Bellflower City Council
April 13, 2026

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Map Features
■ ■ Specific Plan Area Boundary
lot
General Plan Land Use
Designation:
"C" Commercial
Zoning Classification:

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

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

North
Multi -Family Residential Uses (Plan Area 5 of the
TODSP)
South
Office Building and Public Park (Plan Areas 4 and 5 of
the TODSP)
West
Post Office and Senior Housing (Plan Area 5 of the
TODSP)
East
City -owned Public Parking Lot (Plan Area 5 of the
TODSP)
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Staff Report — 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

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

While there is no specific development currently proposed for 9915 Flower Street, the FSSP would support up to 20 residential units. Following adoption of the FSSP, any future development proposed on 9855 and 9915 Flower Street will be subject to an administrative (non -discretionary) review through the Project Review process. The proposed FSSP is consistent with regional planning documents and complementary to adjacent zoning districts. In addition, the FSSP advances infill housing goals and maintains the neighborhood character and compatibility with the adjacent residential, civic and commercial uses. The development standards of the FSSP are summarized in Section VI of the FSSP.
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Staff Report - 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

• Vesting Tentative Map
Approval of TM 84789 is requested to subdivide the existing parcel at 9903 Flower Street to allow for the creation of 32 townhome units ("Development"). Subdividing the existing parcel would allow each unit to be sold separately. Should TM 84789 be approved, a Final Map is required to be submitted for City Council approval (Condition No. 35 of Resolution No. 26-13).
• Development Review
The proposed Development at 9903 Flower Street is designed to meet or exceed the development standards of the FSSP. The Development consists of four new buildings with a total floor area of 49,344 square feet. A1l buildings are three stories tall with an overall building height of 36'-3". The Development includes two different floor plans for the residential units (referred to as Plan 1 and Plan 2) with 16 units of each plan. Although not required pursuant to Government Code § 65863.2, the Development includes parking that consists of a two -car garage for each of the 32 residential townhomes for a total of 64 parking spaces. Vehicular access would be provided by a 26 -foot -wide driveway connection located at the southeast corner of the parcel.

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

• $54,510 as the Project's Public and General Government Facilities Fee. • $8,490 as the Project's Public Safety Fee.
• The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.
• The Project is located on underutilized property. Improving the property through private investment increases tax revenue for public welfare and is a critical component of City's overall plan for a thriving downtown. • Providing housing which will help to satisfy City's obligation to meet City's share of regional housing needs.
• Fulfilling the long-term economic goals for City by providing housing to help offset 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.
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Staff Report — 9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

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

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

ATTACHMENTS
A. Resolution No. 26-13

1. Exhibit A — Conditions of Approval

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

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

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

2. Exhibit B — Zoning Map Amendment

3. Exhibit C — Flower Street Specific Plan
C. Plans and Documents Submitted by the Applicant
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ATTACHMENT A
Resolution No. 26-13

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

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

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

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

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City of Bellflower
Resolution No. 26-13

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

SECTION 2. Planning Agency. Pursuant to BMC § 2.32.050(F), the City Council is acting as the Bellflower Planning Agency for purposes of the Project including, without limitation, the accompanying Ordinance No. 1456.

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

A. The real property commonly known as 9855 Flower Street is approximately 20,908 square feet (0.48 acres) and is currently developed with commercial buildings;
B. The real property commonly known as 9903 Flower Street is approximately 48,351 square feet (1.11 acres) and is currently vacant; C. The real property commonly known as 9915 Flower Street is approximately 17,424 square feet (0.40 acres) and is currently developed with a commercial building and an apartment building;
D. Together the three properties consist of approximately 1.99 net acres of land and are collectively known as the Specific Plan Area;
E. The Project includes a General Plan map amendment to change the existing Land Use Designation of the Specific Plan Area from Commercial ("C"), to Mixed Use ("MU") to allow for residential developments; F. The Project also includes a Zone Change from TODSP to FSSP for the Specific Plan Area which provides development and design standards; G. The primary access to the Specific Plan Area is from Flower Street which is an 80 -foot -wide secondary arterial street and Civic Center Drive which is a 54 -foot - wide collector street;
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City of Bellflower
Resolution No. 26-13

H. The Specific Plan Area is bounded: to the north, by multi -family residential uses within Area 5 of the TODSP area; to the south by an office building located within Plan Area 4 of the TODSP and a public park located within Plan Area 5 of the TODSP; to the west by the post office and senior housing located within Plan Area 5 of the TODSP area; and to the east, by a City -owned public parking lot within Area 5 of the TODSP;
I. The Applicant seeks a Development Review and a Vesting Tentative Map to subdivide the existing lot at 9903 Flower Street to allow the creation of 32 residential townhome units; and
J. The Project furthers the City's interest in increasing the housing stock to meet the City's Regional Housing Needs Allocation ("RHNA").

SECTION 4. Environmental Assessment. This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, 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 Resolution will not have a significant adverse effect on the environment with implementation of proposed mitigation measures.

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

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

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

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

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

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

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

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

City of Bellflower
Resolution No. 26-13

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

6. Housing Element Policy 5.3 — Encourage infill development and reuse of underutilized land, where reuse is consistent with desired neighborhood character; and

7. Housing Element Policy 5.6 — Explore opportunities for new residential development within those area of the City occupied by vacant or underutilized commercial or industrial uses.

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

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

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

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

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

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

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

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

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

City of Bellflower
Resolution No. 26-13

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

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

SECTION 9. Approval. Based on the foregoing and subject to the conditions set forth in the attached "Exhibit A," which are incorporated by reference, the City Council approves: 1) Mitigated Negative Declaration No. MND 25-01, attached as "Exhibit 6," and incorporated by reference; 2) General Plan Amendment Case No. GPA 25-02 which amends he Land Use Map as set forth in attached Exhibit "C," which is incorporated by reference; 3) Vesting Tentative Map Case No. TM 84789; and 4) Development Review Case No. DR 3-25-16185.

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

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

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

SECTION 13. Limitations. The City Council's analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the major limitations on analysis of the Project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues.

The City must work within the political framework within which it exists and with the limitations inherent in that framework.
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City of Bellflower
Resolution No. 26-13

SECTION 14. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Resolution are severable.

SECTION 15. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code § 16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 16. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.

The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

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

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

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

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

ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

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

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

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

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

A. Standard Project Conditions

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

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

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

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

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

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

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

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

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

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

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

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

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

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

B. Planning

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

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

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

c) Floor Plans. The final approved floor plan for the residential units must be incorporated into CC&Rs.
d) CC&R Requirements. Draft CC&Rs, in a form approved by the City Attorney, must obtain approval from the Director, or designee, and include the following clauses:
i. Payment of Municipal Charges. The amount of the
assessments levied by the HOA must include sums sufficient to cover the cost of all municipal charges imposed against the Property including, without limitation, sums sufficient to ensure the payment of invoices from the City for water, wastewater, and solid waste charges. In addition, the HOA and the Owners, and the management agent, if any, must continuously guarantee payment to the City of all such municipal charges.
ii. Access and Entry. The HOA and each Owner covenants, in favor of the City, to provide access and entry to all common areas of the Property, and all buildings, structures and units situated thereon, to any authorized Fire Inspector, Building Official and any other official charged with carrying out the laws of the City, the State of California, or the United States of America.
iii. Signs. Except as otherwise allowed by applicable law, the HOA and each Owner covenant, in favor of the City, that no sign of any kind of advertising any service, business or other commercial project or venture can be displayed on the Property.
iv. Parking and Garages.
(1) The HOA and each Owner covenants, in favor of the
City, that all vehicles used by an Owner or an Owner's
invitees must be identified to a representative of the HOA and subject to tow if parked in an area not designated for parking vehicles.
(2) All driveways and garages must be maintained in a neat and orderly condition and garage doors must be
maintained in closed condition except as necessary to
permit ingress and egress of authorized vehicles or to
clean or work in the garage. Each dwelling unit must be equipped with automatic garage door openers. The
garages are to be used exclusively for the parking of
standard authorized vehicles and may not be converted to living quarters or workshops or used for the storage of boats, trailers, campers or recreation vehicles in a way -22-

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

22. Landscaping Restrictions. Future expansion, whether concrete area or building area, are not allowed within the designated landscaped area.

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

C. Building and Safety

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

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

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

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

D. Fire

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

E. Traffic and City Engineering

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

EXHIBIT B
Mitigated Negative Declaration No. MND 25-01

CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

INITIAL STUDY AND

MITIGATED NEGATIVE DECLARATION

FLOWER STREET SPECIFIC PLAN
APNs 7109-013-032; 7109-013-033; & 7109-012-003
BELLFLOWER, CALIFORNIA 90706
LEAD AGENCY:

CITY OF BELLFLOWER, PLANNING DIVISION
166o CIVIC CENTER DRIVE
BELLFLOWER, CALIFORNIA 90706
REPORT PREPARED BY:

BLODGL 1"1' BAYLOSIS ENVIRONMENTAL PLANNING
2211 S. HACIENDA BOULEVARD, SUITE 107
HACIENDA HEIGHTS, CALIFORNIA 91745
JANUARY 5,2026
SELF 002

LYITI AL STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 1
-31-

CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNS 7109-013-032; 7109-013-033; Sr 7109-012-003 THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK.

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 2
-32-

CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

MITIGATED NEGATIVE DECLARATION
PROJECT NAME: Flower Street Specific Plan (FSSP)
PROJECT LOCATION: The property consists of three separate parcels, collectively referred to as the Specific Plan Area.

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

The Assessor's Parcel Numbers (APNs) of the three parcels that comprise the Specific Plan Area include APN 7109- 013-032 (o.48 -acres), 7109-013-033 (Ill -acres), and 7109-012-003 (0.40 -acres) and are commonly known as 9855, 9903, and 9915 Flower Street, respectively.

APPLICANT: The project Applicant is Bellflower 5 Inv., LLC. 3121 Michelson Drive, Suite 150, Irvine, California 92612. (909) 996- 8585.

CITY AND Comkrry: Bellflower, Los Angeles County.

DEscRIPnoN: This Initial Study evaluates a general plan land use amendment, zone change, the Flower Street Specific Plan (referred to as FSSP or Specific Plan No. SP -3-25-16181), development agreement, Tentative Map No. 84789, development review for the proposed 32 -unit development, and impacts associated with development of three parcels including the proposed 32 -unit townhome development on 9903 Flower Street and future development on 9855 and 9915 Flower Street These two Parcels are referred to as the "Bookend Parcels" or collectively referred to as the "Project." The Project is further described in the attached Initial Study. The Specific Plan Area consists of 1.99 -acres of land and all of these parcels are currently developed. 9903 Flower Street (APN 7109-013-033) is the largest parcel at approximately 1.11 -acres and is being considered for a 32 -unit townhome development. No specific development is currently proposed for 9915 and 9855 Flower Street, — which comprise the "Bookend Parcels" parts of the Specific Plan Area - , though the Initial Study evaluates and the FSSP would permit higher density residential development at densities of up to 5o units per acre. For the parcel located at 9903 Flower Street (APN 7109-013-033), the new residential development would consist of four new buildings that would contain a total of 32-townhome units with a total floor area of 49,344 square feet. The development proposes two different floor plans for the residential units (referred to as Plan 1 and Plan 2). Parking would consist of 2 spaces for each of the 32 townhome units for a total of 64 parking spaces. Vehicular access would be provided by a 26 -foot -wide driveway connection located at the southeast corner of the parcel and would connect with the north side of Flower Street. While there is no specific development currently proposed for 9855 Flower Street (APN 7109-013-032) and 9915 Flower Street (APN 7109-012-003). The FSSP would permit higher density residential development at densities of up to 5o units per acre for both parcels. 9855 Flower Street (APN 7109-013-032) is approximately o.48 -acres and could mathematically support up to 24 units assuming a maximum density of 50 units per acre. 9915 Flower Street (APN 7109-012-003) is approximately 0.40 -acres and could mathematically support up to 20 units assuming a maximum density of 50 units per acre.

EVALUATION FORMAT: The City reviewed the Project's environmental impacts pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 1500o, et seq., the "CEQA Guidelines"). While the Project qualifies for a statutory exemption pursuant to Public Resources Code § 21080.66, the applicant requested completion of this IS/MND in an abundance of caution. At the applicant's request, the City agreed to complete this document as lead agency. The Initial Study was guided by the CEQA Guidelines, including, without limitation CEQA Guidelines section 15063. The environmental effects are categorized into one of the following four categories of possible determinations:

Potentially
Significant Impact
Less than Significant
With Mitigation Incorporated
Less than
Significant
No Impact
Analysis is then provided to substantiate each determination. One of the four following conclusions is then provided as a summary of the analysis for each of the major environmental factors.

No Impact: No impacts are identified or anticipated, and no mitigation measures are required.

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

LNITIAL STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 3
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CITY OF BELLFLOWER • INTITAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Ti'CC than Significant Impact with Mitigation: Possible significant adverse impacts have been identified or anticipated and mitigation measures are required as a condition of the project's approval to reduce these impacts to a level below significance.

Potentially Significant Impact Significant adverse impacts have been identified or anticipated. An Environmental Impact Report (EIR) is required to evaluate these impacts.

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below will be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact Requiring Mitigation" as indicated by the checklist in the attached Initial Study. ❑ Aesthetics
❑ Biological Resources
❑ Geology & Soils
❑ Hydrology 8c Water Quality
❑ Noise
❑ Recreation
❑ Agriculture & Forestry Resources
X Cultural Resources
❑ Greenhouse Gas Emissions
❑ Land Use & Planning
❑ Population & Housing
❑ Transportation & Traffic
Air Quality
Energy
❑ Hazards & Hazardous Materials
Mineral Resources
Public Services
Tribal Cultural Resources
❑ ❑ Mandatory Findings of
Significance
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation, the following finding is made:

Utilities & Service Systems
Wildfire
The Project COULD NOThave a significant effect on the environment, and aNEGATIVE DECLARATION shall be prepared. •
X
Although the Project could have a significant effect on the environment, there shall not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION shall be prepared.

The Project MAYhave a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ■
The Project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets.

An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

III
Although the Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the Project, nothing further is required. •
Date

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

TABLE OF CONTENTS
SECTION 1 INTRODUCTION 7

1.1 PURPOSE OF INTIIAL STUDY 7
L2 INITIAL STUDY'S ORGANIZATION 7

1.3 NATIVE AMERICAN CONSULTATION 8
SECTION 2 PROJECT DESCRIPTION 9

2.1 PROJECT LOCATION 9

2.3 ENv RONMENTAL SETTING 9
Exhibit 2-1 Regional Map 1O
Exhibit 2-2 Citywide Map 11
Exhibit 2-3 Local Map 12
Exhibit 2-4 Aerial Photograph 13
Exhibit 2-5 Site Photographs 14

2.4 DESCRIPTION OF THE PROJECT 15
Table 2-1
9903 Flower Street Development Summary 16
Table 2-2 9855 and 9915 Flower Street Potential Development Summary 16 Exhibit 2-6 Site Plan 17

2.5 DISCRETIONARY ACTIONS i8
SECTION 3 ENVIRONMENTAL ANALYSIS 21

3.1 AESTHETICS
21 Table 3-1 Development Standards 22

3.2 AGRICULTURE & FORESTRY RESOURCES

3.3 AIR QUALIFY 24
26 Table 3-2 Estimated Daily Construction Emissions (lbs. /day) 28 Table 3-3 Estimated Operational Emissions (lbs. /day) �9 Table 3-4 Localized Significance Construction Emissions (lbs. /day) 30

3.4 BIOLOGICAL RESOURCES 32

3.5 CULTURAL RESOURCES

3.6 ENERGY 35

3.7 GEOLOGY& SOILS 38

3.8 GREENHOUSE GAS EMISSIONS 40
44 Table 3-5 Greenhouse Gas Emissions (Metric Tons/Year) 45 Table 3-6 Climate -Ready Development Standards 46

3.9 HAZARDS & HAZARDOUS MATERIALS 49

3.10 HYDROLOGY & WATER QUALITY 52

3.11 LAND USE 8r PLANNING 55

3.12 MINERAL RESOURCES 57

3.13 NOISE 59
Table 3 -Noise Measurement Results 6o
Table 3-8 Construction Noise 60
Table 3-9 Construction Vibration

3.14 POPULATION & HOUSING 62

3.15 PUBLIC SERVICES 65
65 3.16 RECREATION

3.17 TRANSPORTATION 68
Table 3-10 Project Trip Generation 71

3.18 TRIBAL CULTURAL RESOURCES 72

3.19 UTILITIES AND SERVICE SYSTEMS 74
7 Table 3-11 Projected Water Consumption 7 78
Table 3-12 Projected Wastewater Generation
79 Table 3-13 Projected Solid Waste Generation

3.20 WILDFIRE 8o
81 3.21 MANDATORY FLNDINGS OF SIGNIFICANCE 83

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CITY OF BELLFLOWER • LNTTLAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNS 7109-013-032; 7109-013-033; & 7109-012-003 SECTION 4 CONCLUSIONS 85

4.1 FINDINGs 85
SECTION 5 REFERENCES 87

5.1 PREPARERS 87

5.2 REFERENCES 87

APPENDICES (SEPARATE COVER)

APPENDIX A - AIR QUALITY IMPACT STUDY

APPENDIX B - NOISE IMPACT STUDY

APPENDIX C - TRAFFIC STUDY

APPENDIX D - UTILITIES WORKSHEETS

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 SECTION 1 INTRODUCTION

1.1 PURPOSE OF INITIAL STUDY
The primary purpose of CEQA is to ensure that decision -makers and the public understand the environmental implications of a specific action or project. The purpose of this Initial Study is to identify whether the Project will have the potential for significant impacts on the environment. The Specific Plan Area consists of 1.99 -acres of land and all these parcels are currently developed. 9903 Flower Street (APN 7109-013-033) is the largest parcel, at approximately 1.11 -acres, is being considered for a 32 -unit townhome development. No specific development is proposed for the Bookend Parcels, though this Initial Study evaluates and the FSSP would permit higher density residential development at densities of up to 5o units per acre.

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

These other agencies are referred to as Responsible Agencies and Trustee Agencies, pursuant to CEQA Guidelines sections 15381 and 15386. This Initial Study and the Notice of Intent to Adopt a Mitigated Negative Declaration will be forwarded to responsible agencies, trustee agencies, and the public for review and comment. A 30 -day public review period will be provided to allow these entities and other interested parties to comment on the Project and the Initial Study. Comments must be sent to the attention of:

City of Bellflower, Planning Division
Attn: James Atkins, Senior Planner
16600 Civic Center Drive
Bellflower, California 90706

1.2 INITIAL S`t'uDY'S ORGANTZlTZON
This Initial Study was prepared pursuant to CEQA, the CEQA Guidelines, and the City's local CEQA Guidelines. The following annotated outline summarizes the contents of this Initial Study:
• Section z Introduction, provides the procedural context surrounding this Initial Study's preparation and insight into its composition.
• Section 2 Project Description, describes the Project's physical and operational characteristics and provides an overview of the existing environment as it relates to the Specific Plan Area. • Section 3 Environmental Analysis, includes an analysis of potential impacts associated with the construction and the subsequent occupancy of the Project. Cumulative impacts, as defined in the CEQA Guidelines, § 15355, will be analyzed. Impacts resulting with future development on 9915 and 9855 Flower Street are not considered cumulative projects and there are no existing or foreseeable future projects within the vicinity of the Specific Plan Area that would potentially generate significant cumulative impacts.
• Section 4 Conclusions, indicates the manner in which the mitigation measures identified in the environmental analysis will be implemented as a means to address potential environmental impacts.
• Section 5 References, identifies the sources used in the preparation of this Initial Study.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

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

On August 6, 2025, notices were sent to the following tribes with certified mail. The tribes notified include Santa Rosa Band of Cahuilla Indians, Cahuilla Band of Indians, Soboba Band of Luiseno Indians, San Gabriel Band of Mission Indians, Gabrieleno Band of Mission Indians — Kizh Nation, Gabrielino Tongva Indians of California Tribal Council, Gabrieleno/Tongva San Gabriel Band of Mission Indians, Gabrielino- Tongva Tribe, Juaneno Band of Mission Indians Acjachemen Nation-Belardes, Juaneno Band of Mission Indians Acjachemen Nation -4A. On October 13, 2025, the City received communication from the Gabrielino Tongva Indians of California.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 SECTION 2 PROJECT DESCRIPTION

2.1 PROJECT LOCATION
The Specific Plan Area's location in the City is shown in Exhibit 2-2 and a local map is provided in Exhibit 2-3. An aerial photograph of the area is shown in Exhibit 2-4. Photos of the site are provided in Exhibit 2-

5. The Specific Plan Area is located on the north-west corner of the Flower Street and Civic Center Drive intersection within the south-central portion of the City which is located in southeastern Los Angeles County, approximately 13 miles southeast of downtown Los Angeles. The City is bounded by the City of Downey on the north, City of Paramount on the west, City of Lakewood on the south, and the City of Norwalk and City of Cerritos on the east. Major physiographic features in the surrounding area include the San Gabriel River located approximately 4,200 feet to the east and the Los Angeles River located approximately 3.75 miles to the west. A regional location map is shown in Exhibit 2-1.

2.3 ENVIRONMENTAL SE rnNG
The Specific Plan Area consists of 1.99 -acres of land and all of parcels are currently developed by a 23,000 square -foot funeral home, a florist shop, a nail salon, and other similar commercial buildings. This Initial Study evaluates the impacts related to demolition of the existing uses and redevelopment within the Specific Plan Area consisting of a 32 -unit townhome development on approximately 1.11 -acres, up to 24 -unit development on approximately 0.48 acres, and up to 20 -unit development on 0.40 acres. The geographic areas included within the Project boundaries is currently zoned Transit Oriented Development Specific Plan (TODSP, Planning Area 5) and has a General Plan Land Use Designation of Commercial. The Specific Plan Area is surrounded by several uses:
• North of the Specific Plan Area. Multiple family residential homes are located to the north of the Specific Plan Area. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 5 (R-3 Multiple Residential). Further north is Belmont Street. • South of the Specific Plan Area. Flower Street extends along the south side of the Specific Plan Area.

South of the aforementioned street are commercial buildings. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 4 (C -G General Commercial) and Planning Area 5 (P Public Use).
• West of the Specific Plan Specific Plan Area. West of the Specific Plan Area are the United States Postal Service, Bellflower Chamber of Commerce, and other businesses. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 5 (T -C Town Center). • East of the Specific Plan Area. East of the Specific Plan Area is Civic Center Drive and the City of Bellflower City Ha11. This area is zoned Transit Oriented Development Specific Plan (TOD SP) Planning Area 5 (P Public Use).

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNS 7109-013-032; 7109-013-033; & 7109-012-003 Los Angeles
Hunting on Park
Walnut Park
Willowbrook
Maywood
Bell
C udahv
Eaa Compton
West Ranch. Dominguez
Compton
-C:

Pacific Ocean
Monterey Park.....,..RoserneadISouth San Gabriel
y
!W'hitticr Narrows
Commerce
Bell Gardens
Downey
Sipal Hill
Lon, Bach
f4f� '�';" •mss`
.lontebelto
Pico Rivera
.City. tndtuay-
'jRose Hills -. /
�i�i7)f'1 Hact«daHcightsV,
Santa Fc Springs
Art`sia Cerritos
Hawaiian Garden;
Seal Beach
47 Whittier
La Habra Hei;ht;
La Mirada
Andora.Fairhope
EXHIBIT 2-1 REGIONAL MAP
SOURCE: QUANTUM GIS
Fulkrion
Stanton
vlap Features
— Major j-io ways
rj Bellflower
Jj Los Angeles County
Orange County
0 I.5 3 mi
Sunset Beach

INITIAL STUDY& MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITTAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREETSPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 South Gate
Pacific Ocean
wrq .y r�zf..
1'1'05 _
Bellflower—,
•t a...;,;.
r
EXHIBIT 2-2 CITYWIDE MAP
SOURCE: Quurrrum GIS
Santa Fe Springs
Norwalk
Map Features
Q Project Site
— Major Highways
n Bellflower
o 0.5
I !
I mi
ns

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CITY OF BELLFLOWER • INTTIAL STUDY & MITIGATED NEGATIVE DECLARATION PLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 I I I _
o
o
Belmont -Street
.f �F
i-1
y �
Flower -Street
Maple-Stree
Civic -Center -Plaza
Map Features
(i Specific Plan Area -
7109 -013-033
r] Specific Plan Area -
7109 -013-032
n Specific Plan Arca-
7109-012-003
100 200 ft
EXHIBIT 2-3 LOCAL MAP
SOURCE: QtTANTUM GIS
INITLAI. STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INIIZAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 EXHIBIT 2-4 AERIAL PHOTOGRAPH
SOURCE: GOGGLE MAPS
Map Features
Specific Plan Area -
7109 -013-033
D Specific Plan Area -
7109 -013-032
El Specific Plan Area -
7109 -012-003
0 25 5011
l I

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CITY oIr BELLFLOWER • INITIAL STU DY & MITIGATED NEG ATIVE DECLA RA TION FLOWE R S TREM SPECIFIC PLAN • APNS 7109.0x3- 032; 7109-o13-0333 & 7109.012- 003 Picture C
Pictu re B
EXHIBIT 2 -5 SITE PHOT OGR APHS
SOU RCE: GO OG LE MAP S

IN ITIA L STUDY & MIT IG AT ED N EGA TIV E DECLARATION
PAG E 14

CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

2.4 DESCRIPTION OF THE PROJECT

2.4.1 OVERVIEW OF PHYSICAL CHARAW.ERISTICS
For the parcel located at 9903 Flower Street (APN 7109-013-033), the new residential development would consist of four new buildings that would contain a total of 32-townhome units with a total floor area of 49,344 square feet. The development proposes two different floor plans for the residential units (referred to as Plan i and Plan 2). Parking would consist of 2 spaces for each of the 32 townhome units for a total of 64 parking spaces. Vehicular access would be provided by a 26 -foot -wide driveway connection located at the southeast corner of the parcel and would connect with the north side of Flower Street. The proposed site plan is shown in Exhibit 2-6 and further described in section 2.4.2 below.

No specific development is currently proposed for 9855 Flower Street (APN 7109-013-032) and 9915 Flower Street (APN 7109-012-003). The FSSP would permit higher density residential development at densities of up to 50 units per acre for both parcels. 9855 Flower Street (APN 7109-013-032) is approximately o.48 - acres and could theoretically support up to 24 units assuming a maximum density of 5o units per acre. 9915 Flower Street (APN 7109-012-003) is approximately 0.40 -acres and could theoretically support up to 20 units assuming a maximum density of 50 units per acre. The City and applicant are currently discussing the development of 14 units on 9855 Flower Street, however no design plans have been submitted. Therefore, for the purposes of the MND and CEQA, the MND assumes an additional 44 units could be developed in the two Bookend Parcels.

The Specific Plan Area is currently zoned TODSP, Planning Area 5 and has a General Plan Land Use Designation of Commercial. The Project would change the General Plan designation from Commercial to Mixed Use and the zoning to FSSP or Specific Plan No. SP -3-25-16181.

2.4.2 PROPOSED DEVELOPB!r PLAN (9903 FLOWER STREET, APN 7109-013-033) The Project includes the construction of 32-townhome units ("Development") located on 4903 Flower Street which is approximately 1.11 acres. This Parcel is currently developed and occupied by a 23,000 - square -foot funeral home. The Development would require the demolition of the existing improvements.

The development elements are summarized below:

Development Standards. The Development's overall density would be 27.7 units per acre; the project's floor area ratio (FAR) would be 0.98; and the lot coverage would be 45.9%• Site Plan. The Development would consist of four new buildings with each of the buildings consisting of 11,572 square feet floor area. The Development would consist of a total of 32 townhome units and a total floor area of 46,288 net square feet. Each building would consist of three levels.

Floor Plan. The development proposes two different floor plans for the residential units (referred to as Plan 1 and Plan 2). Plan .I would consist of i6 units with each unit consisting of 1,335 net square feet and 3 bedrooms and 3 bathrooms. Plan 2 would consist of 16 units with each unit consisting of 1,558 net square feet and 3 bedrooms and 3 bathrooms.

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

Parking and Access. Parking would consist of 2 spaces for each of the 32 townhome units for a total of 64 parking spaces. Vehicular access would be provided by a 26 -foot -wide driveway connection located LNITIA . STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs7109-013-032; 7109-013-033; & 7109-012-003 at the southeast corner of the Development (9903 Flower Street) and would connect with the north side of Flower Street.

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

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

Table 2-199o3 Flower Street Development Summ
Project Element
Description
Building Floor Area (Total)
46,288 sq. ft.

Building 1
n,572 sq. ft. 8 units
Building 2
11,572 sq. ft.8 units
Building 3
11,572 sq. ft. 8 units
Building 4
11,572 sq. ft. 8 units
Total Proposed Units
32 townhome units
Parking
64 parking spaces
Common Open Space
10,228 square feet
Private (Deck) Space
1,728 square feet
Source: KTGY Architecture & Planning

2.43 ADJACENT PARCELS (APNS 7109-012-003 AND 7109-013-032) The FSSP would permit higher density residential development at densities of up to 5o units per acre for both parcels. 9855 Flower Street (APN 7109-013-032) is approximately o.48 -acres and could theoretically support up to 24 units assuming a maximum density of 5o units per acre. 9915 Flower Street (APN 7109- 012-003) is approximately 0.40 -acres and could theoretically support up to 20 units assuming a maximum density of 5o units per acre. The potential development is summarized in Table 2-2.

Table 2-2 9855 AND 991 FLOWER STREET POTENTIAL DEVELOPMENT SUMMARY Project Element
7109-013-032
::'7109-oiz-003 . JJ
Parcel Land Area (acres)
o.48 -acres
o.40 -acres
Max. Density (5o units/acre)
24 units
20 units
Parking Spaces
2 spaces/unit
Max. Height
5o -feet
5o -feet
Landscaping loo sq. ft./unit
2,400 sq. Ft
2,000 sq. ft.

Source: FSSP (Draft)(2o25)

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

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATNE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-o 03 O
PF;OPERDY k NE+)fl.OL --PROJECEBOUNDARY' -'
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EXHIBIT 2-6 SITE PLAN
SOURCE: KTGY ARCHITECTURE & PLAN NG

INMAL STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INTTLAL STUDY & MITIGATED NEGATIVE DECIARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

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

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

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

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

2.5 DISCRETIONARY ACTIONS
A Discretionary Decision is an action taken by a government agency (for this project, the government agency is the City of Bellflower) that calls for an exercise of judgment in deciding whether to approve a project. This MND will provide the environmental analysis and clearances for the actions included within the Project.

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

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC Pi • APNs 7109-013-032; 7109-013-033; & 7109-012-003 • Tentative Map No. 84789 (TTM) for the proposed Development would allow for condominium uses for the 32 units so that individual units could be owner -occupied; • The approval of the Specific Plan No. SP 3-25-16181 or Flower Street Specific Plan (FSSP); • The approval of the Development Agreement for the project; and, • The approval of the Mitigated Negative Declaration (MMD) and Mitigation Monitoring and Reporting Program (MMRP).

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNS 7109-013-032; 7109-013-033; & 7109-012-003 THIS PAGE HAS BEEN INTENTIONALLYLEFT BLANK.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 SECTION 3 ENVIRONMENTAL ANALYSIS

3.1 AESTHETICS
Environmental Issue Areas Examined
Significant
Impactl
Less Than
Significant
impact with
Mitigation
SigniLess ficant
Impact
p
No
Impact
A. Would the project have a substantial adverse effect on a scenic vista?
X
B. Would the project substantially damage scenic resources including, but not limited to, frees, rock outcroppings, and historic buildings within a State scenic highway?

X
C. Would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
X
D. Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
X

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

The Specific Plan Area consists of 1.99 -acres of land and all these parcels are currently developed. The three parcels located within the Specific Plan Area are currently occupied by an existing 23,000 square foot funeral home, a florist shop, a nail salon, and a 10 -unit apartment building.

3.1.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project affect a scenic vista? : I,ess than Significant Impact.

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

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

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 B. Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? • No Impact.

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

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

There are no protected views in the vicinity of the Specific Plan Area. In addition, the Development proposed on 9903 Flower Street would comply to all pertinent development standards for the new residential development. The new townhome development on 9903 Flower Street would improve the existing dated visual character and quality of the Specific Plan Area and its surroundings. The FSSP would be internally consistent with regional planning documents and complementary to adjacent zoning districts.

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

Development Standard
R-3 Multiple Residential
FSSP
Front Setbacks (Minimum)
io ft. (one-story), 15 ft. (two-story)
3 ft.

Side Setbacks (Minimum)
8 ft. (living area and bedroom
walls), 5 ft. (secondary walls), 10
ft. (fronting street one-story), 15 ft.
(fronting street two-story)
3 ft.

Rear Setbacks (Minimum)
8 ft. (living area adjacent), 5 ft
(secondary wan adjacent)
3 R.

Maximum Height
40 ft.

Soft.

Lot Coverage
N/A
75%
Minimum Lot Area
6,000 sq. ft.

N/A
Minimum Density
14 du/acre
12 du/acre
Maximum Density
22 du/acre
so du/acre
Common Open Space
1o<units, not required
11<units, 25% of total land area
loo sq. ft. per unit
Private Open Space
io<units, 20% lot area (including
front yard setback)
iso sq. ft. per deck (8 ft. minimum
dimension)
25 sq. ft. per unit
(inclusive of private
decks)
Building Separation
15 ft. (residential),
u ft. (nonresidential)
N/A
Building Bulk
Top story no more than 2/3 the
size of total floor area of bottom
story (2 -story only)
N/A
Source: City of Bellflower, FSSP
Future development on the Bookend Parcels would adhere to the FSSP development standards. The standards advance infill housing goals and maintain the neighborhood character and compatibility with the adjacent civic and commercial uses. As a result, no impacts would occur. The Project, including all

LNITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

D. Would the project create a new source of substantial light or glare that would adversely affect day or nighttime views in the area? • Less than Significant Impact.

Exterior lighting can be a nuisance to adjacent land uses that are sensitive to this lighting. For example, lighting emanating from unprotected or unshielded light fixtures may shine through windows that could disturb the residents inside. This light spillover is referred to as light trespass which is typically defined as the presence of unwanted light on properties located adjacent to the source of lighting. Sensitive receptors refer to land uses and/or activities that are especially sensitive to light and typically include homes, schools, playgrounds, hospitals, convalescent homes, and other similar facilities where children or the elderly may congregate. The nearest sensitive receptors are multi -family residential homes located approximately 20 feet to the north of the Specific Plan Area. All development within the Specific Plan Area would be required to meet the standards of the FSSP which requires developments to shield lighting and ensure a zero -foot candle at all property lines. The lighting requirements within the FSSP would be consistent with the standards of the R-3 Zone. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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

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

3.1.4 MITIGATION MEASURES
The analysis determined that the Project would not result in any significant adverse impacts. As a result, no mitigation is required.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.2 AGRICULTURE & FORESTRY RESOURCES
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact .with-
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project convert Prime Farmland, Unique
Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural uses?
X
B. Would the project conflict with existing zoning for
agricultural uses, or a Williamson Act Contract?
X
C. Would the project conflict with testing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section i222o(g)), timberland (as defined by Public Resources X
Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
D. Would the project result in the loss of forest land or conversion of forest land to a non -forest use?
X
E. Would the project involve other changes in the existing environment wbich, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to a non -forest use?
X

3.2.1 ENVERONMENTAL SETTING
The California Department of Conservation Farmland Mapping and Monitoring Program (FMMP) was established in 1982 to track changes in agricultural land use and to help preserve areas of Important Farmland. It divides the state's land into eight categories of land use designation based on soil quality and existing agriculture uses to produce maps and statistical data. These maps and data are used to help preserve productive farmland and to analyze impacts on farmland. Prime Farmland, Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance are all Important Farmland and are collectively referred to as Important Farmland in this analysis. The highest rated Important Farmland is Prime Farmland. The California Land Conservation Act of 1965, or the Williamson Act, allows a city or county governments to preserve agricultural land or open space through contracts with landowners.

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

3.2.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? • No Impact.

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

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 B. Would the project conflict with existing zoning for agricultural use or a Williamson Act Contract? • No Impact.

According to the California Department of Conservation Division of Land Resource Protection, the Specific Plan Area is not subject to a Williamson Act Contract. The Specific Plan Area is developed and zoned for urban development. Furthermore, the FSSP does not contemplate or permit agricultural and forestry uses.

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

C. Would the project conflict with existing zoning for or cause rezoning of, forest land (as defined in Public Resources Code Section 4526), or zoned timberland production (as defined by Government Code § 51104[g])? • No Impact.

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

D. Would the project result in the loss offorest land or the conversion offorest land to a non forest use? • No Impact.

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

E. Would the project involve other changes in the existing environment that, due to their location or nature, may result in conversion of farmland to non-agricultural use? • No Impact.

No agricultural activities or farmland uses are located in the City or within the Specific Plan Area. The Project will not involve the conversion of any existing farmland area to an urban use. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

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

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

3.2.4 Mr1IGATION MEASURES
The analysis of agricultural and forestry resources indicated that no significant adverse impacts on these resources would occur. As a result, no mitigation is required.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.3 AIR QUALITY
Environmental Issue Areas Examined
Potentially
Significant ct
Impact
Less Than
Significant Impact
Mitigation
Less Than
Significant
Impact
pa
A. Would the project conflict with or obstruct implementation of the applicable air quality plan?
X
B. Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard?
X
C. Would the project expose sensitive receptors to substantial pollutant concentrations?
X
D. Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
X
The air quality impact study is attached as. Appendix A — Air Quality Impact Study.

3.3.1 ENVIRONMENTAL SETTLNG
The South Coast Air Quality Management District (SCAQMD) has established quantitative thresholds for short-term (construction) emissions and long-term (operational) emissions for criteria pollutants. These criteria pollutants include the following:
• Ozone (03) is a nearly colorless gas that irritates the lungs, damages materials, and vegetation. O3 is formed by photochemical reaction (when nitrogen dioxide is broken down by sunlight). • Carbon monoxide (CO), a colorless, odorless toxic gas that interferes with the transfer of oxygen to the brain, is produced by the incomplete combustion of carbon -containing fuels emitted as vehicle exhaust.
• Nitrogen dioxide (NO2) is a yellowish -brown gas, which at high levels can cause breathing difficulties. NO2 is formed when nitric oxide (a pollutant from burning processes) combines with oxygen.
• PM10 and PM2.3 refers to particulate matter less than ten microns and two and one-half microns in diameter, respectively. Particulates of this size cause a greater health risk than larger -sized particles since fine particles can more easily be inhaled.

There are daily and quarterly emissions thresholds for the construction and operation of a proposed project that have been established by the SCAQMD. Projects in the South Coast Air Basin (SCAB) generating construction -related emissions that exceed any of the following emissions thresholds are considered to be significant under CEQA:
• 75 pounds per day of reactive organic compounds;
• ioo pounds per day of nitrogen dioxide;
• 550 pounds per day of carbon monoxide;
• 150 pounds per day of PMio; or,
INITIAL STUDY& MmGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INTITAL STUDY &MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 • 150 pounds per day of sulfur oxides.

A project would have a significant effect on air quality if any of the following long-term (operational) emissions thresholds for criteria pollutants are exceeded:
• 55 pounds per day of reactive organic compounds;
• 55 pounds per day of nitrogen dioxide;
• 550 pounds per day of carbon monoxide;
• 15o pounds per day of PM10; or,
• 150 pounds per day of sulfur oxides.

3.3.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project conflict with or obstruct implementation of the applicable air quality plan? • No Impact.

The most recent AQMP was adopted in 2022 and was jointly prepared with the California Air Resources Board (CARB) and the Southern California Association of Governments (SCAG). The primary criteria pollutants that remain non -attainment in the local area include PM2.5 and Ozone. Specific criteria for determining a project's conformity with the AQMP is defined in Section 12.3 of the SCAQMD's CEQA Air Quality Handbook. The Air Quality Handbook refers to the following criteria as a means to determine a project's conformity with the AQMP. Consistency Criteria i refers to a proposed project's potential for resulting in an increase in the frequency or severity of an existing air quality violation or its potential for contributing to the continuation of an existing air quality violation. Consistency Criteria 2 refers to a proposed project's potential for exceeding the assumptions included in the AQMP or other regional growth projections relevant to the AQMP's implementation. In terms of Criteria 1, the FSSP's long-term (operational) airborne emissions will be below levels that the SCAQMD considers to be a significant adverse impact (refer to the analysis included in the next section where the long-term stationary and mobile emissions for the Project are summarized in Table 3-3). According to the Growth Forecast Appendix prepared by SCAG, the City's future projected population for the year 2045 is 77,000 persons, an increase of 300 persons from the 2016 population. According to the Census Bureau, the estimated population as of July 2024 is 75,716. The potential increase of 104 persons would not result in an exceedance. The potential residential development that could occur on the neighboring parcels could result in a potential for 44 multiple -family units for a total of 76 units within the Specific Plan Area. Using an average household size of 3.23 persons per unit, the potential population could be 246 persons. Again, the potential increase of 246 persons would not result in an exceedance. The population increase from the Project will be well within the projections provided by SCAG. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

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

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

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CITY OF BELLFLOWER • INTFEAI. STUDY &MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Table 3-2 Estimated Daily Construction Emissions (lbs. /day) Construction Phase
APN 7109-013-032
Demolition

1.53 15.08

16.41 0.03

1.72 0.75
Site Preparation

1.16 12.13

12.62 0.02

3.10 1.71
Grading

1.72 27.44

20.37 0.09

6.59 2.89
Building Construction

1.07 9.19
u.66

0.02 o.66

0.38 Paving

0.59 4.63

7.37 0.01

0.39 0.22
Architectural Coating

19.74 o.88

1.43 0.00
o.o8

0.03 Total Overlapping Phases

20.33 5.51

8.80 0.01

0.47 0.25
VOC.

NOx
CO
SO2
PM1.o
PM2.5:.

N 7109-013-033
Demolition

0.44 4.09

5.58 0.01

0.81 0.22
Site Preparation
044

3.74 5.54

0.01 0.72

0.23 Grading

1.02 9.19

9.69 0.02

2.49 1.39
Building Construction

0.49 4.81

6.91 0.01

0.19 0.17
Paving

0.49 4.24

5.30 0.01

0.18 0.16
Architectural Coating

28.9 o.86

1.13 0.00

0.02 0.02
Total Overlapping Phases

29.4 5.10

6.43 0.01

0.20 0.18
-012-003
Demolition

0.44 4.09

5.58 O.oi

0.65 0.20
Site Preparation
044

3.74 5.54

0.01 0.40

0.19 Grading

1.02 9.19

9.69 0.02

2.49 1.39
Building Construction

0.49 4.81

6.91 0.01

0.19 0.17
Paving

0.49 4.24

5.30 0.01
o.18

0.16 Architectural Coating

28.9 o.86

1.13 0.00

0.02 0.02
Total Overlapping Phases

29.4 5.10

6.43 0.01

0.20 o.i8
SCAQMD Thresholds
75 100
550
150
150
55 Significant Impact?
No
No
No
No
No
No
Source: Appendix A — Air Quality Impact Study
The short-term construction emissions would be limited to those emissions generated during the construction of the 32 townhome units. Again, a maximum of 44 units were assumed for the two remaining parcels within the FSSP which represents the potential maximum development permitted under the FSSP.

The analysis of daily construction and operational emissions was prepared utilizing the California Emissions Estimator Model (Ca1F.EMod V.2022.1.1.29) as shown in Table 3-2, the short-term construction impacts would be less than significant. Long-term emissions refer to those air quality impacts that would occur once the development on 9903 Flower Street along with any future development within the Specific Plan Area has been constructed and is operational. These impacts would continue over the operational life of the development on 9903 Flower Street along with any future development within in the Specific Plan Area. The two main sources of operational emissions include mobile emissions and area emissions related to off -site electrical generation. The analysis of long-term operational impacts summarized in Table 3-3 also used the CalEEMod V.2022.1.1.29 computer model shown in Appendix A — Air Quality Impact Study. The analysis summarized in Table 3-3 indicates that the operational (long-term) emissions would be below the SCAQMD daily emissions thresholds.

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CITY OF BELLFLOWER • INTTTAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-o32; 7109-013-033; & 7109-012-003 Table 3-3 Estimated Operational Emissions (lbs. /day)
F/ssion Source
VOC
NOx
CO
SOa
PMio
APN 7109-013-032
Area Sources
o.87

0.02 1.81

0.00 0.00

0.00 Energy Usage

0.01 0.09

0.04 0.00

0.01 0.01
Mobile Sources

0.57 0.47

4.91 0.01

1.08 0.28
Daily Emissions
L45

0.58 6.76

0.01 1.09

0.29 PM2.5
9-013-033
Area Sources

0.65 0.01
L36

0.00 0.00

0.00 Energy Usage

0.00 0.07

0.03 0.00

0.01 0.01
Mobile Sources

0.41 0.30

3.51 0.01

0.81 0.21
Daily Emissions

1.06 0.38

4.90 0.01
o.82

0.22 -003
Area Sources

0.55 0.01

1.14 0.00

0.00 0.00
Energy Usage

0.00 0.07

0.03 0.00

0.01 0.01
Mobile Sources

0.34 0.27

2.93 0.01

0.67 0.17
Daily Emiesions

0.89 0.35

4.10 0.01

0.68 0.18
Total Daily Emissions
3,40

1.31 15.8

0.03 2.59
o.69
SCAQMD Thresholds
55 55
550
150
150
55 Significant Impact?
No
No
No
No
No
No
Source: Appendix A — Air Quality Impact Study
The analysis presented in Tables 3-2 and 3-3 reflects projected emissions that are typically higher during the summer months and represent a worse -case scenario. As indicated in Tables 3-2 and 3-3, the impacts are considered to be less than significant. In addition, the SCAQMD Rule Book contains numerous regulations governing various activities undertaken within the district. Among these regulations is Rule 403.2 — Fugitive Dust Control for the South Coast Planning Area, which was adopted in 1996 for the purpose of controlling fugitive dust. Adherence to Rule 403.2 regulations is required for all projects undertaken within the district. Future construction truck drivers must also adhere to Title 13 - §2485 of the California Code of Regulations, which limits the idling of diesel -powered vehicles to less than five minutes. Adherence to the aforementioned standard condition would minimize odor impacts from diesel trucks. Adherence to Rule 403. Regulations and Title 13 - §2485 of the California Code of Regulations would further reduce the potential impacts. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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

According to the SCAQMD, residences, schools, daycare centers, playgrounds, and medical facilities are considered sensitive receptor land uses. The nearest sensitive receptors are residential homes located adjacent to the north of the Specific Plan Area. The SCAQMD requires that CEQA air quality analyses indicate whether a proposed project would result in an exceedance of localized emissions thresholds or LSTs. LSTs only apply to short-term (construction) emissions at a fixed location and do not include off -site or area -wide emissions. The pollutants that are the focus of the LST analysis include the conversion of NOx to N02; carbon monoxide (CO) emissions from construction; PMio emissions from construction; and PM2.5 emissions from construction. For purposes of the LST analysis, the receptor distance used was 25 meters since the nearest sensitive receptor abuts the Specific Plan Area on the north side.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Table 3-4 Localized Significance Construction Emissions (lbs. /day) Construction Phase NOx CO PM10 :PMz.5
APN 7i09-013-032
Demolition

13.90 15.10

1.30 0.63
Site Preparation

12.10 12.10

3.00 1.69
Grading

14.10 14.50

3.43 1.93
Bolding Construction

8.95 10.00

0.33 0.30
Paving

4.41 6.48
o.18

0.17 Architectural Coating
o.86

1.13 0.02

0.02 Total for Overlapping Construction Phases

14.22 17.61

0.53 0.49
APN 7109-013-033
Demolition

4.09 5.58
o.81

0.22 Site Preparation

3.74 5.54

0.72 0.23
Grading

9.19 9.69
249

1.39 Building Construction

4.81 6.91

0.19 0.17
Paving

4.24 5.30
o.18

0.16 Architectural Coating
o.86
L13

0.02 0.02
Total for Overlapping Construction Phases

9.91 13.34

0.39 0.35
APN 7109-012-003
Demolition

4.09 5.58
o.65

0.20 Site Preparation

3.74 5.54

0.40 0.19
Grading

9.19 9.69

2.49 1.39
Building Construction

4.81 6.91

0.19 0.17
Paving

4.24 5.30
o.18
o.16
Architectural Coating
o.86

1.13 0.02

0.02 Total for Overlapping Construction Phases

9.91 13.34

0.39 0.35
SCAQMD Thresholds
8o
571
4 3
Significant Impact?
No
No
No
No
Source: Appendix A - Air Quality Impact Study
As shown in Table 3-4, the implementation of the Project would not result in an exceedance in LSTs.

Adherence to additional mandatory Rule 403 regulations would further reduce fugitive dust emissions by approximately 50% to levels that are less than significant. Rule 403 requires that temporary dust covers be used on any piles of excavated or imported earth to reduce wind-blown dust. In addition, all clearing, earthmoving, or excavation activities must be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of fugitive dust. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

D. Would the project create objectionableodors affecting a substantial: number. of people? • No Impact.

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

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-0i2-003

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

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

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CITY OF BELLFLOWER • INTTLAI. STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNS 7109-013-032; 7109-013-033; & 7109-012-003

3.4 BIOLOGICAL RESOURCES
Environmental Issue Areas Examined
Potentially
Significant
P
Less
Significant Impact
Mitigation
Less Than
Si cant
Impact
No
A. Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
,
X
B. Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community
identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
X
C. Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? X
D. Would the project interfere substantially with the
movement of any native resident or migratory fish or wildlife species or with established native resident or migratory life corridors, or impede the use of native wildlife nursery sites? X
E. Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
X
F. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or State habitat conservation plan?
X

34.1 ENVIRONM1��iTALSETTING
Sensitive biological resources include a variety of plant and animal species that are specialized and endemic to a particular habitat type. Due to loss of habitat, some of these species have been designated by either, or both, the federal and state government resource agencies as threatened or endangered. Species listed as threatened include those whose numbers have dropped to such low levels and/or whose populations are so isolated that the continuation of the species could be jeopardized. Endangered species are those with such limited numbers or subject to such extreme circumstances that they are considered in imminent danger of extinction. Other government agencies and resource organizations also identify sensitive species, those that are naturally rare and that have been locally depleted and put at risk by human activities. While not in imminent danger of jeopardy or extinction, sensitive species are considered vulnerable and can become candidates for future listing as threatened or endangered.

A review of the California Department of Fish and Wildlife California Natural Biodiversity Database (CNDDB) Bios Viewer for the Whittier Quadrangle indicated that out of a total of 55 native plant and animal species, seven are either threatened or endangered. These species include the Western Yellow -Billed Cuckoo (Coccyzus Americanus Occidentalis), Greater Sandhill Crane (Antigone Canadensis Tabida), Bank Swallow (Riparia Riparia), Coastal California Gnatcatcher (Polioptila Californica Californica), Least Bells Vireo (Vireo Bellii Pusillus), Santa Ana Sucker (Catostomus Santaanae), and the California Orcutt Grass (Orcuttia Californica).

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CITY OF BELLFLOWER • INITIAL STUDY & MmGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.4.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? • No Impact.

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

B. Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? • Less than Significant Impact.

Due to the developed state of the Specific Plan Area and the level of development in the surrounding area, the Project would not offer a suitable habitat for any sensitive species. There are no local or regional plans, policies, or regulations that identify any riparian habitat or other sensitive natural community at or adjacent to the Specific Plan Area nor does the California Department of Fish and Wildlife identify any such habitat.

A review of the U.S. Fish and Wildlife Service National Wetlands Inventory, Wetlands Mapper confirmed that there are no wetlands or riparian habitat present within or adjacent to the Specific Plan Area. The nearest riverine habitat is the San Gabriel River located approximately 4,200 feet east of the Specific Plan Area. As a result, less than significant impacts on natural or riparian habitats would result. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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

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

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CITY OF BELLFLOWER • I.'IITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 D. Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory life corridors, or impede the use of native wildlife nursery sites? • No Impact.

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

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

E. Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? • I.Pss than Significant Impact.

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

F. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan? • No Impact.

According to the Conservation Plans and Agreements Database, no Habitat Conservation Plans or Natural Community Conservation Plans are applicable to the Project. Therefore, no conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan will occur. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

3.4.3 CUMULATIVE IMPACTS
The impacts on biological resources are typically site specific. The Project will not involve any loss of protected habitat. Furthermore, the analysis determined that the Project will not result in any significant adverse impacts on protected plant and animal species. In addition, the Project's implementation will not result in an incremental loss or degradation of those protected habitats found in the Southern California region. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts on biological resources will be associated with the Project's implementation.

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

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.5 CULTURAL RESOURCES
Environmental Issue Areas Examined
Potentially
Significan
Impact
Less Than
Significant
mi a with
P
Mitigation
i lca Than
No
impact
P
Significant
Impact
p
A. Would the project cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? X
B. Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to §15o64.5?
X
C. Would the project disturb any human remains, including those interred outside of dedicated cemeteries?
X

3.5.1 ENVIRONMENTAL SETTING
To be considered eligible for the National Register, a property must meet the National Register Criteria for Evaluation. This evaluation involves the examination of the property's age, integrity, and significance. A property may be historic if it is old enough to be considered historic (generally considered to be at least 5o years old and appearing the way it did in the past). Significance may be determined if the property is associated with events, activities, or developments that were important in the past, with the lives of people who were important in the past, or represents significant architectural, landscape, or engineering elements.

Ordinarily, properties that have achieved significance within the past 5o years are not considered eligible for the National Register. However, such properties will qualify if they are integral parts of districts that do meet the criteria or if they fall within the following categories:
• A religious property deriving primary significance from architectural or artistic distinction or historical importance;
• A building or structure removed from its original location but which is primarily significant for architectural value, or which is the surviving structure most importantly associated with a historic person or event;
• A birthplace or grave of a historical figure of outstanding importance if there is no appropriate site or building associated with his or her productive life; • A cemetery that derives its primary importance from graves of persons of transcendent importance, from age, from distinctive design features, or from association with historic events; • A reconstructed building when accurately executed in a suitable environment and presented in a dignified manner as part of a restoration master plan and when no other building or structure with the same association has survived;
• A property primarily commemorative in intent if design, age, tradition, or symbolic value has invested it with its own exceptional significance; or,
• A property achieving significance within the past 5o years if it is of exceptional importance.

3.5.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a substantial adverse change in the significance of a historical resource as defined in §15064.5 of the State CEQA Guidelines? • No Impact.

INITIAL STUDY $[ MmGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 A search was conducted using the California Historical Resources database available at the California Office of Historic Preservation website to identify the presence of historic structures within the Specific Plan Area.

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

B. Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5 of the State CEQA Guidelines? • Less than &gnijicant Impact with Mitigation.

Parcel 7109-013-033 is currently developed and is occupied by an existing funeral home. The development would require the demolition of the existing improvements and would allow for the construction of the 32 townhome units. The Bookend Parcels (7019-013-032 and 7109-012-003) are developed with a florist shop, a nail salon, and a to -unit apartment building. These improvements would be demolished if the bookend parcels were redeveloped. The City received communications from the Gabrielino Tongva Indians of California on October 13, 2025. As a result, the following mitigation measure would be required:
• The Applicant must obtain the services of a qualified archaeologist, as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California to conduct full-time monitoring services during grading and excavation operations. The monitor(s) shall be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The archaeologist/monitor is empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timely manner. Monitoring may be reduced if the 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.

The impacts would be less than significant with mitigation. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts with the implementation of the above mitigation.

C. Would the project disturb any human remains, including those interred outside offormal cemeteries? • Less than Significant Impact.

There are no cemeteries present on -site and in the surrounding areas and no known human remains are anticipated to be located on or beneath the Specific Plan Area. A number of regulatory provisions address the handling of human remains inadvertently uncovered during excavation activities. These include State Health and Safety Code Section 7050.5, Public Resources Code (PRC) Section 5097.98, and State CEQA Guidelines Section 15064.5(e). Pursuant to these codes, in the event of the discovery of unrecorded human remains during construction, excavations shall be halted and the County Coroner shall be notified. If the human remains are determined to be Native American, the California Native American Heritage Commission (NAHC) would be notified within 24 hours and the guidelines of the NAHC would be adhered to in the treatment and disposition of the remains. Compliance with these regulatory protocols would ensure that impacts on human remains would be less than significant, and this issue need not be evaluated further. The aforementioned requirements would reduce the impacts to levels that are less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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CITY OF BELLFLOWER • INTTL%I, STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.5.3 CUMULATIVE IMPACTS
The potential environmental impacts related to cultural resources are site specific. Furthermore, the analysis herein also determined that the Project would not result in any significant impacts on cultural resources with adherence to Cultural Resources Mitigation Measure No. I. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts will occur as part of the Project's implementation.

3.5.4 MITIGATION MEASURES
The following mitigation measure would be required:

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

Monitoring may be reduced if the 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.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.6 ENERGY
Environmental Issue Areas Examined
Potentially
Significant
Impact
Le Th
st
impact `b' cant
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project result in a potentially significant environmental impact due to wasteful, inefficient, or
unnecessary consumption of energy resources during project construction or operation?
X
B. Would the project conflict with or obstruct a State or local plan for renewable energy or energy efficiency?
X

3.6.1 ENVIRONM.ENrAI. SETTING
Electrical service will be provided by the Southern California Edison (SCE) Company. All future development within the Specific Plan Area will be required to comply with the latest energy standards that are required by the latest adopted California Title 24 Building Codes.

3.6.2 ANALYSIS OF ENVIRONMENTAL I PAcrS
A. Would the project result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation? • Less than Significant Impact.

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

Based on Table 9 of Appendix A — Air Quality Impact Study, the total power cost of the on -site electricity usage during the construction of the Project is estimated to be approximately $855.24 and the total electricity usage from Project construction related activities is estimated to be approximately 15,550 kWh.

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

Therefore, the increase in electricity demand from the Project is insignificant compared to the County's 2022 demand. Therefore, Project transportation energy consumption would not be considered inefficient, wasteful,or otherwise unnecessary. .Asa result, the impacts would -be -less -than signtficant..The ..Project, IN TILL STUDY& MrrIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INrr1AL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

B. Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? • Less Than Significant Impact.

The California Public Utilities Commission prepared an updated Energy Efficiency Strategic Plan in 2011 with the goal of promoting energy efficiency and a reduction in greenhouse gases (GHG). The City's Climate Action Plan ("CAP") also provides goals, policies, and implementation measures for sustainable building design for future development in the City. Strategy]. of the CAP focuses on energy efficiency and sustainable energy policies to reduce greenhouse gases. Assembly Bill 1109, which was adopted in 2007, also serves as a framework for lighting efficiency. This bill requires the State Energy Resources Conservation and Development Commission to adopt minimum energy efficiency standards structured to reduce average statewide electrical energy consumption by not less than 5o percent from the 2007 levels for indoor residential lighting and not less than 25 percent from the 2007 levels for indoor commercial and outdoor lighting by 2018. According to the Energy Efficiency Strategic Plan, lighting comprises approximately one- fourth of California's electricity use while non-residential sector exterior lighting (parking lot, area, walkway, and security lighting) usage comprises 1.4 percent of California's total electricity use, much of which occurs during limited occupancy periods. As indicated in the previous subsection, the project will not result in wasteful, inefficient, or unnecessary consumption of energy during then project's occupancy. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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

3.6.4 MITIGATION MEAs REs
The analysis determined that no mitigation measures would be required.

L' rrrAx. STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MmGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.7 GEOLOGY & SOILS
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less 'an
Significant S
Impact with
Mitigation
Less Than
ignificant
Im act
r °
Impact
A. Would the project, directly or indirectly, cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i). Would the project, directly or indirectly, cause rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault; Refer to Division of Mines and Geology Special Publication 42.

X
ii). Would the project, directly or indirectly, cause Strong seismic ground shaking?
X
iii). Would the project, directly or indirectly, cause seismic- related ground failure, including liquefaction;
x
iv). Would the project, directly or indirectly, cause
landslides?
X
B. Would the project result in substantial soil erosion or the loss of topsoil?
X
C. Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? X
D. Would the project be located on expansive soil, as defined in Table 18-i-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? X
E. Would the project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of wastewater?
X
F. Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? x

3.7.1 ENV RONMENTALSETTING
The City is located in a seismically active region with many major and minor local faults traverse the entire Southern California region. Earthquakes caused by several active and potentially active faults in the Southern California region could affect the future development in the Specific Plan Area. The nearby faults are summarized below:
• Norwalk Fault. The Norwalk Fault is approximately 16 miles long. The fault is located approximately 4 miles northeast of the Specific Plan Area. • Los Alamitos Fault. The Los Alamitos Fault spans approximately 7 miles. The fault is located approximately 2.5 miles south of the Specific Plan Area. • Newport -Inglewood -Rose Canyon Fault Zone. The Newport -Inglewood -Rose Canyon Fault Zone extends over 47 miles from Culver City through Inglewood and other coastal cities. The fault zone is located approximately 6 miles southwest of the Specific Plan Area. • Puente Hills Fault Zone. The Puente Hills Fault was discovered in 1999. A 2003 study led by the Southern California Earthquake Center (SCEC) researchers found that this fault had ruptured at

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY Sc MmGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 least four times in the last ii,000 years, with magnitudes ranging from 7.2 to 7.5. An earthquake associated with the Puente Hills Fault would potentially generate strong ground -shaking in the Specific Plan Area.

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

3.7.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project, directly or indirectly, cause potential substantial adverse effects, including the risk of loss, injury, or death?
i). Would the project, directly or indirectly, cause rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake FaultZoning Map issued by the State Geologistfor the area or based on other substantial evidence of a known fault; Refer to Division of Mines and Geology Special Publication 42. • No Impact
In 1972, the Alquist-Priolo Earthquake Zoning Act was passed in response to the damage sustained in the 1971 San Fernando Earthquake. The Alquist-Priolo Earthquake Fault Zoning Act's main purpose is to prevent the construction of buildings used for human occupancy on the surface trace of active faults. No portions of the City of Bellflower are located within an Alquist-Priolo Earthquake Fault Zone; therefore, no risk from potential fault rupture is anticipated. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.
ii). Would the project, directly or indirectly, cause strong seismic ground shaking? *Less than Significant Impact.

The effects of ground motion on structures are difficult to predict and depend on a variety of factors including the intensity of the quake, the distance from the epicenter to the site, the composition of soils and bedrock, building design, and other building characteristics. Based on these factors, ground shaking can result in minimal to significant damage. In general, peak ground accelerations and seismic intensity values decrease with increasing distance from the earthquake. Local conditions, such as soft soils, shallow ground water, and the presence of ridge tops, could amplify the effects of seismic waves and result in higher localized accelerations. The Uniform Building Code, California Building Code, and Unreinforced Masonry Law are the primary tools used by agencies to ensure seismic safety in structures. The City requires all new buildings to utilize reinforced masonry, as well as comply with the Uniform Building Code (UBC), which is expected to enable the proposed structures to resist major earthquakes without collapsing, although some structural damage could occur. The Project, including the proposed 32 -unit townhome development and potential residential development within the Specific Plan Area, would be required to conform to current seismic building codes and the most current Building Code requirements. The two remaining parcels within the Specific Plan Area are not located within an Alquist Priolo hazard zone, nor are they located within a fault zone therefore, surface rupture would not occur within the Specific Plan Area. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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CITY OF BELLFLOWER • INTITAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 iii). Would the project, directly or indirectly, cause seismic -related ground failure, including liquefaction? • Less than Significant Impact.

According to the United States Geological Survey, liquefaction is the process by which water -saturated sediment temporarily loses strength and acts as a fluid. Essentially, liquefaction is the process by which the ground soil loses strength due to an increase in water pressure following seismic activity. From the Department of Conservation California Geological Survey Earthquake Zones of Required Investigation, the Specific Plan Area and City of Bellflower are located within a liquefaction zone. The risk of liquefaction is no greater for the Specific Plan Area than for the rest of the City. Standard design and construction techniques would be incorporated per Title 24 requirements which would minimize hazards due to liquefaction. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. iv) Would theprojedt, directly or indirectly cause landslides? • No Impact.

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

B. Would the project expose people or structures to potential substantial adverse effects, including substantial soil erosion or the loss of topsoil? • Less than Sign fic antlmpact.

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

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

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

The risk of liquefaction is no greater for the Specific Plan Area than the rest of the City. Standard design and construction techniques would be incorporated per Title 24 requirements which would minimize hazards due to liquefaction. Development within the Specific Plan Area would be subject to all applicable City and state building regulations, including the California Building Code to ensure that potential impacts are addressed. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than LYIIm4L STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER. • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 significant impacts.

D. Would the project result in or expose people to potential impacts, including location on expansive soil, as defined in Uniform Building Code (2010), creating substantial risks to life or property? • No Impact.

The Specific Plan Area is underlain by Urban Land -Hueneme and drained -San Emigdio complex with o to 2 percent slope. The drainage class for the soil is somewhat poorly drained. As previously mentioned, development within the Specific Plan Area would be subject to all applicable City and state building regulations, including the California Building Code to ensure that potential impacts are less than significant.

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

E. Would the project result in or expose people to potential impacts, including soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? • No Impact.

All development within the Specific Plan Area would be required to connect with the existing sewer system.

N0 septic tanks would be used. As a result, no impacts associated with the use of septic tanks or alternative wastewater disposal systems will occur as part of the Project. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

F. Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? • Less than Significant Impact.

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

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

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

L\'ITIAL STUDY & MrrIGATED NEGATIVE DECLARATION
PAGE 43 -7 3-

CITY OF BELLFLOWER • INITIAL STUDY &MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.8 GREENHOUSE GAS EMISSIONS
Environmental Issue Areas Examined
Potentially
Significant
Im act
p
Less Tha.n
Significant
Impact with
Mitigation
Less Than
Significant
Im Impact
No
Impact
A. Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
X
B. Would the project conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
X

3.8.1 ENVIRONMENTAL SETTING
The accumulation of GHG in the atmosphere regulates the earth's temperature. Without these natural GHG, the Earth's surface would be about 61°F cooler. The major GHG that influences global warming are described below.
• Water Vapor. Water vapor is the most abundant GHG present in the atmosphere. While water vapor is not considered a pollutant, it remains in the atmosphere and maintains a climate necessary for life. Changes in the atmospheric concentration of water vapor are directly related to the warming of the atmosphere rather than a direct result of industrialization. • Carbon Dioxide (CO2). The natural production and absorption of C02 is achieved through the terrestrial biosphere and the ocean. Human -made sources of C02 include the burning coal, oil, natural gas, and wood. Emissions of C02 from fossil fuel combustion and industrial processes contributed about 78% of the total GHG emissions increase from 1970 to 2010, with a similar percentage contribution for the increase during the period 2000 to 2010. • Methane (CH4). CH4 is an extremely effective absorber of radiation, although its atmospheric concentration is less than that of C02. Methane's lifetime in the atmosphere is brief (10 to 12 years), compared to some other GHGs (such as C02, N2O, and Chlorofluorocarbons (CFCs). • Nitrous Oxide (N22O). Concentrations of N2O also began to increase at the beginning of the industrial revolution. In 1998, the global concentration of this GHG was documented at 314 parts per billion (ppb). N20 is produced by microbial processes in soil and water, including those reactions which occur in fertilizer containing nitrogen. • Chlorofluorocarbons (CFC). CFCs are gases formed synthetically by replacing all hydrogen atoms in methane or ethane (C2H6) with chlorine and/or fluorine atoms. CFCs are nontoxic, nonflammable, insoluble, and chemically unreactive in the troposphere (the level of air at the Earth's surface).
• Hydrofluorocarbons (HFC). HFCs are synthetic man-made chemicals that are used as a substitute for CFCs. Out of all the GHGs, they are one of three groups with the highest global warming potential. HFCs are human -made and used for applications such as automobile air conditioners and refrigerants.
• Perfluorocarbons (PFC). PFCs have stable molecular structures and do not break down through the chemical processes in the lower atmosphere. High-energy ultraviolet rays about 6o kilometers above Earth's surface are able to destroy the compounds. Because of this, PFCs have very long lifetimes, between 10,00o and 50,000 years. Two common PFCs are tetrafluoromethane (CF4) and hexafluoroethane (C2F6).

LNTTIAL STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 44 -74-

CITY OF BELLFLOWER • LNITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 • Sulfur Hexafluoride (SF6). SF6 is an inorganic, odorless, colorless, nontoxic, nonflammable gas. SF6 has the highest global warming potential of any gas evaluated; 23,900 times that of CO2.

3.8.2 ENVIRONMENTAL ANALYSIS
A. Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? • Less than Significant Impact.

Greenhouse gas (GHG) emissions or gases that trap heat in the atmosphere. GHG are emitted by both natural processes and human activities. Examples of GHG that are produced both by natural and industrial processes include carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O). Carbon dioxide equivalent, or CO2E, is a term that is used for describing different greenhouses gases in a common and collective unit. The SCAQMD established the 3,000 MTCO2 threshold for residential land uses. The greenhouse gas emission analysis was prepared utilizing the California Emissions Estimator Model (Ca1EEMod V.2022.1.1.29) as shown in Appendix A — Air Quality Impact Study.

Table 3-5 Greenhouse Gas Emissions (Metric Tons/Year)
Source
APN 7109-013-032
Area Sources
Energy Usage
B10-0O2 I NoiBio-COs
GHGBniissions (MT/Yr)
CO2 I CH4 I "N20
o.00
o.55
Mobile Sources
Solid Waste
Water
o.00

49.70 o.00
181.00
1 Refrigerants

2.12 0.38

0.00 2.05
Construction
o.00
o.00
Total Emissions
o.00

9.43 APN 7109-013-033
Area Sources
Energy Usage
Mobile Sources
Solid Waste
Water

2.50 242.73
o.00
o.00

0.41 35.3
MOO

0.00 o.00
F9.70

0.00 0.0

0.555

31.0o
o.ot
o.oi

49.80 2.12

0.21 0.00
184.00

2.43 0.04
O.00

7.41 ).OO

0.00 0.00

3.68 ?.43
o.00

0.0o

0.04 F5.23

0.26 0.01
9,53
255.01

0.00 133.00
Refrigerants

1.58 0.28
o.00

1.52 Construction
o.00
o.00
o.00

84.8 Total Emissions
APN 7109-012-003
Area Sources
Energy Usage

1.86 255.03

13. 1
1 o
8 251
o.00

0.34 Mobile Sources
Solid Waste
Water

0.00 35.30

0.00 11L0o

1.32 o.00
Refrigerants
Construction

0.28 0.00

1.52 o.00
Total Emissions
o.00

84.2 Significance Threshold

1.6o
232.36
3 c
8 2�
Source: Appendix A — Air
.41
o.00
o.00

5.3 0.00

0.o0

0.41 1.00

0.01 0.01

35.5o
58 0.16

0.00 135.00
81 0.03

0.00 5,54
00 0.00

0.00 2.75
L-8
o.00

0.03 0.00

85.5 i.90

0.20 o.oi
264.73
).34

0.00 0.00

5.3o
o.00
o.00

0.35 LOO

0.01 0.00

35.$0
.32

0.13 0.00
113.00
.81

0.03 0.00

4.60 .00

0.00 0.00

2.75 4.2

0.00 0.00

0.02 84.8

3.97 0.17

0.00 241.02
MTCO2E
3,000

INITIAL STUDY& MITIGATED NEGATIVE DECLARATION
PAGE 45
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CITY OF BELLFLOWER • INITLAL STUDY &MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 As indicated in Table 3-5, the annual CO2E for the Project is 760.76 MTCO2 per year which includes 255.01 for the 32 unit development and 505.75 MTCO2 per year for the potential 44 units, which are both well below the threshold. As a result, the potential impacts are considered to be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

B. Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing emissions of greenhouse gases? • Less than Significant Impact.

The passage of Assembly Bill (AB) 32, the California Global Warming Solutions Act of 2006, established the California target to achieve reductions in GHG to 1990 GHG emission levels by the year 2020. As indicated previously, the Project would result in the generation of a limited amount of emissions that will be below the SCAQMD's thresholds (refer to Table 3-5). As indicated in Section 3.6, Energy, A, the project would not result in wasteful, inefficient, or unnecessary consumption of energy during construction or operation. The City of Bellflower Climate Action Plan (CAP) Climate-Rady Development Standards checklist provides guidance in selecting and accounting for the reduction of GHG emissions attributable to certain design and construction measures incorporated into a project. The point values correspond to the minimum emissions reduction expected from each feature. For a project to be fully compliant with the goals of the CAP, the applicant must have a point value total of 16 points. Table 3-6 presents a list of GHG reduction measure options and the associated point values in the GHG checklist.

Table 3-6 Climate -Ready Development Standards
ApStandard plicable Use
Points
SFR
MFR
i. Demonstrate the building will perform at least 1596 better than the current Title 24. Three additional points can be achieved if the building will perform at least 3o% better than the current Title 24.

X
X

2. Provide preferred parking for low -emitting and fuel efficient vehicles for 5% of the total vehicle parking capacity OR provide electric vehicle recharging stations for 3% of the total vehicle parking capacity.

X

3. Hire a third -party commissioning agent to conduct a commissioning audit of the building and verify the building mechanical systems were installed and operate correctly.

X
X

4. Design and orient 75% or more new buildings such that one aids f each building is at least

1.5 times longer than the other, and such that the longer axis is within 1,5 degrees of the geographical east/west axis. The length to width ratio shall be applied only to the length of walls enclosing conditioned spaces; walls enclosing unconditioned spaces such as garages, arcade, or process cannot contribute to standard achievement. South -facing vertical surfaces of buildings counting towards standard achievement must not be more than 25% shaded at time of initial occupancy (measured at noon on December 213).

X
X
3 6. Install solar energy generation to meet 35% of the project's energy demand. The solar panels should be onsite, but can be located offsite and within the City Limits, at the approval of the Planning Director. Two additional points can be achieved for meeting 5o% of the project's energy demand through installed solar energy generation.

X
X

7. Use porous material on all paved areas except fire lanes or specified fire access as required by the Fire Department.

X
X

8. All non -permeable paving materials shall be high albedo materials with a Solar Reflectance index of at least 29.

X
X

9. If a new development is within 1/2 mile of a transit stop and requires off-street parking, parking must be unbundled from the rental or for -sale cost.

X
io. Provide continuous rows of appropriately spaced trees (every 25 feet) along all streets (or equivalent number of trees placed offside at the discretion of the Planning Director). Trees shall be a type and nature that have broad canopies and provide ample shade. Evergreen trees are preferred. Palm trees shall be prohibited from consideration towards achieving this standard.

X
X
2 u. If a facade faces a street or sidewalk, 3o% or greater of its continuous length shall not be blank (without windows and doors). Walls with public art installations such as murals may be exempted.

X
2 12. It is prohibited for more than 25% of the linear street frontage of new buildings to be garages and service bay openings.

X
X
2 13. New multi -unit developments must install electricity, gas, and water meter for each unit.

X.
2 LNrrIAL STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 46
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNS 7109-013-032; 7109-013-033; & 7109-012-003 Table 3-6 Climate -Ready Development Standards (continued) Standard
Applicable Use
Points
SFR
MFR

14. Design and install landscaping to minimize summer heat gain through: (1) the placement of evergreen trees along the west facade of buildings, (2) the placement of trees so as to shade 5o% of the site's hardscape with 5 years of construction, and (3) a covenant recorded that provides for the ongoing maintenance so as to maintain the trees' shade. Trees shall be a type and nature that have broad. canopies and provide ample shade. Evergreen trees are preferred.

Palm trees shall be prohibited from consideration towards achieving this standard.

X
X
2 15. Provide at least one secure, enclosed bicycle storage space, separate and independent from the required automobile parking areas, per occupant for a percentage of the planned occupancy and no less than one space per unit. Points shall be achieved as follows:
a) For provision of spaces for 15% of planned occupancy, 1 point; b) For provision of spaces for 3o% of planned occupancy, a total of two points; c) For provision of spaces for 45% of planned occupancy, a total of three points; d) For provision of spaces for 5o% or more of planned occupancy, a total of four points.

X

17. Provide secure bicycle racks on -site with at least one bicycle space per to new dwelling units and not less than four spaces per project site.

X

19. Provide at least one additional tree per unit above what is required by code. Trees shall be of a type and nature that have broad canopies and provide ample shade. Evergreen trees are preferred. Palm frees shall be prohibited from consideration towards achieving this standard.

X
X

22. Minimize the number of driveway cuts that intersect with sidewalks and other pedestrian walkways.

X
1 24. Construct sidewalks on both sides of streets (except where the Bellflower Municipal Code exempts such) for frontage controlled by the project applicant that is contiguous to the project site.
x
X

25. Create external pedestrian and bicycle connections every 80o feet along the project perimeter.

X
X

26. Continue to divert t00% of all non -hazardous inert construction and demolition debris for recycling and salvage and divert 75% of all remaining construction and demolition debris.

X
X

27. Locate the majority entry points to new buildings within a 1 mile of a transit stop.

X
I

28. Use salvaged, refurbished, or recycled materials such that the sum of these materials constitutes at least 5% based on cost, of the total value of materials on the project. One additional point can be achieved if the use of the materials constitutes at least to% of the total value of materials.

X
X

29. Provide designated space, facilities, and services for users to recycle and compost waste.

X
3o. Use only high efficiency lighting.

X
x
1 31. Meet at least 5% of a project's indoor water use through a combination of reclaimed water and gray water. Providing plumbing for future reclaimedwater availability will meet the requirements of this standard if reclaimed water is not yet available at the site.

X
X
1 32. Design landscaping for very -low water use.

X
x
1 33. Utilize artificial turf in place of grass.

X
X

34. Use efficient irrigation systems and weather -based irrigation controllers.

X
x
1 35. Provide at least one of the following sidewalk amenities like benches, trash receptables, drinking fountains, and/or public art in new mixed -use and multifamily, for every 5o feet of sidewalk frontage.
x

36. New transit stops must provide seating, shade, and trash receptacles, if a project results in rebuilding, relocating, or new construction of a transit stop.

X
X

37. Locate all new off-street surface parking lots at the side or rear of buildings, leaving building frontages facing streets free of surface parking lots. Side lot parking shall be limited to double stacked drive aisles.

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

INrri J. STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 47
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWERSTREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

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

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

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 48
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECTFIc PLAN • APNs 7109-013-032; 7109-013-033; & 7109 -oil -O03

3.9 HAZARDS & HAZARDOUS MATERIALS
Issue Areas Examined
nntially
PEnvironmental
Significana t
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
gnifican
S�Ima t
p
No
Impact
A. Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
X
B. Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous
materials into the environment?
X
C. Would the project emit hazardous emissions or handle hazardous or acutelyhaiardous materials, substances, or waste within one -quarter mile of an existing or proposed school? X
D. Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? X
E. Would the project for a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
X
F. Would the project impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
X
G. Would the project expose people or structures. either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires?
X

3.9.1 ENV RONMENTAL SETTDIG
Hazardous materials refer generally to hazardous substances that exhibit corrosive, poisonous, flammable, and/or reactive properties and have the potential to harm human health and/or the environment.

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

Hazardous materials can include petroleum, natural gas, synthetic gas, acutely toxic chemic1s, and other toxic chemicals that are used in agriculture, commercial, and industrial uses; businesses; hospitals; and households. Accidental releases of hazardous materials can occur from a variety of causes, including highway incidents, warehouse fires, train derailments, shipping accidents, and industrial incidents.

3.9.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? • Less than Significant Impact.

The Project would require the use of diesel fuel to power the construction equipment. The diesel fuel would be properly sealed in tanks and would be transported to the site by truck. Other hazardous materials that would be used on -site during the construction phases include, but are not limited to, gasoline, solvents,

INIIIAL STUDY & MITIGATED NEGATIVE DECLARATION
PAGE 49
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CITY OF BELLFLOWER • INmAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 architectural coatings, and equipment lubricants. These products are strictly controlled and regulated and in the event of any spill, cleanup activities would be required to adhere to all pertinent protocols. Once in operation, the proposed development and future developments within the Specific Plan Area will not involve the transport, use, or disposal of hazardous materials. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

B. Would the project create a significant hazard to the public or the environment, or result in reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? • Less than Significant Impact.

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

C. Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? • Less than Significant Impact.

The nearest school to the Specific Plan Area is the Las Flores Home Education Independent Study Academy located approximately 2,000 feet to the southeast of the Specific Plan Area. The project's construction would require the use of diesel fuel to power the construction equipment. The diesel fuel would be properly sealed in tanks and would be transported to the site by truck. Other hazardous materials that would be used on -site during the project's construction phase include, but are not limited to, gasoline, solvents, architectural coatings, and equipment lubricants. These products are strictly controlled and regulated and in the event of any spill, cleanup activities would be required to adhere to all pertinent protocols. As a result, less than significant impact would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

D. Would the project be located on a site, which is included on a list of hazardous material sites compiled pursuant to Government Code Section 65962.5, and, as a result, would it create a significant hazard to the public or the environment? • No Impact.

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

E. Would the project be located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or a public use airport, would the project result in a safety hazard for people residing or working in the project area? • No Impact.

LNTITAL STUDY 8[ MrrrGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032, 7109-013-033; & 7109-012-003 The Specific Plan Area is not located within two miles of an operational public airport. The nearest airport is the Long Beach Airport located approximately 4.4 miles to the southwest of the site. As a result, the Project will not present a safety hazard related to aircraft or airport operations at a public use airport to people residing or working in the Specific Plan Area. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

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

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

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

The Specific Plan Area is located in a developed area and the adjacent properties surrounding the Specific Plan Area are developed. The Specific Plan Area is not located within a fire hazard severity zone. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

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

3.9.4 MITIGATION MEASURES
The environmental analysis determined that there would not be a potential for hazardous materials impacts and no mitigation is required.

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.10 HYDROLOGY & WATER QUALITY
Environmental Issue Areas Examined
Potentially
Significant
Im act
p
Iess
' Than
Significant m
i pact with
Mitigation
Less Than
Significant
Im act
p
No
Impact
A. Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?
X
B. Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
X
C. Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:

X
i). Would the project result in substantial erosion or siltation on- or off -site;
X
ii). Would the project result substantially increase the rate or amount of surface runoff in a manner in which would result in flooding on- or off -site.

X
iii). Would the project create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
X
iv). Would the project impede or redirect flood flows?
X
D. In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?
X
E. Would the project conflict with or obstruct
implementation of a water quality control plan or
sustainable groundwater management plan?
X

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

The search yielded no results. The Specific Plan Area is situated in a Zone X flood zone, an area of minimal flood hazard. The nearest flood zone, the San Gabriel River, is situated approximately 4,200 feet to the east.

3.10.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project violate any water quality standards or waste discharge requirements? • Less than Signzficantlmpact.

Stormwater discharges from construction activities that disturb one or more acres, or smaller sites disturbing less than one acre that are part of a common plan of development or sale, are regulated under the National Pollutant Discharge Elimination System (NPDES) stormwater permitting program. Potential future development within the Specific Plan Area would also be regulated under the NPDES program. The project and potential developments would not violate any water quality standards or waste discharge requirements. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 B. Would the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge in such a way that would cause a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of a pre-existing nearby well would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? • Less than Significant Impact.

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

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

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

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

The Project's location would be restricted to the Specific Plan Area and would not lead to a substantial on - or off -site siltation or erosion. The Specific Plan Area is developed with a funeral home, a florist shop, a salon, and an apartment building. The existing funeral home would be demolished for the project. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. ii). Would the project result substantially increase the rate or amount of surface runoff in a manner in which would result in flooding on- or off -site. • Less than Significant Impact.

The parcels within the Specific Plan Area are improved and entirely covered with impervious surfaces designed to discharge runoff into the existing drainage system. The Project would not substantially increase the amount of impervious spaces that would result in flooding on or offsite. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. iii). Would the project create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or • Less than Significant Impact.

As mentioned in subsection B, the Project would not create or contribute runoff water which would exceed Lynam. STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. The runoff water would be collected by a grate inlet and then piped via an onsite underground storm drain system. As a result, less than significant impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.
iv). Would the project impede or redirect food flows? • Less than Significant Impact.

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

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

The Specific Plan Area is not located in an area that is subject to inundation by seiche or tsunami. In addition, the Specific Plan Area is located inland approximately 8.8 miles from the Pacific Ocean therefore, the Specific Plan Area would not be exposed to the effects of a tsunami. As a result, no impacts would occur.

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

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

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

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

3.10.4 MITIGATION MEASURES
The analysis determined that no impacts would occur and no mitigation would be required.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.11 LAND USE & PLANNING
Environmental Issue Areas Examined
Potentially
Significant
Impact
p
Less Than
Significant
Lnpact with
Mitigation
Less Than
Significant
Impact
p
No
Impact
A. Would the project physically divide an established
community?
X
B. Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an
environmental effect?
X

3.11.1 ENVIRONMENTAL SETTING
The Specific Plan Area consists of 1.99 -acres of land and all of parcels are currently developed by a 23,000 square -foot funeral home, a florist shop, a nail salon, and other similar commercial buildings. This Initial Study evaluates the impacts related to demolition of the existing uses and redevelopment within the Specific Plan Area consisting of a 32 -unit townhome development on approximately 1.11 acres (APN 7109-013-033 or 4903 Flower Street), up to 24 -unit development on approximately 0.48 acres (APN 7109-013-032 or 9855 Flower Street), and up to 20 -unit development on 0.40 acres (APN 7109-012-003 or 9915 Flower Street). The Specific Plan Area is currently zoned TODSP, Planning Area 5 and has a General Plan Land Use Designation of Commercial. The Specific Plan Area is surrounded by several uses:
• North of the Specific Plan Area. Multiple family residential homes are located to the north of the Specific Plan Area. This area is zoned Transit Oriented Development Specific Plan (TOD SP) — Planning Area 5 (R-3 Multiple Residential). Further north is Belmont Street. • South of the Specific Plan Area. Flower Street extends along the south side of the Specific Plan Area.

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

3.11.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project physically divide or disrupt an established community or otherwise result in an incompatible land use? • No Impact.

The Specific Plan Area is located in an urbanized setting that contains both conunercial and residential uses as shown in Subsection 3.n.1 Environmental Setting. The granting of the requested entitlements and subsequent construction of 32 townhouse units on 9903 Flower Street and potential construction of the

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CITY OF BELLFLOWER • INTTIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Bookend Parcels within the Specific Plan Area would not result in any expansion of the use beyond the current boundaries. The Project would not lead to any division of an existing established neighborhood or result in an incompatible land use. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

B. Would the project conflict with an applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? • I-"ss than Significant Impact.

The Project would require a Zone Change for all three parcels from TODSP — Planning Area 5 to FSSP, a General Plan Amendment for all three parcels from Commercial to Mixed Use, the approval of the FSSP, the approval of a Development Review, the approval of a Development Agreement, and the approval of Tentative Map No. 84789. The Project would not significantly conflict with any land use plan, policy, or regulation with the approved General Plan Amendment, Zone Change, Specific Plan, Development Review, Development Agreement, and Tentative Map No. 84789. As a result, the impact would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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

3.11.4 MITIGATION MEASURES
The analysis determined that no significant adverse impacts on land use and planning would result from the implementation of the Project. As a result, no mitigation measures are required.

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CITY OF BELLFLOWER • INTIIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.12 MINERAL RESOURCES
m
Environ ental Issue Areas Examined
Potentially
Significant
Impact
Less Than
'�
I p
Mitigation
Less Than
Signi ficant
Impact
No
Pa
A. Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
X
B. Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
X

3.12.1 ENVIRONMENTAL SETTLNG
The Surface Mining and Reclamation Act of 1975 (SMARA) has developed mineral land classification maps and reports to assist in the protection and development of mineral resources. According to the SMARA, the following four mineral land use classifications are identified:
• Mineral Resource Zone i (MRZ-Y): This land use classification refers to areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence.
• Mineral Resource Zone 2 (MRZ-2): This land use classification refers to areas where adequate information indicates that significant mineral deposits are present, or where it is judged that a high likelihood for their presence exists.
• Mineral Resource Zone 3 (MRZ-3): This and use classification refers to areas where the significance of mineral deposits cannot be evaluated from the available data. Hilly or mountainous areas underlain by sedimentary, metamorphic, or igneous rock types and lowland areas underlain by alluvial wash or fan material are often included in this category. Additional information about the quality of material in these areas could either upgrade the classification to MRZ-2 or downgrade it to MRZ-i.
• Mineral Resource Zone 4 (MRZ-4): This land use classification refers to areas where available information is inadequate for assignment to any other mineral resource zone.

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

3.12.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents or the State? • No Impact.

According to the California Department of Conservation Division of Oil, Gas, and Geothermal Resources (DOGGR) Well Finder, there are no existing or former oil wells and/or oil extraction activities located within the Specific Plan Area. Furthermore, the Specific Plan Area is not located within a Significant Mineral Aggregate Resource Area (SMARA) nor is it located in an area with active mineral extraction activities. As a result, no impacts on availablemineraland energy resources are anticipated. The Project, including all

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

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

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

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

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

3.12.4 MITIGATION MEASURES
The analysis of potential impacts related to mineral resources indicated that no significant adverse impacts would result from the Project's approval and subsequent implementation. As a result, no mitigation measures are required.

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CITY OF BELLFLOWER • INrrIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.13 NOISE
Environmental Issue Areas Examined
Potentiall
Significant
Impact
p
I rcG Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact

No
Impact
A. Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
X
B. Would the project result in generation of excessive
groundborne vibration or groundborne noise levels?
X
C. For a project located within the vicinity of a private airstrip or- an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
X
The noise measurements are attached as Appendix B — Noise Measurements.

3.13.1 ENVIRONMENTAL SEETHING
Noise levels maybe described using a number of methods designed to evaluate the "loudness" of a particular noise. The most commonly used unit for measuring the level of sound is the decibel (dB). Zero on the decibel scale represents the lowest limit of sound that can be heard by humans. The eardrum may rupture at 140 dB. In general, an increase of between 3.0 dB and 5.o dB in the ambient noise level is considered to represent the threshold for human sensitivity. Noise level increases of 3.o dB or less are not generally perceptible to persons with average hearing abilities. The most commonly used unit for measuring the level of sound is the decibel (dB). Zero on the decibel scale represents the lowest limit of sound that can be heard by humans.

3.13.2 ANALYSIS OF ENVIRONMENTAL FACTS
A. Would the project result in exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? • Less than Significantlmpact.

The Specific Plan Area is located in an urbanized setting that contains both commercial and residential uses.

The predominant source of noise in the area is related to traffic traveling on Flower Street. From Appendix B — Noise Impact Study, one (1) long-term 24 -hour noise measurement was conducted at 9903 Flower Street to document the existing noise environment. The measurement includes Leq, Lmin, Lmax, and other statistical data (e.g. L2, L8). Noise measurement field sheets are provided in Appendix A of Appendix B — Noise Impact Study.

Noise measurements were taken at one location on Flower Street on May 21, 2025 at 1:30 pm. The measurement location is approximately located at the southwest corner of the site. A Sper Scientific Digital Sound Meter was used to conduct the noise measurements. A series of ioo discrete noise measurements were recorded and the results of the survey are summarized in Appendix A of Appendix B — Noise Impact study. .The _Lso.noise level_ represents the noise leveLthat_is.exceeded 5o.. percent . ofthe time._Half_the_time

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC Pi • APNS 7109-013-032; 7109-013-033; & 7109-012-003 the noise level exceeds this level and half the time the noise level is less than this level. The average noise levels during the measurement period was 56.7 dBA. As indicated in Table 3-7, the ambient noise environment is relatively quiet. Appendix B — Noise Impact Study shows the noise meter readings.

Table 3-7 Noise Measurement Results
Noise Metric
Noise Level (dBA)
L50 (Noise levels 75% of time)

62.4 L9° (Noise levels >go% of time)

64.o
L99 (Noise levels >L99% of time)

68.i
I...th, (Minimum Noise Level)

48.3 L. (Maximum Noise Level)

72.4 Average Noise Level

56.7 Source: Blodgett Baylosis Environmental Planning. May 2025.

The City has not adopted construction -related noise thresholds based upon decibels. Instead, the City has. adopted the California Building Code Standards (CBCS) which limits construction hours of operation on Monday through Friday from 7:00 a.m. to 6:oo p.m. and Saturdays from 8:oo a.m. to 6:oo p.m. No construction is permitted on Sundays and City holidays.

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

Table 3-8 Construction Noise
Construction Phase
Noise Level at Nearest Sensitive!
Receptor
Demolition

99.3 Site Preparation/Grading

99.3 Building Construction

98.8 Paving

87.2 Architectural Coating

91.6 Source: RCNM V1.1.

Since construction activities would only occur during the permitted construction hours, the impact of construction noise would be less than significant. Upon completion of construction and occupancy of the Project, on -site operational noise would be generated mainly by car engines starting and vehicle traffic, which would not exceed the permitted noise level. Noise generated within the open yard areas and driveway L'nTIAL STUDY & MITIGATED NEGATIVE DECLARATION
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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 would include people shouting/laughing, which averages 64.5 dBA; car doors slamming, which averages

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

B. Would the project result in exposure of people to or generation of excessive ground -borne vibrations? • Tvcc than Sign ficantImpact.

The construction within the Specific Plan Area will result in the generation of vibration and noise, though the vibrations and noise generated during construction will not adversely impact the nearby sensitive receptors. The background vibration velocity level in residential areas is usually around 50 vibration velocity level (VdB). The vibration velocity level threshold of perception for humans is approximately 65 VdB. A vibration velocity of 78 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels for many people. Sources within buildings such as operation of mechanical equipment, movement of people, or the slamming of doors causes most perceptible indoor vibration.

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

The operation of construction equipment causes ground vibrations that spread through the ground and diminish in strength with distance. Ground vibrations associated with construction activities using modern construction methods and equipment rarely reach the levels that result in damage to nearby buildings though vibration related to construction activities may be discernible in areas located near the construction site. A possible exception is in older buildings where special care must be taken to avoid damage. The FTA has guidelines for vibration levels from construction related to their activities and recommends that the maximum peak -particle -velocity (PPV) levels remain below o.5 inches per second at the nearest residential structures. PPV refers to the movement within the ground of molecular particles and not surface movement.

Vibration levels above 0.5 inches per second have the potential to cause architectural damage to normal dwellings. The FTA also states that vibration levels above o.04 inches per second (in/sec) are sometimes perceptible to people, and the level at which vibration becomes an irritation to people is o.4 inches per second. The project's implementation will not require deep foundations. The use of shallow foundations precludes the use of pile drivers or any auger type equipment. However, other vibration generating equipment may be used on -site during construction.

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CITY OF BELLFLOWER • INITIAL STUDY & MrrIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 71O9 -O13 -O32; 71o9 -O13 -O33; & 7109-012-003 Table 3-9 Construction Vibration
Construction
Equipment
PPV @io ft.
(inches/sec.)
Vibration (VdB)
@ lo ft.

Hoe Ram

0.352
99 Large Bulldozer

0.352
99 Loaded Trucks

0.300
98 Small Bulldozer
o.012
70 Source: U.S. Department of Transportation
As shown in Table 3-9, the peak -particle -velocity levels would remain below o.5 inches per second at the nearest structures during the construction phase. Since construction activities would only occur during the permitted construction hours and would be below the FFA thresholds, the impact of groundborne noise during construction would be less than significant. Once operational, the 32-townhome units and future development within the Specific Plan Area would not result in significant ground -borne vibration. The operation of industrial equipment, heavy construction equipment, and heavy trucks are not associated with residential uses. As a result, the impacts would be less than significant The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? • No Impact.

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

3.13.3 CUMULA.TTVR IMPACTS
The analysis indicated the Project would not result in any significant adverse cumulative noise impacts.

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

3.13.4 MITIGATION MEASURES
The analysis of potential noise impacts indicated that no significant noise impacts would occur as part of the Project's approval and subsequent implementation. As a result, no mitigation is required.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPELttIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.14 POPULATION & HOUSING
Environmental Issue Areas Examined
Potentially
Significant
Impact
Lei Than
Impact with
Mitigation Impact
IpcsThan
Significant
No
-in
A. Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
X
B. Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
X

3.14.1 ENVIRONMENTAL SET FJNG
Bellflower has a 2025 population of 72,560. Bellflower's population is currently derlining at a rate of -1.73% annually and its population has decreased by -8.11% since the most recent census, which recorded a population of 78,965 in 2020. The Project would construct up to 76 townhome units on a I.99 -acre site. The three parcels located within the Specific Plan Area are currently occupied by an existing 23,000 square foot funeral home, a florist shop, a nail salon, and a 10 -unit apartment building.

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

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

Additionally, the site and surrounding area are already developed and improved with infrastructure.
• Major off -site public projects (treatment plants, etc.). The Project's increase in demand for utility services can be accommodated without the construction or expansion of landfills, water treatment plants, or wastewater treatment plants.
• The removal of housing requiring replacement housing elsewhere. No housing units would be replaced by development within the Specific Plan Area. As part of the Project, a funeral home would be- replaced -bY32-units. The -remaining --parcels within the Specific -Plan Area include a florist -shop,

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 a nail salon, and a to -unit apartment building. Future development on Parcel 7109-012-003 would replace the existing 10 -unit apartment residential development. Future development on Parcel 7109-013-032 would not replace any existing housing because the site is only developed with a florist shop. As a result, no replacement of subsidized housing would be required. • Short-term growth -inducing impacts related to the project's construction. The project will result in temporary employment during the construction phase. According to the California Employment Development Department, the unemployment rate of the City of Bellflower is 6.4% as of July 2025.

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

The Project would involve the construction of 76 townhome units. The proposed units would be owner - occupied condominium units. According to the United States Census Bureau data for the City of Bellflower, the average household size is 3.23 persons per household, which would translate into a total of 246 residents that would occupy the proposed development. According to the Growth Forecast Appendix prepared by SCAG, the City's future projected population for the year 2045 is 77,000 persons, an increase of 300 persons from the 2016 population. According to the Census Bureau, the estimated population as of July 2024 is 75,716. Again, the potential increase of 246 persons would not result in an exceedance of SCAG projections. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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

The Project would construct up to 76 townhome units on a 1.99 -acre site. Parcel 7109-013-033 is currently improved with a 23,000 square foot funeral home. The Project would require the demolition of this existing development that would allow for the construction of 32 townhome units. The proposed units would be owner -occupied condominium units. The remaining parcels within the Specific Plan Area include a florist shop, a salon, and an existing apartment building. The eastern parcel includes an apartment building. In the event the io existing units would be demolished, they would be replaced by the new units that would be constructed. As a result, displacement of existing housing would be considered insignificant because any future residential development would replace the displaced units. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

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

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

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CITY OF BELLFLOWER • INTI AL STUDY & MITIGATED NEGATIVE DECLARATION FLOWERSTT2EET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.15 PUBLIC SERVICES
Environmental Issue Areas Examined
Potentially
Significant
Impact
p
Than
Significant
�'
Impact with
Mitigation
Less Than
Significant
Impact

No
Impact
A. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which would cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:
i). Would the project result in substantial adverse physical impacts associated with Fire protection?
X
ii). Would the project result in substantial adverse physical impacts associated with Police protection?
X
iii). Would the project result in substantial adverse physical impacts associated with Schools?
X
iv). Would the project result in substantial adverse physical impacts associated with Parks?
X
v). Would the project result in substantial adverse physical impacts associated with other public facilities?
X

3.15.1 ENVIRO NMENTAI. SETTING
Fire and emergency response services within the City is provided by the Consolidated Fire Protection District for Los Angeles County (LACFD). Services include fire suppression, emergency medical, rescue and fire prevention, and hazardous materials coordination services. Station 23 and Los Angeles County Fire Station 98. These facilities provide emergency medical Services (EMS), fire and rescue services, and safe haven services for unincorporated Los Angeles County and contract cities. Station 23 is located approximately half -a -mile from the Specific Plan Area and Station 98 is located approximately i mile away from the Specific Plan Area.

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

The substation is located at 16615 Bellflower Boulevard. The Bellflower Sheriffs Department is located approximately half -a -mile northwest of the Specific Plan Area.

The Bellflower Unified School District provides educational services to students in Bellflower. The District provides education to students at ii elementary schools, 3 high schools, and i independent study academy.

There are close to io,000 students enrolled in prekindergarten through the 12th grade (BUSD 2024).

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

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CITY OF BELLFLOWER • IINTTIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECtr1C PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 The Clifton M. Brakensiek Library has served the community of Bellflower for more than ioo years. The first branch was opened on March u, 1914 and has moved four times until its present location. The library was named after Clifton M. Brakensiek, MD, who donated the land on which the library was constructed.

3.15.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
i. Would the project result in substantial adverse physical impacts associated with fire protection services? • Less than Significantlmpact.

Fire and emergency response services within the City is provided by the Consolidated Fire Protection District for Los Angeles County (LACFD). The LACFD services include fire suppression, emergency medical, rescue and fire prevention, and hazardous materials coordination services. The nearest station is Station 23, located approximately one half mile from the Specific Plan Area. The LACFD currently provides fire protection and emergency services to the Specific Plan Area under existing conditions. As discussed in Section 3.14, any increase in population associated with the operation of the Project would not be unplanned since the population growth resulting from the Project is consistent with SCAG's growth projections and the 246 new residents would be considered planned growth that would be addressed with existing facilities.

Development within the Specific Plan Area would not result in the need for construction associated with an expansion of existing or development of a new fire station. As a result, the impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. ii. Would the project result in substantial adverse physical impacts associated with police protection? • Less than Significant Impact.

Law enforcement services in the City are provided by the Los Angeles County Sheriffs Department. Services are coordinated from the Lakewood LASD Station; the City also provides a substation for LASD personnel.

The Lakewood Station also serves the City of Artesia, City of Bellflower, City of Hawaiian Gardens, City of Lakewood, City of Paramount, Unincorporated Cerritos, and Unincorporated Long Beach. The City's substation is located at 16615 Bellflower Boulevard. Each officer assigned to a beat is responsible to enforce all laws and prevent crime from occurring. A patrol deputy is assigned a Reporting District where the deputy is familiar with the residents and businesses in their area. According to the Bellflower General Plan EIR, the City's average response time for Priority 1 calls, which are conflicts in progress, is 4 minutes and 40 seconds. The City will review the site plan for the proposed project to ensure that the development adheres to the City's requirements. The Applicant will be required to comply with all pertinent requirements related to on -site security and alarm monitoring. Therefore, the project's law enforcement service impacts will be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. iii. Would the project result in substantial adverse physical impacts associated with schools? • Less than Significant Impact.

The City of Bellflower is located within the service boundaries of the Bellflower Unified School District. The nearest school is the Las Flores Home Education Independent Study Academy located approximately 2,O0O feet to the southeast of the Specific Plan Area. The new development and future development within the Specific Plan Area will be required to pay all pertinent development fees to the school district. Although new residential -development will -result in an incremental increase of school-age-students-residingwithinthe

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 City, additional school services will not be needed now or in the near future to serve the Project. The Project would be subject to Senate Bill 5o (SB 5o), which requires the payment of mandatory impact fees to offset any impact to school facilities. Pursuant to SB-5o, payment of fees to the applicable school district is considered full mitigation for project -related impacts. The Project's school enrollment impacts would be offset by the school fees that would be paid by the developer. The Project is consistent with this finding and the environmental impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. iv. Would the project result in substantial adverse physical impacts associated with parks? • Less than Significant Impact.

The City of Bellflower Parks and Recreation Department operates 13 parks throughout the City. The nearest public park to the Specific Plan Area is Liberty Garden, which is located south of Flower Street, approximately 70 feet to the south of the Specific Plan Area. According to the City's Parks and Recreation Master Plan, the City aims to have a ratio of four acres of parkland per 1,000 residents. An increase in 246 residents would result in a deficiency of 0.984 acres of parkland. The project Applicant will be paying a park fee as outlined in the Development Agreement. As a result, less than significant impacts to parks and recreational services will occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts. v. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which would cause significant environmental impacts in order to maintain acceptable service ratios, response times, or other performance objectives relative to other governmental services? • No Impact.

As discussed in Section 3.14, any increase in population associated with the operation of the Project would not be unplanned since the population growth resulting from the Project is consistent with SCAG's growth Projections and the 246 new residents would be considered planned growth that would be addressed with existing facilities. No new governmental services will be needed to serve the facility and the Project is not expected to have any impact on existing governmental services. As a result, no impacts are anticipated.

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

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

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

3.15.4 MITIGATION MEASURES
The analysis of public service impacts indicated that no mitigation would be required.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.16 RECREATION
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant Impact
p
No
Impact
A. Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
x
B. Would the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? X

3.16.1 ENVIRONMENTAL SETTING
The Bellflower Parks & Recreation Department oversees the maintenance and management of parks, recreational facilities, programs, and special events throughout the City. The City operates the following park facilities:
• H. Byrum Zinn Community Park and Trail is a neighborhood park located on the north east corner of the City. The park contains a passive walking trail around the perimeter of the park and several outdoor fitness stations along the trail_ The park is located underneath powerlines which limits the types of amenities allowed for public use.
• T. Mayne Thompson Park and Aquatic Center is located in the central -north area of Bellflower.

The park contains a playground that was renovated in 2023, picnic areas, two softball fields, a baseball field, basketball half -courts, and restrooms. The indoor facility at Thompson Park contains a gymnasium with indoor pickleball, and a multipurpose room for recreational programming. The Bellflower Aquatic Center is also located at this Park. The Aquatic Center contains both indoor and outdoor pool facilities and a weight room.
• Constitution Park is a neighborhood park located in the south area of the City. Currently, the only existing amenity is a small walking path, but the City plans to add a play area and fitness equipment in 2025. The park is located underneath powerlines which limits the types of amenities allowed for public use.
• Palm Park is a linear neighborhood park located in the south area of the City adjacent to the Artesia Freeway. This park contains a picnic area, a playground, tot lot, a plaza space for Bellflower Recreation in Motion (BRIM), and a walking path.
• Chevron Pocket Park is located on the corner of Somerset Boulevard and Eucalyptus Avenue. It is a very small park with no amenities. This park is located on leased land with a utility pipeline underneath.
• Riverview Park is located on the east side of the City adjacent to the San Gabriel River. This park contains a long walking loop along the perimeter of the park and a Class i multi -use path. The park is located underneath powerlines which limits the types of amenities allowed for public use.

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CITY OF BELLFLOWER • I,Mm J. STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-o13-032; 71o9 -013-o33; & 7109-012-003 • John S. Simms Park is located in the central area of Bellflower. This park offers a large outdoor fitness area, a playground, a tot lot, picnic areas, basketball courts, and two softball fields. The City plans to convert the two softball fields into a multipurpose field in 2025. The recreation center located at this park contains an auditorium and multipurpose rooms used for programming activities.
• Ruth R. Caruthers Park and Bellflower Skatepark is a community park located in the southern area of the City. This park offers a variety of amenities including lighted basketball, handball, volleyball and tennis courts, picnic areas, playground, outdoor fitness area, game room, skatepark, and a splashpad. The northern portion of this park also contains an equestrian and walking trail. • Butterfly Garden Park opened in December 2023. It is a small park with planted gardens, bench seating, and a small walking path. This space provides a passive recreational area for nearby residents.
• Pirate Park is located in the downtown area of Bellflower. This pirate-themed play area includes a pirate ship, fort, skull cave, climbing bridge, and a treasure chest. This is a completely gated park with seasonal park hours posted at the park entry and on the City's website. • The Flora Vista Dog Park is located in the north west area of the City, adjacent to the Bellflower Bike Trail. This dog park offers two separate fenced areas; one for small dogs and one for larger dogs. The park contains benches, seating, and ADA accessible parking. • Library Garden and Veterans Memorial is located in the heart of Bellflower. It is a mini/pocket park commemorating the Veterans of the City and serves as a small passive space for community members. This park has unique art sculptures with seating areas.

In the City of Bellflower, California, a Public Facilities Fee and a separate Park Development Fee is charged on new multiple -family development to help fund the construction and maintenance of parks and recreational facilities.

3.16.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project increase the use of existing neighborhood and regional parks or other recreational, facilities such that substantial physical deterioration of the facility would occur or be accelerated? •' Less than Significant Impact.

The City of Bellflower Parks and Recreation Department operates 13 parks throughout the City. The nearest public park to the Specific Plan Area is Liberty Garden, which is located south of Flower Street, approximately 7o feet to the south of the Specific Plan Area. The Project would not physically impact any local park. The Project would involve the construction of 76 townhome units. The proposed units would be owner -occupied condominium units. According to the United States Census Bureau data for the City of Bellflower, the average household size is 3.23 persons per household, which would translate into a total of 246 residents that would occupy the proposed development. According to the City's Parks and Recreation Master Plan, the City aims to have a ratio of four acres of parkland per 1,000 residents. An increase in 246 residents would result in a deficiency of o.984 acres of parkland. The project Applicant will be paying a park fee as outlined in the Development Agreement. The Project, including all development within the Specific Plan Area and all discretionary actions, _would result in. less than significant. impacts.

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CITY OF BELLFLOWER • INITIAL STUDY &MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 B. Would the project affect existing recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? • No Impact.

The City of Bellflower Parks and Recreation Department operates 13 parks throughout the City. The nearest public park to the Specific Plan Area is Liberty Garden, which is located south of Flower Street, approximately 70 feet to the south of the Specific Plan Area. According to the City's Parks and Recreation Master Plan, the City aims to have a ratio of four acres of parkland per i,000 residents. An increase in 246 residents would result in a deficiency of (.984 acres of parkland. The Project would be required to pay any pertinent development fees. The Project would not involve any construction that would directly impact these park facilities. As a result, no impacts will occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

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

3.16.4 MFrIGATION MEAstn rs
The analysis of potential impacts related to parks and recreation indicated that no significant adverse impacts would result from the Project's approval and subsequent implementation. As a result, no mitigation measures are required.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.17 TRANSPORTATION
Environmental Issue Areas Examined
Potentially
Significant
Impact
P
Tess
Significant
Impact with
btitigation
Less Than
Significant
P act
No
Impact
P
A. Would the project conflict with a plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
X
B. Conflict or be inconsistent with CEQA Guidelines §15064.3 subdivision (b)?
X
C. Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? X
D. Would the project result in inadequate emergency access? X
The traffic study is attached as Appendix C — Traffic Study.

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

3.172 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to, intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? • Less than Significant Impact.

The trip generation for the Project has been developed using the rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual (iith Edition) for Land Use Code 220 — "Multiple Family Residential Low Rise. The projected trip generation is summarized in Table 3-1o.

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CITY OF BELLFLOWER • INr1TAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Table 3-1O Project Trip Generation
Parcel/Use
Units
AM Peak Hour
PM Peak Hour
Daily
In
Out
Total
In
Out
Total
Multi -Family
ITE Code 220
24%
76%
040
63%
37%

0.51 6.74
7109-013-33
32 units
3 to
13 10
6 16
216
7109-013-32
24 units1
2 8
10 8
5 12
162L
7109-012-003
20 unitsl
2 6
8 6
4 10
135'•
Subtotal
76 units
7 2.4
31 24
15 38
513
Existing 71o9 -O13-33
Funeral Home
7 3
so
8 10
18 229
Existing71o9-013-032
Florist
6 2
8 10
10 20
uo
Existing 7109-012-003
Salon, to units
2 4
6 6
5 u
in
Existing Subtotal
15 9
24 24
25 39
450
Net Trips
-8
15 7
o
-io
-1
63 1. Units possible under maximum potential density of 5o units per acre.

Source: ITE Trip Generation Manual (nth Edition)
Table 3-10 shows the comparison of the existing trips against the projected generation based on a full build - out of the Specific Plan Area. According to Table io, the Project is anticipated to generate a total of 63 new daily trips with seven AM peak hour trips and one less PM peak hour trips. These levels of project daily and peak hour trips are not considered significant.

Based on the results of the Air Quality, Greenhouse Gas, and Energy Impact Study, the greatest amount of trips occurring for a construction phase would be 26 trips per day during the Building Construction phase.

This figure includes both workers and construction vendor trips. Therefore, it can be assumed that future construction on the Bookend Parcels would have a maximum of equal to less trips per day. Construction related traffic for the development of parcels within the Specific Plan Area would travel through Flower Street. A construction management plan may be conditioned as part of the implementation of any development within the Specific Plan Area to address scheduling, notification, and duration for construction.

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

B. Conflict or be inconsistent with CEQA Guidelines §15064.3 subdivision (b)? • Less than Significant.

The City of Bellflower has not adopted its own Vehicle Miles Travelled (VMT) standards. The Project, however, was screened from VMT analysis because the Project area is located within the Transit -Oriented Development -Specific -Plan -and is -within a high -quality transit area. Since the Project -has been screened

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 from further VMT analysis, the Project can be presumed to have a less than significant impact on VMT. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. Would the project substantially increase hazards due to a design feature (e.g., sharp curves or. dangerous intersections) or incompatible uses (e.g., farm equipment)? • Less than Signcant Impact.'.

Vehicular access would be provided by a 26 foot wide driveway connection located at the southeast corner of the development and would connect with the north side of Flower Street. An internal 26 -foot -wide drive aisle would connect the guest parking spaces and garages to Flower Street. The proposed driveway connection would not result in sharp curves or dangerous intersections. Further, the Project will be compatible with neighboring land uses. As mentioned in Subsection A, the 32 -unit townhome development on 99O3 Flower Street would not result in change to the existing spillover at the Flower Street and Bellflower Boulevard intersection. The design of the Bookend Parcels has not been submitted, therefore, the City will further review when plans are designed and submitted. The City may require future development on the Bookend Parcels to undergo further analysis to ensure the future development would result in no changes to the existing spillover. Further CEQA analysis may be required accordingly when designs are submitted.

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

D Would the project result In inadequate emergency access? • No lmpact.

The Project would not affect emergency access to any adjacent parcels. At no time will any local streets or parcels be completely closed to traffic. As a result, the Project's implementation will not result in any impacts. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

3.17.3 Cumut t TIVE 1114FACIS
The future development contemplated as part of the Project's implementation will not result in any significant traffic generation in the area. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would lead to significant impacts. As a result, no cumulative impacts are anticipated.

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

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CITY OF BELLFLOWER • INITLAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.18 TRIBAL CULTURAL RESOURCES
Issue Areas Examined
Sotent Y
PEnvironmental gnifi
Impact
Less Than
Significant
Impact Significant
with
Mitigation
Less Than
Impact
No
Impact
A. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i) Would the project have listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 502o.1(k), or
X
ii). Would the project have resource determined by the lead X
agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resource Code Section 5024.1 In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American.

3.18.1 THRESHOLDS OF SIGNIFICANCE
A project will normally have a significant adverse impact on tribal cultural resources if it results in any of the following:
• The proposed project would cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k). • The proposed project would cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

3.18.2 ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is: No Impact.

ATribal Resource is defined in Public Resources Code section 21074 and includes the following:

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CITY OF BELLFLOWER • INITIAL STUDY & MmGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 • Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following: included or determined to be eligible for inclusion in the California Register of Historical Resources or included in a local register of historical resources as defined in subdivision (k) of Section 5020.1. • A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1. In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of t pis paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe. • A cultural landscape that meets the criteria of subdivision (a) is a tribal cultural resource to the extent that the landscape is geographically defined in terms of the size and scope of the landscape. • A historical resource described in Section 21084.1, a unique archaeological resource as defined in subdivision (g) of Section 21083.2, or a "non -unique archaeological resource" as defined in subdivision (h) of Section 21083.2 may also be a tribal cultural resource if it conforms to the criteria of subdivision (a).
i). Would the listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5o2o.i(k). • No Impact Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following: included or determined to be eligible for inclusion in the California Register of Historical Resources or included in a local register of historical resources as defined in subdivision (k) of Section 5020.1. Parcel 7109-013-033 is currently developed and is occupied by an existing funeral home. The Bookend Parcels (7019-013-032 and 7109-012-003) are developed with a florist shop, a nail salon, and a io-unit apartment building. A search was conducted using the California Historical Resources database available at the California Office of Historic Preservation website to identify the presence of historic structures within the. Specific Plan Area. The search through the State's registrar yielded no results. In addition, a second search was conducted using the National Registrar of Historic Places. Again, the search yielded no results. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

Would the project have a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resource Code Section 5024.1 In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American Tribe? • Less than Significant Impact.

As part of the AB -52 and SB-18 consultation, the Gabrielino Tongva Indians of California stated the following as part of communications received on October 13, 2025: "We are in receipt of this project and it sits in the footprint of recorded tribal cultural sites. This project (as it will require ground disturbances up to 3o') will require us to be there for tribal monitoring. Please let us know how the project progresses and your next steps." This mitigation measure is addressed with Cultural Resources Mitigation No. 1. • The Applicant must obtain the services of a qualified archaeologist as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California to conduct full-time monitoring services during grading and excavation operations. The monitor(s) must be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7io9-013-032; 7109-O13-033; & 7109-012-003 archaeologist/monitor must be empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timely manner. Monitoring may be reduced if the potentially culturally significant units are not present in the subsurface, or if present, are determined by a qualified archaeologist, to have a low potential to contain or yield archeological resources.

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

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

3.18.4 MITIGATIONMEASURES
The analysis of potential impacts related to tribal cultural resources are addressed with Cultural Resources Mitigation No. i and that no additional mitigation was required.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.19 UTILITIES AND SERVICE SYSTEMS
Environmental Issue Areas Examined
Potentially
Significant
Impact
IPSO Than
Imt cfit
P
Mitigation

1..S9 Than
Significant
Impact
No
Im act
P
A. Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
is
B. Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future
development during normal, dry, and multiple dry years? X
C. Would the project result in a determination by the
wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
i
D. Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of solid waste reduction goals?
X
E. Would the project comply with Federal, State, and local management and reduction statutes and regulations related to solid waste?
x
The utilities worksheets are attached as Appendix D — Utilities Worksheets.

3.19.1 ENVIRONMENTAL SETTING
The City of Bellflower Public Works Department 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, street lights, street sweeping, graffiti removal, landscapes and tree trimming, right-of-way permits and inspections. Potable and recycled water is provided by multiple water companies including Bellflower Municipal Water System, Liberty Utilities, Bellflower Somerset Mutual, and Bellflower Home Garden. Sanitary sewer services are provided by the Los Angeles County Sanitation District.

3.19.2 ANALYSIS OF ENVIRONMENTAL IMIIPACTS
A. Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? • Less than Significant Impact.

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

The Project's connection can be adequately handled by the existing infrastructure within the Specific Plan Area. No new construction of utilities facilities would be required. As a result, the potential impacts will

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

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

Potable and recycled water is provided to the City by multiple water companies including California American Water, Liberty Utilities, Bellflower Somerset Mutual, and Bellflower Home Garden. The Bellflower Somerset Mutual Water Company (BSMWC) provides water to the Specific Plan Area. The BSMWC operates five wells, a two million gallon reservoir, and 66 miles of water mains. Water is obtained from groundwater wells pumping out water from the Central Basin totaling 5,265 gallons per minute capacity which meets i00% of the demand. In addition, four service connectionsto the Metropolitan Water District serve as backup for any need of imported water. According to the 2025 Annual Water Supply and Demand Assessment Summary Report by the California Department of Water Resources Water Use Efficiency Branch, the BSMWC had a 26% surplus in 2024, or an approximately 1,400 gallon per minute surplus. As indicated. in Table 3-u, the Project is estimated to consume 11,815 more gallons of water on a day basis. The proposed 32 -unit development on 9903 Flower Street is proposed to consume 2,700 more gallons per day and the Bookend Parcels if developed to the maximum amount of units would consume 9,115 gallons daily.

Table 3-11 Projected Water Consumption
Project Element ConsnmptionRate ProjectConsnmption.

APN 7109-013-033
32 multiple -family units
300 gals. /day/unit
9,600 gals. /day
funeral home

0.3 gals- /daY/sq. ft.
6,9oo gals. /day
Subtotal
2,700 gals. /day
APN 7109-013-032
24 multiple -family units
300 gals. /day/unit
7,200 gals. /day
flower store

0.45 gam. /day/sq. ft.
1,427 gals. /day
Subtotal
5,773 gals. /day
APN 7109-OL2-003
20 multiple -fa miiyunits
300 gals. /day/unit
6,000 gals. /day
to multiple -family units, salon
300 gals./day/unit, 0.15 gals. /day/sq. ft.
2,658 gals. /day
Subtotal
3,342 gals. /day
Project Total
22,800 gals. /day
Existing Total
1o,985 gals. /day
Net
11,815 gals. /day
Source: Blodgett Baylosis Environmental Planning
Compared to the surplus, this projected water consumption would be an insignificant value. The project would connect with existing water lines located in Flower Street. As a result, the impacts will be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

C. Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? • Less than Significant Impact.

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CITY OF BELLFLOWER • INITIAL STUDY & MrrIGATED NEGATIVE DECLARATION FLOWER STREETSPECIFIC PLAN • APNS 7109-013-032; 7109-013-033; & 7109-012-003 The project would be served by the County of Los Angeles Sanitation District's (LACSD) sewer system. The Los Coyotes Water Reclamation Plant currently provides primary, secondary, and tertiary treatment for a design capacity of 37.5 million gallons of wastewater per day (mgd) and currently processes an average flow of 31.8 mgd. The Joint Water Pollution Control Plant (JWPCP) located in the City of Carson has a design capacity of 385 mgd and currently processes an average flow of 326.1 mgd. The Long Beach WRP has a design capacity of 25 mgd and currently processes an average flow of 20.2 mgd. From Table 3-n, the Project is estimated to generate 7,323 more gallons of wastewater on a daily basis. The proposed 32 -unit development on 9903 Flower Street is proposed to generate 1,80o more gallons per day and the Bookend Parcels if developed to the maximum amount of units would generate 6,077 more gallons daily.

Table 3-12 Projected Wastewater Generation
RojectElei ent
APN71o9-013-033
32 multiple -family units
zoo gals./day/unit
6,400 gals. /day
funeral home

0.2 gals. /day/sq. ft.
4,600 gals. /day
Subtotal
1,8oa gals. /day
APN 7109-013-032
Generatioin Bate.,
Project Generation.
24 multiple -family units
200 gals./day/unit
4,800 gals. /day
florist
o.3 gals. /day/sq. ft.
951 gals. /day
Subtotal
3,849 gals. /day
APN 7109-012-003
20 multiple -family units
200 gals./day/unit
4,000 gals. /day
10 multiple -family units, salon
zoo gals./day/unit, o.i gals. /day/sq. R
1,772 gals. /day
Subtotal
;
2,228 gals. /day
Project Total :
15,200 gals. /day
Existing Total
7,877 gals. /day
Net
7,323 gals. /day
Source: Blodgett Baylosis Environmental Planning
Compared to the existing capacity of 69.4 mgd that can still be accommodated by LACSD, the Project generated wastewater would still be an insignificant amount to the current capacity. The Project's implementation will not create a substantial demand on existing infrastructure. As a result, the impacts are expected to be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

D. Would the project generate solid waste in excess of State or local standards or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? • Less than Significant Impact.

Construction and operations would generate a very minimal amounts of solid waste that would not exceed the capacity of local solid waste services. CR&R Environmental Services and the Bellflower Recycling Center all provide waste and recycling services in the City. Solid waste is sent to the CR Transfer and Material Recovery Facility in Stanton, Southeast Resource Recovery Facility in Long Beach, and the Downey Area Recycling and Transfer Facility before being sent to a landfill. The Savage Canyon Landfill is the nearest landfill to the Specific Plan Area and has a maximum daily permitted throughput of 3,35o tons per day with a remaining capacity of 7,612,583 tons. From Table 3-13, the Project is estimated to generate 384 more pounds of solid waste on a daily basis. The proposed 32 -unit development on 9903 Flower Street is proposed to generate 256 more pounds per day and the Bookend Parcels if developed to the maximum amount of units would generate 128 more pounds daily.

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CITY OF BELLFLOWER • IN1TIAI, STUDY & MITIGATED NEGATIVE DECLARATION PLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Table 3-13 Projected Solid Waste Generation
Project Element.

APN 7109-013-033
Generation Rate
Project' Generation,
32 multiple -family units

12.23 lbs./day/unit
394 lbs./day
funeral home
Subtotal

6.o lbs. /day/i,000 sq. ft.
138 lbs./day
256 lbs./day
APN 7109-013-032
24 multiple -family units
florist
Subtotal
APN 7109-012-003

12.23 lbs./day/unit

48.0 Ibs. /day/i,000 sq. ft.
294 lbs./day
200 lbs./day
94 lbs./day
20 multiple -family units
l0 multiple -family units, salon
Subtotal
Project Total
Existing Total
Net

12.23 lbS./day/Unit

12.23 lbs. /day/unit, 42.o
lbs./day/x,000 sq. ft.
245 lbs./day
2111bs./day
34 lbs./day
933 lbs. /day
549 lbs./day
384 Ibs./day
Source: Blodgett Baylosis Environmental Planning
This figure would be an insignificant amount to the current capacity of the Savage Canyon Landfill. The Project's implementation will not create a substantial demand on existing infrastructure. As a result, the potential impacts would be less than significant. The Project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

E. Would the project comply with Federal, State, and local statutes and regulations related to solid waste? • No Impact.

The Project, like all other development in Bellflower and Los Angeles County, will be required to adhere to City and County laws with respect to waste reduction and recycling. As a result, no impacts would occur.

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

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

As a result, no cumulative impacts are anticipated.

3.19.4 MITIGATION MEASURES
The analysis of utilities impacts indicated that no significant adverse impacts would result from the Project's approval and subsequent implementation. As a result, no mitigation is required.

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CrfY OF BELLFLOWER • INITIAL STUDY &MITIGATED NEGATIVE DECLARATION FLOW R STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.20 WILDFIRE
Environmental Issue Areas Examined
Potentially
Significant
Impact
act
Less Than
Significant
Impact with
Mitigation
II- s Than
Significant
Impact
p
No
Impact
A. Would the project substantially impair an adopted
emergency response plan or emergency evacuation plan?
X
B. Would the project due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
X
C. Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
is
D. Would the project expose people or structures to significant risks, including downslope or downstream flooding or
landslides, as a result of runoff, post -fire slope instability, or drainage changes?
X

3.20.1ENITIRONMENTA.L SEIZING
The State Fire Marshal is mandated to classify lands into Fire Hazard Severity Zones (FHSZ). The three classifications include: Moderate, High, and Very High. Incorporated cities, urban regions, and other portions of land where the local government is responsible for fire protection are considered Local Responsibility Areas (LRA). The FHSZ Maps can be viewed through the CAL Fire FHSZ viewer. The City of Bellflower is not located within a FHSZ.

3.20.2 ANALYSIS OF ENVIRONMENTAL BIPACTS
A. Would the project substantially impair an adopted emergency response plan or emergency evacuation plan? • No Impact.

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

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

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

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 C. Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? • No Impact.

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

D. Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post fire slope instability, or drainage changes? • No Impact.

The Specific Plan Area is located within an area classified as urban and is not within a high fire risk area.

Therefore, the Project will not expose the Specific Nan Area to flooding or landslides facilitated by runoff flowing down barren and charred slopes. As a result, no impacts would occur. The Project, including all development within the Specific Plan Area and all discretionary actions, would not result in any significant impacts.

3.20.3 CUMULATIVE IMPACTS
The analysis herein also determined that the Project would not result in any significant adverse impact on wildfires. Development of the two Bookend Parcels within the Specific Plan Area are considered not cumulative projects since the parcels are part of the Project. There are no existing or future development anticipated within the vicinity of the Specific Plan Area that would Iead to significant impacts. As a result, no cumulative impacts on utilities will occur.

3.20.4 MITIGATION MEASURES
The analysis of wildfires impacts indicated that less than significant impacts would result from the Project's approval and subsequent implementation. As a result, no mitigation is required.

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CITY OFBELLFLOWER •INITIALSTUDY &MITIGAT DNEGATIVEDECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

3.21 MANDATORY FINDINGS OF SIGNIFICANCE
Environmental Issue Areas Examined
oten Potentially
Significant
TPfs Than
Significant
S, n Than
Significant
No
Impact
p
Impact with
Mitigation
Impact
Impact
A. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
B. Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)
C. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
x
x
x
A. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate aplant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? • IPcs than Significant with • Mitigation.

The Project will not have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. As discussed in Section 3.5 Cultural Resources, the Specific Plan Area is completely developed, however it is possible during the earthwork process, unanticipated cultural resources may be uncovered. Compliance with Cultural Resources Mitigation Measure i would reduce the impacts to cultural resources to less than significant levels.

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

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

C. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? • No Impact.

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CITY OF BELLFLOWER • INPTIAL STUDY & MITIGATED NEGATIVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-Oi3-033; & 7109-012-003 The Project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. As indicated in Section 3.1 through 3.2o, the Project will not result in any significant unmitigable environmental impacts.

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CITY OF BELLFLOWER • LNITIAL STUDY & MTTIGATED NEGATIVE DECLARATION PLOWER STREET SPECIFICPLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 SECTION Q. CONCLUSIONS

4.1 FINDINGS
The Initial Study determined that the Project is not expected to have significant adverse environmental impacts, with the implementation of the mitigation measures. The following findings can be made regarding the Mandatory Findings of Significance set forth in Section 15065 of the CEQA Guidelines based on the results of this Initial Study:
• The Project will not have the potential to degrade the quality of the environment, with the implementation of the mitigation measure included herein. • The Project will not have the potential to achieve short term goals to the disadvantage of long-term environmental goals, with the implementation of the mitigation measures referenced herein. • The Project will not have impacts that are individually limited, but cumulatively considerable, when considering planned or proposed development in the immediate vicinity, with the implementation of the mitigation measures contained herein.
• The Project will not have environmental effects that will adversely affect humans, either directly or indirectly, with the implementation of the mitigation measures contained herein.

In accordance with the requirements of Section 21081(a) and 21081.6 of the Public Resources Code, the City of Bellflower be required to adopt and implement a Mitigation Reporting and Monitoring Program.

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CITY OF BELLFLOWER • INITIAL STUDY & MITIGATED NEGATTVE DECLARATION FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 SECTION 5 REFERENCES

5.1 PREPARERS
Blodgett Baylosis Environmental Planning
2211 S Hacienda Blvd, Suite 107
Hacienda Heights, CA 91745
(626) 336-0033
Marc Blodgett, Principal
Raymond Wen, Project Manager & GIS Technician
Brian Wong, Project Planner & GIS Technician

5.2 REFERENCES
The references are noted using foot notes.

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THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK

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CITY OF BELLFLOWER • RESPONSE TO COTS
FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003

RESPONSE TO COMMENTS

FLOWER STREET SPECIFIC PLAN
APNs 7109-013-032; 7109-013-033; & 7109-012-003
SCH No. 2026010165
BELLFLOWER, CALIFORNIA 90706
LEAD AGENCY:

CITY OF BELLFLOWER., PLANNING DIVISION
166o CIVIC CENTER DRIVE
BELLFLOWER, CALIFORNIA 90706
REPORT PREPARED BY:

BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING
2211 S. HACIENDA BOULEVARD, SUITE 107
HACIENDA HEIGHTS, CALIFORNIA 91745
FEBRUARY 25, 2026
BELF 002
PAGE 1
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CITY OF BELLFLOWER • RESPONSE TO COMMENTS
FLOWER STREET SPECIFIC PLAN • APNS 7109-013-0323 7109-013-033; & 7109-012-003

1. INTRODUCTION & PROJECT OVERVIEW
The City of Bellflower prepared an Initial Study and Mitigated Negative Declaration (MND) to evaluate potential environmental impacts resulting from implementation of the proposed Flower Street Specific Plan project. This MND was prepared pursuant to the California Environmental Quality Act (CEQA), Public Resources Code 21000-21189 and CEQA Guidelines (14 California Code of Regulations Sections 15000- 15387).

The proposed project would involve a general plan land use amendment, zone change, the Flower Street Specific Plan (referred to as FSSP or Specific Plan No. SP -3-25-16181), development agreement, Tentative Map No. 84789, development review for the proposed 32 -unit development, and impacts associated with development of three parcels including the proposed 32 -unit townhome development on 9903 Flower Street and future development on 9855 and 9915 Flower Street These two Parcels are referred to as the "Bookend Parcels" or collectively referred to as the "Project."

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

The Notice of Intent to Adopt a Mitigated Negative Declaration (NOI) was published in the Los Cerritos Community News and posted at the Los Angeles County Clerk's Office to start the public review period. At the same time, the NOI and documents were also uploaded to the City's website and the State of California Office of Planning and Research (OPR) CEQAnet website, which assigned State Clearinghouse Number 2026010165 to the MND. The NOI was also certified mailed to the following list of agencies and stakeholders for comment and review:
• Governor's Office of Planning and Research
• City of Long Beach
• California Native American Heritage Commission
• Clifton M. Brakensiek Library
• City of Norwalk
• South Coast Air Quality Management District
• City of Downey
• City of Paramount
• Los Angeles Regional Water Quality Control Board, Region 4 • California Natural Resources Agency
• Southern California Gas Transmission
• Southern California Edison
• Southern California Department of Toxic Substances Control • Los Angeles County Fire Department
• Los Angeles County Sanitation Districts (Districts 2, 3, 18) • Metropolitan Transportation Authority
• Southern California Association of Governments
• Bellflower Somerset Mutual Water District
• Southern California Gas Company
• CR&R
• Bellflower Unified School District
• City of Lakewood
• Los Angeles County Sheriff's Department
PAGE 2
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CITY OF BELLFLOWER • RESPONSE TO CO,i NTs
FLOWER STREET SPECIFIC PLAN •APNs 7109-013-032; 7109-013-033; & 7109-012-003 • St. John Bosco High School
• City of Artesia
• City of Cerritos
• State of California Department of Transportation
• Downey Unified School District
• Los Angeles County Department of Public Works
• Los Angeles County Regional Planning Department
• Greater Los Angeles County Vector Control District
• Comcast
• Cerritos College
• Paramount Unified School District
• Water Replenishment District of Southern California
• Empire Transportation
• Norwalk Transit System
• Long Beach Public Transit
• Gabrielino Band of Mission Indians-Kizh Nation
• Crimson Pipeline LP
• California Asset Management Chevron Pipeline Company
• Gabrielino/Tongva San Gabriel Band of Mission Indians • Gabrielino Tongva Indians of California Tribal Council • Gabrielino/Tongva Nation
• Gabrielino-Tongva Tribe
• Juaneno Band of Mission Indians Acjachemen Nation-Belardes • Santa Rosa Band of Cahuilla Indians
• Soboba Band of Luiseno Indians
• Torres Martinez Desert Cahuilla Indians
• Gabrielino Tongva Nation
• Gabrielino Tongva Indians of California Tribal Council • Juaneno Band of Mission Indians Acjachemen Nation
• Lozeau Drury LLP
During the public review period, the City received comment letters from the agencies and organizations listed below. Letters are organized first by state agencies, then local agencies, then non -government organizations, and are numbered to aid in organizing the responses that follow in this section. • SoCalGas. Nerses Papazyan, Gas Transmission Technical Services. February 5, 2026. • Los Angeles County Sanitation Districts. Patricia Horsley, Environmental Planner. Facilities Planning Department. February 4, 2026.
• California Department of Transportation (Caltrans). Anthony Higgins, Acting LDR Branch Chief.

February 5, 2026.
• Juanefio Band of Mission Indians Acjachemen Nation 84A. Chris Granado, Cultural Resources Director. January 14, 2026.
• Gabrieleno Indians. Brandy Salas. January 20, 2026.

PAGE 3
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CITY OF BELLFLOWER • RESPONSE TO COMMENTS
FLOWER STREET SPECIFIC PLAN •APNs71o9-013-032;7109-013-033; & 7109-012-003 Responses to the comments received during the public review period are provided in Section 5. The original comment letters are included following Section 6. The responses are intended to be reasoned and factual, with particular emphasis made to significant environmental issues. The City has provided the organization that commented on the MND with a copy of the City's responses to their comment letter at least to days before approval of the Initial Study and Mitigated Negative Declaration document, pursuant to Section 15088(b) of the State CEQA Guidelines.

3. CONSIDERATION AND ADOPTION OF THE INITIAL STUDY AND MITIGATED

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

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

5. COMMENTS AND RESPONSE TO COMMENTS

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

Response #1
The comment is noted for the record.

5.2 COMMENTS & RESPONSES - Los ANGET.FS COUNTY SANITATION DISTRICTS (FEBRUARY 4, 2026)
Comment #1
The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to either or both the Districts' 10 -inch diameter Bellflower Trunk Sewer, located in Flower Street west of Bellflower Boulevard, or 19.95 -inch diameter lined Artesia PAGE 4
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CITY OF BELLFLOWER • RESPONSE TO COIVEMENTS
FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Extension Trunk Sewer, located in Ramona Street west of Woodruff Avenue. The Bellflower Trunk Sewer has a capacity of o.6 million gallons per day (mgd) and conveyed a peak flow of 0.1 mgd when last measured in 2025. The Artesia Extension Trunk Sewer has a capacity of 2.3 mgd and conveyed a peak flow of o.8 mgd when last measured in 2024.

Response #1
The comment is noted for the record. The Development would connect to an existing 12 -inch water line and to an existing 8 -inch sewer line, both located in Flower Street.

Comment #2
The expected increase in average wastewater flow from the project, described in the NOI as 32 attached townhomes, is 5,338 gallons per day, after all structures on the project site are demolished. A copy of the Districts' average wastewater generation factors is available on our website at Table 1. Loadings for Each Class of Land Use.

Response #2
The comment is noted for the record. The IS/MND indicated the Project is estimated to generate 7,323 more gallons of wastewater on a daily basis. The proposed 32 -unit development on 9903 Flower Street is proposed to generate 1,800 more gallons per day and the Bookend Parcels if developed to the maximum amount of units would generate 6,oT7 more gallons daily.

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

Response #3
The comment is noted for the record. The IS/MND indicated the project would be served by the County of Los Angeles Sanitation District's (LACSD) sewer system. The Los Coyotes Water Reclamation Plant currently provides primary, secondary, and tertiary treatment for a design capacity of 37.5 million gallons of wastewater per day (mgd) and currently processes an average flow of 31.8 mgd. The Joint Water Pollution Control Plant (JWPCP) located in the City of Carson has a design capacity of 385 mgd and currently processes an average flow of 326.1 mgd. The Long Beach WRP has a design capacity of 25 mgd and currently processes an average flow of 20.2 mgd. From Table 3-11 included in the IS/MND, the Project is estimated to generate 7,323 more gallons of wastewater on a daily basis.

Comment #4
The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the Districts' Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is used by the Districts for its capital facilities. Payment of a connection fee may be required before this project is permitted to discharge to the Districts' Sewerage System. For more information and a copy of the Connection Fee Information Sheet, go PAGE 5
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CITY OF BELLFLOWER • RESPONSE TO COMMENTS
FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 to https://www.lacsd.org/ , under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the Districts will determine the user category (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, please contact the Districts' Wastewater Fee Public Counter at (562) 908-4288, extension 2727.

Response #4
The comment is noted for the record.

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

Response #5
The comment is noted for the record. According to the Growth Forecast Appendix prepared by SCAG, the City's future projected population for the year 2045 is 77,000 persons, an increase of 300 persons from the 2016 population. According to the Census Bureau, the estimated population as of July 2024 is 75,716. The potential increase of 104 persons would not result in an exceedance. The potential residential development that could occur on the neighboring parcels could result in a potential for 44 multiple -family units for a total of 76 units within the Specific Plan Area. Using an average household size of 3.23 persons per unit, the potential population could be 246 persons. Again, the potential increase of 246 persons would not result in an exceedance. The population increase from the Project will be well within the projections provided by SCAG.

5.3 CobIlVIENTs & RESPONSES - CALT'RANS (FEBRUARY 5, 2026) Comment #1
Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above -referenced project. The 1.99 acres mixed use development at 9903 Flower Street is proposed as a 32 -unit townhome residential development. The mission of Caltrans is to provide a safe and reliable transportation network that serves all people and respects the environment. Senate Bill 743 (2013) has codified into CEQA law and mandated that CEQA review of transportation impacts of proposed development be modified by using Vehicle Miles Traveled (VMT) as the primary metric in PAGE 6
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CITY OF BELLFLOWER • RESPONSE TO COMMENTS
FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 identifying transportation impacts for all future development projects. You may reference the Governor's Office of Planning and Research (OPR) for more information: https://opr.ca.gov/ceqa/#guidelines- updates.

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

Comment #2
As a reminder, VMT is the standard transportation analysis metric in CEQA for land use projects after July 1, 2020, which is the statewide implementation date. Caltrans is aware of the challenges that the region faces in identifying viable solutions to alleviating congestion on State and Local facilities. With limited room to expand vehicular capacity, this development should incorporate multi -modal and complete streets transportation elements that will actively promote alternatives to car use and better manage existing parking assets. Prioritizing and allocating space to efficient modes of travel such as bicycling and public transit can allow streets to transport more people in a fixed amount of right-of-way. Caltrans supports the implementation of complete streets and pedestrian safety measures such as road diets and other traffic calming measures. Please note the Federal Highway Administration (FHWA) recognizes the road diet treatment as a proven safety countermeasure, and the cost of a road diet can be significantly reduced if implemented in tandem with routine street resurfacing. Overall, the environmental report should ensure all modes are served well by planning and development activities. This includes reducing single occupancy vehicle trips, ensuring safety, reducing vehicle miles traveled, supporting accessibility, and reducing greenhouse gas emissions.

Response #2
The comment is noted for the record. The IS/MND included a VMT analysis. The City of Bellflower has not adopted its own Vehicle Miles Travelled (VMT) standards. The Project, however, was screened from VMT analysis because the Project area is located within the Transit -Oriented Development Specific Plan and is within a high -quality transit area. Since the Project has been screened from further VMT analysis, the Project can be presumed to have a less than significant impact on VMT.

Comment #3
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 utilise Flower Street. To mitigate any potential impacts, a construction management plan may be conditioned as part of the project's development within the Specific Plan Area. This plan should address scheduling, notifications, and the duration of construction activities to minimize disruptions to the transportation network and ensure compliance with CEQA guidelines.

PAGE 7
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CITY OF BELLFLOWER • RESPONSE TO COMMENTS
FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Response #3
According to Table io included in the IS/MND, the Project is anticipated to generate a total of 63 new daily trips with seven AM peak hour trips and one less PM peak hour trips. These trip rates would not be significantly greater than projected for circulation. These levels of project daily and peak hour trips are not considered significant.

Comment #4
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. Currently, adjacent roadways lack bicycle lanes or facilities, and it is recommended that the City add and connect bicycle lanes to enhance multimodal transportation options. The Norwalk Transit System (NTS) Line i 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.

Response #4
The comment is noted for the record. The only changes to pedestrian facilities proposed by the Project include the replacement of the existing pedestrian connections to the existing funeral home with pedestrian connections from the development to the sidewalk on the north side of Flower Street. No adjacent roadways include bicycle lanes or facilities. The Norwalk Transit System (N.TS) Line i runs along Flower Street. The Flower Street and Civic Center Drive North Stop is located east of the Specific Plan Area, on the east side of Civic Center Drive. The Project would not obstruct access to this stop. The Project would not interfere with the operations of any mass transit, bicycle, and pedestrian facility since the project would be limited to the parcel. As a result, the impacts would be less than significant.

Comment #5
The City of Bellflower has not adopted its own Vehicle Miles Traveled (VMT) standards. However, the project was screened from VMT analysis because the project area is located within the Transit -Oriented Development Specific Plan and is within a high quality transit area. Since the project has been screened from further VMT analysis, it can be presumed to have a less than significant impact on VMT. Therefore, the project, including all development within the Specific Plan Area and all discretionary actions, would result in less than significant impacts.

Response #5
The comment is noted for the record. The comment is consistent with the IS/IYIND's findings. No response is required.

Comment #6
Any transportation of heavy construction equipment and/or materials that require the use of oversized transport vehicles on State highways will need a Caltrans transportation permit. 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.

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CITY OF BELLFLOWER • RESPONSE TO COMMENTS
FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 Response #6
The comment is noted for the record. The building contractors would be required to implement any pertinent Caltrans requirements.

Comment #7
Storm water run-off is a sensitive issue for Los Angeles County. Please be mindful that projects should be designed to discharge clean run-off water.

Response #7
The comment is noted for the record. The building contractors would be required to implement any pertinent Caltrans requirements.

5.4 COMMENTS & RESPONSES - JUANENO BAND OF MISSION INDIANS ACJACHEMEN NATION 84A (JANUARY 14, 2026)
Comment #1
We the Juanefio Band of Mission Indians Acjachemen Nation 84A would like to consult on the above mentioned subject matter. I am available this Friday after 3:00pm. I have limited availability next week January 19th, loth & 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:oopm. I look forward to hearing from you.

Response #1
The City on January 14, 2026, received the attached email from Mr. Chris Granado, Cultural Resources Director, with the Juaneno Band of Mission Indians Acjachemen Nation 84A, requesting a consultation to discuss the Flower Street Specific Plan Mitigated Negative Declaration (MND). City staff spoke with Mr.

Granado on January 21, 2026. Mr. Granado provided background and objectives of the Juaneno Band of Mission Indians Acjachemen Nation 84A and requested that an onsite monitor be provided during grading and construction activities. The MND does include the following mitigation measure that addresses onsite monitoring during grading and construction activities: "The Applicant must obtain the services of a qualified archaeologist, as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California to conduct full-time monitoring services during grading and excavation operations. The monitor(s) shall be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The archaeologist/monitor is empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timely manner. Monitoring may be reduced if the 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"(page 36 of the MND).

Section 15088(d) (Evaluation of and Response to Comments) of the CEQA Guidelines allows the MND to be revised as a result of comments received during the public review period, or any other "clean up" corrections to the MND. The following describes a revision to the MND that is now being proposed to better address the request by the Juaneno Band of Mission Indians Acjachemen Nation 84A. The aforementioned mitigation measure above, is revised to now read as follows: "The Applicant must obtain the services of a PAGE 9
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CITY OF BELLFLOWER • RESPONSE TO COMMENTS
FLOWER STREET SPECIFIC PLAN • APNs 7109-013-032; 7109-013-033; & 7109-012-003 qualified archaeologist, as determined by the City in its sole and absolute discretion, and a monitor from the Gabrielino Tongva Indians of California and the Juaneno Band of Mission Indians Acjachemen Nation 84A, to conduct full-time monitoring services during grading and excavation operations. The monitor(s) shall be equipped to salvage artifacts if they are unearthed so as to avoid construction delays. The archaeologist/monitor is empowered to temporarily halt or divert equipment to allow for the removal of specimens in a timely manner. Monitoring may be reduced if the 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." The proposed revision to the referenced mitigation measure is intended to now allow for additional monitoring during grading and construction activities by two Tribal Governments, and does not include or require any new or additional analysis. The analysis contained in the MND continues to be sufficient. This revision is noted in the public record. The proposed revision is not considered to be a "substantial revision", as defined by Section 15073.5(b) (Recirculation of a Negative Declaration Prior to Adoption) of the CEQA Guidelines. As defined in Section 15073.5(b)(1) and as previously discussed, the proposed revision will not result in any "new, avoidable significant effect is (that has been) identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance." Accordingly, as allowed by Section 15073.5(c)(3), the referenced mitigation measure is not being revised to mitigate an avoidable significant effect and therefore, the MND does not require recirculation.

5.5 COMMENTS & RESPONSES - GABRIELENO INDIANS (JANUARY 20, 2026) Comment #1
Thank you for your email. If the proposed action is limited to a Specific Plan Amendment, we have no objections at this time. However, we respectfully request to be notified in advance should any ground - disturbing activities be proposed in the future.

Response #1
Comment noted. Appropriate decision -makers will be made aware of this request.

PAGE 10
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LETTER 5.1
COMM 1
MSoCalGas
A Sempra Energy utility
February S, 2026
James Atkins
City of Bellflower
[email protected]
Subject:

Transmission Technical
Services Department
9400 Oakdale Ave
Chatsworth, CA 91311
SC9314
Notice of Intent to Adopt the Initial Study and Mitigated Negative Declaration No. MND
25-01 for the Flower Street Specific Plan on 9855, 9903, and 9915 Flower Street,
Bellflower, California 90706
DCF: 0127-26NC
The Transmission Department of SoCalGas does not operate any facilities within your proposed improvement. However, the Distribution Department of SoCalGas may maintain and operate facilities within your project scope.

To assure no conflict with the Distribution's pipeline system, please e-mail them at:

AtiasRecuests/[email protected]
Best Regards,
Nerses Papazyan
SoCalGas Transmission Technical Services
[email protected]
-129-

LC I I CK 3.L

LOS ANGELES COUNTY

SANITATION DISTRICTS
Converting Waste Into Resources
VIA EMAIL jatkinsabellflower.ca.gov
Mr. James Atkins, Senior Planner
City of Bellflower
16600 Civic Center Drive
Bellflower, CA 90706
Dear Mr. Atkins:

Robert C. Ferrante
Chief Engineer and General Manager
1955 Workman Mill Road, Whittier, CA 90601-1400
Mailing Address: P.Q. Box 4998, Whittier, CA 90607-4998 (562) 699-7411 • www.lacsd.org
February 4, 2026
Ref. DOC 7681316
NOI Response to Flower Street Specific Plan
The Los Angeles County Sanitation Districts (Districts) received a Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration (MND) for the subject project located in the City of Bellflower on January 12, 2026. The proposed project is located within the jurisdictional boundaries of District No. 2. We offer the following comments regarding sewerage service:

1. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to either or both the Districts' 10 -inch diameter Bellflower DOMM 1 Trunk Sewer, located in Flower Street west of Bellflower Boulevard, or 19.95 -inch diameter lined. Artesia Extension Trunk Sewer, located in Ramona Street west of Woodruff Avenue. The Bellflower Trunk Sewer has a capacity of 0.6 million gallons per day (mgd) and conveyed a peak flow of 0.1 mgd when last measured in 2025. The Artesia Extension Trunk Sewer has a capacity of 2.3 mgd and conveyed a peak flow of 0.8 mgd when last measured in 2024.
2 The expected increase in average wastewater flow from the project, described in the NOI as 32 attached ;OMM 2 townhomes, is 5,338 gallons per day, after all structures on the project site are demolished. A copy of the Districts' average wastewater generation factors is available on our website at Table 1, Loadings for Each Class of Land Use.

3. The wastewater generated by the proposed project will be treated at the A.K. Warren Water Resource :OMM 3 Facility (formerly known as the Joint Water Pollution Control Plant) located in the City of Carson, which has a capacity of 400 mgd and currently processes an average flow of 246.0 mgd.

4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the Districts' Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is used by the Districts for its capital facilities. Payment of a connection fee may be required before this project is permitted to discharge to the Districts' Sewerage System. For more information and a copy of the Connection Fee Information Sheet, OMM 4 go to www.lacsd.org , under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the Districts will determine the user category (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, please contact the Districts' Wastewater Fee Public Counter at (562) 908-4288,, extension 2727.

DOC 7714693.D02
-130-

Mr. James Atkins
2 February 4, 2026

5. In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities of the Districts' wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Specific policies included in the development ofthe SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA. A11 expansions of Districts' facilities must OMM 5 be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available capacity ofthe Districts' treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service but is to advise the City that the Districts intend to provide this service up to the levels that are legally permitted and to inform the City of the currently existing capacity and any proposed expansion of the Districts' facilities.

If you have any questions, please contact the undersigned at (562) 908-4288, extension 2742, or phorsley(a,lacsd.org
PLH:plh
Very truly yours,
Environmental Planner
Facilities Planning Department
DOC 7714693.D02
-131-

LETTER 5.3
OMM1

CALIFORNIA STATE TRANSPORTATION AGENCY

GAVIN NEWSOM, GOVERNOR
California Department of Transportation
DISTRICT 7
100 SOUTH MAIN STREET, SUITE 100 I LOS ANGELES, CA 90012 PHONE (213) 897-0362 I FAX (213) 897-0360 TTY 711
www.dot.ca.aov
February 5, 2026
James Atkins, Senior Planner
Planning Division
City of Bellflower
16600 Civic Center Drive
Bellflower, CA 90706
Dear James Atkins:
altrans'
RE: Flower Street Specific Plan
SCH # 2026010165
Vic. LA-91/PM R15.625
GTS # LA -2026 -04991 -MN D
Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above -referenced project. The 1.99 acres mixed use development at 9903 Flower Street is proposed as a 32 -unit townhome residential development.

The mission of Caltrans is to provide a safe and reliable transportation network that serves all people and respects the environment. Senate Bill 743 (2013) has codified into CEQA law and mandated that CEQA review of transportation impacts of proposed development be modified by using Vehicle Miles Traveled (VMT) as the primary metric in identifying transportation impacts for all future development projects. You may reference the Governor's Office of Planning and Research (OPR) for more information:
httos://opr.ca.aov/ceqa/#guidelines-updates
As a reminder, VMT is the standard transportation analysis metric in CEQA for land use projects after July 1, 2020, which is the statewide implementation date.

DMM 2 Caltrans is aware of the challenges that the region faces in identifying viable solutions to alleviating congestion on State and Local facilities. With limited room to expand vehicular capacity, this development should incorporate multi -modal and complete streets transportation elements that will actively promote alternatives to car use and better manage existing parking assets. Prioritizing and allocating space to efficient "Provide a safe and reliable transportation network that serves all people and respects the environment" -132-

James Atkins, Senior Planner
February 5, 2026