Agenda Items 12A and 12B
Flower Street Development
1 Strategic Plan & Downtown Vision
BELMONT ST.
FLOWER ST.
BELLFLOWER BLVD.
CIVIC CENTER DR.
N
NOT TO SCALE
2 City Council Actions Requested
Item 12B – Entitlements
Specific Plan
Zone Change
General Plan Amendment
Vesting Tentative Map
Development Review
Mitigated Negative Declaration & Mitigation Monitoring and Reporting Program Development Agreement
Item 12A – Property Disposition
9855 Flower Street
Purchase & Sale Agreement
3 Item 12B
Consideration and possible action to conduct a public hearing to consider a Mitigated Negative Declaration, General Plan Amendment, Zone Change, Specific Plan, Vesting Tentative Map, Development Review, and Development Agreement for property located at 9855 – 9915 Flower Street.
4 Flower Street Specific Plan (FSSP) Area
BELMONT ST.
FLOWER ST.
BELLFLOWER BLVD.
CIVIC CENTER DR.
N
NOT TO SCALE
9855
Flower St.
9903
Flower St.
9915
Flower St.
Specific Plan Area Boundary
Boundaries: Northeast corner of Flower St. & Civic Center Dr. 9855 Flower Street: flower shop
9903 Flower Street: current vacant, previously developed with a funeral home 9915 Flower St.: commercial building with a salon(?) and 10 residential apartments in the rear
Goal of the Specific Plan is for new residential construction to support the downtown.
Although this Specific Plan is only for this portion of Flower Street, at some point in the future a Specific Plan will be done for the post office site to allow additional residential units within the downtown.
5 Specific Plan Development Concept
FLOWER ST.
CIVIC CENTER DR.
N
NOT TO SCALE
9855
Flower St.
9903
Flower St.
9915
Flower St.
Specific Plan Area Boundary
CIVIC CENTER DR.
Zone Change
TOD SP FSSP
General Plan Amendment
Commercial Mixed-Use
SP allows for residential, multi-family development only at a maximum of 50 dwelling units per acre
SP includes development and design standards for these three parcels
SP will allow residential development by right for future projects, including the additional 14 units on 9855 Flower.
Zone Change – TOD SP to FSSP
General Plan Amendment – C to MU
6 Development Review & Vesting Tentative Map
Future 14 Additional Units
Development Review
32-unit townhouse townhome project, which will be for-sale at market rate. The project consists of 4 buildings, each with 8 3-story townhomes. Each unit has 3 bedrooms, and the Plan 2 units have an option for a 4th bedroom. Each unit two-car garage. There is no guest parking provided on-site; however, given the proximity to downtown, guests have ample parking in in the public parking lots. Also to note, because the site is within a ½ mile radius from a public transit stop, no parking is required per State Law.
Each unit also has a private balconies/deck for private open space. Common open space includes the paseo, benches, etc.
Vesting Tentative Map – Allows for the subdivision of airspace and each of the units will be able be sold separately.
Mitigated Negative Declaration – Necessary environmental document that clears all of the entitlements (SP, ZC, GPA, DR, VTM) and also the Development Agreement.
The site is designed to easily incorporate a future additional 14 units on the flower shop property for a comprehensive and cohesive design.
Also, for the record the correct APN for this/flower shop property at 9855 Flower St. is 7109-013-904. The APN changed following the City’s purchase of the property. Some of the documents in the report referenced the old APN number.
7 Project Elevations
The proposed architectural style is “modern” and includes various building materials on all four sides of the building such as stucco, siding, metal railings, and awnings. The elevations have incorporated several wall plan changes to help break up the mass and bulk. 8 Additional Elements
☑ Specific Plan and Project Application
Development Agreement
Existing Loan Agreement for the Funeral Home property
Purchase and Sale Agreement
So far tonight, The Planning Team has gone over the Specific Plan and the Project Application for 32 townhome units on the former Funeral Home property. I’m going to present to you a few additional elements of the overall project: the development agreement; the existing loan agreement for the former funeral home property, and the purchase and sale agreement for 9855 Flower Street; and how these items all mesh together. I’ll start with the Development Agreement which is the glue that connects all of the elements together. The Development Agreement, for a set period of time, locks in the Development Standards and Fees for the proposed project and establishes specific public benefits. Additionally, as the Planning Director previously mentioned, this Development Agreement contemplates a 46-unit townhome project that includes the adjacent Flower Shop property, which we’ll discuss shortly. 9 Development Agreement – Public Benefits
Targeted Park/Public Art Fee & Rehab of Pirate Park mural
New housing increases City’s housing supply and helps City’s share of regional housing needs and offsets the jobs/housing imbalance and increase overall housing supply Provides Economic Opportunity/increase in property tax
Downtown Revitalization and Blight prevention
Well-planned, balanced downtown density and cohesiveness with surroundings
The project proposed in the Development Agreement will provide numerous public benefits including providing Economic Opportunity to all taxing entities as a result of the property tax increase the project will generate, downtown revitalization and blight prevention, well-planned, balanced downtown development, the development of additional housing units which addresses a number of needs
10 Development Agreement – Public Benefits
Enhanced access to public recreational facilities within walking distance in Downtown
Enhanced access to public facilities within walking distance in Downtown Relieves pressure to build housing in existing neighborhoods
Short-term construction employment within the City
Enhanced access to both public recreational facilities as well as general public facilities within walking distance in Downtown; the proposed project relieves pressure to build housing in existing neighborhoods and provides short-term construction employment in the City. 11 Development Agreement - Fees
Typical processing and building permit fees
$700,000 - Parks and Recreation Fee
Unfunded Friendship Plaza and Pirate Park Improvements
Maintenance/Rehab of Pirate Park mural
$ 54,510 – Public & General Government Facilities Fee
$ 8,490 – Public Safety Fee
Onsite or Offsite Public Art or the Public Art fee
The fees associated with this project as laid out in the Development Agreement are the following:
The typical processing and building permit fees
$700,000 Parks and Rec Fee targeted for the unfunded Friendship Plaza and Pirate Park Improvements and maintenance/rehab of the Pirate Park mural $54,510 for the Public & General Government Facilities Fee $8,490 Public Safety Fee
As well as onsite or offsite public art or payment of the public art fee to be determined at a later date. If public art is proposed, staff will return to City Council for consideration of the proposed public art.
12 Item 12A
Consideration and Possible Action to conduct a public hearing to consider adopting Resolution No. 26-12 – A Resolution authorizing the City Manager to execute a Purchase and Sale Agreement, in a form approved by the City Attorney, with Bellflower 5 Inv LLC for the disposition of real property located at 9855 Flower Street (APN 7109-013-032).
Now we will switch gears and discuss the separate but very much related disposition of property located at 9855 Flower Street. 13 Discussion
Located Mid-Block on Flower St. in Downtown Bellflower
One parcel – 21,039 SF/0.48 AC
Negotiated purchase price of $2,650,000
This property is located on the north side of Flower Street, mid-block between Bellflower Blvd. and Civic Center Dr and is westerly adjacent to the funeral home site. It is comprised of one parcel that is just under a half acre in area. The City and buyer have negotiated a purchase price of $2,650,000 which is the same amount paid by the City to acquire the property four and a half months ago, in November 2025.
14 Discussion
City will Carry the Paper
Term matches the term provided to Developer for the purchase of the former White’s Funeral Home site.
Expires 11/2026 with two 1-year extensions
Interest will be at the California Local Agency Investment Fund (LAIF) Rate Escrow Closes, Loan Term starts and Property Transfers upon issuance of building permits Loan to be repaid when Developer receives final Certificate(s) of Occupancy for a potential project as units are completed. (consistent with Funeral Home Loan Agreement)
For this transaction, the City will carry the paper
The terms for this loan match the loan for the former funeral home site, specifically, the agreement will expire in November 2026 and has two 1-year extensions and interest will be at the California Local Agency Investment Fund rate.
Additionally, escrow will close, property will transfer, and the loan term will start upon the issuance of building permits for the project.
The Loan will be repaid as the Developer receives final Certificates of Occupancy for the completed units. This is also consistent with the Funeral Home property loan agreement. 15 Discussion
Meets 3 Major Objectives for the parties (City and Developer) City wants to see a high-quality development on the site in conjunction with the potential project on the adjacent site.
Creates the potential for a holistic, cohesive development on a key site and street in Downtown Bellflower.
Provides Developer with timing and financial flexibility to complete its: 1) due diligence, and 2) planning and design of a second phase of project.
The acquisition meets 3 major object for the City and Developer.
The City wants a high-quality development on the site with the potential project on the adjacent funeral home site.
Both parties desire a well-planned cohesive development in this key area of Downtown Bellflower; and This agreement provides the Developer with timing and financial flexibility to complete its predevelopment activities.
I’m going to turn the presentation over to Zach Forbath from City Ventures to refresh your memory a bit on City Ventures and to give you their perspective on the project. 16 9903 Flower Street
City of Bellflower – City Council
April 13, 2026
17 Who is City Ventures?
City Ventures was founded in 2009 by leading industry professionals Completed residential and mixed-use projects in 100+ cities, entitling 150+ communities, and building/selling 10,000+ homes Solar All-Electric Homebuilder
Our team is committed to working closely with the neighborhood and city throughout the project’s duration City Ventures works exclusively in California and has a successful track record in Los Angeles County
18 City Ventures History in Bellflower
Oak St & Adenmoor Ave
Alondra Blvd & Clark Ave
Artesia Blvd & Bellflower Blvd
19 Leaders in High Quality Design
Past Projects
City Ventures
Glendora
Covina
Pico Rivera
Downey
Gardena
Artesia
Compton
Long Beach
20 Aerial Photo
of Site
21 Site Plan
Planned Phase 2
22 Conceptual Elevations
23 The Sustainable Nature of City Ventures
Intelligent Integrated Included
Smart Technology
Learning thermostats
Network upgrades for all connected devices
Keyless Entry
Water smart landscape design
Water saving plumbing fixtures
Efficient hot water heater
Water Efficiency
Solar-Powered
All-electric neighborhoods
Lower utility bills
Pre-wired for EVCS
Option to install Powerwall
24 Zach Forbath
Development Manager
(949)887-5345
[email protected]
Eric Miller
Senior Director of Development
(909)996-8585
[email protected]
Questions & Comments
25 Recommendation
It is recommended that the City Council take separate action on each item:
Item 12A
Open the public hearing; take documentary and testimonial evidence; and after considering the evidence, adopt Resolution No. 26-12 authorizing the City Manager to execute a Purchase and Sale Agreement, in a form approved by the City Attorney; or
Alternatively, discuss and take other action related to this item.
Item 12B
Open public hearing; take documentary and testimonial evidence; and after considering the evidence, adopt Resolution No. 26-13 and waive further reading and introduce Ordinance No. 1456; or
Alternatively, discuss and take other action related to this item.
As you can see, there are a lot of moving pieces. Specific to this project, the Development Agreement connects all of these parts such that if the project is not completed as laid out by the schedule of performance, the agreement codifies the city’s ability to reclaim the properties to complete the project.
With that said, staff recommends the City Council open the public hearings for both items but take separate action on each item.
For Item 12A, open the public hearing; take documentary and testimonial evidence; and after considering the evidence, adopt Resolution No. 26-12 authorizing the City Manager to execute a Purchase and Sale Agreement, in a form approved by the City Attorney; or Alternatively, discuss and take other action related to this item.
For item 12B, open the public hearing; take documentary and testimonial evidence; and after considering the evidence, adopt Resolution No. 26-13 and waive further reading and introduce Ordinance No. 1456; or Alternatively, discuss and take other action related to this item.
That concludes our presentations, staff and the developer are available to answer questions. 26 27
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