODSP, Planning Area 5 and has a General Plan Land Use Designation of Commercial. The Project would change the General Plan designation from Commercial to Mixed Use and the zoning to FSSP or Specific Plan No. SP-3-25-i6t8r.

24.2 PROPOs® DEVELOPffiENPPIAN (99o3 FLOwmSTREEL, APN 7Lo"non) The Project includes the construction of 32-townhome units (`Development") located on 9903 Flower Street which is approximately 1.11 acres. This Parcel is currently developed and occupied by a 23,000- square-foot funeral home. The Development would require the demolition of the existing improvements.

The development elements are summarized below:

DeuelopmentStandards. The Development's overall density would be 27.7 unitsper acre; the project's floor area ratio (FAR) would be o.98; and the lot coverage would be 45.9%.

Site Plan. The Development would consist of four new buildings with each of the buildings consisting of 11572 square feet floor area The Development would consist of a total of 32 townhome units and a total floor area of 46,288 net square feet. Each building would consist of three levels.

FloorPlan. The development proposes two different floor plans for the residential units (referred to as Plan i and Plan 2). Plan 1 would consist of 16 traits with each unit consisting of 1,335 net square feet and 3 bedrooms and 3 bathrooms. Plan 2 would consist of 16 units with each unit consisting of 1,558 net square feet and 3 bedrooms and 3 bathrooms.

Amenities. Amenities total 11,956 square feet of open space. This includes the 10,228 square feet of common open space and 1,728 square feet of which 54 square feet of private (deck) space would be provided for the individual units. Other amenities would include a paseo and a lawn with benches.

Parking and Access. Parking would consist of 2 spaces for each of the 32 townhome units for a total of 64 parking spaces. Vehicular access would be provided by a 26-foot-wide driveway connection located 1: STVDY&MMQAmmDNP.G =DECLIM'r1ou PAGE 15
_45.

CUT of BErrFlAwex• IN Sroos&Mmnamm NEGATIVEDEccnaarroN
F].oSyeaSnlEnr SPE cFG•APNs7vo9-o13-032;7109-013-033;&7109-012-003 at the southeast corner of the Development (9903 Flower Street) and would connect with the north side of Flower Street.

Utilities. The Development would connect to an existing 12-inch water line and to an existing 8-inch sewer line, loth located in Flower Street.

The proposed development on 9903 Flower Street is summarized in Table 2-1.

Tab
le 2-1990Flower Street
Develo parent Sumo
:Pr jestmemeru
: Deaoi tiou 1
Building Floor Area(Total)
46,288 sq,&
Building 1
11,572 aq. ft B ..,:is
Bmldiug2
Aans4.&Suoim
BuMcs3
11,sn sq. f, 8 wits
Buiidio94
ug7e sq. i! 8units
TaWProposedll i
32townhomeunits
Parking
64 pa2a'n9 spate
Common Opeu Space.
10,.8 sgeare feet
Private (Derk)Space
4, 8xtnazefcet
Source: UGYArchdm c&rb dog
1ary
24-3 ADJAc6NTPARms(AIMS wog- =-oo3AND 71oo-oi3-o32)
The FSSP would permit higher density residential development at densities of up to 5o units per acre for both parcels. 9855 Flower Street (APN 7109-013-032) is approximatelyo.48-acres and could theoretically support up to 24 units assuming a maximum density of So units per acre. 9915 Flower Street (APN 71)9- 012-003) is approximately 0.4o-acres and could theoretically support up to 20 units assuming a maximum density of So units per acre. The potential development is summarized in Table 2-2.

Table 2-29855A 9915 Ftowrn SraBFTPOTBN1rAL D6VEIAPMBNT SrI1N y Prjm nement
10 -o -0 2
w-olz-oo
Purellaud Area(aaes)
048-acra
04c---
MaxDeudty(50units/acre)
24unls
so rams
Parldugspuces
2spa /milt
Max HeIght
S icet
50-feet
lendsrapingtoosq.&/uaft
2,400eq.Bt
awosq.&
Source: FOP (Draft)(za25)

2.4.4 OCCUPANCY CHARACTERISTICS
According to the United States Census Bureau data for the City, the average household size is 3.23 persons; per household, which would translate into a total of 104 residents that could potentially occupy the proposed 32-trait development. The proposed units would be owner -occupied condominium units. The potential residential Development that could occur in the remainder of the Specific Plate Area could result in a potential for 44 multiple -family units. Again, using an average household size of 3.23 persons per unit, the potential population could be 142 persons.

LYn'NI.SNDY&MMGATEII NEurnvs DELTARATWN PAGE 16
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Ct1YOFBEULPLO •INTTIAES1 &51Pl'IGA'1'%O NEGA DECIdE nm
FLGw S2REEFSPECO cpP•APN87109-013-032;7109-013-033;&7109-0=-003 �
PROJECFeOIINWRY -
WESr PR9PERnLWE4
_9RPM iOVMBf[AF} 1
I �
i
m— d
PROE4T EMRY
r
BELLFLOWER!
I'
Beobna.G
. < -
O e � awi ma
ExxiBrr 2-6 SrrE PLAN
SOU -K GY"CffiTLC'1S1BE&PLANNING
LNRLILSS Y&MIEIOA NEOA DEttARAIION PAGE 17

Cm OF BEL CIVmt•IMnei.SRu)V&MMQAIJWNROATITEDRCIARA1roN
FI.Owza Sraaer Sexcmrc PUN • APNs71o9-a13-o32; 7109-013-033t & 7109-0=-003

2.4•5 CONSTRUUITON CHARACTERISTICS
The key construction tasks that would occur are outlined in the paragraphs below. • Task One Demolition. The Specific Plan Area is currently developed and occupied by existing improvements. This taskwould involve the demolition of the existing onsite improvements which is typically done through the use of heavy equipment, including graders, bulldozers, offroad trucks.

For the proposed 32-units Development, this task would take approximately 3 weeks to complete including two weeks for abatement and one weekfor demolition. • Task Two Grading. The Specific Plan Area would be graded and ready for construction. The typical heavy equipment used during this construction phase would include graders, bulldozers, offroad trucks, and back -hoes. For the proposed 32-units Development, this task would take approximately one week to complete.
• Task Three Site Preparation. During this phase, the building footings, utility lines, and other underground infrastructure would be installed. The typical heavy equipment used during this construction phase would include bulldozers, offroad trucks, back -hoes, and trenching equipment.

For the proposed 32-units Development, this task would take approximately one month to complete.
• Task Four Building Construction. The new buildings would be constructed during this phase. The typical heavy equipment used during this construction phase would include offroad trucks, cranes, and fork -lifts. For the proposed 32-units Development, this task would take approximately ten months to complete.
• Task fte Paving and Finishing. The typical heavy equipment used during this construction phase would include trucks, backhoes, rollers, pavers, and trenching equipment. For the proposed 32- units Development, his taskwould take approximately one month to complete.

2.4.6 GENRSAI.PIANANDZONE CmNGE
The Specific Plan Area is currently zoned TODSP, Planning Area 5 and has a General Plan land Use Designation of Commercial. The Project would change the General Plan designation from Commercial to Mixed Use and the zoning to FSSP. The FSSP would allow for an intensification of residential development in comparison to the existing R-3 zone. The FSSP would reduce setback and open space requirements and increase the maximum allowable density and building height. The proposed development standards are summarized in Table 3-1.

2.5 DfSCRmoNARYAmONS
ADiscredonaryDecision is an action taken by agovernmentagency (for this project, the government agency is the City ofBelltlower) that calls for an exercise ofjudgmentin deciding whether to approve a project This MND will provide the environmental analysis and clearances for the actions included within the Project.

The Project includes the following discretionary actions and will require the following approvals:
• Zone Change for the Specific Plan Area from TODSP — Planning Area 5 to Flower Street Specific Plan (FSSP or Specific Plan No. SP-3-25-16181).
• General Plan Amendment for the Specific Plan Area from Commercial to Mixed Use; IxmAr.SmnY&&Il'1TGArEDNacAIIVE DsclAaanON Pv;zis
-48-

CpY OPBHniIRAWEA • LNITTALSiPDY&Mr1aGAi8o NBGATIY9 DnCIdRA1SON F1owPRSTaanr SPE cPucs •APNs71o9-o13-o32; 7109-013-033; & 7109-012-003 • Tentative Map No. 84789(1TM)far theproposedDevelopmentwould allowfor condominiumuses for the 32 units so that individual units could be mvner-occupied; • The approval of the Specific Plan No. SP 3-26-16iSi or Flower Street Specific Plan (FSSP); • The approval of the Development Agreement for the project; and, • The approval of the Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP).

LYn'IALS=Y&MrrVKTEDNEG =DECIA TTON PA E19
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CMOF BBLLFI R•ICllTTALSn Y&MMGA NEGA DECfdRAnON
F1GwERSrn SPEC CPL•APNS7109-GL3-032t7109-013-0331&7109-012-GG3 THIS PAGE HASBEE2v=NTIONALLYLEFPBLANK.

LHI Snms&MIIIGASEGNEC =DECIdEAnON PAGE 20

QrvDABELLPLawER • INI'r'rgL3rOny$bIPf10A1'EDNBGATIVEDECL1aATION Fuxwxnr3Tamrr SAecn+lc PLAN eAPNs 71og-ol3-o32; 7109-013-033; & 7109-012-003 SECTION 3 ENVIRONMENTAL ANALYSIS

3.1 AEsTuEncs
Evvironmevtal Issue Areas Examined
Svtevd—i
i�gnifoant
Less Thaw
b��t t
p
lu xet
p
lmpartw,eb
jm p
ImPnc[
Midgarion
A. Would tlae project have a substantial adverse eA t on a X
cerfl visa?
B. Would the paled rubsandally daaagescevic resources
indudinybut not doted to, trees, rack outcroppings, end X
historic buildings vithin a State uenic bighwayi
C. Would thepmjMmbsantiallYds nine the ewGng visual
character or quality of public views a the site and is
suaoundirp?(Auhlic views are those that son expeieuced
X
fromapublidy axssslblevantagepoiat). ]ftheprojed u iv m wbavized arse, would the project mnflu t with appnrable zoning end other regulations goverviug .made quality?
D. Would thepo jectcreste a new sourceofsvbsmntial a or Isla
glazx wash would adversely affec[dayarnightt®eviews iv
X
the area?

3.1A ENviRoNmENTALSB11aNG
The evaluation of aesthetics and aesthetic impacts is generally subjective, and it typically requires the identification of key visual features in the area and their importance. The characterization of aesthetic impacts involvesestablishing the existingvisual characteristics including visual resources and scenic vistas that are unique to the area. Visual resources are determined by identifying existing landforms (e.g., topography and grading), views (e.g., scenic resources such as natural features or urban characteristics), and existing light and glare characteristics (e.g., nighttime illumination). Changes to the existing aesthetic environment associated with the Project's implementation are identified and tpmlitatively evaluated based on the proposed modifications to the existing setting and the viewers sensitivity. The project -related impacts are then compared to the context of the existing setting, using the threshold criteria discussed above.

The Specific Plan Area consists of 1.99-acres of land and all these parcels are currently developed. The three Parents located within the Specific Plan Area are currently occupied by an existing 23,000 square foot funeral home, a florist shop, a nail salon, and a To -unit apartment building.

3.1.2 ANALYsis OF ENviRoNmENTALIMPAcis
A. Would theprofect affect a scenic vista? • less than Significantlmpact.

Local views are already dominated by residential and commercial development located on Flower Street.

Once new development occurs, views from the public street would remain similar to the previous development The development on 9903 Plower Street along with any future development within the Specific Plan Area would be required to conform to all pertinent zoning code regulations. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

INR(ALSTUDY&MITIGATED NEGATNg DEa1AaATInN PAGE 21
-51-

CDYOFBIn.LP1AWER. INITTAGSTUDY&MrPmATED NEGA11vE DECLARATION I'i.ONe ST TSPEG CPLAN•APNs71o9-013-032;7109-013-033;&7109-012-003 B. Would the project substantially damage scenic resources, including, but not limited to, trees, rock, outcroppings, and historic buildings within a state scenic highway?. No Impact.

There am no designated state scenic highways located in the vicinity of the Specific Plan Area. The nearest eligible scenic highway is State Route i (SR 1) located approximately 6.5 titles south of the Specific Plan Area Due to the distance from the Specific Plan Area, SR i is not visible from the Specific Plan Area. As a result, no impacts on scenic resources would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

C. A substantial degradation of the existing uisual character -or quality of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point). If the project is in an urbanized sees, would the project conflict with applicable zoning and other regulations governing scenic quality? . No Impact.

There we no protected views in the vicinity of the Specific Plan Area. In addition, the Development proposed on 99o3 Flower Street would comply to all pertinent development standards for the new residential development. The new townhome development on 99o3 Flower Street would improve the existing dated visual cbaracter Bud quality of the Specific Plan Area and its surroundings. The FSSP would be internally consistent with regional planning documents and complementary to adjacent zoning districts.

In comparison to the R-3 Multiple Residential Zone, the FSSP's development standards differ with regards to aesthetics as shown below in Table 3-1.

Development Standard
_ R-3MalRple Reeideota
MP
Fmut Setback (Minimum)
w it (ono -story), 15& (two-sory)
3 R
Side Setback(Mimmum)
B&CMagxreaandbedroom
3R
walls), S R (secondary walls), to
ft. (framing street one-story). tS R.
(fronting sleet twm-story)
Rear, Setbacics Mccomma,
8R(livmgamaadiacent),5f.
aft.
(aewnderyweBad,ceut)
Ma:dmvm Height
qo it.

Soft
tit Coverage
N/A
75%
M eamamlatArea
6,000 N.&
N/A
Minimum Density
4da/acre
ix, du/acm
Mmdmum recast,
xa du/acre
So dulacce
Common Open Space
1a<umiSs,votrequiud
1003%ft.permit
ss<mdtE ea%of wtal land area
Private Open Sparc
1a<unita, zo% lot area (Including
x5sq.itperamtt
front yard setback)
tmclaxwemprfvats
tan N. R. per deck(8 R mammon
decks)
dimensiw)
Building Separation.
is; ft. (readevtud),
N/A
a1 ft.(nonresidential)
BuBdinS Bulk
Top story no more than x/3 the
N/A
sine dtoa furor ama of bottom
sto alto )
Saone: Cityof Bellflower, FS9?
Future development on the Bookend Parcels would adhere to the FSSP development standards. The standards advance infill housing goals and maintain the neighborhood character and compatibility with the adjacent civic and -commercial -uses. As a result no impacts would- occur. The Project, including all DscL mox
PAGE 22
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Crrrof BEr.LELoWSR.INn9flLSN &MrrraATEDNEOA DECL9RA'nON FY.owRaSaxeaTSPE cPr.Orr.APNs7109-013-032;710"13-033;&7209-012-003 development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

D. Would the project create anew source ofsuhstantial light orglare that would adversely affect day or nighttime views in the area? . Less than Significant Impact.

Exterior lighting can be a nuisance to adjacent land uses that are sensitive to this lighting. For example, lighting emanating from unprotected or unshielded light fixtures may shine through windows that could disturb the residents inside. This light spillover is referred to as light trespass which is typically defined as the presence of unwanted light on properties located adjacent to the source of lighting. Sensitive receptors refer to land uses and/or activities that are especially sensitive to light and typically include homes, schools, playgrounds, hospitals, convalescent homes, and other similar facilities where children or the elderly may congregate. The nearest sensitive receptors are multi -family residential homes located approximately zo feet to the north of the Specific Plan Area All development within the Specific Plan Area would be required to meet the standards of the FSSP which requires developments to shield lighting and ensure a zwo-foot candle at all property lines. The lighting requirements within the FSSP would be consistent with the standards of the R-3 Zone. As a result, the impacts would he less than significant The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than sigmficattimpacts.

3.1.3 CUMDLAIIVEYMrAM
The potential aesthetic impacts related to views, aesthetics, and light and glare are site specific Any potential impacts associated with the Project would be comparable to the existing improvements.

Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity ofthe Specific Plan Area that would lead to significant impacts. As a rmuh, no cumulative aestheticimpacts we anticipated.

3.i.4MMGATION AMUMUI[P_C
The analysis determined that the Project would not result in anysigaificant adverse impacts. Asa result, no mitigation is required.

AnnAC SmnY & MMGATED Nxo s= DECLARATION
PACE z3 -53-

CM nFBalLF WIUL•ImTTAx.STUDY&M11mGArm NacAllva DECLARATION FLowax STaEar SPsmnc PLAN • APNS y109-O33-O3a. 7to9-D13-D33i & 7109-012-003

3.2 AGRICULTURE & FoREsrRY RESOURCES
Envirovrrxevml lssocAre. Examined
Putendaltr
Significant
l,ass Th.

Imm�at
L.s nan
Signifirant
No
Im pact
po
Impact
pa
Mitigation
A. World Ne project convert Prime Farmland,Unique
Ferrdmd, or Farmland of Statewide Importance (Farmland), as shro m on the maps prepared pursuant to the Farmland Mapping X
sad Monitoring Pm9am of the Callfomia Resources Agency, to non-agriculturaluses?
B. Would theprojeet cmflictvmh existivgm for
X
agdcoltvrel uses, or a Williamson Aa ContraM?�
C. WouMthepmje mnffidwtheAstwgzoningfor,orcanse
remnivga[ torestland (az defined in Public Resources Code 3ectionazzao(g)),timberland (as definedby Pnblic Remvrvs x
Codeswtion4526), mdmbedmd.m. dT nberland Pmducdon
(as defined by Gaverrunmt Code Sectim 5Do4(gl)?
D. Would theproject result in thelo sofforestlnd or
X
version offoreat hand to a con-tmest use?
H wGddtheproje involveatherA ointheedsdng
mvhnomentwhich, doeto thetrlocatlon or.store, could mauk X
in convmsion of Parmlmd to nonegdculturel use or convmsim of forest land to a.foreM use?

3.2.x ENvleoNmE rALSR rLNG
The California Department of Conservation Farmland Mapping and Monitoring Program (FMMP) was established in 1982 to track changes in agricultural land use and to help preserve areas of Important Farmland B divides the state's land into eight categories of land use designation based on soil quality and existing agriculture uses to produce maps and statistical data. These maps and data are used to help preserveproductive farmland andto analyze impacts onfarmland. Prime Farmland, Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance are all Important Farmland and are collectively referred to as Important Farmland in this analysis. The highest rated Important Farmland is Prime Farmland. The California Land Conservation Act of 1966, or the WMiamson Act, allows a city or county governments to preserve agricultural land or open space through contracts with landowners.

Contracts last 10 years and are automatically renewed unless a notice of nonrenewal is issued. The Specific Plan Area and the surrounding areas are fully developed and any new development project would require the demolition of this existing on site improvements.

3.2.2 ANALYSIS of EN-VmoNMENTAL 7MPACFs
A. Would the project convert prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shout on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagrLu dtural use? • No Impact.

The Specific Plan Area is located in the midst of commercial and residential development. According to the California Department of Conservation, the Specific Plan Area is located on Urban and Built -Up land. the Specific Plan Area's current and future zoning designation does not permit agricultural uses. As a result, no impacts on prime farmland soils would occur. The Project, including all development within the Spec fic Plan Area and all discretionary actions, would not result in any significant impacts.

LvtIIACSnmY&Milmanran NEOATNa DECIARATION P-AGE
24 -54-

CmoFBPuzanwza.INrrur. SlvDY&MITIGATEn NEGA'r'1YEDECIAaAT10N FEowaaSmar SFEanac Pr.ant a APNs7109-013-032; 71o9-u13-033; & 7109-0U-003 B. Would the project conflict with existing zoning for agricultural use or a Williamson Act Contract? According tothe California Department of Conservation Division of land Realness Protection, the Specific Plan Area is not subject to a Williamson Act Contract. The Specific Plan Area is developed and zoned for urban development. Furthermore, the FSSP does not contemplate or permit agricultural andforestry uses.

No impacts on existing Williamson Act Contracts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

C. Would the project conflict with existing zoning for or cause rezoning of, forest land (as defined in Public Resources Code Section 4526), or zoned fimberland production (as defined by Government Code §gtlog(gj)? a No Impact.

The Specific Plan Area is located in the midst of an urban area and no forest lands are located within. the City. The General Plan and zoning designations applicable lathe Specific Plan Area do not provide for any forest land preservation. No impacts on forest land or timber resources would result. The Project, including all development within theSpecifw P(anArea mid aQdiscretionary actions, would not result in any significant impacts.

D. Mould the project result in the lossofforest land or the conversion offorest land to a non forest use? •NoI qxw.

No forest lands are found within the City nor does the applicable land use designations provide for any forest Iand protection. Furthermore, no loss or conversion of existing forest lands will result from the Projeces implementation- As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

E. Would the project involve other changes in the listing enuironment that, due to their location or nature, may result in conversion offarmland to non-agricultural use? • No Impact No agricultural activities or farmland was are located in the City or within the Specific Plan Area. The Project will not involve the conversion o€any existing farmland area to anurban me. As a result, no impacts would occur. The Project including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

3.2.3 CUMULATIVEIWA.CIS
The Project's implementation would not result in any significant adverse impacts on these resources.

Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project There are no existing or future development anticipated within the vicinity ofthe Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts on agricultural or farmland resources would occur.

3.2.4 MITIGATION 31EASURES
The analysis of agricultural and forestry resources indicated that no significant adverse impacts on these resources would occur. As a result, no mitigation isrequired. lMrnM STUDY & MMQAaMD NEGATNE DEG1aEAnoN
PAGE gS -55-

C=OFBnr OWBB•Itvrelv.Srnnr&MrltcAr>mNacaaavaDacr,naAnox FS.o SiaeerSracmlc Pl•APNs7109-013-032,71091013-033;&7209-012-003

3.3 AIR QUALM
Environmental Issue Arms Examined
Potentially
sim
t.ess ll
frmifieum sigat
I.eu Ilan
Si at
No
Impact
Dnpaatw
Mitigation
Un a
Impact
or obstmctimplementavon
vauptpd➢dc.bkx,
X
.f hWe quality ptlmvdttb
B. Would deprolectreseltin acumdativelycrosiderablena
inueaseofmycritet wnutmtforwhichthepmjMre oafs
X
von-atmiommt ender m applicable federal a state ambient a rq.0tysundacd?
G Wuat epc)ectexposeaevsitive recepmrsto mbstmdal
X
pallvmntco mvcmhatiovst
D. Wouldtl pxiuurxd luohmsb
uledingtoodurs)adveyado,ormtomasti(aluedrrone
of
X
Puepid?
The air quality impact study is attached asAppendixA— Air Quality Impact Study.

3.3.1Islw1R0am ENruSHmNG
The South Coast Air Quality Management District (SCAQMD) has established quantitative thresholds for short-term (construction) emissions and long-term (operational) emissions for criteria pollutants. These criteria pollutants include the following:
• Ozone (Oa) is a nearly colorless gas that irritates the lungs, damages materials, and vegetation. Oa is formed by photochemical reaction (when nitrogen dioxide is broken down by sunlight). • Carbon monoxide (CO), a colorless, odorless toxic gas thatinterferes with the transfer ofoxygen to the brain, is produced by the incomplete combustion of carbon-cantzining fuels emitted asvehicle exhaust.

Nitrogen dioxide (NOS is a yellowish -brown gas, which at high levels can cause breathing difficulties. NOa is formed when nitric oxide (a pollutant from burning processes) combines with oxygen.

PMro and PMasrefers to particulate matter less than ten microns and two and one-half microns in diameter, respectively. Particulates of this size cause a greater health risk than larger -sized particles since fme, particles can more easily be inhaled.

There "a daily and quarterly emissions thresholds for the construction and operation of a proposed project that have been established by the SCAQMD. Projects in the South Coast Air Basin (SCAB)generating construction -related emissions that exceed any of the following emissions thresholds are considered to be significant under CEQA:
• 75 pounds per day of reactive organic compounds;
• Ioo pounds per day of nitrogen dioxide;
• 550 pounds per day of carbon monoxide;
• t5o pounds per day of PM.o; or,
Lv Snmv&Mrra AranNcaA Dace 70'
PAax26 -56-

Cr1YOFBE1LFLowaA0 INPII SIUDY&MnuQVeEn Ns&vINB DnaL!a GN FtoweaSivaerSFacuncrl-AFNa7109-013-o32i71o9-o13-o33'& 7109-012-003 150 pounds per day of sulfur oxides.

A project would have a significant effect on air quality if any of the following long-term (operational) emissions thresholds for criteria pollutants are exceeded:
• 55 pounds per day of reactive organic compounds;
• 55 pounds per day of nitrogen dioxide;
• 550 pounds per day of carbon monoxide;
• 150 pounds per day of PM,.; or,
150 pounds per day of sulfur oxides.

3.3.2ANALYSIS OFLNVIRONMENT'ALIMPALTS
A. Would the project conflict with or obstruct implementation of the applicable air quality plan? • No The most recent AQMP was adopted in. 2022 and was jointly prepared with the California Air Resources Board (CARS) and the Southern California Association of Governments (SCAG). The primary criteria Pollutants that remain non-attainmeat in the local area include PM.,s and Ozone. Specific criteria for determining a project's conformity with the AQMP is defined in Section 12.3 of the SCAQMD's CEQA Air Quality Handbook. The Air Quality Handbook refers to the following criteria as a means to determine a projects conformity with the AQMP. Consistency Criteria 1 refers to a proposed projects potential for resulting in an increase in the frequency or severity of an existing air quality violation or its potential for contributing to the continuation of an existing air quality violation, Consistency Criteria 2 refers to a proposedpmject's potential for exceeding the assumptions included in the AQMP or other regional growth projections relevant to the AQMP's implementation. In terms of Criteria 1, the FSSP's long-term (Operational)=home emissions will be below levels that the SCAQMD considers to be a significant adverse impact (refer to the analysis included in the next section where the long-term stationary and mobile emissions for the Project us summarized in Table 3-3). According to the Growth Forecast Appendix Prepared by SCAG, the City's future projected population for the year 2045 is 77,000 persons, an increase of Sao persons from the 2o16 population. According to the Census Bureau, the estimated population as of July 2024 is 75,716. The potential increase of 104 persons would not result in im e,coodance. The potential residential development that could occur on the neighboring parcels could result in a potential for 44 multiple -family units for a total of 76 units within the Specific Plan Area Using an average household size Of X23 persons per unit, the potential population could be 246 persons. Again, the potential increase of 246 persons would notresult in an exceedance. Thepopulation increasefrom the Projectwillbewell within the projections providedby SCAG.As a result, no impacts would occur. The Project, including all development within the SpecnficPhutArea and all discretionary actions, would notresult in any significant impacts.

B. Would the project violate any air quality standard or contribute substantially to an existing or projected air quality violation? • Less than Significant Impact.

According to the SCAQMD, any project is significant if it triggers or exceeds the SCAQMD daily emissions threshold identified previously and noted at the bottom of Tables 3-2 and 3-3. The Projects construction and operation would not lead to a violation of the above -mentioned criteria As shown in Table 3-2, daily construction emissions would not exceed the SCAQMD thresholds of significance.

AIr1n1SNn4&Mrnavrsa NEaATNEDEC[.A noN
PAGE27 57

Cr1YOFBELI.PLOwaa a INRWI.SlmYV &MMG&IMDNEGATIVCDEnLA2Ar1ON F13a ST2EErSPEC cP1•APNs71O9-013-032;7109-013-033;&7109-012-003 T..l.l....
'....'o -c uaw� - a,o[1yu'uCpon
Carlstractioll Phase VOC
NOx
Cm]SSloll9
rn
tlbS. tla
cn. tVO PM25
APN7109-013-032
Demvii80n

1.53 15.08
1641

0.03 1.72

0.75 Site Pmparadov

1.16 12.13
m62

0.02 3.10

1.71 Grading

1.72 27.44

20.37 0.09
659

2.89 B ft Canstudion

1.07 9.19
n.66

0.02 o.66
0,38
Paviag

0.59 4.63
737
cool

0.39 0.22
ArcU.h.al Coating

19.74 0.88
143

0.00 0.08

0.03 Taal OverlappivgPhesea

20.33 5.51

8.80 0.01

0.47 025
APN7i09-o13-033
1Xmolim.

0."
4-09

5.58 0.01

0.81 o.22
SltePmparatim
044

3.74 554

0.01 0.72
O13
Grading

1.D2

9.19 9.69
O.D2
249

1.39 1Nildtagcava0a .

0.49 4.81

6.91 naol

0.19 0.17
NAI9

0.49 4.24
530

0.01 0.18.
0a6
Aretiteaueetcostng

28.9 o.86
1s3

0.00 0.02
1 0.02
Total Ov¢Iappiv6Phasee.
294

5.10 643

0.01 -_2 OF

0.18 APN 7tvyvss-oo3
Demolition
044

4.09 5.58

0.01 0.65

0.20 sae Prepaxffivv
044

8.74 554

0.01 G-40
D-19
Grading

1.02 9.19
969

0.02 249

1.39 EnBding Comtmaivv

0.49 4.84
fig1

0.01 O.tg

0.17 F-in

0.49 4.z4
530

0.01 0.18
oa6
Arduc«uual coating

28.9 0.86
u

0.00 0.02
o.02
Tael Overkppi Phasea
294
S.ID
643
cool

0.20 0.18
SCAQMD Thmahol&
75 100
550
150
ISO
55 sigaffi a lapart4
No
No
No
No
No
No
Saone:AppendblA-Air QuaBtytmpa tvdy
The short-term construction emissions would be limited to those emissions generated during the construction ofthe32 townhome units. Again, a maximum Of 44 units wereassumed for thetwo remaining parcels within the FSSP which represents thepotential maximum development permitted under the FSSP.

The analysis of daily construction and operational emissions was prepared utilizing the California Emissions Estimator Model (CalEEMod V.2022.1.1.29) as shown in Table 3-2, the short-term construction impacts would be less than significant. Long-term emissions refer to those air quality impacts that would occur once the development on 9903 Flower Street along with any future development within the Specific Plan Area has been constructed and is operational. These impacts would continue over the operational life of the development On 9903 Flower Street along with any future development within in the Specific Plan Area. The two main sources of operational emissions include mobile emissions and area emissions related to off -site electrical generation. The analysis of long-term operational impacts summarized in Table 3-3 also used the CaIEEMOd V.2022.1.1.29 computer model shown in Appendix - Air Quality Impact Study. The analysis summarized in Table 3-3 indicates that the operational (long-term) emissions would be below the SCAQMD daily emissions thresholds.

INrnv.6TDDY& MMGATED NEGATPJE DECLA MON
PAGE 28 -58-

C1TzoPBSLLFLOwba.INrPLU. STODY&Mr110ATao Narnxrvs➢Emesenox FLowmiSrrtm:r Szacmm PLa19.APNs7109-013-032; 7a09-n13-o33; & 7109.0=-u03 Table 3-q Estimated O erattonal Emissions (lbs. da )
Emission sourceVOC NOx CO SOz PM,n ppp 5
APN 7w9-013-132
_ Area3ources
o.87

0.02 8

0.00 0.00
EOvpUsage
O:or
1 0.09
1 0.04
1 0.00
1 0.01

0.01 Motiia Sources
OS7
1 0.47
1 491

0.01 108

0.28 DadyEmiso,00s
L45
1 0.58
1 676
oxi
i.og
oag
Asasourcea
o.65

0.01 L36

0.00 0.00
000
Eaeou,Usage

0.00 007
O-G3
00 Mob�3ourcn

0.41 0.30

3.51 0.01

0.81 0.21
Da8y8miesiom

1.06 0.38

4.90 0,01

0.82 Areasourees

0.55 0.01
L14

0.00 0.00
P a g Usage

0.00 0.07

0.03 0.00
oAl
Mobile sou

0.34 0.27

2.93 0.01

0.17 ua8ygmiaeiom

0.89 0.35

4.10 0.01
M

0.18 T-WINiffy P.mietlaes
34o
a.31
1,5.8

0.03 0.69
SCAQMDTLrestwMh
55 55
SSo
150
55 Slgn6caotlmpa
No
No
No
No
No
Sours: AppendkA-Air QuoBty Impact sbedy
The analysis presented in Tables 3-2 and 3-3 reflects projected emissions that are typically higher during the summer months and represent a worse -case scenario. As indicated in Tables 3-2 and 3-3, the impacts are considered to be less than significaat In addition, the SCAQMD Rule Book contains numerous regulations goveramg various activities undertaken within the district. Among these regulations is Rule 403.2 - Fugitive Dust Control for the South Coast Planning Area, which was adopted in 1996 far the purpose of controlling fugitive dust. Adherence to Rule 403.2 regulations is required for all projects undertaken within the district Future construction track drivers most also adhere to Title 13 - §2485 of the California Code of Regulations, which limits the idling of diesel-poweredvehicles to less than five minutes. Adherence to the aforementioned standard condition would minimize odor impacts from diesel trucks. Adherence to Rule 403 Regulations and Title 13 - §2485 of the California Code of Regulations would further reduce the potential impacts. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actfans, would result in less than significant impacts.

C. Would the project expose sensitive receptors to substantial pollutant concentrations? • Less than.

Significarufmpact.

According to the SCAQMD, residences, schools, daycare centers, playgrounds, and medical facilities are considered sensitive receptor land uses. The nearest sensitive receptors are residential homes located adjacent to the north of the Specific Plan Area. The SCAQMD requires that CEQA air quality analyses indicate whether a proposed project would result in an exceedance of localized emissions thresholds or ISTs.ISPs only apply to short-term (construction) emissions at afixedlocation and do not include off-stte or area -wide emissions. The pollutants that are the focus of theLST analysis includethe conversion of NOx to NO2; carbon monoxide (CO) emissions from construction; PMxo emissions from construction; and P112.5 emissions from construction. For purposes of the IST analysis, the receptor distance used was 25 meters since the nearest sensitive receptor abuts the Specific Plan Area an the north side.

INtTTu SNDY & blMw,rsv NEOATNE DaclAMnoN
PAGE29 -59-

Cmof B2rdrl.owrn. INritu.Stnaff&MMG&EDNE VrrVEDECIAR ON FLOwEa SrawrSPaCn9C PUN oAPNs7109-013-o32g 7109-013-033t & 7109-012-003 Table 3-4 Localized &2jEcance Consttvction Emissions ll s. /day) Conshvcdon Phase Nox CO - PbI10 PM2.5
APN 7109-013-o32
Demolition

13.90 Z.10
130

0.63 Site Pmparatim

12.10 12.10

3.00 1.69
Grading

14.10 14.50
343

1.93 Building Conaaaction

8.95 10.00

0.33 0.30
Paving

4.41 6.48

0.18 0.17
Ardutedursl Coating

0.86 L13

0.02 o.oz
Total foroveslapping ConsNmtioa Phases

34.22 17.61

0.53 0.49
APN 71U9-at3-m
D.M.

4.09 5.58

0.81 1 0.22
Site Ptegauaten

3.74 554
G-72LI-39
Grading

9.19 969

2.49BUMUngCoaswaction

4.81 6.91
OA9Pawing
424

5.30 0.18AndinaAVIDa
Coating
o.86

1.13 ao2Tall
for ovedapping CoamvertoaPhases

9.91 13.34

0.34 APN 7logou-oo3
Uemolism

4.09 558

0.65 0.20
BrtePraparation

3.74 5S4
040

0.19 Grading

9.19 9.69
249

1.39 BUOdingCoashamtiao

4.81 6,91
W9

0.17 Paving

4.24 530
OAS

0.16 Architectural Coatis

0.86 L13

0.02 0.02
T&O for Ovedappmg Consanction Ph.

9.91 1134

0.39 0.35
SCAQMD Moasholls
80 571
4 3
SigdBcaatrmpactf
No
No
No
No
Soax a AppenftA- Air Quality lmpaRStudy
As shown in Table 3-4, the implementation of the Project would not result in an exceedance in LSTs.

Adherence to additional mandatory Rule 403 regulations "old further reduce fugitive dust emissions by approximately 5o%to levels that are less than significant. Rule 403 requires thattemporary dust covers be used on any piles of excavated or imported earth to reduce wind-blown dust In addition, all clearing, earthmoving, or excavation activities must be discontinued during periods of high winds (Le., greater than 15 mph), so as to prevent excessive amounts of fugitive dust As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

D. Would the projectcreate objeclionable0dors affecting a substantial number ofpeople7 • No Impact.

The SCAQMD has identified those land uses that are typically asso©atedwith odor complaints. These uses include activities involving livestock, rendering facilities, food processing plants, chemical plants, composting activities, refineries, landfills, and businesses involved in fiberglass molding. The implementation of the Project would involve the development of 76 multiple -family units and the redesignation and rezoning of land to residential uses. The Project is not anticipated to create any objectionable odors. As a result, no impacts would occur. The Project,. including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

LYISfALSTnDw&Mrl]GATEDNEGASNE DECLPRAT[ON PAGE39
-60-

CrfYDFBE1dFLOwgR � INI'11A1.9TOOr8[Mr1IDA]sn NRDnirva DBCIARAT[DN FLOwBa SraERr Sna cpr•APN87109-013-032;7104013o33i&7109-012-003

3.3.3 CDmut.AUVE IMPACPs
The Project's implementation would not result in any new eeceedance of air pollution standards nor contribute significantly to an existing air quality violation. Furthermore, the analysis determined that the implementation of the Project would not result in any significant adverse air quality impacts. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the Parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no significant adverse cumulative impacts would occur.

3.3.01MGNTroNAMEASU ES
The Project's air quality impacts are not considered to be a significant adverse impact. As a result, no mitigation is required.

L`1rnACSrUnr&MmcAmDNEC r1vs DELrARATmN
PAGE 31 -61-

QTYOFBaLI.PEAWEn a LvinAr,5tvnr&MrDGAxanNaonarvEDECrwaArfoN FmD SrasarSPE=CPr•APNs7109-013-032;710go13-033;&72e9-na2-003

3.4 BdoLoGdcAL RESOURCES
Environmental Issue Areas Examined
Potentially
Sigrdfica
av lro,n
eRwith
]igu flue
Sigvifi
No
°d
Impact
Im P
lFrieptiov
s
Im ad
P
pa
seeffect,cither
A. Waoldthe Pgh
dbecdy or thmvghhabitat modidmtion, ov anyspeciu
habitatmdifla¢tim,on
,0[9peOOalB
IOWtoede9ral
V
arLLt the1¢91¢
Pladate,9icies,
loml o3ra
I�
Denalplan,pohdes,odWddh&orUrbythe
Deps[tmevtof Flab mmd Wildlife orUS. Ftiah mmd
wil ffides
Wildlifesera7ce?
B. WoOdtheprojedhaveasvbst daladverseeHectoaany
npadan habhat or odrer scmifive natural mmmuvty
identified in local or regionalplaas. policies, regulation, mby X
the California Departme¢t ofIrsh and Wildlife or U.S. Fah mmd Wlldltfeauvi.?
C. WouldtheproiMUh asubstantWadverseeffedm
stateorkderallyproteGdwe tads Cmdudi¢g,butnot
X
limited m,marsh, vervat Pool, coastal, e[c.)throvgb direct removal, filling, hydrological in[errvptioq or ether mean? D. Waddtheprojedt eduesubM Ea4wiNthe
movem®tofanynaffiT side¢tormigra USahorwildli&
x
species m wdh established ntive mdd®tor mig[atmy life
corridors,orimpedetheuseofmtwwdd nurserysitu?
E. Wonidtheprojectconflidwithmyloralpdidwor
ordi¢anus protecting biological reaoorres,.6 as a tree
X
preservation polity or ordinance?
F. Would tbeprojax cnnflid with the provisions of an
adopted Habaat couseuvadjon Pl°n, Natural Commmity
X
Conserutim Plea, or other approved local, regional, or State habitatmncervatlon plant
34W ENVDwMMMgTALSErnNG
sensitive biological resources include a variety of plant and animal species that are specialized and endemic to a particular habitat type. Due to loss of habitat, some of these species have been designated by either, or both, the federal and state government resource agencies as threatened or endangered. Species listed as threatened include those whose numbers have dropped to such low levels and/or whose populations we so isolated that the continuation of the species could be jeopardized. Endangered species are those with such limited numbers or subject to such extreme circumstances that they are considered in imminent danger of extinction. Othergovemment agencies and resource organizations also identity sensitive species, those that are naturally rare and that have been locally depleted and put at risk by human activities. While not in imminent danger of jeopardy or extinction, sensitive species are considered vulnerable and can become candidates for future listing as threatened or endangered.

A review of the California Department of Nish and Wildlife California Natural Biodiversity Database (CNDDB) BiosRewerforthe Whittier Quadrangle indicatedthatout of a total of55 netiveplant and animal species, seven are eitherthreatened or andangered. These speciesinclude the WestemYellow-Billed Cuckoo (Coccyms Americarus Occide rtalis), Greater Sandbill Crane (Antigone Canadensis Tabida), Bank Swallow (Riparia Riparia), Coastal California Gnatcatcher (Pohoptila Californica Californica), Least Bells Virtu (Vireo Bellji Pusillus), Santa Ana Sucker (Catostomus Santautme), and the California Olcatt Grass (Orcutda Californica).
lsrr LS ;oY& MmGAm NEnams Dace rroN PAGE 32
-62-

Cns or Bmamowaa. IrarLtr, Sxwv & MrrtcATao Nacaarva Dac[daOTiory FWWMxSreaw Srac¢¢c FL•APNs73o9-a13-o32;7109'013-033;&7109-012-003

3.4.2 ANALYSIS OF F2WIRONMENPAL IMPACPS
A. Would theimiect have a substantial adverse effect either directly or through habitat modifications, on my species identified as a candidate, sensitive, or special status species in local or regionalplans, policies, or regulations, or by the California Department ofFish and Wildlife or US. Fish and Wildlife Seruice?. No imnact.

The Specific Plan Area and surrounding areas ere not conducive for the survival of any sensitive species due to the lack of suitable habitat and the level of human activity. The Specific Plan Area is located in the midst of urban development The Specific Plan Area consists of 1.99-acres of land and all of these parcels are currently developed. The three parcels located within the Specific Plan Area are currently occupied by an eidstin923,000 squarefoot faneralhome, aflorist shop, anail salon, and a lo-unitaparmrentbuilding. The development would require the demolition of the 23,00o square foot funeral home that would accommodate the construction of the 32 townhome units. Potential development within the two adjacent parcels within the Specific Plan Area would require the demolition of the florist shop, nail salon, and au existing apartment building. As a result, no impacts on any candidate, sensitive, or special status species would resultfrom Prglact's implementation. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

B. Would theprojeathaue a substantiatadverse effecton any riparian habitmorother sensitive natural community identffiedin localor regional plang policies, regulations, or by the California Department of Fish and Wddlfe Or U.S. Fish and Wildlife Seruiee?. Less than Significant impact.

Due to the developed state of the Specific Plan Area and thelevel of development in the surrounding area, the Project would not offer a suitable habitat for any sensitive species. There are no local or regional plans, policies, or regulations that identify any riparian habitat or other sensitive natural community at or adjacent to the Specific Plan Area nor does the California Department of Fish and Wildlife identify any such habitat A review of the U.S. Fish and Wildlife Service National Wetlands Inventory, Wetlands Mapper confirmed that there are no wetlands or riparian habitat present within or adjacent to the Specific Plan Ana. The nearest riverine habitat is the San Gabriel River located approximately 4,20o feet east of the Specific Plan Area. As a result less than significant impacts on natural or riparian habitats would result. The Project, including ail development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. Would the project have a substantial adverse effect on Federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.). through direct removal, filling, hydrological interruption, or other means?. No impact.

According to the U.S. Fish and Wildlife Service National Wetlands Inventory, Wetlands Mapper, the nearest wetland is the San Gabriel River located approximately 4,200 fact east of the Specific Plan Area and is classified as a Riverine habitat. The Project and potential future developments within the Specific Plan Area will not remove, fill, or interrupt the flow of the San Gabriel River because the Project will be restricted to the designated Specific Plan Area and will not intrude on the San Gabriel River. As a result, the Project would not impact any protected wetland area. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts. li T Snmv&MMGATEa NEGATIVEDECW MOM
PAGE 33 -63-

CTTYOPBEI.I,Fr.OwER• WITIALSrUDY&MmaAxEnNBGATrvE DEaEAEnasaN Fmg SraEEr SPEen'rc Pr.APN97109-013-032;710
9-013-o33;8c 7109-012-003
D. Wouldtheproject interfere substantially with the movement ofany native resident or mighatoryfish or wildlife species or with established native resident or migratory life corridors, or impede the use of native wildlife nursery sites? • No Impact.

As indicated previously, the Specific Plan Area is currently developed. The Specific Plan Area is located in the midst of an urban area and there are no natural bodies of water located in the vicinity of the Specific Plan Area In addition, there are no bodies of water that could provide a habitat for migratory birds.

Constant disturbance (noise and vibration) from vehicles traveling on the adjacent Flower Street further limits areas utility as a migration corridor. The aforementioned conditions restrict the site's utility as a migration corridor because the site lacks adequate suitable habitat for migratory species. As a result, no impacts will occur. The Project including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

E. Would theproject conflict with anylotalpolicies or ordinancesprotecting biological resources, such as a treepreseroation policy or ordinance? s Less than Signficantlmpact.

The BMC § 12.08.090 requires a permit for tree removal within the public right-of-way. The City does not have a tree preservation ordinance or policy. As a result, less than significant impacts would occur. The Project, including all development within the Specific, Plan Area and all discretionary actions, would result in less than significant tmpacts.

F. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved focal, regional, orState habitatconservationplan? According to the Conservation Plans and Agreements Database, no Habitat Conservation Plans or Natural Community Conservation Plans are applicable to the Project. Therefore, no conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan will occur. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.
3-4.3 CUMULAITMIMPACPS
The impacts on biological resources are typically site specific The Project will not involve any loss of protected habitat. Furthermore, the analysis determined that the Project will not result in any significant adverse impacts on protected plant and animal species. In addition, the Projects implementation will not result in an incremental loss or degradation of those protected habitats found in the Southern California region. Development of the two Bookend Percale within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no esisting or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts on biological resources will be associated with the Project's implementation.

3.4.4 MITIGATION MEASDAF.S
The analysis indicated that the Project would not result in any significant adverse impacts on biological resources- As a result, no mitigation measures are required.

INIrWL$TTIDYS[MIrIGA'rED NECAIIVEDECIAE,1T1pN PAGE34
-64-

CM OFE=rrrnm.m_ a iNrrtar, S]uoY$blrrr06TEONEO =DECLARATfoN FlownmSraEEr SPE cFr*APNn7l09-013-032;7109-013-033;& 7109.012-003

3.5 CULTURAL RESOURCES
Envum onen[al Issue Areas Examined
Potenda y
t
Si�P
1 Th.

ILSS'Th.

Sim t
a
Itni cat with
Nidgad•n
P a�
hnPact
A would theproject cause a substantialadverse change iv X
the sigdficauce of a historical resource pursuant to § 15o6y.5? B.Wouldthe Fcjectrauseambsmtialadve echangein
thesigni osam fanarchaeologicalresourcepurramtw
x
415n6}59
C.Wonldtheprojeddisturbanyhnmaarem ,iwludit
X
thoseiaraxedoutsideofdedicatedce owiest

3.5A ENVBDNMMTALSETTFNG
To be considered eligible for the National Register, a propertymustmeettheNadonalRegister Criteria for Euatuation. This evaluation involves the examination of the property's age, integrity, and significance. A property maybe historic Hit is old enoughto be considered historic (generally considered to be at least 50 years old and appearing the way it did in the past). Significance may be determined if the property is associated with events, activities, or developments that were important in the past, with the lives of people who wereimportant in thepast, orrepresents significant architectural, landscape, or engineering elements.

Ordinarily, properties that have achieved significance within the past so years are not considered eligible for the National Register. However, such properties will qualify ifthey are integral parts of districts that do meet the criteria or if they fall within the following categories:
• A religious property deriving primary significance from architectural or artistic distinction or historical importance;
• A building or structure removed from its original location but which is primary significant for architectural value, or which is the surviving structure most importantly associated with a historic person or event;
• A birthplace or grave of historical figure of outstanding importance if there is no appropriate site or building associated with his or her productive life; • Acemeterythat derives its primary importance from graves of persons of transcendent importance, from age, from distinctive design features, or from association with historic events; • A reconstructed building when accurately executed in a suitable environment and presented in a dignified manner as part of a restoration master plan and when no other building or structure with the same association has survived;
• A property primarily commemorative in intent if design, age, tradition, or symbolic value has invested it with its own exceptional significance; or,
• Aproperty achieving significance within the past So years if it is of exceptional importance.

3.5.2 ANALYSi3 of ENVIRONMENTAL IMPALTS
& Would the project muse a substantial adverse change in the significance of a historical resource as defined in §15064.50f the State CEQA Guidelines? • No Impact.

Lvrru Smry&Mrnapraa NEng DEct MON
PAGE35 -65-

Cm of Bras. owua• INr1r`fr. S1'uar&b1mmiran N8 xrva DEG new FtowmSxaaerSPECnnCPIM 6APNs7109-013-03217109-013-0331 & 710 9-0ia-003
A searchwas conducted using the California Historical Resources database available at the California Office of Historic Preservationwebsite to identify the presence of historic structures within the Specific Plan Area.

The search through the California registry yielded no results. In addition, a second search was conducted using the National Registry of Historic Places. Again, the search yielded no results. The development on 9903 Plower Street would be confined to the lot which is currently developed with a funeral home. In addition, the developments on the Bookend Parcels within the Specific Plan Area do not appear on any State or Federal historic register. As a result, no impacts would occur. The Project, including all development within the Specific Plan Arm and all discretionary actions, would not result in any significant impacts.

B. Wouldthepmjmtcauseasubstantialaduersechangeinthesigniific cwofanarchaeoiogicalresoume pursuant to §r5o64.5 of the State CEQA Guidelines? • Less than Significantlmpact with Mitigation.

Parcel 7109-013-033 is currently developed and is occupied by an existing funeral home. The development would require the demolition of the existing improvements and would allow for the contraction of the 3, townhome units. The Bookend Parcels (7019-013-032 and 7109-012-003) are developed with a florist shop, a nail salon, and a lo-unit apartment building. These improvements would be demolished if the bookend parcels were redeveloped. The City received communications from the Gabrielaw Tongva Indians of California on October 13, 2025. As a result, the following mitigation measure would be required, • The Applicant most obtain the services of a qualified archaeologist, m determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California to conduct full-time monitoring services during grading and excavation operation. The monitor(s) shall be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The archaeologist/monitor is empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timelymanner. Monitoring may be reduced if the potentially culturally signi ficam units are not present in the subsurface, or if present, are determined by the City qualified archaeologist, to have a lowpmential to contain or yield archeological resources.

The impactswould be less thansigniflcam with mitigation. The Project, including all deuelopmentwithin the Specific Plan Area andall discretionary actions, would resultin less than signrficantimpacts with the implementation of the above mitigation
C. Would thepmject disturb any human remain, including those interred outside offormal cemeteries? • Less thanSignffwantlmpact.

There us no cemeteries present on -site and in the surrounding areas and no known human remains are anticipated to be located on or beneath the Specific Plan Area. A number of regulatory provisions address the handling of human remains inadvertently uncovered during excavation activities. These include State Health and Safety Code Section 7050.5, Public Resources Code (PRC) Section 5097.98, and State CEQA Guidelines Section yro54-5(e). Pursuant to these codes, in the event of the discovery of unrecorded human remain during construction, excavation shall be halted and the County Coroner shall be notified If the human remains are determined to be Native American, the California Native American Heritage Commission (NAHC) would be notified within 24 hours and the guidelines of the NAHC would be adhered to in the treatment and disposition of the remain. Compliance with these regulatory protocols would ensure that impacts on human remains would be less than significant, and this issue need not be evaluated further. The aforementioned requirements would reduce the impacts to levels that are less than significant The Project, including all development within the Specific Plan Area and all discretionary action, would result in less than significant impacts.
lxnw.SnmY&M1T[GAT£0 NEGAmVE Deci.naATtoN PAGE 36
-66-

CtTYOF B%I.I.FLGWER � INrnAr. $a'ODT&MraGArEn N%GAIRVE DECnARA1IGN F�Sia%Ersn% CPl OAPN37109-013-038;71o9-n13-o33;&7109018003

3.5.3 CUMULATIVE IMPACTS
The Potential environmental impacts related to cultural resources are site specific. Furthermore, the analysis herein also determined that the Project would not result in any significant impacts on cultural resourceswithadhmenceto Cultural Resources MitigationMeasureNo. r. Development ofthetwo Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no misting or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts will occur as part of the Projects implementation.

3.54 NUUGATION BDUSURES
The following mitigation measure would be required
Cultural Resources Mitigation Mensime No, The Applicant must obtain the services of a qualified archaeologist, as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California to conduct full-time monitoring services during grading andexcavation operations. The monk0r(s) shall be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The webaeologist/monitor is empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timely manner.

Monitoring may be reduced if the potentially culturally significant units are not present in the subsurface, or if present, are determined by the Cityquatified archaeologist, to have a lowpotential to contain oryield archeological resources.

LYnIALSTTmY&MMGATEDNEGATrvr DECf TIOK
PAGE37 -67-

t:frYOPBELLFtgw$a • 11orID n SrUDV &XMauvreo Nxouxv [email protected] PImvEEBTnaErSPECnnCPrpN eAPNs7109-013-032; 7109-013-033; & 710 9-012-003

3.6 ENERGY
Environmental Issue Areas EAalnlned
Potentially
Signifita¢t
Less Then
S,tiECart
Less Than
�aG
Si eenr
No
Impact
LnPatt with
Mifi,tion
Impact
Impact
h Would t,riecieetresult in a potentiallyslgnificant
environmeatalimpadduewo tefiil,ineffioent,or
X
umroasumptionofevergyresources dnrivg projeR
mosh n
toarn,ti tion or opastw¢T
Is. W¢uldthepmjat co¢flict withor obatme[a State orloml X
planforeenerableencrgyorenergye6deaq?

3.6.1 ENVIRONMENTAL SETTING
Electrical service will be provided by the Southern California Edison (SCE) Company. All future developmentwithin the Specific Plan Area will berequired to complywith the latest energy standards that are required by the latest adopted California Title 24 Building Codes.

3.6.2 AmLym oF EisivrRoNmENTAL ImpAcrs
A. Would theproject result in apotentially sfgnificmrtenumonmentalimpactche to mosteful, inefficient, or unnecessary COMUMption of energy resources, during project construction or operation? a Less than Significmulmpact.

The Project plans to develop the Specific Plan Area with 32 townhome units over the course of approximately 12 months with potential to develop an additional 44 units within the Specific Plan Area.

Based on Table 9 of Appendix A — Air Quality Impact Study, the total power cost of the on -site electricity usage during the construction of the Project is estimated to be approximately $855.24 and the total electricity usage from Project construction related activities is estimated to be approximately 15,55o kWh.

Construction equipment used over the approximately 12 month construction phase would conform to CARS regulations and California emissions standards and is evidence of related fuel efficiencies. In addition, the CARR Airborne Toxic Control Measure limits idling times of construction vehicles to no more than five minutes, thereby minimizing unnecessary and wasteful consumption of fuel due to unproductive idling of construction equipment. Furthermore, the project has been designed in compliance with California's Energy Efficiency Standards and 2022 CALGreen Standards. Construction of the proposed residential development would require the typical use of energy resources. There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities; or equipment that would not conform to current emissions standards (and related fuel efficiencies). Equipment employed in construction of the project would therefore not result in inefficient wasteful or unnecessary consumption of fuel. The estimated electricity demand for the Project is approximately 288,907 kWh per year. In 2022, the residential sector of the County of Los Angeles consumed approximately 23,255 million kWh of electricity. Additionally, the Project Would not utilize natural gas.

Therefore, the increase in electricity demand from the Project is insignificant compared to the Countxjs 2022 demand. Therefore, Project transportation energy consumption would not be considered inefficient, wasteful, Or otherwise unnecessary. Asa resalt the impacts would be. less-thansignificant. Thee P.r ciecy Lv SrunY&MrncATEDNEC rrvalui A tmy, PAGE33
-68-

CnsDABsrtr+rowsa � INrIIAtSTOnr&M[1aGA18DN8GATNSDBCI.ABATION Ftnwsa SiAmrr3AacmICPL•APNs7rog-oa3-o32;71o9-0r3-o33t&7119-012-013 Including all deuelopmentwithin the Specific PlanArea and all discretionary actions, umuld result in less than signhcant impacts.
m. .ruuta me project carynct unth or obstruct a state or local plan for renewable energy or energy. efficiency? • Less ThanSlgmfi----Jmpact.

The California Public Utilities Commission prepared an updated Energy Efficiency Strategic Plan in 201, with the goal of promoting energy efficiency and a reduction in greenhouse gases (GHG). The CiVs Climate Action Plan ("CAP") also provides goals, policies, end implementation measures for sustainable building design fotfuture development in the City. Strategyr of the CAP focuses on enetyyefficieneyand sustainable energy policies to reduce greenhouse gases. Assembly Bill nog, which was adopted in 2007, also serves as a framework for lighting efficiency. This bill requires the State Energy Resources Conservation and Development Commission to adopt minimum energy efficiency standards structured to reduce average statewide electrical energy consumption by not less than 5o percent from the 2007 levels for indoor residential lighting and not less than 25 percent from the 2007levels for indoor commercial and outdoor lighting by20r8. According to the Energy Efficiency Strategic Plan, lighting comprises approximately one- fourth of California's electricity use while non-residential sector exterior lighting (parking lot, men, walkway, and security lighting) usage comprises r.q percent of California's total electricity use, much of which occors during Emited occupancy periods. As indicated in the previous subsection, the project will not result m wasteful, inefficient, or unnecessary consumption of energy during then projeces occupancy. As a result, less than significant impacts would occur. The Project, including all development unthin the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

3.6.3 CIIMU ATIVElwAcrs
The potential environmental impacts related to energy are site specific. Furthermore, the analysis herein Rho determined that the Project would not result in any significant impacts. Development of the two Bookend Parcels within the Specific Plan Arm us considered not cumulative projects since the parcels are Part of the Project There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts on energywould occor.

3.6.4 MMGAMON ME&%uRFa
The analysis determined that no mitigation measures old be required. 1Nn STUDY&MMOATED NEO rrvs DeccwanrroN
PAcs39 -69-

CrasOPBEl.I.PLOWEa•)1haaAnSTI1DY&MmGAniONHGAnVEDECLARARON FLOwERSTRERTSPrcuncPf aAPNS7109-013-032; 7109-013-033;&7109-01e-003

3.7 GEOLOGY & SOILS
Environments] Issue Areas Examined
Potentially
Significant
Icu TI.M
significant
I <yq Then
S igmp[
No
Icaad
P
reaped with
Mitigation
ault
Pe.

Impact
A. Wouldtheproject, direNyor indirectly, cause potential substantial adverse effects, including the risk a less, injory, or death involving
i). Would the prject, direcdyorindhartly, mneempture ofa kno W n earthquake fault, as delineated on the mast recent Alquist-Fdolo Earthquake Fault Zoning Map issued by the State Geologistforthear
X
wbasedonoth mbstandal
evidence of a koown fault Refer to Division offunes and Geology Special Fubhcatim 42.
the prolm directly or indirectly, cause Strong
X
seismiculd
go B
.D. Would the projec5 direNYor-di -*,, reuse actual,
X
related gmuvd failure, indudivg Hgedsction;
iv). Wouldtheprolect directly or indirectly, cause
landslidea
X
S Wowdt Praia2rnuttinsnbrtantialsorlaosionorthe
lesaofNpsod?
X
C. Would the project be located onageologic unit or and that is unstable, or that old be. instable as a renal[ of the X
project and wtmdally reault In on- or off-si4lmdslide,
lateral spmadir& anbsidebe% liqudnedon or collapse?
D. Wwldthep jeetbelacatedoneryaysivesoif,esde5nvd
In Table ia.i-a ofthe Unifo® Buildiag Codeir994). creating X
snbstendal director indnectride m life or proputy?
R. SVoddthePmjxha"e Usinmpableofadequdely
pportiogthe use of septic tanks or alternative waste water diapasal eystems where sewers are not available forthe
X
disposal of wastewater?
F.Wo9ldthe project directly or indirectly d=s Wa unique X
pelenvmlogicd resomcear ute or mignegeologicteamre?

3.7.1 ENvmaNNlENLA .SETTEVG
The City is located in a seismically active region with many major and minor local faults traverse the entire Southern California region. Earthquakes caused by several active and potentially active faults in the Southern California region could affect the future development in the Specific Plan Area. The nearby faults are summarized below.

Norwalk Fault. The Norwalk Fault is approximately 16 miles long. The fault is located approximately 4 miles northeast of the Specific Plan Area. e Las Alamitos Fault. The Los Alamitos Fault spans approximately 7 miles. The fault is located approximately 2.5 miles south of the Specific Plan Area.

Newport -Inglewood -Rose Canyon Fault Zone. The Newport -Inglewood -Rose Canyon Fault Zone extends over 47 miles from Culver City through Inglewood and other coastal cities. The fault zone is located approximately 6 miles southwest of the Specific Plan Area. e Puente Hills Fault Zone. The Puente Hills Fault was discovered in 1999. A 2003 study led by the SuuthernCahfurniz Earthquake Center (SCEC) researchers found that this fault had ruptured at INI SnNT&MMGA=NEGATva DECL4aATION
PAGE4o -70-

C=of Barlsrpwsa a INraTUSTany&MMQcrao NMMrve DEQ TmN
FwwrsSTaenr SPEcmrcFtaAPNS7109-013-032.7109-013-033'&7109-012-003 least four times in the last rl,000 years, with magnitudes ranging from 7.2 to 7.5. An earthquake associated with the Puente Hills Fault would potentially generate strong ground -shaking in the Specific Plan Area.

Ground -shaking is the motion causedbyseismfc waves genwatedby the earthquakes, with the damage from ground -shaking being more severe near the epicenter of the earthquake. In order to combat the Potential effects of ground -shaking, new structures would be constructed to meet the current building codes and, as a result, the impacts would be less than significant in terms of protecting life and property.

3.7.2 ANALYSIS OF FN VMONMENTAL IMPACPS
A. Would thermiect,directly or indirectly, cousepoteutialsubstantial adverse effects, including the risk ofloss, injury, or death?
0- Would the project, directly or indirectly, cause rupture ofa known earthquake fault, as delineated on the most recentAlquist-PrioloEarthquake FaultZoningMap issued by the State Geologistfor the area or based on other substantial evidence of a known fault; Refer to Division of Mines and Geology SpecialPublimtion 42. • No impact
In 1972, the Alquist-Priolo Earthquake Zoning Act was passed in response to the damage sustained in the 197, San Fernando Earthquake. The Alquist-Priolo Earthquake Fault Zoning Act's main purpose is to prevent the construction of buildings used for human occupancy on the surface trace of active faults. No portions of the City of Bellflower are located within anAlquist-Priolo Earthquake Fault Zone; therefore, no risk from potential fault rupture is anticipated. As a result, we impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any signffrcanttinpaets.
u). Would the project directly or indirectly, muse strong sefamfcground shaking? •Less than Significant The effects of ground motion on structures are difficult to predict and depend on a variety of factors including the intensity of the quake, the distance from the epicenter to the site, the composition of soils and bedrock, building design, and other building chameteristics. Based on these factors, ground shaking can result in minimal to significant damage. In general, peak ground accelerations and seismic intensity values decrease with increasing distance from the earthquake. Local conditions, such n soft soils, shallow ground water, and the presence of ridge tops, could amplify the effects of seismic waves and result in higher localized accelerations. The Uniform Building Code, California Building Code, and Umeinforced Masonry law are the primmytools used by agencies to ensure seismic safety in structures. The City requires all new buildings to utilize reinforced masonry, as well as comply with the Uniform Building Code fUBC), which is expected to enable the proposed structures to resist major earthquakes without collapsing, although some structural damage could occur. The Project, including the proposed 32-unit townhome development and potential residential development within the Specific Plan Area, would be required to conform to current seismic building codes and the most emrentBuilding Code requirements. The two remaining parcels within the Specific Plan Area are not located within an Alquist Priolo hazard zone, nor are they located within a fault zone therefore, surface rupture would not occur within the Specific Plan Arm As a result, the impacts would be less than significant. The Project, including all development within the Spwif c Plan Area and all discretionary actions, would result in less than significunt impacts.

INm.V. S'1'ODY & MmGATEO NBGATrvE DfiCfARA]TON
P,me 41 -71-

iB).

CM OEBsur.erowEa•INRTAES'rUDv&MM(UVEIDNMA'LrvEDEc kWON
FcowmeSTaEErSpE Cpr•AFN87109-013-03?47rog-013-033;&7109-012-003 including liquefaction?
According to the United States Geological Survey, liquefaction is the process by which water -saturated sediment temporarily loses strength and acts as afluid. Essentially, liquefaction is the process by which the ground soil loses strength due to an increase in water pressure following seismic activity. From the Department of Conservation California Geological Survey Earthquake Zones of Required Investigation, the Specific Plan Area and City of Bellflower are located within a liquefaction zone. The risk of liquefaction is no greater for the Specific Plan Area than for the rest of the City. Standard design and construction techniques would be incorporated per Title 24 requirements which would minimize hazards due to liquefaction.As a result, the impacts would be less than signifcmrt. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significontimpacts. iv). Would the project, directly or indirectly cause landslides? •No Impact.

According to the United States Geological Survey, a landslide is defined as the movement of a mass of rock, debris, or earth down a slope. The Specific Plan Area is not located within a landslide zone. The Specific Plan Area is generally level and not immediately adjacent to hillsides. Therefore, the risk for landslides is considered negligible. As a result, no impacts would occur. The Project, including all development within the SpeciffcPlan Area and all discretionary actions, would not result in any sli nffwant impacts.

B. Would the pmject expose people or structures to potential substantial adverseeffects, including substantialsoil erosion or the toss of topsoil? • Less than Sigmfiemalmpact.

The United States Department of Agriculture (USDA) Web Soil Survey was consulted to determine the nature of the soils that underlie the Specific Plan Area According to the Web Soil Survey, the Specific Plan Area is underlain by Urban land -Hueneme and drained -San Enugdio mmplez With o to 2 percent slope.

The drainage class for the snit is somewhat poorly drained. The three parcels located within the Specific Plan Area are currently occupied by an existing funeral home, a florist shop, a nail salon, and a lo-unit apartment building. The project would involve the demolition of the existing funeral home and the construction of 32 new townhome units including asphalt driveways throughout the parcel and drought - tolerant landscaping. Future potential development within the Specific Plan Area would also be developed in a similar residential me to the project As a result, the potential impacts from soil erosion are expected to be less than significant The Project including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. Would the project expose people or structures to potential substantial adverse ¢Ejects, including location on a geologic unit or a soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction, or collapse? • Less than Significantlmpact.

The risk of liquefaction is no greater for the Specific Plan Area than the rest of the City. Standard design and construction techniques would be incorporated per Title 24 requirements which would minimize hazards due to liquefaction. Development within the Specific Plan Area would be subject to all applicable City and statebuilding regulations, including the California Building Code to ensure that potential impacts are addressed. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than IMIMU STUDY& MmGAteD NEGATIVE DECIAEATTON
PAGE42 -72-

CrsroEBEEu2owsa � Irmann STUDY&MnrmlaO NarnTRB D1:mA2AnoN FrawastSanaer Sr cPrm•APNs7109-013-032471n9-o13-033-&7109-012-003 significant impacts.

D. Would the project result in ore' posepeop[etopotmtialbnpacts,indudinglmationonetpansiuewil, as defined in. Uniform Building Code (2010), creating substantial risks to life or property? • No The Specific Plan Area is underlain by Urban Land -Hueneme and drained -San Em4dio complex with o to 2 percent slope. The drainage class for the soil is somewhat poorly drained. As previously mentioned, development within the Specific Plan Area would be subject to all applicable City and state building regulations, including the California Building Code to ensure that potential impacts artless than significant.

As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and oil discretionary actions, would not result in any significant impacts.

E. Would the project result in or expose people to potential impacts, .including soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are notauailablefor the disposal of wastewater?*No Impact. - All development within the SpeoificPlanAreswould be required to connectwiththe existingsewersystem.

Noseptictanks would beused.As a result, no impactsassoceated with the useofseptictonks or alternative wastewater disposal systems will occur as part of the Project The Project, including all development within the Specific Plan Area and all discretionary actions, would notresult in any significant impacts.

P. Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologicfeatw-e? • Less than Significant Impact.

All development within the Specific Plan Area would he required to adhere to the previous mitigation measure Cultural Resources Mitigation Measure No. 1. This would ensure any potential impacts that directly or indirectly destroy a unique paleontological resource or site or unique geologic feature to less than significant. The Project, including all development within the Specific Plan Area and ail discretionary actions, would result in less than significant impacts.

3.7.3 CUMULATMEDWACTS
The potential environmental impacts related to earth and geology are site specific. Furthermore, the analysis herein also determined that the Project would not result in any significant impacts. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project There are no existing or future development anticipated within the vicinity of the Specific Plan Area thatwould lead to significant impacts. As a result, no cumulative impacts on earth and geologywould occur.

3.7.4 MMGATIONMEASURFS
The analysis determined that the Project would not result in any significant adverse impacts related to earth and geology. As aresult, no mitigation measures are required.

Ixrnu SmmY&Mmcnreo NEo,arvs DEc rtox
PAGE43 -73-

C1'1TDFBEUPIgwua. INmI4LST1mT&MmGATEDNtxtTrva DECc mmri FwwEESnza`TSFEm T P"`s • APNs7a09-o13-03z; 7109-o13-033• & 7109-012-003

3.8 GREENHOUSE GAS EMISSIONS
Earicoatneatal Issue Areas Ezaamined
Potentially
S�eant
I.en Than
sigoiSrant
Less Then
SigMn=
NO
ImPacl
ImPanwiN
Ira act
P
Im act
P
Afifigation
A. Wouldtheproject gcacmt,zr vhocsegasemissions,
eiNer directly or ind=y, that may have a situ firant impart X
ontheeoviroomevt]
B. Wouldthe ProjectrooflictwithanapplaeldepUn.poliry,
Policy,
orregulatioo adopted for thepurposeofteducmg the s
X
ofgreeuhossegaseeT
!��19YY1.

TheaccumulationofGHGinthe atmosphere regulates the earth's temperature. Without these natural GHG, the Earth's surface would be about 61°F cooler. The major GHG that influences global warming are described below.
• Water vapor. Water vapor is the most abundant GHG present in the atmosphere. Wbile water vapor is not considered a pollutant, it remains in the atmosphere and maintains a climate necessary for life. Changes in the atmospheric concentration of water vapor are directly related to the warming of the atmosphere rather than a direct result of industrialization. • Carbon Dioxide (COU. The natural production and absorption of CO, is achieved through the terrestrial biosphere and the ocean. Human -made sources of CO. include the burning coal, oil, natural gas, and wood. Emissions of CO: from fossil fuel combustion and industrial processes contnbuted about 78% of the total GHG emissions increase from 197o to 2010, with a similar percentage contribution for the increase during the period z000 to 20lo. • Methane (CHJ. CH4 is an extremely effective absorber of radiation, although its atmospheric concentration is less than that of COe. Methane slifetime in the atmosphere is brief (to to M years), compared to some other GHGs (such as COe, NeO, and Chlorofluorocarbons (CFCs). • Nitrous Oxide (N % Concentrations of N,O also began to increase at the beginning of the industrial revolution. in 1998, the global concentration of this GHG was documented at 314 parts per billion (ppb). N.O is produced by microbial processes in soil and water, including those reactions which occm'in fertilizer containing nitrogen. • Chlorofluorocarbons (CPC). CFCs are gases formed synthetically by replacing all hydrogen atoms in methane or ethane (C,Hc) with chlorine and/or fluorine atoms. CFCs are nontoxic, nonflammable, insoluble, and chemically unreactive in the troposphere (the level of air at the Earth's surface).
• Hydrofluorocarbons (HFC). HFCs are synthetic man-made chemicals that are used as a substitute for CFCs. Out of all the GHGs, they are one of three groups with the highest global warning potential- HFCs are human -made and used for applications such as automobile air conditioners and refrigerants.
• Perffuorocarboas (PFC). PFCs have stable molecular structures and do not break down through the chemical processes in the lower atmosphere. High-energy ultraviolet mys about 6o kilometers above Earths surface are able to destroy the compounds. Because of this, PFCs have very long lifetimes, between to,000 and 50,000 years. Two common PFCs are tetrafluoromethane (CF4) and herzfluoroethane'((706). -
luny I.Srmy&MrnGATEDNEGAINEDEca,uuc GN
PACE 44 -74-

CUTOF$ELLpLO•bmrIo`Syang$MrnwUDNPAATrVEDEGr.A noN
FLO STEEEFSEEa@rc PLAN•APNs7ro9-oL&o3Ei 7ro9-o19217119-11 • Su?fUrHexajiuorld Wd). SFa is aninorganic,odorless,colorless, namoxiq nonflammable gas. SFc has the highest global warming potential of any gas evaluated; 23,90o times that of CO:.

3.8.2 F.NVMONMENTALANALySM
A - Would the projectgenerale greenhouse gas emissions, either directly or indirectly, that may here a' si9n wntimpacton the emuirmmmt?III, Less thmv Significantlmpael.

Greenhouse gas (GHG) emissions or gases that trap heat in the atmosphere. GHG are emitted by both natural processes andhuman activities. Examples of GHGthat are produced both bynatural and industrial processes include =bon dioxide (002), methane (CH4), and nitrous oxide (N20). Carbon dioxide equivalent, or CO2E, is a tern that is used for describing different greenhouses gases in a common and collective unit The SCAQMD established the 3.000 MT002 threshold for residential land uses. The greenhouse gas emission analysis was prepared
(Ca1EEMod V.2022.Lv.29) as shown inAppendixA—utilizing the California Emissions Estimator Model Q a➢ty ImpactSmdy.

Table 3-5 Greenhouse Gas Emissions (Metric Tons /Yeaz)
GHG Emisd (MT/Y)
o.00 O.ao
am o.o
2I2
111 0 W
S.l2
°21
O.Oo
z�4:i

0.04 0.00
Ell
°A°
0,00
o.000.00
a4rYii
o26
n n.

0.00 O.00
r5B
o.zB
11B.00
qoa
vuz
493aa
i88
a.Bv
oib

0.03 o.ov
o.Oo
ooa
o.�
o.oa
o.tlo
O.oa
o.00
o.ao

84.8 Bee
000
goo
t''VTn'V, SITSprB[ MMOATED NEGATNE 1)2c ,,,
PAGE45
-75-

Cm OPBP.i,LPLDWPat a IN1TIgySTmDY&MaIriAa'sn NEGATIVEDEC4aaATfON Rlowmt STauasr SPH(aMC Prax aAPN87109-013-032' 7109-013-033' & 7109 012 003 As indicated in Table 3-5, the annual CO2E for the Project is 760.76 MTCO2per yearwhieb includes 255.01 for the 32 unit development and 5D5.75 MTCO2 per year for the patential qq units, which are both well below the threshold. As a result, the potential impacts are considered to be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.
t1. would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing emissionsofgreenhousegases7 a Less than Signicantlmpact The passage of Assembly Bill (AB) 32, the California Global warming Solutions Act of 2006, established the California target to achieve reductious in GHG to 1990 GHG emission levels by the year 2020. As indicated previously, the Project would result in the generation of a limited amount of emissions that will be below the SCAQMD's thresholds (refer to Table 3-5). As indicated in Section 3.6, Energy, A. the project would not result in wasteful, inefficient, or unnecessary consumption of energy during construction or operation. The City of Bellflower Climate Action Plan (CAP) Climate -Addy Development Standards checklist provides guidance in selecting and accounting for the reduction of GHG emissions attributable to certain design and construction measures incorporated into a project. The point values correspond to the minimum emissions reduction expected from each feature. For a project lobe fully compliant with the goals of the CAP, the applicant must have a point value total of 16 points. Table 3-6 presents a list of GHG reduction measure options and the associated point values in the GHG checklist.

Tahle -6 Cffrgugte,PeadyDevelo eat Standards
Applicable U.

Sbvdard
SPR
Wit
Poi¢ts
a.Demonstrate'he buddingeve ifthebatdlt,,w f6ereene b. than be cvcren=tzy. Three addirioamrealn&2ts can be achieved if the baildmgw,Ilperfom at ]east3o%betterthan the ..

X
X
z. Provide prefenedparbivgforlow-emittlng and fuel efficient vehickesfor5%af the Mal vebick parldngupaory DR provide electric vehide rechae®ngsta[iam foe 3%ofthe total vehicle ari'Un m a' .

X

3.dZRathtrd-party auditofthe bn7ding
and tlrebmldfv
mechmiral ems wueimfalled auto aatru
g..h.iovivgagentt°undue[aedmmvvsuate
4 Dmigv and odent7sss ormoce¢ewbmldingssurb tlut om aaaf �rhbuddingtr at7eaa X
R
15 dues lo¢gerthan the ether, a¢d such [hat thelmgeraxiaie widti¢r5 degrees tithe geogmphrral east/west am.Thelength [o width ratio shallbeapplied odyto the length of waIls udosivgmnditimedspsces; wails eoclaeiv8 mm¢didoned spaces xeh as garegev.
arcade, or prorvvs cannot mnmbate m atandaN achievemev[.South-fari¢g veriul surfaces X
X
3 of b W dings muting inwards smvdmd achievement mint rot be more dun 2s% shaded at omeofividilm an fineasmedatvm¢ov De�Ihm u•].
b. r"m r xlere¢ergySenmatim tv mee[35%ofthe project's energy demand the sobs pmeffi should6eomhe, batcavbe7orated o(fsite endwith'm the UatY limits,atthe appraysl of the Flaming Director. Two additiomlpoivis canbeaehievedtm meeting so%ofthe X
X
pmjmt's energy demand thmaghivsfa➢solar®ergyge¢eratio¢.

7. Ux pmoas ma[edal m a➢Pavedareav except&elanes or apecifiedfire muss as req,dred he Fro rot
X
X
e. AR inn -permeable Padvg materials shall be high eibedo materials with a solar sefleCanm index of at leastz .

X
X

9.1f a vewdevelopmev[ie within 44 role of a truant s[oP a¢d requires off-street Parkin& 'u
Par maathember ftemrharentakorfor-sslemat.

X
feet) along ell streets (or
q Puente umber ofarows ofappmpriatet the
equivalentoftreespaaeedoffsideat theii Of
fthe Planning
Flaming Direftor7,
shdble¢t°umber .donofthe Trees
e
dprovmwwarcuachinin
X
A
= PreatypeaadmtvretaUbepmbi'bdfr co
era prefezmd Palmtrem ahaRbeprolubited &omcomidemtlon towards achievingthi thla
x
s[mdard.
ss.1fa farads facet a streU orsidewalk, 3o%orgreeter oEits mnenuo,mlevgda ahaa vottre blank (with¢utwi¢dmvs mddmrs). Walla with art wsta7latrms public etchumumisvmybe
exem led
X
z
a. kisprohibitedfor marethanz5%ofehauaeazamaettrmtageofhewbuddi probe geragesaadsaM.bay,anings.

X
%
z
t3. New maid-uaitdaveivpmeats must install ekectrichy, ges, and w_—tar—._-each ml
X
IM]]AL STUDY& MMMMD NEGATIVE DEQ ntm
Peoe46 -76-

CM OFBEEEFLa 0]Nriy1L$Ttmy$M1T[OgTEpNSGA1'IVEDECIAEA]ION FWo S'raEer SPEcm3 FP•APNS7109-013-032;710g013-033;&7109-012-003 Table 3-6 Climate -Ready Development Standards (continued) Standard
Applicable Use
Poises
SFR
MFR
>g. Design endivs[all landscapbrgto mmivdze mmmmheat gnathrough: (a)tcaplacement of rees along thewestfagada of buildings, (2) the placement of trees so as to sbatle 5a%ofdo,,otee bardsca'a with 5ymm ofmnstrvcdon, and (3) a mvmantrecordedthat provides for the ongoing maivtmana on -tomaintain "one", e tees'shade.Tmes shaabe atype
X
X
2 andaamre that have broad canopies andpcovide ample shade Evergeen tree9 aaprefersed.

Palmtreus6aR be id tedfrom mosidendonmwazda achi ihisamvdard. >S. Provide at least one.a�ose,enclosedid aamcage apace, sepazateaad indepmdmt(rom the required automobile Parking areas. Par occupant for a permmtage of the Planned acepancyand ao leas rhea one aparepm unit. Points shallbe achieved as follows:
a) Forprovisiov ofspaces for>,5%of planned ocmpavcy,tpoint; 6) For provivon ofapeaxfor3o%ofPleaned acupanry,a mtal oftwop..' x
c) For provivanofags Par qS% alplavoed none, ncy,amml oftina poirts; d) Porpcovuiov ofapaces for5o%or, m..ofphmnedoccupaocy, ammloffoar Dints.
ty. Ikovidesemrebicyrlencks m-sim with atlmst®ebaycle space per co aaedwelling unitsmdnotle ffi=fmca aces 'ectsite.
x
a9. Pranonatlen t one addidomlhxeperunit ale acwhatis required bycoda Trees alad] ] be ofatypemdoaloneth.thavebmadrampiasndprovidaampleshnde.Evecgremh on, X
x
and Palm bees sha➢be roh3akedhvm coasidecation towards mbievin this standard. zz. Min®iv thenvmberofdrivewaycore tbatfntuaeccwirh sidewelkv andotherPedeshim x
1 z4.CmehlrG sidewalksmboths "ofmt (esmptwhwethe Beiltlowermr dpg Cade exempts such)fm frvnmgeconto3edbythe project applicant tbaty m�guanstodu x
x
site.
2,5.CreHe extemalpedeatim mdbicyclemmectioas every Boa fee[alongthe projeri %
x

26. Covrinue to divest t00%ofaB ma-bazazdovs inert conshuctlonand demahtinn debciefor ' and sil and divert ofaIl rem" constucdm and demolitimdebris. %
R
2f. !llfi[e die majority emry points m new buildings wiNin a rFe mfle of a taysh stop.

R
2& Usesdvaged, ahlibuhed, ac recycled materivalueofacetheea moadtatma[IeastS%band on coat, of tbetaml n the PMl ct. one project.One
vdd anterifmanetitaeathe
cm be aebievedrttheveaofthe matmiab constitutes atleast to%ofthemml x
%
enfranoivt
value ofine[erials.
as. Provide dedgaered.peon,fecifoo., and serviaw for canes m revycle and ,at x
3a.Ueeonlyhighefficeneglightim.

If
x
t
3t. Meet atleart 5%of a project'a mdmrwatm we through a combination ofrecle®ed water andgravvmmr. Providing plumbing for future recla®edwater avm'Iabilitywill meat the x
X
t
cots a fad- standard dred inced water is zotvetavailable at the site 32 Dansa landscalnog for vmy-low watw use.
a
x
1 33. lltilize ard6aal tort iv Piece oP g rass.
%
R
34 Use efficient irrigation systems mdweatha-baeedinigativmm�troilem. 8 %
etlmst mB afrhefoaowing sidewalk
indwobeadly, tr
drProvide
drivl®gf d-we
earn oewmi�-me mdmutdfamily,fm every 5o feetof
ever, sofeet o
g
cottneias,md/orpvblic
sidewalk 5u e.
3 Newtrmsitampsmust pronceseeong, shade, ancitmsh receptacles, if. a Jwresuhs to re6m'Idiv relomtin . or sew mamuctionofe transit atop.
x
x
3y.Inaate, cow aideorrearof leaving
facing atrecte fiepakfaglotsatthe
ddiaghoamges kno;gs,
frm ofsvrf epeeldvglon side lot Parking shaabelimfted
x
t
on riveastceem
to double stacked drive soles.

Soume:cityofBeildower
The cheddist that was completed for the development on parcel 7109-013-033 (refer to Table 3-6) indicated the development would yield 20 points. The development would meet the 16 point threshold and would not be required to pay in -lieu fees. The design of the Bookend Parcels has not been submitted, therefore, the Cjty will further review when plans are designed and submitted. Future development on the two Bookend Parcels within the Specific Plan Area would be required to undergo the same checklist. Therefore, the Project is compliant with the CAP. Furthermore, the adoption of the Project will not involve or require any variance from an adopted plan, policy, or regulation governing GHG emissions. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, wed naTrestilruiany imp acts.

INmu.3roov&MTTIGArEONE(:A1m DECLAFArf0N PAGE 47

CTTYOFBHI.I.PLO WER � INITTAL B'rnny&MCIIQSTED NEGAITVL+DEgAAAT10N Fwo Sxnaer SPEC cPlus•AFNs71o9-013-032;7109-013-033;& W09-012-003

3.8.3 CumuLArm IMPACTS
The analysis herein also determined that the Project would not result in any significant adverse impacts related to the emissions of greenhouse gases. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no significant adverse cumulative impacts will result from the Project's implementation.

3.8.4 MMGATION MFasuass
The analysis of potential impacts related to greenhouse gas emissions indicated that no significant adverse impacts would result from the Project's approval and subsequent implementation. As a result, no mitigation measures are required.

Lv S=Y&MmmAaam NEcxI DEcE rms PAGE48
-78-

CIIYOPBELLFLOWEa • ImalAI.3TUDY&MlTrllA]'$o Na6tarn DEmaanaanN P1Awaa5YRHeTSpECanc Pl aAPNs 71o9-or3-o3n; 7109-o13-033;&7109-012-003

3.9 FIA7ARDS & HAZARDOUS MATERIALS
Environmental Issue Areas Examined
p.teratieny
signillmat
1,m Th.

Srgvvfi t
Lan Less Th
gai Si art
No
IrnpaGt
bnpaet with
Mitigation
Impact
Impact
A. Would the project crest¢ asignifiranthazard tothepublic the enviroomenttbrmgh tbemuthenaospor%use, Or
X
dispreal of bazardoua materiak?
E. Would the project came a sieoifirenthazard to the public or the enviroummt through onablyforexeable apse[ and
X
accident mndithos law ving the release of hazardous
materiah into the emu manot?
C. Would thepmject area hazardous eaundom or handle
hazardous oramtdyhazazdous materials, substaaca, or wane X
within o."union rude ofer, Gng ur Proposed school?
D. Would the projectbeloramd Ov asite which hivrtudedon alistoEhaza materiah stescomd7au pmsnantFo
X
Code
Government Cade9atim end, as aresult, tt
to sh p
come asigod ntbazazdto the public or the mvicovmevt?
ewe
E. Would the project for a project located wdthinm airport land use plan or, where such a plan has not been adopted, within two man of a public allVDA or public we airport, would X
the Purim ma h in a safety hazard or excessive noise for people residing or working in the projart area?
F. WOuldthepmjectimpatriatplemeatationoforphysirslly
interferewithm adoptedemmgmcy rapomseplaaar
X
emergeacyevu coniplan?
G. Woufd�ive projectexposepeople or atnu4rre;either
direr{yorWdkeetly,toas4PMcantrukalosa;i°ju ..

X
death maoiving wildland f ines?

3.9.1 ENvmoNNWrrALSHTnNG
Hazardous materials refergeneraIlyto hazardous substances thatesbibit corrosive, poisonous,flammable, and/or reactive properties and have the potential to harm human health and/or the environment.

Hazardous materials we used in awide variety ofproducts (household cleaners, industrial solvents, paint, pesticides, etc) and in the manufacturing of products (e.g., electronics, newspapers, plastic products).

Hazardous materials can include petroleum, natural gas, synthetic gas, acutely toxic chemicals, and other toxic chemicals that are used in agriculture, commercial, and industrial uses; businesses; hospitals; and households. Accidental releases of hazardous materials can occur from a variety of causes, including highway incidents, warehouse furs, train derailments, shipping accidents, and industrial incidents.

3.9.2 ANALYSIS OF ENviRoNhaNTAL IMPACTS
A. Would the project create a significant hazard to the public or the enuironmest through the routine transport use, or disposal ofilwardaus materials? • Less than Signicantlmpact.

The Project would requirethe use of diesel fuel to power the construction equipment. The diesel fuel would be properly sealed in tanks and would be transported to the site by truck other hazardous materials that Would be used on -site during the construction phases include, but are not limited to, gasoline, solvents, 1a Srury& Mmeirce NEcarivit DECIAaltf9N PAGc49
-79-

CM OF Bautsuawaa. Dnrien BaxmY&MRIGAIEDNP.GATIYE DeerA2ATION Ftow£aSi'am+r Srnmmm Pis •APN97ao9-or3-o3z; 7togo13-n33.&71o9-ou-oo3 architectural mating, and equipment lubricants. These products are strictly controlled and regulated and in the event of any spill, cleanup activities would be required to adhere to all pertinent protocols. Once in operation, the proposed development and future developments within the Specific Plan Area will not involve the transport, use, or disposal of hazardous materials. As a result, less than significant impacts would occur. The Project including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

B. WmldtheprojwtCeawasignifimnthmardtothepublicorthemuironmentorresultinhemonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? • Less than Sign ficant Impact.

The Project would require the use of diesel fuel to power the construction equipment. The gasoline and diesel fuels would be properly sealed in tanks andwouldbe transported to the site bytruck Otherhazardom materials that would beused on -site during the construction phase include, but are not limited to, gasoline, solvents, architectural matings, and equipment lubricants. These products are strictly controlled and regulated and in the event of any spill, cleanup activities would he required to adhere to all pertinent protocols. As a result, the impacts would be less than significant The Project, including all development withni the Specific Plan Arm and all discretionary actions, would result in less than significant impacts.

C. Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? • Less than The nearestschool tothe Specific Plan Area is the Its Flores Home Education Independent StudyAcademy located approamately 2,000 feet to the southeast of the Specific Plan Area. The project's construction would requirethe use of diesel fuel to power the construction equipment The diesel fuel wouldbe properly sealed in tanks andwouldbe transported to the site bytmck Other hazardous materials that wouldbe used on -site during the projects construction phase include, but we not limited to, gasoline, solvents, architectural coatings, and equipment lubricants. These products aze strictly controlled and regulated and in the eventofanyspill, cleanap activitieswouldberequired to adhereto allpertinentprotocois.As a result, less than signiftcant impact would occur. The Project including all development within the Specific Plan Area and all discretionary actions, would resultin less than significant impacts.

D. Would theprojectbelocated on a site, which is includedon a listofhazardous materialsites compiled pursuant to Government Code Section 659625 and, as a result, would it create a significant hazard to the public or the environment? • No Impact.

A review was conducted using the California Department of Toxic Substances Control (DTSC) Envhostor database. No parcels within the Specific Plan Area aze included in the list of Cortese sites. As a result, no impacts are anticipated to since the Specific Plan Area is not located within a Federal or State designated hazardous waste site. As a result, no impacts would occur. The Project, including all development within the Spenfic Plan Area and all discretionary actions, would not result in any significant impacts.

E. Would the project be located within an airport land use plan, or where such a plan has not been adopted within two miles of a public airport or a public use airport, would the project result in a safety hazard for people residing or working in the project area?. No Impact. bwoui SruDY&Mmuoo:FD Mosaive D£CL noN PAGE50

CITY OF BEUBYOwER•RaT1aE STIMY&Mrrzanzam NEwa1YE DReurasr m Flgwma Samar SF CFl•APNs7109.013-o3z;710"1,3-0331&7109-012-003 The Specific Plan Area is not located within two miles of an operational public airport The nearest airport is the Long Beach Airport located approximately 4.4 miles to the southwest of the site. As a result, the Project will not present a safety hazard related to aircraft or airport operations at a public use airport to people residing or working in the Specific Plan Area. As a result; no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

F. Would the project impair implementation of or physically interfere with an adopted emergency. response plan or emergency evacuationplan7 • No Impact.

At no time would any adjacent street to the Specific Plan Area be completely closed to traffic during the Project's construction. In addition, all construction staging must occur on -site. The Project would not interfere with anyadopted emergency responseplan or emergencyevacuatfon plan. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and oil discretionary actions, would not result in any significant impacts.

G. Would the project expose people or structures to a significant risk of tassss, injury, or death involving wild lands fire, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands? • No Impact.

The Specific Plan Area is located in a developed area and the adjacent properties surrounding the Specific Plan Area are developed. The Specific Plan Area is not located within afire hazard severityzone.As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary orders, would not result in any sign ficantimpacts.

3.9.3 CUMULATIVE IWACTS
The potential impacts related to hazardous materials are site specific. Furthermore, the analysis herein also determined that the implementation of the Project would not result in any significant adverse impacts related to hazards and/orhazardoas materials. Development of the two Bookend Parcels withia the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no significant adverse cumulative impacts related to hazards or hazardous materials will result from the Project's implementation.

3.94MMGATTONAlEASU ES
The environmental analysis determined that there would not be a potential for hazardous materials impacts and no mitigation is required.

INn1ALSTODY&Mr1'rGATED NEGAiNB DECLeRA1aON PACE 51
-81-

C=0FBffi.LPIAWFea InrnAr.Sroos&MMwvrsoNB9ATNCDEt3A MMI
FrnwmtSr Srec:o<tcPu *ArNs7r09-013-032;7109-o13- 33;Be 9109-012-003

3.io HYDROLOGY & WATER QuALrrY
Potentially
k'u Than
significant
antith
I.exs Than
No
Environmental Issue Areas Examined
Significant
Sigmfiont
Im Pa R
Impact
Mitigation
ImPact
A. Wouldfheproj tviolateanywataqualityaaadacdsor
waste discharge requiremeate or otherwise substantially x
degrade surfen or groundwater quelitye
B. Would theprject subsfmtially decreeee groundwater
supplies or interfere subata➢tially with weedwater recharge x
such that thep jcd mayhmpede sundrablegrounlooda,
menegemuntofthebazin?
C. Wooldtheprjectsubatmtiallyattertheesian➢gdsaivage
pamm of the site or area, including through the altecado➢of x
the coupe a a stream or river m through the addition of Impernaue anrfarea, In ain. whkh WOold:
o. Would the Pmlect remh to substeang rood. or African
x
or uIFft
B). Wwld thepcojectfesultsubsta¢Ga nosed
amount r. ltm
whi, resuhm
ie
. orarerevoffinamaunminwhichwoald
tlmdivgo¢-moll-sire,
Wo which
wo.
eedthe mparaeate rating oibuteruvoffwater
would exceed rase caparity of esistivg or Plannedsmrmwaw x
dralvge systems or provide substantial addaiooat sources of pollutedmnofl; or
W7. Woo6i thepmjecrimpede ocredirec[floodffows?
x
D. to flood hazard,.tsunami, cr settlezo➢es; would the pc jot x
riskrelewe ofpolhutuve due to project inundation?
E. WoAdthepcjectomNletwithor obstuct
imphem®tadon of awaterqualityco¢trol plan or
x
sustainable groundwater management Plan?.
3-io.2ENviRoNmFNTar SE run
A search was conducted through the Regional Water Quality Control Board's on-line database GeoTrad oer to identity the presence of anynaturalunderground Water wells within or adjacent to the Spedf c,PlanArea.

The search yielded no results. The Specific Plan Area is situated in a Zone X flood zone, an area of minimal flood hazard. The nearest flood zone, the San Gabriel River, is situated approximately4,2oo feet to the east.

3.10.2ANALYSIS OP ENVIIiomtexTALDipAurs
A. Would theproject violate any water quality standards or waste discharge requirements?•Less than Stormwater discharges from construction activities that disturb one or more acres, or smaller sites disturbing less than one acre that are part of a common plan of development or sale, are regulated under the National Pollutant Discharge Elimination System (NPDES) stormwater permitting program. Potential future development within the Specific Plan Area would also be regulated under the NPDES program. The project and potential developments would not violate any water quality standards or waste discharge requirements. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. ---- - -
Lu Snmv&MrmaArso NEcarrvEDEc rue; PACE52
-82-

CITY OFBB(.LFLO-]nrft6LSYUDY&MMGATADNBnA!uVn DEm&&xUON
Fwwea SraaeTSepcnac Ptnn.APNs 7io9-o13-o3z, 7r09-o13-033. & 710Aara-003 B. Would the project substantially deplete groundwater supplies or' interfere substantially with groundwater recharge in such a way that would cause a net deficit in aquifer volume or a lowering ofthe localgrormdwater table level (e.g., theproduction rate ofa pre-existing nearbywellwould drop to a level which would not support existing land uses or planned uses for which permits have been graved)? • Less than Significantlmpact.

A search was conducted through the Regional Water Quality Control Board's on-line database GeoTracker to identity the presence of any natural underground water wells within or adjacent to the Specific Plan Area.

The search yielded no results. Therefore, excavation activities will not encounter and deplete groundwater supplies from any underlying aquifer. No new direct construction -related impacts to groundwater supplies, or groundwater recharge activities would occur as part of the Projects implementation. Water used to control fugitive dust would be transported to the site via truck As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant ftnpacts.

C. Would the project substantially after the existing drainage pattern of the site or area, including the alteration ofthe course ofa stream or river, in a manner which would result in substantial erosion? • Less than siynificamtmpact.

As mentioned in subsection B, the ProjmCs location would be restricted to the Specific Plan Area and will not alter the course of any stream or river that would lead to an- or off -site siltation or erosion. As a result no impacts would occur. The Project including all development within the Specfic Plan Area and all discretionary actions, would result in less than significant impacts. i). Would the project result in a substantial erosion or siltation on- or off -site, • Less than Sigmficmit Impact.

The Projects location would be restricted to the Specific Plan Area and would not lead to a substantial on - or off -site siltation or erosion. The Specific Plan Area is developed with a funeral home, a florist shop, a salon, and an apartment budding. The existing funeral home would be demolished for the project As a result, less than significant impacts would occur. The Project, including all development within the Specific PlanArea and all discretionary actions, would result in less than sigmficant impacts.

H). Would the project result substantially increase the Cate or amount of surface runoff in a. manner in. which would result fnflooding on -or off -site.. Less than Significant Impact.

The parcels within the Specific Plan Area are improved and entirely covered with impervious surfaces designed to discharge runoff into the existing drainage system. The Project would not substantially increase the amount of impervious spaces that would result in flooding on or offsite.As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and an discretionary actions, would result in less than significant impacts.

Hi). Would the project create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources ofpolluted runoff,' or Less than Significant Impact.

As mentioned in subsection B. the Project would not create or contribute ruinoff water which would exceed INCIL4LSmpY&iYllT[GATaD NEGATNEDPLLLWTfoN PAGE 53
-83-

CIrYOPBHLLPLOWHR • lxrrrALSaunY&MrranArP.o NHaAT[VEDBeHAAATTaN RoweaSrauer SPPcamPtgN • APNs71o9-013-032, 710
9-013-033i & 7109-o12-003
the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. The runoff water would be collected by a grate inlet and then piped via an onsite underground storm drain system. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.
iv). Would the projectimpede or redirectfiood flows? • Less than Significant Impact.

The Specific Plan Area is situated in a Zone Xflood zone, an area of minimal flood hazard. The nearest flood zone, the San Gabriel River, is situated approximately 4,200 feet to the east of the Specific Plan Area. The project's construction and operation would be restricted to the Specific Plan Area. As a result, the impacts would be less own significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than signifwantimpacts.

D. In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to tomiect foundation? • No Impact.

The Specific Plan Area is not located in an area that is subject to inundation by seiche or tsunami. In addition, the Specific PlanAreais located inland approximately 8.8 miles fromthe Pacific Ocean therefore, the Speck Plan Area would not be exposed to the effects of a tsunami. As a result, na impacts would occur.

The Protect, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts..

E. Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? • Less than Signhcantlmpaet.

All developments within the Specific Plan Area including the proposed townhouse development are required to be in compliance with of the City of Bellflower Municipal Code Chapter 13.20 Stormwater and Runoff Pollution Control. This section requires new developments to comply with all pertinent storm water runoff requirements. In addition, the projects operation would not interfere with any groundwater management or recharge plan because there are no active groundwater management recba%e activities within or immediately adjacent to the Specific Plan Area. As a result, less than significant impacts would occur. The Project, including all development within the Speclfc, Plan Area and all discretionary actions, would result in less than sign fcant impacts.

3.10.3 COMQLATWEDIPACfs
The potential impacts related to hydrology and storm water runoff are typically site specific, Furthermore, the analysis determined that the implementation of the Project would not result in any significant adverse impacts. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or fature development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts are anticipated.

3.10.4 MITIGATION MEASURES
The analysis determined that no impacts would occur and no mitigation would be required. lm'IfALSSUDYB[MnrCArFD NscA'tave DecuaAnON PAGH$4
-84-

ClTr OPBSLi.PLOWBa • INPPIAI.S'NDY&MI'IIl�ATSnNanpT1VED8CL1aATTON FLowan STanarSPP. cP1aAFN87109-013-032;7109-013a33;&7109-012-003

3.11 LAND USE & PLANNING
_
Environmental Issue Areas Examined
Potential],
significant
Less Then
signiEcant
10 71an
si gnioaent
No
Spam
Impact with
Impact
impact
Mitigation
A Wooldtheproje&physiW ydiuideanest.b sh d
X
community?
R. Would the pcoleot mmcasicdimnt mvi coo.tei impact
daetoamn9iawR,....f
x
adopted forthe .idsagm,poliry,orregulation
eofevoidmg ormitigeti¢gm
em¢onmentsi effect?
ffout?

3.11.1 ENv=aNxB NPAL SETTING
The Specific Plan Area consists of 1.99-acres of land and all of parcelsare currently developed by a 23,000 square -foot funeral home, a florist shop, a nail salon, and other similar commercial buildings. This Initial Study evaluates the impacts related to demolition of the existing uses andredevelopmentwithinthe Specific Plan Area consisting of a 3z-unittownhome development an approximately im acres (APN71o9-o13-o33 or 9903 Flower Street), up to 24-unit development on approximately o48 acres (APN 71o9-oi,3-o32 or 98S5 Flower Street), and up to 20-unit development on 0.40 acres (APN 7109-012-003 or 9915 Dower Street). The Specific Plan Area is currently zoned TODSP, Planning Area 5 and has a General Plan land Use Designation of Commercial. The Specific Plan Area is surrounded by several uses:
• North of the Specific Plan Area. Multiple family residential homes are located to the north of the Specific Plan Area. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 5 (R 3 Multiple Residential). Further north is Belmont Street. • SouthoftheSpecifwPlimArea. Flower Streeteatends along the south sideof the SpecifiePlanArea.

South of the aforementioned street are commercial buildings. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 4 (GG General Commercial) and Planning Area 5 (P Public Use).
• Westof the Specific Plan Area. West of the Specific Plan Area are the United States Postal Service, Bellfiower Chamber of Commerce, and other businesses. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 5 Cr-C Town Center). • East of the Specific PlanArea. East of the Specific Plan Area is Civic Center Drive and the City of Bellflower City Hall. This area is zoned Transit Oriented Development Specific Plan (TOD SP) Planning Area 5 (P Public Use).

3.11.2 ANALYSIsoFENvrRONmENTALIMPACTs
A. Would the project physically divide or disrupt an established community. or otherwise result in an inrnmpatible land use? • No Impact.

The Specific Plan Area is located in an urbanized setting that contains both commercial and residential uses as shown in Subsection 3.11.1 Environmental Setting. The granting of the requested entitlements and subsequent construction of 32 townhouse units on 9903 Flower Street and potential construction of the lxrroa STUDY& MTROATaD NauarNG DECL1 imt; PAOs55
-85-

CcrYOP DEEEFEOWER • An1YALSTOOY&1YIrTIGp18DNHGAiNE DECLARATION FLowme Si uS2Ecrnrc Pr*APNs7109-D1.3-032;7109-D13ro33;&7109-012-003 Bookend Parcels within the Specific Plan Area would not result in any expansion of the use beyond the current boundaries. The Project would not lead to any division of an existing established neighborhood or result in an incompatible land use. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

B. Would the project conflict with an applicable land use plan, policy, or regulation of an agency with Jurisdiction over the project (including but not limited to, a general plan, specific plan, local coastal program, orzoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? • Less than SignificantlmpueL
The Project would require a Zone Change for all three parcels from TODSP - Planning Area 5 to FSSP, a General Plan Amendment for all three parcels from Commercial to Mixed Use, the approval of the FSSP, the approval of a Development Review, the approval of a Development Agreement, and the approval of Tentative Map No. 84789. The Project would not significantly conflict with any land use plan, policy, or regulation with the approved General Plan Amendment Zane Change, Specific Plan, Development Review, Development Agreement, and Tentative Map No. 84789. As a result, the impact would be less than significant. The Project including all development within the Specific Plan Area and all discretionary actions, would result in less than significart impacts. 3-U-3CUMU AUVEIMPACT'S
The potential cumulative impacts with respect to land use are site specific. Furthermore, the analysis determined that the Project will not result in any significant adverse impacts. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels we part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no significant adverse cumulative land use impacts will occur.
3-1X4MMGATION MEASUSES
The analysis determined that no significant adverse impacts on land use and planning would result from the implementation of the Project. As a result, no mitigation measures are required. [=U SrurY& MmosIED NEGATNE DECI.A nmi PAGE56
-8fi-

C13YOPBEZ OWER•IxTrUMSTMor&MrowVTED NEwvrrva D6(aA1UV1ON FurwBRSTRaErSPP.ernm Prnx •APNs 71O9-o13-03a; 7109-013-033; & 7109-a1a-003

3.12 MINERAL RESOURCES
Environmental Issue Areas Examined
Potentially
Sigpificmt
1'e'4 n.
t
1ess11ue
si6n A®at
N.
�paa
pi
p
Miti gatioe
A WoWdtheprcjed MUltfn Welossofavailabflityofalmowo
ciineralrewurce tha w Edbe ofvalueto the re®on and Ne
X
reafdenteofthestiW?
B. Would the Project axattiv thelo ofavailabilfty ofalocelly important mteeazl resourcerecovery aite delineated on abal X
6eoerel P1av,spea5c plan or oW¢lavd ase PIm4

3.12.1 EN M0NM ENTAL SF=G
The Surface Mining and Reclamation Act of 1975 (SMARA) has developed mineral land classificationmaps and reportsto assist in the protection and c1mlopmentof mineral resources.According to the SMARA, the following four mineral land use classifications are identified:

Mineral Resource Zone 1 (MR7-i): This land use classification refers to areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence.
• Mineral Resource Zone z (MIZZ-a): This land use classification refers to areas where adequate information indicates that significant mineral deposits arepresent, orwhere it isjudged that a high likelihood for their presence exists.
• Mineral Resource Zone 3 (MRZ-3): This land use classification refers to areas where the significance of mineral deposits cannot be evaluated fromthe available data. Hilly or mountainous areas underlain by sedimentary, metamorphic, or igneous rock types and lowland areas underlain by alluvial wash or fan material are often included in this category. Additional information about the quality of material in these areas could either upgrade the classification to MRZ-z or downgrade it to MRZ-1.
• Mineral Resource Zone 4 (MRZ-4): This land use classification refers to areas where available information is inadequate for assignment to any other mineral resource zone.

The Specific Plan Area is currently developed with no mineral extraction activities occurring onsite.

3.12.2ANALYSIS of F mRoNMENTAL IMPACTS
A. Would theprojectresult in the loss ofauailability ofa known mineral resource that would he of value to the region and the residents or the State? • No Impact.

According to the California Department of Conservation Division of Oil, Gas, and Geothermal Resources (DOGGR) Well Finder, there us no existing or former oil wells and/or oil extraction activities located within the Specific Plan Area. Furthermore, the Specific PlanAreais notlocatedwithin a Significant Mineral Aggregate Resource Area (SMARA) nor is itlacated in an area with active mineral extraction activities. As a resultno-impacts on aoaflablemineraland energy -resources are anticipated. The Project, including all Lvmu S'r9DY&Mrr[caraO Nrna'nvE DecrnRsnox PAGE 57
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Cinx or D$I.Lriaw$a . Inn'rer. Snmx & MrarcArEn NacAnva DamA2AnoN Ftmyxa Sraaar Srxcaac Prey •APNs71o9-013-032; 7109-013-o33t & 7109-012-003 development within the Specific Plan Area and all discretionary actions, would not result in any sig ificentimpacts.

B. Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on d local general plan, specvf' icplan, or other land use plan? • No Impact.

As previously mentioned, no mineral, oil, or energy extraction and/or generation activities me located within the Specific Plan Area. Moreover, the Project will not interfere with any resource extraction activity.

Therefore, no impacts would result. The Project, including all development within the Specific Plan Amu and all discretionary actions, would not result in any significant impacts.

3.12.3 CUMULATIVE IMPACTS
The potential impacts on mineral resources are site specific. Furthermore, the analysis determined that the Project would not result in any significant impacts on mineral resources. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts will occur.

3.12.4 ARITGATIUN MEASURES
The analysis of potential impacts related to mineral resources indicated that no significant adverse impacts would result from the Projects approval and subsequent implementation. As a result, no mitigation measures are required
INtILUS=Y&hlmaArzr NEG&n DxcG noN FACE53
.gg_

Cny OP BBrnPtO{YEna INTTL1t 9rrDY&MrfIGATEDNEGATNBDECl.AM110N FYuwsaS�SPsmnc PIBN.APNs 7109-013-o3a;7ao9-o13-033t & 7109-ur2-003

3.13 NOISE
- —
Environmental Issue Areas Examined
Pntentianr
Sigummut
Less 1h
Significant
I.eas Tlem
Si gol"mnt
No
Ira act
p
ImPactwith
impact
Impact
bliligation
A WOLM the projectresultin generation ofa substaxnal
temporary or pesmanent increase m ambient noise levels in the vicinityofthepmjectinexcessofstandardsestabUi hedinthe
X
local generel plan or noise ordinance, or amErable nandards of other agencies?
B. WooldthePmjectresdtmgenwxdonofex�.

X
gmundbomevibmdonorwm dbomemc eke 7z?
C. Por apcojec[lom[edwithin thevicinity ofapriw[e airstrip or-mairponlmdweplan,orwhmmehaplanhasnotbean
adopted, mthin two miles of apubhc atrpon orpubne me
X
ah eimpmepeoplereadiag or working in
theprrmjeR area ro eoxcewouldthe xce ssive noise levels) The noise measurements are attached as Appendix B —Noise Measurements. 3-13-1ENVIROEMENTALSE TSIO
Noise levels maybe described using a number of methods designed to evaluate the "loudness" of a particular noise. The most commonly wed unitf at measuring the level of sound is the decibel (dB). Zero on the decibel scale represents the lowest Bruit of sound that can be heard by browns. The eardrum may rupture at 14o dB. In general, an increase of between 3.o dB and S.o dB in the ambient noise level is considered to represent the threshold for human sensitivity. Noise level increases of 3.0o dB or less are not generally perceptible to persons with average hearing abilities. Themost commonly wed unitfor measuring the bevel of soundis thedecibel (dB). Zero on the decibel scale represents the lowest limit ofsoundthat canbe heard by humans.

3.13.2AmEysis OF ENvIRON;w DITALINpACIB
A. Would the project result in exposure ofpersone to or generation of noise leoels in excess ofstandards! established in the local genera plan or noise ordinance, or applicable standards ofother agencies? Lees than Sigmficantlmpact.

The SpecSePlanAmais located in an urbanized setting that containsboth commercial and residential uses.

The predominant source of noise in the area is related to traffic traveling on flower Street. From Appendix B — Noise Impact Study, one (i) long-term 24-hour noise measurement was conducted at 9903 Flower Street to document the existing noise environment The measurement includes Lea, Latin, Lmax, and other statistical data (e.g. Ln, 1.8). Noise measurement field sheets we provided in Appendix A of Appendix B — Noise Impact Study.

Noise measurements were taken at one location on Flower Street on May 21, 2025 at 1:30 pm. The measurement location is approximately located at the southwest corner of the site. Asper Scientific Digital Sound Meter was used to conduct the noise measurements. A series of roo discrete noise measurements were recorded and the results of the survey we summarized in Appendix A of Appendix B — Noise Impact study The ko- Oise levetrep>;esents-themoiselevsl-that.is. medecI50-percent of thebme..Iialfthe_time.

LNtrMS=Y&MmGATWNeovnvs DEct.xaa ION PAGE59
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CMOFJR .rZELOWBa • ImaLll.SrnDY&MMGAma NBCAa3vE DBCLABATInN FLowaa Srasar ST2cstcPu aAFNs7109-013-032;71D"13-033;&71o9-oia-oo3 the noise level exceeds this level and half the time the noise level is less than this level. The average noise levels during the measurement period was 56.7 dBA. As indicated in Table 3-7, the ambient noise environment is relatively quiet Appendix B —Noise Impact Study shows the noise meter readings.

Table 3-7 Noise Measurement Results
Noise McVie
Noise Level(dBA)
Lin (Noise levels 75%oftime)
624
L (Noise leveis>9o%dtime)
6¢o
L*(Noise lcvels>[g9%dome)
66t
Lm,(Miuimvm Noise revel)

48.3 Is Wasuu.Nab. Level)
7e4
Avasge Noise Level

56.7 Bovrm: Blodgett Bgbw Pmvoomenml Planning. May2o25.

The City has not adopted construction -related noise thresholds based upon decibels. Instead, the City has, adopted the California Building Code Standards (CBCS) which limits construction hours of operation on Monday through Friday from Too a.m. to 6:oo p.m. and Saturdays from 8:oo a.m. to 6:oo p.m. No construction is permitted on Sundays and City holidays.

Most construction noise would occur during the limited site preparation, grading, and building construction when nosier equipment would be operating. Noise levels during construction would be an accumulation of equipment operation at varying locations within the construction site. The construction equipment would be limited to smaller trucks, loaders, pavers, and forklifts. It is important to note that this equipment will be used dining construction hours only. The construction within the Specific Plan Area's noise levels were estimated using the Federal Highway Administratiods (FHWA) Roadway Construction Noise Model Version r.L The distance used between the construction activity and the nearest sensitive receptors was set at to feet The noise levels during the construction phases are shown below in Table 3-8.

Table 3-8 Construction Noise
Construction Phase
Noise Level at Nearest Sensitive
Receptor
Demobton
9q.3
Site Preparation/Grediv%
993
Building Caa cd.n

98.8 Paving

87.2 A Litwtnral Coating
9r.6
source: RCNM Vtr.

Since construction activities would only occur during the permitted construction hours, the impact of construction noise would be less than significant. Upon completion of construction and occupancy of the Project, on -site operational noise would be generated mainly by car engines starting and vehicle traffic, which would not exceed the permitted noise level. Noise generatedwithiathe opeiu ward areas. and driveway LN SmnY& MrtmArse Nscorrm DELL ncx Psm6O
-90-

CrrroFB�waa • INrnAt STil➢Y8CM11'IGA180 N8GAT1V8DPCIdaA1SON FLOW SlAbarSPECm3CPt .APNs7109-013-032;710"13-033;& 7109-0122-003 would include people shouting/laughing, which averages 64.5 dBA; car doors slamming, which averages

62.5 dBA; cars idling, which averages 61 dBA; cars starting, which averages 59.5 dBA; and people talking, which averages 41 dBA All of these averages were taken at a distance of 5o feet from the source. This information is based on actual parking lot noise measurements taken by Blodgett Baylosis Environmental Planning. The noise generated by the residents of a full buildom of the Specific Plan Area would be consistent with the noise generated bythe malti-family sensitive receptors to the north of the Specific Plan Area. Due to the residential nature of the Project, the Project will not involve the installation of noise - emitting devices such as industrial machinery, regular operation of heavy construction equipment, or railroads. The vehicle trips that will be generated will not result in the doubling of traffic volumes on alowl street. It typically requires a doubling of traffic volumes to register a perceptible change (increase) in traffic noise. As indicated in Section 3.17 (Transportation), there will not be any change in the traffic distribution over that which presently exists. Therefore, the impacts would be Less than significant. The Project, including all development within the SpectfrcPlanArea and all discretionary actions, would resultin less than significant impacts.

B. Would theproject resultin exposure ofpeople to orgenerution ofezcessioe ground -borne vibrations? • Lessthan Significantimpact.

The construction within the Specific Plan Area will result in the generation of vibration and noise, though the vibrations and noise generated during construction will not adversely impact the nearby sensitive receptors. The background vibration velodity level in residential areas is usually around 5o vibration velocity level (VdB). The vibration velocity level threshold of perception for humans is approximately 65 VdB. A vibration velocity of 78 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels for many people. Sources within buildings such as operation of mechanical equipment, movement of people, or the slamming of doors causes most perceptible indoor vibration.

Construction activities may result in varying degrees of ground vibration, depending on the types of equipment, the characteristics of the soil, and the age and construction of nearby buildings.

The operation of construction equipment causes ground vibrations that spread through the ground and diminish in strength with distance. Ground vibrations associated with construction activities using modern construction methods and equipment rarely reach the levels that result in damage to nearby buildings though vibration related to construction activities maybe discernible in areas located near the construction site. Apossible exception is in older buildings where special care must be taken to avoid damage. The FPA has guidelines for vibration levels from construction related to their activities and recommends that the maxisoumpeak-particle-velocity (PPV) levels remain below o.5 inches per second at the nearest residential structures. PPV refers to the movement within the ground of molecular particles and not surface movement Vibration levels above 0.5 inches per second have the potential to cause architectural damage to normal dwellings. The PTA also states that vibration levels above 0.04 inches per second (in/sec) are sometimes perceptible to people, and the level at which vibration becomes an irritation to people is 0.4 inches per second The projects implementation will not require deep foundations. The use of shallow foundations precludes the use of pile drivers or any auger type equipment However, other vibration generating equipment may be used on -site during construction.

Lu Srry&blmaxrcr,NEaAYrvBDaeW kmeq
PAGE 61 -91_

Crrrar BBLTBLowBa•Bm'IN.SS Y&MnTGaSEoNEnA=DEnLAEATton
ELO1E STREef SYECa9CPr•APNs7109-013-032;7109-013ro33;&7109-OU-003 Table 3-9 Construction Vibration
Conservctian
Equipment
PPV @ao R.
(inches/serf
(Vibration ryd6)',
@ ao R. '
Hie Ram

0.352
99 Laxge Bulldozer
o.352
99 Loaded Trucks
0aw
98 Smart Bond..
o.mz
70 Source: U.S. Department of Transpenedon
As shown in Table 3-9, the peak -particle -velocity levels would remain below o.5 inches per second at the nearest Structures during the construction phase. Since construction activities would only occur during the permitted construction hours and would be below the FPA thresholds, the impact of groundhome noise during construction would be less than significant. Once operational, the 32-townhome units and future development within the Specific Plan Area would not result in significant ground -home vibration. The operationofindustrial equipment, heavy construction equipment, and heavytmeksarenot associatedwith residential uses. As a result, the impacts would be less than significant The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. For a project located within an airport land use plan or; where such a plan has not been adopted, within two miles otrapublic airport orpublic use airport, would the projecterpose people residing or working in the project area to excessive noise levels? a Nolmpact.

The Specific Plan Area is not located within two miles of an operational airport. The nearest airport is the Compton Woodley Airport located approximately 6.6 miles to the east of the site. As a result, no impacts are expected with regard to excessive noise levels due to airfields. The Project, including all development within the Specific Plan Arm and all discretionary actions, would not result in any significant impacts. 3-13.3 CUMUI ATI M IMPACM
The analysis indicated the Project would not result in any significant adverse cumulative noise impacts.

Development of the two Bookend Pamels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no significant adverse cumulative noise impacts will occur.

3.13.4MI GA11ON MEASURES
The analysis of potential noise impacts indicated that no significant noise impacts would accur as part of the Projects approval and subsequent implementation. As a result, no mitigation is required.

ATML STUDY& I&MATED NEGATIVE DEC maq PacE 62
_92_

C=or SEraPLowa2•LvmntSauoY&MmraxaO Na¢Arm Damaea W
Frpivna Sreaar 3Pal2F[CPrgN •APNs71o9-013-032; 7104013-033; & 7109-o1s-003

3.14 POPULATION & HOUSING
Environmental lssrse Areas EYamined
Pvtentiau'
Sigarificant
�Th.
rm�wi
6dtigedov
Less Than
Sim t
No
I Pact
A. Would die project induce sube bO aa,,Lmed p,,Wadon
growth may area,ei&er dtecdy(foreumple, by proposiv6
X
¢ewh¢mes and b¢sinec.) or iadirecrly (farexample, thmugh extension ofroads rother ivt aactum)?
B. WaWd the projectdisplare s¢batantiW numbers of edsdng people orhomrgv„necessitalwgthe mvshvction afreplar�ent X
housing elsewhere?
3-14.1 ENVIRONMENTALSETTING
Belblowerhas a 2025 population of 72,560. Bellflowers population is currentlydedlulugat a rate of-1.73% annually and its population has decreased by -8.n% since the most recent census, which recorded a population of78,965in 2020.The Projectwould constructupto 76 townhome, units on a i.99-acre site. The three parcels locatedwithin the Specific Plan Area are carrentlyoccupiedby an existing 23,000 square foot funeral home, aflorist shop, a nail salon, and a 10-unit apartmentbuilding.

A. Wouldtheprojectinduce substantialpopulation growth in an area, either directly or indirectly(e.g., through projects in an undeveloped area or extension of major infrastructure)? • Less than Growth -inducing impacts are generally associated with the provision of urban services to an undeveloped or rural arcs. Growth -inducing impacts include the following:
• New development in an area presently undeveloped and economic factors which may influence development. The Specific Plan Area is currently developed as are the neighboring offsite parcels.

The proposed development would conform to the site's zoning and General Plan designation following adoption of the Project.
• Extension ofroadways and other transportatlonfacifides. No changes to existing roadways except driveway configuration within the Specific Plan Area would occur. • Extension ofinfrastructure and other improvements. The installation ofanynewutilitylines would not lead to subsequent offsite development since these utility connections will serve the site only.

Additionally, the site and surrounding area are already developed and improved with infrastruchras.
• Major off -site public projects (treatment plants, etc.). The Project's increase in demand for utility services can be accommodated without the construction or expansion of landfills, water treatment Plants, or wastewater treatment plants.
• The removal of housing requiring replacement housing elsewhere. No housing units would be replaced by development within the Specific Plan Area As part ofthe Project, afuneral home would — —be- replaced -by32naits�The-remaining parcelawithin-theSpecifi PlaraArea include afloristshop; Lv SruoY&MirmArea NEGAINE DEcu rmn PAGE 63
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CM OEBmaannwaa • ITMIAE STUDY &MTTmATE➢NEGAme➢ECrAAATION FLCvyEa SrEmrr SaEcmnc Pl•APNs7109-013-032;710
9 -013-033;&7109-012-003
a nail salon, and a in -unit apartmentbuilding. Future development on Parce17109-012-003 would replace the existing to -unit apartment residential development. Future development on Parcel 7109-013-032 would not replace any existing housing because the site is only developed with a florist shop. As a result, no replacement of subsidized housing would be required. • Short-term growth -inducing impacts related to theprojects construction. The project will result in temporary employment during the construction phase. According to the California Employment Development Department, the unemployment rate of the City of Bellflower is 6.4% as of July2025.

The future employment associated with construction will help to offset the City's unemployment figures.

The Project would involve the construction of 76 townhome units. The proposed units would be owner - occupied condominium units. According to the United States Census Bureau data for the City of Bellflower, the average household size is 3.23 persons per household, which would translate into a total of 246 residents that would occupy the proposed development. According to the Growth Forecast Appendix preparedby SCAG, the City's future projectedpopulation for theyear 2045 is 77,000 persons, an increase of 300 persons from the 2o16 population. According to the Censas Bureau, the estimated population as of July 2024 is 75,716. Again, the potential increase of 246 persons would not result in an exceedance of SLAG projections. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would remit in less than significant impacts.

B. Would the project displace substantial numbers of edsting housing, necessitating the construction of replacement housing elsewhere?•No Impact.

The Project would construct up to 76 townhome units on a r.qg-acre site. Pared 71og-ot3-033 is currently improved with a 23,000 square foot fane al home. The Project would require the demolition of this existing development that would allow for the construction of 32 townhome units. The proposed snits would be o vuer-occupied condominium units. The remaining parcels within the Specific Plan Area include a florist shop, a salon, and an existing apartment building. The eastern parcel includes an apartment building. In the event the coo existing units would be demolished, they would be replaced by the new units that would be constructed. As a result, displacement of existing housing would be considered insignificant because any future residential development would replace the displaced units.As a result, no impacts wouldoamr. The Project including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

3.14.3 CUMULATIVE IMPACTS
The analysis indicated the Project would not result in any significant adverse cumulative population and housing impacts. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no significant adverse cumulative impacts related to population and housing will occur.

3.14.4 MD.IGATION MEASURES
The analysis of potential population and housing impacts indicated that no significant adverse impacts would result from the Project's approval and subsequent implementation.

Lv SmuOY&MrircxrxcNscanva DEcu naN PA E64
-94-

Cunr"Baiaimuwaa a INrrm Err mY&MMc.&res NaOAaYVED$nLAFAT1oN FrowaaSTasar SPacmm Pr aAPNs7io9-olao3zi71o9-oa3.o333& 7209-012-003

3.15 PURIJC SERVICES
Environmental! Lssue Areas Fxeaained
Potentially
SiNO
t
lace Than ifirantivi5
Than
si—fi�t
m
p
impn with
Alof'anon
p
I pan
A. Would the project result in substantial adverse physical impacts assodated with Ne pomOon ofnew or physially
dtued govemmeutol faalidee, need for aew or physically
=hued gavemmstal fee idev, the mv9n auotioofwhich
would nose sigoif raft environment=] impacts, in order to maimain acceptable sa w ratios, respoose thee, wother
performance objerdws for any ofthepubho services:

I). Wouldthe proienresult insubstantid adverse physical x
impacts =odated with Fin protemoul
En. Would the pojen ruult in substantial adverse physical x
®paW assocfatedwith Pdicepmhodoo?
fii).. Would the project result is substantial adversepl Deal x
hapeas mociatedwith5chods?
iv). WORM the Pooled revuh h substantal adverse physical x
impartaaesodatedwnh Park.Y?
v). Wouldthepmleoruult fn sulutuatal adverse physial
x
impacts.odatedwithotherpoblicloon ies?

3.15.1 ENVEK0MHNrAL SErnNG
Fire and emergency response services within the City is provided by the Consolidated Fire Protection Districtfor Los Angeles County (I.ACFD). Services include fuesuppression, emergencymedical, rescue and fire prevention, and hazardous materials coordination services. Station 23 and Los Angeles County Fire Station 98. These facilities provide emergency medical Services (EMS), fire and rescue services, and safe haven services for unincorporated Los Angeles County and contract cities. Station 23 is located approximatelybalf--a-mile from the Specific Plan Area and Station 98 is located approximately 1 mile away fromthe Specific Plan Area.

Law enforcement services in the City is provided by the Los Angeles County Sheriffs Department — Belltiower substation. This substation serves the City of Artesia, City of Bellflower, City of Hawaiian Gardens, City of Lakewood, City ofPamons m% Unincorporated Cerritos, and Unincorporated Long Beach.

The substation is located at 16615 Bellflower Boulevard. The Bellflower Sheriffs Department is located approximately half -a -mile northwest of the Specific Plan Area The Bellflower Unified School District provides educational services to students in Bellflower. The District provides education to students at 11 elementary schools, 3 high schools, and i independent study academy.

There are close to 10,000 students enrolled in prekindergarten through the isth grade (BUSD 2024).

The City of Bellflower Parks and Recreation District operates 13 parks, 3 indoor community facilities, and one multi -use trail. In total, the City manages over Ion acres of park acreage. These parks range from mini or pocket parks to community parks and special use places which offer recreational classes and outdoor activities.

INmALSrrIDY&blll]Cu1TEn NEnArrve DaccaanrlON PAGE65
-95-

CITYOFBmanOWEa• IMrun STanY&M31'ICATEn NEGATNBDECLAEA110N FL0wanSraxsr SPEcanc Prex•APNs71og-o13-o3a;7109-o13-o33i& 7109-012-003 The Clifton M. Brakensiek Library has served the community of Bellflower for more than too years. The first branch was opened on Much it, 1914 andhas moved four times until its present location. The Bbrary was named after Clifton M. Brakensiek, MD, who donated the land on which the libmrywas constructed. 31$.2 ANALYSIS of H$NIRONMBNTAL IMPACrs
i. Would the project result in substantial adverse physical impacts associated with fire protection services? • Less than Sionificantimnart
Fire and emergency response services within the City is provided by the Consolidated Fire Protection DistrictferLwAngeles County (LACFD). The IACFD services includefire suppression, emergeneymedical, rescue and fire prevention, and hazardous materials coordination services. The nearest station is Station 23, located approximately one half mile from the Specific Plan Area. The LACFD currently provides fire protection and emergency services to the Specific Plan Area under existing conditions. As discussed in Section 3.14, am. increase in population assocciated withthe operation of the Pmj eet would not be unplanned since the population growth resulting from the Project is consistent with SCAG's growth projections and the 246 newresidents would be considered planned growth that wouldbe addressed with existing facilities.

Development within the Specific Plan Area would not result in the need for construction associated with an expansion of existing or development of a new fire station. As a result, the impacts would he less than significant The Project, including all development within the Spe 'cite Plan Area and all discretionary actions, would resultin less than significant impacts.
iL Would thepmiect result in substantial adversephysical impacts associated with polite protection?• Less than significant impact. -
Lawenforcementservicesin the Cityareprovided bythe Las Angeles County Sheriffs Department. Services are wordinatedfrom the Lakewood LASD Station; the City also provides a substation for LASE, personnel.

The Lakewood Station also serves the City of Artesia, City of Bellflower, City of Hawaiian Gardens, City of Lakewood, City of Paramount, Unincorporated Cerritos, and Unincorporated Long Beach. The Chy+s substation is located at i6iiiS Bellflowar Boulevard. Each officer assigned to a beat is responsible to enforce all laws and prevent crime from occurring. Apatrol deputy is assigned a Reporting District where the deputy is familiar with the residents and businesses in their area. According to the Bellflower General Plan OR, the City's average response time for Priority 1 calls, which us conflicts in progress, is 4 minutes and 4o seconds. The City will reviewthe site plan for the proposed project to ensure that the development adheres to the City's requirements. The Applicant will be required to mmplywith all pertinent requirements related to on -site securityand alarm monitoring. Therefore, theprojects law enforcement service impacts will be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would resultin less than significant impacts. ill. Would the project resultin substantial adverse physical impacts associated with schools? • Less than Significantlmpact.

The Cityof Bellflower is located within the service boundaries of the Bellflower Unified School District The nearest school is the Las Flores Home Education Independent StudyAcademyloceded approximately 2,000 feet to the southeast of the Specific Plan Area. The new development and future development within the Specific Plan Area will be required to pay all pertinent development fees to the school district. Although new — residential developmentwin-result in -an -incremental- increase of school-age-students-residing-within-the- lanru LST Y$MnmAma NEaAmaDEclAa cow PAGa66
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CrrYOFBEMF•^S^'^ •INm w3eanY&Mmnsian N80ATn'E DEONEATION FLOWERSnUort SraCmlCPc6APNs7109-013-032;71D"13-o33;&7109-012-003 City, additional school services will not be needed now or in the nearfutureto serve the Project. The Project would be subject to Senate Bill So (SB 5o), which requires the payment of mandatory impact fees to offset any impact to school facilities. Pursuant to SB-So, payment of fees to the applicable school district is considered full mitigation for project -related impacts. The Project's school enrollment impacts would be offset by the school fees that would be paid by the developer. The Project is consistent with thisfinding and the enuironm¢ntol impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. iv. Would the project result in substantial adverse physical impacts assoeiated with parks? • less than The CityofBellflowerParks and Recreation Department operates 13 parks throughout the City. The nearest public park to the Specific Plan Area is liberty Garden, which is located south of Flower Street, approximately 7o feet to the south of the Specific Plan Area. According to the City+s Parks and Recreation Master Plan. the City aims to have a ratio of four acres of parkland per 1,000residents. An increase in 246 residents would result in a deficiency of a.984 acres of parkland. Theproject Applicant will be paying a park fee as outlined in the Development Agreement. As a result, less than significant impacts to parks and recreational services will occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. v. Would theprojectresult in substantial adversephysical impacts associated with theprovision of new or physically altered governmental facilities, the construction of which would cause significant enuirnnmental impacts in order to maintain acceptable seruice ratios, response times, or other Performance objectives relative to other governmental services? • No Impact.

As discussed in Section 3,14, my increase in population associated with the operation of the Project would not be unplanned since the population growth resulting from the Praject is consistent with SCAG's growth Projections and the 246 new residents would he considered planned growth that would be addressed with existing facilities. No new governmental services will be needed to serve the facility and the Project is not expected to have any impact on existing governmental services. As a result, no impacts are anticipated The Project including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

3.15.3 CUMDIATWE IMPACIB
The future development contemplated as part of the Project's implementation will not result in an incremental increase in the demand far emergency services. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project.

There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts are anticipated.

3.15.4 MMGATioN MEASURES
The analysis of public service impacts indicated that no mitigation would he required.

INmlc SroaY&MmaATEaNEannVEDECLAEAnON PA E67
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CrfYOFBE1.cetuwEx • INt1anL3Tum&bIrricnaBoNacATrvEDE¢AEATIox FLOWERSTREETSEemnc PLAN• APNs71o9-oa3-o32;7109-013-0331& 710"=ss 003

3.36 RECREATION
Emvonmenm]Issue Areas Examined
Sitcnnraut
fc 'Ilan
Significant
�Tcan
gmvfiont
No
Imr aU
P
I ,,Actwith
pa ct
ImPaR
Mitigatiov
A. Wouldtheprojedkaewetheueofexiting
neighbmhaod a¢d regiomlparW or otLerrecreatlonal
X
&cNitiessnchthatsubst tAphysicdde momtionafthe
facility would oeeur or be aaelemtcd?
B. Wouldtheprje ffidudere tonalfu itiworregwre
themattrmtion or eipansion ofw ¢canal&cilitics which
x
mi&ha made epb,iml a%ectontheenvccacneur

3.16aENvVBovmrmrrrA sp mvc
The Bellflower Parks & Recreation Department oversees the maintenance and management of parks, recreational facilities,. programs, and special events throughout the City. The City operates the following park facilities:
• H. ByrmnZhm Community Park and Trailis aneighborhood parklocated onthe northeast comer of the City. The park contains a passive waBdng trail around the perimeter of the park and several outdoorfimess stations along the trail -The park is located underneath powerlines which limits the types of amenities allowed for public use.
• T. Mayne Thompson Park and Aquatic Center is located in the central -north area of Bellflower.

The park contains a playground that was renovated in 2m, picnic areas, two softball fields, a baseball field, basketball half -courts, and restrooms. The indoor facility at Thompson Park contains a gymnasium with indoor pickleball, and a multipurpose room for recreational programming. The Bellflower Aquatic Center is also located at this Park The Aquatic Center contains both indoor and outdoor pool facilities and aweight room.
• Constitution Park is a neighborhood park located in the south area of the City. Currently, the only existing amenityis a small walldngpath, but the Cityplans to add a play area andfimess equipment in 2025. The park is located underneath powerlines which limits the types of amenities allowed for publicuse.
• Palm Parkis alinearneighborhoodparklocated inthesouth area of the City adjacenttotheArtesia Freeway. This park contains a picnic area, a playground, tot lot, a plaza space for Bellflower Recreation in Motion (BRIM), and a walking path.
• Chevron Pocket Park is located on the comer of Somerset Boulevard and Eucalyptus Avenue. It is a very small park with no amenities. This park is located on leased ]and with a utility pipeline underneath.
• Rivemfew Park is located on the east side of the City adjacent to the San Gabriel River. This park contains along walking loop along the perimeter of the park and a Class 1 multi -use path. The park is treated underneath powerlines which limits the types of amenities allowed for public use.

LYrn STUDY&MMQATWNEGAnVEDEef noN PA E58
-g8-

CI'lYGP$SLCPI.05V8a • IN31'IAL SI11DY&MRIGAT¢DNEGAYIVB DI.m,MATION FWo STssarSPEL CPL eAPNs7109-013-032;7109-013-033;&7109-012-003 • John S. Simms Park is located in the central area of Bellflower. This park offers a Inge outdoor fitness area, aplayground, atot lot, picnic areas, basketball courts, andtwo softball fields. The City Plane to convert the two softball fields into a multipurpose field in 2o25. The recreation center located at this park contains an auditorium and multipurpose rooms used for programming activities.
• Rwh R. Caruthers Park and Bellflower Skateparkis a communityparklocated in the southern area of the City. This park offers a variety of amenities including lighted basketball, handball, volleyball and tennis courts, picnic areas, playground, outdoor fitness area, game room, skatepark, and a splashpad. The northern portion of this park also contains an equestrian and walling trail. • Butterfly Garden park opened in December 2023. It is a small park with planted gardens, bench seating, and a small walking path. This space provides a passive recreational area for nearby residents.
• PirareParkis located in thedowatow, areaofBelltlower. This pirate-themed playarmincludesa Pirate . ship, fort, skull cave, climbing bridge, and a treasure chest. This is a completely gated park with seasonal parkhours posted at the park entryand onthe City's website. • The Flora Vista Dog Park is located in the north west area of the City, adjacent to the Bellflower Bike Trail. This dog park offers two separate fenced areas; one for small dogs and one for larger dogs. The park contains benches, seating, and ADA accessible parking. • Library Gorden and Veterans Memorial is located in the heart of Bellflower. It is a mini/pocket park commemorating the Veterans of the City and serves as a small passive space for community members. This park has unique art sculptures with seating areas.

In the Cityof Bellflower, California, a Public Facilities Fee audaseparate Park Development Fee ischarged on new multiple -family developmeat to help fund the construction and maintenance of parks and recreational facffities.

3.16.2 a xALYSIS of F NVIRONMBNTAL 1svAC7S
A. Would the project increase theme of existing neighborhood and regional parks or other recreational facilities such that substantialphysiral deterioration of the facility would occur or be accelerated? Less than Signhcantlmpact._
The Cityof Bellflower Parks and Recreation Department operates 13 parks throughout the City. The nearest public park to the Specific Plan Area is liberty Garden, which is located south of Flower Street, approximately 70 feet to the south of the Specific Plan Area. The Project would not physically impact any local park. The Project would involve the construction of 76 townhome units. The proposed units would be owner -occupied condominium units. According to the United States Census Bureau data for the City of Bellflower, the average household size is 3.23 persons per household, which would translate into a total of 246 residents that would occupy the proposed development. According to the City�s Parks and Recreation Master Plan, the City aims to have a ratio of four acres of parkland per I,000 residents. An increase in 246 residents would result in a deficiency of o.984 acres of parkland. The project Applicant will bepaying a park fee as outlined in the Development Agreement. The Project, including all development within the Specific Plan Area and a➢discretionaryactions, WguUra,4ft Rjess than.siynifimntimpncts__._—_ DITULSMDY&MmaATEDNEGAT DECfAa ou P-Ga 69
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CMOPBEIr CAVER•1N1T1AI.STUDY&MMGATEDNEGAi1VCDECtA UON
FY.OWEa Sre=rSPscDic Pr •APNs7109-013-032; 7109-013-033;&7109-012-003 B. Would the project affect existing recreational facilities or require the construction or expansion of recreationalfacilities that might have an aduersephysical effect on the enuironment7-No Impact.

The City of Bellflower Parks and Recreation Department operates 13 parks throughoutthe City. The nearest public park to the Specific Plan Area is Liberty Garden, which is located south of Plower Street, approximately 7o feet to the south of the Specific Plan Area. According to the City's Parks and Recreation Master Plan, the City aims to have a ratio of four acres of parkland per 1,000 residents. An increase in 246 residents would result in a deficiency of 0.984 acres ofparkland. The Project would be required to pay any pertinent development fees. The Project would not involve my construction that would directly impact these park facilities. As a result, no impacts wig occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

3.16.3 CaMviAT1vE IMPActs
The analysis determined the Project would not result in any potential impact on recreational facilities and services. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts on recreational facilities would result from the Project's implementation.

3.16.4MTTIGA7 mMusiuRm
The analysis of potential impacts related to parka and recreation indicated that no significant adverse impacts would result from the Projects approval and subsequent implementation. As a result, no mitigation measures are required.

L\'lT1AL SnIDY&MRTGATED NEGATNE DECIAMTION PAGE 7n
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Crrxof RELLPLowca• INrr1aL Sn &Mrrmx EDNEGAnve D8CLA8AnoN FlowsaSlaaar3re0DrcPr •APNs7109-013-032; 7109-013-033;&710g-0u-003 3-17TRANSPORTATION
EnAreas Examined
Potentially
Sigrdficaat
Ieca Than
SrgmGrant
I Than
Si pdfiant
No
Impact
Impactwith
alitigatian
lepart
Impact
A. Would the pc jed conflict with a plan, ordinance, oc policy addressing the circulation system, iacludb g transit, roadway, X
bigde andpedravim meihae,z
B. Contlid or be ineoosisrret wab CEQA Guidennm yr5064.3 sub&vision(b)T
x
C- Wodd the vjeet zabmadaEY fiv. hazards due m a
gmeomenic design texture (e.g., sharp carves or daagerr s X
tesections7 ormcompatibleusn( g., farmepdPmeat).

D. Wou)dtheprojectresnitminade eeemergencg accea?
x
The traffic study is attached as Appendix C — Traffic Study.

3.17.1 ENVIRONMENTAL SETTING
Apmjectwill normally have a significant adverse impact on traffic and circulation if it results in any of the fonown g:
• A conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to, intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit;
• Substantiany increases hazazds due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment); or, • Resuhsin inadequate emergency access.

3.17.2ANALYM OFENVUWNmEsNm 1DYAcTs
A. Would theprojectcause a corpctunth an applicableplan,ordinance, orpolicy establishing measures of effectiveness for the performance of the circulation system, taking into account ail modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to, intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? • Less than Sigmficantlmpact The trip generation for the Project has been developed using the rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition) for Land Use Code 220 — "Multiple Family Residential Low Rise. The projected trip generation is summarized in Table 3-10.

LurD.tLSnmY&MrnOATzo NEGAnw DEcz1 noN
PAGE71 -101-

CY3Y OABHLIFLf1wEA a IMTIALSTU➢Y&Ml'1'ICAI'aONHGAT1VEDaCLAAA310N Fiow Sr TSPErn cPi aAPNs71o9-013-032;7109-013-a33;& 7109-012-003 Table 3-10 Project Trip Generation
Pamel/Use
Units
A.M Peak Hour
PM Peak Hour
Daily
In Out Total
In
( Ou[
Total
Multi -Family
In Cade 22o
e4%
76%
1 oqo
63%
37%
o.6s

6.74 7109-013-M
32 suits
3 l0
13 10
6 is
.6
n0¢ols-32
'an,
2 8
m
8 5
re
162-
710¢m2-003
20 uois,
2 6
8 6
4 10
M.

Subtotal
76 mite
7 24
as
24 i5.
38 5a3
Eximng71o9-013-33
Ponunl Homo
7 3
in
8 10
18 229
P.tiafm nil -013-032
Ploilst
6 2
8 10
10 20
no
BidaWg7lo¢am-oo3
8alav to uuid
2 4
6 6
a
u
m
Ed.cag3ubtotal
15 9
2q
x4
25 39
450
Net Trips
-8
1S
7 0
-ro
e Uvits poswbleuvdermavmvmpatenwal devsigaf5o vtihpuauu Source:=r,ip Generawon Mauual(ue Edidon)
Table3-10 shows the comparison ofthe existing trips againstthe projected generation based on a fullbuild- out of the Specific Plan Area. According to Table £o, the Project is anticipated to generate atotal of 63 new daily trips with seven AM peak hoar trips and one less PM peak hour trips. These levels of project daily and peak hour nips are not considered significant
Based on the results of the Air Quality, Greenhouse Gas, and Energy Impact Study, the greatest amount of trips occurring for a construction phase would be 26 trips per day during the Building Construction pbase- This figure includes both workers and construction vendor trips. Therefore, it can be assumed that future construction on the Bookend Parcels would have a maximum of equal to less trips per day. Construction related traffic for the development of parcels within the Specific Plan Area would travel through Flower Street. A construction management plan may be conditioned is part of the implementation of any development within the Specific Plan Area to address scheduling, notification, and duration for construction.

The only changes to pedestrian facilities proposed by the Project include the replacement of the existing pedestrian connections to the existing funeral home with pedestrian connections from the development to the sidewalk on the north side of Flower Street No adjacent roadways include bicycle lanes or facilities. The Norwalk Transit System (NTS) line 1 runs along Flower Street. The Flower Street and Civic Center Drive North Stop is located east of the Specific Plan Area, on the east side of Civic Center Drive. The Project would not obstruct access to this stop. The Project would not interfere with the operations of any mass transit, bicycle, and pedestrian facility since the project would be limited to the parcel. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

B. Conflict or be inewisismittwith CEQA Guidelines §150643 subdivision (6)? a Less than Significant The City of Bellflower has not adopted its own Vehicle Miles Travelled (VMT) standards. The Project, however, was screened from VMT analysis because the Project area is located within the Transit -Oriented DevelopmentSpecific -Plan -and -is-within-abigh-quality- transit -area.-Since the -Project -has-been screened LYITTALSnaiY&MnT"MNEG nvEDEC rIoN PAGE72
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CMOFBBf.LFIAw%k.IMTTAL SIU➢Y&Mn'i(:ATFn N80A'11VE D80IdFAT ON LhowmrSraE6r SmE cPt.APNs71o9-013-032:7109-013-o33i& 7109-via-003 from further VMT analysis, the Project can be presumed to have aless than significant impact on VMT. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. Would the project substantially increase hazards due to a design feature (e.g., sharp curves or dangemusintersections) or incompatible uses (e.g., farm equipment)?. Less than Signiflmntfmpact.

Vehicular access would be provided by a 26 foot wide driveway connection located at the southeast corner of the development and would connect with the north side of Flower Street. An internal 26-foot-wide drive aisle would connect the guest parking spaces and garages to Flower Street. The proposed driveway connection would not result in sharp curves or dangerous intersections. Further, the Project will be compatible with neighboring land uses. As mentioned in Subsection A, the 32-unittownhome development on 9903 Flower Street would not result in change to the existing spillover at the Flower Street and Bellflower Boulevard intersection. The design of the Bookend Parcels has not been submitted, therefore, the City will further review when plans are designed and submitted. The City may require future development on the Bookend Parcels to undergo further analysis to ensure the future development would result in no changes to the existing spillover. Further CEQA analysis may be required accordingly when designs are submitted.

As a result, the impacts would be less than signffrcanf. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

D. Would theprojectresultin inadequate emergency access?.No7mpact. i The Project would not affect emergency accessto any adjacent parcels. Atnotimewillanylocalstreetsor parcels be completely dosed to traffic. As a result, the ProjecPs implementation will not result in any impacts. The Project including all development within the Specific Plan Area and all discretionary ac7ions, would not result in any significant impacts.

3.17.3 CUMULATIVE IMPACTS
The future development contemplated as part of the Projects implementation will not result in any significant traffic generation in the area. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no eadsturg or future development anticipated within thevicinity ofthe Specific Plan Area that would lead to significant impacts. As a result no cumulative impacts are anticipated.

3.17.4 MITIGATION MEASURES
The analysis of potential impacts related to traffic and circulation indicated that no mitigation was required.

Lama SnmY & Mranarao NErama DEcuanrton
PAnE73
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CMOFBaLL1mnW8a • 1N1nA15runY&M112GA1'en NHOAnVa DzccnavnoN FLowra Sraxir SraeanCPiaN aAPNs7109-013-032; 71m)-o13-o33; & 7109-012-003

3.18 TRIBAL CT7LTf)RAL RESOuRt ES
t.eaa rb.n
5i�fart
Thav
No
Environmental Issue Areas Examined
Sitevt�[
i gn,uc
�'.et
Impact
Im,
with
i
Impact
Miti scion
a. WoWdtheprojectcayseambAmtialadvmech=pg Ne
sig W fimvice of a inbat cvttmal lesoucce, defiv� in Public Resowres as site,
ds=pe that sgeo dinte,place,
coltm.lsnpeafethatisgeogr Meally Ne
sizeand oftherindsr eredpdefinedistermsh
sa¢edprice,or
bb mwith
al= N
cultucalvaluem a CalifomieNat?veAmedcaaidbS mdthat u:
0 Wouldthepnie bavelistedwdigbleforbstivgintbe
Catifomia Regirtm of}Iiatorim7 Raowcea, Drain aloulregisteroE x
razawces as defined in Public Rssomma Cade secHoa
Socorical
5ozo.x(k), w
u). Would the pmjeethwe remmce detumdaed bythelead
a gency,ffiirsdisc on® mppodedbyaubst Ialevidence,to
besigui =tpwsumttocrheriasetfortIL nsub&vWm(e)of
Publcc ounce Code Section5o4.xlnVplyingthecrdcriaset
i(
forth suWwah (c)ofPublic Resovrre Code Section Soz
the leadd ageaty eha3 coasida the sigvifieanrn of the tesowce to a Califomm Native Amedran.

3.a8.1TWmwoLDs of &cNmlcaxcs
Aproject will noxnally have a significant adverse impact on tribal cultural resources if it results in any of the following:
• The proposed project would muse a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k). • The proposed project would cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in term: of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be sie-nificant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5o24.r, the lead agency shall consider the significance of the resource to a California Native American tribe.
338.2ANALYSIs OF ENVIRONMENTAL IMPACTS
A. Would theprjectcause a substantial adverse change in the significance ofa tribal cultural rwource, defined in Public Resources We section 2io74 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a CaliforniaNativeAmerican 75ibe, and that is: No Impact.

ATnbal Resource is defined in Public Resources Code section 2ro74 and includes the following:

Imrw.S=&:MnmanoNaaA=D�noN PAGE 74
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CR OFBmZWA •INRfAr.Sl &MrRoeYPDNNGArrva Dam9aA9oN
Fww Srasnr SFnctrrcPUN•APNs71o9-013-032;71o9-013-033;&7109-012-003 • Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that us either of the following: included or determined to be ehaleforinclusionin the California Register ofl istmieal Resources orincludedin alocalregister of historical resources as defined in subdivision (k) Of Section 5020.1. • A resource determined by the load agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1. In applying the criteria set forth in subdivision (c) of Section 5o24.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tube. • A cultural landscape that meets the criteria of subdivision (a) is a tnbal cultural resource to the extent that the landscape is geographically defined inters of the size and scope of the landscape. • A historical resource described in Section 21084.1, a unique archaeological resource as defined in subdivision (g) Of Section 21083.2, or a "non -unique archaeological resource" as defined in subdivision (h) Of Section 21083.2 may also be atribal cultural resource if it conforms to the criteria of subdivision (a).
q. Would the listed or eligible for listing in the California Register ofHismrical Resources, or in a local registerofhistoricalresmvcasasdefnedin PublicResourrrs Codesection5o2o.1(k) •Nolmpact Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following: included or determined to be eligible for inclusion in the California Register of Historical Resources or included in a Iocal register of historical resources as defined in subdivision (10 of Section 5020.1. Parcel 7109-013-033 is currently developed and is occupied by an existing funeral home. The Bookend Parcels (7019-013-032 and 7ao9-om-oo3) are developed with a florist shop, a nail salon, and a 10-umt apartment building. A search was conducted using the California Historical Resources database available at the California Office of Historic Preservation websiteto identify the presence of historic structures within the Specific Plan Area. The search through the State's registrar yielded no results. In addition, a second search was conducted using the National Registrar of Historic Places. Again, the march yielded on results. As a result, no impacts would occur. The project, including all development within the Specific Plan Area and all discretionary actions, would not result in any signifwmttinq acts
if). Would the project have a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria setforth in subdivision (c) ofPublic Resource Code Section5o2q.1 In applying the criteria setforth in subdivision (c) of Public Resource Code Section 5a24.1, the lead agency shall consider the significance of the resource to a California Native American 7)ibe7 • Less than Significant Impact.

As part of the AB-52 and SB-18 consultation, the Gabrielino Tongm Indians of California stated the following as part of communications received on October 13, 2025:'We are in receipt of this project and it sits in the footprint of recorded tribal cultural sites. This project (as it will require ground disturbances up to 30) will require us to be there for tribal monitoring, Please let us know how the project progresses and your next steps.' This mitigation measure is addressed with Cultural Resources Mitigation No. r. • The Applicant must obtain the services of a qualified archaeologist as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California to conduct full-time monitoring services during grading and excavation operations. The monitor(s) must be equipped to salvage artifacts if they are unearthed an as to avoid construction delays. The Lv Srnvy&Mrruwrxo NEGAl1VEDEC2A& GN
PAG275
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CITYOFBELEFLOWm1.7ariw.Snmr&MTT1cerEnNEcnIm DECLARAI'fOx F1Q%WSI1UaYTSF1wooCPl •APNs7109-013-032; 7109-013-033;&7109-012-003 archaeologist/mouitormustbe empowemd to tempormilyhalt or divert equipment to allow for the removal of specimens in a timely manner. Monitoring may be reduced if the potentially culturally significant units are not present in the subsurface, or if present, are determined by a qualified archaeologist, to bave a low potential to contain or yield archeological resources.

As a result, no additional mitigation measures are required and the impacts would be less than significant. The Project, including all development within the Specific Plan Area and an discretionary actions, would result in less than significantimpacts.

3.18.3 CUMULATIVE IMPACTS
The future development contemplated as part of the Projecfs implementation will not result in any increased tnbal/cultaralresources impacts in the area. Development of the two Bookend Parcels within the Specific Plan Area us considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts are anticipated.

3.18.4 MI IGATiGN MF A SURES
The analysis of potential impacts related to tribal cultural resources are addressed with Cultural Resources Mitigation No, i and that no additional mitigation was required. ixrrcv.Srvor&MrrmernO NwArivEDEcia vrmx PACE76
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CDr or BHilrinwmt . Irvrrrgr. SronY & MmaATao NacAT rvE DsctAxnrort P�SrxserSrecmlcPu oAPNs71o9-ot3-032;7109-013-033;& 7109-01e-003

3.19 UTlITTiRC AND SERVICE SYSTEMS
Potevt�y
'.`snav
sigmficent
Less'Ihan
No
Environmental issue Areas Examined
signiG t
Impactwidc
Sigmficaut
Impatt
ImPeet
Mitlgarivv
Impact
A Wocldtheprvjectregvixe vc re�ultwthe xlomticnac
co vmrceov ofvewmeapmdedwater, wastewatertr atmeot
orswrmwatm draivage, elecuic Powv,nawmlgas, ar
X
telemmmmimtiomfmfi=t,them or rewmtiov of
whirl coWd muse eignifimut ewlmvmmtW effems?
mtale
B. im aom7ahlew
smvethep
ffie Woepraja-thavesalyfomemblefu
X
tdurindxeasavablyfordmulhpledre
development durivg vormW,dry, and multiple dryymm?
C. Wou7d tUepcojecttesvltiv adetermumtiw by the
wartroustatrm mtproviderwhichservesormayservethe
prn]eet tithuadegaatecapadtywservethepmject's
X
projected dmmnd m addidonto theproAdees edit
mmmitmeab?
D. WovldthepmjectgmmrteaoGdwas[emexcessofStateor
Iomlandards,orl IXfRe4oftheml cityoflocal
X
I�
0(tasYcucwiq orothe[wise impair the analemmt ofsolid
wsstereductiongoals?
E. Wo dNeprojectmmplywith Pedeiay&ate,mdlocxl
mavagementmdceductimn mtesmdre uMonsrelatedw
X
.Iidwasm?
The utilities worksheets are attached as Appendix D — Utilities Worksheets.

3.191FiwmnrmUTALSErMG
TheCityof Bel flo eurPublic Works Deparmrentis responsibleforgeneral management, operation and care of the infrastructure found In the City's right-of-way, including streets, alleys, parldnglots, bridges, curbs, gutters, sidewalks, traffic signals, traffic signage, street striping, legend painting, curb painting, , storm drain system, street lights, street sweeping, graffiti removal, landscapes and tree trimming, right-of-way permits and inspections. Potable and recycled water is provided by multiple water companies including Beliflower Municipal Water System, Liberty Utilities, Bellflower Somerset Mutual, and Bellflower Home Garden. Sanitary sewerservices are provided by the Ins Angeles County Sanitation District

3.19.2 ANALYSESOBENvIEoNMBNTALImFAc15
A. Would the project require or result in the relocation or constructian of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, theconstr action or relocation ofwhich could cause significantenuironmentaleffectsT • Less than Significant Impact.

There are no existing water or wastewater treatment plants, electric power plants, telecommunications facilities, natural gas facilities, or stornwater drainage infrastructure located on -site. Therefore, the projears implementation will not require the relocation of any of the aforementioned facilities. The Specific Plan Area is currently improved with a funeral home, salon, to -unit apartment building, and florist.

The Pwject's connection can be adequately handled by the existing infrastructure within the Specific Plan Area. No new construction of utilities facilities would be required. As a result, the potential impacts will IMrAL3NDy&MmCArsa NeGAiNE DECLARATION PAGE 77
-107-

CM OPBELr.Ta.ownE a INmAL STUDY &MMGATE➢NEGAar EDECLURAaGN F7nwns Srnse'rSPEcaaCPtsAPNS7109-013-032;7La9-013-133i&7109-012-003 be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

B. Would the project have sufficient water supplies available to serve the project and reasonably foreseeablefuture development during normal, dry, and multiple dry years? • Less than Significant Impact.

Potable and recycled water is provided to the City by multiple water companies including California American Water, Liberty Utilities, Bellflower Somerset Mutual, and Bellflower Home Garden. The Bellflower Somerset Mutual Water Company (BSMWC) provides water to the Specific Plan Area. The BSMWC operates five wells, a two million gallon reservoir, and 66 miles of water mains. Water is obtained from groundwater wells pumping out water from the Central Basin totaling 5,265 gallons per minute capacity which meets 100%of the demand. In addition, four service connections to the Metropolitan Water District serve as bardmp for any need of imported water. According to the 2025 Annual Water Supply and Demand Assessment Summary Report by the California Department of Water Resources Water Use Efficiency Branch, the BSMWC had a 26% surplus in 2024, or an approximately 1,400 gallon per minute surplus. As indicated in Table 3-D., the Project is estimated to consume u,SL5 more gallons of water on a dailybasis. Theproposed 32-unit development on 9903 Plower Street is proposed to consume 2,70o more gallons per day and the Bookend Parcels if developed to the maximum amount of units would cansume

9.1t5 gallons daily.

Table as Projected Water Consum lion
Protect Element Covsnmotioa Rate Pmj et Co pti
APN n09-o13-033
32maldPleikaulyunits
Soo gal.9. /dav/colt
9fi gals./day
fimealhome
o,a gals./dav/su. a.
6Aoo gale./day
Subtotal
gala I&V
atmal' lefamilyoa.b
oo da mi[
gile /day
flaw k.
o4S nabs/day/saR
h 7gale. lday
Sabtain
1,
15 m gala /day
20Iw t 1c-&a7 mite
3oo ph. Msy/mit
6,00o ab. day
aom-Itile units. saba
3o0 ./daY/a2ir, o.ti ldar! .ft

2.65E da
Svbtetal

3.842 gala. MAY
P;;J Total
22,800 gab. do
Tutai
I0,98 day
Net
n,B;S gb. da
Sourtt: Bludgett Baylms E Ownental Planning
Compared to the surplus, this projected water consumption would be an insignificant value. The project would connect with existing water lines located in Flower Street As a result, the impacts will be less than sigfiCant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. Would the project result in a determination by the wastewater treatment provider which serves or may serve the projectthat ithas adequate capacity to serve theprdject's projected demand in addition to the prouider's existing commitments? • Less than Sign fwantlmpact.

IXMM STUDY$ NIMOATEO NEGATNE DrcL v'rroN PACE79
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CTTPOPBEIdk'IpwgB a LNrELU SIVITY &MMOa'1'ED NEG VaVE DemA8 ATTON FwA StREEiSrncwlcPW fAPNs71o9-013-032;7109-013-033;&7109-01e-003 Theproject would be servedby the County of Los Angeles Sanitation District's (LACSD) sewer system. The Los Coyotes Water Reclamation Plant currently provides primary, secondary, and tertiary treatment for a design capacity of 37.5 million gallons of wastewater per day (mgd) and currently processes an average flow of 31.8 mgd. The Joint Water Pollution Control Plant (JWPCP) located in the City of Carson has a design capacity of 385 mgd and currently processes an average flow of 326a mgd. The Long Beach WRP has a design capacityof 25 mgd and curd nttyprocesses an average flowof2o.2mgd. From Table 3-it, theProject is estimated to generate 7,323 more gallons of wastewater on a daily basis. The proposed 32-unit development on 9903 Flower Street is proposed to generate 1,80o more gallons per day and the Bookend Parcels if developed to the maximum amount of units would generate 6,o77 more gallons daily.

Table 3-12 Projected Wastewater Generation
Prdjeet Element Generadan Hate Pr jectGenendon
APN71o9-0t3-p33
E%mvldpto-tamily. itx
Zoo ease/dav/rout
bqo fiats/day
fimecalhome
o.zaala. /dav/ay.H
-,_....
q,6aopls./day
Submtil
_'>". _
a.eoa. •. tdav
AW7ao9-o12b03
20 IE mitt
2aa Iday/pp'tt
pyaa
tom
zoo ! Im4 or ( .R
y772 day
Subtotal

2.22E ais.

P01e&Tow
[n2W da
FXUKMT.W
7 al, d
Net
--I. I&Y
Source: Blodgett HaylosisEvvunummial Planing
Compared to the existing capacity of 69.4 mgd that can still be accommodated by LACSD, the Project generated wastewater would still be an insignificant amount to the current capacity. The ProjeeCs implemenmtionwilf rat create a substantial demand on wdstinginfrastructure.As a result, the impacts are expected to be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

D. Wouldtheprojectgenerate solidwaste inermss of State orlocalswadards or in excess ofthe capacity oflo xi l infrastructure, or otherwise impair the attainment ofsolid waste reduction goals? 9 Less than Construction and operations would generate a very minimal amounts of solid waste that would not exceed the capacity of local solid waste services. CR&R Fmvirommental Services and the Bellflower Recycling Center all provide waste and recycling services in the City. Solid waste is sent to the CR Transfer and Material Recovery Facilityin Stanton, Southeast Resource RecoveryFacility in Long Beach, andthe Downey Area Recycling and Transfer Facility before being sent to a landfill. The Savage Canyon Landfill is the nearest landfill to the Specific Plan Area and has a maximum dailypermitted throughput of 3,350 tons per daywith a remaining capacity of 7,612,583 tons. From Table 3-13, the Project is estimated to generate 384 more pounds of solid waste on a daily basis. The proposed 32-unit development on 9903 Flower Street is proposed to generate 256 more pounds per day and the Bookend Parcels if developed to the maximum amount of units would generate 128 more pounds daily.
(Nn7Al9'mnr&MmoA't'Eo NEGA1IVEDEI.rARA11aN PAGE 79
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CITY OPBSLr OWEa.INnLV.STODy&bIl'ITCATHD NEGATTVSDBCI.ARATfON F1.Ow SnrEEr SPEco+tc Pi.APNs7109-oa3-032;7109-013�033.&7109-0111-003 Table 3-12 Projected Solid Waste Generation
ProjtREl®e_ot� '. Ge¢ecation Rate .Pr¢jecrCeeeratio¢ -
APN>1¢o-0aa-ox�
9ouece: Blodgett 6aylosis E¢viro¢meuTel Ptaming
This figure would be an insignificant amount to the current capacity of the Savage Canyon Landfill. The Project's implementation will not create a substantial demand on existing infrastructure. As a result, the po tent ia1 impacts wouhi be less than significant. The Projec , including all develapment within the Sped; fic Plan Area and all discretionary actions, would result in less than significant impacts.

F. Would theprojeetcomptywithFederal,State, and localstatutes and regulations related to solidwaste7 The Project, hike all other development in Bellflower and Los Angeles County, will be requiredto adhereto City and County laws with respect towaste reduction and recycling. As a result, no impacts would occur. 27wProjec, including all deuelopmentwithin the SpedficPlmAma and all discretionary actions, would not result in any significant impacts.

3.19.3 CUMULAIM IMPALES
The potential impacts related to water line and sewer line capacities are site specific and none would be used. Furthermore, the analysis herein also determined that the Project would notresult in any significant adverse impact on localutilitles. Development of the two Bookend Parcels within the Specific Plan Area me considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts.

As a result, no cumulative impacts are anticipated.

3.19.4 MMGATFGN MEAS URES
The analysis of utilities impacts indicated that no significant adverse impacts would result from the Projecrs approval and subsequent implementation. As a result, no mitigation is required.

LYITIAL STUDY& MMGAMD Neusirm DECLA nopi PAGESO
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CtITOFBEL GWBna IN111Ar.STUUV &MMGA:raaNxwvrv8DEmag QN
F1Dw SraBEtSpe cPt *APNs71O9013-03e17109-013-033;& 7109-o12-O03

3.20WILDFIRE
Environmental Lssue Areas Examined
putcnl�Y
Sivant
gnlfim t
1�C4 Th.less
siffl
Than
9lgvmrp6a t
No
Irnp.M1tiriganon
rmppectt urWo
rt
Impact
A Would the proiod substoouallY impair an adapted
X
emergency response plan or emergency enacuarion plan?
B. Would theprojert duetoslope,prevailingvinds, and other factors, rsacerbatewildfire risks, and Ncrebyexpose pmject X
occupantsmpo➢utantcoucmma orefromawildfiremthe
oacontniledspreadofa A&dre?
C. Wooldthepmjectaquiretheb tapationamain[enauce
ofassorm divfras¢metme(suchascoeds,fiefbreaks,
emergemywa[ersoumes, powerlhrxo, orotheruNifea) that
X
may exwxbale fire rink or that may result hr Temporary or ongoing mrpacts to the eavimnmeap
D. Wouklthep jct eequeepeopleorshmctmeaw sigvibeant
risks, iuclvdivg d elope or do ustuam 8aodmg or
X
landslides, as a resdt of canaH, post -fire slope iostalu ity, or dmmagechanges?

3.20.11EN VIRONMENTAL SB117Nc
The State Fire Marshal is mandated to classify lands into Fire Hazard Severity Zones (FHSZ). The three classifications include: Moderate, High, and Very High. Incorporated cities, urban regions, and other portions of land where the local goverament is responsible for fire protection are considered Local ResponsibllityAreas (LRA). The FHSZ Maps can be viewed through the CAL Fire FHSZviewer. The City of Bellflower is not located within a FHSZ.

3.2 0.2 ANALYsis of ENVIRoNxafr'AL IMPACTS
A. Would the project substantially impair an adopted emergency response plan or emergency evacuation plan? • No Impact.

The Project would not involve the closure or alteration of any existing evacuation routes that would be important in the event of a wildfire. At no time during construction will adjacent streets be completely closed to traffic All construction staging must ocrar on -site. As a result, no impacts would occur. The Project, including all development within the Specific PlanArea and all discretionary actions, would not result in any significant impacts.

B. Would the project due to slope, prevailing winds; and other factors, exacerbate udldfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? a No Impact.

The Specific Plan Area is located in the City of Bellflower. The City of Bellflower is not located within a FHSZ and not subject to wildfires. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and aR discretionary actions, would not result in any significant impacts.

INniAI, STUDY & MrRGKcrD NEanrrvz DECLARATION Pnaa 81
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CnYOr B]n.LPlowsa. lNmAr.Sa &MIT1aA NEGAr DHCL9 moN
Fww Sxaear Sra cPx.APNs7l09-013-032;7109-013-033;& 7109-012-003 C. Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency watersources, power lines, or other utilities) that may exacerbate fire risk or thatmay result in temporary or ongoing impacts to the environment? • No Impact.

The Project would not change the urban character of the Specific Plan Area. The Specific Plan Area has an on -site fire hydrant pursuant to the legal standards. As a result no impacts will occur. The Project, including ah development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post fire slope instability, or drainage The Specific Plan Area is located within an area classified as urban and is not within a high fire risk area.

Therefore, the Project will not expose the Specific Plan Area to flooding or landslides facilitated by runoff flowing down barren and charred slopes. As a result, no impacts would occur. The Project including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.
3-20.3 Cum UI AIIVEIWAM
The analysis herein also determined that the Project would not result in anysignifreant adverse impact on wildfires. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts on utilities will occur.

3.20.4 MMGATTON NUP S®EFS
The analysisofwildfires impacts indicated thatless than significant impacts would resultframthe Project's approval and subsequent implementation. As a result, no mitigation is required l,m Stwr&Mrnonxw Neoxrivs Decce 7oN PAGE 82
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Ctav of Bffi.I.plAwea a Ixrrcu Saamr &Mnaonn9a Naaaarvs DpmABAnaN Pinsvrf¢3re�xSrncmrcPtnrt a APNs 91()"13-o32s 7109-01.3-033: & 7109-0=2 OD3

3.21 MANDATORY FINDINGS of SIGNIFICANCE
Environmev[a]Issue Mess Examined
PotantiallY
Sim
�'O
th
]Lew Than
5g°ifian
No
�nt
p'
fm�
pa
Mitigatiav
Impact
pa
A Does the projerthave the potential to substantially dWade the quality ofthe avhonmmt, substantially reduce the habitat of. fish or wdd[d, spedes, reuse .fish or wildlife population to drupbelowaelf-savtsivivglerah, threaten to eliminate apleet or X
animal mmmuvity, substavliany reduce the number or reamiu[ the rage of a ram or mdevgered plan[ or animal or eliminate important enmplea of the major periods of California history or prehistnp?
B. Does thee s have impacts that ere individu ily limited, but cumulatively omaiderabkt t"Chmviatively noradderable" means dirt the inemmenml effects of apmjett are mnsidemble x
when vimedm mmmrdon with the effects of past projects, the ¢Heals of other carman projects, and the aff cis of Probable C. Does theprojecthaveenvhvvmevmleHecta which wid came
sabstaatial shame effecs en human beings, either directly or X
A. Does the project have the potential to substantially degrade Me quality of the enummmem, substantially reduce the habitatofafuh orurildlifespecies, cause afish orwildhle population to drop belowself-sustaining levels, threaten to eliminate aplantoronimal community, subnantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate hnportant examples of the major periods of California history or prehistory? • Less than Significant with The Project will not have the potential to substantially degrade the quality of the environment, substantially reducethehabimt of a fish orwildlife species, cause afish orwfldlifepopulationto drop below self-sustaining levels, threaten to eliminate aplant or animal community, substantially reduce the number or restrict therange of a rare orevdangered plant or animal oreliminme important examples of the major periods of California history or prehistory. As discussed in Section 3.5 Cultural Resources, the Specific Plan Area is completely developed however it is possible during the earthwork process, unanticipated cultural resources may be uncovered. Compliance with Cultural Resources Mitigation Measure i would reduce the impacts to cultural resources to less than significant levels.

B. Does the project have impacts that are individually limited, but cumuladuely considerable? ("Camulativety considerable"means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? • No Impact.

The Project will not have impacts that are individually limited, but cumulatively considerable. The Project is relatively small and the attendant environmental impacts will not lead to a cumulatively significant impact on any of the issues analyzed herein.

C. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? • No Impact.
11r Smelt! &MDnGAazDNEGATIVEDECLsseamly
PAGE 33
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Cm OFBELI.WA— LyITTAL S7rU[W & MMGA= Wau,&N DECE4 moN
F'LOw Snu3Er SPED cPL•APNs7109-013m32;7109-013.033;&7109-012-003 The Project un11 not have environmental effects which will cause substantial adverse effects on broom beings, either directly or indirectly. As indicated in Section 3.1 through 3.20, the Project will not result in any significant unmingable environmental impacts.

C.�
IND7M STUDY & MrrG= NEGATIVE DECIA MGN PAGE 84
-114-

GYax ov Ra* i m ^wsa . IHITTAL 8avmr & MrrrcAlBD NP.9Aa1 Va Dsclaa.lnon FrowEnBrassrSPacnac Pr.en•APNs7so9-oi3-o32;91ogoa3-o33i& 7209-012-003 SECTION 4 CONCLUSIONS

4.i FFNDINGs
The Initial Study determined that the Project is not expected to have significant adverse environmental impacts, with the implementation of the mitigation measures. The following findings can be made regarding the Mandatory Findings of Significance setforth in Section 15o65 of the CEQA Guidelines based on the results of this Initial Study:
• The Project un71 not have the potential to degrade the quality of the environment, with the implementation of the mitigation measure included herein. • The Project will not have the potential to achieve short term goals to the disadvantage of long-term environmental goals, with the implementation of the mitigation measures referenced herein. • The Project will nothave impacts that we individually limited, but cumulatively considerable, when considering planned or proposed development in the immediate vicinity, with the implementation of the mitigation measures contained herein.
• The Project wiffnot haw environmental effects that will adversely affecthimus, either directly or indirectly, with the implementation of the mitigation measures contained herein.

In accordance with the requirements of Section 2io8a(a) and 21o8i.6 of the Public Resources Code, the City ofBellflower be required to adopt and implement a Mitigation Reporting and Monitoring Program.

LvrrtetSnrov&MrainrsoNsnn'me Discs primi P�85
•115-

C=OPBELLPLO{981f•IN ST &MIII4ATEONEGA'L DECIAE GN
ILG0 SxnEer SPE=CPL •AFNs7109-013-O32; 710"13-033;&7109-0=-003 THIS PAGE HAs BEENINT=oNALLYLEFfBLANIG
LNr Sn &MMQAnDNEOn Dect UON Pn E86
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CM OFSBLLF wea.jM'PrpL.�fnpy$MIIIC.A'ffiDNEGARIYL�DSCfAAelT3nN FLo1VaflSraext Srnmrrc PLAN • APNs7l09-013-032; 71o9-013-033i & 7109-012003 SECTION 5 REFERENCES

5.1 PREPARERS
Blodgett Baylosls Envirmarumtal Planning
2211 S Hacienda Blvd, Suite 107
Hacienda Heights, CA g1745
(626) 3360033
Mare Blodgett, Principal
Raymond Wen, Project Manager & GIS Technician
Brian Wong, Project Planner & GIS Technician

5.2 REFERiNcPs
The references are noted using foot notes,
LNma. Sroor&hhnonreo Na0asavzDacreaxrlon Psm 87
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CrTYOFBEf.I.FYD •INtTTdLSI &MTTtO =NEOA DE�oN
FLOW S TSEcazc PL•APNs7109-013-032;7109-013-033;& 7109-012-003 TFILSPAGE HASBEwDTr N77oNALLYLEFTBLANK.

LvtruLS[uuY&MlfIG =NEoa'mEDECLll noN Pn R88
-118-

CM OF BEIZFIq •REPONSETO COI IL+YP9
FLOW XSF2FFT SPECIFIC PUN •APNS 7109-013-032; 7109-013-033; & 7109-012-003

RESPONSE TO COMMENTS

FLOWER STREET SPECIFIC PLAN
APNS 7109-013-032; 7109-013-033; & 7109-012-003
SCH No. 2026oioi65
BET T FLowER, CALrFoRNiA 907o6
LEADAGENCY.

S w' 1 1 MI
C q i.. ✓I• C-mmoRNTAqo7o6
BLODGETT BAYLOS7S ENvrRoNNIENTAL PLANNING
2211 S. HACIENDA BOULEVARD, SUITE 107
HACIENDA HEIGHTS, CALIFORNIA 91745
FEBRUARY25f2026
28i..Puu:

P.SGE1 -119-

CITY OF BEUDr.O W ER • RESPONSE TO CO.N®fENTS
FLGWsSST TSPEc@rcPr •APNs 7109-013-032; 7109-013-033;&710g-012-003

1. INTRODUCTION & PROJECT OVERVIEW
The City of Bellflower prepared an Initial Study and Mitigated Negative Declaration (MND) to evaluate potential environmental impactsresultingfrom implementation oftheproposed Flower Street Specific Plan project. This MET, was prepared pursuant to the California Environmental Quality Act (CEQA), Public Resources Code 21000-21189 and CEQA Guidelines (14 California Code of Regulations Sections 15000- 15387)
The proposed project would involve a general plan land use amendment, zone change, the Flower Street Specific Plan (referred to as FSSP or Specific Plan No. SP-3-25-16i81), development agreement, Tentative Map No. 84789, development review for the proposed 32-unit development, and impacts associated with development of three parcels including the proposed 32-unit townhome development on 9903 Flower Street and future development on 9855 and 99,15 Flower Street These two Parcels are referred to as the "Bookend Parcels' or collectively referred to as the "Project."

2. PUBLIC REVIEW PROCESS (com ENT LETTERS AND RESPONSES) The IS/MND was circulated for a 30-day public review period from January 9, 2026 to February 9, 2026.

The Notice of Intent to Adopt a Mitigated Negative Declaration (NOD was published in the Los Cerritos Community News and posted at the LOS Angeles County Clerk's office to start the public review period. At the same time, the NOI and documents were also uploaded to the City's website and the State of California Office of Planning and Research (OPR) CEQAnet website, which assigned State Clearinghouse Number 20260ao165 to the MND. The NOI was also certified mailed to the following list of agencies and stakeholders for comment and review:
• Governor's Office of Planning and Research
• City of Long Beach
• California Native American Heritage Commission
• Clifton M. Brakensiek Library
• City of Norwalk
• South Coast Air Quality Management District
• City of Downey
• City of Paramount
• LOS Angeles Regional Water Quality Control Board, Region 4 • California Natural Resources Agency
• Southern California Gas Transmission
• Southern California Edison
• Southern California Department of Toxic Substances Control • Los Angeles County Fire Department
• LOS Angeles County sanitation Districts (Districts 2, 3,18) • Metropolitan Transportation Authority
• Southern California Association of Governments
• Bellflower Somerset Mutual Water District
• Southern California Gas Company
• CR&R
• Bellflower Unified School District
• CityofIAkewcod
• Los Angeles County Sheriffs Department
PME2
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CrrvorBanrm.owea•Rnsv,ma;E mCOeumwrs
Fr owsaSrsanrSracmrcPren •APNs 71o9-013-032s 7109-013-033; & 7109-0l 003 • St John Bosco High School
• City of Artesia
• City of Cerritos
• State of California Department of Transportation
• Downey Unified School District
• Los Angeles County Department of Public Works
• Los Angeles County Regional Planning Department
• Greater Los Angeles County Vector Control District
• Comcast
• Cerritos College
• Paramount Unified School District
• Water Replenishment District of Southern California
• Empire Transportation
• Norwalk Transit System
• Long Beach Public Transit
• Gabrielino Band of Mission Indians-Kizh Nation
• Crimson Pipeline LP
• California Asset Management Chevron Pipeline Company
• Gabrielino/Tongva San Gabriel Band of Mission Indians • Gabrieliuo Tongva Indians of California Tribal Council • Gabrielmo/Tongva Nation
• Gabrielim-Tongm Tribe
• Juaneno Band of Mission Indians Acjachemen Nation-Belardes • Santa Rosa Band of Cahuilla Indians
• Soboba Band of Luiseno Indians
• Torres Martinet Desert Call Indians
• GabrielinoTongva Nation
• Gabriell Tongva Indians of California Tribal Council
• Juaneno Band of Mission Indians Acjachemen Nation
• Lozeam Drury LIP
During the public review period, the City received comment letters from the agencies and organizations listed below. Letters are organized first by state agencies, then local agencies, then non -government organizations, and are numbered to aid in organizing the responses that follow in this section. • SoCalGas. Nerses Papazyan, Gas Transmission Technical Services. February 5, 2026. • Los Angeles County Sanitation Districts. Patricia Horsley, Environmental Planner. Facilities Planning Department. February 4, 2026.
• California Department of Transportation (Caltrans). Anthony Higgins, Acting LDR Branch Chief.

February5,2026.
• Juaneno Band of Mission Indians Acjachemen Nation 84A, Chris Granado, Cultural Resources Director. January 14, 2026.
• Gabrieleno Indians. Brandy Salas. January 20, 2026.

PAGE -121-

CITYOPBELU+ oO .RemoMETo Caeomrrs
Fwwaa& noserSPEcnncPlAN • APNs 7109-ot3-o32; 7109-013.033; & 7109-012-003 Responses to the comments received duringthe publicreviewperiod are provided in Section 5• The original comment letters are included following Section 6. The responses are intended to be reasoned and factual, with particular emphasis made to significant environmental issues. The City has provided the organization that commented on the MND with a copy of the City's responses to their comment letter at least in days before approval of the Initial Study and Mitigated Negative Declaration document, pursuant to Section i5o88(b) of the State CEQA Guidelines.

3.CONSEDERATIONANDADOPTIONOFTHE1rv11 ALSTUDYANDMTITGATED

NEGATIVE DECLARATION
According to Section 15074 of the CEQA Guidelines, the City shall "consider the proposed Mitigated Negative Declaration... together with any comments received during the public review process. The decision -malting body shall adoptthe proposed Mitigated Negative Declaration... only ifitfmds onthebasis of the whole record before it (including the Initial Study and any comments received), that there is no substantial evidencethattheprojectwill have a significant effect onthe environment andthattheMitigated Negative Declaration reflects the City's independent judgment and analysis." The Bellflower City Council will consider the MND and public comments on the MNO when it considers approval of the Flower Street Specific Plan Project and the required discretionary applications.

4. Comm=s RECEIVED DURING THE Pulamc REVIEW PERIOD
The comment letters that were received during the 3o-day public review period are attached at the end of this document. The comment letters have each been assigned a number for reference, and individual commentswithin each letter arebracketed and numbered to aid in organizing responses.

5. COMMENTS AND RESPONSE TO CON MENTS

5.1 COMMENTS & RESPONSES— SOCALGAS (FEBRUARY 5, 2026)
Comment #1
The Transmission Department of SoCalGas does not operate any facilities within your proposed improvement However, the Distribution Department of SoCalGas may maintain and operate facilities within you project scope. To assure no conflict with the Distribution's pipeline system, please e-mail them at: AtImRequests/[email protected].

Response#i
The comment is noted for the record.

5.2 CoM1mxn & RESPONSES — LOS ANGELES COUNTY SANITATION DISTRICTS (FEBRUARY4r 2026)
Comment kr
The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to either or both the Districts' io-inch diameter Bellflower Trunk Sewer, located in Flower Street west of Bellflower Boulevard, or ig.95-inch diameter lined Artesia PanE4 -122-

c�CrrYOPB-4 MOWCB• RESPOMRm COMAm ,
FI.OWEaSnUNU VM=CPran • APNS 71n9-013-032; 7109-013.033i & 7109-012-003 Extension Truck Sewer, located in Ramona Street west of Woodruff Avenue. The Bellflower Trunk Sewer has a capacity of 0.6 million gallons per day (mgd) and conveyed a peakflowof ca mgdwhen last measured in 2025. The Artesia Extension Trunk Sewerhas a capacityof 2.3 mgd and conveyed a peak flow of o.8 mgd when last measured in 2024.

Response #a
The comment is notedfortherecord. The Developmentwould connect to an existing 12-inchwaterline and to an existing 8-inch sewer line, both located in Flower Street.

Comment #2
The expected increase in average wastewater flow from the project, described in the NOI as 32 attached townhomes, is 5,338 gallons per day, after all structures on the project site are demolished. A copy of the Districts' average wastewater generation factors is available on our website at Table I Inadines for Each Class of fandUse.

Response #2
The comment is noted for the record. The IS/Nm indicated the Project is estimated to generate 7,323 more gallons of wastewater on a daily basis. The proposed 32-unit development on 9903 Flower Street is proposed to generate 1,800 more gallons per day and the Bookend Parcels if developed to the maximum amount of units would generate 6,o77 more gallons daily.

Comment #3
The wastewater generated by the proposed project will be treated at the A-K. Warren Water Resource Facility (formerly known as the Joint Water Pollution Control Plant) located in the City of Carson, which has a capacity of 400 mgd and currently processes an average flow of 246.o mgd.

Response #3
The comment is noted for the record. The IS/MND indicated the project would be served by the County of Im Angeles Sanitation District's (I.ACSD) sewer system. The Las Coyotes Water Reclamation Plant currently provides primary, secondary, and tertiary treatment for a design capacity of 37.5 minion gallons ofwastewater per day (mgd) and currently processes an average flow of31.8 mgd. The Joint Water Pollution Control Plant (JWPCP) located in the Cityof Carson has a design capacity Of 385 mgd and currently processes an average flowof 326a mgd. The Long Beach WRPhas a design capacity 0f 25 mgd and currently processes an average flow Of 20.2 mgd. From Table 3-1I included in the IS/MND, the Project is estimated to generate 7,323 more gallons of wastewater on a daily basis.

Comment #4
The Districts are empowered by the Califomia Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the Districts' Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is used by the Districts for its capital facilities. Payment of a connection fee may be required before this project is permitted to discharge to the Districts' Sewerage System. For more information and a copy of the Connection Fee Information She , o PAGE -123-

CM OF BELLPrq WL+R. RESPONSE N CO�
F1owEESramrSrEmrw P1 •APNs7109-013-032; 7109-013-033i&7109-012-003 to hMss,.// www.lacsdmg/ under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the impactm the Sewerage System and applicable connectionfees, the Districts will determine the user category (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use of the parcels) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, please contact the Districts' Wastewater Fee Public Counter at (562) 908-4288, extension 2727.

Response #4
The commentis noted for the record.

Comment #5
In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities of the Districts' wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Specific policies included in the development of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA All expansions of Districts' facilities must be sized and service phased in a manner that Will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available capacity of the Districts'treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service but is to advise the City that the Districts intend to provide thisservice up to the levels that are legally permitted and to inform the City of the currently existing capacity and any proposed expansion of the Districts' facilities.

Response #5
The comment is noted for the record. Accordingto the Growth Forecast Appendix prepared by SCAG, the City's futureprojectedpopulation for the year 2045 is 77,000 persons, an increase of 300 persons from the 2016 population. According to the Census Bureau, the estimated population as of July 2oz4 is 75,716. The potential increase of 104 persons would not result in an exceedance. The potential residential development that could occur on the neighboring parcels could result in a potential for 44 multiple -family units for a total of76 units within the Specific Plan Area. Using an average household size of 3.23 persons per unit, the potential population could he 246 persons. Again, the potential increase of z46 persons would not result in an exceedance. The population increase from the Project will be well within the projections provided by SCAG.

5.3 COMMENTS & RE4PONSES — CALTRANS (FEBRUARY 5, 2o26)
Comment #1
Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above -referenced project. The 1.99 acres mixed use development at 9903 Flower Street is proposed as a 32-unit townhome residential development. The mission of Caltrans is to provide a safe and reliable transportation network that serves all people and respects the environment. Senate Bill 743 (2013) has codified into CEQA law and mandated that CEQA review of transportation impacts of _-proposed development be modified by using. Vehicle Miles Traveled (VMT) as the primay metric in Pn E6 -124-

CTIYOFBBLLFLnWBR � RPSYDNaB]n COIInraHra
Frow S�SPE=cPr*APNs7109-013-032;7109-013-033;&7109-0izro03 identifying transportation impacts for all future development projects. You may reference the Governor's Office of Planning and Research (OPR) for more information: htWs,// gov ce a/#nid 1' es- ter.

Response#1
The comment is noted for the record. The IS/MND included a VMT analysis.

Comment #z
As a reminder, VMT is the standard transportation analysis metric in CEQAfor land use projects after July 1, 2020, which is the statewide implementation date. Caltmns is aware of the challenges that the region faces in identifying viable solutions to alleviating congestion on State and Local facilities. With limited room to expand vehicular capacity, this development should incorporate multi -modal and complete streets transportation elements that will actively promote alternatives to car use and better manage existing parking assets. Prioritizing and allocating space to efficient modes of travel such as bicycling and public transit can allow streets to transport more people in a fixed amount of right-of-way. Caltrans supports the implementation of complete streets and pedestrian safety measures such as road diets and other traffic calming measures. Please note the Federal Highway Administration (FHWA) recognizes the road diet treatment as a proven safety countermeasure, and the cost of a road diet can be significantly reduced if implemented in tandem with routine street resurfacing. Overall, the environmental report should ensure all modes are served well by planning and development activities. This includes reducing single occupancy vehicle trips, ensuring safety, reducing vehicle miles traveled, supporting accessibility, and reducing greenhouse gas emissions.

Response#z
The comment is noted for the record. The IS/MND included a VMT analysis. The City of Bellflower has not adopted its own Vehicle Miles Travelled (VMT) standards. The Project, however, was screened from VMT analysis because the Project area is located within the Transit -Oriented Development Specific Plan and is within a high -quality transit area. Since the Project has been screened from further VMT analysis, the Project can bepresumed to have a less than significant impact on VMT.

Comment #3
Onpage 72 of the Table 3-10 Project Trip Generation of the Initial Study &Mitigation Negative Declaration, the project will generate 7 AM peak hour trips and -1 PM Peak Hour trips and 63 daily trips. The greatest level of trip generation during construction is anticipated to be 26 trips per day during the Building Construction phase. This includes both worker and construction vendor trips. Consequently, it is expected that future construction within the Bookend Parcels will generate a similar number of trips or fewer.

Construction -related traffic for development parcels within the Specific Plan Area will primarily utilize Flower Street. To mitigate any potential impacts, a construction management plan may be conditioned as part of the project's development within the Specific Plan Area. This plan should address scheduling, notifications, and the duration of construction activities to minimize disruptions to the transportation network and ensure compliance with CEQA guidelines.

PAGE -125-

CMOFBffid. owaa•RP3YONsnTo Conmansas
FrowsnSTasarSescnuc Pr•APNs7109-013-032;7109-013-033;&7109-012-003 Response#3
According to Table to included in the IS/MND, the Project is anticipated to generate a total of 63 new daily trips with seven AM peak hour trips and one less PM peak hour trips. These trip rates would not be significantly greater than projected for circulation. These levels of project daily and peak hour trips are not considered significant.

Comment #q
The project will replace existing pedestrian connections to the funeral home with new connections fromthe developmentto the sidewalk on the north side of Flower Street. Currently, adjacent roadways lack bicycle lanes orfacilifies, audit is recommended that the City add and connectbicyclelanes to enhancemultimodal transportation options. The Norwalk Transit System (NTS) Line i cons along Flower Street, with a stop at Civic Center Drive North, east of the specific plan area. The project will not obstruct access to this stop or interfere with mass transit, bicycle, or pedestrian operations, as it is confined to the parcel. Consequently, impacts are expected to be less than significant.

Response #q
The comment is noted for the record. The only changes to pedestrian facilities proposed by the Project include the replacement of the existing pedestrian connections to the existing funeral home with pedestrian connections from the development to the sidewalk on the north side of Flower Street. Noadjacentroadways include bicycle lanes or facilities. The Norwalk Transit System (NTS) Line t runs along Flower Street. The Flower Street and Civic Center Drive North Stop is located east of the Specific Plan Area, on the east side of Civic Center Drive. The Project would not obstruct access to this stop. The Project would not interfere with the operations of any mass transit, bicycle, and pedestrian facility since the project would be limited to the parcel. As a result, the impacts would be less than significant.

Comment #5
The City of Bellflower has not adopted its own Vehicle Miles Traveled (VMT) standards. However, the project was screened from VMT analysis because the project area is located within the Transit -Oriented Development Specific Plan and is within a high quality transit area. Since the project has been screened from further VMT analysis, it can be presumed to have a less than significant impact on VW. Therefore, the project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

Response #5
The comment is noted for the record. The comment is consistent with the IS/MND's findings. No response is required.

Comment #6
Any transportation of heavy construction equipment and/or materials that require the use of oversized transport vehicles on State highways will need a Caltrans transportation permit. Anylarge-size truck trips be limitedto off-peak commute periods for the constructionphase and operation phase. Construction truck loads should be covered with a tarpaulin cover.

PAGE -126-

CMOFBEriFnawmt• RrsroNFaro Cosimmvm
FrowsaSrnasrSFatmnc Pr *APNs7109-013-032;7109-o13ro33;& 7109-012-003 Response#6
The comment is noted for the record. The building contractors would be required to implement any pertinent Caltrans requirements.

Comment #7
Storm water run-off is a sensitive issue for Los Angeles County. Please be mindful that projects should be designed to discharge clean run-off water.

Response #7
The comment is noted for the record. The building contractors would be required to implement any pertinent Columns requirements.

5.4 COMMENTS & RESPONSES — JUANENO BAND OF MISSION INDIANS ACJACHEMEN NATION 84A (JANUARY 14, 2026)
Comment #i
We the Juaneno Band of Mission Indians Agachemea Nation 84A would like to conanit on the above mentioned subject matter. I am available this Friday after 3:00pm. I have limited availability next week January 19th, 2oth & 215t also after 3:001m. lithe above dates do notworkforyou Ihaw open availability the week of January 26th after 3:oopm.I lookforward to hearing from you.

Response#i
The City on January 14, 2o26, received the attached email from Mr. Chris Granado, Cultural Resources Director, with the Juaneno Band of Mission Indians Aejachemen Nation 84A, requesting a consultation to discass the Flower Street Specific Plan Mitigated Negative Decimation (MND). City staff spoke with Mr.

Granada on January u, 2026. Mr. Granada provided background and objectives of the Juaneno Band of Mission Indians Acjachemen Nation 84A and requested that an onsite monitorbe provided during grading and construction activities. The MND does ineludethefollowing mitigation measure that addresses onsite monitoring during grading and construction activities. "The Applicant most obtain the services of a qualified archaeologist, as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California to conduct full-time monitoring services during grading and excavation operations. The monitor(s) shall be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The archaeologist/monitor is empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timely manner. Monitoring may be reduced if the poteatiallycultumllysignificant units are notpresent in the subsurface, or if present, are determined by the City qualified archaeologist, to have a low potential to contain or yield archeological resources"(page 36 of the MND).

Section 15o88(d) (Evaluation of and Response to Comments) of the CEQA Guidelines allows the MND to be revised as a result of comments received during the public review period, or nay other "clean up" correctionstotheMND. The following describes a revisionto the MND that is nowbeingproposedto better address the request by the Juaneno Band of Mission Indians AcjachemmNation 84A The aforementioned miter ation measure show us revised to now read as follows: The Applicant must obtain the services of a Pnas9 -127-

CMOF BELLFr.OWF.n. R]WONSETO COMia&YrS
FuwEnsrmosi SPECIFICPr OAPNs 7to9-013-032;7109-013-033f&7109-0111-003 qualified archaeologist, as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California and the Juaneno Band of Mission Indians Acjachemen Nation BqA, to conduct full-time monitoring services during grading and excavation operations. The monitor(s) shall be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The archaeologist/monitor is empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timely manner. Monitoring maybe reduced if the potentially culturally significant units are not present in the subsurface, or if present, are determined by the City qualified archaeologist, to have alow potential to contain or yield archeological resources." The proposed revision to the referenced mitigation measure is intended to now allow for additional monitoring during grading and construction activities by two Tribal Governments, and does =include or require any new or additional analysis. The analysis contained in the MND continues to be sufficient. This revision is notedinthe public record. The proposedrevision is not consideredtobe a"substantial revision", as defined by Section 15o73.5(b) (Recirculation of a Negative Declaration Prior to Adoption) of the CEQA Guidelines. As defined in Section y5o73.5(b)(i) and as previously discussed, the proposed revision willitp( result in any `new, avoidable significant effect is (that has been) identified and mitigation measures or project revisions most be added in order to reduce the effect to insignificance." Accordingly, as allowed by Section 155o73.5(c)(3), the referenced mitigation measure is =being revised to mitigate an avoidable significant effect and therefore, the MND does mot require recirculation.

5.5 COMMENTS & RESPONSES - GABRTlaFm INDfANB (JANDARY 20, 2026) Comment #t
Thank you for your email. If the proposed action is limited to a Specific Plan Amendment, we have no objections at this time. However, we respectfully request to be notified in advance should any ground - disturbing activities be proposed in the future.

Response#r
Comment noted. Appropriate decision -makers will be made aware of this request Pe Eio -128-

LETTER 5.1
LCAas
A (�OempraEnergy utility
February 5, 2026
James Atkins
City of Bellflower
[email protected]
Transmission Technical
Services Department
9400 Oakdale Ave
Chatsworth, CA 91311
SC9314
Subject: Notice of Intent to Adopt the Initial Study and Mitigated Negative Declaration No. MND
25-01 forthe Flower Street Specific Plan on 9855, 9903, and 991S Flower Street,
Bellflower, California 90706
DCF: 0127-26NC
The Transmission Department of SoCalGas does not operate any facilities within your proposed improvement. However, the Distribution Department of SoCalGas may maintain and operate Comm facilities within your project scope.

To assure no conflict with the Distribution's pipeline system, please e-mail them at:

AtiasReguests/WillSemeAnaheimgsemprautilities.com
Best Regards,
Nerses Papazyan
SoCalGas Transmission Technical Services
SoClGasT n UtiltYR R(d vil'r
-129-

LCI ICK J.L
Robert C. Ferrante

LOS ANGELES COUNTY
Chief Engineer and General Manager
SANITATION DISTRICTS 19S5 Workman Mill Road. Whittier. CA 90601-14M Converting Waste Into Resources Mailing Address: P.O. Box 4998. Whittler; CA 90607-4998 (562) 699-7411 - www.laad.org
VIA EMA]L 'atkinsAbellflower.ca.eov,
Mr. James Atkins, Senior Planner
City of Bellflower
16600 Civic Center Drive
Bellflower, CA 90706
Dear Mr. Atkins:

February 4, 2026
Ref. DOC 7681316
NOI Response to Flower Street Specific Plan
The Los Angeles County Sanitation Districts (Districts) received a Notice of Intent (NOI) to Adopt a Nfitigated Negative Declaration (MND) for the subject project located in the City of Bellflower on January 12, 2026. The proposedproject is located within thejurisdictional boundaries of District No. 2. We offer the following comments regarding sewerage service:

I. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to either or both the Districts' 10-imh diameter Belltbwar ,OMMt Trunk Sewer, located in Flower Street west of Bellflower Boulevard, or 19.95-inch diameter lined Arta Extension Trunk Sewer, located in Ramona Street west of Woodruff Avenue. The Bellflower Trunk Sever has a capacity of 0.6 million gallons per day (mgd) and conveyed a peak flow of 0.1 mgd when last measured in 2025. The Artesia Extension Trunk Sewer has a capacity of 2.3 mgd and conveyed a peak flow of 0.8 mgd when last measured in 2024.

2. The expected increase in average wastewater flow from the project, described in the NOI as 32 attached ;OMM 2 I townhomes, is 5,338 gallons per day, after all structures on the project site are demolished. A copy of the V Districts' average wastewater generation factors is available on our website at Table 1. Loadings for Eadr I Class of land Use.

43. The wastewater generated by the proposed project will be treated at the A.K Warren Water Resource ;OMM 3 I Facility (formerly known as the Joint Water Pollution Control Plant) located in the City of Carson, which ibas a capacity of 400 mgd and currently processes an average flow of 246.0 mgd.

4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the Districts' Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is usedby the Districts for its capital r facilities. Payment of a connection fwmay be required before this project is permitted to discharge tothe Districts' Sewerage System. For more information and a copy of the Connection Fee Information Sheet, OMM 4 i go to wwwdacsdore, under Services, then Wastewater (Sewage) and select Rates & Fees. In determining I the impact to the Sewerage System and applicable connection fees, the Districts will determine the user category (e.g. Condominium, Single Family Home, etc.)that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, please contact the Districts' Wastewater Fee Public Counter at(562)_90SA288,. cnensirm=7_
DOC 7714693.D02
-130-

OMM5
Mr. James Atkins
February 4, 2026

5. In order for the Districts to conform to the requvernents of the Federal Clean Au Act (CAA), the capacities of the Districts' wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Goveroments(SCAG). Specificpolicies included in the development ofthe SCAGregional growthforecast are incorporatedinto clean air plans, which are preparedbythe South Coast and Antelope Valley Air QualityManagement Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA. All expansions of Districts' facilities must be sized and service phased in amanner that will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, [range, San Bernardino, Riverside, Ventura, and Imperial. The available capacitycfthe Districts'trmtmentfacilitieswill, therefore, belimitedtolevels associatedwiththeapproved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service but is to advise the City that the Districts intend to provide this service up to the levels that are legally permitted and to inform the City of the currently existing capacity and any proposed expansion of the Districts' facilities.

If you have any questions, please contact the undersigned at (562)908-4288, extension 2742, or Dhorstey0lacsd.are
Very truly yours,
Environmental Planner
Facilities Planning Department
PldLpih
DOC 7714693.DO2
-131-

OMM 1
LETTER 5.3
CALIFORNIA STATE TRANSPORTATION AGENCY GAV IN NEWSOM. GOVERNOR California Department of Transportation
DISTRICT 7 C�
I@
100 SOUTH MAIN STREET, SUITE 1W I LOS ANGELES, CA 90012 PHONE t2131 897-0362 1 FAX (213) B97-0360 M 711 rhoulw
wvrw.dot.ca.aov
February 5, 2026
James Atkins, Senior Planner
Planning Division
City of Bellflower
16600 Civic Center Drive
Bellflower, CA 90706
RE: Rower Street Specific Plan
SCH # 2026010165
Vic. LA-91/PM R15.625
GTS # LA-2026-04991-MND
Dear James Atkins:

Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above -referenced project. The 1.99 acres mixed use development at 9903 Flower Street is proposed as a 32-unit townhome residential development.

The mission of Caltrans is to provide a safe and reliable transportation network that serves all people and respects the environment. Senate Bill 743 (2013) has codified into CEQA law and mandated that CEQA review of transportation impacts of proposed development be modified by using Vehicle Miles Traveled (VMT) as the primary metric in identifying transportation impacts for all future development projects. You may reference the Governor's Office of Planning and Research (OPR) for more information:
httr)s://or)r.ca.gov/ceaa/#ouidelines-updates
As a reminder, VMT is the standard transportation analysis metric in CEQA for land use projects after July 1, 2020, which is the statewide implementation date.

DMM 2I Caltrans is aware of the challenges that the region faces in identifying viable solutions to alleviating congestion on State and Local facilities. With limited room to expand vehicular capacity, this development should incorporate multi -modal and complete streets transportation elements that will actively promote alternatives to car use and better manage existing parking assets. Prioritizing and allocating space to efficient "Provide a safe and reliable Transportation network that serves all people and respects the environment" -132-

James Atkins, Senior Planner
February 5, 2026