Bellflower City Council
April 27, 2026

TABLE OF CONTENTS
I. INTRODUCTION AND BACKGROUND
A. Introduction
B. Specific Plan Area
II. OVERVIEW OF THE SPECIFIC PLAN
A. Purpose and Authority of the Specific Plan
B. Specific Plan Scope and Goals
C. Consistency with the General Plan
D. Specific Plan Implementation Measures

1. Introduction

2. Specific Plan Regulatory Approach

3. Implementation Schedule

4. Infrastructure and Public Facilities

5. Financing Plan

6. Methods and Procedures for Implementation

7. Specific Plan Approvals
a) Specific Plan Adoption
b) Zone Map Amendment
c) Project Review
d) Maps
E. Land Use
F. Definitions
III. OVERVIEW OF LAND USE PLAN
A. Development Concept
B. Land Use Plan
C. Off -Site Traffic and Circulation
D. On -Site Circulation Plan
E. Grading
IV. EXISTING UTILITIES AND INFRASTRUCTURE
A. Transportation
B. Water Service
C. Wastewater
D. Drainage
E. Gas/Electric/Telecommunications
F. Solid Waste Disposal
G. Fire Protection
H. Police Services
V. DESIGN GUIDELINES
A. Design Objectives and Intent
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City of Bellflower
Flower Street Specific Plan

B. Site Design Standards
C. Building Standards
D. Landscape Standards
E. Lighting Standards
VI. SPECIFIC PLAN STANDARDS
A. Permitted Uses
B. Development Standards
VII. PROJECT REVIEW
A. Project Review Application
B. Site Plan Review
C. Materials for Filing
D. Advisory Determination
E. Findings
F. Project Review Expiration
G. Conditions of Approval
VIII. ADMINSTRATION
A. Introduction
B. Municipal Code References
C. Director Authority
D. Amendments
E. Administrative Modifications
F. California Environmental Quality Act
G. Noticing
TABLES
Table 1
Table 2
Table 3

FIGURES
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Project Infrastructure — Implementation, Ownership, & Maintenance Permitted Uses
Development Standards
Areial Vicinity Map
Specific Plan Area
Parcel Plan
General Plan Land Use Map
Zoning Map
Bellflower 5 Site Plan
Bellflower 5 Landscape Plan
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City of Bellflower
Flower Street Specific Plan

I. INTRODUCTION AND BACKGROUND
A. Introduction
The Flower Street Specific Plan ("Specific Plan" or "FSSP") provides an opportunity to add high - quality housing units adjacent to the downtown area (Figure 1 — Aerial Vicinity Map). These residential units are intended to support the goal of activating and sustaining Downtown Bellflower as a thriving district.

The FSSP was prepared in conformity with Government Code §§ 65451, et seq. Together with the Bellflower 5 Development Plan (described in Section II I Overview of the Land Use Plan — A.

Development Concept), zoning regulations adopted by the Bellflower Municipal Code ("BMC"), and other Applicable Law, this Specific Plan sets forth the regulations governing the FSSP.

Pursuant to Government Code § 65450, a specific plan must include text and a diagram or diagrams which specify all the following in detail:
• The distribution, location, and extent of the uses of land, including open space within the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the land area covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out the above items. • A discussion of the relationship of the FSSP to the General Plan.

Additionally, a specific plan must be compatible and consistent with the goals and policies outlined in the General Plan. The FSSP will further the goals and policies of the General Plan as more fully described below.

The FSSP was prepared to provide the essential relationship between the policies of the Bellflower General Plan and development in the Specific Plan Area. By functioning as a regulatory document, the FSSP provides a means of implementing the Bellflower General Plan. All future development within the Specific Plan Area boundaries must be consistent with this FSSP. -47-

City of Bellflower
Flower Street Specific Plan

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City of Bellflower
Flower Street Specific Plan

B. Specific Plan Area
The Specific Plan Area regulates real property consisting of approximately 1.99 net acres of land (Figure 2 — Specific Plan Area) and is comprised of three parcels (Figure 3 — Parcel Plan). APN 7109-013-033 (9903 Flower Street) is the largest parcel at approximately 1.11 net acres in size, and proposes a 32 -unit townhome development. No specific development is identified for parcels APN 7109-013-904 (9855 Flower Street) and APN 7109-012-003 (9915 Flower Street).

The parcel located at 9903 Flower Street, the Bellflower 5 Development Plan (described in Section III Overview of the Land Use Plan — A. Development Concept) identifies 32-townhome units including two different floor plans, open space, and enclosed garage spaces for each of the units. No development is currently identified for 9855 Flower Street and 9915 Flower Street.

The properties located to the north of the Specific Plan Area are multi -family residential and are zoned Transit -Oriented Development Specific Plan (TODSP) Planning Area 5. To the east is the Civic Center including City Hall, which is zoned Public Uses (P). To the south is a commercial use and a park which are zoned TODSP Planning Area 4 and Open Space (O -S). And immediately to the west is a commercial use and a senior housing apartment complex which are zoned TODSP Planning Area 5, followed by commercial properties zoned TODSP Planning Area 2. -49-

City of Bellflower
Flower Street Specific Plan

FIGURE 2 — SPECIFIC PLAN AREA
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Specific Plan Area
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City of Bellflower
Flower Street Specific Plan

FIGURE 3 — PARCEL PLAN
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Specific Plan Area
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City of Bellflower
Flower Street Specific Plan

II. OVERVIEW OF THE SPECIFIC PLAN
A. Purpose and Authority of the Specific Plan
In conjunction with the General Plan, the Specific Plan implements the plan for the physical development of the Bellflower 5 project and a guide to all future development within the Specific Plan Area. A Specific Plan may be prepared for any defined geographic area which might benefit from specialized land use regulations and development standards.

B. Specific Plan Scope and Goals
Implementation of General Plan goals and policies will occur through the establishment of land use designations, traffic circulation, development policies, and the infrastructure necessary to support the planned intensity of development. Accordingly, the FSSP has the following goals:

1. Provide a single comprehensive plan for managing land use development, infrastructure, and other resources to accommodate for developments.

2. Provide policy and implementation direction for the FSSP to address the General Plan's identification of the area for residential development allowed within the Mixed Use (MU) land use designation.

3. Provide clear design guidelines and standards to allow for flexibility in the implementation and build -out of planned development within the FSSP.

C. Consistency with the General Plan
The FSSP is consistent with the following applicable provisions of the Bellflower General Plan.

1. Land Use Element: The land uses are consistent with the Land Use Plan Map (Figure —4 General Plan Land Use Map). The properties within the Specific Plan Area can be improved to provide for residential opportunities. The FSSP meets all applicable performance standards of the Land Use Element. Projects will address impacts related to air pollution, dust, noise, drainage and stormwater runoff, water pollution, light pollution, visual impacts, and traffic. Architecture and landscaping standards must be high -quality and compliment the surrounding development in the vicinity of the Specific Plan area. Adequate infrastructure and services are available to serve the Specific Plan area.
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City of Bellflower
Flower Street Specific Plan

FIGURE 4 — GENERAL PLAN LAND USE MAP
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Flower Street
Belmont Street
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General Plan Land Uses
■ III FSSP Boundary r C (Commercial)
so
■ H (High Density Residential) P MU (Mixed Use)
WM (Medium Density Residential) P (Public/Quasi Public) L (Low Density Residential) OS (Open Space)
SCH (Senior Citizen Housing)
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City of Bellflower
Flower Street Specific Plan

2. Open Space Element: The FSSP provides 1,728 square feet of private open space and 10,228 square feet of common area open space for the residents of the development. It does not reduce any designated Open Space land uses in the City.

3. Conservation Element: The FSSP does not significantly impact any designated environmentally sensitive habitat areas or other biological resources, and development must incorporate best management practices (BMPs) to protect stormwater quality.

4. Safety Element: All structures within the FSSP have finished floor elevations that are designed to be above the 100 -year flood plain. Drainage plans are designed to accommodate 100 -year flood conditions. All development must comply with the California Building Standard Code and California Fire Code, as adopted by the BMC.

5. Circulation Element: The FSSP is comprised of projects that include on -site circulation and do not add new streets to the existing circulation system. Each project will be reviewed to ensure adequate on -site pedestrian access to units and drive aisles to accommodate on -site circulation.

6. Noise Element: Restrictions on construction noise will be included in the conditions of approval of projects.

7. Housing Element: The FSSP is consistent with the Housing Element - Policy 5.1 (Provide a range of housing types, including low density single-family homes, moderate density townhomes, higher density multi -family units, and residential/commercial mixed use in order to address the City's share of Regional Housing Needs Allocation (RHNA)); and Housing Element - Policy 5.3 (Encourage infill development and reuse of underutilized land, where reuse is consistent with desired neighborhood character).

D. Specific Plan Implementation Measures

1. Introduction
Government Code §65451 requires that specific plans include a program for implementation including regulations, conditions, programs and additional measures necessary to implement the plan.

Public facilities adjacent to the Specific Plan area are required to support the development.

Applicant(s) will finance private infrastructure within the Specific Plan area including water mains, sewer trunk lines, dry utility conduits within private driveways, and drainage, and/or construct all such improvements, consistent with the requirements of the Development Agreement.
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City of Bellflower
Flower Street Specific Plan

Contributions towards maintaining Public/General Government, Parks and Recreation, Public Safey, and Transportation services are made through payment of development impact fees by Applicants, consistent with the requirements of the Development Plan.

2. Specific Plan Regulatory Approach
This section ensures the development of the Specific Plan Area complies with the planning and design intent of the FSSP and Applicable Law.

The FSSP applies to all real property within the Specific Plan Area. The Development Standards, presented in Section VI of the FSSP, contain development regulations which upon approval of the FSSP by the City Council, will become mandatory for all properties within the Specific Plan area boundaries.

3. Implementation Schedule
It is anticipated that development of the FSSP will occur in multiple phases as market demands dictate. To coordinate infrastructure and financing needs, the phasing of the Specific Plan area is designed to meet the following objectives:
• Orderly build -out based upon market and economic conditions. • Providing adequate infrastructure and public facilities concurrent with development of each phase.
• Protection of public health, safety and welfare.

4. Infrastructure and Public Facilities
Infrastructure and utility services such as water, wastewater, and stormwater drainage are critical elements that support the viability of the FSSP. Consistent with Applicable Law, this section provides an overview of the parties involved in the implementation, ownership, and long- term maintenance responsibilities for the private infrastructure and public facilities required to support the Specific Plan Area.

The City is responsible for general management, operation and care of the infrastructure found in the City's right-of-way, including streets, alleys, parking lots, bridges, curbs, gutters, sidewalks, traffic signals, traffic signage, street striping, legend painting, curb painting, storm drain system, streetlights, street sweeping, graffiti removal, landscapes and tree trimming, right-of-way permits and inspections. Potable and recycled water is provided by multiple water companies including California American Water, Liberty Utilities, Bellflower -Somerset Mutual Water Company, and Bellflower Home Garden. Sanitary sewer services are provided by the Los Angeles County Sanitation District.
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City of Bellflower
Flower Street Specific Plan

Table 1 Project Infrastructure — Implementation, Ownership, & Maintenance

INFRASTRUCTURE

IMPLEMENTATION

OWNERSHIP

MAINTENANCE
Streets
Sidewalks
A
COB
COB
Curbs/Gutters
A
COB
COB
Storm Drains
A
COB
COB
Landscaping (Parkways)
A
COB
COB
Street Lights
A
COB
COB
Utilities
Dry Utility Conduit
A
COB
COB
Water Lines
A
COB
COB
Sewer Lines
A
COB
COB
Key
A: Applicant
COB: City of Bellflower

5. Financing Plan
The financing and maintenance plan for the FSSP ensures the timely completion of infrastructure, and other necessary improvements, as well as the proper maintenance of these facilities. The developer of each project within the FSSP will fund project infrastructure and improvements through the following activities:
• Fund new on -site and off -site public infrastructure and services needed to support the FSSP; and
• Phase on -site improvements to ensure they are constructed when necessary and when funds are available to construct required improvements; and
Applicant(s) will fund project infrastructure and public facilities, according to the following activity:
• Fund the costs of mitigating identified adverse impacts that would result from build -out of the FSSP on the City's existing infrastructure and public facilities through payment of development impact fees.

6. Methods and Procedures for Implementation
The procedures, regulations, standards and specifications described in the FSSP supersede any conflicting portions of the BMC. Any development regulation and building requirement not addressed in the FSSP is subject to Applicable Law.
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City of Bellflower
Flower Street Specific Plan

7. Specific Plan Approvals
There are four levels of action necessary to implement the FSSP. The first level is adoption of the FSSP. The second level rezones the entire Specific Plan Area from its current zoning of Transit Oriented Development Specific Plan (TODSP) to Flower Street Specific Plan (FSSP). The third level implements the development allowed by the plan through Project Reviews for individual development projects per the requirements of the FSSP. The fourth level implements the development allowed by the plan through the approval of maps and/or map revisions. a) Specific Plan Adoption
Following adoption by the City Council, the land uses and regulations of the FSSP are mandatory for development in the Specific Plan Area.
b) Zone Map Amendment
The land uses and regulations of the FSSP are compatible with the objectives, policies, general land uses and programs specified in the Bellflower General Plan. To implement the FSSP, the existing zoning of Transit Oriented Development Specific Plan (TODSP) will be replaced by the Specific Plan - Flower Street Specific Plan (FSSP) designation (Figure 5 — Zoning Map). c) Project Review
Development within the Specific Plan Area boundaries will be reviewed at the Project level through the request for Project Review byApplicant(s). Application for a Project Review must be filed with, and reviewed by the Planning and Building Services Department. Before the City issues any building permits for any development within the Specific Plan Area, the Project Review application and plans must be approved.

The primary purpose of the Project Review is to determine that Projects are being developed in a manner that conforms to the guidelines and standards specified by the FSSP and to ensure compatibility with Applicable Law.
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City of Bellflower
Flower Street Specific Plan

FIGURE 5 — ZONING MAP
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Oak Street
Zoning
FSSP Boundary
FSSP
TC (Town Center District)
R-3 (Mulitiple Residential Zone)
R-2 (Medium Density
Residential Zone)
R-1 (Low Density
Residential Zone)
Belmont Street
Flower Street
Maple Street
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C -G (General Commercial Zone)
IIM-1 (Light Industrial District)
P (Public Uses Zone)
O -S (Open Space Zoning District)
TODSP Boundary (Note: Planning Area designations are not delineated - refer to TODSP document) -58-

City of Bellflower
Flower Street Specific Plan

The Director may approve, amend or deny Project plans pursuant to this FSSP and BMC. Except as otherwise provided by Applicable Law, the Director must render a decision within 30 days after a complete application is provided for review.
d) Maps
Map approvals must be made in consultation with the Public Works Director. The Director will render a decision within 30 days after a complete application is provided for review.

E. Land Use
The Specific Plan Area is referred to as the Flower Street Specific Plan (FSSP), and is divided into three areas, as shown on Figure 3 — Parcel Plan.

Figure 4 — General Plan Land Use Map identifies the General Plan land use designation as Mixed Use (MU) for the Specific Plan Area.

F. Definitions
Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in the FSSP. Words and phrases not defined by this chapter have the meaning set forth elsewhere in the BMC or Applicable Law. "Applicable Law" means, in addition to federal and state laws and regulations, the ordinances, rules, regulations, fees and official policies of City of Bellflower governing the Development Plan, including, without limitation, the law governing the permits and approvals for the Development Plan; zoning regulations; and General Plan applicable to the Development Plan. "Development Configurations" means building locations, sizes, and uses, including related parking and landscaping.
"Development Plan" means a map or detailed drawing illustrating a property's existing and proposed development, including boundaries, buildings, and surrounding features such as landscaping, utilities, and access points, along with supporting text, data, statistics or tables which describe the entitlement and its associated conditions which are authorized for a described parcel of land.
"Director" means the Director of Planning and Building Services, or designee. "BMC" means the Bellflower Municipal Code including, without limitation, such codes adopted by reference within the BMC.
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City of Bellflower
Flower Street Specific Plan

"Project" means the construction, erection, addition to or structural alteration of any building or structure, or use of building or land or change of use of a building or land, on a lot located in whole or in part within the Specific Plan Area which requires a grading permit or building permit. "Project Review" means the Director's review and verification of a Project's conformance with the requirements of the FSSP.
"Specific Plan" means this Flower Street Specific Plan as adopted by Ordinance No. 1456 on April 27, 2026.
"Specific Plan Area" means the real property identified in Section I.B. (Specific Plan Area) of the FSSP.

III. OVERVIEW OF LAND USE PLAN
A. Development Concept
9855 Flower Street: located on the western side of the Specific Plan area and is approximately

0.48 acres in size. The lot includes several structures currently occupied by White House Florist — a building approximately 2,600 square feet in size dedicated to residential uses on the northern portion of the lot, and approximately 3,200 square feet of building area dedicated to commercial uses on the southern portion of the lot.
9903 Flower Street: located in the center of the Specific Plan area and is approximately 1.11 acres in size. The site was formerly the location of Whites Funeral Home and is vacant at the time this FSSP was adopted with a proposed development consisting of 32-townhome units. The development elements are described below:

Site Plan. The Development consists of four new buildings that are 11,572 square feet each.

The Development includes a total of 32 townhome units and a total floor area of 46,288 net square feet. Each building consists of three levels.

Floor Plan. The Development includes two different floor plans (referred to as Plan 1 and Plan 2). Plan 1 would total 16 units with each unit consisting of 1,335 net square feet and 3 bedrooms and 3 bathrooms. Plan 2 would total 16 units with each unit consisting of 1,558 net square feet and 3 bedrooms and 3 bathrooms with an optional 4th bedroom.

Amenities. Amenities total 11,956 square feet of open space. This includes 10,228 square feet of common open space and 1,728 square feet of private open space. All individual units have private open space that consists of 46 square feet of private (deck) space for Plan 1 and 62 square feet of private (deck) space for Plan 2. Other amenities would include a paseo and a lawn with benches.
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City of Bellflower
Flower Street Specific Plan

Parking and Access. On -site parking consists of two spaces for each of the 32 townhome units for a total of 64 parking spaces. Vehicular access is provided by a 26 -foot -wide driveway connection located at the southeast corner of 9903 Flower Street and connects to two internal drive aisles.
9915 Flower Street: located on the eastern side of the Specific Plan area and is approximately

0.40 acres in size. At the time this FSSP was adopted, the lot was occupied by Glam Collective beauty shop including 11 parking spaces on the south portion of the site, and a 10 -unit apartment building including 15 parking spaces on the north portion of the lot. A six-foot wall separates the two uses, which function independently.

No specific development is proposed for 9855 Flower Street and 9915 Flower Street. 9855 Flower Street can support approximately 24 units; 9915 Flower Street can support approximately 20 units.

B. Land Use Plan
Figure 4 (General Plan Land Use Map) and Figure 3 (Parcel Plan) illustrate the land uses and parcels that comprise the boundaries of the Specific Plan Area.

Figure 6 (Bellflower 5 Site Plan) and Figure 7 (Bellflower 5 Landscape Plan) illustrate building footprints, on -site circulation including drive aisles, parking, and pedestrian pathways, and the location of planted trees and shrubs.

C. Off -Site Traffic and Circulation
The Public Works Director will ensure that necessary off -site traffic improvements are completed before occupancy of buildings for which said improvements are required.

D. On -Site Circulation Plan
The primary internal circulation of vehicles and pedestrians within the Specific Plan Area will be accommodated by internal vehicular drive aisles and pedestrian pathways on individual parcels.

Primary access to the Specific Plan Area will be provided via Flower Street along the southern boundary, and via Civic Center Drive along the eastern boundary.

E. Grading
Grading will be completed as the FSSP is constructed over time and over different phases and is anticipated to balance the site. Grading for building pads, drive aisles, pedestrian paths, water, sewer, and other utilities will be developed as needed for each Project. -61-

City of Bellflower
Flower Street Specific Plan

FIGURE 6 — BELLFLOWER 5 SITE PLAN
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City of Bellflower
Flower Street Specific Plan

FIGURE 7 — BELLFLOWER 5 LANDSCAPE PLAN
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City of Bellflower
Flower Street Specific Plan

IV. EXISTING UTILITIES AND INFRASTRUCTURE
The Applicant must prepare a detailed infrastructure plan for each Project that identifies the proposed distribution, location, and extent and intensity of infrastructure necessary including, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the Specific Plan Area and needed to support the land uses described in the Specific Plan.

A. Transportation
The Specific Plan Area is accessed by two public roads: Flower Street and Civic Center Drive. The primary internal circulation of vehicles, bicycles and pedestrians within the Specific Plan Area will be accommodated by internal drive aisles and pedestrian pathways.

B. Water Service
Bellflower -Somerset Mutual Water Company (BSMWC) provides water to the Specific Plan Area and there are no recycled water lines in the immediate vicinity of the Specific Plan Area.

C. Wastewater
Wastewater service is currently provided by City of Bellflower owned infrastructure and maintained by the County of Los Angeles Sewer Maintenance District. There is adequate sewer treatment capacity to serve build -out of the Specific Plan Area.

D. Drainage
On -site drainage will be designed for Projects using BMP's.

E. Gas/Electric/Telecommunications
Gas utilities will be provided by SoCalGas and electricity by Southern California Edison.

Communication providers vary with no specific communications entity. No capacity issues have been identified by these service providers that would interfere with the build -out of the Specific Plan Area.

F. Solid Waste Disposal
Solid waste collection and disposal service is provided by CR&R Environmental Services. Solid waste disposal and recycling will be consistent with the Solid Waste Management and Recycling Plan.
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City of Bellflower
Flower Street Specific Plan

G. Fire Protection
Fire services are provided by the Consolidated Fire Protection District of Los Angeles County under contract to the City of Bellflower. The Fire Department operates from two locations: one station located at 9548 Flower Street, Bellflower, CA, and a second station located at 9814 Maplewood Street, Bellflower, CA.

The Specific Plan Area is not designated as a "high fire hazard" area. The City minimizes fire risk primarily through regulating building design, reviewing development proposals, and through collection of fees to maintain facilities and equipment.

H. Police Services
Law enforcement services are provided by the Los Angeles County Sheriff's Department under contract to the City of Bellflower. The Sheriff's Department operates from two locations: one office located at 16615 Bellflower Boulevard, Bellflower, CA, and a second office located at 5130 Clark Avenue, Lakewood, CA.

V. DESIGN GUIDELINES
A. Design Objectives and Intent
The purpose of this Section is to provide design guidelines for review and approval by the Director of Projects for all buildings, structures and intended site improvements proposed for construction within the Specific Plan Area.

B. Site Design Standards
The design, scale, and character of the overall Specific Plan Area are compatible with vicinity development; must be integrated into the existing urban fabric; and must be internally aesthetically compatible.

Project Review plans are subject to the following criteria (as applicable):

1. All outdoor storage or maintenance areas must be screened through use of landscaping, fencing, and/or walls.

2. Sufficient, secure, and protected bicycle parking must be provided.

3. Trash/recycling enclosures must be compatible with the architectural style of the project.

These areas must be easily accessed and enclosed with a solid wall of sufficient height to screen the area; they must include a solid gate and roof. The trash and recycling storage facilities must be maintained in good repair.
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City of Bellflower
Flower Street Specific Plan

4. Adequate pedestrian pathways must be provided at appropriate locations including, without limitation, internal drive aisles, driveway entrances, crosswalks and other locations where pedestrians would commonly walk.

5. Parking lots must be adequately designed regarding space dimensions, aisle widths, turning radii, etc. and be adequately landscaped. The following standards apply:
a. Parking lot landscaping must provide for adequate visual relief, screening, and shade.

Planter strips/planter islands/finger planters must combine trees, shrubs, and groundcover.
b. Parking lot trees must be selected such that there would be no interference with parking lot lighting at maturity.
c. Pedestrian circulation must be adequate and clearly delineated such that safe and convenient pedestrian access is provided from parking areas to building entrances and common/open space areas. Planting strips must be used between traffic zones and sidewalks wherever possible.
d. Permeable parking surfaces are encouraged wherever possible (e.g., leading into proposed bioswales).

6. Streetscape and frontage design along Flower Street and Civic Center Drive must provide a unified and/or coordinated visual presentation and improve the interface between pedestrians and vehicles. The following design elements must be incorporated (as appropriate):
a. Coordination of landscaping within the public right-of-way and adjacent development to provide an integrated street frontage.
b. Street furniture including benches, planter seating, trash containers, and pedestrian scale light fixtures.
c. Use of pavement treatments and decorative tree wells. d. Accent planting, textured paving, and specimen trees used to establish identities at building entries.

9. All utility service connections and aboveground mounted equipment (such as backflow prevention devices) must be screened from view and painted in earthtone or other colors compatible with the surrounding area (red is prohibited). Screening may include a combination of landscaping, fencing, walls, or lattice. All gas and electrical meters must be concealed and/or painted to match the surroundings. Utility transformers must be placed in underground vaults unless proven to be technically infeasible. All transformers and vaults that must be in the right-of-way must be installed below grade unless otherwise approved by the City. If not installed below grade, such facilities must be screened from public view.

C. Building Standards
High quality building materials and colors must be used on the exterior surfaces of all structures including buildings, trash enclosures, walls, fencing, paving, and site furnishings. This includes materials and colors that provide a variety of interesting patterns and textures, such as wood, tiles, textured plaster, textured/colored concrete, stone, and limited quantities of pre -finished -66-

City of Bellflower
Flower Street Specific Plan

materials at selected appropriate locations. Roofing materials must also add texture and visual interest. Materials prohibited for walls and fences at exposed locations include chain link fencing, unpainted gray concrete block, wood slats, and grape stakes.

The following standards apply (as applicable):

1. Street elevations of buildings and structures must enhance the streetscape; be pedestrian - friendly; and include varied building setbacks.

2. Architectural detailing must be used to break up the box -like appearance of all new buildings and any associated structural development. Blank wall planes must be avoided.

3. Articulation must be provided along all sides of a building. Treatments may include, without limitation, modulation of walls, wainscot or cornice molding, texture and/or patterns in building materials, niches for planters or seats, and decorative vents and grilles.

4. Exterior structure window glass must be glare -resistant and/or designed to eliminate the adverse daytime effects of sun reflecting off this material.

5. All mechanical equipment must be designed to be integrated into the structure and/or screened completely from view.

D. LANDSCAPE STANDARDS
The Applicant must prepare a detailed landscape plan for each Project that identifies existing landscaping, proposed new landscaping (trees, shrubs, groundcovers by species), size of plant materials, and location of landscaping. Landscaping must consist of drought -tolerant species which provides adequate enhancement of the property and screening from surrounding areas.

The use of invasive plants is prohibited. Landscaping must be used to soften building masses, to reinforce pedestrian scale, and to provide screening along public street frontages and within parking areas.

Final landscape coverage requirements associated with Project Reviews must be approved by the Director.

E. Lighting Standards
Exterior night lighting installed on the project site must be low intensity, low glare design, and be hooded to direct light downward onto the subject parcel and prevent spill -over onto adjacent parcels. All upward directed exterior lighting is prohibited. All exterior lighting fixtures must be appropriate for the architectural style of proposed development. Building wall -mounted and pedestrian walkway lighting fixtures must be placed at heights that will promote project safety but limit unnecessary spill effects.
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City of Bellflower
Flower Street Specific Plan

VI. SPECIFIC PLAN STANDARDS
A. Permitted Uses
Table 2 Permitted Uses

LAND USE OR ACTIVITY

SPECIFIC PLAN
AREA

REFERENCE/NOTES
Multiple -Family (Attached)
P
Home Occupations
P
BMC § 5.08.450
B. Development Standards
Table 3 Development Standards

DEVELOPMENT STANDARDS
Density
Maximum
Minimum
50 dwelling units per acre
12 dwelling units per acre
Lot Coverage
75%
Minimum Lot Area
6,000 square feet
Maximum Height
50 feet
Setbacks
Front
Interior Side
Street Side
Rear
3 feet
3 feet
3 feet
3 feet
Open Space
Private Open Space
Common Open Space
25 square feet / unit (inclusive of private decks/patios) 100 square feet / unit
Drive Aisles
24 feet
Minimum Floor Area by Unit
Type
Studio
1 Bedroom
2 Bedrooms
3 Bedrooms or more
500 square feet
700 square feet
900 square feet
1,100 square feet
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City of Bellflower
Flower Street Specific Plan

VII. PROJECT REVIEW
A. Project Review Application
Unless otherwise exempt, the City of Bellflower must approve a Project Review application before the City can issue a grading permit or building permits for a Project. The City of Bellflower cannot approve a Project Review application unless a Project complies with all applicable provisions of the FSSP and other Applicable Law. An application for Project Review must be filed on an application form prescribed by the Director. The application must be accompanied by the appropriate fees.

B. Site Plan Review
Project applications must be reviewed by the Director for consistency with the FSSP, including the Design Guidelines and Development Standards.

C. Materials for Filing
Any Applicant proposing a Project Review pursuant to this section must submit the required project application and all required plans and documents outlined in the application.

D. Advisory Determination
An Applicant may request, at the Applicant's cost, that the Director conduct a preliminary Project Review of a Project application for an advisory non -binding determination of compliance with the provisions contained in the FSSP.

E. Findings
A Project Review must include written findings by the Director that the Project complies with all applicable provisions of the FSSP and may only be issued if all the following specific findings can be made:

1. That the proposed development conforms to the applicable policies of the General Plan and the applicable provisions of the zoning regulations within the BMC.

2. That the proposed development is located on a legally created lot.

3. That the subject property complies with Applicable Law governing subdivisions, permitted uses, design guidelines, development standards, and any other applicable provisions of the FSSP. -69-

City of Bellflower
Flower Street Specific Plan

F. Project Review Expiration

1. A Project Review remains valid if it meets all requirements of the FSSP and the Project Review.

2. A Project Review expires 12 months after the approval date, unless within such period physical construction of the Project is substantially commenced, and/or the beginning of the authorized use commenced, or the City grants a time extension in accordance with this Section.

3. The Director may grant a one-year time extension, for good cause shown, before the initial time period expires.

G. Conditions of Approval
In approving a Project Review for a Project, the Director may impose project conditions.

VIII. ADMINISTRATION
A. Introduction
The FSSP applies to any of the following within the Specific Plan Area boundaries:
a. land use activity,
b. new buildings and signage,
c. modifications/additions to existing buildings and signage, d. subdivision of land or a building,
e. improvements to a site.

All required permits/approvals must be obtained before the proposed use, and any structures related to the proposed use are constructed, otherwise established or put into operation. Unless specified otherwise, the FSSP will be administered and enforced by the Director. Applications must be processed and approved by the applicable requirements and findings of the FSSP.

B. Municipal Code References
In the event of a conflict between the BMC and the FSSP, the FSSP takes precedence over the BMC. The Director is authorized to provide administrative determinations regarding the FSSP.

Such administrative determinations must be in writing and may be appealed in accord with the BMC.

The FSSP provides the entire zoning for the Specific Plan Area. -70-

City of Bellflower
Flower Street Specific Plan

C. Director Authority

1. The Director has the authority to implement the FSSP in accordance with Applicable Law.

2. The Director has the authority to interpret the FSSP. In the event that a specific use or type of use is not listed as a permitted use, the Director has authority to determine whether the proposed use is similar to a permitted use and whether the use is permitted, permitted subject to conditions, permitted as a temporary use, or prohibited. In determining "similarity," the Director must make all the following findings:
a. The proposed use meets the intent of, and is consistent with, the goals, objectives and policies of the General Plan and the FSSP;
b. The proposed use does not adversely impact the public health, safety and general welfare of the City's residents; and
c. The proposed use shares characteristics common with, and is not of greater intensity or density or does not generate more environmental impacts than those uses listed in the permitted uses section.

3. Any Applicant, interested person, or public official may appeal Project Review or Specific Plan Amendment decisions of the Director to the Planning Commission in accordance with the BMC.

4. If ambiguity arises concerning the appropriate classification of a particular use or type of use within the meaning and intent of the FSSP, or if ambiguity exists with respect to matters of height, yard requirements, area requirements, or zone boundaries, it is the Director's duty to ascertain all pertinent facts, and to set forth in writing the findings and the interpretations. The Director can refer the matter to the Planning Commission as a scheduled matter not requiring public hearing, and the findings and interpretations of the Planning Commission will be set forth in the recorded minutes. Thereafter, such interpretations will govern.

D. Amendments

1. The FSSP may be amended in the same manner as required for the adoption of a specific plan.

2. The City Council may initiate amendments to any portion of the FSSP.

3. The following changes to a Specific Plan require a Specific Plan amendment:
a. Changes to the text or maps other than the addition of information that does not change the effect of any regulation.
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City of Bellflower
Flower Street Specific Plan

b. Increase in the specified density for the Specific Plan Area. c. Changes in standards or regulations, including landscaping and design standards.

E. Administrative Modifications

1. The Director is authorized to make technical corrections, in a form approved by the City Attorney, to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by the FSSP with the Development Plan and Applicable Law.

2. In addition, the Director is authorized to make the following technical amendments, in a form approved by the City Attorney:
a. Realignment or modifications to lot lines, easement locations and grading adjustments, if approved by the City Engineer.
b. Minor modification to design criteria such as paving treatments, architectural details and related criteria.
c. Minor modification to landscape treatments, fencing, lighting, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria.

F. California Environmental Quality Act
Any actions contemplated by the FSSP including, without limitation, a Project Review, require environmental review in accordance with Applicable Law.

G. Noticing
All noticing will be accomplished at the cost of the Applicant seeking a Project Review and is subject to BMC § 17.108.030 and Applicable Law.
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ATTACHMENT B
April 13, 2026, Staff Report (Without Attachments)

G_s„,,,o BELLFL,0
120B
staff
��G N/ING TOGE � e p o r t
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)

-74-

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.
-75-

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.
-77-

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
lM Specific Plan Area Boundary
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 Rower Street. As outlined in the Development Agreement, the developer is contemplating future development consisting of only 14 residential units on 9855 Flower Street, which will be Phase II of the development and result in a wholistic and cohesive project consisting of a total of 46 units across 9855 and 9903 Flower Street.

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

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

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

• $54,510 as the Project's Public and General Government Facilities Fee. • $8,490 as the Project's Public Safety Fee.
• The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.
• The Project is located on underutilized property. Improving the property through private investment increases tax revenue for public welfare and is a critical component of City's overall plan for a thriving downtown. • Providing housing which will help to satisfy City's obligation to meet City's share of regional housing needs.
• Fulfilling the long-term economic goals for City by providing housing to help offset 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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„„„t OF BELLF1 O ,
staff 15-
epo r t
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Jim DellaLonga, Director of Economic Development
SUBJECT: Consideration and possible action to authorize the City Manager to execute Exclusive Negotiation Agreement File No. 1137 with Coast to Coast LLC for the development of a Sonic drive through at 9818 Artesia Boulevard, in a form approved by the City Attorney.

DATE: April 27, 2026

EXECUTIVE SUMMARY
Coast to Coast Commercial, LLC expressed its intent to acquire and redevelop the property located at 9818 Artesia Boulevard into a Sonic drive through restaurant. An Exclusive Negotiation Agreement (ENA) with the City would allow it time to conduct initial due diligence, negotiate the terms of a potential purchase and sale agreement with the City, and to coordinate with the neighboring businesses regarding an operating agreement for joint use of various facilities.

RECOMMENDATION TO THE CITY COUNCIL
1) Authorize the City Manager to Execute Exclusive Negotiation Agreement File No. 1137 in a form approved by the City Attorney; or
2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
None at this time.

DISCUSSION
The property is approximately 25,500 square feet and includes an existing commercial building and parking lot. Coast to Coast's desired project would develop the location into a SONIC drive -through restaurant. Coast to Coast, LLC is prepared to move forward with the purchase, and an ENA would allow it to conduct initial due diligence on the property, negotiate a purchase and sale agreement with the City, and coordinate with the neighboring businesses on an operating agreement. All City costs would be reimbursed by Coast to Coast.

op BELLFLo,
G<Z ER
ipc
f_ 1 5-F
NGToa��N�g Ieport _
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Len Gorecki, Assistant City Manager/Public Works Director Kimberly Gonzalez, Public Works Coordinator
SUBJECT:

Consideration and possible action to waive further reading and adopt Ordinance No. 1454 — An Ordinance granting to Bellflower - Somerset Mutual Water Company a franchise agreement to
transmit and distribute potable water in, under, along, across, or upon City's public streets, ways, alleys and places [Agreement File No. 320.9].

DATE: April 27, 2026

EXECUTIVE SUMMARY
Ordinance No. 1454 was introduced on April 13, 2026. Second reading and adoption is recommended. If adopted, the Ordinance will take effect in 30 days.

RECOMMENDATION TO CITY COUNCIL
1) Waive further reading and adopt Ordinance No. 1454 granting a Water Franchise to Bellflower -Somerset Mutual Water Company; or
2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
None.

ATTACHMENTS
April 13, 2026, Staff Report (Without Attachments) 2
Ordinance No. 1454 4
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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Len Gorecki, Assistant City Manager/Public Works Director SUBJECT: Consideration and possible action to conduct a public hearing to consider reading by title only, waiving further reading, and introducing Ordinance No. 1454 — An Ordinance granting to Bellflower -Somerset Mutual Water Company a franchise to transmit and distribute potable water in, under, along, across, or upon, City's public streets, ways, alleys and places [Agreement File No. 320.9].

DATE: April 13, 2026

EXECUTIVE SUMMARY
On March 9, 2026, the City Council adopted Resolution No. 26-07 to set a Public Hearing regarding its intent to grant a Water Franchise to Bellflower -Somerset Mutual Water Company on April 13, 2026. If approved, Ordinance No. 1454 will grant a Water Franchise to Bellflower -Somerset Mutual Water Company (BSMWC) for the purpose of transmitting and distributing water within the public right-of-way.

RECOMMENDATION TO CITY COUNCIL
1) Open the public hearing; take testimonial and documentary evidence, and after considering the evidence, introduce Ordinance No. 1454 granting a Water Franchise to Bellflower -Somerset Mutual Water Company; or
2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
Based on the past ten-year average of franchise fees paid by Bellflower -Somerset Mutual Water Company to the City, it is anticipated that the annual franchise fee associated with this Water Franchise will generate approximately $80,000 for the City.

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Staff Report — Ordinance No. 1454 Granting a Water Franchise to Bellflower - Somerset Mutual Water Company
April 13, 2026

DISCUSSION
In April 2001, the City granted a Franchise Agreement to Bellflower -Somerset Mutual Water Company for the purpose of transmitting and distributing potable water within the public right-of-way throughout the City. While the Franchise Agreement technically expired in May 2021, BSMWC has continued to operate its water system in good faith and partnership with the City and has continued to make its annual franchise fee payments in accordance with the agreement.

The proposed Ordinance would grant a new Water Franchise to Bellflower -Somerset Mutual Water Company for a term of twenty-five (25) years, retroactive to May 2021; revise the annual franchise fee payment due date from January 2nd to January 15th of each year; and include updated insurance requirements and terminology.

As required by Public Utilities Code Section 6231, BSMWC will continue to pay an annual franchise fee to the City in the amount of 2% of its gross annual receipts from its retail water sales for the duration of the agreement.

On March 9, 2026, the City Council adopted Resolution No. 26-07 to set a Public Hearing regarding its intent to grant a Water Franchise to Bellflower -Somerset Mutual Water Company on April 13, 2026. If approved tonight, the second reading and adoption of the Ordinance will be scheduled for the April 27, 2026, City Council Meeting.

ATTACHMENTS
Resolution No. 26-07 3
Public Notice 6
Ordinance No. 1454 7
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CITY OF BELLFLOWER
ORDINANCE NO. 1454

AN ORDINANCE GRANTING TO BELLFLOWER -SOMERSET MUTUAL

WATER COMPANY A FRANCHISE TO TRANSMIT AND DISTRIBUTE

POTABLE WATER IN, UNDER, ALONG, ACROSS OR UPON CITY'S

PUBLIC STREETS, WAYS, ALLEYS AND PLACES
THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:

SECTION 1. RECITALS.

The City Council finds and determines as follows:

A. The City of Bellflower ("City") received an application from Bellflower -Somerset Mutual Water Company ("BSMWC") for a franchise to lay and use pipes and appurtenances for transmitting and distributing potable water in, under, along, across or upon City's public streets, ways, alleys and places.

B. In accordance with applicable law, the City Council, at a regular meeting held on February 12, 2001, declared its intention to grant said franchise agreement to BSMWC by adopting Resolution No. 01-14.

C. The City Council also conducted a duly noticed public hearing on March 26, 2001, and after considering all oral and written testimony at said hearing, approved the granting of this franchise agreement to BSMWC in accordance with the terms and conditions of the Ordinance.

D. The original franchise agreement term expired on May 11, 2021, and both the City of Bellflower and Bellflower Somerset Mutual Water Company have agreed to renew the franchise agreement, retroactive to May 11, 2021.

SECTION 2. DEFINITIONS.

Unless the contrary is stated or clearly appears from the context, the following definitions will govern the construction of the words and phrases used in this chapter. "City" means the city of Bellflower, a charter law city and municipal corporation of the State of California, in its present incorporated form or in any later reorganized, consolidated, enlarged or reincorporated form.
"Director" means the Director of Public Works of the City. "Engineer" means the City Engineer of the City, or designee. "Facilities" means "Pipes and Appurtenances" as defined below.

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City of Bellflower
Ordinance No. 1454

"Franchise" means this Ordinance, including its terms and conditions, and includes the authorization by City to transmit and distribute potable water for all purposes under, along, across or upon City's public streets, ways, alleys and places as designated in Exhibit "A," and incorporated by reference. "Lay and use" means to lay, construct, erect, install, operate, maintain, use, repair, replace, relocate or remove.
"Pipes and appurtenances" means pipes, pipelines and distribution and transmission systems consisting of mains, distribution and transmission pipes and other properties and facilities, together with services, traps, manholes and other necessary, or appropriate appurtenances, for the purpose of transmitting and distributing water.

SECTION 3. FRANCHISE.

The right, privilege and the terms and conditions contained in this ordinance, and pursuant to the terms and conditions of the Bellflower Municipal Code (BMC) and the Franchise Act of 1937 (Public Utilities Code §§ 6201-6302; "Act"), as it may from time to time be amended, is granted to BSMWC, a California corporation, to use or to lay and use pipes, ditches, flumes, conduits and appurtenances for transmitting and distributing water for any and all purposes in, along, across, upon and under the public streets, ways, alleys and places as they now exist or may subsequently exist within the Franchise area depicted in Exhibit A.

SECTION 4. FRANCHISE RIGHTS; TERM OF FRANCHISE.

A. As part of this Franchise, BSMWC may install, operate, maintain, replace, repair, abandon in place and/or remove such scraper traps, manholes, flanges, conduits, culverts, vaults, valves, appliances, cathodic protection systems, attachments and other appurtenances (collectively, "appurtenances") as may be necessary or convenient for the proper maintenance and operation of the pipelines under this franchise; provided, however, that BSMWC must first secure the requisite permits and/or approvals from City for construction or excavation.

B. This Franchise is granted in lieu of all other franchises for pipelines held by BSMWC, or by any predecessor of BSMWC, for transmitting and distributing potable water within the City's present or future jurisdictional limits. Acceptance of this franchise constitutes BSMWC's abandonment of all such franchises within the City's present or future jurisdictional limits in lieu of which this franchise is granted, and as BSMWC's agreement to comply with all the Franchise's terms and conditions.
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Ordinance No. 1454

C. This Franchise has a term of 25 years from and after the effective date of this Ordinance ("initial term"), unless the following occurs:

1. BSMWC voluntarily surrenders or abandons the Franchise; or

2. The property affected by this Franchise is purchased, condemned, or otherwise taken by a public entity rendering the Franchise useless; or

3. BSMWC forfeits the Franchise by violating its terms and conditions or that of the Act.

D. BSMWC may extend this Franchise for an additional 25 years before the end of the initial term of this Franchise, upon the City's written approval, which approval will not be unreasonably withheld or conditioned. The parties must commence good faith negotiations on such extension upon notification from BSMWC to the City of its election to renew this Franchise, which notice must be given not later than 12 months before the initial term expires.

SECTION 5. COMPENSATION.

In consideration of City's granting this Franchise, in addition to complying with the Franchise's terms and conditions, BSMWC must pay to City the following:

A. Base Annual Fee. For each full or fractional calendar year of the life of this franchise, BSMWC must pay to City, based on BSMWC's gross receipts from its retail water sales only, the sum required to be paid for said franchise by Public Utilities Code §6231 as it may from time to time be amended.

B. The annual fee is due and payable annually on January 15, during the term of the Franchise for the preceding annual period, without demand and upon filing of the report required by this Section. Any fees or expenses charged to BSMWC by City pursuant to this Section, or any other provision of this Franchise, unless disputed in good faith, must be paid when due or are deemed delinquent. Any undisputed delinquent amounts will accrue interest commencing 30 days after the due date, at the rate of 1.5% per month (based upon a 30 -day calendar month) or any lesser amount if required by law. Any neglect, omission or refusal by BSMWC to pay any undisputed delinquent fee with any late charges, within 30 days of written demand for payment is grounds for the City to declare the Franchise forfeited.

C. Payments must be made to the City's Finance Department or at such place as City may, from time to time, designate in writing. The base annual fee must be paid annually during the term of the Franchise, including the year of granting the Franchise.
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City of Bellflower
Ordinance No. 1454

D. Reports Required. BSMWC shall file with the City Clerk, within three (3) months after the expiration of the calendar year, or fractional calendar year, following the date of the granting of this franchise, and within three (3) months after the expiration of each subsequent calendar year or fraction thereof during which the franchise is in effect, a verified statement showing in detail for the term of the franchise in such calendar year or fractional year, as the case may be, the total gross receipts of the Grantee arising from the use, operation or possession of this franchise and the total gross receipts of the Grantee derived from the sale of water within the City. BSMWC shall pay to the City within fifteen (15) days after the time for filing this statement, the above required percentage of its gross receipts for the calendar year, or fractional calendar year, covered by said statement. Any neglect, omission or refusal by said Grantee to file said verified statement, or to pay said percentage, at the times or in the manner hereinbefore provided, shall constitute grounds for the declaration of a forfeiture of this franchise and all of the rights of the Grantee hereunder.

SECTION 6. RIGHTS OF THE CITY.

A. This Franchise does not impair or affect any right of the City to acquire the property of BSMWC, either by purchase or through the exercise of the right of eminent domain, subject to BSMWC's rights, remedies and defenses, and nothing in this Franchise may be construed to contract away, or to modify or to abridge, either for a term or in perpetuity, the City's right of eminent domain in respect to the BSMWC, nor will this Franchise be given any value before any court or other public authority in any proceeding of any character in excess of the necessary publication costs and any other sums paid by BSMWC to the City at the time this Franchise was acquired.

B. In connection with any change in grade, alignment or width of any public street, way, alley or place ("the Streets"), or the construction of any subway or viaduct, or any other street improvement of any kind by the City, where BSMWC's rights to occupy the Streets do not supersede the City's rights, BSMWC must, at the City's direction and at BSMWC's sole cost and expense, comply with all of the following provisions, as applicable:

1. Within 90 days after BSMWC receives written notice from the City that work is to be done pursuant to any reserved right and specifying the general nature of the work and the area in which the same is to be performed, BSMWC must commence to do all things necessary to protect and support its franchise property during the progress of such work. If so ordered by City, BSMWC must relocate those pipes and appurtenances installed, used and maintained within the street to such extent, in such manner, and for such period as is necessary to permit the performance of such work in an economical manner, and to permit the maintenance, operation and use of such street improvement.
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City of Bellflower
Ordinance No. 1454

2. BSMWC must pay to City the full amount of any increase in cost for the construction, installation or repair of any bridge, or any artificial support in or underlying any street in which any pipes or appurtenances of BSMWC are located, if such increase in cost is required in order to provide for the installation, maintenance or operation of BSMWC's pipes or appurtenances in or on the street area which the bridge or other artificial support covers or underlies.

3. BSMWC must cooperate with City to take all actions reasonably necessary to accomplish the completion of any City street improvement project within a reasonable period. After BSMWC receives written notice from the City that work is to be done, BSMWC must diligently prosecute such work to completion.

4. In the decision process necessary to determine if BSMWC's pipelines and/or appurtenances are required to be relocated, City will also consider all known future projects that, if done separately, may cause multiple relocation of the pipelines and/or appurtenances. If such known future projects can be identified, full consideration of concurrent projects will be given by City. If City requires the relocation within the public street, way, alley or place more than once within a period of 10 years, then City will pay the cost of the second and all subsequent relocations within such 10 -year period.

5. Should City change the planned rearrangement of pipelines, or the notice given to BSMWC, BSMWC will be given an additional period of not less than 60 days to accomplish such work. When BSMWC's rights to utilize the Streets predate or supersede City's rights, such relocations will be performed by BSMWC as set forth above with the costs reimbursed to BSMWC by City.

6. Except as otherwise provided above, when City requires a rearrangement of BSMWC's facilities and such rearrangement is done for the accommodation of any person, firm, corporation or public agency other than City, the cost of such rearrangement will be borne by the accommodated party. Such accommodated party, in advance of such rearrangement, must (a) deposit with BSMWC either cash or a corporate surety bond in an amount, as in the reasonable discretion of BSMWC, to pay the costs of such rearrangement, and (b) execute an instrument agreeing to indemnify, defend and hold harmless BSMWC from any and all damages or claims caused by such rearrangement. This provision will not be construed to require BSMWC to rearrange its facilities. Any accommodation for rearrangement of BSMWC's facilities will be made at the BSMWC's sole discretion.
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City of Bellflower
Ordinance No. 1454

7. Nothing in this Agreement may be construed to require City to move, alter, or relocate any of its pipelines upon public streets at its own expense, for the convenience, accommodation or necessity of any other public utility, person, firm or corporation, now or hereafter owning a public utility system of any type or nature, or to move, alter, or relocate any part of its pipelines upon said streets for the convenience, accommodation or necessity of the BSMWC.

SECTION 7. ADDITIONAL OBLIGATIONS; INDEMNIFICATION.

BSMWC must comply with all the following provisions:

A. Within 60 days after the City Council adopts this Ordinance, BSMWC must file with the Director improvement plans relating to all BSMWC's facilities located within City's jurisdiction, and a map or maps showing the location, length and size of all such facilities which have been installed, relocated, removed or abandoned by BSMWC.

B. Within six months after the installation of any new pipelines under this franchise, BSMWC must file with the Director an "as built" map or maps showing the approximate location, length and size of all BSMWC's pipelines so installed.

C. BSMWC must construct, install and maintain all pipes and appurtenances in a good and workmanlike manner, and of good materials, and operate in conformity with all applicable federal, state, and local laws including, without limitation, the BMC. In case of public utilities subject to the jurisdiction of the Public Utilities Commission of the State of California, the rules, regulations and orders of the Public Utilities Commission will govern whenever any conflict may exist between them and the applicable ordinances, codes, rules and regulations adopted or prescribed by City.

D. BSMWC must pay the City, on demand, the cost of all repairs to public property made necessary by any operations of the BSMWC under this Franchise, provided BSMWC fails to make such repairs after notice and reasonable opportunity to complete such repairs.

E. BSMWC agrees to indemnify, defend and hold harmless the City, its elected and appointed officials, officers, and employees, from and against any and all claims, losses, liabilities, damages to persons or property, demands, actions, judgments, causes of action, assessments, penalties, costs and expenses (including, without limitation, reasonable fees of legal counsel, expert witnesses and accountants) arising out of or resulting from BSMWC's operations under this franchise, except to the extent caused by City's sole active negligence, and for all damages proximately resulting from the failure of BSMWC to faithfully observe and perform each and every provision of this franchise and of the Act. BSMWC is solely responsible for -9-

City of Bellflower
Ordinance No. 1454

complying with all laws, regulations, and other orders which are applicable to the installation, repair, relocation or removal of its facilities, whether federal, state or local. City's approval of such installation, repair, relocation or removal will not relieve BSMWC of any liability BSMWC may have for contaminated soils or other environmental liability attributable to or arising from BSMWC's pipes, appurtenances and other facilities. Any fee paid by BSMWC pursuant to this Agreement will in no way limit BSMWC's obligation to compensate City for any damage, claim, expense or loss whatsoever, as set forth in this paragraph.

F. In addition, BSMWC indemnifies and holds the City harmless from and against any claim, action, damages, costs (including, without limitation, reasonable attorney's fees and penalties), injuries, or liability, arising out of this Agreement, or its performance including, without limitation, damages or penalties arising from BSMWC's removal, remediation, response or other plan concerning any Hazardous Materials resulting in the release of any hazardous substance into the environment. 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 this Agreement, or its performance, BSMWC will 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.

G. The foregoing indemnity is intended to operate as an agreement pursuant to 42 USC § 9607(e) (the Comprehensive Environmental Response, Compensation and Liability Act; "CERCLA") and Health & Safety Code § 25364 to defend, protect, hold harmless, and indemnify the City from all forms of liability under CERCLA, or other applicable law, for any and all matters addressed in this Franchise.

H. In no event will BSMWC's indemnity obligation under this Franchise include indemnification for City's gross negligence or willful misconduct.

SECTION 8. INSURANCE.

A. Before commencing performance under this Franchise, and at all other times this Agreement is effective, BSMWC must procure and maintain the following types of insurance with coverage limits complying, at a minimum, with the limits set forth below:

Type of Insurance
Commercial general liability:

Workers compensation
Limits (combined single)
$2,000,000
Statutory requirement.
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City of Bellflower
Ordinance No. 1454

B. Commercial general liability insurance must meet or exceed the requirements of ISO-CGL Form No. CG 00 01 11 85 or 88. The amount of insurance set forth above will be a combined single limit per occurrence for bodily injury, personal injury, and property damage for the policy coverage.

Liability policies will be endorsed to name the City, its officials, and employees as "additional insureds" under said insurance coverage and to state that such insurance will be deemed "primary" such that any other insurance that may be carried by CITY will be excess thereto. Such insurance must be on an "occurrence," not a "claims made," basis and will not be cancelable or subject to reduction except upon thirty (30) days prior written notice to the City.

C. BSMWC will furnish to the City duly authenticated Certificates of Insurance evidencing maintenance of the insurance required under this Agreement, endorsements as required herein, and such other evidence of insurance or copies of policies as may be reasonably required by the City from time to time. Insurance must be placed with admitted insurers with a current A.M.

Best Company Rating equivalent to at least a Rating of "A:VII." Certificate(s) must reflect that the insurer will provide 30 -day notice of any cancellation of coverage. BSMWC will require its insurer to modify such certificates to delete any exculpatory wording stating that failure of the insurer to mail written notice of cancellation imposes no obligation, and to delete the word "endeavor" with regard to any notice provisions.

D. Should BSMWC, for any reason, fail to obtain and maintain the insurance required by this Agreement, the City may obtain such coverage at BSMWC's expense or terminate this Franchise.

E. BSMWC must deliver to City, in the manner provided for notices, copies or endorsements of all insurance certificates and endorsements required by this Ordinance, within the following time limits:

1. For insurance required at commencement of this Ordinance, within 30 days after this Ordinance becomes effective;

2. For insurance becoming required later, at least 10 days before the requirement becomes effective, or as soon thereafter the requirement, if new, becomes effective; and

3. For any renewal or replacement of a policy already in existence, at least 20 days after expiration or other termination of the existing policy.

F. Notwithstanding anything to the contrary, BSMWC may provide a program of self-insurance provided it can demonstrate that it had a net worth of $10,000,000.00 within the preceding year. The City, at its sole discretion, -11-

City of Bellflower
Ordinance No. 1454

may allow BSMWC to self -insure provided the self-insurance program complies with the provisions and specified limits contained herein, and is approved by the City Manager and City Attorney.

SECTION 9. PRESENCE OF HAZARDOUS MATERIALS
Except as otherwise provided below, BSMWC may not or permit any Hazardous Materials to be discharged or released in, under, or about the streets or adjacent properties at any time. BSMWC must, at its expense, procure, maintain in effect and comply with all conditions of any and all applicable permits, licenses, and other governmental and regulatory approvals required of BSMWC for BSMWC's use of the streets or adjacent properties. Upon expiration or earlier termination of the franchise term, BSMWC must cause all Hazardous Materials released by BSMWC in or under the Streets or adjacent properties, if any, to be removed from the streets or adjacent properties in accordance with and in compliance with all applicable laws. BSMWC may not take any remedial action in response to the presence of any Hazardous Materials in or about the streets or adjacent properties, nor enter into any settlement agreement, consent decree or other compromise in respect to any claims relating to any Hazardous Materials in any way connected with the streets or adjacent properties, without first notifying City of BSMWC's intention to do so and affording City ample opportunity to appear, intervene or otherwise appropriately assess and protect City's interests.

SECTION 10. NOTICE TO GRANTOR.

BSMWC must immediately notify City in writing of (i) any enforcement, cleanup, removal or other governmental or regulatory action instituted, completed or threatened pursuant to any applicable laws relative to the streets or adjacent properties; (ii) any claim made or threatened by any person against BSMWC or the streets or adjacent properties relating to damage, contribution, cost recovery compensation, loss or injury resulting from or claimed to result from any Hazardous Materials; and (iii) any reports made to any governmental agency arising out of or in connection with any Hazardous Materials in or removed from the streets or adjacent properties, including any complaints, warnings or asserted violations in connection therewith. BSMWC must also supply to City as promptly as possible copies of all claims, reports, complaints, notices, warnings or asserted violations, relating in any way to the streets or adjacent properties, or BSMWC's use of the streets. BSMWC must promptly deliver to City copies of manifests reflecting the legal and proper disposal of all Hazardous Materials removed by the BSMWC from the streets or adjacent properties.

SECTION 11. ASSIGNABILITY.

BSMWC may sell, transfer or assign this Franchise or any interest therein directly or indirectly, or any of the rights or privileges granted by this Franchise, with the City's prior written consent, which will not be unreasonably withheld. Notwithstanding the above statement, BSMWC may transfer or assign this Franchise to any parent, subsidiary or affiliate without obtaining the consent of City, provided BSMWC provides written notification within 30 days of said transfer or assignment and submits written evidence of -12-

City of Bellflower
Ordinance No. 1454

the same, including a certification executed by a duly authorized officer of the BSMWC.

Upon compliance with the foregoing, this Franchise will be binding on the successors and assigns of the parties, and inure to the benefit of the successors and assigns of the parties.

SECTION 12. EXCAVATIONS.

A. BSMWC must obtain an excavation permit in accordance with the BMC, and pay the applicable fee therefore, before commencing any excavation in any street or public right of way, or before disturbing the earth beneath the surface of the street, except in the case of an emergency. If the proposed location of the excavation does not, or will not, unreasonably interfere with the use of the streets by City or if BSMWC holds rights to occupy the area of the Streets which supersede City's rights, and BSMWC complies with all applicable laws, the Public Works Director will issue the appropriate permit(s).

B. Where it is necessary to lay any underground pipes through, under or across any portion of a paved or macadamized street, such work, where deemed by BSMWC in its sole discretion to be a safe method of installation, as well as practicable and economically feasible, may be done by a tunnel or bore so as not to disturb the foundation of such paved or macadamized street. If the same cannot be done, or if it is necessary to cut the street to access existing pipes and appurtenances, such work will be done pursuant to an excavation permit.

C. All work is subject to the City's inspection. All street coverings or openings, valves, vaults and manholes must at all times be kept flush with the surface of the streets; provided, however, that vents for underground vaults and manholes as well as cathodic protection devices, including pole -mounted rectifiers may, subject to the City's prior approval, extend above the surface of the streets when such vents and cathodic protection devices, including pole -mounted rectifiers, are located in parkways, between the curb and the property line. The BSMWC must provide adequate traffic safety barriers, signs, devices and traffic safety warning equipment in accordance with the BMC and comply with such additional safety measures as the City may direct.

D. In emergencies, BSMWC may commence excavation of streets without prior permit; provided, however, BSMWC acts in a reasonable and diligent manner as soon as practicable after the onset of said emergency to obtain a permit authorizing such work.

E. BSMWC acknowledges that the City's records may not be complete and that pipes and appurtenances previously unknown to City are frequently discovered. Consequently, by granting this franchise or by approving any excavation permit requested by BSMWC, the City does not warrant the -13-

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Ordinance No. 1454

accuracy of information supplied to the BSMWC by the City regarding the location or existence of other facilities. Nothing herein will make the City, or any officer, agent or employee of the City, responsible or liable to the BSMWC or to any other person by virtue of the City's approval of excavation permit plans, regardless of whether any information is supplied by the City to the BSMWC pertaining to the location of existing pipes, facilities or other improvements on, in or under any street or other public property.

F. Except as otherwise provided, BSMWC cannot excavate public streets that were resurfaced with an emulsified asphalt "slurry" or asphalt "cape seal" within the previous two years or improved with asphalt/concrete within the previous five years, of the proposed excavation date.

G. Excavation of a public street will be allowed by permit under only the most unusual circumstances if the Public Works determines that relocation or boring is not feasible. Under such circumstances, the Public Works Director will require BSMWC to meet the city's construction standards for excavating in recently resurfaced streets, pay all costs associated with such excavation, and provide such additional security to ensure the integrity of the recently resurfaced public street as may be reasonable required by the Director.

SECTION 13. EMERGENCY RESPONSE PLAN; PIPELINE ACCIDENTS.

A. BSMWC must develop and maintain an emergency response plan, reasonably satisfactory to the City, which covers all franchise operations within the City. In general, an emergency response plan meeting the requirements of Federal and State law and containing the information contained in this section is acceptable. The emergency response plan must include a 24 -hour notification program and proof of arrangements capable of providing emergency response services, including without limitation to traffic control, street excavation pipeline repair, and supplies and services as necessary, within two hours of notification of any problem, and such other information as the City may reasonably require. Repairs to a public street, alley or parkway must be completed within 72 hours of BSMWC completing repairs to its facilities and clean-up of any materials released from its facilities, if reasonably possible, unless otherwise authorized by City. City must be notified 10 days in advance of any proposed change in such arrangements. Any changes in or revisions to BSMWC's emergency response plan must be submitted to the City on the first working day of the subsequent calendar year.

B. Whenever any pipeline or appurtenance breaks or leaks so as to cause the release of water into or under the public right-of-way, BSMWC, and any other person using or controlling the pipeline or appurtenance, must immediately notify the Director and implement precautionary safety measures including traffic control, system shutdown, valve closures, and -14-

City of Bellflower
Ordinance No. 1454

public notification. In the event of an emergency which threatens life, health, safety, or property, and where it is not possible to obtain an excavation permit before commencing the work, BSMWC may commence such work; provided, however, that within 72 hours thereafter BSMWC must apply for an excavation permit. Adequate traffic safety barriers must be always maintained, and any damaged portion of the street must be restored to at least the condition that existed immediately before the damage.

C. If any portion of any City street is damaged by reason of defects, breaks or leaks in any of the pipes and appurtenances maintained or constructed by BSMWC, or by reason of any other cause attributable to or arising from the operation of any pipes and appurtenances constructed or maintained by BSMWC, BSMWC must, at its sole cost and expense, immediately repair all damage and restore the street to the condition existing before such damage occurred. All such work must be done under City's direction, and to City's reasonable satisfaction. BSMWC must repair such damage and restore the street within three working days after receiving a written demand from City or such other reasonable period as the Director may authorize when required for the protection of the public health and safety.

D. Should BSMWC, after reasonable notice, fail or refuse to pave, surface, grade, repave, resurface or regrade any damaged street as required by the provisions of this franchise, City may cause the work to be done after written notice is given to BSMWC and will keep an itemized account of all costs incurred. BSMWC agrees to, and must, reimburse City for all such costs, including reasonable administrative overhead expenses, within 30 days after presentation to BSMWC of an itemized account of such costs.

SECTION 14. ABANDONMENT.

Should BSMWC abandon all or any part of the pipes and appurtenances which encompass this Franchise, such abandonment must be accomplished by BSMWC as required by applicable law. BSMWC will not owe the City any compensation for the privilege of said abandonment. The ownership of all franchised property so abandoned in place, immediately vest in City except that BSMWC will retain all liability for the installation or construction of those facilities, and any liability for Hazardous Materials, as those liabilities exist as of the date of the Abandonment.

SECTION 15. DEFAULT.

A. Effect of Default. Should BSMWC default in the performance of any of the terms, covenants and conditions herein, and such default is curable, City may give written notice to BSMWC of such default. Should BSMWC not commence the work necessary to cure such default within 60 days after such notice is received by BSMWC, or prosecute such work diligently to completion, City may declare this Franchise forfeited. Upon giving written notice of forfeiture to BSMWC, this Franchise will terminate and BSMWC's -15-

City of Bellflower
Ordinance No. 1454

rights will terminate. Should the Franchise be forfeited, BSMWC must execute an instrument of surrender and deliver same to City. In the event of noncompliance by the BSMWC with any of these conditions, City may, in addition to all other remedies, bring suit for the forfeiture or termination of this Franchise.

B. Force Majeure. Should BSMWC's performance of this Franchise be prevented due to fire, flood, explosion, war, embargo, government action, civil or military authority, the natural elements, or other similar causes beyond BSMWC's control, then BSMWC will not be deemed to be in default or forfeit its Franchise rights if it commences and prosecutes performance with all due diligence and promptness upon being able to do so.

C. Cumulative Remedies. No provision of this Franchise for enforcing the terms and conditions of this Franchise is an exclusive remedy or procedure for enforcement. These remedies and procedures are in addition to those provided by law and are cumulative.

SECTION 16. DISPUTE RESOLUTION.

If a dispute arises between the parties relating to this Franchise, the parties agree to use the following procedure before either party pursuing other available legal remedies, except when doing so would cause the expiration of an applicable statute of limitations.

A meeting will be held promptly between the parties, attended by individuals with decision -making authority regarding the dispute, to attempt in good faith to negotiate a resolution of the dispute. If, within 30 days after such meeting the parties have not succeeded in negotiating a resolution of the dispute, they agree to submit the dispute to mediation. City and BSMWC will equally advance a proportionate share of the costs of mediation. The parties will jointly appoint a mutually acceptable mediator within 30 days from the conclusion of the negotiation period. The parties agree to participate in good faith in the mediation and related negotiations for a period of 60 days. Any decision of the mediator must be supported by written findings of facts and conclusions of law. If the parties are not successful in resolving the dispute through mediation, the matter may be submitted to a court of law.

SECTION 17. NOTICE.

Any notice required to be given under the terms of this Franchise, the manner of services of which is not specifically provided for here, may be served to the following identified addresses, or to such other address as may from time to time be furnished in writing by one party to the other, and by depositing said notice in the United States mail, postage prepaid. When the services of any such notice is made by mail, the time such notice will begin with and run from, is the date of deposit of the same in the United States mail.

Upon City: City of Bellflower
Public Works Department
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City of Bellflower
Ordinance No. 1454

Attn: Director of Public Works
16600 Civic Center Drive
Bellflower, CA 90706
Upon BSMWC:

Bellflower Somerset Mutual Water Company
ATTN: General Manager
10016 Flower Street
Bellflower, CA 90706
SECTION 18. ACCEPTANCE OF FRANCHISE.

Except as otherwise provided, BSMWC must within 30 days after this Franchise is adopted, file with the officers of City designated herein the following instruments or documents:

A. File with the City Clerk BSMWC's written acceptance of the terms and conditions of this ordinance.

B. File with the City Clerk certified copies of the policies of liability insurance and workers' compensation insurance, or, in lieu thereof, certificates evidencing such insurance, which policies must be in accordance with the terms and conditions of this ordinance. Notwithstanding anything to the contrary, BSMWC may provide a program of self-insurance provided it can demonstrate that it had a net worth of $10 million within the preceding year.

The City, at its sole discretion, may allow BSMWC to self -insure provided the self-insurance program complies with the provision and specified limits contained herein, and is approved by the City Administrator and City Attorney.

C. File with the City Clerk, within 10 business days after the City Council adopts and passes the ordinance granting this franchise and thereafter at all times during the life of the Franchise keep on file with the City Clerk, a bond issued by an admitted surety insurer, and in a form approved by the City Attorney, in the penal sum of $100,000, conditioned that the BSMWC will well and truly observe, fulfill, and perform each condition of the Franchise and that in case of any breach of condition of the bond, the whole amount of the penal sum therein specified will be recoverable from the principal and surety upon said bond. If said bond is not filed, or if it does not receive the approval of the City Attorney, the Franchise may be revoked or forfeited and any money paid to the City in connection therewith will be retained by the City.

SECTION 19. REIMBURSEMENT FOR CITY'S EXPENSES.

BSMWC will pay City a sum of money sufficient to reimburse City for all posting and publication expenses incurred in connection with the granting of this Franchise. Such payment must be made by BSMWC within 30 days after City provides to BSMWC a -17-

City of Bellflower
Ordinance No. 1454

written statement of such expenses.

SECTION 20. VENUE.

The Parties agree that all actions or proceedings arising in connection with the ordinance will be tried and litigated in the State courts located in the County of Los Angeles, State of California. The Parties intend that this choice of venue be mandatory and not permissive in nature, thereby precluding the possibility of litigation between the parties with respect to or arising out of this Ordinance in any jurisdiction other than that specified in this Section. Each party waives any right it may have to assert the doctrine of forum non conveniens or similar doctrine or to object to venue with respect to any proceeding brought in accordance with this Section, and stipulates that the State courts located in the County of Los Angeles, State of California have in person jurisdiction and venue over each of them for the purpose of litigating any dispute, controversy, or proceeding arising out of or related to this Agreement.

SECTION 21. NO WAIVER.

BSMWC is not excused from complying with any of the terms and conditions of this Ordinance by any failure of City upon any one or more occasions to insist upon or to seek compliance with any such terms or conditions. No City waiver of any provision or consent to any action constitutes a waiver of any other provision or consent to any other action, whether similar. No waiver or consent constitutes a continuing waiver or consent or commit a party to provide a waiver in the future except to the extent specifically set forth in writing. Any waiver given by a party will be null and void if the party requesting such waiver has not provided full and complete disclosure of all material facts relevant to the waiver requested.

SECTION 22. BINDING EFFECT.

Each and all of the provisions are binding on and inure to the benefit of the Parties and their respective heirs, successors, and permitted transferees and assigns.

SECTION 23. AMENDMENT.

No amendment, modification, or supplement to this ordinance is binding on any of the parties unless it is in writing, signed by the parties, and approved through legislative action.

SECTION 24. ENTIRE AGREEMENT.

This ordinance constitutes the entire agreement between the parties about this subject matter. This ordinance supersedes all previous agreements between or among the parties. There are no agreements, representations, or warranties between or among the parties other than those set forth in this Agreement or the documents and agreements referred to in this agreement.
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City of Bellflower
Ordinance No. 1454

SECTION 25. CONSTRUCTION.

Each party has been represented by counsel in the negotiation and execution of this ordinance. The terms of this ordinance were negotiated by the Parties and the language used in this Franchise is deemed to be the language chosen by the Parties to express their mutual intent. This Franchise will be construed without regard to any presumption or rule requiring construction against the party causing such instrument or any portion thereof to be drafted, or in the favor of the party receiving a particular benefit under this Agreement. No rule or strict construction will be applied against any Person.

SECTION 26. MISCELLANEOUS PROVISIONS.

A. Captions. The captions here are for convenience and reference only, and are not part of this Franchise, and do not in any way limit, define or amplify the terms and provisions hereof.

B. Governing Law. This Franchise has been made and will be construed and interpreted in accordance with the laws of the State of California.

C. Execution. The Mayor of the City will approve and sign and the City Clerk will attest to the passage of this Ordinance. This Ordinance will take effect 30 days from the date of its adoption. Once this Ordinance becomes effective, it will be deemed to be applicable as of XXX.

D. Municipal Code. Repeal of any provision of the BMC will not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action of prosecuting violations occurring before the effective date of this Ordinance.

SECTION 27. SEVERABILITY.

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

SECTION 28. RECORDING.

The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Bellflower's book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
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City of Bellflower
Ordinance No. 1454

SECTION 29. EFFECTIVE DATE.

This Ordinance becomes effective 30 days after adoption.

ORDINANCE NO. 1454 HAD ITS FIRST READING ON APRIL 13, 2026, ITS SECOND READING ON APRIL 27, 2026, AND WAS DULY PASSED, APPROVED, AND

ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF APRIL 27, 2026.

Sonny R. Santa Ines, Mayor
ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney
-20-

OF BELLFLo ,
staff
,eport 15-G
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Carolina Contreras, Executive Assistant II
Rowena Genilo-Concepcion, Planning Manager
SUBJECT:

Consideration and possible action to waive further reading and adopt Ordinance No. 1455 — An Ordinance amending Chapter 8.16 (Regulating Fireworks) of the Bellflower Municipal Code to extend the time for selling safe and sane fireworks within the City and to allow certain fireworks stands to be located along secondary arterial streets.

DATE: April 27, 2026

EXECUTIVE SUMMARY
Ordinance No. 1455 was introduced on April 13, 2026. Second reading and adoption is recommended. If adopted, the ordinance will take effect in 30 days.

RECOMMENDATION TO CITY COUNCIL
1) Waive further reading and adopt Ordinance No. 1455; or 2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
Adoption of the Ordinance will have no fiscal impact. The Ordinance addresses internal legislative procedures and does not create new programs, staffing needs, or operation costs.

ATTACHMENTS
Ordinance No. 1455 2
April 13, 2026, Staff Report (Without Attachments) 11
-1-

CITY OF BELLFLOWER
ORDINANCE NO. 1455
AN ORDINANCE AMENDING CHAPTER 8.16 (REGULATING

FIREWORKS) OF THE BELLFLOWER MUNICIPAL CODE TO

EXTEND THE TIME FOR SELLING SAFE AND SANE

FIREWORKS WITHIN THE CITY AND TO ALLOW CERTAIN

FIREWORKS STANDS TO BE LOCATED ALONG SECONDARY

ARTERIAL STREETS
THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:

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

A. Pursuant to state law allowing cities to authorize the sale and discharge of "safe and sane" fireworks, as defined by state law.

B. In 1958, the City Council adopted Ordinance No. 29, which, among other things, established regulations and a procedure requiring a permit to sell "safe and sane" fireworks.

C. The original fireworks provisions were repealed and replaced with the existing fireworks provisions that were adopted in 2002, nearly 25 years ago.

D. An additional day to sell fireworks would extend access to safer, state - approved fireworks, would provide an alternative to illegal fireworks, and would allow for greater revenue for nonprofit organizations serving the community.

E. Amending BMC §8.16.080 to include secondary arterial streets would allow fireworks stands to be located on permittee's property that faces along the majority of Bellflower Boulevard, Clark Avenue, the majority of Woodruff Avenue, Somerset Boulevard, and Flower Street. The proposed amendment would help more of the local nonprofit organizations to be able to place their fireworks stands on their own property rather than having to lease and pay for a location within the C -G and M-1 zones.

F. Other amendments throughout BMC Chapter 8.16 would remove outdated terms/references and would simplify and improve its readability.

SECTION 2. Action. Based on the above findings, the City Council approves the amendments to BMC Chapter 8.16 (Regulating Fireworks), as set forth in the attached "Exhibit A," which is incorporated by reference.

SECTION 3. Construction. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council's intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.

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City of Bellflower
Ordinance No. 1455

SECTION 4. Enforceability. Repeal of any provision of the BMC does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.

SECTION 5. Validity of Previous Code Sections. If this entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal or amendment of the BMC or other city ordinance by this Ordinance will be rendered void and cause such previous BMC provision or other city ordinance to remain in full force and effect for all purposes.

SECTION 6. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the 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 7. 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 limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 8. Electronic Signatures. This Ordinance may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 9. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.

SECTION 10. 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.
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City of Bellflower
Ordinance No. 1455

SECTION 11. Environmental Assessment. The Council finds that adoption of this Ordinance is exempt from additional review under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et., seq., the "CEQA Guidelines") because, under CEQA Guidelines §§ 15061(b)(3) and 15378(b)(5) the Ordinance establishes internal governmental procedures that have no potential to cause a significant effect on the environment.

SECTION 12. Recordation and Publication. The City Clerk, or her duly appointed deputy, is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Bellflower's book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

SECTION 13. Effective Date. This Ordinance will take effect on the 30th day following its final passage and adoption.

ORDINANCE NO. 1455 HAD ITS FIRST READING ON APRIL 13, 2026, ITS SECOND READING ON APRIL 27, 2026, AND WAS DULY PASSED, APPROVED,

AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF APRIL 27, 2026.

Sonny R. Santa Ines, Mayor
ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney
ATTACHMENT:

Exhibit A: Amendments to BMC Sections 8.16.040, 8.16.060, 8.16.080, and 8.16.090 -4-

EXHIBIT A
Amendments to BMC Sections 8.16.040, 8.16.060, 8.16.080, and 8.16.090 § 8.16.040 Fireworks.

A. Notwithstanding the provisions of this Code or the Fire Code to the contrary, safe and sane fireworks may be sold within the City of Bellflower between the hours of 8:00 a.m. and 10:00 p.m. on the days of June 30, July 1, July 2, and July 3, and between the hours of 8:00 a.m. and 12:00 midnight on July 4, provided a permit has been first obtained pursuant to this chapter to do so and further provided that the terms and provisions of this Code and the State Fireworks Law are complied with at all times.

B. It is unlawful for any person to fire, set off, discharge or use any fireworks except that safe and sane fireworks may be fired, set off, discharged, or used during the period between 10:00 a.m. and 11:00 p.m. on the days of July 1, July 2, July 3, and July 5, and between the hours of 10:00 a.m. and 12:00 midnight on July 4.

C. It is unlawful for any person to have in his/her possession any fireworks at any time of the year except from 8:00 a.m. on June 30July 1 through 12:00 midnight on July 5, except that the storage within an enclosed structure of safe and sane fireworks for personal use which have been sold as a single retail package or portion thereof does l not constitute possession for purposes of this chapter. The provisions of this chapter are not applicable to public agencies or manufacturers or suppliers of fireworks for public display or storage. Organizations to which permits have been issued may accept delivery of fireworks for stocking purposes no more than 24 hours prior to the time allotted for fireworks sales.

D. Except as provided in Section 8.16.100 of this Code, no person mayshall possess, transport, buy, offer to buy, sell, offer to sell, give, receive, fire, set off, discharge or use any fireworks not classified as "safe and sane" by the State Fire Marshal.

E. It is unlawful for any child under the age of 16 years to possess, transport, buy, offer to buy, sell, offer to sell, give, receive, fire, set off, discharge, or use any fireworks classified as "safe and sane" by the State Fire Marshal, except in the presence of that child's parent, guardian or other adult person acting in loco parentis.

F No person mayshall possess, transport, buy, offer to buy, sell, offer to sell, give, receive, fire, set off, discharge, or use any safe and sane fireworks in a manner likely to cause injury to life or property.

G. No person acting as the parent, guardian or other adult person acting in loco parentis for a child under the age of 16 years mayshall permit that child to possess, -5-

transport, buy, offer to buy, sell, offer to sell, give, receive, fire, set off, discharge, or use any safe and sane fireworks in a manner likely to cause injury to life or property.

H. No person mayshall sell, offer to sell, give, or otherwise transfer any safe and sane fireworks to any child under the age of 16 years, except for a child accompanied by the parent, guardian or other adult person acting in loco parentis of that child.

I. Responsible Person Liability.

1. A responsible person is strictly liable for any violation of this chapter that occurs during a gathering on property that the responsible person owns, possesses, or controls, or in the public right-of-way immediately adjacent to property that the responsible person owns, possesses, or controls, when the responsible person is present at, or has knowledge of, the gathering.

2. A responsible person is subject to administrative citation for any violation under this chapter, regardless of personal intent or awareness of the violations.

3. It is a rebuttable presumption that any prohibited act under thus chapter conducted in the public right-of-way or any public property by any person is attributable to the responsible person where such violation is conducted immediately adjacent to the responsible person's private property.

4. A responsible person is not liable for the acts of others who violate this chapter if the responsible person is the first to report such violations to law enforcement or fire officials for immediate assistance and before the violations are witnessed by law enforcement or fire officials.
§ 8.16.060 Prerequisites to Issuance of Permits.

Commencing in 2003, a permit to sell safe and sane fireworks may be issued or denied in the discretion of the City Council and subject to such other reasonable conditions as the City Council determines necessary to protect the public health, safety and welfare.

The City Council does hereby declare its intention to issue only a limited number of permits in order to prevent an unsightly or undue or unsafe concentration of fireworks stands. The following qualifications must be met in addition to the other requirements set forth in this chapter or in the State Fireworks Law, before a permit may be issued:

A. Upon receipt of the report of the Fire MarshalDepartmen-, the City Council may issue permits to those persons or organizations determined by it to be responsible, and organized and existing as nonprofit or tax exempt associations as recognized by the State of California or the Internal Revenue Code primarily for patriotic, veteran, civic betterment, religious, welfare, youth or charitable purposes. No permit sha will be issued to other than adult persons.
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B. The applicant must be an organization which meets all of the following criteria: 1) it has its principal and permanent meeting place in the City; 2) it must have been organized and established in the City for a minimum of one year continually preceding the filing of the application for the permit; and 3) such organization must have a bona fide membership of at least 20 members who either reside in the City, are employed in the City, or are owners or operators of a business or other establishment located in the City.

C. There cannot sha be no more than one stand per permittee. Only one permit shall will be issued for any parent, principal, or master group or organization unless the City Council finds in a given case, because of the circumstances of the stand location or other factors, the intent of this chapter will not be defeated by issuing more than one permit. The intent of this requirement is to limit applicants, who otherwise qualify, to one permit as to each such parent or principal group or organization and to eliminate any one principal or parent group or association from having permits issued to associate, derivative, ancillary, subsidiary or support groups or entities. Nothing in this chapter shall prohibits more than one group or organization meeting all qualifications specified in this chapter from jointly applying for a fireworks permit. In such case, however, only a single permit will be issued, and no organization not previously having obtained a permit in its own right willshall derive any independent right to a separate permit or to its partner organization's rights in the event a partner organization shall ceases operating a stand.

D. The maximum number of permits that may be issued pursuant to this chapter during any one calendar year cansha not exceed 17 in 2002 and 14 commencing in 2003.

Applications for a permit mustshall be heard and considered by the City Council.

Except for grandfathered permits pursuant to Subsection E of this section, if the City Council should determine that there are more than 17 applications in 2002 and 14 applications commencing in 2003 which are qualified for permits, the vacancy will be filled by the next qualified applicant in the order received on the waiting list maintained by the Director of Planning and Building Services.

E. Those organizations which obtained a permit in the year 2002 may, notwithstanding the provisions of Subsection D of this section, in the discretion of the City Council, be issued a permit until such time that said organization does not received a permit in a given year, or had such a permit revoked per Section 8.16.090(I) of this Code, provided that the organization is qualified and is in substantial compliance under all other sections of this chapter to hold a permit for a fireworks stand. -7-

F. The Director of Planning and Building Services wills#aI1 establish and maintain a wafting list, in the order received, of those organizations that have expressed an interest in obtaining a permit for the sale of safe and sane fireworks when a permit becomes available.
§ 8.16.080 Temporary Fireworks Stands.

All retail sales of safe and sane fireworks sha beare permitted only from within a temporary fireworks stand, and the sale from any other building or structure is hereby prohibited. Temporary stands sha beare subject to the following provisions:

A. No fireworks stand wills-IR-ail be located within 25 feet of any other building, or within 15 feet of any street curb line, or within 100 feet of any premises where flammable liquids are dispensed. For purposes of this section, "dispensed" sha means the removal of a flammable liquid from one container and its transfer to another.

B. Fireworks stands, as temporary structures, cha are not be -subject to the terms and provisions of the Building Code applicable to the construction of permanent structures or buildings, provided, however, that all such stands are erected under the supervision of the Building Official, who willshall require such stands to be constructed in a manner which will reasonably insure the safety of attendants and patrons. All utilities sha must be installed and maintained in accordance with the Building Code.

C. No stand can shall exceedhave a floor area in excess of 400 square feet of floor area.

D. Each stand must have at least two exits; and each stand in excess of 24 feet in length must have at least three exits, spaced approximately equal distant apart; provided, however, that in no case sha the distance between the exits cannot exceed 12 feet.

E. Each stand sha will be provided with two two -and -one -half -gallon water -type fire extinguishers, in good working order and easily accessible for use in case of fire.

F. No vehicle will be permitted to park within 25 feet of the stand.

G. Notwithstanding any other provisions of this Code, fireworks stands may be established only in the General Commercial (CG) and Light Industrial (MI) zones, as further described in Title 17 of this Code, and in no other zone even if the provisions of those zones are incorporated by reference, except that a permittee may establish a fireworks stand on that permittee's property provided that the property abuts a major arterial or secondary primary arterial streets as defined in the Circulation Element of the Bellflower General Plan, and the stand is located no closer than 200 feet from a residential dwelling.

H. All fireworks stands will sha be se -located as to provide safe and reasonable ingress and egress thereto and must to comply with the other provisions and terms of this -8-

section. Said stands must sha be located substantially at that place indicated on the approved permit for such fireworks stand.

I. Commencing in 2003, the total amount of any compensation paid by an organization to a property owner or manager for the cost of renting a location for placement of a fireworks stand cansha not exceed $1,000 in any one year, whether paid in cash or merchandise and whether paid by the organization or other party, including a company distributing fireworks. Every five years, a cost of living adjustment (COLA) equal to the change in the Consumer Price Index between the base year index and the fifth year following the base year index for All Urban Consumers in the Los Angeles -Riverside - Orange County area will be applied to increase the maximum allowed rent. The initial base year index will be June 2002, and will be revised every five years thereafter to June of the year in which the most recent COLA was applied. The COLA in any five- year period will be rounded to the nearest multiple of $25, not to exceed 15%, and no negative COLA sha will be applied.
§ 8.16.090 General Requirements for Permittees.

A. Stands shall cannot be located closer than 500 feet apart, and no more than two stands can sha be located on the same parcel of property. Those persons or organizations having a continuous agreement with a property owner since the year 2001 for a site which does not comply with this distance requirement may, in the discretion of the City Council, continue to utilize such site until such time that the use has been suspended or discontinued in any given year.

B. All weeds and combustible material, not including structures, sia must be cleared from the location of the stand, and for a distance of at least 100 feet surrounding the stand.

C. "No smoking" signs €ha must be prominently displayed in four inch letters, both inside and outside the fireworks stand. No person canshall smoke or burn any cigarettes, cigars, pipes or things within such stand or within a distance of 20 feet surrounding such stand.

D. Asign mustshall be posted on the outside of each fireworks stand stating "FIREWORKS SHALL CANNOT BE SOLD TO PERSONS UNDER 16 YEARS OF AGE." Letters must be a minimum of shall not be less than three inches in height.

E. Each stand must have an adult, 21 years of age or older, watchman or attendant in attendance and in charge thereof at all times while fireworks are stored therein. No cooking, living or sleeping facilities are allowed sha to be established or maintained within any stand. No watchman or guard is allowed toshall sleep inside any such stand.

F. All unsold stock and accompanying litter shall must be removed from the location by 12:00 noon on the fifth day of July.
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G. No fireworks stand sha
can be installed prior to 12:00 noon on June 21 and each such stand sha must be removed from the temporary location by 12:00 noon on the 10th day of July and all accompanying litter, debris, building materials, utility connections, and other facilities or equipment or materials sha must be cleared from said location by said time and date.

H. All permits and licenses sha expire at 12:00 midnight on the fourth day of July each year.

I. Any permit or license sha will be subject to immediate suspension by order of the Director of Planning and Building Services if he or she or his or her duly authorized deputy has determined that any permittee has failed to comply with the terms and provisions of this Code or any condition of the permit. Within 24 hours of the suspension, the City Manager or his or her designee sha' must hold a hearing to receive evidence from the Les Angeles County Sheriffs Department, Fire MarshalLosAngc os Couny F"re Dcpartmen-, Director of Planning and Building Services or his or her designee and/or the permittee, and determine the facts of the case. Any such permit or license may be revoked by the City Manager when it is found and determined that a permittee has failed to comply with the terms and provisions of this Code or with any of the conditions of said permit or where the City Manager has found and determined that the preservation of the public health, safety, peace and welfare demand revocation of said license or permit, or where a permit or license has been granted on false or fraudulent evidence, testimony or application. In all such cases, the decision of the City Manager will be final.

J. No less than 100% of the gross proceeds derived from the sale of fireworks in the City, less only expenses related to the cost of purchasing the fireworks actually sold and costs incurred in complying with this chapter, sha can be spent to benefit patriotic, veteran, civic betterment, religious, welfare, youth or charitable purposes. An accounting of gross receipts, all expenditures and the use of the net profits, along with a copy of the corresponding State sales tax report, mustshall be presented to the Director of Planning and Building Services no later than April 1 of the following year.

Said report must be in a format acceptable to the Director of Planning and Building Services. Organizations failing to submit an acceptable accounting, both as to form and content, may be denied a permit.
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BBLLFLo
no.

TOE staff
�RO`V�L &~�4 Ieport
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Carolina Contreras, Executive Assistant II
Rowena Genilo-Concepcion, Planning Manager
SUBJECT: Consideration and possible action to read by title only, waive further reading, and introduce Ordinance No. 1455 — An Ordinance amending Chapter 8.16 (Regulating Fireworks) of the Bellflower Municipal Code to extend the time for selling safe and sane fireworks within the City and to allow certain fireworks stands to be located along secondary arterial streets.

DATE: April 13, 2026

EXECUTIVE SUMMARY
Bellflower Municipal Code ("BMC") Chapter 8.16 regulates the use and sale of fireworks in the City. The Ordinance is intended to amend BMC Chapter 8.16 to: (1) allow sale of fireworks a day earlier (June 30) than currently allowed; (2) allow fireworks stands along secondary arterial streets for permittees establishing a fireworks stand on their own property; and (3) remove outdated terms/references and improve readability.

RECOMMENDATION TO CITY COUNCIL
1) Read by title only, waive further reading, and introduce Ordinance No. 1455, amending BMC Chapter 8.16; or
2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
Adoption of the Ordinance will have no fiscal impact. The Ordinance addresses internal legislative procedures and does not create new programs, staffing needs, or operation costs.

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

-11-

Staff Report — B a1C Chapter 8.16 (Regulating Fireworks) Amendment April 13, 2026

DISCUSSION
The City of Bellflower permits the sale of "safe and sane" fireworks by nonprofit or tax exempt patriotic, veteran, civic betterment, religious, welfare, youth or charitable organizations who use the proceeds from the sale of fireworks to support their activities within the City of Bellflower. BMC Chapter 8.16 regulates the use and sale of fireworks in the City including, without limitation, when fireworks could be sold and where fireworks stands could be located.

The original fireworks provisions were originally established by the City Council in 1958, which were later repealed and replaced with the existing fireworks provisions that were adopted nearly 25 years ago. The most recent amendment to BMC Chapter 8.16 was completed in 2024, which pertained to addressing violations as liability offenses. Except for the amendments in 2024, all other provisions related to fireworks regulations have remained unchanged since 2002.

Additional Day to Sell Fireworks - On January 14, 2026, the City received a letter from Mr. Rick Poe (Vice President of American Promotional Events, Inc. — West, DBA TNT Fireworks) on behalf of some Bellflower community nonprofit organizations requesting to allow an additional day to sell fireworks. Currently, "safe and sane" fireworks can only be sold from July 1 through July 4; Mr. Poe is requesting that the sale period be allowed as early as June 30 — which would allow a total of five days to sell fireworks. Mr. Poe notes that with the City's recent adoption of ordinances that were tailored to enforce stricter illegal fireworks laws and impose fines, an additional day to sell fireworks should not negate nor hinder the City's fireworks enforcement and fine programs. Mr. Poe suggests that the additional day would extend access to safer, state -approved fireworks and would provide an alternative to illegal fireworks. Additionally, Mr. Poe notes that the primary purpose of the request is to allow for greater revenue for nonprofit organizations serving the community.

Staff conducted a survey of 7 nearby cities and 4 cities where TNT Fireworks operates and found that other cities allowed for longer sales hours and days. If the request for an additional day is approved, the City would be aligned with those cities.

Fireworks Stands Along Secondary Arterial — BMC Subsection 8.16.080.G. states that fireworks stands may be established only in the General Commercial (C -G) and Light Industrial (M-1) zones, and in no other zone. An exception to the zone requirement applies to fireworks stands that are on the permittees' property; however, the property must be along a primary (Le., major) arterial street and the stand is located no closer than 200 feet from a residential dwelling. In 2025, the City processed 14 fireworks stands permit; 10 of the fireworks stands were located within the General Commercial ("C -G") and Light Industrial ("M-1") zones and 4 were located on the permittees' property. While processing the 2025 fireworks stands permits, staff found that some of the initially selected locations were problematic because the properties were not along a primary (he., major) arterial street.
-12-

Staff Report — BMC Chapter 8.16 (Regulating Fireworks) Amendment April 13, 2026

DISCUSSION — Continued
Per the City's Circulation Element, only the entirety of Alondra Boulevard, Artesia Boulevard, Rosecrans Avenue, and Lakewood Boulevard are considered major arterial streets; and only small portions of Bellflower Boulevard and Woodruff Avenue (south of Ramona Street) are considered major arterial streets. Amending BMC Subsection

8.16.080.G. to include secondary arterial streets would allow fireworks stands to be located on permittee's property that faces along the majority of Bellflower Boulevard, Clark Avenue, the majority of Woodruff Avenue, Somerset Boulevard, and Flower Street.

The proposed amendment would help more of the local nonprofit organizations to be able to place their fireworks stands on their own property rather than having to lease and pay for a location within the C -G and M-1 zones.

Remove Outdated Terms/References and Improve Readability — Other amendments are
proposed throughout BMC Chapter 8.16 to remove outdated terms/references and to simplify and improve its readability. Exhibit A of Ordinance No. 1455 contains the redlined version of the existing fireworks provisions to reflect the proposed amendments to BMC Chapter 8.16.

ATTACHMENTS
A. Ordinance No. 1455 with Exhibit A 4
B. Letter from American Promotional Events, Inc. — West, DBA TNT Fireworks 13 -13-

`' p%sEILFro,��
CROWING TOGES14�F'
staf�eport
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Len Gorecki, Assistant City Manager/Director of Public Works Sarah Ho, Public Works Manager
SUBJECT: Consideration and possible action to authorize the City Manager to execute Amendment No. 7 to Agreement File No. 923, in a form approved by the City Attorney, with Craftwater Engineering, Inc., for additional work required for the Simms Park Stormwater Capture Project.

Date: April 27, 2026

EXECUTIVE SUMMARY
This action would authorize the City Manager to execute Amendment No. 7 to Agreement File No. 923 with Craftwater Engineering Inc. (Craftwater), for the additional work required to update the design and plans to conform with the 2025 California Building Code requirements and well as provide for additional project management for the Simms Park Stormwater Capture Project.

RECOMMENDATION TO CITY COUNCIL
1) Authorize the City Manager to execute Amendment No. 7 to Agreement File No. 923, in a form approved by the City Attorney; or
2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
Amendment No. 7 would add $124,001 to Agreement File No. 923, for a total not to exceed amount of $1,637,058. Funding is included in the Public Works Capital Improvement Projects Budget for FY2025-26 under Account No. 320-47013-9000-106 (Measure W — Safe Clean Water Program Funds).

DISCUSSION
On February 14, 2022, the City entered into Agreement File No. 923 with Craftwater for the design of the Simms Park Stormwater Capture Project. Amendment No. 1 included additional funding for environmental review and CEQA documentation while Amendments 2, 3 and 4 have been simple term adjustments. Amendment No. 5 included additional funding for grant application and coordination for additional funding request from the Safe Clean Water Program.

-1-

Staff Report — Amendment No. 7 to AFN 923
April 27, 2026

DISCUSSION — Continued
Amendment No. 6 extended the term of the contract and included an additional $13,085 for Craftwater to complete additional structural design services. The proposed Amendment No. 7 includes an additional $124,001 to provide additional design services to update the structural design and plans to conform to the 2025 California Building Code as well as provide additional project management services to complete these updates.

This work is required to complete the final plans for the project. -2-

of BELLFLoTt�R
C;3? staft epo r t
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Len Gorecki, Assistant City Manager/Public Works Director SUBJECT: Consideration and possible action to authorize the City Manager to approve Agreement File No. 51.97 — Change Order No. 14-1137-

2.01 issued by the County of Los Angeles Public Works for design modifications to the Woodruff Avenue Traffic Signal
Synchronization Program (TSSP) project.

DATE: April 27, 2026

EXECUTIVE SUMMARY
Agreement File No. 51.97 is a cooperative funding agreement between the City and the County of Los Angeles for the design and implementation of the Traffic Signal Synchronization Program (TSSP) for Woodruff Avenue from Foster Road to Rose Street in Bellflower. The County has issued Change Order No. 14-1137-2.01 in response to the City's request for design modifications that would incorporate protected left turn signals at the intersection of Woodruff Avenue and Somerset Boulevard as part of the TSSP project.

RECOMMENDATION TO CITY COUNCIL
1) Authorize the City Manager to approve AFN 51.97 — Change Order No. 14-1137-

2.01, in a form approved by the City Attorney; and
2) Approve a budget amendment to increase the budget in Account No. 115-51608- 9000 to $550,000; or
3) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
The total amount of the proposed Change Order is $123,142, which will be added to the City's proportional cost -share for the Woodruff Avenue TSSP project. This increases the City's total project cost contribution to $547,242. The project is Proposition C (Prop C) eligible, and a budget request will be submitted to Metro to increase the overall project funding and utilize Prop C funds to cover the additional cost from the change order.

-1-

Staff Report — Project Change Order No. 14-1137-2.01 to the Woodruff Avenue TSSP Project
April 27, 2026

DISCUSSION
In May 2024, the City entered into a cooperative agreement with the County of Los Angeles for the implementation of Traffic Signal Syncronization Program (TSSP) for Woodruff Avenue. The County project spans the entire length of Woodruff Avenue from Firestone Boulevard in Downey to Willow Street in Long Beach and the costs for the proposed improvements are jurisdictionally shared between the cities of Downey, Bellflower, Lakewood, Long Beach and Los Angeles County.

The City received the final project design in October 2025. The design did not include protected left turn signals at Woodruff Avenue and Somerset Boulevard. Based on the high volume of traffic collisions at this intersection in recent years, coupled with the close proximity to Bellflower High School, the City requested a design modification to include protected left turn signals at this location to improve overall traffic operations and pedestrian safety.

The County reviewed traffic collision data provided by the City and agreed to incorporate our request into the project design. Since the City's request is outside the scope of the original design, the City is soley responsible for costs associated with the project modification. Subsequently, the County and the awarded contractor have submitted Change Order No. 14-1137-2.01 to the City for approval to incorporate the City's requested design changes.

The County estimates that the project will start sometime this summer, however a project construction schedule has not been provided to date. When the final construction schedule is received, Public Works staff will notify the City Council.

ATTACHMENT
Change Order No. 14-1137-2.01 3
-2-

beIco
elecnor
March 23, 2026
Los Angeles County Public Works
900 S. Fremont Ave
Alhambra, CA 91803
Attention: Mr. Yahya Altuntas, Construction Manager
Serial No. 14-1137-002
Reference: Woodruff Avenue Traffic Signal Synchronization Program (TSSP) Project ID No. TSM0010258
Belco Job No. 14-1137
Subject: Price Proposal for Signal Modifications at Woodruff & Somerset (City of Bellflower) Belco PCO No. 14-1137-2.01 ***Revision 1***
Dear Mr. Altuntas:

This letter serves as Elecnor Belco Electric, Inc.'s price proposal for revisions to the traffic signal improvements at the intersection of Woodruff Avenue and Somerset Boulevard. The revised scope incorporates protected left -turn phasing at the intersection, which requires modifications to the traffic signal equipment and associated infrastructure.

The work associated with this change includes additional signal equipment, poles, mast arms, loop detection, temporary signal equipment, relocation of certain existing equipment, and associated removals necessary to accommodate the revised signal configuration.

Pricing for this change is based on the contract bid item unit prices. The change reflects adjustments to the bid item quantities as summarized below:
bZ We think about a better world
elecnor www.elecnorbelco.com
14320 Albers Way
Chino, CA 91710
(909) 993-5470 Office
(909) 993-5476 Fax
CA License 738518
-3-

beIco
elecnor
Bid
Item
24 32
38 39
40 43
53 54
59 66
72 73
92 106
116
123
126
132
Description
Inductive Loop Detector and Leads Saw
Cut
Remove Type 17 Standard (Complete)
(Excl. Found.)
Remove Vehicle Head (Complete)
Remove Pedestrian Head (Complete)
Remove Pedestrian Push Button
Remove Type 17 Foundation
Relocate Retro Reflective Street Name
Sign
Relocate Luminaire Assembly
Switch Pack
Temporary Signal Pole With Mast Arm
45' Signal Mast Arm
12' Luminaire Mast Arm
Type 26 Standard (LADOT)
Type 26 Standard Foundation (LADOT)
3-12" LED Vehicle Head (Complete)
Relocate Sign
No. 6 Pull Box
5 -Conductor Signal Cable (Excluding
Conduit)
Unit Price
$17.00
$1,700.00
$200.00
$200.00
$80.00
$2,000.00
$600.00
$600.00
$53.00
$3,000.00
$6,815.00
$1,208.00
$21,526.00
$6,672.00
$2,050.00
$109.00
$1,385.00
$4.80
Original
Qty
11,305
4 50
41 25
4 7
2 16
10 3
17 3
3 110
20 38
3,035
Revised
Qty
11,555
6 54
37 23
6 9
4 20
12 5
19 5
5 122
22 42
3,085
Qty
Change
+250
+2
+4
- 4
- 2
+2
+2
+2
+4
+2
+2
+2
+2
+2
+12
+2
+4
+50
Amount
$4,250.00
$3,400.00
$800.00
($800.00)
($160.00)
$4,000.00
$1,200.00
$1,200.00
$212.00
$6,000.00
$13,630.00
$2,416.00
$43,052.00
$13,344.00
$24,600.00
$218.00
$5,540.00
$240.00
Net Contract Increase: $123,142.00.

Due to the additional removals, installation of new foundations and poles, additional signal heads, pull boxes, and associated wiring and testing required to implement the revised signal configuration at the Woodruff Avenue and Somerset Boulevard intersection, this change will impact the overall project schedule. Elecnor Belco Electric, Inc. respectfully requests an additional to complete the added work associated with this change. fifteen (15) working days
bZ We think about a better world
elecnor www.elecnorbelco.com
14320 Albers Way
Chino, CA 91710
(909) 993-5470 Office
(909) 993-5476 Fax
CA License 738518
-4-

beIco
elecnor
If this proposal is acceptable, please issue a change order at your earliest convenience. Should you have any questions or require additional information, feel free to contact me at (951) 532-4833 or via email at c top www.elecnorbelco.com
14320 Albers Way
Chino, CA 91710
(909) 993-5470 Office
(909) 993-5476 Fax
CA License 738518
-5-

Gl pBELLFLoh.��
'CROWING TOGF.VVO-
staf�eport 1 5-J
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Len Gorecki, Assistant City Manager/Director of Public Works Samuel Mulugeta, Management Analyst I
SUBJECT:

Consideration and possible action to authorize the City Manager to execute Amendment No. 6 to Agreement File No. 917, in a form approved by the City Attorney, with BOA Architecture for additional design services and construction support services.

Date: April 27, 2026

EXECUTIVE SUMMARY
This action would authorize the City Manager to execute Amendment No. 6 to Agreement File No. 917 with BOA Architecture (BOA) to provide additional design services and construction support related to the Aquatic Center improvements. The amendment increases the total not -to -exceed contract amount to $71,000.

RECOMMENDATION TO CITY COUNCIL
1) Authorize the City Manager to execute Amendment No. 6 to Agreement File No. 917, in a form approved by the City Attorney; or
2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
Funding for these services is included in the Public Works budget under Capital Improvement Project Budget Account No. 011-47220-9000. Amendment No. 6 adds $11,000 to the agreement, bringing the total not -to -exceed amount to $71,000.

DISCUSSION
The City entered into Agreement File No. 917 with BOA Architecture to provide design services for Aquatic Center improvements, including pool re -plastering, filter replacement, and related construction support. Amendment No. 6 provides additional design and construction support services necessary to complete the project, including ventilation design, ADA ramp design, and related engineering services, and increases the agreement amount to $71,000.
-1-

Gabriel
Environmental Group

PHASE I ENVIRONMENTAL SITE ASSESSMENT
(ASTM E 1527-13)

3.63 ACRES OF LAND @
17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
PREPARED ON BEHALF OF:

SBH REAL ESTATE GROUP, INC.

DATE:

DECEMBER 16, 2019
PROJECT NUMBER:

GEG19188
* GABRIEL ENVIRONMENTAL GROUP *

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
Acronym List
Governmental Agency Names
ASTM American Society for Testing and Materials
CFR Code of Federal Regulations
CPSC Consumer Products Safety Commission
DOT Department of Transportation
OSHA Occupational Safety & Health Administration
EPA Environmental Protection Agency
EPRI Electrical Power Research Institute
USNRCS United States Natural Resource Conservation Service (former Soil Conservation Service) USSCS United States Department of Agriculture Soil Conservation Service USGS United States Geological Survey
Governmental Regulations
AHERA Asbestos Hazard Emergency Response Act
CERCLIS Comprehensive Emergency Response, Compensation and Liability Information System CFR Code of Federal Regulations
ERNS Emergency Response Notification System
LBPPPA Lead -Based Paint Poisoning Prevention Act
NPDES National Pollutants Discharge Elimination System
NPL National Priorities List
RCRA Resource Conservation and Recovery Act
SPCC Spill Prevention, Control Countermeasures
TRI Toxic Release Inventory
Environmental Terms & Measurements
ACBM Asbestos Containing Building Material
ACM Asbestos Containing Material
AST Aboveground Storage Tank
BDL Below Detection Limits
BTEX Benzene, Toluene, Ethylbenzene, Xylene
ESA Environmental Site Assessment
FRP Fiberglass Reinforced Plastic
LPST Leaking Petroleum Storage Tank
LUST Leaking Underground Storage Tank
MCL Maximum Contaminant Level
MSW Municipal Solid Waste Site
PACM Presumed Asbestos Containing Material
PCB Polychlorinated Biphenyl
PCi/I PicoCurries of Radon per Liter of Air
PCM Phase Contrast Microscopy
PLM Polarized Light Microscopy
PPM Part Per Million
PST Petroleum Storage Tank
REC Recognized Environmental Condition
TEM Transmission Electron Microscopy
TPH Total Petroleum Hydrocarbons
UST Underground Storage Tank
VOC Volatile Organic Compounds

GABRIEL ENVIRONMENTAL GROUP

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

TABLE OF CONTENTS

1. Summary

2. Introduction

2.1 Project Authorization

2.2 Purpose

2.3 Scope of Services

2.4 Significant Assumptions

2.5 Limitations and Exceptions

2.6 Special Terms and Conditions

2.7 User Reliance

3. Site Description

3.1 Location and Legal Descriptions

3.2 Site and Vicinity General Characteristics

3.3 Current Use of the Property

3.4 Descriptions of Structures, Roads, Other Improvements on the Site

3.5 Site Utilities

3.6 Current Uses of Adjoining Properties

4. User Provided Information

4.1 Title Records

4.2 Environmental Liens or Activity and Use Limitations

4.3 Specialized Knowledge

4.4 Commonly Known or Reasonably Ascertainable Information

4.5 Valuation Reduction for Environmental Issues

4.6 Owner, Property Manager, and Occupant Information

4.7 Reason for Performing the Phase I ESA

4.8 Prior Environmental Reports

5. Records Review

5.1 Standard Environmental Record Sources

5.2 Additional Environmental Record Sources

5.3 Physical Setting Sources

5.4 Historical Use Information on the Property

5.5 Historical Use Information on Adjoining Properties

6. Site Reconnaissance

6.1 Methodology and Limiting Conditions

6.2 General Site Setting

6.3 Exterior Observations at the Subject Site

6.4 Interior Observations at the Subject Site

6.5 Exterior Observations of Adjoining Properties

7. Interviews

7.1 Interview with Owner

7.2 Interview with Site Manager

7.3 Interview with Occupants

7.4 Interviews with Local Government Officials

7.5 Interviews with Others
GABRIEL ENVIRONMENTAL GROUP PAGE 1

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

8. Findings

9. Opinion

10. Conclusions

11. Deviations

12. Additional Services

13. References

14. Signatures of Environmental Professionals

15. Qualifications of Environmental Professionals

16. Appendices
Site (Vicinity) Maps
Site Information
Site Photographs
Historical Research Documentation: aerial photographs, historical topographical maps, city directory search, fire insurance maps
Regulatory Records Documentation
Interview Documentation
Special Contractual Conditions between User and Environmental Professional Resumes
GABRIEL ENVIRONMENTAL GROUP PAGE 2

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

1. Summary
Gabriel Environmental Group (GEG) conducted a Phase I ESA for a site located at 17617-17639 Bellflower Boulevard, Bellflower, Los Angeles County, California in accordance with the generally accepted ESA industry standard ASTM E 1527-13, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process.

The scope of work included: an inspection of the site for environmental concerns, a review of environmental databases and other governmental records, a review of available historical documents (including aerial photographs, fire insurance maps, and topographic maps), interviews with the owner, and the preparation of this report.

Site Description/Site Reconnaissance:

Gabriel Environmental Group (GEG) was retained to perform a Phase I Environmental Site Assessment (ESA) on 3.63 acres of land located along the westerly right-of-way line of Bellflower Boulevard, and bordered by Ramona Street to the north and Cedar Street to the south, in the City of Bellflower, Los Angeles County, CA. The subject site consists of four contiguous tracts of land consisting totaling approximately 3.63 acres. The Assessor Parcel Numbers are 7161- 012-040, 7161-012-001, 7161-012-002, and 7161-012-003. The subject site is geographically located at latitude

33.8720870 and longitude 118.1258640. Its current physical address range is 17617-17639 Bellflower Boulevard, Bellflower, California.

GEG was authorized to conduct the ESA by Eric Silverman at SBH Real Estate Group, Inc. The property was inspected on November 26, 2019 by GEG Environmental Consultant Hartley Beeks.

The site under consideration in this project consists of approximately 3.63 acres of vacant land. The subject property was previously improved with automotive dealerships and related improvements, collision centers and a restaurant.

All the previous improvements have been removed from the subject site. The remnants of concrete paved parking areas were noted at the subject site. The balance of the subject site is covered with natural vegetation and gravel. All of the vegetation appeared to be healthy and absent of discoloration.

Environmental Conditions:
17617 Bellflower Boulevard: The north two tracts addressed at 17617 Bellflower Boulevard were occupied by an automotive dealership from at least 1962 to 2014. Four USTs (underground storage tanks) were installed at this section of the site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

No tanks closure letters or reports were available to GEG. No subsurface investigation reports were available to GEG for its review. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation be conducted to determine whether former site activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11617 Bellflower Boulevard. 17639 Bellflower Boulevard: The south tract addressed at 17639 Bellflower Boulevard was occupied by automotive dealerships from 1962 to the early 2000s. Subsequently, a collision center occupied the subject tract. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

GABRIEL ENVIRONMENTAL GROUP PAGE 3

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
Based on the review of the historical information, the operations of the automotive dealerships ceased in the early 2000s. An automotive body repair shop or collision center most recently occupied the subject site. The subject site operated as automotive dealerships when at a time when there was lesser scrutiny on auto repair related uses and the use of underground storage tanks. Such automotive dealerships most likely had gasoline and waste oil USTs, hydraulic lifts, clarifiers, waste oil drain lines within the maintenance bays. All the former improvements appear to have been razed and removed from the subject site in 2017.

Data gaps were encountered regarding the soil conditions on the above suspected former automotive maintenance operations at the subject site. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation should be conducted to determine whether former activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11639 Bellflower Boulevard.

Surrounding Uses:

To the north of the subject site is Ramona Street, across from which is a tire and auto accessory sales facility. To the south is Cedar Street, across from which is a used car sales facility. To the east is Bellflower Boulevard, across from which are a restaurant, a commercial strip center, an automotive repair shop and a carwash facility. To the west are residential dwellings and a commercial building consisting of a number of automotive repair services tenants.

Historical Records Review:

GEG reviewed historical Sanborn Fire Insurance maps on the subject property to evaluate present and past land uses, structures, improvements, and historical development of the subject site and surrounding properties. EDR was contacted and asked to obtain the maps. Two maps were reviewed from 1925 and 1932. The subject site was not depicted in the maps provided by EDR.

A historical aerial photograph search was conducted on the subject property. The aerial photographs obtained are from 1928, 1938, 1948, 1954, 1964, 1970, 1977, 1981, 1983, 1990, 1995, 2002, 2005, 2009, 2012 and 2016. The aerial photographs were reviewed for visual evidence of past land usage that could have adversely impacted the subject site or properties surrounding the site. The aerial photograph review is primarily applicable for general site use chronology. Most of the aerials reviewed are not of large enough scale or of sufficient clarity to depict site -specific conditions. In the photos from 1928 to 1948, residential dwellings are noted at the subject site. In the photo from 1952, a number of commercial buildings are noted at the subject site. In the photo from 1963, commercial buildings with rows of automobiles are noted at the subject site. In the photos from 1963 to 2002, no significant changes are noted. By the photo in 2005, the former operations appear to have been ceased but the improvements had remained at the subject site. In the photos from 2005 to 2016, no significant changes are noted at the subject site.

A historical topographic map search was conducted on the subject property to evaluate potential liability on the target property and its surrounding area, resulting from past activities. A topographic map is a color -coded line -and -symbol representation of natural and selected artificial features plotted to a scale. Topographic maps show the shape, elevation, and development of the terrain in precise detail by using contour lines and color -coded symbols. The historical topographic maps obtained for the subject site are from 1896, 1899, 1902, 1925, 1935, 1942, 1943, 1947, 1950, 1954, 1972, 1981 and 2012. No potential environmental issues were noted at the subject property.

A city directory search was conducted for the site. During the search, business directories including city, cross- reference, and telephone directories were reviewed, if available. The following are the listings:
17617 Bellflower Avenue:
1962: Fladeboe Ray, Mercury -Comet
1964: Fladeboe Ray, Mercury -Comet
GABRIEL ENVIRONMENTAL GROUP PAGE 4

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
1971-2000: Fladeboe Ray, Lincoln —Mercury
2005: Car Rental Direct, Fladeboe Automotive Group
2010: Fladeboe Automotive Group, Ray Fladeboe Lincoln Mercury 2014: Fladeboe Automotive Group
17625 Bellflower Avenue:
1982-1987: Taco Bell
1992-2000: El Cilantro
2005: Chae Hye Son, Johns Burger
2010: Chae Hye Son, Mama Fina
2014: Not listed
17639 Bellflower Avenue:
1962: Safeway Stores
1962-1987: Suburban Pontiac
1992: Not listed
1995: Don Vee Jeep Eagle Inc
2000: Not listed
2005: Asbib Inc A California Corp, Cerritos Ford Inc, Cerritos Pontiac, Crown Auto Repair 2010-2014: Not listed
According to the city directory search, the subject site has been occupied by automotive dealerships and restaurants in the past. The findings are discussed in the report.

Environmental Database Review:

EDR, a third party database company, provided information from State and Federal governmental agencies (directly or through secondary sources). A review of the EDR Report was conducted to identify past and present land use activities that could impact the subject site. A summary of pertinent information on the subject property and its surrounding area (provided by EDR) is given below. GEG requested that EDR provide information using the approximate minimum search distance set forth in ASTM E 1527-13.

The subject site was listed in the following databases searched by EDR: HAZNET, HIST UST, RGA LUST, LUST, ECHO, Los Angeles County HMS, ENF, HIST CORTESE, CERS, RCRA-NLR, FINDS and EMI.

The subject site addressed at 17625 Bellflower Boulevard was listed in the EDR Historical Auto Station database as a gasoline service station from 2009 to 2013. Mama Fina, the former tenant, was listed as a gasoline service station.

Based on the review of the historical records, it appears to have consisted of a restaurant. The listing in the EDR Auto Station database appears to be in error.

The subject site addressed at 11617 Bellflower Boulevard was listed in the HAZNET, HIST UST, Los Angeles County HMS, RCRA-SQG, FINDS and ECHO databases. Four USTs (underground storage tanks) were installed at this section of the subject site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

The subject site addressed at 11639 Bellflower Boulevard was listed in the LUST, RGA LUST, CERS, ENF, HAZNET, Los Angeles County HMS, RCRA-NLR, EMI, FINDS and ECHO databases. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal activities. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

GABRIEL ENVIRONMENTAL GROUP PAGE 5

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
Based on the environmental database review, nine RCRA-SQG and 17 RCRA-NLR registered facilities were found located within a quarter of a mile radius from the subject site. The RCRA NLR list contains all previously registered hazardous waste generators that are no longer actively reporting to the EPA, either temporarily or permanently.

Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

According to the database review, two registered underground storage tank (UST) sites were found located within a quarter of a mile radius from the subject property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

SWEEPS (Statewide Environmental Evaluation and Planning System) is the underground storage tank listing, updated and maintained by a company contacted by the SWRCB in the early 1980s. The listing is no longer updated or maintained. According to the database review, seven SWEEPS UST sites were found within a quarter of a mile radius from the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

HIST UST is a Historical UST Registered Database. A review of the HIST UST list, as provided by EDR, has revealed that there are six HIST UST sites within approximately a quarter of a mile from the target property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

CA FID is the Facility Inventory Database that contains active and inactive underground storage tank locations. The source of this information is from the State Water Resource Control Board. According to the database review, three CA FID sites were found within a quarter of a mile radius from the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

The CERS (California Environmental Reporting System) Tanks is a list of sites in the California Environmental Protection Agency (CaIEPA) Regulated Site Portal which fall under the Aboveground Petroleum Storage and Underground Storage Tank regulatory programs. According to the database review, one CERS Tanks site was found within a quarter of a mile radius from the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

The Leaking Underground Storage Tank Incident Reports contain an inventory of reported leaking underground storage tank incidents. The data come from the State Water Resources Control Board Leaking Underground Storage Tank Information System. According to the environmental database review, 18 registered LUST (Leaking Underground Storage Tank) facilities were found located within a half a mile radius from the subject property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

California Regional Water Quality Control Board's SLIC (spills, leaks, investigation, and cleanups) records contain any sites that impact groundwater or have the potential to impact groundwater. A review of California SLIC lists revealed the presence of one SLIC site within a quarter of a mile radius from the subject site. Based on its status and its distance from the subject site, it was not deemed likely to constitute an environmental concern to the subject site.

GABRIEL ENVIRONMENTAL GROUP PAGE 6

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
The Department of Toxic Substances Control's (DTSC's) Site Mitigation and Brownfields Reuse Program's (SMBRP's) EnviroStor database identifies sites that have known contamination or sites for which there may be reasons to investigate further. The database includes the following site types: Federal Superfund sites (National Priorities List (NPL), State Response, including Military Facilities and State Superfund; Voluntary Cleanup; and School sites.

EnviroStor provides similar information to the information that was available in CalSites, and provides additional site information, including, but not limited to, identification of formerly -contaminated properties that have been released for reuse, properties where environmental deed restrictions have been recorded to prevent inappropriate land uses, and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites. A review of the ENVIROSTOR list, as provided by EDR, has revealed that there are five ENVIROSTOR sites within approximately a mile of the target property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

A review of CORTESE list, as provided by EDR, has revealed that there are one CORTESE and 14 HIST CORTESE sites within approximately half of a mile of the target property. This database identifies public drinking water wells with detectable level of contamination, hazardous substance site selected for remedial action, sites with known toxic material identified through the abandoned site assessment program, sites with USTs having a reportable release and all solid waste disposal facilities from which there is known migration. The source is California Environmental Protection Agency/Office of Emergency Information. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

According to the database review, two Drycleaners sites were found within a quarter of a mile radius of the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

The CERS HAZ WASTE is the listing of sites in the California Environmental Protection Agency (CaIEPA) Regulated Site Portal which fall under the Hazardous Chemical Management, Hazardous Waste Onsite Treatment, Household Hazardous Waste Collection, Hazardous Waste Generator, and RCRA LQ HW Generator programs. According to the database review, four CERS HAZ WASTE sites were found within a quarter of a mile radius of the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

The following were also found in the databases: FINDS; three sites, ECHO; two sites, EMI; one site, ENF; one site, HAZNET; seven sites, Los Angeles County HMS; nine sites, EDR Historical Cleaners; four sites and EDR US Historical Auto Stations; four sites. The listings were not deemed to constitute an environmental concern to the subject site.

GEG has reviewed the unmapped sites in the database and none of the sites or uses listed appear to have been located at the subject site.

Vapor Intrusion:

GEG has performed a Vapor Intrusion Assessment (initial screening) in conformance with the scope and limitations of the Standard Practice E 2600-10 on the property located at 17617-17639 Bellflower Boulevard, Bellflower, Los Angeles County, California. In the professional opinion of GEG, an appropriate level of assessment has been conducted consistent with good commercial and customary practice in an effort to minimize liability, and some evidence or indication of potential vapor intrusion conditions (pVIC) or vapor intrusion conditions (VIC) has been revealed, as discussed below.

GABRIEL ENVIRONMENTAL GROUP PAGE 7

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
File Review:

Per the ASTM E 1527-13 standards, if a subject site is listed on any database as having a violation, spill, leak incident, leaking underground storage tank system or is listed as a voluntary cleanup site, the Environmental Professional shall conduct research directly with the regulatory agency regarding such and report the findings in the Phase I ESA report.

The subject site was listed in the LUST database. GEG reviewed the relevant information.

Previous Reports:

No previous Phase I ESA was provided to GEG for its review.

Interviews/Questionnaires:

The pre -survey questionnaire and user questionnaire were not completed as of the date of completion of this Phase I ESA.

Findings:
17617 Bellflower Boulevard: The north two tracts addressed at 17617 Bellflower Boulevard were occupied by an automotive dealership from at least 1962 to 2014. Four USTs (underground storage tanks) were installed at this section of the site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

No tanks closure letters or reports were available to GEG. No subsurface investigation reports were available to GEG for its review. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation be conducted to determine whether former site activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11617 Bellflower Boulevard. 17639 Bellflower Boulevard: The south tract addressed at 17639 Bellflower Boulevard was occupied by automotive dealerships from 1962 to the early 2000s. Subsequently, a collision center occupied the subject tract. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

Based on the review of the historical information, the operations of the automotive dealerships ceased in the early 2000s. An automotive body repair shop or collision center most recently occupied the subject site. The subject site operated as automotive dealerships when at a time when there was lesser scrutiny on auto repair related uses and the use of underground storage tanks. Such automotive dealerships most likely had gasoline and waste oil USTs, hydraulic lifts, clarifiers, waste oil drain lines within the maintenance bays. All the former improvements appear to have been razed and removed from the subject site in 2017.

Data gaps were encountered regarding the soil conditions on the above suspected former automotive maintenance operations at the subject site. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation should be conducted to determine whether former activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11639 Bellflower Boulevard.

The above are considered recognized environmental conditions that require further assessment.

GABRIEL ENVIRONMENTAL GROUP PAGE 8

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
The subject site addressed at 17625 Bellflower Boulevard was listed in the EDR Historical Auto Station database as a gasoline service station from 2009 to 2013. Mama Fina, the former tenant, was listed as a gasoline service station.

Based on the review of the historical records, it appears to have consisted of a restaurant. The listing in the EDR Auto Station database appears to be in error.

The subject site addressed at 11617 Bellflower Boulevard was listed in the HAZNET, HIST UST, Los Angeles County HMS, RCRA-SQG, FINDS and ECHO databases. Four USTs (underground storage tanks) were installed at this section of the subject site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

The subject site addressed at 11639 Bellflower Boulevard was listed in the LUST, RGA LUST, CERS, ENF, HAZNET, Los Angeles County HMS, RCRA-NLR, EMI, FINDS and ECHO databases. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal activities. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

The above are considered historical recognized environmental conditions that do not require further assessment.

No controlled recognized environmental conditions were identified during the course of this Phase I ESA.

It is unlikely that listed surrounding sites could have adversely impacted the subject site due to their proximity to the site, status, or to the nature of the event that had transpired. No off -site recognized environmental conditions were identified that were likely to impact the subject property.

No de minimis environmental conditions were identified in connection with the subject site during the course of this Phase I ESA.

Data Gaps:

A data failure is a failure to achieve historical research objectives even after reviewing the standard historical sources that are reasonably ascertainable and likely to be useful. A data gap is a lack or inability to obtain information required by this practice despite good faith efforts by the environmental professional to gather such information. Data gaps were encountered that are outlined in the report.

Conclusions/Recommendations:

GEG has performed a Phase I ESA in conformance with the scope and limitations of the Standard Practice E 1527-13 on the property located at 17617-17639 Bellflower Boulevard, Bellflower, Los Angeles County, California. In the professional opinion of GEG, an appropriate level of inquiry has been made into the previous ownership and use of the property consistent with good commercial and customary practice in an effort to minimize liability, and evidence or indication of historical recognized environmental conditions was revealed which does not require further assessment; and recognized environmental conditions that do require further assessment, as outlined above. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation should be conducted to determine whether former activities have resulted in soil or groundwater contamination at the subject site.

GABRIEL ENVIRONMENTAL GROUP PAGE 9

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

2. Introduction

2.1 Project Authorization
Eric Silverman at SBH Real Estate Group, Inc., requested that GEG perform a Phase I ESA for a site located at 17617-17639 Bellflower Boulevard, Bellflower, Los Angeles County, California. This report was prepared by Hani Gabriel, Environmental Professional. This report is prepared for the attention of: SBH Real Estate Group, Inc.

2.2 Purpose
The purpose of this Phase I ESA was to gather information regarding recognized environmental conditions pertaining to the subject site. The investigation was conducted and the report was prepared within the scope and limitations of the guidelines in ASTM E 1527-13, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process.

The purpose of this standard is to define good commercial and customary practice in the United States for conducting an environmental site assessment of a parcel of commercial real estate with respect to the range of contaminants within the scope of Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) and petroleum products. This practice permits a user to satisfy one of the requirements to qualify the user for the innocent landowner, contiguous property owner, or prospective purchaser limitations on CERCLA liability. The practice constitutes all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice. The goal of the processes established by this practice is to identify recognized environmental conditions.

Recognized Environmental Condition" definition: "the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment."
Historical Recognized Environmental Condition" definition: "a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted residential use criteria established by a regulatory authority, without subjecting the property to any required controls. Before labeling the past release an HREC, the Environmental Professional must determine whether the past release is a REC at the time the Phase I ESA is conducted. If the EP considers this past release to be a REC at the time the Phase I ESA is conducted, the condition shall be included in the conclusions section of the report as a REC."
Controlled Recognized Environmental Condition" definition: "a REC resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority, with hazardous substances or petroleum products allowed remaining in place subject to the implementation of required controls."
A release is defined as any spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, dumping, or disposing into the environment (including the abandonment or discarding of barrels, containers, and other closed receptacles containing any hazardous substance, pollutant, or contaminant.

In conjunction with the subject site, a facility is defined as any building, structure, installation, equipment, pipe or pipeline, well, pit, pond, lagoon, impoundment, ditch, landfill, storage container, motor vehicle, rolling stock, or aircraft or any site or area where a hazardous substance has been deposited, stored, disposed of, or placed, or otherwise come to be located, but does not include any consumer product in consumer use or any vessel.

GABRIEL ENVIRONMENTAL GROUP PAGE 10

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
Owner or operator is defined as any person owning or operating a facility or the person who owned, operated, or otherwise controlled activities at a facility immediately prior to such facility's transfer to a unit of state or local government due to bankruptcy, foreclosure, tax delinquency, abandonment or similar means. Owner or operator does not include a person, who, without participating in the management of a facility, holds indicia of ownership primarily to protect his security interest in the facility (secured creditor exemption).

Certain elements must be established by a plaintiff before a defendant may be found liable under CERCLA for response costs at a site. Assuming all the elements of liability exist, a party may still avoid CERCLA liability by meeting one of the so-called affirmative defenses. They provide that a party shall not be liable if it can establish by a preponderance of the evidence that the release or threat of release of a hazardous substance and the damages resulting therefore were caused solely by: an act of God, an act of war, or the third party defense, which includes the innocent landowner defense. All appropriate inquiry must be undertaken by the defendant to establish that the defendant did not know and had no reason to know of hazardous substances in regard to the subject property.

It entails independent investigations by environmental professionals of key issues or facts related to potential environmental liabilities associated with the property transaction. It is an investigation of the real property conducted in order to determine or discover the obviousness of the presence or likely presence of a release or threatened release of hazardous substances on the real property and adjacent properties.

2.3 Scope of Services
Gabriel Environmental Group's (GEG) scope of services included the following: a review of reasonably ascertainable records (information that is publicly available, obtainable within reasonable time and cost constraints, and practically reviewable) from ASTM standard sources and written inquiries regarding the site, site reconnaissance, interviews (via telephone or in person), and preparation of this report detailing findings, opinions, and conclusions. The items listed below were not considered part of the scope of work for this Phase I ESA: subsurface exploration, air, soil or groundwater sampling, asbestos -containing building materials, lead -based paint, radon, lead in drinking water, wetlands, regulatory compliance, cultural and historic resources, ecological resources, endangered species, health and safety, industrial hygiene, indoor air quality, biological agents, mold, or controlled substances.

2.4 Significant Assumptions
This ESA is subject to the accuracy of information reviewed and to the limitations of the personal recollections of persons interviewed. GEG cannot and does not warrant or guarantee that information provided by other sources is accurate or complete. Per E1527-13, an environmental professional may rely on information provided unless he or she has actual knowledge that certain information is incorrect.

2.5 Limitations and Exceptions
The conclusions included in this report are intended to assist the user in evaluating potential environmental risks associated with real estate transactions.

The visual inspection was not limited due to weather concerns or dense vegetation.

GEG does not represent that the site referred to herein contains hazardous or toxic substances or other latent conditions beyond those observed during the site assessment. GEG does not assume responsibility for the discovery of any special resources, nor does it assume responsibility for the elimination of hazards or adverse conditions that may cause accidents, injuries, damage, client liabilities, or environmentally adverse conditions. GEG assumes no responsibility if hidden environmental conditions are discovered.

GABRIEL ENVIRONMENTAL GROUP PAGE 11

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
The conclusions in this report are based on the findings of the Phase I investigation described herein. Such an assessment can never absolutely conclude that a site does not contain hazardous materials inside structures, on its surface, or in its subsurface or that any such materials have not impacted the condition of the site. As long as the assessment is conducted properly and all due considerations are made, a degree of assurance can be achieved. The degree of assurance is determined by the amount of available information, scope of the assessment, and complexity of analyses performed. An absolute warranty can never be expressed or implied that no environmental liabilities exist on the site.

The professional opinions expressed herein do not represent scientific certainties. All recommendations, findings, and conclusions stated in the report are based upon conditions, operations, and practices (facts and circumstances) as observed at the time that this report was prepared (e.g. federal, state, local law, rules, regulations, and other matters that GEG deemed relevant). A change in any fact or circumstances upon which this report is based may adversely affect the recommendations, findings, and conclusions presented in it.

The information obtained in the preparation of this report is not all inclusive and should not be construed as such but provides reasonable ascertainable and practically reviewable information regarding this project. A normal standard of care has been taken in compiling this report. GEG is not responsible for any errors, omissions, or inaccuracies in reasonable ascertainable information or undisclosed environmental conditions.

The conclusions in this report are based on current environmental regulations as of the date of this report.

2.6 Special Terms and Conditions
A contract between the client and GEG is attached at the end of this report. Any special terms and conditions are set forth in this contract.

2.7 User Reliance
This report is prepared for the sole and exclusive use of GEG's clients and their representatives and may not be dispersed, disclosed to, or relied upon, in whole or in part, by any other persons or entities without the prior written consent of GEG.

2.8 Conflict Certification
Gabriel Environmental Group (GEG) has no present or contemplated future ownership interest or financial interest in the real estate that is the subject of this Environmental Assessment Report; and GEG has no personal interest with respect to the subject matter of the Environmental Assessment Report or the parties involved and GEG has no relationship with the property or the owners thereof which would prevent an independent analysis of the environmental or other conditions of the property.

3. Site Description

3.1 Location and Legal Description
Gabriel Environmental Group (GEG) was retained to perform a Phase I Environmental Site Assessment (ESA) on 3.63 acres of land located along the westerly right-of-way line of Bellflower Boulevard, and bordered by Ramona Street to the north and Cedar Street to the south, in the City of Bellflower, Los Angeles County, CA. The subject site consists of four contiguous tracts of land consisting totaling approximately 3.63 acres. The Assessor Parcel Numbers are 7161- 012-040, 7161-012-001, 7161-012-002, and 7161-012-003. The subject site is geographically located at latitude

33.8720870 and longitude 118.1258640. Its current physical address range is 17617-17639 Bellflower Boulevard, Bellflower, California.

GABRIEL ENVIRONMENTAL GROUP PAGE 12

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

3.2 Site and Vicinity General Characteristics
The site under consideration in this project consists of approximately 3.63 acres of vacant land. The subject property was previously improved with automotive dealerships and related improvements, collision centers and a restaurant.

All the previous improvements have been removed from the subject site. The remnants of concrete paved parking areas were noted at the subject site. The balance of the subject site is covered with natural vegetation and gravel. All of the vegetation appeared to be healthy and absent of discoloration.

3.3 Current Use of the Property
The subject site consists of cleared land at the present.

3.5 Site Utilities
The City of Bellflower supplies water and sanitary sewage facilities for the general area where the subject site is located. Gas and electricity are supplied by private utility companies.

3.6 Current Uses of Adjoining Properties
To the north of the subject site is Ramona Street, across from which is a tire and auto accessory sales facility. To the south is Cedar Street, across from which is a used car sales facility. To the east is Bellflower Boulevard, across from which are a restaurant, a commercial strip center, an automotive repair shop and a carwash facility. To the west are residential dwellings and a commercial building consisting of a number of automotive repair services tenants.

4. User Provided Information

4.1 Title Records
A historical chain -of -title search was not within the scope -of -work to be provided by GEG. A title search was not available and was not provided to GEG by the client before this report was completed.

4.2 Environmental Liens and Activity and Use Limitations Activity and use limitations are legal or physical restrictions or limitations of the use of, or access to, a site or facility.

They are used to reduce or eliminate potential exposure to hazardous substances or petroleum products in the soil or groundwater on the property or to prevent activities that could interfere with the effectiveness of a response action, in order to ensure maintenance of a condition of no significant risk to public health or the environment. These legal or physical restrictions are intended to prevent adverse impacts to individuals or populations that may be exposed to hazardous substances and petroleum products in the soil or groundwater on the property. AULs indicate that residual levels of hazardous substances or petroleum products may be present on a property. No activity and use limitations were identified in the databases searched and listed in the EDR Report.

4.3 Reason for Performing the Phase I ESA
The Phase I is being prepared to identify any recognized environmental conditions, to identify any potential environmental conditions that could materially impact the operation of his future busies, and to satisfy one of the requirements to qualify for one of the landowner liability protections (a defense to CERCLA liability).

4.4 Prior Environmental Reports
No previous Phase I ESA was provided to GEG for its review.

GABRIEL ENVIRONMENTAL GROUP PAGE 13

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

5. Records Review

5.1 Standard Environmental Record Sources
EDR, a third party database company, provided information from State and Federal governmental agencies (directly or through secondary sources). A review of the EDR Report was conducted to identify past and present land use activities that could impact the subject site. A summary of pertinent information on the subject property and its surrounding area (provided by EDR) is given below. GEG requested that EDR provide information using the approximate minimum search distance set forth in ASTM E 1527-13.

The subject site was listed in the following databases searched by EDR: HAZNET, HIST UST, RGA LUST, LUST, ECHO, Los Angeles County HMS, ENF, HIST CORTESE, CERS, RCRA-NLR, FINDS and EMI.

The subject site addressed at 17625 Bellflower Boulevard was listed in the EDR Historical Auto Station database as a gasoline service station from 2009 to 2013. Mama Fina, the former tenant, was listed as a gasoline service station.

Based on the review of the historical records, it appears to have consisted of a restaurant. The listing in the EDR Auto Station database appears to be in error.

The subject site addressed at 11617 Bellflower Boulevard was listed in the HAZNET, HIST UST, Los Angeles County HMS, RCRA-SQG, FINDS and ECHO databases. Four USTs (underground storage tanks) were installed at this section of the subject site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

The subject site addressed at 11639 Bellflower Boulevard was listed in the LUST, RGA LUST, CERS, ENF, HAZNET, Los Angeles County HMS, RCRA-NLR, EMI, FINDS and ECHO databases. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal activities. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

GEG has reviewed the unmapped sites in the database and none of the sites or uses listed appear to have been located at the subject site.

5.1.1 SEMS (Superfund Enterprise Management System):

SEMS tracks hazardous waste sites, potentially hazardous waste sites, and remedial activities performed in support of EPA's Superfund Program across the United States. The list was formerly known as CERCLIS, renamed to SEMS by the EPA in 2015. The list contains data on potentially hazardous waste sites that have been reported to the USEPA by states, municipalities, private companies and private persons, pursuant to Section 103 of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). This dataset also contains sites which are either proposed to or on the National Priorities List (NPL) and the sites which are in the screening and assessment phase for possible inclusion on the NPL. Based on the database review, no SEMS or SEMS-Archive sites were noted within a half of a mile radius from the subject site.

5.1.2 National Priorities List (NPL) Sites:

The National Priority List (NPL) identifies those sites that are currently involved in CERCLA or Superfund actions related to abandoned or inactive hazardous wastes. It is compiled from the designated CERCLIS list. NPL sites are prioritized as to their significant risk to human health and the environment. This list targets those sites to receive remedial funding under CERCLA. The NPL lists the nation's highest priority sites for remedial action. Only NPL sites can receive CERCLA funding. According to the environmental database search, no NPL sites were found within a mile radius from the subject site.

GABRIEL ENVIRONMENTAL GROUP PAGE 14

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

5.1.3 Resource Conservation and Recovery Act (RCRA) Sites Based on the environmental database review, nine RCRA-SQG and 17 RCRA-NLR registered facilities were found located within a quarter of a mile radius from the subject site. The RCRA NLR list contains all previously registered hazardous waste generators that are no longer actively reporting to the EPA, either temporarily or permanently.

Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

5.1.4 Corrective Action Report (CORRACTS) Sites:

CORRACTS is a list of handlers with RCRA Corrective Action Activity. This report shows which nationally -defined corrective action core events have occurred for every handler that has had corrective action activity. Based on the environmental database review, no CORRACTS registered facilities were found located within a mile radius from the subject site.

5.1.5 Petroleum Storage Tanks (PST's)
According to the database review, two registered underground storage tank (UST) sites were found located within a quarter of a mile radius from the subject property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

SWEEPS (Statewide Environmental Evaluation and Planning System) is the underground storage tank listing, updated and maintained by a company contacted by the SWRCB in the early 1980s. The listing is no longer updated or maintained. According to the database review, seven SWEEPS UST sites were found within a quarter of a mile radius from the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

HIST UST is a Historical UST Registered Database. A review of the HIST UST list, as provided by EDR, has revealed that there are six HIST UST sites within approximately a quarter of a mile from the target property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

CA FID is the Facility Inventory Database that contains active and inactive underground storage tank locations. The source of this information is from the State Water Resource Control Board. According to the database review, three CA FID sites were found within a quarter of a mile radius from the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

The CERS (California Environmental Reporting System) Tanks is a list of sites in the California Environmental Protection Agency (CaIEPA) Regulated Site Portal which fall under the Aboveground Petroleum Storage and Underground Storage Tank regulatory programs. According to the database review, one CERS Tanks site was found within a quarter of a mile radius from the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

5.1.6 Leaking Petroleum Storage Tanks within the ASTM Search Area The Leaking Underground Storage Tank Incident Reports contain an inventory of reported leaking underground storage tank incidents. The data come from the State Water Resources Control Board Leaking Underground Storage Tank Information System. According to the environmental database review, 18 registered LUST (Leaking Underground Storage Tank) facilities were found located within a half a mile radius from the subject property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

GABRIEL ENVIRONMENTAL GROUP PAGE 15

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
California Regional Water Quality Control Board's SLIC (spills, leaks, investigation, and cleanups) records contain any sites that impact groundwater or have the potential to impact groundwater. A review of California SLIC lists revealed the presence of one SLIC site within a quarter of a mile radius from the subject site. Based on its status and its distance from the subject site, it was not deemed likely to constitute an environmental concern to the subject site.

5.1.8 California Voluntary Cleanup Program Sites
The California Voluntary Cleanup Program was established to provide administrative, technical, and legal incentives to encourage the cleanup of contaminated sites in California. No California Voluntary Program Cleanup Sites were found located within a half of a mile radius from the subject property.

5.1.9 Tribal Records
According to EDR, no Indian reservation was found within a mile radius of the subject site.

5.1.10 Activity and Use Limitations (AULs)
AUL sites are sites that have institutional controls. According to the environmental database review, no AUL sites were located within half a mile from the subject property.

5.1.11 Other
The Department of Toxic Substances Control's (DTSC's) Site Mitigation and Brownfields Reuse Program's (SMBRP's) EnviroStor database identifies sites that have known contamination or sites for which there may be reasons to investigate further. The database includes the following site types: Federal Superfund sites (National Priorities List (NPL), State Response, including Military Facilities and State Superfund; Voluntary Cleanup; and School sites.

EnviroStor provides similar information to the information that was available in CalSites, and provides additional site information, including, but not limited to, identification of formerly -contaminated properties that have been released for reuse, properties where environmental deed restrictions have been recorded to prevent inappropriate land uses, and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites. A review of the ENVIROSTOR list, as provided by EDR, has revealed that there are five ENVIROSTOR sites within approximately a mile of the target property. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

A review of CORTESE list, as provided by EDR, has revealed that there are one CORTESE and 14 HIST CORTESE sites within approximately half of a mile of the target property. This database identifies public drinking water wells with detectable level of contamination, hazardous substance site selected for remedial action, sites with known toxic material identified through the abandoned site assessment program, sites with USTs having a reportable release and all solid waste disposal facilities from which there is known migration. The source is California Environmental Protection Agency/Office of Emergency Information. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

According to the database review, two Drycleaners sites were found within a quarter of a mile radius of the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

GABRIEL ENVIRONMENTAL GROUP PAGE 16

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
The CERS HAZ WASTE is the listing of sites in the California Environmental Protection Agency (CaIEPA) Regulated Site Portal which fall under the Hazardous Chemical Management, Hazardous Waste Onsite Treatment, Household Hazardous Waste Collection, Hazardous Waste Generator, and RCRA LQ HW Generator programs. According to the database review, four CERS HAZ WASTE sites were found within a quarter of a mile radius of the subject site. Based on its topographical elevation, reported status and/or its distance from the site, it was not deemed likely to constitute a significant environmental risk to the subject site.

The following were also found in the databases: FINDS; three sites, ECHO; two sites, EMI; one site, ENF; one site, HAZNET; seven sites, Los Angeles County HMS; nine sites, EDR Historical Cleaners; four sites and EDR US Historical Auto Stations; four sites. The listings were not deemed to constitute an environmental concern to the subject site.

5.1.12 Vapor Intrusion Assessment
GEG has performed a Vapor Intrusion Assessment (initial screening) in conformance with the scope and limitations of the Standard Practice E 2600-10 on the property located at 17617-17639 Bellflower Boulevard, Bellflower, Los Angeles County, California. In the professional opinion of GEG, an appropriate level of assessment has been conducted consistent with good commercial and customary practice in an effort to minimize liability, and some evidence or indication of potential vapor intrusion conditions (pVIC) or vapor intrusion conditions (VIC) has been revealed, as discussed below.

5.1.13 File Review
Per the ASTM E 1527-13 standards, if a subject site is listed on any database as having a violation, spill, leak incident, leaking underground storage tank system or is listed as a voluntary cleanup site, the Environmental Professional shall conduct research directly with the regulatory agency regarding such and report the findings in the Phase I ESA report.

The subject site was listed in the LUST database. GEG reviewed the relevant information.

5.2 Additional Environmental Record Sources
GEG inquired about emergency responses and other incidents that could have occurred at the subject site.

5.2.1 Property Tax
GEG was able to obtain parcel map information from the Los Angeles County Assessor's website, which is attached in the appendix section of the report.

5.2.2 California UST and LPST databases
The State UST and LPST databases were searched to find out if the subject site was listed in either or both databases.

5.3 Physical Setting Sources
Potential receptors are surface or subsurface features present or adjacent to the site. These include storm sewer inlets, sanitary sewer manholes/subsurface piping, underground telephone utilities, and natural receptors that are in the vicinity of the property in review.

GABRIEL ENVIRONMENTAL GROUP PAGE 17

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

5.3.1 Topographical Maps
Under natural, undisturbed conditions, shallow groundwater flow generally follows the surface topography of the land.

However, localized conditions may alter groundwater flow. According to the United States Geological Survey (USGS)

7.5 Minute Topographical Map, Long Beach Quadrangle, which covers the area in review, the subject property is located at an elevation of 66 feet above sea level.

5.3.2 Geology
A Custom Soil Resource Report is attached at the end of the report.

5.3.3 Flood Zone
Flood Insurance Rate Maps, published by FEMA, were reviewed. The subject site is located within the 500 -year flood zone.

5.4 Historical Use Information on the Property

5.4.1 Aerial Photographs:

A historical aerial photograph search was conducted on the subject property. The aerial photographs obtained are from 1928, 1938, 1948, 1954, 1964, 1970, 1977, 1981, 1983, 1990, 1995, 2002, 2005, 2009, 2012 and 2016. The aerial photographs were reviewed for visual evidence of past land usage that could have adversely impacted the subject site or properties surrounding the site. The aerial photograph review is primarily applicable for general site use chronology. Most of the aerials reviewed are not of large enough scale or of sufficient clarity to depict site -specific conditions. In the photos from 1928 to 1948, residential dwellings are noted at the subject site. In the photo from 1952, a number of commercial buildings are noted at the subject site. In the photo from 1963, commercial buildings with rows of automobiles are noted at the subject site. In the photos from 1963 to 2002, no significant changes are noted. By the photo in 2005, the former operations appear to have been ceased but the improvements had remained at the subject site. In the photos from 2005 to 2016, no significant changes are noted at the subject site.

5.4.2 Topographic Maps:

A historical topographic map search was conducted on the subject property to evaluate potential liability on the target property and its surrounding area, resulting from past activities. A topographic map is a color -coded line -and -symbol representation of natural and selected artificial features plotted to a scale. Topographic maps show the shape, elevation, and development of the terrain in precise detail by using contour lines and color -coded symbols. The historical topographic maps obtained for the subject site are from 1896, 1899, 1902, 1925, 1935, 1942, 1943, 1947, 1950, 1954, 1972, 1981 and 2012. No potential environmental issues were noted at the subject property.

5.4.3 Sanborn Fire Insurance Maps:

GEG reviewed historical Sanborn Fire Insurance maps on the subject property to evaluate present and past land uses, structures, improvements, and historical development of the subject site and surrounding properties. EDR was contacted and asked to obtain the maps. Two maps were reviewed from 1925 and 1932. The subject site was not depicted in the maps provided by EDR.

5.4.4 City Directory Search:

A city directory search was conducted for the site. During the search, business directories including city, cross- reference, and telephone directories were reviewed, if available.

GABRIEL ENVIRONMENTAL GROUP PAGE 18

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
The following are the listings:
17617 Bellflower Avenue:
1962: Fladeboe Ray, Mercury -Comet
1964: Fladeboe Ray, Mercury -Comet
1971-2000: Fladeboe Ray, Lincoln —Mercury
2005: Car Rental Direct, Fladeboe Automotive Group
2010: Fladeboe Automotive Group, Ray Fladeboe Lincoln Mercury 2014: Fladeboe Automotive Group
17625 Bellflower Avenue:
1982-1987: Taco Bell
1992-2000: El Cilantro
2005: Chae Hye Son, Johns Burger
2010: Chae Hye Son, Mama Fina
2014: Not listed
17639 Bellflower Avenue:
1962: Safeway Stores
1962-1987: Suburban Pontiac
1992: Not listed
1995: Don Vee Jeep Eagle Inc
2000: Not listed
2005: Asbib Inc A California Corp, Cerritos Ford Inc, Cerritos Pontiac, Crown Auto Repair 2010-2014: Not listed
According to the city directory search, the subject site has been occupied by automotive dealerships and restaurants in the past. The findings are discussed in the report.

5.4.5 Historical Chain -of -Title Records
A historical chain -of -title was not provided or requested for this study. The historical uses of the property were researched using other data sources.

5.4.7 Zoning/Land Use
GEG understands that there are zoning restrictions for the area where the subject property is situated.

5.4.8 Additional Records
No additional historical records were included in the preparation of this report.

5.4.8.1 Historical Assessments
No previous Phase I ESA was provided to GEG for its review.

GABRIEL ENVIRONMENTAL GROUP PAGE 19

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

6. Site Reconnaissance

6.1 Methodology and Limiting Conditions
A GEG representative conducted a walking survey of the subject property to visually observe the site and structures on the site to the extent that they were not obstructed by bodies of water, adjacent buildings, or other obstacles. The objective of the site reconnaissance was to obtain information indicating the likelihood of identifying recognized environmental conditions in connection with the property.

The adjoining properties were observed from the site to determine if there was potential for impact to the site by recognized environmental conditions in connection with the adjacent properties.

No physical obstructions such as dense vegetation or water were present to obscure the site during the site inspection.

6.2 General Site Setting
The site is located in the City of Bellflower California, in an area that is developed with commercial uses.

6.3.1 Water and Sewage Systems
No water wells or septic tanks were noted at the subject site.

6.3.2 Hazardous Substance and Petroleum Product Use, Storage, Treatment, and Disposal No hazardous substance and/or petroleum product use, storage, treatment and disposal were noted during the site investigation.

6.3.3 Underground Storage Tanks/Above Ground Storage Tanks No evidence of underground storage tanks was noted at the subject site at the present.

6.3.4 PCB Containing Power Equipment
Polychlorinated biphenyls (PCBs), a hazardous group of chlorinated aromatic hydrocarbons, were used in a wide range of products including hydraulic and electrical equipment. PCB -containing equipment has the potential to cause soil and groundwater contamination. During the site visit, the property was surveyed for the presence of power transformers and other potential PCB containing electrical equipment. In accordance with State regulations, PCB containing transformers have been banned from use in California. Therefore, the presence of such in the transformers was not deemed likely.

6.3.5 Landfill Activity
A landfill is a disposal facility or part of a facility where hazardous waste is placed in or on land and which is not a land treatment facility, a surface impoundment, or an injection well. According to the EPA, a landfill is defined as an engineered (by excavation or construction) or natural hole in the ground where wastes have been disposed and are covered by backfilling or by contemporaneous soil deposition with waste disposal, covering wastes from view. The problems that the agency deems to be associated with landfills are the migration of leachate and wastes from it into the ground and adjacent surface and subsurface waters, subsidence of the ground in and above it, methane gas generation, the formation of pockets within it, and erosion. During the site visit, the subject site and area surrounding the property was surveyed for the evidence of landfill activity. None was found.

GABRIEL ENVIRONMENTAL GROUP PAGE 20

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

6.3.6 Surface Impoundments
No surface impoundments were noted at the subject site at the present.

6.3.7 Oil/Gas Wells
No evidence of oil/gas wells, storage tanks, or associated piping was discovered on the site during the site inspection.

6.3.8 Pipeline Easements
No pipeline easements were noted on the subject property during the site inspection.

6.3.9 Municipal Solid Waste Disposal
Municipal or contracted solid waste pick-up is available for the subject site.

6.3.10 Surface Water Drainage
The subject property appeared to be well drained.

6.3.11 Industrial Wastewater/Wastewater Treatment
No industrial wastewater/wastewater treatment facilities were noted at the subject site at the present.

6.3.12 Stressed Vegetation/Stained Soil/Odors/Fill material There was no significant physical or visual evidence of stressed vegetation, soil discoloration, odors, or other indicators of environmental exposure to the surface areas or soils on the subject property.

6.3.13 Air Emissions
There is no evidence of significant air emissions on site.

6.4 Environmental Observation at the Subject Site
17617 Bellflower Boulevard: The north two tracts addressed at 17617 Bellflower Boulevard were occupied by an automotive dealership from at least 1962 to 2014. Four USTs (underground storage tanks) were installed at this section of the site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

No tanks closure letters or reports were available to GEG. No subsurface investigation reports were available to GEG for its review. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation be conducted to determine whether former site activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11617 Bellflower Boulevard. 17639 Bellflower Boulevard: The south tract addressed at 17639 Bellflower Boulevard was occupied by automotive dealerships from 1962 to the early 2000s. Subsequently, a collision center occupied the subject tract. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

GABRIEL ENVIRONMENTAL GROUP PAGE 21

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
Based on the review of the historical information, the operations of the automotive dealerships ceased in the early 2000s. An automotive body repair shop or collision center most recently occupied the subject site. The subject site operated as automotive dealerships when at a time when there was lesser scrutiny on auto repair related uses and the use of underground storage tanks. Such automotive dealerships most likely had gasoline and waste oil USTs, hydraulic lifts, clarifiers, waste oil drain lines within the maintenance bays. All the former improvements appear to have been razed and removed from the subject site in 2017.

Data gaps were encountered regarding the soil conditions on the above suspected former automotive maintenance operations at the subject site. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation should be conducted to determine whether former activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11639 Bellflower Boulevard.

6.5 Exterior Observations at Adjoining Properties
To the north of the subject site is Ramona Street, across from which is a tire and auto accessory sales facility. To the south is Cedar Street, across from which is a used car sales facility. To the east is Bellflower Boulevard, across from which are a restaurant, a commercial strip center, an automotive repair shop and a carwash facility. To the west are residential dwellings and a commercial building consisting of a number of automotive repair services tenants.

7. Interviews/Questionnaires
The pre -survey questionnaire and user questionnaire were not completed as of the date of completion of this Phase I ESA.

8. Findings
17617 Bellflower Boulevard: The north two tracts addressed at 17617 Bellflower Boulevard were occupied by an automotive dealership from at least 1962 to 2014. Four USTs (underground storage tanks) were installed at this section of the site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

No tanks closure letters or reports were available to GEG. No subsurface investigation reports were available to GEG for its review. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation be conducted to determine whether former site activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11617 Bellflower Boulevard. 17639 Bellflower Boulevard: The south tract addressed at 17639 Bellflower Boulevard was occupied by automotive dealerships from 1962 to the early 2000s. Subsequently, a collision center occupied the subject tract. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

Based on the review of the historical information, the operations of the automotive dealerships ceased in the early 2000s. An automotive body repair shop or collision center most recently occupied the subject site. The subject site operated as automotive dealerships when at a time when there was lesser scrutiny on auto repair related uses and the use of underground storage tanks. Such automotive dealerships most likely had gasoline and waste oil USTs, hydraulic lifts, clarifiers, waste oil drain lines within the maintenance bays. All the former improvements appear to have been razed and removed from the subject site in 2017.

GABRIEL ENVIRONMENTAL GROUP PAGE 22

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
Data gaps were encountered regarding the soil conditions on the above suspected former automotive maintenance operations at the subject site. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation should be conducted to determine whether former activities have resulted in soil or groundwater contamination at the section of the subject site addressed at 11639 Bellflower Boulevard.

The above are considered recognized environmental conditions that require further assessment.

The subject site addressed at 17625 Bellflower Boulevard was listed in the EDR Historical Auto Station database as a gasoline service station from 2009 to 2013. Mama Fina, the former tenant, was listed as a gasoline service station.

Based on the review of the historical records, it appears to have consisted of a restaurant. The listing in the EDR Auto Station database appears to be in error.

The subject site addressed at 11617 Bellflower Boulevard was listed in the HAZNET, HIST UST, Los Angeles County HMS, RCRA-SQG, FINDS and ECHO databases. Four USTs (underground storage tanks) were installed at this section of the subject site. Three USTs were installed in 1970 and the date of installation of the other UST is unknown. The USTs were used for the storage of waste oil, motor oil and automotive fluids.

The subject site addressed at 11639 Bellflower Boulevard was listed in the LUST, RGA LUST, CERS, ENF, HAZNET, Los Angeles County HMS, RCRA-NLR, EMI, FINDS and ECHO databases. According to the database review, on October 25, 1990, a leak was discovered at the subject site during tank removal activities. The leak was reported to the regulatory agency. On November 16, 1992, case closure was issued.

The above are considered historical recognized environmental conditions that do not require further assessment.

No controlled recognized environmental conditions were identified during the course of this Phase I ESA.

It is unlikely that listed surrounding sites could have adversely impacted the subject site due to their proximity to the site, status, or to the nature of the event that had transpired. No off -site recognized environmental conditions were identified that were likely to impact the subject property.

No de minimis environmental conditions were identified in connection with the subject site during the course of this Phase I ESA.

9. Data Gaps
A data failure is a failure to achieve historical research objectives even after reviewing the standard historical sources that are reasonably ascertainable and likely to be useful. A data gap is a lack or inability to obtain information required by this practice despite good faith efforts by the environmental professional to gather such information. Data gaps were encountered that are outlined in the report.

GABRIEL ENVIRONMENTAL GROUP PAGE 23

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188

10. Conclusions
GEG has performed a Phase I ESA in conformance with the scope and limitations of the Standard Practice E 1527-13 on the property located at 17617-17639 Bellflower Boulevard, Bellflower, Los Angeles County, California. In the professional opinion of GEG, an appropriate level of inquiry has been made into the previous ownership and use of the property consistent with good commercial and customary practice in an effort to minimize liability, and evidence or indication of historical recognized environmental conditions was revealed which does not require further assessment; and recognized environmental conditions that do require further assessment, as outlined above. GEG recommends that a geophysical survey be conducted to look for abnormal anomalies in the subsurface, usually indicative of an underground storage tank/s, and a Phase II subsurface investigation should be conducted to determine whether former activities have resulted in soil or groundwater contamination at the subject site.

11. Deviations
Other than listed above in this report, GEG did not deviate from ASTM E 1527-13.

12. Additional Services
No additional services, such as asbestos or lead -based paint surveys, were conducted.

13. References

13.1 Regulatory Records and Public Documents:

The third party database companies who provided the information presented in the report is EDR.

13.2 Published References:

13.2.1 American Society for Testing and Materials (ASTM) Standard Practice for Site Assessments: Phase I Environmental Site Assessment Process (E 1527-13).

13.2.2 United States Department of the Interior Geological Survey; 7.5 -Minute Series (Topographic) map, Long Beach Quadrangles, California.

14. Signatures of Environmental Professionals
Signatures of site investigators and/or environmental professionals who participated in the site investigation, report preparation, project management, or report review.

Hani Gabriel
Environmental Professional
GABRIEL ENVIRONMENTAL GROUP PAGE 24

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
Wdmr, ilfv1
Salamat Ullah
Project Manager
Environmental Professional

15. Qualifications of Environmental Professionals
Resumes of key environmental professionals are attached at the end of this report. The Environmental professionals listed above are responsible for conducting this Phase I and preparation of this report. We declare that to the best of our professional judgment and belief, we meet the definition of Environmental professional as defined in 312.10 of 40 CFR 312 and we have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. We have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

16. Appendices
GABRIEL ENVIRONMENTAL GROUP PAGE 25

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
APPENDIX 16.1

SITE MAPS/

INFORMATION

GABRIEL ENVIRONMENTAL GROUP

17-17639 BELLFLOWER BLVD
7161-012-002 •
7161-012-001
JACK R. CLINE, JR.

Senior Vice President, Principal
LIC NO 00854279
[email protected]
323.767.2025
lirkLEE &

ASSOCIATES

COMMERCIAL REAL ESTATE SERVICES
Lee & Associates®- Commerce, Inc.

CORP ID 01125429
500 Citadel Dr, Ste 140, Commerce, CA 90040
P: 323.720.84841 F: 323.720.84741 LEE-ASSOCIATES.COM
liftLEE &

ASSOCIATES

TEAM I CLINE
HAM-CLINE.COM

2008

MAPPING AND GIS

SERVICES
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JACK R. CLINE, JR.

Senior Vice President, Principal
LIC NO 00854279
[email protected]
323.767.2025
irkLEE &

ASSOCIATES

COMMERCIAL REAL ESTATE SERVICES
Lee & Associates®- Commerce, Inc.

CORP ID 01125429
500 Citadel Dr, Ste 140, Commerce, CA 90040
P: 323.720.8484 1 F: 323.720.8474 1 LEE-ASSOCIATES.COM
liftLEE &

ASSOCIATES

TEAM I CLINE
TEAM-CLINE.COM

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal Summary
AIN:7161-012-040 7
Situs Address:
17639 BELLFLOWER BLVD
BELLFLOWER CA 90706-6611
Use Type: Vacant Land
Parcel Type: Regular Fee Parcel
Tax Rate Area: 11274
Parcel Status: ACTIVE
Create Date: 02/04/1991
Delete Date:

Tax Status: CURRENT
Year Defaulted:

Exemption: None
Building & Land Overview
Use Code: 100V
Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt: 0
Year Built:

Effective Year:

Land SqFt: 68,692
( http://assessormap.co.la.ca . us/Geocortex/Essentials/REST/sites/PAI S/VirtualDirectory/AssessorMapsNiewMap. html?vat=7161-012) Pa cel Map ( http://assessormap.co.la.ca.us/Geocortex/Essentials/REST/sites/PATS/VirtualDirectory/AssessorMaps/ViewMap.html?vat=7161-012) / Map Index (ht p://maps.assessor.lacounty.gov/Geocortex/Essentials/REST/sites/PATS/VirtualDirectory/AssessorMaps/ViewMap.html?vat=7161-NDX) 2020 Roll Preparation
2,281,987 $
0 $
2,281,987 $
Assessor's Responsible Division
District: South District Office
Region: 26
Cluster: 26613 PARAMOUNT/BLLF
2019 Current Roll RC Year
2,237,243 T 2008 $
0 T 2018 $
2,237,243 $
South District Office ( https://maps.google.com/?q=1401+E.+Willow+St.+Signal+Hill % 2C+CA+90755) 9 1401 E. Willow St.

Signal Hill, CA 90755
Phone: (562) 256-1701
Toll Free: 1 (888) 807-2111
M -F 7:30 am to 5:00 pm
2008 Base Value
1,900,000
0 1,900,000
https://portal.assessor.lacounty.gov/parceldetail/7161012040 1/4

12/16/2019
LI/J1Ii llJ I ar1I iytxl�aU
Parcel Detail - Los Angeles County Assessor Portal
ef: bar St Harvard 51 • .-�8y
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7th S1 44 = , •.` —IT yaaga d
https://portal.assessor.lacounty.gov/parceldetail/7161012040 2/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal Use Code: 100V (Vacant Land)
1 = Commercial
0 = Commercial
0 = Unused or Unknown Code (No Meaning)
V = Vacant Land
Building Information
SUBPART:

Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt:

Year Built:

Effective Year:

Depreciation:

RCN Other:

RCN Other Trended:

Year Change:
0 //
$0
$0
Design Type:

SUMMARY: Total
# of Units: 0
Beds/Baths: 0/0
Building SqFt: 0
Avg SqFt/Unit:

V Events History
Ownership () Parcel Change ()
Show Re -Assessable Only:

Recording Date
Seq. #
Re -Assessed
# Parcels
%
Ver. Code
DTT Sale Price
Assessed Value
01/07/2016
50 No
1 00%-0
1 $
9 $
2,263,543
07/06/2015
50 No

00./0-0
$
0 $
2,219,160
04/22/2013
50 No

00./0-0
$
0 $
2,143,011
03/31/2008
50 Yes
1 00%-0
K
$
2,000,020
$
2,000,000
04/06/2007
50 No
00%-0
$
0 $
2,040,000
12/19/2006
50 Yes
1 00%-0
K
$
2,000,020
$
2,000,000
09/19/2000
50 Yes
1 00./o-0
K
$
1,475,000
$
1,457,000
05/04/1988
75 Yes

00./0-0
$
0 $
1,508,584
✓Assessment History
Show AII: Hide Inactive Rolls:

Showing 1 to 10 of 41 entries.

Bill Number
Bill
Type
Bill
Status
Date to
Auditor
Recording
Date
Total Value
Land Value
Improvement Value
220-PSEG
01/07/2016
$
2,281,987
$
2,281,987
$
2190001
C
A
12/01/2019
01/07/2016
$
2,237,243
$
2,237,243
$
0 2190000
R
I
07/01/2019
01/07/2016
$
2,354,988
$
2,237,243
$
117,745
2180001
C
A
12/01/2019
01/07/2016
$
2,193,376
$
2,193,376
$
0 2180000
R
I
07/19/2018
01/07/2016
$
2,308,813
$
2,193,376
$
115,437
2170100
N
A
12/01/2019
01/07/2016
$
2,150,369
$
2,150,369
$
0 2170000
R
A
06/26/2017
01/07/2016
$
2,263,543
$
2,150,369
$
113,174
2160000
R
A
07/05/2016
07/06/2015
$
2,219,160
$
2,108,205
$
110,955
2150000
R
A
06/23/2015
04/22/2013
$
2,185,827
$
2,076,538
$
109,289
2140001
C
A
04/19/2015
04/22/2013
$
2,143,011
$
2,035,862
$
107,149
1 2 3 4 5 »
https://portal.assessor.lacounty.gov/parceldetail/7161012040 3/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal © 2017- Los Angeles County Assessor
Contact Us ( https://assessor.lacounty.gov/contact-us/) I Disclaimer (disclaimer) I FAQ (fag) PDB Effective Date: 12/08/2019
f ( https://facebook.com/LACAssessor)
y ( https://www.twitter.com/LACASSESSOR)
jn ( https://www.linkedin.com/company/los-angeles-county-office-of-the-assessor) ( https://youtube.com/user/lacountyassessor)
https://portal.assessor.lacounty.gov/parceldetail/7161012040 4/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal Summary
AIN: 7161-012-001 4
Situs Address:
17625 BELLFLOWER BLVD
BELLFLOWER CA 90706-6611
Use Type: Vacant Land
Parcel Type: Regular Fee Parcel
Tax Rate Area: 11274
Parcel Status: ACTIVE
Create Date:

Delete Date:

Tax Status: CURRENT
Year Defaulted:

Exemption: None
Building & Land Overview
Use Code: 100V
Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt: 0
Year Built:

Effective Year:

Land SqFt: 10,450
( http://assessormap.co.la.ca . us/Geocorte)/Essentials/REST/sites/PAI S/VirtualDirectory/AssessorMapsNiewMap. html?vat=7161-012) Pa cel Map ( http://assessormap.co.la.ca.us/Geocortex/Essentials/REST/sites/PATS/VirtualDirectory/AssessorMaps/ViewMap.html?vat=7161-012) / Map Index (ht p://maps.assessor.lacounty.gov/Geocortex/Essentials/REST/sites/PATS/VirtualDirectory/AssessorMaps/ViewMap.html?vat=7161-NDX) 2020 Roll Preparation
394,091 $
0 $
394,091 $
Assessor's Responsible Division
District: South District Office
Region: 26
Cluster: 26613 PARAMOUNT/BLLF
2019 Current Roll RC Year
386,364 T 2013 $
0 T 2018 $
386,364 $
South District Office ( https://maps.google.com/?q=1401+E.+Willow+St.+Signal+Hill % 2C+CA+90755) 9 1401 E. Willow St.

Signal Hill, CA 90755
Phone: (562) 256-1701
Toll Free: 1 (888) 807-2111
M -F 7:30 am to 5:00 pm
2013 Base Value
350,000
0 350,000
https://portal.assessor.lacounty.gov/parceldetail/7161012001 1/4

12/16/2019
owl, JJ17 %W t.:aty
Parcel Detail - Los Angeles County Assessor Portal
,LOSUFW N VU5 D- r-._ O A I Ny kidst �'
▪ Bntnst'F 8
Han.dst € \i—�— ALOHDRABLVD=6
N .aye ,, Layers ! HulbalwIup.t•c 31 L� • • L_
Un•St 1 • https://portal.assessor.lacounty.gov/parceldetail/7161012001 2/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal Use Code: 100V (Vacant Land)
1 = Commercial
0 = Commercial
0 = Unused or Unknown Code (No Meaning)
V = Vacant Land
Building Information
SUBPART:

Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt:

Year Built:

Effective Year:

Depreciation:

RCN Other:

RCN Other Trended:

Year Change:
0 //
$0
$0
Design Type:

SUMMARY: Total
# of Units: 0
Beds/Baths: 0/0
Building SqFt: 0
Avg SqFt/Unit:

V Events History
Ownership () Parcel Change ()
Show Re -Assessable Only:

Recording Date
Seq. #
Re -Assessed
# Parcels
%
Ver. Code
DTT Sale Price
Assessed Value
01/07/2016
50 No
1 00%-0
1 $
9 $
583,569
07/06/2015
50 No

00./0-0
$
0 $
572,128
04/22/2013
50 No

00./0-0
$
0 $
552,497
04/02/2013
50 Yes
1 00%-0
K
$
550,000
$
550,000
02/02/2006
50 No
00%-0
$
0 $
339,585
04/13/2004
50 Yes
1 00%-0
A
$
320,000
$
320,000
02/03/1984
50 Yes
1 00./o-0
A
$
0 $
240,000
04/11/1967
50 Yes

00./0-0
$
0 $
0 ✓Assessment History
Show AII: Hide Inactive Rolls:

Showing 1 to 10 of 49 entries.

Bill Number
Bill
Type
Bill
Status
Date to
Auditor
Recording
Date
Total Value
Land Value
Improvement Value
220-PSEG
01/07/2016
$
394,091
$
394,091
$
2190001
C
A
12/01/2019
01/07/2016
$
386,364
$
386,364
$
0 2190000
R
I
07/01/2019
01/07/2016
$
607,144
$
386,364
$
220,780
2180001
C
A
12/01/2019
01/07/2016
$
378,789
$
378,789
$
0 2180000
R
I
07/19/2018
01/07/2016
$
595,240
$
378,789
$
216,451
2170100
N
A
12/01/2019
01/07/2016
$
371,362
$
371,362
$
0 2170000
R
A
06/26/2017
01/07/2016
$
583,569
$
371,362
$
212,207
2160000
R
A
07/05/2016
07/06/2015
$
572,128
$
364,081
$
208,047
2150000
R
A
06/23/2015
04/22/2013
$
563,535
$
358,613
$
204,922
2140001
C
A
04/19/2015
04/22/2013
$
552,497
$
351,589
$
200,908
1 2 3 4 5 »
https://portal.assessor.lacounty.gov/parceldetail/7161012001 3/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal © 2017- Los Angeles County Assessor
Contact Us ( https://assessor.lacounty.gov/contact-us/) I Disclaimer (disclaimer) I FAQ (fag) PDB Effective Date: 12/08/2019
f ( https://facebook.com/LACAssessor)
y ( https://www.twitter.com/LACASSESSOR)
jn ( https://www.linkedin.com/company/los-angeles-county-office-of-the-assessor) ( https://youtube.com/user/lacountyassessor)
https://portal.assessor.lacounty.gov/parceldetail/7161012001 4/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal v Summary
AIN: 7161-012-003 2
Situs Address:
17617 BELLFLOWER BLVD
BELLFLOWER CA 90706-6611
Use Type: Vacant Land
Parcel Type: Regular Fee Parcel
Tax Rate Area: 11274
Parcel Status: ACTIVE
Create Date:

Delete Date:

Tax Status: CURRENT
Year Defaulted:

Exemption: None
Building & Land Overview
Use Code: 100V
Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt: 0
Year Built:

Effective Year:

Land SqFt: 41,701
( http://assessormap.co.la.ca.us/Geocortex/Essentials/REST/sites/PAISNirtualDirectory/AssessorMaps/ViewMap.html?vat=7161-012) Parcel Map ( http://assessormap.co.la.ca.us/Geocortex/Essentials/REST/sites/PAISNirtualDirectory/AssessorMapsNiewMap.html?vat=7161-012) / Map Index ( http://maps.assessonlacou nty.gov/Geocortex/Essentials/REST/sites/PAISNirtualDirectory/AssessorMapsNiewMap.html?vat=7161-N DX) 2020 Roll Preparation
1,148,501 $
0 $
1,148,501 $
Assessor's Responsible Division
District: South District Office
Region: 26
Cluster: 26613 PARAMOUNT/BLLF
2019 Current Roll RC Year
1,125,982 T 2012 $
0 T 2018 $
1,125,982 $
South District Office ( https://maps.google.com/?q=1401+E.+Willow+St.+Signal+Hill % 2C+CA+90755) 9 1401 E. Willow St.

Signal Hill, CA 90755
Phone: (562)256-1701
Toll Free: 1 (888) 807-2111
M -F 7:30 am to 5:00 pm
2012 Base Value
1,000,000
0 1,000,000
https://portal.assessor.lacounty.gov/parceldetail/7161012003 1/4

12/16/2019
01/31/111? 3:0ld 9slxt::-t
Parcel Detail - Los Angeles County Assessor Portal
ALONDRA Pa vn
Layers
no, St
ton S1 .
-- -,,- ---3C " -rib 1I 1 -
t,. St Rr.rd St [ % - - .—
`4""i!,1.4,,...3.
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&Ants S�
Parts Sti
Ar• 5• Bwcn Std A
RTES-1;(1p - �g i o. .rm St RT IE I'.V. `1
- Bart, S -mot ty St
_ _ _—._.( - _pp_ . —ARTESIABWD - AA.\raaR a
aA4. SI �L I 1 8 Ran :.n.-n.St �-�_ �3• ._ `'
.63.31 a s - AR TESTA BLVD---, I�—•
,St
E Gm St a i ' Cme. 51 Gdar 31 K is
•St o 3a
51 St Row St s, S q le Fo
E P196 Y 51 - _ --.....--_______.110•• a
(Haldtrp 5l a• •
As.nn St Marro,. SI I ;: 7 9�! T�'a•
F JaM.fl vQ •
Lcu.ryst j it • •m . •i j S I # :+': 1'3 untA:

EEaJara3t S`2'Se : https://portal.assessor.lacounty.gov/parceldetail/7161012003 2/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal Use Code: 100V (Vacant Land)
1 = Commercial
0 = Commercial
0 = Unused or Unknown Code (No Meaning)
V = Vacant Land
Building Information
SUBPART:

Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt:

Year Built:

Effective Year:

Depreciation:

RCN Other:

RCN Other Trended:

Year Change:
0 //
$0
$0
Design Type:

SUMMARY: Total
# of Units: 0
Beds/Baths: 0/0
Building SqFt: 0
Avg SqFt/Unit:

V Events History
Ownership () Parcel Change ()
Show Re -Assessable Only:

Recording Date
Seq. #
Re -Assessed
# Parcels
%
Ver. Code
DTT Sale Price
Assessed Value
01/07/2016
50 No
2 00%-0
2 $
9 $
1,142,864
07/06/2015
50 No

00./0-0
$
0 $
1,120,456
04/22/2013
50 No

00./0-0
$
0 $
1,082,009
08/18/2011
50 Yes
2+

00./0-0
M
$
2,000,000
$
1,056,000
08/02/2011
50 Yes
2+
00%-0
M
$
0 $
1,056,000
11/27/2010
50 Yes
2 00%-0
2 $
9 $
1,052,000
08/05/2008
50 No
00%-0
$
0 $
449,677
06/05/2008
50 No
00%-0
$
0 $
0 05/20/1970
50 Yes

00./c.-0
$
0 $
0 ✓Assessment History
Show AII: Hide Inactive Rolls:

Showing 1 to 10 of 47 entries.

Bill Number
Bill
Type
Bill
Status
Date to
Auditor
Recording
Date
Total Value
Land Value
Improvement Value
220-PSEG
01/07/2016
$
1,148,501
$
1,148,501
$
2190001
C
A
12/01/2019
01/07/2016
$
1,125,982
$
1,125,982
$
0 2190000
R
I
07/01/2019
01/07/2016
$
1,189,035
$
1,125,982
$
63,053
2180001
C
A
12/01/2019
01/07/2016
$
1,103,904
$
1,103,904
$
0 2180000
R
I
07/19/2018
01/07/2016
$
1,165,721
$
1,103,904
$
61,817
2170100
N
A
12/01/2019
01/07/2016
$
1,082,259
$
1,082,259
$
0 2170000
R
A
06/26/2017
01/07/2016
$
1,142,864
$
1,082,259
$
60,605
2160000
R
A
07/05/2016
07/06/2015
$
1,120,456
$
1,061,039
$
59,417
2150000
R
A
06/23/2015
04/22/2013
$
1,103,627
$
1,045,102
$
58,525
2140001
C
A
04/19/2015
04/22/2013
$
1,082,009
$
1,024,630
$
57,379
https://portal.assessor.lacounty.gov/parceldetail/7161012003 3/4

12/16/2019
1 2 3 4 5
Parcel Detail - Los Angeles County Assessor Portal
© 2017- Los Angeles County Assessor
Contact Us ( https://assessor.lacounty.gov/contact-us/) I Disclaimer (disclaimer) I FAQ (fag) PDB Effective Date: 12/08/2019
f ( https://facebook.com/LACAssessor)
( https://www.twitter.com/LACASSESSOR)
in ( https://www.linkedin.com/company/los-angeles-county-office-of-the-assessor) ® ( https://youtube.com/user/lacountyassessor) https://portal.assessor.lacounty.gov/parceldetail/7161012003 4/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal v Summary
AIN:7161-012-002 3
Situs Address:
17617 BELLFLOWER BLVD
BELLFLOWER CA 90706-6611
Use Type: Vacant Land
Parcel Type: Regular Fee Parcel
Tax Rate Area: 11274
Parcel Status: ACTIVE
Create Date:

Delete Date:

Tax Status: CURRENT
Year Defaulted:

Exemption: None
Building & Land Overview
Use Code: 100V
Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt: 0
Year Built:

Effective Year:

Land SqFt: 37,273
( http://assessormap.co.la.ca.us/Geocortex/Essentials/REST/sites/PAISNirtualDirectory/AssessorMaps/ViewMap.html?vat=7161-012) Parcel Map ( http://assessormap.co.la.ca.us/Geocortex/Essentials/REST/sites/PAISNirtualDirectory/AssessorMapsNiewMap.html?vat=7161-012) / Map Index ( http://maps.assessor.lacou nty.gov/Geocortex/Essentials/REST/sites/PAISNirtualDirectory/AssessorMapsNiewMap.html?vat=7161-N DX) 2020 Roll Preparation
1,033,650 $
0 $
1,033,650 $
Assessor's Responsible Division
District: South District Office
Region: 26
Cluster: 26613 PARAMOUNT/BLLF
2019 Current Roll RC Year
1,013,383 T 2012 $
0 T 2018 $
1,013,383 $
South District Office ( https://maps.google.com/?q=1401+E.+Willow+St.+Signal+Hill % 2C+CA+90755) 9 1401 E. Willow St.

Signal Hill, CA 90755
Phone: (562)256-1701
Toll Free: 1 (888) 807-2111
M -F 7:30 am to 5:00 pm
2012 Base Value
900,000
0 900,000
https://portal.assessor.lacounty.gov/parceldetail/7161012002 1/4

12/16/2019
J7/1!/1Js/ safld galxt 3:ot4
Parcel Detail - Los Angeles County Assessor Portal
\LCl\0RA RI VDR--____,—,--"-_-t`,--=-- — - - --=a- -- Ilxb Bu nSi'i Nanad 5l 'I € �\8i
u.a,u4.; Layers nNterlsw •ast
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E UJtnst u it aig:Y https://portal.assessor.lacounty.gov/parceldetail/7161012002 2/4

12/16/2019 Parcel Detail - Los Angeles County Assessor Portal Use Code: 100V (Vacant Land)
1 = Commercial
0 = Commercial
0 = Unused or Unknown Code (No Meaning)
V = Vacant Land
Building Information
SUBPART:

Design Type:

Quality Class:
# of Units:

Beds/Baths:

Building SqFt:

Year Built:

Effective Year:

Depreciation:

RCN Other:

RCN Other Trended:

Year Change:
0 //
$0
$0
Design Type:

SUMMARY: Total
# of Units: 0
Beds/Baths: 0/0
Building SqFt: 0
Avg SqFt/Unit:

V Events History
Ownership () Parcel Change ()
Show Re -Assessable Only:

Recording Date
Seq. #
Re -Assessed
# Parcels
%
Ver. Code
DTT Sale Price
Assessed Value
01/07/2016
50 No
2 00%-0
2 $
9 $
1,021,650
07/06/2015
50 No

00./0-0
$
0 $
1,001,619
04/22/2013
50 No

00./0-0
$
0 $
967,250
08/18/2011
50 Yes
2+

00./0-0
M
$
2,000,000
$
944,000
08/02/2011
50 Yes
2+
00%-0
M
$
0 $
944,000
11/27/2010
50 Yes
2 00%-0
2 $
9 $
1,294,000
08/05/2008
50 No
00%-0
$
0 $
368,569
06/05/2008
50 No
00%-0
$
0 $
0 06/08/1971
50 Yes

00./c.-0
$
0 $
0 ✓Assessment History
Show AII: Hide Inactive Rolls:

Showing 1 to 10 of 47 entries.

Bill Number
Bill
Type
Bill
Status
Date to
Auditor
Recording
Date
Total Value
Land Value
Improvement Value
220-PSEG
01/07/2016
$
1,033,650
$
1,033,650
$
2190001
C
A
12/01/2019
01/07/2016
$
1,013,383
$
1,013,383
$
0 2190000
R
I
07/01/2019
01/07/2016
$
1,062,923
$
1,013,383
$
49,540
2180001
C
A
12/01/2019
01/07/2016
$
993,513
$
993,513
$
0 2180000
R
I
07/19/2018
01/07/2016
$
1,042,082
$
993,513
$
48,569
2170100
N
A
12/01/2019
01/07/2016
$
974,033
$
974,033
$
0 2170000
R
A
06/26/2017
01/07/2016
$
1,021,650
$
974,033
$
47,617
2160000
R
A
07/05/2016
07/06/2015
$
1,001,619
$
954,935
$
46,684
2150000
R
A
06/23/2015
04/22/2013
$
986,574
$
940,591
$
45,983
2140001
C
A
04/19/2015
04/22/2013
$
967,250
$
922,167
$
45,083
https://portal.assessor.lacounty.gov/parceldetail/7161012002 3/4

12/16/2019
1 2 3 4 5
Parcel Detail - Los Angeles County Assessor Portal
© 2017- Los Angeles County Assessor
Contact Us ( https://assessor.lacounty.gov/contact-us/) I Disclaimer (disclaimer) I FAQ (fag) PDB Effective Date: 12/08/2019
f ( https://facebook.com/LACAssessor)
( https://www.twitter.com/LACASSESSOR)
in ( https://www.linkedin.com/company/los-angeles-county-office-of-the-assessor) ® ( https://youtube.com/user/lacountyassessor) https://portal.assessor.lacounty.gov/parceldetail/7161012002 4/4

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13 12/16/2019 LA County - Property Assessment Information System Parcel Details
• Property records are kept at the South District Office • How frequently is this site updated?
(and other FAQs)
Property Information
Assessor's ID No:

Address:

Property Type:

Region / Cluster:

Tax Rate Area (TRA):
• View Assessor Map
• View Index map
7161-012-002
17617 BELLFLOWER

BLVD BELLFLOWER
CA 90706
Vacant Land
26 / 26613
11274
Recent Sales Information
Latest Sale Date:

Indicated Sale Price:

Search for Recent Sales
2019 Roll Values
Recording Date:

Land:

Improvements:

Personal Property:

Fixtures:

Homeowners'
Exemption:

Real Estate Exemption: $0
Personal Property $0
Exemption:

Fixture Exemptions: $0
• 2019 Annual taxes
• Property tax payment FAQs
• Estimate supplemental taxes
01/07/2016
$1,013,383
$0
$0
$0
$0
Property Boundary Description
BELL FLOWER ACRES N 205 FT (EX OF STS)
OF LOT 181 AND E 55 FT (EX OF ST) OF
LOT 182
I want to...

LACounty Street Map
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12/16/2019 LA County - Property Assessment Information System Parcel Details
I want to...
• Property records are kept at the South District Office • How frequently is this site updated?
(and other FAQs)
Property Information
Assessor's ID No:

Address:

Property Type:

Region / Cluster:

Tax Rate Area (TRA):
• View Assessor Map
• View Index map
7161-012-001
17625 BELLFLOWER

BLVD BELLFLOWER
CA 90706
Vacant Land
26 / 26613
11274
Recent Sales Information
Latest Sale Date:

Indicated Sale Price:

Search for Recent Sales
2019 Roll Values
Recording Date:

Land:

Improvements:

Personal Property:

Fixtures:

Homeowners'
Exemption:

Real Estate Exemption: $0
Personal Property $0
Exemption:

Fixture Exemptions: $0
• 2019 Annual taxes
• Property tax payment FAQs
• Estimate supplemental taxes
01/07/2016
$386,364
$0
$0
$0
$0
Property Boundary Description
BELL FLOWER ACRES S 100 FT (EX OF
ST) OF LOT 181
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12/16/2019 LA County - Property Assessment Information System Parcel Details
• Property records are kept at the South District Office • How frequently is this site updated?
(and other FAQs)
Property Information
Assessor's ID No:

Address:

Property Type:

Region / Cluster:

Tax Rate Area (TRA):
• View Assessor Map
• View Index map
7161-012-003
17617 BELLFLOWER

BLVD BELLFLOWER
CA 90706
Vacant Land
26 / 26613
11274
Recent Sales Information
Latest Sale Date:

Indicated Sale Price:

Search for Recent Sales
2019 Roll Values
Recording Date:

Land:

Improvements:

Personal Property:

Fixtures:

Homeowners'
Exemption:

Real Estate Exemption: $0
Personal Property $0
Exemption:

Fixture Exemptions: $0
• 2019 Annual taxes
• Property tax payment FAQs
• Estimate supplemental taxes
01/07/2016
$1,125,982
$0
$0
$0
$0
Property Boundary Description
BELLFLOWER ACRES W 69.5 FT (EX OF
ST) OF LOT 182 AND E 69.5 FT (EX OF
ST) OF LOT 183
I want to..

LACounty Street Map
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12/16/2019 LA County - Property Assessment Information System a
Parcel Details
• Property records are kept at the South District Office • How frequently is this site updated?
(and other FAQs)
Property Information
Assessor's ID No:

Address:

Property Type:

Region / Cluster:

Tax Rate Area (TRA):
• View Assessor Map
• View Index map
7161-012-040
17639 BELLFLOWER

BLVD BELLFLOWER
CA 90706
Vacant Land
26 / 26613
11274
Recent Sales Information
Latest Sale Date:

Indicated Sale Price:

Search for Recent Sales
2019 Roll Values
Recording Date:

Land:

Improvements:

Personal Property:

Fixtures:

Homeowners'
Exemption:

Real Estate Exemption: $0
Personal Property $0
Exemption:

Fixture Exemptions: $0
• 2019 Annual taxes
• Property tax payment FAQs
• Estimate supplemental taxes
01/07/2016
$2,237,243
$0
$0
$0
$0
Property Boundary Description
MB 16-136 EX OF ST LOT 239 AND EX OF
STS LOT 240
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COUNTY OF LOS ANGELES
COPYRIGHT © 2002
200

MAPPING AND GIS

SERVICES
SCALE 1" = 100'
PG
11 50
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13 PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
APPENDIX 16.2

SITE PHOTOGRAPHS

GABRIEL ENVIRONMENTAL GROUP

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 1 DESCRIPTION:

VIEW OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 2 DESCRIPTION:

VIEW OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 3 DESCRIPTION:

VIEW OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
P
PHOTO # 4 DESCRIPTION:

VIEW OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 5 DESCRIPTION:

VIEW OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 6 DESCRIPTION:

VIEW OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 7 DESCRIPTION:

VIEW OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 8 DESCRIPTION:

VIEW OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 9 DESCRIPTION:

VIEW OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 10 DESCRIPTION:

VIEW OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 11 DESCRIPTION:

VIEW OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 10 DESCRIPTION:

VIEW OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 13 DESCRIPTION:

VIEW TO THE NORTH OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 14 DESCRIPTION:

VIEW TO THE NORTH OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 15 DESCRIPTION:

VIEW TO THE EAST OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 16 DESCRIPTION:

VIEW TO THE EAST OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 17 DESCRIPTION:

VIEW TO THE NORTHEAST OF THE SUBJECT SITE

GABRIEL ENVIRONMENTAL GROUP
PHOTO # 18 DESCRIPTION:

VIEW TO THE EAST OF THE SUBJECT SITE

SITE PHOTOGRAPHS
SITE:

DATE:

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
PHOTO # 19 DESCRIPTION:

VIEW ALONG BELLFLOWER BOULEVARD FACING SOUTH
PHOTO # 20 DESCRIPTION:

VIEW ALONG RAMONA STREET FACING WEST

GABRIEL ENVIRONMENTAL GROUP

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ASTM E 1527-13)

3.63 ACRES OF LAND @ 17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, LOS ANGELES COUNTY, CA 90706
DECEMBER 16, 2019
SBH REAL ESTATE GROUP, INC.

GEG19188
APPENDIX 16.4

HISTORICAL RESEARCH DOCUMENTATION

GABRIEL ENVIRONMENTAL GROUP

17617-17639 Bellflower Boulevard
17617-17639 Bellflower Boulevard
Bellflower, CA 90706
Inquiry Number: 5886798.25
November 29, 2019
Certified Sanborn® Map Report
CEDR
6 Armstrong Road, 4th floor
Shelton, CT 06484
Toll Free: 800.352.0050
www.edrnet.com

Certified Sanborn® Map Report
11/29/19
Site Name: Client Name:
17617-17639 Bellflower Boulee
17617-17639 Bellflower Boulee
Bellflower, CA 90706
EDR Inquiry # 5886798.25
Gabriel Environmental Group
P. O. Box 1161
Redlands, CA 92373
Contact: Hani Gabriel
CE DR`
The Sanborn Library has been searched by EDR and maps covering the target property location as provided by Gabriel Environmental Group were identified for the years listed below. The Sanborn Library is the largest, most complete collection of fire insurance maps. The collection includes maps from Sanborn, Bromley, Perris & Browne, Hopkins, Barlow, and others. Only Environmental Data Resources Inc. (EDR) is authorized to grant rights for commercial reproduction of maps by the Sanborn Library LLC, the copyright holder for the collection.

Results can be authenticated by visiting www.edrnet.com/sanborn .

The Sanborn Library is continually enhanced with newly identified map archives. This report accesses all maps in the collection as of the day this report was generated.

Certified Sanborn Results:

Certification # D405-4B6D-977B
PO # NA
Project GEG19188
Maps Provided:
1932
1925
Limited Permission To Make Copies
Sanborn® Library search results
Certification #: D405-4B6D-977B
The Sanborn Library includes more than 1.2 million
fire insurance maps from Sanborn, Bromley, Perris &
Browne, Hopkins, Barlow and others which track
historical property usage in approximately 12,000
American cities and towns. Collections searched:
✓ Library of Congress
V.

University Publications of America
✓ EDR Private Collection
The Sanborn Library LLC Since 1866T"'
Gabriel Environmental Group (the client) is permitted to make up to FIVE photocopies of this Sanborn Map transmittal and each fire insurance map accompanying this report solely for the limited use of its customer. No one other than the client is authorized to make copies. Upon request made directly to an EDR Account Executive, the client may be permitted to make a limited number of additional photocopies. This permission is conditioned upon compliance by the client, its customer and their agents with EDR's copyright policy; a copy of which is available upon request.

Disclaimer - Copyright and Trademark Notice
This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY

DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE,

WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property.

Additionally, the information provided in this Report is not to be construed as legal advice.

Copyright 2019 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners.
5886798 - 25 page 2

Sanborn Sheet Key
This Certified Sanborn Map Report is based upon the following Sanborn Fire Insurance map sheets.
1932 Source Sheets
Volume 1, Sheet 12
1932
1925 Source Sheets
Vo ume 1, Sheet 12
1925
Volume 1, Sheet 1
1925
5886798 - 25
page 3

CEDR;
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Address: 17617-17639 Bellflower Boulevard
City, ST, ZIP: Bellflower, CA 90706
Client: Gabriel Environmental Group
EDR Inquiry: 5886798.25
Order Date: 11/29/2019
Certifications 0405-4B6D-977B
Copyright 1932
This Certified Sanborn Map combines the following sheets.

Outlined areas indicate map sheets within the collection. 12 Volume 1, Sheet 12
0 Feet
150
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5886798 - 25 page 4

CEDR;
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0 Site Name: 17617-17639 Bellflower Boulevard
Address: 17617-17639 Bellflower Boulevard
City, ST, ZIP: Bellflower, CA 90706
Client: Gabriel Environmental Group
EDR Inquiry: 5886798.25
Order Date: 11/29/2019
Certifications 0405-4B6D-977B
Copyright 1925
This Certified Sanborn Map combines the following sheets.

Outlined areas indicate map sheets within the collection. 12 Volume 1, Sheet 1
Volume 1, Sheet 12
0 Feet
150
300
600
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5886798 - 25 page 5

17617-17639 Bellflower Boulevard
17617-17639 Bellflower Boulevard
Bellflower, CA 90706
Inquiry Number: 5886798.30
December 05, 2019
The EDR-City Directory Image Report
CE DR*
Environmental Data Resources Inc
6 Armstrong Road
Shelton, CT 06484
800.352.0050
www.edrnet.com

TABLE OF CONTENTS

SECTION
Executive Summary
Findings
City Directory Images
Thank you for your business.

Please contact EDR at 1-800-352-0050
with any questions or comments.

Disclaimer - Copyright and Trademark Notice
This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY

DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR

OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OR DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction orforecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice.

Copyright 2017 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc. or its affiliates is prohibited without prior written permission.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates.

All other trademarks used herein are the property of their respective owners.

EXECUTIVE SUMMARY

DESCRIPTION
Environmental Data Resources, Inc.'s (EDR) City Directory Report is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities.

EDR's City Directory Report includes a search of available city directory data at 5 year intervals.

RECORD SOURCES
EDR's Digital Archive combines historical directory listings from sources such as Cole Information and Dun & Bradstreet. These standard sources of property information complement and enhance each other to provide a more comprehensive report.

EDR is licensed to reproduce certain City Directory works by the copyright holders of those works. The purchaser of this EDR City Directory Report may include it in report(s) delivered to a customer. Reproduction of City Directories without permission of the publisher or licensed vendor may be a violation of copyright.

Data by
infoUSA
Copyright'2008
All Rights Reserved

RESEARCH SUMMARY
The following research sources were consulted in the preparation of this report. A check mark indicates where information was identified in the source and provided in this report.

Year
2014
2010
2005
2000
1995
1992
1987
1982
1976
1971
1964
1961
Target Street
Cross Street
Source
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
Haines Criss -Cross Directory
Haines Criss -Cross Directory
Haines Criss -Cross Directory
Haines Criss -Cross Directory
Luskey Brothers & Co. Publications
Luskey Brothers & Co. Publications
5886798-30 Page 1

FINDINGS

TARGET PROPERTY STREET
17617-17639 Bellflower Boulevard
Bellflower, CA 90706
Year
CD Image Source

BELLFLOWER BLVD
2014 pg A2
2010 pg A6
2005 pg A11
2000 pg A15
1995 pg A18
1992 pg A21
1987 pg A24
1982 pg A25
1976 pg A26
1971 pg A27
1964 pg A28
1961 pg A29
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
EDR Digital Archive
Haines Criss -Cross Directory
Haines Criss -Cross Directory
Haines Criss -Cross Directory
Haines Criss -Cross Directory
Luskey Brothers & Co. Publications
Luskey Brothers & Co. Publications
5886798-30