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 OMM 2 measures such as road diets and other traffic calming measures. Please note the oNr 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.
On page 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 Rower Street. To OMM 3 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.
The project will replace existing pedestrian connections to the funeral home with new connections from the development to the sidewalk on the north side of Flower Street.
Dn./1m 4 Currently, adjacent roadways lack bicycle lanes or facilities, and it is recommended that the City add and connect bicycle lanes to enhance multimodai transportation options. The Norwalk Transit System (NTS) Line 1 runs 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.
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 )MM 5 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 VMT. Therefore, the project, "Provide a safe and reliable transportation network that serves all people and respects the environment" -133-
James Atkins, Senior Planner
February 5, 2026
DMM 5 including all development within the Specific Plan Area and all discretionary actions, DNT would result in less than significant impacts.
DMM6
DMM 7
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. Any large -size truck trips be limited to off-peak commute periods for the construction phase and operation phase. Construction truck loads should be covered with a tarpaulin cover.
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.
If you have any questions, please feel free to contact Mr. Alan Lin the project coordinator at (213) 269-1124 and refer to GTS # LA-2026-04991-MND.
Sincerely,
4,tzfi,7 7i4y,e;ta.
Anthony Higgins
Acting LDR Branch Chief
email: State Clearinghouse
"Provide a safe and reliable transportation network that serves all people and respects the environment" -134-
2/17/26, 11:59 AM Gmail - SB 18 Tribal Consultation City Ventures )MM 1
ill Gmail
LETTER 5.4
Marc Blodgett
From: JBMI Cultural Resources
Sent: Wednesday, January 14, 2026 7:24 PM
To: James Atkins
Cc: NATHAN BANDA
Subject: Notice of intent to adopt the initial study & mitigation declaration No. MNF 25-01 for thr Flower Street specific plan on 9855,9903, and 9915 Flower Street
Mr. Atkins
Good evening,
I hope my email finds you well.
Happy New Year!
We the Juaneno Band of Mission Indians Acjachemen Nation 84A would like to consult on the above mentioned subject matter.
I am available this Friday after 3:OOpm
I have limited availability next week January 19th, 20th & 21st also after 3:OOpm.
If the above dates do not work for you I have open availability the week of January 26th after 3:00pm I look forward to hearing from you.
Respectfully,
Chris Granado
Cultural Resources Director
951-591-4898
https://mail.google.com/mail/u/O!?ik=bc56O8eb2b&view=pt&search=all&permmsgid=msg-f:1854401262543851445&simpl=msg-f:18544O1262543851A -135- 2
2/17/26, 11:59 AM Gmail - SB 18 Tribal Consultation City Ventures https://mail.google.com/mail/u/0/?ik=bc5608eb2b&view=pt&search=all&permmsgid=msg-f:1854401262543851445&simol=mso-f:18544012625438514 -136- 2
2/17/26, 10:21 AM
VI IIOU - I iv. I IJWOI JO. r loll %Alr VI UCppJYvoI
LETTER 5.5
From: Andy Salas
Sent: Tuesday, January 20, 2026 4:17 PM
To: James Atkins
Subject: Flower St. Specific Plan City of Bellflower
Dear James Atkins,
Thank you for your email. If the proposed action is limited to a Specific Plan Amendment, we have no objections at this )MM 1 time. However, we respectfully request to be notified in advance should any ground -disturbing activities be proposed in The future.
Thank you
Brandy Salas
https://mail.google.com/mail/u/0/?ik=bc5608eb2b&view=pt&search=all&permmsgid=msg-f:1854949176104286741&simpl=msg-f:18549491761042867 -137-
ODGE YLOSIS WIRONMENTM '.PLANNING
Planning • Environmental • Economics • Mapping • GIS
April 3, 2026
Bellflower City Council
1666o0 Civic Center Drive
Bellflower, California 90706.
SUBJECT: REVISED MITIG WTION MEASI7RE FOR THE PROPOSED FLOWER STREET SPECIFIC PLAN AND TOWNHOME DEVELOPMENT LOCATED AT 9903 FLOWER STREET ]N THE CTTY OF BELLFLOWER (SCH 2026©1o165).
To City of Bellflower City Council.,
The purpose of this memorandum is to provide background information related to a recommended revised mitigation related too the onsite monitoring of potential cultural resources during grading and ground disturbing activities The site is currently developed as are the two adjacent parcels (referred to as the bookend parcels). As Tart of this new development, limited grading and soil disturbance would be required. Pursuant to the State's requirements pursuant to AB -52 and SB-i8, the following tribes were contacted:
• Soboba Band of Luismo Indians (two contacts);
• Santa Rosa Band ofc huillaIndians (three contacts);
• Juanefio Band of Mission Indians Acjachemen Nation 84A (three contacts); • Juanefio Band of Mission Indians Acjachemen Nation — Belardes; • Gabrielino-Tongva ribbe (six contacts);
• Gabrielino Band of Mission Indians — Kizh Nation (two letters for a single contact); and, • Cahuilla Band of Indians (three contacts).
The above contacts were provided by- the State of California Native Heritage American Commission (NAHC). Initially, the Gabrielino-Tongva Tribe requested on -site monitoring as part of the CEQA mitigation. As a result, this Labe has included the mitigation measure that was included in the Initial Study/Mitigated Negative Declaration (IS/14MND) and circulated for public review. The Gabrielino Band of Mission Indians-Kizh Nation also requested consultation, however the request went unnoticed until after the end of the public review period. During the HIND public review period, the Juanefio Band of Mission Indians Acjachemect?tation $4.A requested onsite monitoring. The mitigation measure was revised in the Response to Comments document. This mitigation measure is identified below:
Cultural Resources .lfitigation Measure No.s. The Applicant must obtain the services of a qualified archaeologist, as detenrnined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California and the Juanefio Band of Mission Indians Acjachemen Nation 844 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 2211 S. Hacienda Boulevard, Suite 107 • Hacienda Heights, California 91745 Phone: (626) 336-0.033 • (562) 556-4542 •-E-Mail:[email protected] -138-
ODGET11 L YLOSISI ONMENT.
be 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 a low potential to contain or yield archeological resources.
A later consultation was held following the end of the public review period during which the Gabrielino Band of Mission Indians-Kizh Nation requested to be the only tribe conducting onsite monitoring.
Following the consultation, on April i, 2026, the Gabrielino Band of Mission Indians — Kizh Nation provided information and background proving ancestral connection to the City.
Three tribes ultimately responded to the City's written communications including the Gabrielino- Tongva Tribe, the Gabrielino Band of Mission Indians — Kizh Nation, and the Juanefio Band of Mission Indians Acjachemen Nation 84A). All three of these tribes also requested on -site monitoring be undertaken during grading and/or earth -disturbing activities. Rssentially, there are three separate tribes now requesting the City to permit the individual tribes to undertake monitoring during earth - disturbing activities. This approach of allowing multiple parties to monitor the site concurrently is unacceptable for the following reasons:
• Having multiple parties on site represent a major safety concern during the construction phases;
• The multiple monitoring parties on site will result in additional and significant costs to the developer;
• The multiple monitoring parties on site will result in additional cost constraints related to the provision of new housing in the City; and, • The multiple monitoring parties on site will not result in any additional benefits with respect to the mitigation of potential impacts.
For the above reasons, the City, in its capacity as Lead Agency for this project, has revised the mitigation measure to read as follows (new text is underlined while deleted text is noted using strikeout):
Cultural Resources Mitigation Measure No.z. 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 Band of Mission Indians — Kizh Nation, to conduct full-time monitoring services during grading and excavation operations? As a condition precedent to any other Native American tribe or group being permitted to monitor this project, that eroup must provide substantial evidence of ancestral connection to the proiect area to the City. 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 (not less than a 50 -foot radius) to allow for the removal of specimens in a timely manner. Monitoring may be reduced if the potentially culturally significant units are not present 1 There were multiple contacts identified for the Gabrielino/Tongva Tribe while a single primary contact was identified for the Gabrielino Band of Mission Indians — Kizh Nation. The Juanefio Band of Mission Indians Acjachemen Nation 84A was excluded because their own ancestral tribal areas (from Bean et al) do not include the City of Bellflower. The Gabrielino/Tongva Tribe was excluded because they did not provide substantial evidence proving ancestral connection to the City, only a request for monitoring was made.
PROPOSAL FOR PROFESSIONAL SERVICES PAGE 2
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ODGETI1: YLOSISI ?VIRONMENT
in the subsurface, or if present, are determined by the City qualified archaeologist and the Native American monitor, to have a low potential to contain or yield archeological resources.
If you have any questions, please do not hesitate to contact my office at (626) 336-0033.
Sincerely,
Marc Blodgett, Principal & Project Manager
BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING
PROPOSAL FOR PROFESSIONAL SERVICES PAGE 3
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MITIG ATION MONITORING AND REPORTING PROGRAM
INITI AL STUDY AND MITIGATED NEGATIVE DECLARATION
SCH NO. 2026010165
Fl ow er Street Specific Plan
CITY OF BELLFL OWER
April, 2026
Implement ation
Monitoring
Verificatio n/
Mitigati on
Documentation
No.
M itigation Measure
gAction
Monitoring
Enforcing
Phase
Appr oval
M easure
Locati on
Meth od
Party
(Time
Fr ame)
Implemented?
(Monit oring
Party
(Y/N) & Dat e
Record/Fil e)
CULTURAL
RESOURCES
MM-CUL-1
The Applicant must o btain the
Future devel op ers
Arch aeologist
City
During any
City
service s of a qualified a rchaeolo gist,
as determined by the City in its so le
and absolute discretion and a
monito r fro m the Gabrie lino Band of
report pot ential
impacts to
archaeological
re sources to City
documents
resources and
submits report
to City
Planning .
gr ound
disturbing
activities.
Planning.
Mission Indians — Kizh Nation, to
co nduct full-time monito ring serv ices
during gradin g and exca vation
operations. As a condition
precedent to any other Native
America n tribe or group be in g
permitted to mon itor this pro je ct,
tha t gro up must pro vide substantial
evidence of ancestral connection to
the pro ject are a to the City. The
monitor(s) shall be equipped to
salvage a rtifacts if the y a re
un earthe d so as to a void
construction delays. The
archaeo logist/monitor is e mpowered
to temporarily halt or divert
equipmen t (n ot less tha n a 50 -foo t
radius) to allo w for the re mo val of
specimens in a timely manner.
Planning, as
required.
Archaeo logist and
Native American
Monitor retaine d
by future
develo pers to
e valuate any
unearthed
reso urces as
require d.
Planning .
M onito ring ma y be reduced if the
po tentially culturally significant un its
are not pre se nt in the subsurfa ce, or
if present, are determined by the
1 No .
Mitigation Measur e
Implementation
Action
Monitoring
Method
Enforcing
Party
Monitoring
Phase (Time
Frame)
V erification/
Approval
Party
Mitigation
Me asure
Implemented?
(Y/N) & D at e
Documentation
Loc ation
(Monitoring
Record/File)
City qualified archaeologist and the
Native Ame rican monitor, to have a
low potential to contain or yield
archeolo gical resources .
2 ATTACHMENT A
EXHIBIT C
General Plan Land Use Map Amendment
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EXHIBIT C OF RESOLUTION NO. 26-13 - GENERAL PLAN LAND USE MAP
AMENDMENT
Oak Street
pienalno8 JaMowla8
=War
0 Belmont Street
Maple Street
General Plan Land Uses
III U FSSP Boundary
H (High Density Residential)
Flower Street
C)
0 m
7 0
C (Commercial)
MU (Mixed Use)
M (Medium Density Residential) ■ P (Public/Quasi Public) L (Low Density Residential)
SCH (Senior Citizen Housing)
OS (Open Space)
of
41,
`Sfre
a
co
co
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ATTACHMENT B
Ordinance No. 1456
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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
THE CITY COUNCIL DOES ORDAIN 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 Applicant 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 proposes the following: 1) a Zone Change from Transit -Oriented Development Specific Plan ("TODSP") to Flower Street Specific Plan ("FSSP") for the Specific Plan Area; 2) the FSSP which provides the development and design standards for the Specific Plan Area; and 3) a Development Agreement between Bellflower 5 Inv, LLC and the City to facilitate development of 9903 Flower Street and potential future development of 9855 Flower Street (collectively, the "Project");
B. The proposed Project was reviewed by the City for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC"); C. In addition, the City reviewed the Project's environmental impacts 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"); D. The City completed its 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;
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City of Bellflower
Ordinance No. 1456
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; 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 Ordinance, Resolution No. 26-13, and the Development Agreement;
H. On April 13, 2026, the City Council adopted Resolution No. 26-13 certifying MND 25-01 and granted the discretionary approvals for the Project (identified by the City as Case Nos. GPA 25-02, DR 3-25-16185, and TM 84789).
In addition, Ordinance No. 1456 had its first reading on said date; I. 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
J. This Ordinance, 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.
SECTION 3. Development Agreement Findings. Pursuant to Government Code § 65867.5, the City Council finds the following:
A. The Development Agreement is consistent with the General Plan of the City of Bellflower. The Development Agreement furthers the goals of the General Plan and will, among other things, facilitate the development of the Project at a site that is currently vacant and underutilized, which is consistent with the following General Plan policies:
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 redevelopment of designated commercial and industrial areas:
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City of Bellflower
Ordinance No. 1456
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 Regional Housing Needs Allocation ("RHNA');
6. Housing Element Policy 5.3 — Encourage infill development and reuse of underutilized land, where reuse is consistent with desired neighborhood character; and
7. Housing Element Policy 5.6 — Explore opportunities for new residential development within those areas of the City occupied by vacant or underutilized commercial or industrial uses.
B. The Development Agreement also provides certainty in planning and construction as well as orderly development, while providing assurance to the Applicant that it may construct the Project.
SECTION 4. Zone Change Findings. Pursuant to BMC § 17.104.030, the City Council finds the following:
A. There are changed conditions since the existing zoning became effective to warrant other or additional zoning, in that the Regional Housing Needs Assessment (RHNA) assigned by the Southern California Association of Governments (SCAG) for the City of Bellflower's 6th (2021 - 2029) Housing Element cycle is 3,735 units. The proposed Zone Change from TODSP to FSSP would allow for residential developments which will count towards meeting the assigned RHNA allocation.
B. The proposed change of zone does not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area, in that the proposed Zone Change from TODSP to FSSP allows vacant and underutilized properties to be redeveloped for residential development. The Project does not create a negative precedent and instead furthers the City's interest in increasing the housing stock. The proposed Zone Change is consistent with the existing residential properties surrounding the Project.
C. The change of zone is in the interest or furtherance of public health, safety and general welfare, in that the proposed Project must comply with applicable standards and requirements contained in the FSSP and the BMC including, without limitation, the California Building Standards Code as adopted by the BMC relating to construction and paving, structural foundations, etc.
Compliance with these standards and requirements ensure that future construction of the proposed Project would not be compromised or cause hazards to the public. One of the requirements for the Project is to include a storm water containment/treatment system, which is currently not in place.
D. Approving the Zone Change will not adversely affect the Comprehensive Zoning Plan in that the Zone Change from TODSP to FSSP would allow for -148-
City of Bellflower
Ordinance No. 1456
more viable opportunities along Flower Street. The proposed Zone Change would not adversely affect the comprehensive zoning plan in that residential developments will comply with the development standards set forth within the FSSP, Project Review, and the BMC.
SECTION 5. Specific Plan Findings. Pursuant to BMC § 17.106.070, the City Council finds the following:
A. The proposed FSSP promotes public health, safety, and general welfare, and serves the goals and purposes of the BMC Title 17 in that: 1) future development within the project area will benefit from focused planning efforts whereby infrastructure, land use relationships, land use intensities, and public service needs will be carefully examined and planned in a comprehensive manner and the FSSP provides a mechanism to carry out such planning efforts; and 2) the guidelines and standards in the FSSP are consistent with regional planning documents and complementary to adjacent zoning districts.
B. The proposed FSSP is consistent with the goals, policies, and objectives of the General Plan, as described in Section 3 of this Ordinance.
C. The proposed FSSP will not adversely affect surrounding properties in that the FSSP would allow vacant and underutilized properties to be redeveloped for residential use. The FSSP provides clear design guidelines and standards to allow for flexibility in the implementation and build -out of planned development within the FSSP while also meeting all applicable performance standards of the Land Use Element. All projects will address impacts related to air pollution, dust, noise, drainage and stormwater runoff, water pollution, light pollution, visual impacts, and traffic. All future developments are subject to a project review process that will ensure that the architecture and landscaping are high - quality and complement the surrounding development in the vicinity of the FSSP.
SECTION 6. Environmental Review. 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 Ordinance 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. Resolution No. 26-13 adopted the IS/MND and directed the City Manager, or designee, to file a Notice of Determination.
SECTION 7. General Plan and Zoning. The proposed Project conforms to the Bellflower General Plan, as set forth in Section 3. The Zone Change is intended to facilitate residential development to meet the City's assigned RHNA allocation as set forth in Section 4.
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City of Bellflower
Ordinance No, 1456
SECTION 8. Public Benefits. The Development Agreement provides for public benefits including, without limitation:
A. The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.
B. 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.
C. Providing housing which will help to satisfy City's obligation to meet City's share of regional housing needs.
D. Fulfilling the long-term economic goals for City by providing housing to help offset the jobs/housing imbalance.
E. Providing for -sale housing units to increase City's overall housing supply.
F. 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.
G. Relieving pressure to build housing in existing neighborhoods.
H. Providing short-term construction employment within City.
I. Enhancing access to City's public recreational facilities by contributing toward a transit -oriented development Project within walking distance to a Class I I I 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.
J. 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.
K. 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.
L. The Project prevents the spread of blight in the downtown by reusing and repurposing the currently vacant former White's Funeral Home property. The -150-
City of Bellflower
Ordinance No. 1456
Project enhances the appearance of the community through creative design of buildings, structures, and facilities.
SECTION 9. Incorporation of Development Agreement; Changes; Execution.
In accordance with Government Code §§ 65864, et seq. this Ordinance approves the Development Agreement in substantially the form attached as "Exhibit A" and incorporated into this Ordinance by reference.
A. The DA may be changed before execution as authorized by the City Council during the public hearings for the Project.
B. The DA may be changed before execution for minor clarifications and technical, clerical, corrections as approved by the City Attorney including, without limitation, completion of references, status of planning approvals, and completion and conformity of all exhibits to the DA.
C. The City Council authorizes the Mayor to execute the DA on the City's behalf.
The City Manager, or designee, is authorized to execute amendments or operative memoranda as permitted by the DA, in a form approved by the City Attorney.
SECTION 10. Approval. Based on the foregoing, the City Council approves:
1) Zone Change Case No. ZC 25-02 to change the zoning designation from TODSP (Transit Oriented Development Specific Plan) to FSSP (Flower Street Specific Plan) for properties located on real property commonly known as 9855, 9903, and 9915 Flower Street as set forth in "Exhibit B," which is attached and incorporated by reference; and 2) Specific Plan Case No. SP 25-01 for Flower Street Specific Plan ("FSSP") as set forth in "Exhibit C," which is attached and incorporated by reference.
SECTION 11. Construction. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council's intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.
SECTION 12. Enforceability. Repeal of any provision of the BMC does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.
SECTION 13. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The 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.
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City of Bellflower
Ordinance No. 1456
Page7of7
SECTION 14. 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.
SECTION 15. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.
SECTION 16. Electronic Signatures. This Ordinance may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
SECTION 17. Recording. The City Clerk is directed to certify the passage and adoption of this Ordinance, cause it to be entered into the City of Bellflower's book of original ordinances, make a note of the passage and adoption in the records of this meeting, and, within fifteen days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 18. Effective Date. This Ordinance becomes effective on the 30th day following its passage and adoption.
///
///
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City of Bellflower
Ordinance No. 1456
ORDINANCE NO. 1456 HAD ITS FIRST READING ON APRIL 13, 2026, ITS
SECOND READING ON , AND WAS DULY PASSED, APPROVED,
AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS
REGULAR MEETING OF
Sonny R. Santa Ines, Mayor
ATTEST:
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
Karl H. Berger, City Attorney
EXHIBITS
Exhibit A: Development Agreement File No. AFN 1125.1
Exhibit B: Zoning Map Amendment
Exhibit C: Flower Street Specific Plan
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ATTACHMENT B
EXHIBIT A
Development Agreement File No. AFN 1125.1
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY OF BELLFLOWER
16600 Civic Center Dr.
Bellflower, CA 90706
Attn: City Clerk
EXEMPT FROM RECORDING FEES PER
GOVERNMENT CODE §§6103, 27383,
27388.1(a)(2)(D)
SPACE ABOVE THIS LINE FOR RECORDER'S USE
DEVELOPMENT AGREEMENT BY AND BETWEEN:
CITY OF BELLFLOWER AND BELLFLOWER 5 INV, LLC.
FOR THE FLOWER STREET DOWNTOWN HOUSING PROJECT
(AGREEMENT FILE NO. 1125.1)
APPROVAL DATE: APRIL 13, 2026
EFFECTIVE DATE:
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AGREEMENT FILE NO. 1125.1
DEVELOPMENT AGREEMENT
FLOWER STREET DOWNTOWN HOUSING PROJECT
This Development Agreement (the "Agreement") is made as of April 13, 2026, by and between Bellflower 5 Inv, LLC, a California Limited Liability Company ("Owner"), and the City of Bellflower, a charter city and municipal corporation ("City") pursuant to Government Code §§ 65864, et seq.
City and Owner are referred to jointly within this Agreement as the "Parties" and individually as a "Party." The Parties agree as follows:
RECITALS
A. On November 18, 2024, Owner executed an Agreement of Purchase and Sale with Alderwoods Group (California), Inc. ("Seller") for the property at 9903 Flower Street, Bellflower, CA, and more particularly described in the attached Exhibit A, which is incorporated by reference (the "Site 1").
B. On November 27, 2024, City and Owner entered into a Loan Agreement for Owner's acquisition of Site 1, and City recorded a Deed of Trust with Assignment of Rents with the County of Los Angeles, Document Number 20240904213, providing the security for City's loan to Owner (the "Site 1 Loan Agreement").
C. On February 25, 2025, escrow for the Site 1 sale closed and fee simple title to Site 1 was transferred to Owner from Seller.
D. Site 1 includes one parcel located at 9903 Flower Street, APN 7109-013-033, on approximately 1.11 acres in Downtown Bellflower. Site 1 is located in Planning Area 5 of the Transit -Oriented Development Specific Plan.
E. On April 13, 2026 (the "Approval Date"), the City Council approved an Agreement of Purchase and Sale with Owner for the property at 9855 Flower Street, Bellflower, CA, and more particularly described in the attached Exhibit A, which is incorporated by reference (the "Site 2"). Together, Site 1 and Site 2 will be referred to within this Agreement as the "Property."
F. City and Owner reached mutual agreement and desire to voluntarily enter into this Agreement to facilitate development of the Property subject to the conditions and requirements set forth herein.
G. Government Code §§ 65864 through 65869.5 ("the "Development Agreement Statute") authorizes City to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property.
H. Owner's proposed development of the Property will be generally known as the Flower Street Downtown Housing Project and is generally described as an on -grade, 3 -story townhome project consisting of approximately 32 for sale residential units on Site 1 and 14 residential units on Site 2, as depicted on attached Exhibit B to this Agreement ("Project"). 1 -156-
I. Pursuant to the California Environmental Quality Act ("CEQA"), City prepared Mitigated Negative Declaration No. 25-01 to evaluate the Site 1 Project Approvals and this Agreement (the "Site 1 MND").
J. On the Approval Date, the City Council held a duly noticed public hearing at which the City Council:
• Approved the Site 1 MND;
• Approved the Site 1 Project Approvals; and
• Adopted Ordinance No. 1456 approving this Agreement (the "Adopting Ordinance").
K. This Agreement is intended to be, and will be construed as, a development agreement within the meaning of the Development Agreement Statute and, in that connection, will, among other things, assure Owner that the Project can be completed in accordance with the Owner's Vested Right as defined below and for the uses and to the density and intensity of development set forth in the Project Approvals and this Agreement.
L. Development of the Project will further the comprehensive planning objectives contained within the General Plan and will result in public benefits, including, among others, the following:
• 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 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 the jobs/housing imbalance.
• Providing approximately 46 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, Pirate Park, the Los Angeles County Health Department, the Los Angeles County Library, and the Mayne Events Center. 2 -157-
• 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 HaII, the Los Angeles County Health Department, the Los Angeles County Library, and the Los Angeles County Superior Court. • 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.
AGREEMENT
The Parties agree as follows:
1. Defined Terms. Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this Agreement:
a. "Adopting Ordinance" means the ordinance approving this Agreement. b. "Agreement" means this Development Agreement and any amendment properly approved and executed pursuant to Section 11 below.
c. "Approval Date" means the date on which the City Council conducted the first reading of the Adopting Ordinance. That date is April 13, 2026. d. "City" means the City of Bellflower, California.
e. "Day" means a calendar day unless specifically stated as a "business day." f. "Default" means the material and substantial failure by a Party to timely meet that Party's obligations under this Agreement.
g. "Development Approvals" means all non -legislative permits, entitlements, and other approvals granted or issued by the City for the use of, construction upon, and/or development of the Property, including revisions, addenda, amendments, and modifications to these actions. Development Approvals include, but are not limited to, the following actions,
• Development Review;
• Tentative and final subdivision maps;
• Certificates of compliance, lot line adjustments, and boundary adjustments; • Density bonuses and related concessions, waivers, and incentives; • Site development permits;
• Site plan and architectural review;
• Grading, demolition, building, and occupancy permits; 3 -158-
J.
• Sewer and water connection permits and agreements;
• Environmental review (e.g., CEQA) documents for the Project; and • Street, drainage, utility, stormwater, landscape permits, and other improvement permits and agreements.
Development Approvals do not include Land Use Regulations, which are defined below.
h. "Development Plan" means the complete development of the Project pursuant to the Existing Land Use Regulations, the Existing Development Approvals, the Subsequent Land Use Regulations to which Owner has consented in writing, Subsequent Development Approvals, and this Agreement.
"Effective Date" means the date on which the Adopting Ordinance becomes operative under Government Code Section 36937. Note that the "Effective Date" is not the same as the "Approval Date."
"Exhibit" means an exhibit attached to this Agreement, unless otherwise specified.
All Exhibits are deemed incorporated within this Agreement. k. "Existing Land Use Regulations" means all Land Use Regulations in effect on the Approval Date, including the General Plan and applicable zoning. Changes to Land Use Regulations occurring between the Approval Date and the Effective Date will not be considered part of the Existing Land Use Regulations without Owner's prior written consent.
I. "General Plan" means the general plan of the City.
m. "Include" and its derivatives such as "including" will be deemed to incorporate the phrases "without limitation," "but not limited to," and their grammatically correct equivalents, unless specifically set forth as "includes only" or an equivalent phrase. n. "Land Use Regulations" means all applicable law governing the development and use of real property. Land Use Regulations include the General Plan and the Bellflower Municipal Code. Land Use Regulations do not apply to City's enforcement of the uniform codes regulating building or construction standards which will apply to the Project at the time City issues building permits.
o. "Map" means Vesting Tentative Map No. 84789.
p. "Owner" means Bellflower 5 Inv, LLC, a California Limited Liability Company, and its respective successors and assigns with respect to all or any portion of the Property or this Agreement.
q. "Owner's Vested Right" means Owner's property right to develop the Property as set forth in this Agreement.
r. The "Parties" means the City and Owner. A "Party" means either the City or Owner. 4 -159-
s. "Periodic Review" means the City's review of Owner's good faith compliance with the terms of this Agreement pursuant to Government Code Section 65865.1, as set forth in Section 12 below.
t. "Project" means the development of the Property to the full extent set forth in Owner's Vested Right.
u. "Project Approvals" means the Site 1 Approvals and any Subsequent Development Approvals, including Development Approvals for Site 2.
v. The "Property" means the real property described in Exhibit A. w. "Public Benefits" means those benefits provided to the City by Owner and the Project as set forth on Exhibit E.
x. "Qualified Lender" means a party who holds a mortgage, deed of trust, or other security device to secure financing related to the Property or the Project, as more fully addressed in Section 16 below.
y. "Site 1" means the property located at 9903 Flower Street, Bellflower, CA, and more particularly described in Exhibit A.
z. "Site 1 Approvals" means the following Development Approvals and Land Use Regulations approved by the City Council on the Approval Date:
• General Plan Amendment Case No. GPA 25-02;
• Zone Change Case No. ZC 25-02;
• Specific Plan Case No. 25-01;
• Development Review Case No. DR 3-25-16185; and
• Vesting Tentative Map No. TM 84789 (the "Map").
aa. "Site 1 Loan Agreement" means the Loan Agreement for Owner's acquisition of Site 1 which is referenced in Recital B.
bb. "Site 2" means the property located at 9855 Flower Street, Bellflower, CA, and more particularly described in Exhibit A.
cc. "Subsequent Development Approvals" means all Development Approvals for the Project which are approved, granted, or issued after the Approval Date and which are required or permitted by the Existing Land Use Regulations, the Subsequent Land Use Regulations to which Owner has consented in writing, and this Agreement. dd. "Subsequent Land Use Regulations" means those Land Use Regulations which are both adopted and effective after the Approval Date and which are not incorporated within the definition of Existing Land Use Regulations. ee. "Map" means Vesting Tentative Map No. 84789 which was approved for the Project on April 13, 2026, and any amendments to Vesting Tentative Map No. 84789. ff. "Term" means the term of this Agreement as set forth in Section 2 below. 5 -160-
2. Term of Agreement. This Agreement commences upon the later of (i) the Effective Date and (ii) the date on which the Agreement of Purchase and Sale for Site 2 referenced in Recital E is executed by the Parties. The Term is 15 years, unless the Term is modified by mutual written consent of the City and Owner. Upon the expiration of the Term, this Agreement is terminated.
3. Public Benefits. Development of the Project will further the comprehensive planning objectives contained within the General Plan and will result in public benefits, including, among others, those set forth in Exhibit E.
4. Vested Right to Develop the Project. Owner will have the vested right to complete development of the Project on the Property to the full extent and in the manner provided in the Development Plan and this Agreement ("Owner's Vested Right"). Owner's Vested Right and this Agreement are intended to limit, to the degree specified in this Agreement and permitted under State law, the City's ability to regulate development of the Project and the Property during the Term.
a. Permitted Uses and Development Standards. During the Term, Owner may construct the Project on the Property in accordance with the Development Plan. b. Implementing Actions. To enable Owner to complete the Project consistent with Owner's Vested Right, the City agrees that it will:
• Timely process all Subsequent Development Approvals and Subsequent Land Use Regulations needed, in Owner's judgment, to implement development of the Project and consistent with the Development Plan; and • Take such other actions that are requested by Owner and consistent with the terms of this Agreement.
c. Vested Rights Upon Termination. Termination of this Agreement does not invalidate any Land Use Regulations or terminate any Development Approvals obtained prior to the date of termination.
d. City's Reserved Powers. Notwithstanding any other provision of this Agreement, Owner's Vested Right and the development of the Property will be subject to the following regulations:
• Processing Fees and Charges. Processing fees and charges required by City and applied uniformly in connection with new construction citywide. Processing fees and charges do not include Development Impact Fees.
• Procedural Regulations. Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals, and any other matter of procedure. • Uniform Codes. Those Uniform Codes adopted by reference in the BMC in accordance with Government Code §§ 50022.2, et seq. as required by applicable law including, without limitation, Health and Safety Code §§18944.5 and Title 24 of the California Code of Regulations. The Uniform Codes govern building and -161-
construction standards including, without limitation, the building, plumbing, electrical, mechanical, grading, sign, and fire standards. • Health and Safety Regulations. Regulations reasonably necessary to protect persons from conditions dangerous to their health and/or safety, provided that the regulation constitutes a valid exercise of the City's police power, is based upon findings of necessity established by a preponderance of evidence, and is applied and enforced in a uniform, consistent, and nondiscriminatory manner so as not to primarily or disproportionately impact the Project. To the extent possible, any such regulations will be applied and construed so as to provide Owner with the rights and assurances provided under this Agreement.
5. Timing of Development. The California Supreme Court held in Pardee Construction Co. v.
City of Camarillo, 37 Cal. 3d 465 (1984), that the failure of the parties in that case to provide for the timing of development resulted in a later -adopted initiative restricting the timing of development to prevail over the parties' agreement. Therefore, subject to the Schedule of Performance set forth in Subsection a below, the Parties provide that with respect to the timing of the Project's development, Owner will have the right, but not the obligation, to (i) develop the Property and (ii) do so in such order and at such rate and at such times as Owner deems appropriate, all within the exercise of Owner's subjective business judgment. a. Schedule of Performance. The Parties each will timely complete their respective tasks set forth in Exhibit D. Adhering to the Schedule of Performance is a material inducement for City to execute this Agreement. For good cause, either Party may grant the other Party an extension of time to perform that Party's Exhibit D tasks. The City Manager may determine good cause for City. Such determination may be appealed to the City Council by Owner.
Should a Party default in its performance of any obligation under this Agreement which delays or prevents the other Party from timely performing its Exhibit D tasks, the time for the non -defaulting Party to perform those Exhibit D tasks will be extended. The extension will be for a time reasonably reflecting the consequences of the delay or prevention, but in no event less than the length of delay resulting from the default. A failure by a Party to timely complete an Exhibit D task is subject to the Notice and Cure provisions in Section 13 below.
Unless the Parties mutually agree otherwise, any extension of time to perform a Exhibit D task will extend the time to perform all subsequent Exhibit D tasks.
Should Owner fail to timely complete an Exhibit D task, and subject to the Notice and Cure provisions in Section 13 below, the same will constitute a material breach under Section 5.14 of the Site 1 Loan Agreement, and City may exercise its rights under Section 5.14 (Task Schedule) of the Site 1 Loan Agreement. If a separate loan agreement related to the purchase of Site 2 has been signed by Parties and contains a provision substantially the same as Section 5.14 of the Site 1 Loan Agreement, City may also exercise its rights under that provision of the separate loan agreement.
6. Development, Impact, Processing, and Other Fees.
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a. Project Impact Fees. Owner takes notice pursuant to Government Code § 66020(d) that City is imposing exactions upon the Project in accordance with the Mitigation Fee Act (Government Code §§ 66000, et seq.). Owner is informed that it may protest exactions in accordance with Government Code § 66020. Owner will pay only those Mitigation Fee Act exactions in effect as of the Approval Date.
Owner will pay the following development impact fees:
Notwithstanding the above, Owner will pay and waives any right of protest to the following fees:
b. $700,000 as the Project's Parks and Recreation Fee, to be used towards improvements to Friendship Plaza and Pirate Park with any excess unused amounts to be allocated toward other qualified park development impact fee projects. • $54,510 as the Project's Public and General Government Facilities Fee. • $8,490 as the Project's Public Safety Fee.
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.
Owner will incorporate Public Art in a form and on a site mutually agreeable to Owner and City Council or alternatively pay the associated fee established pursuant to BMC Section 3.32.040.
Nothing in this Agreement precludes City and Owner from entering into reimbursement agreements for the portion, if any, of the cost of any dedications, public facilities and/or infrastructure that City required as conditions of the Project Approvals, to the extent that they exceed those reasonably necessary to mitigate the impacts of the Project.
c. Reimbursement Agreements. Nothing in this Agreement precludes City and Owner from entering into reimbursement agreements for the portion, if any, of the cost of any dedications, public facilities and/or infrastructure required by conditions of the Project Approvals, to the extent that they exceed those reasonably necessary to mitigate the impacts of the Project.
d. Applicable Fees. Owner is obligated to pay those fees, charges, exactions and assessments, including dedications and improvements, as are set forth in the Existing Land Use Regulations, the Project Approvals, including the Conditions of Approval, and this Agreement.
e. Limitation on Increase in Project Impact Fees. Any increase in any Project Impact Fee described in Subsection a above will apply to Owner, the Property, or the Project only to the extent that the fee increase is applied consistently and proportionately to all development projects within the City.
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7. Term of Mao s) and Other Project Approvals. The term of the Map and other Project Approvals is governed by applicable law, the Project Approvals, and this Agreement.
8. Other Governmental Permits and Fees. The City will cooperate with Owner's efforts to obtain such other permits and approvals as may be required by or from other governmental or quasi -governmental agencies with jurisdiction over the Project in connection with the Development Plan.
9. Nexus/Reasonable Relationship Challenges. Owner waives any rights it may have now or in the future to challenge the legal validity of, the conditions, requirements, policies or programs that comprise the Development Plan and/or this Agreement. This waiver includes, without limitation, claims for an abuse of the police power, a violation of substantive due process, a denial of equal protection of the laws, a taking of property without payment of just compensation, or the imposition of an unlawful tax.
10. State and Federal Laws.
a. State and Federal Fees. Notwithstanding any other provision of this Agreement, if, after the Effective Date, a state or federal law or regulation is adopted which requires the City to impose a fee upon Owner, Owner will pay that fee. This provision does not apply if the City's imposition of that fee upon Owner is not mandatory. b. Changes in Federal and State Law. The Property may be subject to subsequently enacted state or federal laws or regulations that conflict with the Development Plan.
Upon discovery of such a subsequently enacted federal or state law, City or Owner will provide the other Party with written notice containing a copy of the state or federal law or regulation and a written explanation of the legal or regulatory conflict created. Within ten (10) days after receipt of that notice, City and Owner will meet and confer in good faith in a reasonable attempt to modify this Agreement, as necessary, to comply with such federal or state law or regulation. In such negotiations, City and Owner agree to preserve the terms of this Agreement and the Owner's Vested Right to the maximum feasible extent while resolving the conflict. City agrees to cooperate with Owner in resolving the conflict in a manner which minimizes any financial impact to Owner. Any delays caused by such changes in state or federal law will be considered delays beyond the control of City or Owner pursuant to Section 15 below.
11. Modification or Cancellation by Mutual Consent. The following provisions will govern the amendment and/or cancellation of this Agreement (collectively, an "Amendment"):
a. General. Pursuant to the Development Agreement Statute, an Amendment may occur through the mutual written consent of the Parties or their respective successors in interest.
b. Amendments of Development Plan. A change in the Development Plan does not require an Amendment if Owner provides written consent to the change. c. Minor Changes. The provisions of this Agreement require a close degree of cooperation between the Parties and "Minor Changes" to the Project may be required 9 -164-
from time to time to accommodate design changes, engineering changes, and other refinements related to the details of the Parties' performance. "Minor Changes" means changes to the Project that are otherwise consistent with the Bellflower Municipal Code and the General Plan and do not result in a change in the type of use of the Property, a material increase in the density or intensity of use, significant new or increased environmental impacts that cannot be mitigated, or violations of any applicable health and safety regulations in effect on the Approval Date. d. Operating Memoranda. The Parties acknowledge that the provisions of the Agreement require a close degree of cooperation and that new information and future events may demonstrate that changes are appropriate with respect to the details of performance of the Parties under this Agreement. The Parties desire, therefore, to retain a certain degree of flexibility with respect to the details of performance for those items covered in general terms under this Agreement. If and when, from time to time, the Parties find that refinements or adjustments are desirable, such refinements or adjustments will be accomplished through operating memoranda or implementation agreements approved by the Parties which, after execution, will be attached to this Agreement as addenda and become a part hereof. e. Execution of Memoranda. Operating memoranda or implementation agreements may be executed on behalf of City by the City Manager and the City Attorney. In the event a particular subject requires notice or hearing, such notice or hearing will be appropriately given. Any significant modification to the terms of performance under this Agreement will be processed as an amendment of this Agreement in accordance with this Agreement and must be approved by the City Council.
12. Periodic Review. Pursuant to Government Code Section 65865.1, at least once during every twelve (12) month period of the Term, City will review the good faith compliance of Owner with the terms of this Agreement ("Periodic Review").
a. Standards for Periodic Review. During the Periodic Review, Owner is required to demonstrate good faith compliance with the terms of this Agreement. Good faith compliance is established if Owner is not in Default under this Agreement. If the City Council or its designee finds and determines, based on substantial evidence, that Owner is in Default, then, before taking further action to terminate this Agreement or file suit against Owner, the City must first comply with this Agreement, including the conduct of a final City Council hearing. In any legal action by Owner challenging the City's determination of Default, the court will conduct a de novo review of Owner's compliance based on the administrative record and determine if the preponderance of evidence supports the City's determination.
b. Procedures for Periodic Review. City will provide Owner at least 60 days' notice of any date scheduled for a Periodic Review. Such notice will identify the last date on which information may be submitted to City to be considered by the City Council regarding the Periodic Review. Owner is not limited in the information it presents to the City Council for the Periodic Review. Owner may, if needed, provide information to the City Council in the first instance at the City Council hearing on the Periodic Review. 10 -165-
c. Certificate of Compliance. At any time during any year that the City Council determines that Owner is not in Default under this Agreement, City will, upon written request by Owner, provide Owner with a written certificate of good faith compliance within fifteen business days after receiving that request.
13. Default by Owner. A Default by Owner is limited to the material and substantial failure by Owner to timely meet Owner's obligations under this Agreement. This scope of a Default is not intended to expand or limit the legal definition of materiality, but rather to establish the limited nature of a default which may lead to an early termination of this Agreement. a. Notice and Cure. Before the City may declare a Default or a termination of this Agreement or bring a legal action to terminate this Agreement, the procedures of this Section must be followed. In the case of a Default arising from the conduct of a Periodic Review, the procedures of this Section must be strictly followed and constitute a second and independent review of the good faith compliance of Owner.
The City must assert a Default by providing written notice to Owner setting forth the nature of the Default and the actions, if any, required by Owner to cure the Default.
Owner is in Default if Owner fails to cure the Default within thirty days after the date of such notice (for monetary defaults) or within sixty days after the date of such notice (for non -monetary defaults). lithe nature of the alleged Default is such that it cannot reasonably be cured within the applicable cure period, Owner is not in Default if it has commenced efforts to cure the Default within the applicable cure period and continues to diligently pursue completion of the cure.
b. Final City Council Review. If, after complying with the notice and cure provisions, the City continues to allege that Owner is in Default, then, before seeking a judicial remedy, the City Council must conduct a final hearing on the existence of a Default using the procedures for the Periodic Review set forth above. c. Standard of Review. Because of the potentially severe consequences of a Default and the need for appropriate due process before this Agreement may be terminated, any determination by the City Council that Owner is in Default must be based upon the preponderance of evidence before the City Council.
d. Remedies for Owner's Default. If City complies with this Agreement in determining a Default exists, it may then, as its sole option, institute legal action to terminate this Agreement. In any legal action by Owner challenging the City's determination of Default, the court will conduct a de novo review of Owner's compliance based on the administrative record and determine if the preponderance of evidence supports the City Council's determination.
14. City Defaults / Limited Remedies. If the City is in Default, Owner's remedies are limited to bringing an action for mandamus to compel the City to perform its obligations and/or to remedy the consequences to Owner of the failure of the City's material representations. If, and only if, the City fails to comply with a judgment of a court requiring the performance of specific acts by the City, Owner may then sue City for the non-performance of its obligations.
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15. Delay for Events Beyond the Parties' Control. Neither Party is in default where failure or delay in performance of any of its obligations under this Agreement is beyond the Party's control. Examples of such events include acts of nature (such as fire, mud, rain, floods, earthquakes), pandemics, enactment of new conflicting or state laws or regulations (such as the listing of a species as threatened or endangered), judicial actions (such as the issuance of restraining orders and injunctions), damage to work in process by reason of riots, strikes, significant vandalism, or other similar occurrences, the discovery and remediation of environmental contamination not identified on a Phase 1 Environmental Site Assessment during due diligence, and national economic recessions adversely affecting the homebuilding industry. If any such events will occur, both the time for performance by the delayed Party and the Term will be extended for a period equal to the time of the delay.
16. Lender Protection Provisions.
a. Discretion to Encumber. This Agreement does not prevent or limit Owner, in any manner, at Owner's sole discretion, from encumbering some or all of the Property or any improvement on the Property by any mortgage, deed of trust, or other security device to secure financing related to the Property or the Project. b. Notice of Default. Any notice of any default by Owner which is provided to Owner pursuant to this Agreement will also be sent to any lender that has made a loan then secured by a deed of trust against all or a portion of the Property, provided that the lender has first given the City written notice of the lender's election to receive copies of default notices and provided to the City a recorded copy of its applicable deed of trust. Any lender that has taken these steps is referred to within this Agreement as a "Qualified Lender." A Qualified Lender does not include the maker of a loan solely to the owner of a single family residential unit within the Property. c. Right of a Qualified Lender to Cure a Default. If Owner fails to timely cure any default under this Agreement within the time periods set forth in this Agreement, then the City will send a written notice of that failure to each Qualified Lender. After receiving that notice, each Qualified Lender may cure any such default on the same terms as Owner. The Qualified Lender's time in which to commence a cure begins on the date of its receipt of the written notice. If the nature of the default is such that a Qualified Lender cannot reasonably cure the default without being the owner of all or the applicable portion of the Property, the Qualified Lender is deemed to be diligently pursuing the cure of any such default if the Qualified Lender is proceeding to foreclose the lien of its deed of trust against all or the applicable portion of the Property and after completing that foreclosure promptly commences the cure of the default and thereafter diligently pursues that cure to completion.
d. No Impairment of Development Agreement to Mortgage. A default by Owner does not subordinate, invalidate or defeat the lien of any mortgage held by a lender.
Neither a breach of any obligation secured by any mortgage held by a lender or other lien against the mortgaged interest, nor a judicial foreclosure, trustee's sale, or acceptance of a deed in lieu of foreclosure (collectively, a "Foreclosure") under any mortgage or other lien, will defeat, diminish, render invalid or unenforceable, or 1?
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otherwise impair Owner's rights or obligations, or constitute a default, under this Agreement. In no event will a Foreclosure or other exercise by a lender of its pre- or post -Foreclosure rights in connection with a mortgage require any consent or approval by the City.
e. Lender's Obligations with Respect to the Property. Notwithstanding anything to the contrary in this Agreement, no lender will have any obligations or other liabilities under this Agreement unless and until that lender acquires title to the portion of the Property that was subject to the applicable mortgage. Further, no lender will have any obligations or liabilities under this Agreement solely because it holds a mortgage or an interest in Owner.
17. Recordation of this Agreement. City will record this Agreement with the Los Angeles County Recorder within ten days after the Effective Date. The failure of the City to sign and/or record this Agreement does not affect the validity of this Agreement.
All of the provisions, agreements, rights, powers, standards, terms, covenants and obligations contained in this Agreement are binding upon the Parties and their respective heirs, successors by merger, consolidation, or otherwise and assigns, devisees, administrators, representatives, lessees, and all other persons or entities acquiring the Property, any lot, parcel or any portion thereof, or any interest therein, whether by sale, operation of law or in any manner whatsoever, and inure to the benefit of the Parties and their respective heirs, successors by merger, consolidation or otherwise and assigns. All of the provisions of this Agreement are enforceable during the Term hereof as equitable servitudes and constitute covenants running with the land pursuant to applicable law including, without limitation, Civil Code § 1468.
18. No Third Party Beneficiaries. This Agreement is entered into for the sole benefit of the Parties and their respective successors and assigns. No other person or entity has any right of action based upon any provision of this Agreement.
19. Owner's Right to Assign. Owner may:
a. Make a sale, lease, assignment, or other conveyance (collectively, a "Conveyance") of all or any portion of the Property (the "Transferred Property"); b. Assign some or all of its rights, title, and interest in and to this Agreement (the "Transferred Rights") to one or more persons or entities (a "Transferee"); and c. Delegate to a Transferee obligations under this Agreement (the "Delegated Obligations").
In any such Conveyance, the scope of Transferred Rights and Delegated Obligations must correspond to the rights and obligations applicable to the Transferred Property. Owner must give written notice to City after the completion of a Conveyance and concurrently deliver to the City a fully executed Assignment and Assumption Agreement between Owner and the Transferee which identifies the Transferred Property, itemizes any Transferred Rights and Delegated Obligations, and includes the Transferee's written acceptance of the Transferred Rights and assumption of the Delegated Obligations. The Assignment and 13 -168-
Assumption Agreement must be substantially in the form of Exhibit D or such other form as mutually agreed upon by the Parties.
Upon recordation of the deed conveying title to the Transferred Property to the Transferee and delivery to the City of the fully executed Assignment and Assumption Agreement (the date of delivery to be the "Transfer Date"), the Transferee will succeed to the Transferred Rights and will assume the Delegated Obligations. At that time, Owner will have no further rights or obligations under this Agreement with respect to the applicable Transferred Property, except for any such rights and obligations that accrued before the Transfer Date.
20. City's Consent. Except as otherwise provided for selling or leasing individual lots or homes, City's consent is not required for a transfer between Owner and a third party unless, at the time of the Assignment, Owner is determined to be in Default and the Default has not been cured. If Owner is in Default, City must consent to any Assignment which provides adequate security to City, in the reasonable exercise of City's discretion, to guarantee the cure of the Default upon completion of the Assignment.
21. Sale or Lease of Individual Lots or Homes. Upon sale or lease of an individual lot or home to an end user the acquiring or leasing party will be deemed to have no obligations under this Agreement and the individual lot is no longer be subject to or burdened by this Agreement.
22. Third Party Challenges; Defense and Indemnity. In the event of any administrative, legal or equitable action or other proceeding instituted by any person or entity not a party to the Agreement challenging the validity of any provision of this Agreement, challenging any agreement between City and other government agencies entered into at the request of Owner to facilitate the development of the Project Site, challenging any of the Project Approvals, or challenging the sufficiency of any environmental review of either this Agreement or any Project Approval under CEQA (each a "Third Party Challenge"), each Party must cooperate in the defense of such Third Party Challenge, in accordance with this Section.
In light of the Parties' mutual interests in successfully defending against a Third Party Challenge, all communications between Owner and City concerning a Third Party Challenge must be kept confidential and cannot be disclosed by either Party without the written consent of the other Party.
Owner agrees to pay City's costs of defending a Third Party Challenge, including all court costs and reasonable attorneys' fees expended by City including the time and cost of the City Attorney in defense of any Third Party Action, as well as the time of City's staff spent in connection with such defense. Owner may select its own legal counsel to represent Owner's interests in any Third Party Challenge at Owner's sole cost and expense. City agrees that it will not enter into a settlement agreement to any Third Party Challenge without Owner's written consent. Owner's obligation to pay City's costs in the defense of a Third Party Challenge does not extend to those costs incurred on appeal unless otherwise authorized by Owner in writing. If Owner elects, in its sole and absolute discretion, not to contest such litigation challenges, City does not have any obligation to contest such 14 -169-
challenges. If City elects to contest such challenges after Owner elects not to contest, City will do so at its sole cost.
The provisions of this Section will apply only in the event of a legal or equitable action or other proceeding, before a court of competent jurisdiction, instituted by any person or entity not a party to this Agreement challenging the applicability to the Project or Project Site of a conflicting City law (a "Third Party Enforcement Action"). In the event of a Third Party Enforcement Action, City must promptly notify Owner of such action or proceeding, and cooperate with Owner so as to most effectively respond to the Third Party Enforcement Action. In no event will City take any action that would frustrate, hinder, or otherwise complicate Owner's efforts to respond.
The Parties agree to cooperate, to the maximum extent permitted by law, in the defense of such action or proceeding. For purposes of this Section, the required cooperation between the Parties includes, without limitation, developing litigation strategies, preparing litigation briefs and other related documents, conferring on all aspects of the litigation, developing settlement strategies, and, to the extent permitted by law, jointly making significant decisions related to the relevant litigation, throughout the course thereof.
City's costs of defending any Third Party Enforcement Action, including all court costs, and reasonable attorneys' fees expended by City including the time and cost of the City Attorney in defense of any Third Party Enforcement Action, as well as the time of City's staff spent in connection with such defense, will be paid in accordance with this Agreement.
In no event will such costs extend to, nor will Owner or the Project be obligated to pay, any costs incurred on appeal unless otherwise authorized by Owner in writing.
City must not enter into a settlement agreement or take any other action to resolve any Third Party Enforcement Action without Owner's written consent. City cannot, without Owner's written consent, take any action that would frustrate, hinder or otherwise prevent Owner's efforts to settle or otherwise resolve any Third Party Enforcement Action.
Provided that City complies with this Section and provided that Owner is a party to the relevant Third Party Enforcement Action, Owner agrees to be bound by any final judgment arising out of a Third Party Enforcement Action and further agrees that no default under this Agreement will arise if such final judgment requires City to apply to the Project or Project Site a City law that conflicts with applicable law or this Agreement.
Owner must defend and indemnify City from and against any and all damages, claims, costs and liabilities arising out of the personal injury or death of any third party, or damage to the property of any third party, to the extent such damages, claims, costs or liabilities result from the construction of the Project by Owner or by Owner's contractors, subcontractors, agents or employees. Nothing in this Section will be construed to mean that Owner must defend or indemnify City from or against any damages, claims, costs or liabilities arising from, or alleged to arise from, activities associated with the maintenance or repair by City or any other public agency of improvements that have been offered for dedication and accepted by City or such other public agency or for any other public improvements constructed by City or constructed by Owner at direction of City. City and Owner may from 15 -170-
time to time enter into subdivision improvement agreements, as authorized by the Subdivision Map Act, which agreements may include defense and indemnity provisions different from those contained in this Section. In the event of any conflict between such provisions in any such subdivision improvement agreement and the provisions set forth above, the provisions of such subdivision improvement agreement will prevail. This Section will sunset and have no further force or effect on the date that is ten years after termination of this Agreement.
23. Miscellaneous Provisions.
a. Notices. All notices which are allowed or required to be given under this Agreement ("Notices") must be in writing and are given and received when personally delivered or when deposited in the United States mail, with postage prepaid, to be sent by registered or certified mail or overnight mail service, addressed as set forth below and deemed received on the second business day after such mailing.
The addresses for Notices are as follows and may be changed by delivery of a Notice to these addresses:
if to City:
with a copy to:
If to Owner:
City of Bellflower
Attn: Ryan Smoot, City Manager
16600 Civic Center Drive
Bellflower, CA 90706
Karl H. Berger
City Attorney
444 South Flower Street
40th Floor
Los Angeles, CA 90071
Bellflower 5 Inv, LLC
Attn: Michelle Thrakulchavee
3121 Michelson Drive, Suite 150
Irvine, CA 92612
with a copy to: Tim Paone
Cox Castle & Nicholson LLP
3121 Michelson Drive, Suite 200
Irvine, CA 92612
b. Severability. If any part of this Agreement is declared invalid for any reason, such invalidity does not affect the validity of the rest of this Agreement, provided that the Owner's Vested Right and the Public Benefits are not materially diminished. c. Entire Agreement. This Agreement represents the entire agreement between the Parties and supersedes all prior agreements and understandings, whether oral or written, between the Parties.
16 -171-
d. Interpretation. This Agreement has been reviewed and revised by legal counsel for both Owner and City, and no presumption or rule that ambiguities will be construed against the drafting party applies to the interpretation or enforcement of this Agreement, which will be interpreted and enforced according to the plain meaning thereof.
e. Not Acting as Agents. In entering into and performing under this Agreement, each of the Parties is acting as an independent entity and not as an agent of the other in any respect. Nothing contained within this Agreement or in any document executed in connection with this Agreement shall be construed as making the City and Owner joint venturers, partners, or employer/employee.
f. Waiver. There are no implied waivers. All waivers of performance must be in a writing signed by the Party granting the waiver. Failure by a Party to insist upon the strict performance of any provision of this Agreement, irrespective of the length of time for which such failure continues, is not a waiver of the right to demand strict compliance with the same or any other provision of this Agreement in the future. g. Time of Essence. Time is of the essence of this Agreement, and all performances required under this Agreement must be completed within the time periods specified. h. Estoppel Certificate. Within ten business days following a written request by Owner, City will execute and deliver to Owner an "Estoppel Certificate" certifying that:
• Either this Agreement is unmodified and in full force and effect or there have been specified (date and nature) modifications to the Agreement, but it remains in full force and effect as modified; and
• Either (i) there are no known current uncured defaults or Defaults under this Agreement or (ii) City alleges that specified (date and nature) defaults or Defaults exist.
The Estoppel Certificate also will provide any other reasonable information requested.
The failure to timely deliver this statement constitutes a conclusive presumption that this Agreement is in full force and effect without modification, except as may be represented by the Owner, and that there are no uncured defaults or Defaults in the performance of Owner, except as may be represented by Owner. Owner must pay to City all reasonable administrative costs incurred by City in connection with the issuance of an Estoppel Certificate before City issues the Estoppel Certificate. i. Choice of Law; Venue. This Agreement must be interpreted under the laws of the State of California. Any legal action pertaining to this Agreement must be filed and heard in a court of competent jurisdiction in Los Angeles County. j. Counterparts. This Agreement may be signed in as many as four duplicate counterparts. Each full set of counterparts constitutes a single original. k. Successors and Assigns. This Agreement binds and inures to the benefit of the successors and assigns of Owner in the Property.
17 -172-
I. Exhibits. This Agreement includes attached Exhibits A through E, which are incorporated by reference. The following exhibits are attached to this Agreement:
• Exhibit A — Legal Description of the Property
• Exhibit B — Site Plans and Project Description
• Exhibit C — Form of Assignment and Assumption Agreement • Exhibit D— Schedule of Performance
• Exhibit E — Public Benefits
This Agreement has been signed by the Parties on the dates indicated below. "CITY"
CITY OF BELLFLOWER,
a municipal corporation
By: Sonny R. Santa Ines
Mayor
ATTEST:
By: Mayra Ochiqui
City Clerk
APPROVED AS TO FORM:
By: Karl H. Berger
City Attorney
18 -173-
"OWNER"
BELLFLOWER 5 INV, LLC,
a California limited liability company
By:
Printed Name:
Its:
19 -174-
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
STATE OF CALIFORNIA
County of
)
)§
On , before me,
a
Notary Public, personally appeared who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct
WITNESS my hand and official seal.
Signature of Notary
(Affix seal here)
20 -175-
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
STATE OF CALIFORNIA
)§
County of
On , before me, a
Notary Public, personally appeared who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct
WITNESS my hand and official seal.
Signature of Notary
(Affix seal here)
21 -176-
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
SITE 1: 9903 FLOWER STREET
THE LAND REFERED TO HEREIN BELOW IS SITUATED IN THE CITY OF BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
THE EAST 50 FEET OF LOT 25 AND ALL OF LOT 26 IN BLOCK 25 OF TRACT NO. 3557,
IN THE CITY OF BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 38, PAGE 69 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
APN: 7109-013-033
SITE 2: 9855 FLOWER STREET
THE LAND REFERRED TO HEREIN IS SITUATED IN THE CITY OF BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
THE WEST 77 FEET OF LOT 25, IN BLOCK 25 OF TRACT 3557, IN THE CITY OF
BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 38 PAGE(S) 69, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
APN: 7109-013-904
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EXHIBIT B
SITE PLANS AND PROJECT DESCRIPTION
[DRAFT, to be updated, as needed, after Project Approvals] Site 1— 9903 Flower Street
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Site Plan. Site 1 consists of four new buildings that are 11,572 square feet each with a total of 32 condominium units and a total floor area of 46,288 net square feet. Each building consists of three levels.
Floor Plan. There are two different floor plans (referred to as Plan 1 and Plan 2). Plan 1 would total 16 units with each unit consisting of 1,335 net square feet and 3 bedrooms and 3 bathrooms. Plan 2 would total 16 units with each unit consisting of 1,558 net square feet and 3 bedrooms and 3 bathrooms with an optional 4th bedroom.
Amenities. Amenities total 11,956 square feet of open space. This includes 10,228 square feet of common open space and 1,728 square feet of private open space. All individual units have private open space that consists of 46 square feet of private (deck) space for Plan 1 and 62 square feet of private (deck) space for Plan 2. Other amenities would include a paseo and a lawn with benches.
Parking and Access. On -site parking consists of two spaces for each of the 32 condominium units for a total of 64 parking spaces. Vehicular access is provided by a 26 -foot -wide driveway connection located at the southeast corner of 9903 Flower Street and connects to two internal drive aisles.
-178-
EXHIBIT C
FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION AGREEMENT ("Agreement") is entered into as of the day of , 20_, by and among , a
("Assignor") and , a ("Assignee").
RECITALS
A. Assignor entered into a Development Agreement ("DA") with the City of Bellflower, California, on , 2026, with respect to property located at 9903 Flower Street in the City (APN 7109-013-033) (the "Property"). The DA was recorded in the Official Records of Los Angeles County on (Document Number ).
C. Assignor is the fee owner of the Property. The Property is more particularly described in Exhibit 1. to this Agreement ("Property").
D. Assignor desires to transfer its interest in the Property to Assignee as of the Effective Date of this Agreement (see Section 12 below) and Assignor desires to so acquire such interest in the Property from Assignor.
E. Assignor desires to assign to Assignee and Assignee desires to assume, without qualification, all rights and obligations of Assignor under the DA with respect to the Property.
Upon execution of this Agreement and transfer to Assignee of legal title to the Property, Assignor desires to be released from any and all obligations under the DA with respect to the Property.
AGREEMENT
NOW, THEREFORE, Assignor and Assignee hereby agree as follows:
1. Assignment by Assignor. Assignor hereby assigns, transfers and grants to Assignee, and its successors and assigns, all of Assignor's rights, title and interest and obligations, duties, responsibilities, conditions and restrictions under the DA with respect to the Property from and after the Effective Date (collectively, "Rights and Obligations").
2. Acceptance and Assumption by Assignee. Assignee, for itself and its successors and assigns, hereby accepts such assignment and assumes all such Rights and Obligations without qualification. Assignee agrees, expressly for the benefit of City, to comply with, perform and execute all of the covenants and obligations of Assignor arising from or under the DA with respect to the Property on or after the Effective Date.
-179-
3. Release of Assignor. Assignee understands that pursuant to the DA, upon the signing and delivery of this Agreement to the City, Assignor will be released by the City from all Rights and Obligations under the DA. From that time forward:
• The term "Owner" in the DA will refer solely to Assignee; and • All the terms, covenants, conditions and provisions of the DA with respect to the Property remain in full force and effect.
4. Recording. Assignor will cause this Agreement to be recorded in The Official Records of Los Angeles County, California, and provide conformed copies of the recorded Agreement to Assignee and City within five (5) business days of recording.
5. Successors and Assigns. All of the terms, covenants, conditions and provisions of this Agreement are binding upon and will inure to the benefit of the parties hereto and their respective successors and assigns, pursuant to Section 23k of the DA.
6. Assignee Address for Notices. The address of Assignee for the purpose of notices, demands, and communications permitted or required under the DA are:
Attention:
Telephone:
Facsimile:
With a copy to:
Attention:
Telephone:
Facsimile:
7. Applicable Law/Venue. This Agreement will be construed and enforced in accordance with the laws of the State of California, without reference to choice of law provisions. Any legal actions under this Agreement may be brought only in the Superior Court of the County of Los Angeles, State of California.
8. Interpretation. All parties have been represented by counsel in the preparation and negotiation of this Agreement, and this Agreement will be construed according to the fair meaning of its language. The rule of construction to the effect that ambiguities are to be resolved against the drafting party will not be employed in interpreting this Agreement. Unless the context dearly requires otherwise: (a) the plural and singular numbers will each be deemed to include the other; (b) the masculine, feminine, and neuter genders will each be deemed to include the others; (c) "must," "will," or "agrees" are mandatory, and "may" is permissive; (d) "or" is not exclusive; and (e) "includes" and "including" are not limiting. -180-
9. Headings. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants or conditions of this Agreement.
10. Severability. Except as otherwise provided herein, if any provision(s) of this Agreement is (are) held invalid, the remainder of this Agreement will not be affected, except as necessarily required by the invalid provisions, and remain in full force and effect unless amended or modified by mutual consent of the parties.
11. Counterparts. This Agreement may be executed in one or more counterparts, each of which will be deemed to constitute an original, but all of which, when taken together, constitutes one and the same instrument, with the same effect as if all of the parties to this Agreement had executed the same counterpart.
12. Effective Date. The Effective Date of this Agreement is the date upon which Assignee obtains fee title to the Property ("Effective Date"). For the purposes of this Section, the evidence of transfer consists of a duly recorded deed and title report.
IN WITNESS WHEREOF, Assignor and Assignee have entered into this Agreement as of the date first above written.
[Signatures follow on separate page]
Dated:
Assignor:
BELLFLOWER 5 INV, LLC a California
Limited Liability Company
Manager
Assignee:
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EXHIBIT D
SCHEDULE OF PERFORMANCE
ITEM OF PERFORMANCE
TIME FOR PERFORMANCE
City second reading of Development
Agreement Ordinance
Within 14 days of Development
Agreement (DA) Approval and first
reading of ordinance
DA Ordinance becomes effective
30 days after second reading and
adoption of ordinance
City submits Notice of Determination to
County Recorder's Office
Within 5 days of adoption of ordinance
Developer submits an initial development
application to develop an additional 14
townhomes on the 9855 Flower Street
parcel
Within 120 days after the Developer's
delivery of an Approval Notice as defined
in the PSA for 9855 Flower Street
City approves development application
submittal by Developer to develop an
additional 14 townhomes on the 9855
Flower Street parcel
Within 60 days of deeming Developer's
application submittal complete.
Developer submits Project for plan check
Within 180 days after City's final approval
of the Entitlements for 9855 Flower Street
Developer starts Project construction.
Within 90 days of City's plan check
approval and issuance of all required
permits for Project construction.
Project completion (certificate of
occupancy for all units and City sign -off
on all required public and offsite
improvements).
By no later than the Maturity Date of the
Loans for 9855 Flower Street and 9903
Flower Street
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EXHIBIT E
PUBLIC BENEFITS
The following benefits to the City, its residents, and the Bellflower community result from this Agreement:
• 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 the jobs/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. • 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.
-183-
ATTACHMENT B
EXHIBIT B
Zoning Map Amendment
-184-
EXHIBIT B OF ORDINANCE NO. 1456 — ZONING MAP AMENDMENT
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Flower Street
Maple Street
NAP
Zoning
• ■ FSSP Boundary
FSSP
TC (Town Center District)
R-3 (Mulitiple Residential Zone)
R-2 (Medium Density
Residential Zone)
R-1 (Low Density
Residential Zone)
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•
C -G (General Commercial Zone)
M-1 (Light Industrial District)
P (Public Uses Zone)
O -S (Open Space Zoning District)
TODSP Boundary (Note: Planning Area designations are not delineated - refer to TODSP document) -185-
ATTACHMENT B
EXHIBIT C
Flower Street Specific Plan
-186-
FLOWER STREET
SPECIFIC
PLAN
City of Bellflower
Flower Street Specific Plan
TABLE OF CONTENTS
I. INTRODUCTION AND BACKGROUND
A. Introduction
B. Specific Plan Area
II. OVERVIEW OF THE SPECIFIC PLAN
A. Purpose and Authority of the Specific Plan
B. Specific Plan Scope and Goals
C. Consistency with the General Plan
D. Specific Plan Implementation Measures
1. Introduction
2. Specific Plan Regulatory Approach
3. Implementation Schedule
4. Infrastructure and Public Facilities
5. Financing Plan
6. Methods and Procedures for Implementation
7. Specific Plan Approvals
a) Specific Plan Adoption
b) Zone Map Amendment
c) Project Review
d) Maps
E. Land Use
F. Definitions
III. OVERVIEW OF LAND USE PLAN
A. Development Concept
B. Land Use Plan
C. Off -Site Traffic and Circulation
D. On -Site Circulation Plan
E. Grading
IV. EXISTING UTILITIES AND INFRASTRUCTURE
A. Transportation
B. Water Service
C. Wastewater
D. Drainage
E. Gas/Electric/Telecommunications
F. Solid Waste Disposal
G. Fire Protection
H. Police Services
V. DESIGN GUIDELINES
A. Design Objectives and Intent
-188-
City of Bellflower
Flower Street Specific Plan
B. Site Design Standards
C. Building Standards
D. Landscape Standards
E. Lighting Standards
VI. SPECIFIC PLAN STANDARDS
A. Permitted Uses
B. Development Standards
VII. PROJECT REVIEW
A. Project Review Application
B. Site Plan Review
C. Materials for Filing
D. Advisory Determination
E. Findings
F. Project Review Expiration
G. Conditions of Approval
VIII. ADMINSTRATION
A. Introduction
B. Municipal Code References
C. Director Authority
D. Amendments
E. Administrative Modifications
F. California Environmental Quality Act
G. Noticing
TABLES
Table 1
Table 2
Table 3
Project Infrastructure — Implementation, Ownership, & Maintenance Permitted Uses
Development Standards
FIGURES
Figure 1 Areial Vicinity Map
Figure 2 Specific Plan Area
Figure 3 Parcel Plan
Figure 4 General Plan Land Use Map
Figure 5 Zoning Map
Figure 6 Bellflower 5 Site Plan
Figure 7 Bellflower 5 Landscape Plan
-189-
City of Bellflower
Flower Street Specific Plan
I. INTRODUCTION AND BACKGROUND
A. Introduction
The Flower Street Specific Plan ("Specific Plan" or "FSSP") provides an opportunity to add high - quality housing units adjacent to the downtown area (Figure 1 — Aerial Vicinity Map). These residential units are intended to support the goal of activating and sustaining Downtown Bellflower as a thriving district.
The FSSP was prepared in conformity with Government Code §§ 65451, et seq. Together with the Bellflower 5 Development Plan (described in Section III Overview of the Land Use Plan — A.
Development Concept), zoning regulations adopted by the Bellflower Municipal Code ("BMC"), and other Applicable Law, this Specific Plan sets forth the regulations governing the FSSP.
Pursuant to Government Code § 65450, a specific plan must include text and a diagram or diagrams which specify all the following in detail:
• The distribution, location, and extent of the uses of land, including open space within the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the land area covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out the above items. • A discussion of the relationship of the FSSP to the General Plan.
Additionally, a specific plan must be compatible and consistent with the goals and policies outlined in the General Plan. The FSSP will further the goals and policies of the General Plan as more fully described below.
The FSSP was prepared to provide the essential relationship between the policies of the Bellflower General Plan and development in the Specific Plan Area. By functioning as a regulatory document, the FSSP provides a means of implementing the Bellflower General Plan. All future development within the Specific Plan Area boundaries must be consistent with this FSSP. -190-
City of Bellflower
Flower Street Specific Plan
FIGURE 1— AERIAL VICINITY MAP
Map Features
m
■ • Specific Plan Area Boundary
m
-191-
City of Bellflower
Flower Street Specific Plan
B. Specific Plan Area
The Specific Plan Area regulates real property consisting of approximately 1.99 net acres of land (Figure 2 — Specific Plan Area) and is comprised of three parcels (Figure 3 — Parcel Plan). APN 7109-013-033 (9903 Flower Street) is the largest parcel at approximately 1.11 net acres in size, and proposes a 32 -unit townhome development. No specific development is identified for parcels APN 7109-013-032 (9855 Flower Street) and APN 7109-012-003 (9915 Flower Street).
The parcel located at 9903 Flower Street, the Bellflower 5 Development Plan (described in Section III Overview of the Land Use Plan — A. Development Concept) identifies 32-townhome units including two different floor plans, open space, and enclosed garage spaces for each of the units. No development is currently identified for 9855 Flower Street and 9915 Flower Street.
The properties located to the north of the Specific Plan Area are multi -family residential and are zoned Transit -Oriented Development Specific Plan (TODSP) Planning Area 5. To the east is the Civic Center including City Hall, which is zoned Public Uses (P). To the south is a commercial use and a park which are zoned TODSP Planning Area 4 and Open Space (O -S). And immediately to the west is a commercial use and a senior housing apartment complex which are zoned TODSP Planning Area 5, followed by commercial properties zoned TODSP Planning Area 2. -192-
City of Bellflower
Flower Street Specific Plan
FIGURE 2 — SPECIFIC PLAN AREA
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Maple Street
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Belmont Street
Flower Street
Map Features
■ I Specific Plan Area Boundary
Specific Plan Area
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-193-
City of Bellflower
Flower Street Specific Plan
FIGURE 3 — PARCEL PLAN
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Flower Street
Maple Street
Map Features
III Specific Plan Area Boundary 9855 Flower Street
Specific Plan Area
9903 Flower Street
9915 Flower Street
anuany Agx19
la
-194-
City of Bellflower
Flower Street Specific Plan
II. OVERVIEW OF THE SPECIFIC PLAN
A. Purpose and Authority of the Specific Plan
In conjunction with the General Plan, the Specific Plan implements the plan for the physical development of the Bellflower 5 project and a guide to all future development within the Specific Plan Area. A Specific Plan may be prepared for any defined geographic area which might benefit from specialized land use regulations and development standards.
B. Specific Plan Scope and Goals
Implementation of General Plan goals and policies will occur through the establishment of land use designations, traffic circulation, development policies, and the infrastructure necessary to support the planned intensity of development. Accordingly, the FSSP has the following goals:
1. Provide a single comprehensive plan for managing land use development, infrastructure, and other resources to accommodate for developments.
2. Provide policy and implementation direction for the FSSP to address the General Plan's identification of the area for residential development allowed within the Mixed Use (MU) land use designation.
3. Provide clear design guidelines and standards to allow for flexibility in the implementation and build -out of planned development within the FSSP.
C. Consistency with the General Plan
The FSSP is consistent with the following applicable provisions of the Bellflower General Plan.
1. Land Use Element: The land uses are consistent with the Land Use Plan Map (Figure —4 General Plan Land Use Map). The properties within the Specific Plan Area can be improved to provide for residential opportunities. The FSSP meets all applicable performance standards of the Land Use Element. Projects will address impacts related to air pollution, dust, noise, drainage and stormwater runoff, water pollution, light pollution, visual impacts, and traffic. Architecture and landscaping standards must be high -quality and compliment the surrounding development in the vicinity of the Specific Plan area. Adequate infrastructure and services are available to serve the Specific Plan area.
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City of Bellflower
Flower Street Specific Plan
FIGURE 4 — GENERAL PLAN LAND USE MAP
Oak Street
z
o
o
Ilibrianumiamsg
Belmont Street
paenainoe .amognas
4 l
Maple Street
General Plan Land Uses
FSSP Boundary
- H (High Density Residential)
M (Medium Density Residential)
L (Low Density Residential)
SCH (Senior Citizen Housing)
Flower Street
C (Commercial)
MU (Mixed Use)
P (Public/Quasi Public)
OS (Open Space)
i
d `,94
Sfr
enuany AgxiEl
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Flower Street Specific Plan
2. Open Space Element: The FSSP provides 1,728 square feet of private open space and 10,228 square feet of common area open space for the residents of the development. It does not reduce any designated Open Space land uses in the City.
3. Conservation Element: The FSSP does not significantly impact any designated environmentally sensitive habitat areas or other biological resources, and development must incorporate best management practices (BMPs) to protect stormwater quality.
4. Safety Element: All structures within the FSSP have finished floor elevations that are designed to be above the 100 -year flood plain. Drainage plans are designed to accommodate 100 -year flood conditions. All development must comply with the California Building Standard Code and California Fire Code, as adopted by the BMC.
5. Circulation Element: The FSSP is comprised of projects that include on -site circulation and do not add new streets to the existing circulation system. Each project will be reviewed to ensure adequate on -site pedestrian access to units and drive aisles to accommodate on -site circulation.
6. Noise Element: Restrictions on construction noise will be included in the conditions of approval of projects.
7. Housing Element: The FSSP is consistent with the 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 Regional Housing Needs Allocation (RHNA)); and Housing Element - Policy 5.3 (Encourage infill development and reuse of underutilized land, where reuse is consistent with desired neighborhood character).
D. Specific Plan Implementation Measures
1. Introduction
Government Code §65451 requires that specific plans include a program for implementation including regulations, conditions, programs and additional measures necessary to implement the plan.
Public facilities adjacent to the Specific Plan area are required to support the development.
Applicant(s) will finance private infrastructure within the Specific Plan area including water mains, sewer trunk lines, dry utility conduits within private driveways, and drainage, and/or construct all such improvements, consistent with the requirements of the Development Agreement.
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Contributions towards maintaining Public/General Government, Parks and Recreation, Public Safey, and Transportation services are made through payment of development impact fees by Applicants, consistent with the requirements of the Development Plan.
2. Specific Plan Regulatory Approach
This section ensures the development of the Specific Plan Area complies with the planning and design intent of the FSSP and Applicable Law.
The FSSP applies to all real property within the Specific Plan Area. The Development Standards, presented in Section VI of the FSSP, contain development regulations which upon approval of the FSSP by the City Council, will become mandatory for all properties within the Specific Plan area boundaries.
3. Implementation Schedule
It is anticipated that development of the FSSP will occur in multiple phases as market demands dictate. To coordinate infrastructure and financing needs, the phasing of the Specific Plan area is designed to meet the following objectives:
• Orderly build -out based upon market and economic conditions. • Providing adequate infrastructure and public facilities concurrent with development of each phase.
• Protection of public health, safety and welfare.
4. Infrastructure and Public Facilities
Infrastructure and utility services such as water, wastewater, and stormwater drainage are critical elements that support the viability of the FSSP. Consistent with Applicable Law, this section provides an overview of the parties involved in the implementation, ownership, and long- term maintenance responsibilities for the private infrastructure and public facilities required to support the Specific Plan Area.
The City is responsible for general management, operation and care of the infrastructure found in the City's right-of-way, including streets, alleys, parking lots, bridges, curbs, gutters, sidewalks, traffic signals, traffic signage, street striping, legend painting, curb painting, storm drain system, streetlights, 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 California American Water, Liberty Utilities, Bellflower -Somerset Mutual Water Company, and Bellflower Home Garden. Sanitary sewer services are provided by the Los Angeles County Sanitation District.
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Flower Street Specific Plan
Table 1 Project Infrastructure — Implementatio
INFRASTRUCTURE
IMPLEMENTATION
OWNERSHIP
MAINTENANCE
Streets
WW1111110r
Sidewalks
A
COB
COB
Curbs/Gutters
A
COB
COB
Storm Drains
A
COB
COB
Landscaping (Parkways)
A
COB
COB
Street Lights
A
COB
COB
Utilities
Dry Utility Conduit
A
COB
COB
Water Lines
A
COB
COB
Sewer Lines
A
COB
COB
Key
A: Applicant
COB: City of Bellflower
5. Financing Plan
The financing and maintenance plan for the FSSP ensures the timely completion of infrastructure, and other necessary improvements, as well as the proper maintenance of these facilities. The developer of each project within the FSSP will fund project infrastructure and improvements through the following activities:
• Fund new on -site and off -site public infrastructure and services needed to support the FSSP; and
• Phase on -site improvements to ensure they are constructed when necessary and when funds are available to construct required improvements; and
Applicant(s) will fund project infrastructure and public facilities, according to the following activity:
• Fund the costs of mitigating identified adverse impacts that would result from build -out of the FSSP on the City's existing infrastructure and public facilities through payment of development impact fees.
6. Methods and Procedures for Implementation
The procedures, regulations, standards and specifications described in the FSSP supersede any conflicting portions of the BMC. Any development regulation and building requirement not addressed in the FSSP is subject to Applicable Law.
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Flower Street Specific Plan
7. Specific Plan Approvals
There are four levels of action necessary to implement the FSSP. The first level is adoption of the FSSP. The second level rezones the entire Specific Plan Area from its current zoning of Transit Oriented Development Specific Plan (TODSP) to Flower Street Specific Plan (FSSP). The third level implements the development allowed by the plan through Project Reviews for individual development projects per the requirements of the FSSP. The fourth level implements the development allowed by the plan through the approval of maps and/or map revisions. a) Specific Plan Adoption
Following adoption by the City Council, the land uses and regulations of the FSSP are mandatory for development in the Specific Plan Area.
b) Zone Map Amendment
The land uses and regulations of the FSSP are compatible with the objectives, policies, general land uses and programs specified in the Bellflower General Plan. To implement the FSSP, the existing zoning of Transit Oriented Development Specific Plan (TODSP) will be replaced by the Specific Plan - Flower Street Specific Plan (FSSP) designation (Figure 5 — Zoning Map). c) Project Review
Development within the Specific Plan Area boundaries will be reviewed at the Project level through the request for Project Review by Applicant(s). Application for a Project Review must be filed with, and reviewed by the Planning and Building Services Department. Before the City issues any building permits for any development within the Specific Plan Area, the Project Review application and plans must be approved.
The primary purpose of the Project Review is to determine that Projects are being developed in a manner that conforms to the guidelines and standards specified by the FSSP and to ensure compatibility with Applicable Law.
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City of Bellflower
Hower Street Specific Plan
FIGURE 5 — ZONING MAP
Oak Street
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Li! _
Belmont Street
Flower Street
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co
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NAP
w
Maple Street
NAP
Zoning
-
g FSSP Boundary I C -G (General Commercial Zone)
FSSP
TC (Town Center District)
R-3 (Mulitiple Residential Zone)
R-2 (Medium Density
Residential Zone)
R-1 (Low Density
Residential Zone)
M-1 (Light Industrial District)
CD
sr
P (Public Uses Zone)
O -S (Open Space Zoning District)
- TODSP Boundary (Note: Planning Area designations are not delineated - refer to TODSP document) -201-
City of Bellflower
Flower Street Specific Plan
The Director may approve, amend or deny Project plans pursuant to this FSSP and BMC. Except as otherwise provided by Applicable Law, the Director must render a decision within 30 days after a complete application is provided for review.
d) Maps
Map approvals must be made in consultation with the Public Works Director. The Director will render a decision within 30 days after a complete application is provided for review.
E. Land Use
The Specific Plan Area is referred to as the Flower Street Specific Plan (FSSP), and is divided into three areas, as shown on Figure 3 — Parcel Plan.
Figure 4 — General Plan Land Use Map identifies the General Plan land use designation as Mixed Use (MU) for the Specific Plan Area.
F. Definitions
Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in the FSSP. Words and phrases not defined by this chapter have the meaning set forth elsewhere in the BMC or Applicable Law. "Applicable Law" means, in addition to federal and state laws and regulations, the ordinances, rules, regulations, fees and official policies of City of Bellflower governing the Development Plan, including, without limitation, the law governing the permits and approvals for the Development Plan; zoning regulations; and General Plan applicable to the Development Plan. "Development Configurations" means building locations, sizes, and uses, including related parking and landscaping.
"Development Plan" means a map or detailed drawing illustrating a property's existing and proposed development, including boundaries, buildings, and surrounding features such as landscaping, utilities, and access points, along with supporting text, data, statistics or tables which describe the entitlement and its associated conditions which are authorized for a described parcel of land.
"Director" means the Director of Planning and Building Services, or designee. "BMC" means the Bellflower Municipal Code including, without limitation, such codes adopted by reference within the BMC.
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Flower Street Specific Plan
"Project" means the construction, erection, addition to or structural alteration of any building or structure, or use of building or land or change of use of a building or land, on a lot located in whole or in part within the Specific Plan Area which requires a grading permit or building permit. "Project Review" means the Director's review and verification of a Project's conformance with the requirements of the FSSP.
"Specific Plan" means this Flower Street Specific Plan as adopted by Ordinance No. 1456 on "Specific Plan Area" means the real property identified in Section I.B. (Specific Plan Area) of the FSSP.
III. OVERVIEW OF LAND USE PLAN
A. Development Concept
9855 Flower Street: located on the western side of the Specific Plan area and is approximately
0.48 acres in size. The lot includes several structures currently occupied by White House Florist — a building approximately 2,600 square feet in size dedicated to residential uses on the northern portion of the lot, and approximately 3,200 square feet of building area dedicated to commercial uses on the southern portion of the lot.
9903 Flower Street: located in the center of the Specific Plan area and is approximately 1.11 acres in size. The site was formerly the location of Whites Funeral Home and is vacant at the time this FSSP was adopted with a proposed development consisting of 32-townhome units. The development elements are described below:
Site Plan. The Development consists of four new buildings that are 11,572 square feet each.
The Development includes a total of 32 townhome units and a total floor area of 46,288 net square feet. Each building consists of three levels.
Floor Plan. The Development includes two different floor plans (referred to as Plan 1 and Plan 2). Plan 1 would total 16 units with each unit consisting of 1,335 net square feet and 3 bedrooms and 3 bathrooms. Plan 2 would total 16 units with each unit consisting of 1,558 net square feet and 3 bedrooms and 3 bathrooms with an optional 4th bedroom.
Amenities. Amenities total 11,956 square feet of open space. This includes 10,228 square feet of common open space and 1,728 square feet of private open space. All individual units have private open space that consists of 46 square feet of private (deck) space for Plan 1 and 62 square feet of private (deck) space for Plan 2. Other amenities would include a paseo and a lawn with benches.
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City of Bellflower
Flower Street Specific Plan
Parking and Access. On -site parking consists of two spaces for each of the 32 townhome units for a total of 64 parking spaces. Vehicular access is provided by a 26 -foot -wide driveway connection located at the southeast corner of 9903 Flower Street and connects to two internal drive aisles.
9915 Flower Street: located on the eastern side of the Specific Plan area and is approximately
0.40 acres in size. At the time this FSSP was adopted, the lot was occupied by Glam Collective beauty shop including 11 parking spaces on the south portion of the site, and a 10 -unit apartment building including 15 parking spaces on the north portion of the lot. A six-foot wall separates the two uses, which function independently.
No specific development is proposed for 9855 Flower Street and 9915 Flower Street. 9855 Flower Street can support approximately 24 units; 9915 Flower Street can support approximately 20 units.
B. Land Use Plan
Figure 4 (General Plan Land Use Map) and Figure 3 (Parcel Plan) illustrate the land uses and parcels that comprise the boundaries of the Specific Plan Area.
Figure 6 (Bellflower 5 Site Plan) and Figure 7 (Bellflower 5 Landscape Plan) illustrate building footprints, on -site circulation including drive aisles, parking, and pedestrian pathways, and the location of planted trees and shrubs.
C. Off -Site Traffic and Circulation
The Public Works Director will ensure that necessary off -site traffic improvements are completed before occupancy of buildings for which said improvements are required.
D. On -Site Circulation Plan
The primary internal circulation of vehicles and pedestrians within the Specific Plan Area will be accommodated by internal vehicular drive aisles and pedestrian pathways on individual parcels.
Primary access to the Specific Plan Area will be provided via Flower Street along the southern boundary, and via Civic Center Drive along the eastern boundary.
E. Grading
Grading will be completed as the FSSP is constructed over time and over different phases and is anticipated to balance the site. Grading for building pads, drive aisles, pedestrian paths, water, sewer, and other utilities will be developed as needed for each Project. -204-
City of Bellflower
Flower Street Specific Plan
FIGURE 6 — BELLFLOWER 5 SITE PLAN
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City of Bellflower
Flower Street Specific Plan
FIGURE 7 — BELLFLOWER 5 LANDSCAPE PLAN
LEGEND
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City of Bellflower
Flower Street Specific Plan
IV. EXISTING UTILITIES AND INFRASTRUCTURE
The Applicant must prepare a detailed infrastructure plan for each Project that identifies the proposed distribution, location, and extent and intensity of infrastructure necessary including, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the Specific Plan Area and needed to support the land uses described in the Specific Plan.
A. Transportation
The Specific Plan Area is accessed by two public roads: Flower Street and Civic Center Drive. The primary internal circulation of vehicles, bicycles and pedestrians within the Specific Plan Area will be accommodated by internal drive aisles and pedestrian pathways.
B. Water Service
Bellflower -Somerset Mutual Water Company (BSMWC) provides water to the Specific Plan Area and there are no recycled water lines in the immediate vicinity of the Specific Plan Area.
C. Wastewater
Wastewater service is currently provided by City of Bellflower owned infrastructure and maintained by the County of Los Angeles Sewer Maintenance District. There is adequate sewer treatment capacity to serve build -out of the Specific Plan Area.
D. Drainage
On -site drainage will be designed for Projects using BMP's.
E. Gas/Electric/Telecommunications
Gas utilities will be provided by SoCalGas and electricity by Southern California Edison.
Communication providers vary with no specific communications entity. No capacity issues have been identified by these service providers that would interfere with the build -out of the Specific Plan Area.
F. Solid Waste Disposal
Solid waste collection and disposal service is provided by CR&R Environmental Services. Solid waste disposal and recycling will be consistent with the Solid Waste Management and Recycling Plan.
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Flower Street Specific Plan
G. Fire Protection
Fire services are provided by the Consolidated Fire Protection District of Los Angeles County under contract to the City of Bellflower. The Fire Department operates from two locations: one station located at 9548 Flower Street, Bellflower, CA, and a second station located at 9814 Maplewood Street, Bellflower, CA.
The Specific Plan Area is not designated as a "high fire hazard" area. The City minimizes fire risk primarily through regulating building design, reviewing development proposals, and through collection of fees to maintain facilities and equipment.
H. Police Services
Law enforcement services are provided by the Los Angeles County Sheriff's Department under contract to the City of Bellflower. The Sheriff's Department operates from two locations: one office located at 16615 Bellflower Boulevard, Bellflower, CA, and a second office located at 5130 Clark Avenue, Lakewood, CA.
V. DESIGN GUIDELINES
A. Design Objectives and Intent
The purpose of this Section is to provide design guidelines for review and approval by the Director of Projects for all buildings, structures and intended site improvements proposed for construction within the Specific Plan Area.
B. Site Design Standards
The design, scale, and character of the overall Specific Plan Area are compatible with vicinity development; must be integrated into the existing urban fabric; and must be internally aesthetically compatible.
Project Review plans are subject to the following criteria (as applicable):
1. All outdoor storage or maintenance areas must be screened through use of landscaping, fencing, and/or walls.
2. Sufficient, secure, and protected bicycle parking must be provided.
3. Trash/recycling enclosures must be compatible with the architectural style of the project.
These areas must be easily accessed and enclosed with a solid wall of sufficient height to screen the area; they must include a solid gate and roof. The trash and recycling storage facilities must be maintained in good repair.
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Flower Street Specific Plan
4. Adequate pedestrian pathways must be provided at appropriate locations including, without limitation, internal drive aisles, driveway entrances, crosswalks and other locations where pedestrians would commonly walk.
5. Parking lots must be adequately designed regarding space dimensions, aisle widths, turning radii, etc. and be adequately landscaped. The following standards apply:
a. Parking lot landscaping must provide for adequate visual relief, screening, and shade.
Planter strips/planter islands/finger planters must combine trees, shrubs, and groundcover.
b. Parking lot trees must be selected such that there would be no interference with parking lot lighting at maturity.
c. Pedestrian circulation must be adequate and clearly delineated such that safe and convenient pedestrian access is provided from parking areas to building entrances and common/open space areas. Planting strips must be used between traffic zones and sidewalks wherever possible.
d. Permeable parking surfaces are encouraged wherever possible (e.g., leading into proposed bioswales).
6. Streetscape and frontage design along Hower Street and Civic Center Drive must provide a unified and/or coordinated visual presentation and improve the interface between pedestrians and vehicles. The following design elements must be incorporated (as appropriate):
a. Coordination of landscaping within the public right-of-way and adjacent development to provide an integrated street frontage.
b. Street furniture including benches, planter seating, trash containers, and pedestrian scale light fixtures.
c. Use of pavement treatments and decorative tree wells. d. Accent planting, textured paving, and specimen trees used to establish identities at building entries.
9. All utility service connections and aboveground mounted equipment (such as backflow prevention devices) must be screened from view and painted in earthtone or other colors compatible with the surrounding area (red is prohibited). Screening may include a combination of landscaping, fencing, walls, or lattice. All gas and electrical meters must be concealed and/or painted to match the surroundings. Utility transformers must be placed in underground vaults unless proven to be technically infeasible. All transformers and vaults that must be in the right-of-way must be installed below grade unless otherwise approved by the City. If not installed below grade, such facilities must be screened from public view.
C. Building Standards
High quality building materials and colors must be used on the exterior surfaces of all structures including buildings, trash enclosures, walls, fencing, paving, and site furnishings. This includes materials and colors that provide a variety of interesting patterns and textures, such as wood, tiles, textured plaster, textured/colored concrete, stone, and limited quantities of pre -finished -209-
City of Bellflower
Flower Street Specific Plan
materials at selected appropriate locations. Roofing materials must also add texture and visual interest. Materials prohibited for walls and fences at exposed locations include chain link fencing, unpainted gray concrete block, wood slats, and grape stakes.
The following standards apply (as applicable):
1. Street elevations of buildings and structures must enhance the streetscape; be pedestrian - friendly; and include varied building setbacks.
2. Architectural detailing must be used to break up the box -like appearance of all new buildings and any associated structural development. Blank wall planes must be avoided.
3. Articulation must be provided along all sides of a building. Treatments may include, without limitation, modulation of walls, wainscot or cornice molding, texture and/or patterns in building materials, niches for planters or seats, and decorative vents and grilles.
4. Exterior structure window glass must be glare -resistant and/or designed to eliminate the adverse daytime effects of sun reflecting off this material.
S. All mechanical equipment must be designed to be integrated into the structure and/or screened completely from view.
D. LANDSCAPE STANDARDS
The Applicant must prepare a detailed landscape plan for each Project that identifies existing landscaping, proposed new landscaping (trees, shrubs, groundcovers by species), size of plant materials, and location of landscaping. Landscaping must consist of drought -tolerant species which provides adequate enhancement of the property and screening from surrounding areas.
The use of invasive plants is prohibited. Landscaping must be used to soften building masses, to reinforce pedestrian scale, and to provide screening along public street frontages and within parking areas.
Final landscape coverage requirements associated with Project Reviews must be approved by the Director.
E. Lighting Standards
Exterior night lighting installed on the project site must be low intensity, low glare design, and be hooded to direct light downward onto the subject parcel and prevent spill -over onto adjacent parcels. All upward directed exterior lighting is prohibited. All exterior lighting fixtures must be appropriate for the architectural style of proposed development. Building wall -mounted and pedestrian walkway lighting fixtures must be placed at heights that will promote project safety but limit unnecessary spill effects.
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Flower Street Specific Plan
VI. SPECIFIC PLAN STANDARDS
A. Permitted Uses
Table 2 Permitted Uses
LAND USE OR ACTIVITY
SPECIFIC PLAN
AREA
REFERENCE/NOTES
Multiple -Family (Attached)
Home Occupations
B. Development Standards
P
P
Table 3 Development Stan
BMC § 5.08.450
DEVELOPMENT STANDARDS
Density
Maximum
Minimum
50 dwelling units per acre
12 dwelling units per acre
Lot Coverage
75%
Minimum Lot Area
6,000 square feet
Maximum Height
50 feet
Setbacks
Front
Interior Side
Street Side
Rear
3 feet
3 feet
3 feet
3 feet
Open Space
Private Open Space
Common Open Space
25 square feet / unit (inclusive of private decks/patios) 100 square feet / unit
Drive Aisles
24 feet
Minimum Floor Area by Unit
Type
Studio
1 Bedroom
2 Bedrooms
3 Bedrooms or more
500 square feet
700 square feet
900 square feet
1,100 square feet
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City of Bellflower
Flower Street Specific Plan
VII. PROJECT REVIEW
A. Project Review Application
Unless otherwise exempt, the City of Bellflower must approve a Project Review application before the City can issue a grading permit or building permits for a Project. The City of Bellflower cannot approve a Project Review application unless a Project complies with all applicable provisions of the FSSP and other Applicable Law. An application for Project Review must be filed on an application form prescribed by the Director. The application must be accompanied by the appropriate fees.
B. Site Plan Review
Project applications must be reviewed by the Director for consistency with the FSSP, including the Design Guidelines and Development Standards.
C. Materials for Filing
Any Applicant proposing a Project Review pursuant to this section must submit the required project application and all required plans and documents outlined in the application.
D. Advisory Determination
An Applicant may request, at the Applicant's cost, that the Director conduct a preliminary Project Review of a Project application for an advisory non -binding determination of compliance with the provisions contained in the FSSP.
E. Findings
A Project Review must include written findings by the Director that the Project complies with all applicable provisions of the FSSP and may only be issued if all the following specific findings can be made:
1. That the proposed development conforms to the applicable policies of the General Plan and the applicable provisions of the zoning regulations within the BMC.
2. That the proposed development is located on a legally created lot.
3. That the subject property complies with Applicable Law governing subdivisions, permitted uses, design guidelines, development standards, and any other applicable provisions of the FSSP. -212-
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F. Project Review Expiration
1. A Project Review remains valid if it meets all requirements of the FSSP and the Project Review.
2. A Project Review expires 12 months after the approval date, unless within such period physical construction of the Project is substantially commenced, and/or the beginning of the authorized use commenced, or the City grants a time extension in accordance with this Section.
3. The Director may grant a one-year time extension, for good cause shown, before the initial time period expires.
G. Conditions of Approval
In approving a Project Review for a Project, the Director may impose project conditions.
VIII. ADMINISTRATION
A. Introduction
The FSSP applies to any of the following within the Specific Plan Area boundaries:
a. land use activity,
b. new buildings and signage,
c. modifications/additions to existing buildings and signage, d. subdivision of land or a building,
e. improvements to a site.
All required permits/approvals must be obtained before the proposed use, and any structures related to the proposed use are constructed, otherwise established or put into operation. Unless specified otherwise, the FSSP will be administered and enforced by the Director. Applications must be processed and approved by the applicable requirements and findings of the FSSP.
B. Municipal Code References
In the event of a conflict between the BMC and the FSSP, the FSSP takes precedence over the BMC. The Director is authorized to provide administrative determinations regarding the FSSP.
Such administrative determinations must be in writing and may be appealed in accord with the BMC.
The FSSP provides the entire zoning for the Specific Plan Area. -213-
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Flower Street Specific Plan
C. Director Authority
1. The Director has the authority to implement the FSSP in accordance with Applicable Law.
2. The Director has the authority to interpret the FSSP. In the event that a specific use or type of use is not listed as a permitted use, the Director has authority to determine whether the proposed use is similar to a permitted use and whether the use is permitted, permitted subject to conditions, permitted as a temporary use, or prohibited. In determining "similarity," the Director must make all the following findings:
a. The proposed use meets the intent of, and is consistent with, the goals, objectives and policies of the General Plan and the FSSP;
b. The proposed use does not adversely impact the public health, safety and general welfare of the City's residents; and
c. The proposed use shares characteristics common with, and is not of greater intensity or density or does not generate more environmental impacts than those uses listed in the permitted uses section.
3. Any Applicant, interested person, or public official may appeal Project Review or Specific Plan Amendment decisions of the Director to the Planning Commission in accordance with the BMC.
4. If ambiguity arises concerning the appropriate classification of a particular use or type of use within the meaning and intent of the FSSP, or if ambiguity exists with respect to matters of height, yard requirements, area requirements, or zone boundaries, it is the Director's duty to ascertain all pertinent facts, and to set forth in writing the findings and the interpretations. The Director can refer the matter to the Planning Commission as a scheduled matter not requiring public hearing, and the findings and interpretations of the Planning Commission will be set forth in the recorded minutes. Thereafter, such interpretations will govern.
D. Amendments
1. The FSSP may be amended in the same manner as required for the adoption of a specific plan.
2. The City Council may initiate amendments to any portion of the FSSP.
3. The following changes to a Specific Plan require a Specific Plan amendment:
a. Changes to the text or maps other than the addition of information that does not change the effect of any regulation.
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Flower Street Specific Plan
b. Increase in the specified density for the Specific Plan Area. c. Changes in standards or regulations, including landscaping and design standards.
E. Administrative Modifications
1. The Director is authorized to make technical corrections, in a form approved by the City Attorney, to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by the FSSP with the Development Plan and Applicable Law.
2. In addition, the Director is authorized to make the following technical amendments, in a form approved by the City Attorney:
a. Realignment or modifications to lot lines, easement locations and grading adjustments, if approved by the City Engineer.
b. Minor modification to design criteria such as paving treatments, architectural details and related criteria.
c. Minor modification to landscape treatments, fencing, lighting, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria.
F. California Environmental Quality Act
Any actions contemplated by the FSSP including, without limitation, a Project Review, require environmental review in accordance with Applicable Law.
G. Noticing
All noticing will be accomplished at the cost of the Applicant seeking a Project Review and is subject to BMC § 17.108.030 and Applicable Law.
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ATTACHMENT C
Plans and Documents Submitted by the Applicant
January 20, 2026
Zach Forbath
CITY VENTURES
3121 Michelson Drive, Suite 150
Irvine, CA 92612
Subject: 9903 Flower Street Parking Review, City of Bellflower, California Dear Mr. Forbath:
TJW ENGINEERING, INC.
TRAFFIC ENGINEERING &
TRANSPORTATION PLANNING
CONSULTANTS
TJW ENGINEERING, INC. (TJW) is pleased to submit this parking review for the proposed project located at 9903 Flower Street in the Downtown area of the City of Bellflower, California. The purpose of this review is to demonstrate that there is sufficient parking supply for the proposed project.
Site Location and Propose Project
The project is located at 9903 Flower Street in the Downtown area of the City of Bellflower, California. Exhibit 1 shows the project location. The proposed project includes the demolition of an existing funeral home, commercial building, and multi -family dwelling units to construct 32 multi -family dwelling units. The project proposes a total parking capacity of 64 parking spaces including two (2) spaces per garage. Exhibit 2 shows the proposed project site plan.
Parking Demand
The "Bellflower Laemmle Mixed -Use T.O.D. Project Residential Parking Demand Study" (June 12, 2019) by RK Engineering Group, Inc., analyzed the parking needs of the residential component of a proposed mixed -use development in Downtown Bellflower. See Appendix A for a copy of the study. The study reviewed U. S.
Census vehicle ownership data and found that the City of Bellflower vehicle ownership rate was 1.83 vehicles per household. Additionally, the study researched other similar downtown parking requirements established by other municipalities throughout the greater Los Angeles area and found a 39% reduction in parking demand from city-wide household vehicle ownership to downtown parking demands. The study concluded that a conservative downtown parking demand is 30% Tess than the city-wide parking demand. If applied to the City of Bellflower, the vehicle ownership in Downtown Bellflower would be 1.28 vehicles per household.
Whether the proposed project average vehicle ownership is 1.28 or 1.83 vehicles per dwelling unit, the project two (2) spaces per unit meets the parking demand for the project. 9841 Irvine Center Drive, Suite 200 I Irvine, California 92618 1949.878.3509 I www.tjwengineering.com -217-
Legend:
Project Site
Exhibit 1: Project Location
9903 Flower Street Traffi c Impact Analysis
CVR-25-001
J
PROJECT B OUNDARY '
i
WA
r:
A 8SL
-1 i
26-0
ORI VE; AISLB
PROPOSED 6' •0" C MU WALL
ALONG NORTH, E AST b
WEST PROPERTY LINES
(REFER TO LANDSCAPE)
PROPERTY LIN E - 1)7.02' -
bl EXISTING PROJECT ENTRY
4 }, StHEETLIGH T cc
L
Exhibit 2: Project Site Plan
9903 Flo wer Stree t Traffic Impact Analysis
r
CVR-25-001
N ot to Scal e
9903 Flower Street
Parking Review
Parking Surplus
The "North Downtown Bellflower Parking Analysis" (October 3, 2023) by TJW Engineering, Inc., provided an inventory of public parking in north Downtown Bellflower in which the proposed project is located. See Appendix B for a copy of the study. The inventory observed on -street parking available on Flower Street and Civic Center Drive, both which border the proposed project, and on Belmont Street, Oak Street, and Bellflower Boulevard. Additionally, the City provides public parking at thirteen (13) separate parking lots.
Combined together, the on -street parking and public parking lots provide a total of 1,283 parking spaces.
The analysis also provided a parking occupancy survey of these free public parking lots and on -street parking.
The survey found on -street parking on Bellflower Boulevard, Oak Street, Belmont Street, and Hower Street east of Bellflower Boulevard at times reached between 90%-100% occupancy. Seven (7) parking lots frequently reached between 90%-100% occupancy on weekdays with five (5) of these reaching 90%-100% occupancy on Saturdays. The overall occupancy of all 1,283 parking spaces between 8:00 PM - 10:00 PM for either weekday or Saturday never reached more than 43%.
An updated Downtown Bellflower public parking map indicates that twelve (12) of the thirteen (13) parking lots continue to offer free public parking, reducing the number of parking spaces to 1,279. Of these lots, five (5) offer free parking for a two-hour limit, two (2) lots provide free parking after 5:30 PM, four (4) lots offer free no -limit parking, and one (1) lot is split with one-half providing free two-hour limit parking and the other half free no -limit parking. Exhibit 3 displays the public parking map.
The availability of free public parking within the area of the proposed project indicate that the project residents and their guest will have a surplus parking supply.
CVR-25-001
4 -220-
RIDESHARE
PICK-UP
=
Exhibit 3: Downtown Bellflower Public Parking Map
9903 Flower St Traffic Impact Analysis
FREE PARKING MAP KEY
NO -LIMIT PUBLIC PARKING
PUBLIC PARKING (AFTER 5:30 P.M.)
NO -LIMIT PARKING STRUCTURE
2 -HR LIMIT PUBLIC PARKING
CVR-25.001
NOS :0 5c:Vo
-221-
9903 Flower Street
Parking Review
Conclusion
The proposed project two (2) spaces per unit meets the estimated parking demand of either 1.28 or 1.83 vehicles per dwelling unit. Additionally, the availability of free public parking in Downtown Bellflower provides an additional parking surplus for residents of the proposed project.
Please contact us at (949) 878-3509 if you have any questions regarding this analysis.
Sincerely,
J74./
Thomas Wheat, PE, TE
President
Registered Civil Engineer #69467
Registered Traffic Engineer #2565
David Chew, PTP
Transportation Planning Manager
Travis Yokota
Assistant Transportation Planner
CVR-25-001
6 -222-
BELLFLOWER 5
BELLFLOWER, CALIFORNIA
DEVELOPER INFORMATION CONSULTANT INFORMATION
CITY VENTURES
3121 MICHELSON DRIVE, SUITE 150
IRVINE, CA 92612
CONTACT: ERIC MILLER
PHONE: (909) 996-8585
EMAIL: [email protected]
KTGY ARCHITECTURE & PLANNING
17911 VON KARMAN AVENUE, SUITE 200
IRVINE, CA 92614
CONTACT: ALAN SCALES
PHONE: (949) 221-6256
EMAIL: [email protected]
ARCHITECTURE:
C&V CONSULTING, INC.
9830 IRVINE CENTER DRIVE
IRVINE, CA 92618
CONTACT: MARCO MIDENCE
PHONE: (949) 916-3800
EMAIL: [email protected]
CIVIL:
C2 COLLABORATIVE
100 AVENIDA MIRAMAR
SAN CLEMENTE, CA 92672
CONTACT: STEVE OH
PHONE: (562) 896-7746
EMAIL: [email protected]
LANDSCAPE ARCHITECTURE:
A0.00COVER SHEET
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PROPOSED
SITE
SHEET INDEX
ARCHITECTURE
A0.00 - COVER SHEET
A0.10 - SHEET INDEX & PROJECT SUMMARY
A1.00 - SITE PLAN
A1.01 - EXISTING CONDITIONS
A1.02 - SITE COVERAGE
A1.03 - PHASING PLAN
A2.00 - B800A - 8-PLEX - PERSPECTIVE
A2.10 - B800A - 8-PLEX - ELEVATIONS
A2.20 - B800A - 8-PLEX - BUILDING PLANS
A2.21 - B800A - 8-PLEX - BUILDING PLANS
B2.00 - B800B - 8-PLEX - PERSPECTIVE
B2.10 - B800B - 8-PLEX - ELEVATIONS
B2.20 - B800B - 8-PLEX - BUILDING PLANS
B2.21 - B800B - 8-PLEX - BUILDING PLANS
C2.00 - B800C - 8-PLEX - PERSPECTIVE
C2.10 - B800C - 8-PLEX - ELEVATIONS
C2.20 - B800C - 8-PLEX - BUILDING PLANS
C2.21 - B800C - 8-PLEX - BUILDING PLANS
A3.00 - UNIT PLANS - PLAN 1 & 2
A3.10 - UNIT PLANS - PLAN 3
A3.20 - UNIT PLANS - PLAN 4
A3.21 - UNIT PLANS - PLAN 4 OPTIONS
A4.00 - COLOR & MATERIAL BOARD
LANDSCAPE
L-1 OVERALL CONCEPTUAL LANDSCAPE PLAN
L-2 IMAGE BOARD
L-3 COMMON AREA ENLARGEMENT - THE CORE
L-4 CONCEPTUAL LIGHTING PLAN
L-5 CONCEPTUAL IRRIGATION MASTER PLAN
L-6 CONCEPTUAL WALL AND FENCE PLAN
L-7 SITE AMENITIES CUT SHEET
L-8 CONCEPTUAL PLANT PALETTE
L-9 CONCEPTUAL PLANTING PLAN
CIVIL
SHEET 1 - TENTATIVE TRACT MAP
SHEET 2 - PRELIMINARY GRADING PLAN
SHEET 3 - PRELIMINARY UTILITY PLAN
SHEET 4 - PRELIMINARY FIRE ACCESS & HYDRANT
LOCATION PLAN
COMMUNITY CONTEXT (1:100)
A0.10SHEET INDEX & PROJECT SUMMARY
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A0.00 - COVER SHEET
A0.10 - SHEET INDEX & PROJECT SUMMARY
A1.00 - SITE PLAN
A1.01 - EXISTING CONDITIONS
A1.02 - SITE COVERAGE
A1.03 - PHASING PLAN
A2.00 - B800 - 8-PLEX - PERSPECTIVE
A2.10 - B800 - 8-PLEX - ELEVATIONS
A2.20 - B800 - 8-PLEX - BUILDING PLANS
A2.21 - B800 - 8-PLEX - BUILDING PLANS
A3.00 - UNIT PLANS - PLAN 1
A3.10 - UNIT PLANS - PLAN 2
A3.11 - UNIT PLANS - PLAN 2 OPTIONS
A4.00 - COLOR & MATERIAL BOARD
C.10 B00C PLEX ELEVATIONS
C.0 B00C PLEX BUILDIN* PLANS
C.1 B00C PLEX BUILDIN* PLANS
A.00 UNIT PLANS PLAN 1 &
A.10 UNIT PLANS PLAN
A.0 UNIT PLANS PLAN
A.1 UNIT PLANS PLAN OPTIONS
A.00 COLOR & MATERIAL BOARD
LANDSCAPE
L1 OVERALL CONCEPTUAL LANDSCAPE PLAN
L IMA*E BOARD
L COMMON AREA ENLAR*EMENT THE CORE
L CONCEPTUAL LI*HTIN* PLAN
L5 CONCEPTUAL IRRI*ATION MASTER PLAN
L CONCEPTUAL WALL AND FENCE PLAN
L SITE AMENITIES CUT SHEET
L CONCEPTUAL PLANT PALETTE
L
CONCEPTUAL PLANTIN* PLAN
PROPOSED
SITE
COMMUNITY CONTEXT
1 100
CIVIL
SHEET 1 TENTATIVE TRACT MAP
SHEET PRELIMINARY *RADIN* PLAN
SHEET PRELIMINARY UTILITY PLAN
SHEET PRELIMINARY FIRE ACCESS & HYDRANT
LOCATION PLAN
26'-0"
DRIVE AISLE
22 '
-
0 "
20 '
-
0 "
26 '
-
0 "
10 '
-
0 "
PR
O
P
O
S
E
D
B
S
L
5'-0"
PROPOSED BSL
7'
-
0 "
6'
-
0 "
PR
O
P
O
S
E
D
B
S
L
3'-0"
30 '
-
0 "
26 '
-
0 "
DR
I
V
E
A
I
S
L
E
24 '
-
0 "
DR
I
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A
I
S
L
E
10 '
-
0 "
RO
W
40 '
-
0 "
30 '
-
0 "
27 '
-
9 "
56 '
-
0 "
35'-10"
PROPOSED BSL
2 A
B
A
B
A B
R12'-
0 "
R12'-
0 "
PROJECT BOUNDARY
BLDG 1
B800
UNIT 1
BLDG 2
B800
BLDG 4
B800
UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8
UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 UNIT 20 UNIT 21 UNIT 22 UNIT 23 UNIT 24 UNIT 25 UNIT 26 UNIT 27 UNIT 28 UNIT 29 UNIT 30 UNIT 31 UNIT 32 PR
O
P
E
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T
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L
I
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2 7
4 .
0 9
'
PR
O
P
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R
T
Y
L
I
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E
-
2 7
4 .
0 2
'
PROPERTY LINE - 177.01'
PROPERTY LINE - 177.02'
EXISTING
STREETLIGHT
BS
L
BSL
BSL
BS
L
PROPOSED 6'-0" CMU WALL
ALONG NORTH, EAST &
WEST PROPERTY LINES
(REFER TO LANDSCAPE)
PROJECT ENTRY
B800
BLDG 3
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A1.00SITE PLAN
0 20 4010 Scale: 1" = 20'-0"
Plan 1
Plan 2
Open Space - Common
UNIT ENTRY
BLDG #
B###X
NUMBER
TYPE
PROJECT BOUNDARY
TRANSFORMER
LEGEND
EXISTING EASEMENTS
2 PUBLIC ROAD AND HIGHWAY EASEMENT
PROPOSED EASEMENTS
A EMERGENCY ACCESS, INGRESS AND EGRESS EASEMENT
B PUBLIC UTILITY EASEMENT
13,
FLOWER STREET
CI
V
I
C
C
E
N
T
E
R
D
R
I
V
E
PARCEL 1
PROJECT BOUNDARY
PROJECT BOUNDARY
PE
D
PE
D
STO
P
PROJECT ENTRY
PR
O
P
E
R
T
Y
L
I
N
E
-
2 7
4 .
0 9
'
PR
O
P
E
R
T
Y
L
I
N
E
-
2 7
4 .
0 2
'
PROPERTY LINE - 177.01'
PROPERTY LINE - 177.02'
1 2
3 4
5 6
7 7
15 9
1011
12 13
14 55
'
-
1 0
"
8 No.
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20241037
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March 12, 2026Bellflower, CA
A1.01EXISTING CONDITIONS
0 20 4010 Scale: 1" = 20'-0"
PROJECT BOUNDARY
LEGEND
1 EXISTING CONDITIONS
ONSITE PARKING
2 BUILDINGS (WHITES FUNERAL HOME)
3 STREETLIGHT
4 TRAFFIC LIGHT
5 ONSITE TREES
6 ACCESSIBLE PARKING
7 PLANTERS
8 6'-0" CMU WALL (LOCATED ON EAST AND WEST PROPERTY LINE) 9 MASONRY LOW WALL
10 CHAINLINK FENCE
11 WOOD FENCE
12 GRASS LAWN
13 DRIVEWAY
14 STREET PARKING
15 6'-0" METAL FENCE W/ GATE
13,
B800
BLDG 2
BLDG 1
B800
BLDG 3
B800
BLDG 4
B800
UP
17R
O
RT
UP
17R
WH O
T
R
UP
17R
O
R T
UP
17R
WHO
T
R
UP
17R
O
R T
UP
17R
O
T
R
W
UP
17R
O
RT
UP
17R
O
T
R
W
UP
17R
O
RT
UP
17R
WH O
T
R
UP
17R
O
R T
UP
17R
WHO
T
R
UP
17R
O
R T
UP
17R
O
T
R
W
UP
17R
O
RT
UP
17R
O
T
R
W
UP
17R
O
RT
UP
17R
WH O
T
R
UP
17R
O
R T
UP
17R
WHO
T
R
UP
17R
O
R T
UP
17R
O
T
R
W
UP
17R
O
RT
UP
17R
O
T
R
W
UP
17R
O
RT
UP
17R
WH O
T
R
UP
17R
O
R T
UP
17R
WHO
T
R
UP
17R
O
R T
UP
17R
O
T
R
W
UP
17R
O
RT
UP
17R
O
T
R
W
PROJECT BOUNDARY
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A1.02SITE COVERAGE
0 20 4010 Scale: 1" = 20'-0"
Paved Surfaces
Pervious Surfaces
Building Footprints
Drive Aisles
LEGEND
13,
PROJECT BOUNDARY
BLDG 1
B800
BLDG 2
B800
BLDG 3
B800
BLDG 4
B800
PR
O
P
E
R
T
Y
L
I
N
E
-
2 7
4 .
0 9
'
PR
O
P
E
R
T
Y
L
I
N
E
-
2 7
4 .
0 2
'
PROPERTY LINE - 177.01'
PROPERTY LINE - 177.02'
PHASE 1
PHASE 2
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A1.03PHASING PLAN
0 20 4010 Scale: 1" = 20'-0"13,
C2.00B800C - PERSPECTIVE
8-PLEXNTSNo.
888.456.5849 | ktgy.com BELLFLOWER 5
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City Ventures Schematic Design
March 12, 2026Bellflower, CA 13,
B800 - PERSPECTIVE A
FRONT
±3
6 '
-
3 "
OV
E
R
A
L
L
B
U
I
L
D
I
N
G
H
E
I
G
H
T
FINISHED GRADE
1LEFT2
REAR3RIGHT4
1 92
4 5678101112131431516
46'-0"132'-2"
132'-8"44'-0"
7'
-
0 "
T
Y
P
.
DOWNSPOUT TYP.
8'
-
6 "
9'
-
1 "
8'
-
6 "
Level 2
Level 3
Level 1
±2
9 '
-
7 "
TO
P
O
F
E
A
V
E
(
3 0
'
-
0 "
M
A
X
)
±3
6 '
-
3 "
OV
E
R
A
L
L
B
U
I
L
D
I
N
G
H
E
I
G
H
T
FINISHED GRADE
8'
-
6 "
9'
-
1 "
8'
-
6 "
Level 2
Level 3
Level 1
±2
9 '
-
7 "
TO
P
O
F
E
A
V
E
(
3 0
'
-
0 "
M
A
X
)
1 3
2 4
UP
17R
O
R T
UP
17R
WHO
T
R
UP
17R
O
RT
UP
17R
WH O
T
R
UP
17R
O
RT
UP
17R
O
T
R
W
UP
17R
O
R T
UP
17R
O
T
R
W
C2.10B800C - ELEVATIONS
8-PLEX04816Scale: 1/8" = 1'-0"
KEY PLAN: 1/16" = 1'-0"
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MATERIAL LEGEND
STUCCO, LIGHT SAND FINISH SECTIONAL GARAGE DOOR
STUCCO O/ FOAM TRIM METAL TRELLIS
FIBER CEMENT TRIM METAL AWNING
VINYL WINDOWS ASPHALT SHINGLE ROOF
ENTRY DOOR HORIZONTAL FIBER CEMENT SIDING
LIGHT FIXTURE BRICK VENEER
ILLUMINATED ADDRESS SIGN UTILITY DOORS
METAL PICKET RAILING 42" GUARD RAIL
1 9
2 10
3 11
4 12
5 13
6 14
7 15
8 16
13,
B800 - ELEVATIONS A
130'-2"
PLAN 4 PLAN 3 PLAN 4 PLAN 4 PLAN 3
44 '
-
0 "
PLAN 3 PLAN 3 PLAN 4
Second Floor
First Floor
132'-2"
PLAN 3 PLAN 3 PLAN 4 PLAN 4 PLAN 3
46 '
-
0 "
PLAN 3 PLAN 4PLAN 4
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C2.20B800C - BUILDING PLANS
8-PLEX04816Scale: 1/8" = 1'-0"13,
A
2 2 2 1 2111
2 2 2 1 2111
Third Floor
132'-2"
PLAN 3 PLAN 3 PLAN 4 PLAN 4 PLAN 3
46 '
-
0 "
PLAN 3 PLAN 4PLAN 4
4:12
4:12
6:
1 2
4:12
4:12
6:
1 2
132'-2"
46 '
-
0 "
3'-6" PARAPET TYP.
1'-0" PARAPET W/
3'-6" GUARDRAIL
TYP.
3"
E
A
V
E
DE
P
T
H
T
Y
P
.
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C2.21B800C - BUILDING PLANS
8-PLEX04816Scale: 1/8" = 1'-0"13,
B800 - BUILDING PLANS
PLAN 1PLAN 2 PLAN 1 PLAN 2 PLAN 2 PLAN 1 PLAN 1 PLAN 2
ASchematic Design
March 12, 2026
DN
17R
P3
UP
17R
DN
17R
P3 UP
17R
P3
O
RT
PLAN 3 ( 3 BED / 3 BATH )
NET AREA GROSS AREA
FIRST FLOOR 86 SQ. FT.100 SQ. FT.
SECOND FLOOR 645 SQ. FT.688 SQ. FT.
THIRD FLOOR 604 SQ. FT.643 SQ. FT.
TOTAL 1,335 SQ. FT.1,432 SQ. FT.
DECK 46 SQ. FT.
GARAGE 494 SQ. FT.
Second FloorThird Floor First Floor
44 '
-
0 "
46 '
-
0 "
43 '
-
0 "
16'-1"16'-1"16'-1"
GARAGE
10'-7" x 43'-3"
ENTRY
LIVING
11'-10" x 14'-1"
DECK
10'-2" x 4'-6"
KITCHEN
11'-10" x 11'-7"
BEDROOM 3
10'-0" x 11'-0"
W/D
W.I.C.
BATH 3
LINEN
PANTRY REF
PRIMARY BEDROOM
W.I.C.
BATH 2
PRIMARY
BATH
BEDROOM 2
2'
-
0 "
3'
-
0 "
ROOF
HATCH
ST
O
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SI
N
K
DW
OP
T
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C
A
B
S
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March 12, 2026Bellflower, CA 0 2 4 8 Scale: 1/4" = 1'-0" A3.10UNIT PLANS - PLAN 3
CONDOMINIUMS13,
UNIT PLANS - PLAN 1
PLAN 1
P1
P1
P1
.00
DN
17 R
P4
UP
17R
DN
17R
P4
UP
17R
WH
P4
O
T
R
PLAN 4 ( 3 BED / 3 BATH )
NET AREA GROSS AREA
FIRST FLOOR 290 SQ. FT.316 SQ. FT.
SECOND FLOOR 630 SQ. FT.661 SQ. FT.
THIRD FLOOR 637 SQ. FT.675 SQ. FT.
TOTAL 1,558 SQ. FT.1,652 SQ. FT.
DECK 62 SQ. FT.
GARAGE 459 SQ. FT.
Second FloorThird Floor First Floor
44 '
-
0 "
46 '
-
0 "
20'-10"16'-1"
45 '
-
0 "
16'-1"
GARAGE
20'-3" x 20'-4"
DEN / BED 4 OPT.
11'-10" x 14'-10"
ENTRY
LIVING
11'-10" x 15'-1"
DECK
15'-6" x 4'-0"
KITCHEN / DINING
11'-10" x 12'-6"
BEDROOM 3
W.I.C.
BATH 3
BATH 2
BEDROOM 2
10'-0" x 11'-2"
W.I.C.
W/D
PRIMARY BEDROOM
11'-11" x 13'-0"
PRIMARY
BATH
CO
A
T
1'
-
0 "
ROOF
HATCH
ST
O
V
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RE
F
PA
N
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SI
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June 30, 2025Bellflower, CA 0 2 4 8 Scale: 1/4" = 1'-0" A3.20UNIT PLANS - PLAN 4
TOWNHOMES13,
UNIT PLANS - PLAN 2
PLAN 2
P2P4
P2P2
10Schematic Design
0DUFK 12 2026
UNIT PLANS - P
C21D20,1,80S
UP
17R
WH
P4
O
T
R
UP
17R
WH
P4
O
T
R
44 '
-
0 "
20'-10"
GARAGE
20'-3" x 20'-4"
DEN
10'-3" x 11'-3"
ENTRY
OPT. BED 4
10'-3" x 11'-5"
First Floor - Opt. Bed
BATH 4
1'
-
0 "
44 '
-
0 "
20'-10"
1'
-
0 "
First Floor Accessible - Den w/ Pdr.
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ENTRY
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888.456.5849 | ktgy.com BELLFLOWER 5
20241037
City Ventures Schematic Design
March 12, 2026Bellflower, CA 0 2 4 8 Scale: 1/4" = 1'-0" A3.11UNIT PLANS - PLAN 4 OPTIONS
CONDOMINIUMS13,
2 P2P4P2P4
GARAGE
20'-3" x 20'-4"
A BFC
D
STUCCO BODY 1, LIGHT SAND FINISH
SW 7005 PURE WHITE
GARAGE DOOR 2 / TRIM 2
SW 0077 CLASSIC FRENCH GRAY
STUCCO BODY 2, LIGHT SAND FINISH / TRIM 1
SW 7076 CYBERSPACE
BRICK VENEER
ENDICOTT - THIN BRICK, EXECUTIVE IRONSPOT
GAF TIMBERLINE HDZ RS SHINGLE ROOF
CHARCOAL
E
HOIRZONTAL FIBER CEMENT SIDING, SHIPLAP
SW 0077 CLASSIC FRENCH GRAY
ENTRY DOOR 1
SW 6306 CORDIAL
ENTRY DOOR 2 GARAGE DOOR 1
SW 7076 CYBERSPACE
UTILITY DOOR
SW 7515 HOMESTEAD BROWN
G
No.
888.456.5849 | ktgy.com BELLFLOWER 5
20241037
City Ventures Schematic Design
March 12, 2026Bellflower, CA
A4.00COLOR & MATERIAL BOARD
METAL RAILING / TRELLIS / AWNING
SW 7076 CYBERSPACE
J H
I
13,
0 5’10’20’
Scale: 1”= 20’-0”
LEGEND
Project Entry with Enhanced Paving
Canopy Street Trees with Accent Planting
Canopy Shade Trees
Accent Trees
Open Lawn with Bench Seating and Screen Trees
Paseo Walk
Pedestrian Walkway
Vine Planting
Transformer
Mailbox Cluster
Screen Trees
Total Landscape Area (on site): 6,911.8 SF
Landscape Area (Parkway/ROW): 938.2 SF
Percentage of Landscape Area of Site Area:14.25%
5 5 5
4 4
4 8
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10 11
11 11
11 10
3 3
6 6
7 7
2 2
11 1
12.22.25 BELLFLOWER, CA L-1
FLOWER STREET -
Collaborative
OVERALL CONCEPTUAL LANDSCAPE PLAN
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FLOWER STREET
PROPERTY LINE - 177.01’
PROPERTY LINE - 177.02’
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0 2
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24 ’
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7’
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26 ’
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11 ’
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26’-0”
37’-6”
37’-6”
4’-7”
6’-4”
A
A
SECTION A - STREET VIEW
SCALE: 1/4”=1’-0”
12.22.25 BELLFLOWER, CA L-2
FLOWER STREET -
Collaborative
IMAGE BOARD
0 4’8’16’
Scale: 1/8”= 1’-0”
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LEGEND
Canopy Shade Trees
Accent Trees
Open Lawn with Bench Seating and Screen Trees
Paseo Walk
Pedestrian Walkway
Mailbox Cluster
Screen Trees
3 33
6 7
6 7
2 2
5 5
1 1
1 1
4 4
KEYMAP
12.22.25 BELLFLOWER, CA L-3
FLOWER STREET -
Collaborative
COMMON AREA ENLARGEMENT - THE CORE
12.22.25 BELLFLOWER, CA L-4
FLOWER STREET -
Collaborative
CONCEPTUAL LIGHTING PLAN
0 5’10’20’
Scale: 1”= 20’-0”
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LEGEND
Tree Uplight
Pedestrian Pathway Light
TREE UPLIGHTPEDESTRIAN PATHWAY LIGHT
(OR EQUAL)(OR EQUAL)
PROJECT NAME
PLAN TYPE
PRODUCT
FILE NO.
DRAWN BY:
DATE
SCALE
OF
SHEET
QC ITEM NO.PC. NO.
CONSTRUCTION PLAN
ST-BOL-A36-BG | LIGHTED BOLLARD | BEACON36
1 2
----1 1/4" = 1'
6/20/23 ST-BOL-A36-BG
Authorized Signature Date
By signing above or stamping this drawing “approved” or “no exception taken” authorization is give to QCP to produce this drawing as shown within a 1/4” tolerance. (CUSTOMER TO OFFLOAD IF OVER 6000 Lbs.)
GENERAL PRODUCT NOTES:
MANUFACTURING TOLERANCE ±1/4".
ALL EDGES TO BE EASED.
INSTALLATION IS REQUIRED BY OTHERS.
CONCRETE TEXTURE: CONCRETE COLOR:
WEIGHT:
NATURAL
MISSION WHITE
FRENCH GREY SANDSTONE
SMOOTHLATTE
PRODUCT:
QUANTITY:
SEALER:
CUSTOM: _______GFRC HONED
LIGHTING OPTION:
20W 2500 LUM 2700K
20W 2500 LUM 4000K
ST-BOL-A36-BG
PERMASHIELD 4200 SEALER
126 lbs.
2700K STANDARD ELECTRICAL TEMPERATURE: 120-277V
4000K STANDARD ELECTRICAL TEMPERATURE: 120-277V
PLAN VIEW
ELEVATION VIEWSECTION VIEWPERSPECTIVE VIEW
BOTTOM VIEW
MADE WITH ENDURACAST,
AN ULTRA HIGH
PERFORMANCE CONCRETE
Hydrozone:Eto:KL LA Sq. Ft.Conversion SLA Sq. Ft.MAWA
Landscaped Area 46.3 0.55 7,850 0.62 NA 123,938 MAWA= Maximum Applied Water Allowance (gallons per year) Eto= Reference Evapotranspiration from Appendix C (inches per year)
0.50= Evapotraspiration Adjustment Factor (ETAF)
1.0= ETAF for Sprcial Landscaped Area
LA= Landscaped Area includes Special Landscape Area (square feet)
0.62= Conversion Factor (to gallons per square foot)
0.3= the additional ET adjustment Factor for Special Landscape Area (1.0- 0.7= 0.3) SLA= Speical Landscape Area (square feet)
Applicant to fill in boxes below:
Eto (Reference Evapotranspiration from Appendix C inches per year) Landscaped Area includes Special Landscape Area (square feet) Speical Landscape Area (square feet)
Hydrozone:Eto:KL Sq. Ft.Conversion IE EAWU
Very Low Water Use 46.3 0.1 0 0.62 0.81 -
Low Water Use 46.3 0.2 5,152 0.62 0.81 36,517 Medium Water Use S 46.3 0.5 2,339 0.62 0.81 41,447 High Water Use 46.3 0.8 359 0.62 0.73 11,294 High (Water Feature)46.3 1.0 - 0.62 1.00 - Total EAWU:7,850 89,257
EAWU= Estimated Applied Water Use (gallons per year)
Eto= Reference Evapotranspiration from Appendix C (inches per year) KI= Landscape Coefficient
LA= Landscaped Area (square feet)
0.62= Conversion Factor (to gallons per square foot)
IE= Irrigation Efficiency= IME X DU (See definication in Appendix E for exmaplne IE percentages) IME= Irrigation Management Efficiency (90%)
DU= Distribution Uniformity of Irrigation Head
KI= Ks x Kc x Kmc
Ks= species factor (range 1.0- 0.9) (see WUCOLS list for values) Kd= density factor (range 0.5- 1.3) (see WUCOLS list for density value) Kmc= microclimatic factor (range 0.5- 1.4) (see WUCOLS) Table A- PF (Plant Factor)
Cool Season Turf= 0.8
Warm Season Turf= 0.7
High Water Use Plants= 0.7 (can be between 0.7-0.9)
Moderate Water Use Plants= 0.5 (can be between 0.4-0.6) Low Water Use Plants= 0.2 (can be between 0.1-0.3)
Very Low Water Use Plants= 0.1
IE (Irrigation Efficiency)- Appendix E
Pop-up Stream Rotor= 0.73
Rotor Head= 0.76
Microspray= 0.76
Bubblers= 0.77
Drip Emitters= 0.81
Subsurface Irrigation= 0.81
Project Name: Flower Street - Bellflower
WATER EFFICIENT WORK SHEET
Total EAWU = (Eto x KL x LA in Sq.ft. / IE)= Gallons per Year
46.3 7,850
0 Maximum Applied Water Allowance (MAWA)
Estimated Annual Water Use:
Total MAWA = (Eto x 0.50 x LA in Sq.ft. x 0.62)+(Eto x 1.0 x SLA in Sq.ft. x 0.62)= Gallons per year for LA + SLA Date: December 22, 2025
12.22.25 BELLFLOWER, CA L-5
FLOWER STREET -
Collaborative
LEGEND
CONCEPTUAL IRRIGATION MASTER PLAN
0 5’10’20’
Scale: 1”= 20’-0”
Low Water Use
Medium Water Use
High Water Use
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Perimeter Masonry Wall
- 6’-0” Ht.
- Masonry wall: Tan color with Split-Face finish
- Retaining Condition may apply- refer to Civil
Engineer’s drawings for additional information
- Color to Match Architecture
PERIMETER WALL
6’ ht. Split Face Block Wall with Flat Cap | Color to Match Architecture
12.22.25 BELLFLOWER, CA L-6
FLOWER STREET -
Collaborative
LEGEND
CONCEPTUAL WALL AND FENCE PLAN
0 5’10’20’
Scale: 1”= 20’-0”
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12.22.25 BELLFLOWER, CA L-7
FLOWER STREET -
Collaborative
EVA 6’BENCH
VICTOR STANLEY
SITE AMENITIES CUT SHEET
R E N S I D E -D O O R /D E P O S I T
The Ren side-door side-deposit litter receptacle in our Stella of Sunne™ collection features a classic, minimalist look inspired by Scandinavian design aesthetics. Its eased edges and clean lines transform any environment into a comfortable and inviting space. The side door ’s hinges incorporate stainless-steel pins and oil-impregnated bronze bushings, eliminating friction and maximizing the lifespan of the product.
REN-36SDSD: 36-gal (136 L) Side-Door Side-Deposit Litter Receptacle.
Standard solid convex lid. US Patent D904,712 S.
REN-45SDSD: 45-gal (170 L) Side-Door Side-Deposit Litter Receptacle.
Standard solid convex lid. US Patent D904,712 S.
S T A N D A R D
All fabricated metal components are steel shot-blasted, etched, phosphatized, preheated and electrostatically powder-coated with TGIC polyester powder coatings.
Other standard features include a high-density plastic liner and rubber- tipped leveling feet on the base.
RETURN TO STANDARD VIEW
M A T E R I A L
Recycled Plastic
Solid Steel Panels
Wood
C A P A C I T Y
36 gal (136 L)
45 gal (170 L)
F E A T U R E S
Side-Deposit
Interior plastic liners for our litter receptacles offer substantial value and are produced on molds that we designed and own. These plastic cans are reinforced, ribbed, and molded for durability, ease of use and greater capacity.
O P T I O N S
Victor Stanley Relay® Sensor & Service. Solid steel panels. Solid steel panels & wood combination. Solid steel panels & nominal 1×3 and 1×4 (25×64 mm and 25×89 mm) recycled plastic in black, espresso, light gray or wheat combination. Half-Moon liners. Galvanized steel liner (REN- 36SDSD, powder coat available). Custom decals. Smooth interior wood finish.
Side-Door Opening
S t a n d a r d
O p t i o n a l
R A L
C O L O R S
R e c y c l e d P l a s t i c
W o o d
S L A T S
C O O R D I N A T I N G P R O D U C T S
TRASH CAN
VICTOR STANLEY
MAIL BOX
SALSBURY INDUSTRIES
Note:
1. Plant selection and landscape/irrigation design should comply with the Water Efficient Landscape require- ments and ordinances.
2. California native/drought-tolerant plants shall be used to the maximum extent feasible to minimize the need for irrigation. Where irrigation is necessary, then the system shall be designed and installed to prevent over spray or irrigation runoff during normal operations and during a break in the line.
12.22.25 BELLFLOWER, CA L-8
FLOWER STREET -
Collaborative
CONCEPTUAL PLANT PALETTE
BOTANICAL NAME COMMON NAME SIZE
TREE SCHEDULE:
Arbutus unedo “Marina”
Bauhinia x blakeana
Cercis occidentalis
Chitalpa tashkentensis
Lagerstroemia indica Liriodendron tulipifera
Lophostemon confertus
Olea europaea Podocarpus gracilior Pyrus calleryana Rhus lancea Ulmus parvifolia “true Green” Washingtonia robusta Strawberry Tree
Hong Kong Orchid Tree
Western Redbud
Chitalpa
Crape Myrtle
Tulip Tree
Brisbane Box
Olive
Fern Pine
Callery Pear
African Sumac
True Green Chinese Elm
Mexican Fan Palm
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
1 gal
1 gal
1 gal
1 gal
1 gal
1 gal
1 gal
15 gal
15 gal
15 gal
BOTANICAL NAME COMMON NAME SIZE
GROUNDCOVER SCHEDULE:
1 gal
1 gal
1 gal
1 gal
1 gal
1 gal
Bougainvillea spp. Carissa macrocarpa ‘Nana’ Lantana spp. Lonicera japonica Trachelospermum jasminoides Verbena spp.
Bougainvillea
Dwarf Natal Plum
Lantana
Japanese Honeysuckle
Star Jasmine
Verbena
BOTANICAL NAME COMMON NAME SIZE
BOTANICAL NAME COMMON NAME SIZE
GRASSES/SUCCULENTS SCHEDULE:
VINES/ESPALIERS SCHEDULE:
Carex spp. Dudleya spp. Echeveria spp. Festuca glauca Festuca rubra Liriope spicata Sedum spp.
Bougainvillea spp.
Trachelospermum jasminoides
Sedges
Chalk Lettuce
Mexican Hens & Chicks
Blue Fescue
Red Fescue
Creeping Lilyturf
Stonecrops
Bougainvillea
Star Jasmine
BOTANICAL NAME COMMON NAME SIZE
SHRUB SCHEDULE:
Bougainvillea spp. Buxus japonica ‘Green Gem’ Ceanothus spp. Cistus spp. Coprosma Elaeagnus pungens Hesperaloe spp. Ligustrum ‘texanum’ Myrtus communis Penstemon spp.
Phlomis spp. Pittosporum tobira ‘Variegatus’ Prunus caroliniana Rhaphiolepis ‘Majestic Beauty’ Rosmarinus spp. Salvia spp. Santolina chamaecyparissus Santolina virens
Viburnum davidii
Bougainvillea
Japanese Boxwood
California Lilac
Rockrose
Mirror Plant
Silverberry
Red Yucca
Texas Privet
Myrtle
Penstemon
Sage
Variegated Mock Orange
Carolina Laurel Cherry
Indian Hawthorn
Rosemary
Sage
Lavender Cotton
Green Lavender Cotton
David Viburnum
1 gal
5 gal
1 gal
1 gal
1 gal
1 gal
1 gal
1 gal
5 gal
5 gal
1 gal
1 gal
1 gal
5 gal
5 gal
1 gal
1 gal
1 gal
1 gal
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FLOWER STREET
STREET TREES
SHADE TREES
SCREENING HEDGE
VERTICAL SHRUBS
MEDIUM SHRUBS
SCREENING VINES
TREES:
SHRUBS, VINES, AND GROUNDCOVER:
SCREENING TREES
Botanical name (Common Name)
Botanical name (Common Name)
PLANTING LEGEND
ACCENT TREES
Arbutus unedo (Strawberry Tree)
Bauhinia x blakeana (Hong Kong Orchid Tree)
Cercis occidentalis (Western Redbud)
Lagerstroemia indica (Crape Myrtle)
Olea europaea (Olive)
Rhus lancea (African Sumac)
Washingtonia robusta (Mexican Fan Palm)
Arbutus unedo (Strawberry Tree)
Syagrus romanzoffiana (Queen Palm)
Ulmus parvifolia “true Green” (True Green Chinese Elm)
Bauhinia x blakeana (Hong Kong Orchid Tree)
Chitalpa tashkentensis (Chitalpa)
Liriodendron tulipifera (Tulip Tree)
Olea europaea (Olive)
Pyrus calleryana (Callery Pear)
Ulmus parvifolia “true Green” (True Green Chinese Elm)
Buxus japonica ‘Green Gem’ (Japanese Boxwood)
Coprosma (Mirror Plant)
Ligustrum ‘texanum’ (Texas Privet)
Agave spp. (Agave)
Aloe vera (Aloe Vera)
Dasylirion spp. (Desert Spoon)
Lomandra longifolia
Yucca spp. (Yucca)
Ceanothus spp. (California Lilac)
Hesperaloe spp. (Red Yucca)
Myrtus communis (Myrtle)
Rhaphiolepis ‘Majestic Beauty (Indian Hawthorn)
Salvia spp. (Sage)
Viburnum davidii (David Viburnum)Bougainvillea spp. (Bougainvillea) Trachelospermum jasminoides (Star Jasmine)
Lophostemon confertus (Brisbane Box)
Podocarpus gracilior (Fern Pine)
VERTICAL /ACCENT SHRUBS
Podocarpus gracilior (Fern Pine)
Prunus caroliniana (Carolina Laurel Cherry)
BORDER/ACCENT/GROUNDCOVER
Bougainvillea spp. (Bougainvillea)
Cistus spp. (Rockrose)
Penstemon spp. (Penstemon)
Phlomis spp. (Sage)
Rosmarinus spp. (Rosemary)
Santolina chamaecyparissus (Lavender Cotton)
Santolina virens (Green Lavender Cotton)
Bougainvillea spp. (Bougainvillea)
Carissa macrocarpa ‘Nana’ (Dwarf Natal Plum)
Lantana spp. (Lantana)
Lonicera japonica (Japanese Honeysuckle)
Trachelospermum jasminoides (Star Jasmine)
Verbena spp. (Verbena)
Carex spp. (Sedges)
Dudleya spp. (Chalk Lettuce)
Echeveria spp. (Mexican Hens & Chicks)
Festuca glauca (Blue Fescue)
Festuca rubra (Red Fescue)
Liriope spicata (Creeping Lilyturf)
Sedum spp. (Stonecrops)
12.22.25 BELLFLOWER, CA L-9
FLOWER STREET -
Collaborative
CONCEPTUAL PLANTING PLAN
STOP
PE
D
PE
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STO
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0 1" = 30'
15 30 60
PE
D
PE
D
STO
P
73.45 FF
73.98 FF
74.06 FF
74.11 FF
74.56 FF
74.61 FF
74.48 FF
0 1" = 20'
10 20 40
STOP
PE
D
PE
D
STO
P
0 1" = 20'
10 20 40
PE
D
PE
D
STO
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0 1" = 20'
10 20 40
FIRE LANE
FIRE LANE
VIOLATING VEHICLES
WILL BE CITED OR TOWED
AT OWNER'S EXPENSE
CVC 22658A
CVC 22500.1
POLICE OR SHERIFF'S
PHONE NUMBER
5.