Bellflower City Council
April 27, 2026

� of BELLFLO
Gt.C ,
The City of Bellflower
16600 Civic Center Drive, Bellflower, CA 90706
Tel 562.804.1424 Fax 562.925.8660 www.bellflower.ca.gov /CRO�'�NG TOCi1 '
Next CC Resolution No. 26-16
Next CC Agreement No. 1137
Next Ordinance No. 1457
AGENDA
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office at (562) 804-1424, extension 2220 or [email protected]. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

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

REGULAR MEETING OF THE BELLFLOWER CITY COUNCIL
MONDAY, APRIL 27, 2026

BELLFLOWER CITY HALL - COUNCIL CHAMBERS
5:30 P.M. CLOSED SESSION / 7:00 P.M. OPEN SESSION
5:30 P.M. - CLOSED SESSION
1 CALL TO ORDER
None
2 ROLL CALL
None

Bellflower City Council Agenda
April 27, 2026

3 RECESS TO CLOSED SESSION
None
4 RECONVENE FOR OPEN SESSION
None
7:00 P.M. - OPEN SESSION
5 CALL TO ORDER
6 ROLL CALL:

Mayor Sonny R. Santa Ines
Mayor Pro Tem Victor A. Sanchez
Council Member Ray Dunton
Council Member Dan Koops
Council Member Wendi Morse
7 INVOCATION: Council Member Dan Koops
8 PLEDGE OF ALLEGIANCE: Len Gorecki, Assistant City Manager/Director of Public Works
9 REQUEST TO APPEAR REMOTELY
None
10 CITY COUNCIL ANNOUNCEMENTS / PRESENTATIONS
A City Council Announcements
B Presentation: Public Safety and Sheriff Update
C Presentation: Foster Road Traffic Signal Upgrades and Lane Striping Project 11 PUBLIC COMMENTS
This is the time set aside for the public to address the City Council on matters not listed on the Agenda. Anyone wishing to address the City Council should come to the podium, be recognized by the Mayor, and state your name for the record. If you wish to address the City Council on an Agenda Item, you may do so by approaching the podium as we review that particular item. You will be given three (3) minutes to address the City Council.

Bellflower City Council Agenda
April 27, 2026

12 PUBLIC HEARINGS
A Consideration and possible action to conduct a Public Hearing to consider a Tentative Map, a Development Review, and a Conditional Use Permit, and to adopt Resolution No. 26-14 — A Resolution approving Tentative Map No. TM 83476 to reconfigure eight lots into five lots; Development Review Case No. DR 9-25-16688 to allow for the construction of four commercial buildings ranging from 1,025 square feet to 5,728 square feet; and Conditional Use Permit Case No. CU 25-07 to allow for three drive -through facilities, a fuel station with accessory off -site alcohol sales, and for developing on lots that will measure less than 1.5 acres within the Design for Development for the South Bellflower Commercial Area ("DFD") on real property commonly known as 17617 — 17639 Bellflower Boulevard; Applicant: Steven Pollock, representing OnPoint Development Management.

CEQA: This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.; the "CEQA Guidelines"). The proposed Project is categorically exempt per CEQA Guidelines § 15332 (Class 32 — In -Fill Development Projects), because the site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment.

Recommendation to City Council: 1) Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 26-14; or 2) Alternatively, discuss and take other action related to this item.

B Consideration and possible action to conduct a public hearing to receive comments on the Fiscal Year 2026-2027 Annual Action Plan (AAP) and adopt Resolution No. 26-15 — A Resolution approving the Fiscal Year 2026-2027 Annual Action Plan (AAP); authorizing the City Manager to submit the AAP to the U.S. Department of Housing and Urban Development (HUD); and authorizing the City Manager to take all actions necessary to implement the programs identified in the AAP.

Recommendation to City Council: 1) Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 26-15 approving the Fiscal Year 2026-2027 AAP and authorizing any necessary budgetary adjustments to the Fiscal Year 2026-2027 Operating Budget in accordance with the Fiscal Year 2026-2027 AAP; or 2) Alternatively, discuss and take other action related to this item.

Bellflower City Council Agenda
April 27, 2026

13 ORDINANCES AND RESOLUTIONS FOR CONSIDERATION
None
14 CONSIDERATION ITEMS
A Consideration and possible action to adopt the Urban Forest Master Plan ("UFMP") and provide the City Manager with direction regarding the City's urban forest regulations.

CEQA: The UFMP is exempt from the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines Section 15061(b)(3). Here, the UFMP is intended to ameliorate the impacts of climate change and human activity upon the environment. It is plain, therefore, from any reasonable viewpoint that there is no significant impact upon the environment arising solely from adopting the UFMP.

Individual projects that implement the UFMP will be independently evaluated in accordance with CEQA.

Recommendation to City Council: 1) Adopt the Urban Forest Master Plan; and 2) Provide the City Manager with direction regarding the City's urban forest regulations; or 3) Alternatively, discuss and take other action related to this item. 15 CONSENT CALENDAR
All items under the Consent Calendar are considered by the City Council to be routine and will be enacted by one motion. Specific items may be removed from the Consent Calendar at the request of any member of the City Council for separate consideration.

A Consideration and possible action to receive and file Warrant Register No. 26-102, dated April 27, 2026.

Recommendation to City Council: 1) Receive and file Warrant Register No. 26-102; or 2) Alternatively, discuss and take other action related to this item.

B Consideration and possible action to receive and file Investments Report for the Month of March 2026.

Recommendation to City Council: 1) Receive and file Investments Report; or 2) Alternatively, discuss and take other action related to C Consideration and possible action to award a contract to Thermal Concepts, Inc., for the HVAC Building Automation Systems at City Hall and Simms Park and authorize the City Manager to execute Agreement File No. 777.4 in a form approved by the City Attorney.

Recommendation to City Council: 1) Authorize the City Manager to execute Agreement File No. 777.4 with Thermal Concepts, Inc., in a form approved by the City Attorney; or 2) Alternatively, discuss and take other action related to this item.

Bellflower City Council Agenda
April 27, 2026

15 CONSENT CALENDAR — Continued
D Consideration and possible action to waive further reading and adopt Ordinance No. 1456 — An Ordinance approving 1) Zone Change Case No. ZC 25-02 to amend the zoning map from Transit Oriented Development Specific Plan ("TODSP") to Flower Street Specific Plan ("FSSP") on real property commonly known as 9855, 9903, and 9915 Flower Street; 2) Specific Plan Case No. SP 25-01 for Flower Street Specific Plan ("FSSP") which provides the development and design standards for the three parcels; and 3) Development Agreement File No. 1125.1 between Bellflower 5 Inv, LLC and the City to facilitate development of 9903 Flower Street and potential future development of 9855 Flower Street; Applicant: Eric Miller Representing City Ventures Homebuildinq, LLC and City of Bellflower.

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

Recommendation to City Council: 1) Waive further reading and adopt Ordinance No. 1456; or 2) Alternatively, discuss and take other action related to this item.

E 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.

Recommendation to 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.

F 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. 320.91.

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.

Bellflower City Council Agenda
April 27, 2026

15 CONSENT CALENDAR — Continued
G 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.

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

Recommendation to City Council: 1) Waive further reading and adopt Ordinance No. 1455; or 2) Alternatively, discuss and take other action related to this item.

H 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.

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.

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.

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.

J 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.

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. 16 COUNCIL REPORTS
17 ADJOURNMENT
Adjourn to the next Regular Meeting of the Bellflower City Council at 5:30 p.m. on Monday, May 11, 2026.

c`�� �, LLF4nw�R
CROk'!NC T'OGtT�
staff 12A
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: 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 a Tentative Map, a Development Review, and a Conditional Use Permit, and to adopt Resolution No. 26-14 — A Resolution approving Tentative Map No. TM 83476 to reconfigure eight lots into five lots; Development Review Case No. DR 9-25-16688 to allow for the construction of four commercial buildings ranging from 1,025 square feet to 5,728 square feet; and Conditional Use Permit Case No. CU 25-07 to allow for three drive -through facilities, a fuel station with accessory off -site alcohol sales, and for developing on lots that will measure less than 1.5 acres within the Design for Development for the South Bellflower Commercial Area ("DFD") on real property commonly known as 17617 — 17639 Bellflower Boulevard; Applicant:

Steven Pollock, representing OnPoint Development Management.

DATE: April 27, 2026

EXECUTIVE SUMMARY
The Project consists of multiple entitlements that, if approved, would allow new, commercial development on five lots. The Tentative Map ("TM") would allow eight existing lots to be reconfigured into five lots. The Development Review ("DR") would allow for the construction of four commercial buildings ranging from 1,025 square feet to 5,728 square feet with a combined total square footage of 12,383 square feet. The Conditional Use Permit ("CUP") would allow for three drive -through facilities, a service station with accessory off -site alcohol sales, and for developing on lots that will measure less than 1.5 acres within the DFD. 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. 26-14; or 2) Alternatively, discuss and take other action related to this item.

-1-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

FISCAL IMPACT
There is no identifiable fiscal impact associated with the recommended action. The applicant submitted all required fees to process this matter.

PUBLIC NOTICE
Notice of Public Hearing was published in the Los Cerritos Community News newspaper on April 17, 2026. Public hearing notices were sent to 74 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 April 17, 2026. As of the writing of this staff report, the City received zero correspondence(s) regarding the Project.

CEQA STATUS
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"). The proposed Project is categorically exempt per CEQA Guidelines § 15332 (Class 32 — In -Fill Development Projects), because the site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment.

TYPE OF ACTION (LEGISLATIVE AND QUASI-JUDICIAL)
Quasi -Judicial: The City Council will act in a quasi-judicial role when considering the TM, DR, and CUP 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. -2-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

TYPE OF ACTION (LEGISLATIVE AND QUASI-JUDICIAL) — Continued Pursuant to Government Code § 66474, a 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 as the Project will comply with the BMC's zoning requirements and is consistent with the General Plan.

To approve the TM, 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 BMC.

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 CUP, the City Council must find that the Project meets the findings outlined in BMC § 17.96.040 (Conditional Use Permits — Necessary Conditions Precedent to the Granting of a Conditional Use Permit):

A. The use applied for at the location set forth in the application is properly one for which a CUP is authorized by the BMC.

B. The use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the district in which the proposed use is to be located.

C. The site for the intended use is adequate in size and shape to accommodate the land use, and for all the yards, setbacks, walls or fences, landscaping and other features that may be required in order to adjust said use to those existing or possible future uses of land in the neighborhood.

D. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use.
-3-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

BACKGROUND
Property Owner:

DGSG Investment Properties, LLC
General Plan Land Use
Designation:
"C" Commercial
Zoning Classification:

Design for Development for the South Bellflower
Commercial Area ("DFD")
Property Size:

3.98 acres (173,227 square feet)
Assessor's Parcel
Numbers
7161-012-001, 7161-012-002, 7161-012-003, 7161 -012 -
040
Current Development:

Vacant
Surrounding Land Uses and Zoning:

North
Bank and Automobile Repair Shop (DFD)
South
Secondhand Store (C -G)
Mobile Home Park with Residential Units (C -G)
West
Multifamily Residential Units (R-3)
Automobile Repair Center (DFD)
East
Commercial Retail Uses (DFD)
• Site Description
The Project Site is comprised of eight lots with a total area of 3.98 acres (173,227 square feet). The Project is proposed for the west side of Bellflower Boulevard, encompassing the properties between Ramona Street and Cedar Street. Previous uses on the property are: a car dealership, an auto repair shop, and a restaurant. All the structures were demolished in 2018, and the Project Site is vacant.
• Previous Land Use Entitlement and Permit History
On September 26, 2022, the City Council adopted Resolution No. 22-60, approving CUP Case No. CU 21-03 for three restaurants with drive -through components; a fuel station with accessory off -site alcohol sales; for developing on lots that will measure less than

1.5 acres; and DR Case No. DR 6-21-12018 to allow for the construction of five commercial buildings. The Resolution upheld the administrative determination that a fuel station is a conditionally permitted use in the DFD. On October 23, 2023, the City Council adopted Resolution No. 23-43, approving a 180 -day time extension for CUP Case No.

CU 21-03 and DR Case No. DR 6-21-12018. A rough grading permit was issued on April 19, 2024; however, no work was completed and the permit expired on April 19, 2025. -4-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

BACKGROUND — Continued
Pursuant to BMC § 17.80.030(F) (Development Review — Development Review Procedures for Improvements Listed in Section 17.80.020(A)) and § 17.96.060 (Conditional Use Permits — Expiration of Conditional Use Permits), approval of a DR and CUP is valid for 12 months after the date of approval, unless a building permit (plan check) application is submitted for the project within that 12 -month period, in which case the approval is valid as long as the plan check or building permits for the project are valid.

Therefore, the DR and CUP entitlement expired when the grading permit expired on April 19, 2025.
• Project Description
The Project Site is proposed to be developed with five pads. as illustrated below:

Pad 1: Pad 1 is proposed with a 1,025 -square foot cafe including a drive -through facility. The proposed tenant is "Dutch Bros Coffee." The drive -through lane is designed with a double lane at the entrance and merges into a single lane with a queuing capacity of 17 vehicles. In addition to the drive -through, there is a walk- up order window and a 336 -square foot outdoor patio. There are 27 parking stalls, one loading space, a trash enclosure and 1,128 square feet of landscaping provided.

Pad 2: Pad 2 is proposed with a 2,568 -square foot restaurant including a drive - through facility. The proposed tenant is "Habit Burger & Grill." The drive -through lane was designed to have a queuing capacity of eight vehicles. There is an indoor dining room and a 510 -square foot outdoor dining area proposed. There are 35 parking stalls, one loading space, a trash enclosure and 1,539 square feet of landscaping provided.
-5-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

BACKGROUND — Continued
Pad 3: Pad 3 is proposed with a 5,728 -square foot, multi -tenant commercial building including a drive -through facility. The building is proposed to be divided into four tenant spaces and share a 748 -square -foot outdoor seating area. The largest tenant space is 2,407 square feet and has a drive -through lane designed to have a queuing capacity of 11 vehicles. Although no tenant has been identified, it is likely to be utilized by a quick -service food/beverage establishment. The remaining tenant spaces are 1,002 square feet, 1,057 square feet, and 1,012 square feet in size and also do not have tenants identified at this time. There are 34 parking stalls, one loading space, a trash enclosure and 1,416 square feet of landscaping provided.

Pad 4: Pad 4 is proposed with a fueling station and a convenience store. The convenience store is proposed to measure 3,062 square feet, and a canopy is proposed over the eight fuel pumps. The fuel station is proposed to be operated by "Shell" and the convenience store would be operated by "7 -Eleven." There are 15 parking stalls, one loading space, a trash enclosure and 872 square feet of landscaping provided.

Pad 5: Pad 5 is proposed to be developed with 24 electric vehicle charging stations (EVCS). Pursuant to Government Code §§ 65850.7 and 65850.71, EVCS are subject to streamlining review and will be separately considered and approved ministerially without discretionary review or hearing. There are an additional six non-EV parking stalls and 993 square feet of landscaping provided.

The commercial buildings differ in design, material, and color palette, but remain compatible with each other. The commercial buildings were designed to incorporate four- sided architecture that would improve the aesthetics of the area. Commercial buildings on Pads 1, 2, and 4 were designed to reflect the respective corporate's prototype architectural design/theme; while Pad 3 was designed to incorporate modern architecture that would easily suit future tenants.

Common Area Site Improvements: In addition to the building improvements described above, the developer is proposing several site improvements that include, among other things: a shared parking lot that is accessible via five new driveways (one off of Cedar Street, one off of Ramona Street, and three off of Bellflower Boulevard), landscaping throughout the Project Site, decorative walls, decorative bike racks, decorative paving, secured trash enclosures, monument and center identification signs, and trellises at pedestrian walkways. The undergrounding of the power lines (proposed and existing) and the removal/relocation of existing power poles are proposed and included as a recommended condition of approval (Condition No. 15a of Resolution No. 26-14). -6-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

BACKGROUND — Continued
• Tentative Map
Approval of TM 83476 is requested to reconfigure the existing eight lots to create five lots so that each building pad is on a separate lot, which would allow for each lot to be sold separately in the future. A recommended condition of approval requires that a Declaration of Covenants, Conditions, and Restrictions be recorded to regulate maintenance and repair of common areas (Condition No. 12 of Resolution No. 26-14). Should TM 83476 be approved, a Final Map is required to be submitted for City Council approval (Condition No. 38 of Resolution No. 26-14).
• Land Use Entitlements and Development Review
The proposed Project requires a CUP1 for the requested land uses, and DR2 for construction of the new commercial buildings. The DR is typically subject to an administrative -level review. However, when a DR application requires other approvals by the City Council, such as the requested CUP, the development review then occurs concurrently. The DR findings are incorporated into the draft Resolution.

A CUP is required for the following land uses:
(1) Drive -through facilities on Pads 1, 2. and 3;
(2) Fuel station (via administrative determination) with accessory off -site alcohol sales for Pad 4; and
(3) Developments on parcels of less than 1.5 acres for all Pads (Pad 1: 0.77 acre, Pad 2: 0.79 acre, Pad 3: 0.87 acre, Pad 4: 0.76 acre, and Pad 5: 0.44 acre).

ANALYSIS
• Traffic Impact Analysis
In accordance with BMC § 17.65.110(F) (Design for Development for the South Bellflower Commercial Area — Access and Circulation), the Applicant was required to complete a Transportation Impact Study ("TIS") to assess the practical impacts of new traffic patterns resulting from the proposed land uses. The existing peak hour traffic counts were collected in September 2025, at which time six intersections were studied (Ardmore Avenue / Artesia Boulevard, Ardmore Avenue / Ramona Street, Ardmore Avenue / Cedar Street, Bellflower Boulevard / Artesia Boulevard, Bellflower Boulevard / Ramona Street, and Bellflower Boulevard / Cedar Street).

The TIS concluded that all study intersections are forecast to continue operating at an acceptable level of service. and the incremental changes in delays do not exceed the City's criteria. Therefore, no project -specific intersection improvements or project -specific transportation demand management measures are required or proposed. The City Engineer reviewed the Project and TIS and also concluded that no traffic -related requirements were required for the Project.
-7-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

ANALYSIS — Continued
• Drive -Through Queuing
A drive -through queuing analysis ("QA") was required for the Project. The proposed drive - through area of Pad 1 is designed to accommodate 17 vehicles. The QA found that the 1 See BMC § 17.65.080.
2 See BMC § 17.80.020.
observed peak queue at a referenced Dutch Bros Coffee in Fountain Valley during the store's opening month was 18 vehicles with a 95th percentile observed queue of 11 vehicles. The proposed drive -through area of Pad 2 is designed to accommodate eight vehicles. The 95th percentile observed queue at four referenced Habit Burger & Grill's in California and one in Arizona was nine vehicles during the average peak hour. The proposed drive -through area of Pad 3 is designed to accommodate 11 vehicles. As of the writing of this staff report, there is no proposed tenant for the drive -through tenant space on Pad 3; however, the QA concluded that a queue of 11 vehicles is sufficient for a fast- food restaurant. The Project Site was designed with internal drive aisles that would provide additional drive -through queue capacity that alleviate vehicles from spilling out into main drive aisles within the Project Site and on adjacent streets. • Parking and Loading Spaces
The minimum number of parking spaces for the entire Project is 54 spaces. Pads 3 and 4 are each required one loading space. The Project Site is designed with 143 parking spaces throughout the Project Site and four loading spaces (one each on Pads 1-4), which exceeds the minimum parking and loading requirements. • Lot Area Requirement
Currently, the Project Site is comprised of eight lots with a total area of 3.98 acres.

However, the proposed Project includes reconfiguring the Project Site into five lots that each have less than 1.5 acres. A CUP is required for the Project pursuant to BMC § 17.65.080 (Design for Development for the South Bellflower Commercial Area — Conditional Uses). Although the proposed development would result in smaller lots for each pad, approval of the CUP is appropriate because the Project Site is being developed cohesively, and the use of common areas between each lot provides the appearance that the Project Site functions as one large commercial/retail development, which is one of the reasons behind requiring the minimum lot size of 1.5 acres as stated in BMC § 17.65.100(B) (Design for Development for the South Bellflower Commercial Area — Development Standards), ("A minimum lot size requirement of 1.5 acres...is required for any new development within the DFD Area to encourage larger commercial/retail developments"; emphasis added).
-8-

Staff Report — 17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07
April 27, 2026

ANALYSIS — Continued
• Concentration on Alcohol License and Crime Statistics The Project Site is located within Census Tract No. 5544.04. Based on the ratio of license - to -population in the subject census tract, the California State Department of Alcoholic Beverage Control ("ABC") allows up to two off -sale alcohol licenses. According to ABC's data, there are currently three off -sale alcohol licenses within the subject census tract; the Applicant's request would result in a fourth license being issued. An existing alcohol license from 17620 Bellflower Boulevard (property located across the Project Site, within Census Tract No. 5544.05) is proposed to be transferred to the Project Site. Although approval of the CUP for the off -site alcohol sales would increase the number of licenses within the subject census tract, it would not result in an increase of alcohol licenses within the City. Crime statistics from Crime Reporting District No. 1335 show that the Project Site is located within a high crime district. Consequently, the ABC requires a determination of public convenience or necessity from the City. • Zoning and General Plan Consistency
As conditioned, the Project conforms with the City's General Plan Land Use Element and the zoning regulations in the BMC as outlined in Resolution No. 26-14 (Attachment A).

ATTACHMENTS
A. Resolution No. 26-14
B. Courtesy Code Notice
C. Aerial Photo, Assessor's Map, Zoning Map and General Plan Map D. Documents (Provided on a USB) and Plans Submitted by the Applicant -9-

ATTACHMENT A
Resolution No. 26-14

CITY OF BELLFLOWER
RESOLUTION NO. 26-14
A RESOLUTION APPROVING TENTATIVE MAP NO. TM 83476 TO
RECONFIGURE EIGHT LOTS INTO FIVE LOTS; DEVELOPMENT
REVIEW CASE NO. DR 9-25-16688 TO ALLOW FOR THE

CONSTRUCTION OF FOUR COMMERCIAL BUILDINGS RANGING
FROM 1,025 SQUARE FEET TO 5,728 SQUARE FEET; AND
CONDITIONAL USE PERMIT CASE NO. CU 25-07 TO ALLOW FOR

THREE DRIVE -THROUGH FACILITIES, A FUEL STATION WITH

ACCESSORY OFF -SITE ALCOHOL SALES, AND FOR DEVELOPING
ON LOTS THAT WILL MEASURE LESS THAN 1.5 ACRES WITHIN THE

DESIGN FOR DEVELOPMENT FOR THE SOUTH BELLFLOWER
COMMERCIAL AREA ("DFD") ON REAL PROPERTY COMMONLY
KNOWN AS 17617 - 17639 BELLFLOWER BOULEVARD; APPLICANT:

STEVEN POLLOCK, REPRESENTING ONPOINT DEVELOPMENT

MANAGEMENT
THE CITY COUNCIL RESOLVES AS FOLLOWS:

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

A. On September 2, 2025, Steven Pollock, representing OnPoint Development Management ("Applicant"), filed an application for Tentative Map No. TM 83476 to reconfigure eight lots into five lots, Development Review Case No. DR 9-25- 16688 to allow the construction of four commercial buildings, and Conditional Use Permit ("CUP") Case No. CU 25-07 to allow for three drive -through facilities, a fuel station with accessory off -site alcohol sales, and for developing on lots that will measure less than 1.5 acres (the "Project") within the DFD; B. The application was initially deemed incomplete. Revised application materials were submitted on January 27, 2026, and on March 12, 2026, the application was deemed complete;
C. On September 26, 2022, the City Council adopted Resolution No. 22-60 upholding the administrative determination that a fuel station is a conditionally permitted use in the DFD;
D. The proposed Project was reviewed by the Director for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC");
E. The City reviewed the Project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations");

-11-

City of Bellflower
Resolution No. 26-14

F. The Director completed her review and scheduled a public hearing regarding the proposed Project, before the City Council — acting as the City's Planning Agency in accordance with § BMC 2.32.050(F) - for April 27, 2026; G. Notice of Public Hearing before the City Council was duly given and published in time, form, and manner as required by law;
H. On April 27, 2026, the City Council conducted a public hearing to receive and consider public testimony and other evidence regarding the Project including, without limitation, information provided to the City Council by the Applicant, conditions of approval, related environmental aspects of the Project as required by the BMC and this Resolution;
I. The City Council has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing of April 27, 2026; and
J. This Resolution, and its findings, are based upon the entire administrative record considered during the April 27, 2026, public hearing including, without limitation, the staff report and accompanying documents.

SECTION 2. Planning Agency. Pursuant to BMC § 2.32.050(F), the City Council is acting as the Bellflower Planning Agency for purposes of the Project.

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

A. The Project includes four, one-story, commercial buildings measuring a total of 12,383 square feet: a proposed cafe with a drive -through facility, a proposed restaurant with a drive -through facility, a proposed food/retail multi -tenant commercial building with one drive -through facility, and a proposed fuel station with accessory off -site alcohol sales on real property commonly known as 17617 — 17639 Bellflower Boulevard that is approximately 173,227 square feet (3.98 acres) in size and is currently vacant (the "Project Site"); B. The Project Site is located within the DFD, with a General Plan Land Use Designation of "C.' (Commercial);
C. The Project Site is accessible from Bellflower Boulevard to the west, a 100 - foot -wide major arterial street, Ramona Street to the north, a 60 -foot -wide collector street and Cedar Street to the south, a 50 -foot -wide collector street. A Transportation Impact Study (TIS) showed that: (1) the Project is estimated to generate 3,080 net new daily trips, with 241 net new trips (117 inbound and 124 outbound) in the morning peak hour, and 227 net new trips (113 inbound and 114 outbound) in the evening peak hour; (2) no mitigation measures are required to address existing or future street or site access; (3) the site provides sufficient vehicle queuing for Pad 1 at 17 vehicles, Pad 2 at eight vehicles, and Pad 3 at 11 vehicles; and (4) the Project is not expected to significantly impact operations on the adjacent roadways or the Project's parking facilities. TIM-

City of Bellflower
Resolution No. 26-14

Project Site is designed to remove substandard access aprons and install new compliant aprons along Bellflower Boulevard, Ramona Street, and Cedar Street;
D. The Project Site is bounded: to the north, by a bank and auto repair shop located within the DFD; to the south by a secondhand store and mobile home park with residential units located within the General Commercial ("C -G") zone; to the west by multifamily residential units located within the Multiple Residential ("R-3") zone and an automobile repair center located within the DFD; and to the east, by commercial retail uses located within the DFD; E. The proposed Project will feature modern design and four-sided architecture.

The buildings are one-story in height and within the immediate vicinity are other one-story high buildings. Properties within the DFD are similarly developed with drive -through facilities;
F. The Project's architecture features a modern design. The commercial buildings differ in design, material, and color palette, but remain compatible with each other and share design elements. The commercial buildings are designed to incorporate four-sided architecture that would improve the aesthetics of the area. Commercial buildings on Pads 1, 2, and 4, are designed to reflect the respective corporate's prototype architectural design/theme; while Pad 3 is designed to incorporate a modern architecture that would easily suit future tenants;
G. The Project consists of an in -fill development that is consistent with the applicable General Plan designation, General Plan policies as well as with the applicable zoning designation and regulations; and
H. Developing the Project Site is crucial for the economic revitalization of the area.

Improving the Project Site through private investment is a critical component of the City's overall plan for a thriving City.

SECTION 4. Environmental Assessment. This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.; the "CEQA Guidelines"). The proposed Project is categorically exempt per CEQA Guidelines § 15332 (Class 32 — In -Fill Development Projects), because the site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant effect on the environment.

SECTION 5. Notice of Exemption. The City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA § 15062 and any other applicable law.
-13-

City of Bellflower
Resolution No. 26-14

SECTION 6. Tentative Map Findings. Pursuant to Government Code § 66474 and BMC § 16.08.070 (Tentative Maps — Required Findings), the City Council finds as follows:

A. The proposed tentative map is consistent with the following Goals and Policies of the Bellflower General Plan — Land Use Element - General Policy 1.1 (Provide land use designations which match actual viable uses) and Land Use Element — General Policy 2.2 (Provide commercial facilities to meet the retail and service needs of the community).

B. The proposed Project is not part of a Specific Plan or Planned Development.

C. As conditioned, the proposed tentative map is consistent with all applicable provisions of the BMC.

D. As conditioned, the proposed tentative map will not cause any public health and safety issues as it complies with all applicable laws including, without limitation, the BMC and building codes, as adopted by reference in the BMC.

Compliance with these standards and requirements ensure that the tentative map would not be compromised or cause hazards to the public.

E. The proposed tentative map is a necessary prerequisite to the orderly development of the surrounding area in that the map will allow the developer to reconfigure and consolidate eight lots into five lots.

SECTION 7. Development Review Findings. Pursuant to BMC § 17.80.040 (Development Review — Findings Required), the City Council finds as follows:

A. That the proposal is consistent with the General Plan and the BMC in that the proposed Project is consistent with the following Goals and Policies of the Bellflower General Plan — Land Use Element: General Goal 2, Policy 2.2 (provide commercial facilities to meet the retail service needs of the community), and General Goal 2, Policy 2.8 (encourage rehabilitation or redevelopment of designated commercial and industrial area). The Project Site will be improved with the uses consistent with the goals and policies of the Land Use Element of the General Plan including, without limitation.

General Goal 1 (discourage disjoint land use patterns); General Goal 2 (create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); and General Policy 2.7 (carefully scrutinize plans for developments which will have a significant impact on the City or on surrounding developments to ensure the highest quality design).

B. The proposed Project design is appropriate to the City, the neighborhood, and the lot on which it is proposed in that the Project Site is surrounded by developments that are designed and function similarly which include, without limitation, the Dunkin' store at 17404 Bellflower Boulevard, the existing shopping center 17600 - 17630 Bellflower Boulevard, the Belle Fleur Center at 17640 — 17648 Bellflower Boulevard, and the In -N -Out Restaurant at 17325 Bellflower Boulevard. In addition, the commercial building desigral.

City of Bellflower
Resolution No. 26-14

modern and similar to the recently built commercial buildings within the vicinity.

The building design is functional, but is also unique, pleasant and visually appealing because of various elements incorporated into the Project including, without limitation, four-sided architecture, wall articulations, mixed building materials, and trellises at pedestrian walkways.

C. The proposed Project design 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 (Development Review — Intent and Purpose). As to materials and color, the Project is a development of a site that involves construction of four commercial structures. Although the commercial buildings differ in design, material, and color palette, they remain compatible with each other. The commercial buildings were designed to incorporate four- sided architecture that would improve the aesthetics of the area. Commercial buildings on Pads 1, 2, and 4 were designed to reflect the respective corporate's prototype architectural design/theme; while Pad 3 was designed to incorporate a modern architecture that would easily suit future tenants. The undergrounding of the power lines (existing and proposed), and the removal/relocation of the existing power poles are proposed. The Project Site meets the minimum setback requirements, and the building height is one story.

These features are compatible with surrounding adjacent commercial uses and accomplishes the Goals and Policies of the General Plan — Land Use Element and the BMC.

SECTION 8. Conditional Use Permit Findings (drive -through facilities).

Pursuant to BMC §§ 17.96.040 (Conditional Use Permits — Necessary Conditions Precedent to the Granting of a Conditional Use Permit) and 17.65.020 (Design for Development for the South Bellflower Commercial Area — General Objectives), the City Council finds as follows:

A. Pursuant to BMC § 17.65.080 (Design for Development for the South Bellflower Commercial Area — Conditional Uses): "drive -through facilities" are conditionally permitted uses.

B. The proposed use of businesses with drive -through components is necessary or desirable for the development of the community. The use of the property is in harmony with various elements or objectives of the General Plan, specifically, General Goal 2 (create a city that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); General Policy 2.2 (provide commercial facilities to meet the retail and service needs of the community); General Policy 2.7 (carefully scrutinize plans for developments which will have a significant impact on the City or on surrounding developments to ensure the highest quality design); and General Policy 2.8 (encourage rehabilitation or redevelopment of designated commercial and industrial areas). The proposed Project was designed to best comply with the intent and purpose of the DFD and the General Plan. The proposed uses are advantageous to existing uses as well as uses specifically permitted in the DFD because they can contribute to providing a diverse range of commercial uses along with the drive -through businesses. -15-

City of Bellflower
Resolution No. 26-14

C. The Project Site is adequate in size and shape to accommodate the proposed uses. The proposed height, facade, length, roof form, materials, colors and architectural details of the commercial buildings and drive -through businesses are compatible with the DFD. Signage for the property will be approved via a Master Sign Program. The Project Site has been evaluated for consistency with existing regulations and determined that it complies with all the DFD development standards. No additional features are required to adjust the uses to existing or possible future uses in the neighborhood.

D. The Project Site relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed uses. The middle driveway on
Bellflower Boulevard would allow for left turns and right turns into the site and only right turns out of the site. Vehicles exiting the Project Site on Bellflower Boulevard will only be permitted to make right turns. The Project will help provide for regional, local, and neighborhood access to and from the DFD area, without negatively impacting the community character of Bellflower.

SECTION 9. Conditional Use Permit Findings (fuel station with accessory off - site alcohol sales). Pursuant to BMC §§ 17.96.040 (Conditional Use Permits — Necessary Conditions Precedent to the Granting of a Conditional Use Permit), 17.65.020 (Design for Development for the South Bellflower Commercial Area — General Objectives), and

17.65.060 (Design for Development for the South Bellflower Commercial Area — Permitted and Prohibited Uses), the City Council finds as follows:

A. Pursuant to BMC §§ 17.65.080 (Design for Development for the South Bellflower Commercial Area — Conditional Uses) and 17.65.060(D) (Design for Development for the South Bellflower Commercial Area — Permitted and Prohibited Uses): "alcohol sales" and "fuel stations" are conditionally permitted uses.

B. Use of the property as a combination of fuel station and convenience store with off -site alcohol sales is necessary and desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan and is not detrimental to existing uses or to uses specifically permitted in the DFD area. The proposed Project is consistent with the following goals and policies of the General Plan — Land Use Element: General Goal 2 (create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); and General Policy 2.2 (provide commercial facilities to meet the retail and service needs of the community); and Commercial Policy 1, Implementation Program 1.1 (place commercial land uses along major arterials and at nodes where collector streets meet arterials). The Project Site, as conditioned, complies with the DFD development standards. The proposed uses are advantageous to existing uses as well as uses specifically permitted in the DFD area because they will contribute to providing a diverse range of commercial uses with accessory off - site alcohol sales. Although approval of the CUP for the off -site alcohol sales would increase the number of licenses within the subject census tract, it would not result in an increase of alcohol licenses within the City because an existing

City of Bellflower
Resolution No. 26-14

alcohol license from 17620 Bellflower Boulevard (property across the street from the Project Site, within Census Tract No. 5544.05) is proposed to be transferred to the Project Site.

C. The proposed design is compatible with its environment with respect to use, forms. materials, colors. setbacks, location, height, design, and similar qualities as specified in BMC § 17.80.010 (Development Review — Intent and Purpose). The proposed Project will develop a portion of the vacant Project Site with a new fuel station and convenience store. The proposed Project, in its entirety, incorporates several site improvements that include, without limitation, a shared parking lot that is accessible via five new driveways (one off of Cedar Street, one off of Ramona Street, and three off of Bellflower Boulevard), landscaping throughout the Project Site, decorative walls, decorative bike racks, decorative paving, secured trash enclosures, monument and center identification signs, and trellises at pedestrian walkways.

E. The Project Site relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed uses. The middle driveway on
Bellflower Boulevard would allow for left turns and right turns into the site and only right turns out of the site. Vehicles exiting the Project Site on Bellflower Boulevard will only be permitted to make right turns. The Project will help provide for regional, local, and neighborhood access to and from the DFD area, without negatively impacting the community character of Bellflower.

SECTION 10. Conditional Use Permit Findings (development on lots measuring less than 1.5 acres). Pursuant to BMC §§ 17.96.040 (Conditional Use Permits — Necessary Conditions Precedent to the Granting of a Conditional Use Permit) and

17.65.020 (Design for Development for the South Bellflower Commercial Area — General Objectives), the City Council finds as follows:

A. Pursuant to BMC § 17.65.080 (Design for Development for the South Bellflower Commercial Area — Conditional Uses): "developments on parcels of less than 1.5 acres" are conditionally permitted uses.

B. The proposed land use for the Project is necessary and desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan and is not detrimental to existing uses or to uses specifically permitted in the district in which the site is located. The proposed Project is consistent with the following goals and policies of the General Plan — Land Use Element and Circulation Element: Land Use General Goal 2 (create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); and Land Use Policy 2.1 (create opportunities wherein a population diverse in terms of income, age, occupation, race, lifestyle. values. interest, and religion may interact, exchange ideas, and realize common goals); Land Use General Policy 2.2, (provide commercial facilities to meet the retail and service needs of the community); Land Use General Policy 2.8 (encourage rehabilitatiortl pl

City of Bellflower
Resolution No. 26-14

redevelopment of designated commercial and industrial areas); Land Use General Policy 2.12 (develop strong themes identifying Bellflower as a city of visual and community quality); and Circulation Policy 5.1 (require new development projects to provide parking facilities consistent with zoning regulation requirements and ensure adequate off-street parking requirements in the zoning regulations).

C. That the site for the intended use is adequate in size and shape to accommodate said use, and for all the yards, setbacks, walls or fences, landscaping, and other features that may be required in order to adjust said use to those existing or possible future uses of land in the neighborhood.

Currently, the total area of the Project Site exceeds the required 1.5 acres.

However, because the Project Site will be reconfigured resulting in five lots that have less than 1.5 acres, a CUP was required for the Project pursuant to BMC § 17.65.080 (Design for Development for the South Bellflower Commercial Area — Conditional Uses). Although the proposed development would result in smaller lots for each pad, approval of the CUP is appropriate because the Project Site is being developed cohesively, and the use of common areas between each lot provides the appearance that the Project Site functions as one large commercial/retail development, which is one of the reasons behind requiring the minimum lot size of 1.5 acres as stated in BMC § 17.65.100(B) (Design for Development for the South Bellflower Commercial Area — Development Standards), ("A minimum lot size requirement of

1.5 acres...is required for any new development within the DFD Area to encourage larger commercial/retail development"; emphasis added)). Per the DFD, the Project encourages access of automobile traffic from the 91 Freeway and from Bellflower Boulevard. As proposed, the Project is automobile - oriented with three proposed drive-throughs, a fuel station, electric vehicle charging station and the Project Site can accommodate the Project with a surplus of 89 parking spaces for current and future growth. The parking lot, as well as the front yard setbacks off Ramona Street, Bellflower Boulevard, and Cedar Street incorporate landscaped areas.

D. The Project Site relates to streets and highways properly designed and improved as to carry the type and quantity of traffic generated or to be generated by the proposed uses. The middle driveway on
Bellflower Boulevard would allow for left turns and right turns into the site and only right turns out of the site. Vehicles exiting the Project Site on Bellflower Boulevard will only be permitted to make right turns. The Project will help provide for regional, local, and neighborhood access to and from the DFD area, without negatively impacting the community character of Bellflower.

SECTION 11. General Plan and Zoning. The proposed Project conforms with the City's General Plan and Title 17 (Zoning) of the BMC as follows:

A. The Land Use Designation of the Project Site is "C" (Commercial). Moreover, the proposed Project is consistent with the General Plan, as indicated on Sections 6, 7, 8, 9 and 10 of this Resolution.
-18-

City of Bellflower
Resolution No. 26-14

B. The BMC zoning classification for the Project is "DFD", which conditionally allows for drive -through facilities, fuel station, via an administrative determination, with accessory off -site alcohol sales, and developments on parcels of less than 1.5 acres.

SECTION 12. Approval. Based on the foregoing and subject to the conditions set forth in the attached "Exhibit A," which are incorporated by reference, the City Council approves Tentative Map No. TM 83476, Development Review Case No. DR 9-25-16688, and Conditional Use Permit Case No. CU 25-07.

SECTION 13. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.

SECTION 14. Enforceability. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

SECTION 15. Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 16. Limitations. The City Council's analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the major limitations on analysis of the Project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues.

The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 17. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Resolution are severable.

SECTION 18. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code § 16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature. -19-

City of Bellflower
Resolution No. 26-14

SECTION 19. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.

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

SECTION 20. Effective Date. This Resolution is the City Council's final decision and will become effective immediately upon adoption and remain effective until superseded by a subsequent resolution. Any challenge brought to this Resolution must be filed within 90 days pursuant to Code of Civil Procedure § 1094.6.

SECTION 21. Recordation. The Mayor, or presiding officer, is hereby authorized to affix his signature on this Resolution, signifying its adoption by the City Council of the City of Bellflower, and the City Clerk, or her duly appointed deputy, may attest thereto.

SECTION 22. The City Clerk is directed to mail a copy of this Resolution to any person requesting a copy.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER THIS 27TH DAY OF APRIL 2026.

Sonny R. Santa Ines, Mayor
ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney
ATTACHMENT:

Exhibit A - Conditions of Approval
-20-

EXHIBIT A
RESOLUTION NO. 26-14 CONDITIONS OF APPROVAL FOR
TENTATIVE MAP NO. TM 83476
DEVELOPMENT REVIEW CASE NO. DR 9-25-16688
CONDITIONAL USE PERMIT CASE NO. CU 25-07
In addition to all applicable law and the Bellflower Municipal Code ("BMC"), OnPoint Development Management (the "Permittee"), agrees that it will comply with the following provisions as conditions for the City of Bellflower's approval of Tentative Map No. TM 83476, Development Review Case No. DR 9-25-16688, and Conditional Use Permit Case No. CU 25-07 ("Project Conditions").

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

A. Standard Project Conditions

1. Project Conformity and Plans. The Project Site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted plans date -stamped January 26, 2026, unless revisions and/or additional conditions are specifically required herein. When exhibits and/or written Project Conditions are in conflict, the written Project Conditions prevail. The City will only issue permits for development, including grading, when the construction documents (e.g., grading plans and building plans) substantially comply with the approved plans. The size, shape, arrangement, use, and location of buildings, walkways, drainage facilities, and landscaped areas must be developed in substantial conformity with the approved plans. The Director may consider substantial conformity or refer any matter to the City Council for consideration.

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

3. Permit Validity and Extensions.
a) Development Review Case No. DR 9-25-16688 and Conditional Use Permit Case No. CU 25-07 are valid for 12 months after the date of approval, unless a construction permit (plan check) application is submitted to the Building Official, or designee, within that 12 -month period, in which case the approval is valid as long as the plan check or construction permits for the Project are valid. Upon good cause shown,

-21-

City of Bellflower
Resolution No. 26-14 - Exhibit A

the Director may grant one extension of not more than 12 months in the aggregate from the original expiration date.
b) Tentative Map No. TM 83476 expires 24 months from the date of approval by the City Council. If the final map is not recorded before the expiration date, the Permittee must apply in writing to the City at least 30 days before the expiration date for an extension.

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

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

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

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

8. Development Fees. The Permittee is responsible for ascertaining and paying all City Development fees including, without limitation, Public Facilities, Park, Public Safety, Transportation, and Public Art Fees as -22-

City of Bellflower
Resolution No. 26-14 - Exhibit A

required by the BMC. Except as otherwise provided by law, all fees imposed pursuant to BMC Chapter 3.40 must be paid before the City issues construction permits for the Project. This condition also serves as notice pursuant to Government Code § 66020(d) that the City of Bellflower is imposing development impact fees ("DIFs").

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

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

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

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

B. Planning

12. Covenant. The Permittee must record a "Declaration of Covenants, Conditions, and Restrictions" to regulate maintenance and repair of the common areas, subject to review and approval of the City Attorney.

13. Alcohol Sales.
a) The Permittee must submit to the Planning Division a copy of the approved alcohol license issued by California State Department of Alcoholic Beverage Control, including the date of issuance, promptly after approval of the license.
b) The alcohol license is restricted to Type 20 (Off -Sale Beer & Wine). c) Exterior advertising of any kind or type is prohibited, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages which are clearly visible to public view from the exterior constitute a violation of this condition.
d) Signs must be posted at all entrances and exits of the convenience store premises stating that the sale of alcoholic beverages for on -site -23-

City of Bellflower
Resolution No. 26-14 - Exhibit A

consumption is prohibited. Permittee understands and agrees that sales of single serving malt liquor, ale, and beer is prohibited. e) The Permittee must post a sign in a clear and conspicuous location listing a phone number at which a responsible party may be contacted during all open hours of the establishment to address any concerns of the community regarding operation of the establishment. Said contact's name and phone number must also be available through establishment's staff at all times.

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

15. Site Improvements and Features.
a) The Permittee must remove existing power poles located on the Project Site.
b) The Permittee must obtain the neighbor's consent and approval in writing before the installation of a new perimeter wall or conducting any work on the existing walls located on a shared property line or adjacent properties.
c) A decorative block wall along the Project Site's westerly property line must be provided and maintained at a height of 6'-0", as measured from the finished grade, except within the 10'-0" front yard setback where a wall is not to exceed 42 inches in height.
d) The electrical transformers and vaults must be screened. e) All bicycle racks must be decorative, architecturally compatible with the proposed buildings and must be reviewed and approved by the Director before installation.
f) An outdoor patio furniture plan must be reviewed and approved by the Director before installation.
-24-

City of Bellflower
Resolution No. 26-14 - Exhibit A

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

17. Plans and Technical Documentation. The following plans must be submitted as part of the building plan check review process:
a) A survey plan prepared by a duly licensed surveyor.
b) A grading plan that includes cut and fill information and sections of each property line and wall heights. The grading plan must show the location, height, and material of all walls.
c) Before the City issues a grading permit, the Permittee must submit to the Director a determination of whether a Phase II Investigation is needed to further assess the existence of potentially hazardous materials onsite. The Director may issue administrative requirements for complying with any Phase II Investigation or mitigation.

18.Trash. The Permittee must:
a) Provide two decorative trash receptacles outside the front door(s) of the convenience store.
b) Provide decorative trash receptacles next to each fuel pump. c) Provide decorative trash receptacles in each outdoor patio area. d) All decorative trash receptacles must be reviewed and approved by the Director before installation.
e) If reasonably required by the Director of Public Works, the Permittee must install trash compactors for each of the proposed trash enclosures.

19. Driveways. The Permittee must provide colored decorative paving within the 10 -foot setback of each driveway entrance, subject to the Director's discretionary review and approval, which must be shown on the plans and installed on the Project Site.

20.Trespassing. The Permittee must actively monitor the Project Site and all parking areas, to ensure that there is no trespassing and notify the authorities, including the Los Angeles County Sheriff's office, of any such instances of trespassing that the employees are unable to resolve.

21. Drive -Through Queue. The Permittee must ensure that vehicle queues do not impede the parking spaces, the right-of-way and the internal circulation. -25-

City of Bellflower
Resolution No. 26-14 - Exhibit A

Employees must be stationed outside to direct traffic away from the queue anytime the queue extends off the Project Site.

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

C. Building and Safety

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

24. Structural Documentation. Structural calculations stamped and signed by a licensed design professional must be provided at the time of the first plan check submittal. The framing plan is required to identify all construction members, the same as the description identified in the structural calculations package. Design criteria (i.e., dead loads, live loads, snow load, wind speed, seismic design) must be identified on building plans.

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

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

D. Fire

27. Temporary Address. Before construction commences, the Permittee must post a temporary address sign that is clearly visible from the right-of-way. -26-

City of Bellflower
Resolution No. 26-14 - Exhibit A

28. Fire Hydrants. All required fire hydrants must be installed and operational prior to building construction. All fire hydrants must remain operational during construction.

29. Fire Access Plan. Before the City Engineer issues a grading permit, a fire access plan must be submitted for review and approval. The fire access plan must show, at minimum, road widths, turning radiuses, means for turning around fire apparatus, hose lay, fire connections, fire hydrants, red curbs and fire lane signage, to demonstrate compliance with California Fire Code § 503.

E. Traffic and City Engineering

30. Long Beach Transit. The Permittee must comply with the requirements of Long Beach Transit (LBT) and the City Engineer regarding the existing bus stop along Bellflower Boulevard. The LBT bus stop must be maintained or relocated consistent with the needs of LBT bus operations during construction.

31. During the initial opening period for each of the drive -through facility operations, the City may monitor, adjust, and moderate operations to accommodate traffic flow, if needed.

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

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

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

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

35. Easements. If any easements exist or are proposed, the easements must be shown on the construction plans. Easements must not be granted or recorded within any area proposed to be dedicated, offered for dedication, or granted for use as a public street, alley, highway, right of access, building -27-

City of Bellflower
Resolution No. 26-14 - Exhibit A

restriction or other easements until after the final map is approved by the City and filed with the Los Angeles County Recorder; unless such easement is subordinated to the proposed dedication or grant. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder before the filing of the final map. All easements existing before final approval must be shown. If an easement is blanket or indeterminate, a statement to that effect must be shown on the final document. An easement or easements for utility lines must be created.

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

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

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

38. Final Map Requirements. A final map prepared by or under the direction of a registered civil engineer or licensed land surveyor must be submitted to and approved by the City before being filed with the Los Angeles County Recorder. The final map must be in substantial conformity with the submitted tentative map date -stamped January 26, 2026, unless revisions and/or additional conditions are specifically required herein.

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

F. Indemnification
OnPoint Development Management ("Permittee") and DGSG Investment Properties, LLC ("Property Owner") agree to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Tentative Map No. TM 83476. Development Review Case No. DR 9-25-16688, and Conditional Use Permit Case No. CU 25-07. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Tentative Map No. TM 83476, Development Review Case No. DR 9-25-16688, and Conditional Use Permit Case No. CU 25-07, OnPoint Development Management and DGSG -28-

City of Bellflower
Resolution No. 26-14 - Exhibit A

Investment Properties, LLC, agree to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section the "City" includes the City of Bellflower's elected officials, appointed officials, officers, and employees.

ACKNOWLEDGMENT
By signing this document, Steven Pollock, representing OnPoint Development Management (Permittee) certifies that he has read, understood, and agrees to the Project Conditions listed in this document.

Steven Pollock on behalf of OnPoint Development Management (Permittee) By signing this document, DGSG Investment Properties, LLC certifies that it has read, understood, and agrees to the Project Conditions listed in this document.

DGSG Investment Properties, LLC (Property Owner)
DGSG Investment Properties, LLC (Property Owner)
(If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
-29-

ATTACHMENT B
Courtesy Code Notice
-30-

COURTESY CODE NOTICE FOR
17617 - 17639 BELLFLOWER BOULEVARD
TENTATIVE TRACT MAP NO. TM 83476
DEVELOPMENT REVIEW CASE NO. DR 9-25-16688
CONDITIONAL USE PERMIT CASE NO. CU 25-07
As a courtesy notice, certain Building, Fire, and Engineering requirements are identified below. These requirements are not to be construed as a comprehensive list of the applicable law or of technical code requirements, and each Permittee and Property Owner are solely responsible for complying with all applicable laws.

Bellflower Municipal Code ("BMC", & All Other Laws and Policies

1. The Permittee, its employees and representatives must fully cooperate with lawful directions of public officials, including law enforcement.

2. All noise at the Project Site, including, without limitation, construction and operations, must not exceed the levels identified in the Noise Element of the General Plan or BMC Chapter 8.32, whichever is more restrictive. All construction equipment must be muffled as required by law.

3. The Project Site and its immediate surrounding sidewalks must be maintained free from debris and graffiti. The Permittee must remove any debris or graffiti within 24 hours upon notification by the City. Litter on the Project Site and any litter scattered nearby the Project Site, streets, and sidewalks must be removed daily.

4. The Permittee must obtain and maintain a valid license issued by California State Department of Alcoholic Beverage Control ("ABC"). All conditions of the ABC license must be maintained at all times and failure to do so will be grounds for revocation.

5. All employees selling alcoholic beverages must enroll in and complete a certified training program approved by the ABC for the responsible sale of alcohol. The training must be offered to new employees on not less than a quarterly basis.

6. Any and all employees hired to sell alcoholic beverages must provide evidence that they have either:
a. Completed training from the ABC, Long Beach/Lakewood District office administered Leadership and Education in Alcohol and Drugs (LEAD) Program in the form of an ABC issued certificate; or
b. Completed an accepted equivalent by the ABC, Long Beach/Lakewood District Office to ensure proper distribution of beer and wine to adults of legal age. If any prospective employee designated to sell alcoholic beverages does not currently have such training, then the ABC -licensed proprietors must have confirmed with the Planning and Building Services Department, within 15 days of the City Council's decision, or by final Project approval, that a date certain has been scheduled with the local ABC office to complete the LEAD course.

-31-

Courtesy Code Notice — City of Bellflower
17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07

c. Within 30 days of taking said course, the employees, or responsible employer must deliver each required certificate showing completion to the City and to the Los Angeles County Sheriff's Department Lakewood substation.

7. All concrete and asphalt demolition debris from the Project Site must be recycled.

8. Dust generated by construction activities must be reduced by periodically watering the soil on a daily basis, or as frequently needed, to minimize fugitive dust. Reclaimed water must be used whenever possible. Dirt may not be hosed into the storm drain system.

9. All projects valued at $50,000 or greater require an approved Construction and Demolition ("C&D") Waste Management Plan in accordance with BMC Chapter 15.44 prior to building permit issuance. All construction projects that require a C&D Waste Management Plan valued at $150,000 or greater require a performance security deposit prior to building permit issuance pursuant to BMC § 15.44.050.

10. The Permittee is responsible for paying all fees imposed by outside agencies including but not limited to impact fees established by the Bellflower Unified School District.

11. All Licensed Professionals are required to stamp and sign each submittal sheet for the trade they are responsible for accepting responsibility for the design and submittal package.

12. All on -site traffic signage and striping must be implemented pursuant to California Manual on Uniform Traffic Control Devices ("CA MUTCD"), this approval, and applicable law.

13. The site plan must dimension the designated disabled access path from the public right-of-way.

14. The site plan must provide driveway dimensions at all angle points and any proposed radii.

15. All utilities within the Project Site must be placed underground before building occupancy or sale, in accordance with the BMC.

16. The Permittee, at his/her cost, is responsible for the relocation as necessary of any public or private utility or other obstruction to facilitate the construction within the public right-of-way.

17. Any existing damaged public right-of-way improvements must be repaired in accordance with § 5600 et seq of the California Streets and Highways Code and with -32-

Courtesy Code Notice — City of Bellflower
17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07

the BMC before occupancy is granted. The Property Owner is responsible for the repair and maintenance of curb/gutter, sidewalk, and drive aprons.

18. Any landscaping in the public right-of-way must be installed per the City of Bellflower Master Street Tree Plan.

19. The on -site landscaping must be kept and maintained in good condition at all times.

20.The Door Schedule must include the following:
a. Door identification
b. Door size
c. Door types (i.e. swing, sliding, etc.)
d. Number of doors for the proposed structure
e. Door materials (i.e. solid, hollow core, glazing/mirrors, etc.) f. Door notes (i.e. safety glazing, self -closing, 20 -minute rated, etc.) g. Panic hardware
h. Signage

21. The window schedule must be submitted and include the following:
a. Window identification
b. Window size
c. Window type
d. Number of windows provided for the proposed structure e. Sill heights for each window
f. U Factor and SHGC for each window
g. Window notes (i.e. safety glazing, egress, etc.)

22.A table identifying the heights of all interior rooms must be included in the plan check submittal package.

23.A finished material schedule must be included in the plan check submittal package.

24.Interior elevations with dimensions must be included in the plan check submittal package.

25. Include all exterior elevations in the plan check submittal package.

26.A minimum of two (2) cross sections must be included in the plan check submittal package. The cross sections are to include all construction materials (i.e. foundation/footing size, slab thickness, floor joist size, stud size, insulation type, etc.) of all existing and proposed conditions. In addition, they are to include all items behind the cut Tines (i.e. doors, windows, cabinetry. etc.).
-33-

Courtesy Code Notice — City of Bellflower
17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07

27. Mechanical, Electrical, and Plumbing drawings must be included in the plan check submittal package.

28. Title 24 Reports must be included in the plan check submittal package. The Project must comply with all requirements set forth by the California Code of Regulations Title

24. 29. The Project must comply with the current California Building Codes and California Fire Codes, as adopted by the City of Bellflower.

30. The permanent building address must be provided and either internally or externally lit during hours of darkness. The address must be clearly visible from the street fronting the Project Site and comply with California Fire Code § 505.1 for size and color.

31. Prior to construction, a temporary address sign

32. All outdoor lighting must be located and shielded so as to prevent the spill of light onto adjacent lots and streets.

33. The landscape and irrigation plan must comply with the State Model Water Efficient Landscape Ordinance.

34. Before grading permit issuance, the Permittee must comply with the NPDES permit from the California Regional Water Quality Control Board.

35. Before grading permit issuance, the Permittee must file any required documents, including, but not necessarily limited to, the notice of intent, and comply with permits from the California Regional Water Quality Control Board.

36. Before grading permit issuance, the Permittee must demonstrate to the satisfaction of the City Engineer and/or the Director or designee that the MS4 Permit requirements are met and shown on the project plans.

37. Before grading permit issuance, the Permittee must demonstrate to the satisfaction of the Director or designee and/or City Engineer that the selected Structural Treatment Controls adequately treat pollutants of concern for the expected project pollutants to a medium or high removal efficiency and for the currently approved Lower San Gabriel River Reach 1 and Los Cerritos Channel 303(d) listed pollutants. The Permittee must include in the PRIORITY PROJECT REPORT all calculations and treatment control manufacturer information, if applicable, to demonstrate the pollutant removal efficiency for the project pollutants and 303(d) listed pollutants ( http://www.swrcb.ca.gov) .
-34-

Courtesy Code Notice — City of Bellflower
17617 — 17639 Bellflower Boulevard
TM 83476, DR 9-25-16688, CU 25-07

38. Before grading permit issuance, a maintenance agreement must be reviewed and approved to the satisfaction of the Director or designee and/or City Engineer. The Maintenance agreement must be submitted in accordance with the requirements of MS4 Permit. The Maintenance Agreement must be signed and notarized by the owner, City Manager and City Attorney and recorded with the LA County Recorder.

39. Before grading permit issuance, the Permittee must sign the owner's certification form and embed this document in the project plans to the satisfaction of the Director or designee or City Engineer.

40. Before grading permit issuance, the project must incorporate structural LID practices for the site in consideration of the site's land use, hydrology, soil type, climate and rainfall patterns.

41. Before grading permit issuance, the Permittee must submit a Storm Water Pollution Prevention Plan (SWPPP) for review and accepted by the City Engineer. The SWPPP must describe the construction phase Best Management Practices (BMPs) to ensure compliance with the NPDES General Permit for storm water discharges associated with construction activity.

42. Trash enclosures must meet storm water quality standards and must be designed to have a solid impermeable roof and concrete slab floor. The concrete slab must be graded to contain any spill within the enclosure. The enclosure area must be protected from receiving direct rainfall or run-on from collateral surfaces. Rainwater or wastewater runoff from trash enclosures is prohibited. An alternate drain from the interior of the enclosure that discharges to the sanitary sewer may be constructed if approved by sewer district.
-35-

ATTACHMENT C
Aerial Photo, Assessor's Map, Zoning Map and General Plan Map -36-

17617 - 17639 Bellflower Boulevard
Aerial Map
Scale 1 in = 370 fl
Printed 4/2312026
-37-

7161
12 SHEET 1
N A.
7162-28 826
IM
2287
11274
2002031612028001-12
200.1001810001001-12
MMIW41MYU1W1.14
280608.3004002001.12
20070026[4005701- It
u rp11.t UP 11! AJAtb6AN(

COUNTY OF LOS ANGELES
COPYRIGHT 02002
2008
1 MAPPING AMU Gil
510062.0
6CA0E I• • ,09
1 PG
11 so
w
Q
O
O
C -TRACT NO 49481
MB 1172-78-80
I
PG
9 C -TRACT NO 49626
F
MB 1164-23-24

S RAMONA
2267 -r-11274
ST
I 124 SO
5926

66.26 6.66
8 8226

82.31 62361

62.26 '
-x,6228 '
0226
66 4

08.60 6620
56 87 39 '

BELL FLOWER
68f f

N III N
n
'�
10 ACRES
PI
Nr
f
Ni
1 9
X76
187
188
2WevN
`124
g 185
2 184
183
182
181
L _ _
X11
Q
= al
POO

Q
189POR
188
it
81 1.n .
fA
O
a NAa
,,
•7
vO
x
14 7C1
1 $
s
II

0 w
;to
��
■
I
P. O 8
1s
a a
1 1

64.00 1 00

62.26 0271
0227
6223
,1 0227
66 8.50
0666 , 66

16.61 124.00
6226
8226
164.66 r
28 524

62.26 C -TRACT 70S °J NO 54180 e
SHEET 2
• ▪ MB 1277,,5.,, 98 - 99
905
xs
124.80
a•
r6 a
g 44
S
S 232 u a
M O =
233
,
N
O 04
o7
,+
O
23 Z
O
O
27 Ill
I O
$ n
r
O
2341
r.1
E 238
237
239
VOR
240
PGA
$at6 1O
U
4 1
916 el M8
m
16 -
136
I
�L
U i
A•/
a26 I 0225
12460
5035 1 8226
1 `�?
124.60
6235 82.25
I 124.50
,- 124.62

S CEDAR
8 R
N 8'664/
S�
ST x
r _
201
F
PG
18 ly
7 201
8 BELLFLOWER
PG
13 • _
-38-

-6£-
_© n,© ®®tifl�1?1Jd0an00 ':;
u0 0d 0 0 8 013 9 8 e R•
{
a. 1 ' Go
:,.y en©i' ® 0 0
6 ©
't •Ftf
U.

Ail
J
0 ..
:
', j. .
a
0 8
r ,
0 I
;4;
0 I9
8 9
8 •I.

C
q,�-�
i
S •t
- ' ' 7F
i
�
i
,t Ail
;
i
-i _•
-
1 1 l
f
QQ
1; ; i
rt
.1
pp
!-y.
;, ,
i •t ;
rrr
11,1
!
L
Y1 -T(.. -._T

.- ..
,:

N
pp BELLFLp
C`�` wPR 17617 - 17639 Bellflower Boulevard w E
5 Zoning Map I - ' 1
Scale 1 n = 37011
N �' "�wo ro oterM f',oil ed 4/23/2026

17617 - 17639 Bellflower Boulevard
General Plan Map
'R1ir4V+O 7,0,110'6';
rl
t
Scale: t on = 370 ft
Printed 4/23/2026
-40-

ATTACHMENT D
Documents (Available for Viewing with the City Clerk) and Plans Submitted By the Applicant

BELLFLOWER CONVENIENCE CENTER
.17617-17639 BELLFLOWER BOULEVARD
BELLFLOWER, CA 90706
n
DEVELOPMENT REVIEW (DR 9-25-16688) & CONDITIONAL USE PERMIT (CUP 25-07)

GENERAL DATA

SCOPE OP
WORK

PROJECT

ADDRESS

ASSESSORS
PARCEL 4'.

LOCATION
40112 1•1111106.100411 10 00.010.41 .u6F6
MOD 47M.w M..0111 SINN
21 OMR 8.411.1•111041118•01111411. OMF
1414004RFs*. Om fa XM67.N•o
-364.64.0 11.19.1.1.8103•1101.8
Ff 111011 160104 YK111C MOD COMM
M 4.1.1070./1 MOM. COM
TM OM 40 Ma 663110 ■16 110174111.IIi4(NOd30
.CMM 111MI 0.MMI.1MS 4140
...010.1.10.00•
wK MIRO.. 611360076/
144.404.3. 041044 MO.
1141 017-00 0, 001, 003 No 00
On 0 N000NMR 011*004A
517E AREA EWNG NO OF WO
NOSING AORARA 3NALAL 171703 SI
800110 N007N015
7701060770 Cl 0(115 3
10104 761/44804 KING( 3.O PCl/37
1,1191".,
RO1o140 0:414104 0145 ACXY
1$034 61.7
ISLE 11M6101MC16W 770 (16:414
FOR 011801
JURISDICTION: (Ill Cl 11(70'614 76440184
EXISTING 04(4771 INN

LAND USE
70NING
4Nr LN41C44481 *Om III 180663
*81 COWL, WITH M 770000036 Of
CNV'IEII 113 N 40011077 TO M
N01E0ONSOhOM 5141104.05
MC
r m
REQUIRED BUILDING SETBACKS:

GOWN co41NKw KQ 10NI
• 7103170 ,S-4(401040 IOIS 771100. ION 416T 111A
MONT IMO 1(101 O 7401 4 613 10616 ON 110 1141 10041 M
71011 0010.10 LW CO 1408.814 0GN10 361, 66013116
G*07El 4714.0 W.OG NOR S1.UClu1L NOR IN
ONADEPEPO 11400, 6 N.eTRO 10474[40447MOM 1131
NOME0100161 MD LTIK. 07,10.030 LOTS 4857 W HHL .

M REOIIEU WONT 1µ10 SIMC. O4 ROIN.*I1NG SNEER
MOW W174ST6IOIIG 7 76 10 010 0114, 40064115 NIA LESS MAN LIE 4.007636101410 MOM IND 1(14[6 AK 0044010 0
COMM.. 746400361 10 0E1IN 1110
I 740016 GINS{06,140 LOTS CONE. Lon, u39*40
CORNER LOO. 811011101.110 1110041110 MOOS WNW ONE 140171 044* 1903111 SMACKS 771 SWAMI WWI 11,011,401 N
100810II YASCION 710 INNS 54C70N. NOU04C4

4.1414. IMAM TRO418702017 ROIL 0347
• 300 NO NM TM NO SIMS 6140410 2141 S16K11l 10
▪ CIX6AKl5D0177611 MMES 01NI Cl A K* OILOM ail I.
1314(C3611UCAD Of 0.10011.111001, 1,01007* 403 V O
10NN617M1D4L 70174.14 736141:00, 74118* 4.006140
So el* 061INLOCONMet MO MN1 NOV • 4147* 1110.004
179.16441E OW 13 le / 1, 414177
II 71006a1144*00N7w.K 11046
GO1.B. EMS,1.1 (0311441. /W. BU111LES 3717/05,
3661,14...7741 SCRNND M0wKA 10 017141 0 0 7141 L11M
MM. LMT 4110000.
nWws*�

4.▪ 0477.✓_( -
DM cr.CAel.1.�r .Awe
L Dw.0 1s* =see.

1.41.4r 44(/.85-✓.Mn�.�
Ile ri IA* CCJbr ele
I NN 1440 w1Ma6R
7 • w�.rr.�e.ti...
[NE ENGINEER. MMNEOM 010
Me MD>r µ010.m

34.0., CA 4077.,1111
.14.01.

O 76K1. µ1l
W9..1
f�1ri +Ier17M.►....••••
ed
0e1W. �
4As* 0.1.1.•
Om. 0111.mA21PnCOMO1 OM.
1tiO4.
(01v Malry

CONSTRUCTION TYPE
NO Oat 1~-M
361 4.., 85341ms*1r..6
4r Valrf.r.Irs*
701 04►810..^0 N.W.1

1.4 a µ. 7607.14.4
DO4 On. 40s*4s*s*944
Ms a MAMMA

SHEET LEGEND

SHEET INDEX
MOYT[CMAI
T-100 7710041
040
COI AltAMSIS IMO MU WIIWII
C.02 Al16361/.5 LINO I111E 610364

COO ALTA/NS IS LAND III W WWI
C.04 Al IAA, S95 LAND 4011E 161417
CO5 CON:MMI 0670+01RM
Cue COeKV NY OMOBO 14616
C.07 CONC1711w 01111011104
CO6 001.4001841 1.11110111.01
C-09 C010ENIW 71E 11611
CEO [Omar loft NPR NAN
C.I I COOCEI W I IONM 07N 17614

C -II WAGS
413 CONSi61C11ONINIA0101AN
0-14 11MA1M 118761 MN COµ. SM.

C-15 Woo. tun kW M NG CONXIU.6
C.16 11116111E 1MA14M/ 1/010500 C01401.24
Al 'K
LOI CONCHAE. 0.3601031 RAN
\II3 C0147TWI NIOXM 77/.36
103 110400.4 M. IMMO
7010 014.47 WI NAM
40101 NIL\IRIXKIW
7010.3 GML ORCMADO77 Iwo

1.3•11110040 ONn
90 001.001 CNn
901617777(1 Oran
90141077/03 DNn
4100 PROPOSED 1\000 FIN,
0101 MOPOSED 11004 PLAN
A101 I PROPOSED 781 47.1(01070µ1M RAN
A101 PROIOYO ACC,. I.M.
0103 P1pg5E0171X01 7711.
0170 75010510 aOOI RAN
0131 Ppg5L 100 RAN
6137 MOOD laX1 PLW
A133 OK15E000CMAN IS
R 1 ` E11ER00E17w110.A
366.6701 7 7 E11E.05140001100
ji 47013 } EOGIO14136106
VW
67014 MORO.EIIVAIION6
6612
0761.3
A7614
I A2012

1.20347033
A703 4
47041
A243
A204 3
6214 4

00.0011111V001410010141 *0
IONS
1101.1104
1LL,07074
10711011441011014*
1X1001 MOM.
171806 7103410(6
W1.0.14136 0 0 43
COMM
7410001(11143014
MOOR 1767761106
111004 (7677611010
/205 7 P01051071010 CANOPY
A'1�p 40070760 MALI 91,4058101 DONS
IMO, SIR 3601041140 Cw60A10N
P13O 790M SCIIDIAEI DON
36011
1185 7)
PAO71
►0048
MO 41
00011
1100 21
940 48
RADII
7(.D 1i
70014
700 11
IMP07�
�7AAop 3311
7073 3
70031
P•,poo
770
*AD 41
MAD q
6,11611 • 0[00416 4,06004 791(751401 NI. , PAINING AREAS 6 TO 14 34411 x µHRH.µ NI 1411110411 4. 36 31 0 777 COTOS, L[1041I 4 010 19311 SE 76 4111 300 10 P.M 14(841104

VICINITY MAP
5013 674
mmn
(architecture
170 W Lbw. Awns* IA110.o, CA 91016
IEL6'M3101140 mortiMEllommo
DG5G IrvnMmen, Prop.*. lK
AMwN4 cwnm .4.831.4,40•

58.444,0r. 4.44•48.4,88.

PAD 1
KEY MAP 8;,
Lacf:fiw/'i
JAN 2 ti ?I1/:, II
By: _
Belfffower
Convenience Center
I7617 .1 /639 Bellflower Boulevard
Bellflower, CA 90706
7611113/6400141
N.. OAR OIXNR1077
I OR 14.2155 03600177061 WNW •C111
2 17 11 MS DMi0.1EM TIMW I C111
mama 0 oft mom
/OR/11111621 70711.1111
044.77 V1 O 0!00010 04
0414 1711 7075
4411 015001910N,

TITLE SHEET
T100
-42-

sue it v
1 III �
A.L.T.A./N.S.P.S. LAND TITLE SURVEY
17625, 17617 AND 17639 BELLFLOWER BOULEVARD, BELLFLOWER, CA 90706 TYKE
sex -sr.
.11
R TN
RI 114
1111.0.0

AGNS ILL
lulu
WI 151
RA6.ONA SMUT
0)1.14
=
dome, Wm
NMI MO
L4 .

Al•..w
M1Y ` 1
tOr r6:

I.f WI 1]1
TwT-
RPM.
wr--
L IP
am. 4.Rar _
— - —1)
•
— - — f1
1 { i E { I
.. II ` tr
tI �e
L IL

FOR REFERENCE ONLY
SCALE: N.T.S.
*. ,
PI Oil MEW.

SHEET 4
row rm.

SHEET 2 I '1 s4417 —.-
J
om..•ROO
rt. a:

I
, — FIE=
�Y -- ---
Li• =nasal arms
momr
OW MA
SM. MAW
maw
OMNI
1 I & t
\ I
13114. 0112011•11311
arrr i::s.=,s.....— _. -
�?SiL:YCL' SP�.:aia:: S
tore...Twnv0
G1T227iR�7iC SZ
'�Z .��''� 1.T�7J �).1•CJ
ix�s iY:t�a
OUP. VORI,
IMMO Ca.10. _10 TI...IIBs
lTStI:G T • �• -- • •— —• • —
1 wpm." DnR.rwre I
UTILITY VATe.aT
e.w.11eo ran

1.074.4
•
L'S:lS•
w/R.SOI MG..0

CAL VAIDA
•U111/•YImc. —
MMA
(architecture
170 W lore A,r.. Mu.orn. U 91016
791A76.5e.50J18 I e.rrerch.+.— run
A .o.Tl POI
DGSG IIw.••••.nR. v.wD.w.., uc
rtuw1.1 yw, in",w CASON. r, p.
..

Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
GSM'S 17)M1014
Nei OM OrSCMlvIION
1 OK 1.2073 DM1016NN1 WV* DIP.
1 17.17]025 DENIOMNI IOWW &CUP
a. NIM•E. 707174.11
O.ArA. M CI OPCIED r GI
OATS. 12 C417025
SHIFT DESQNrION
A.LTA/N.S.P.S.

LAND TITLE SURVEY
(FOR REFERENCE ONLY)
C01
-43-

LOTNag iNiMat lamer YA
I—r-
i 9 vie
A.L.T.A./N.S.P.S. LAND TITLE SURVEY
17625, 17617 AND 17639 BELLFLOWER BOULEVARD, BELLFLOWER, CA 90706 .74
cisme sitar
m +

FOR REFERENCE ONLY
SCALE: N.T.S.

A tHRIES
!St 91► /r.•
FR
MoS
14014.101011. MOTE.
comma POINTS
MAIMS
0100.1
mar
LOT 240
=Oil ma

NO OM VIM
tr
-7I
=""'"""

IMPORIAATION
M"oeso"OP RECORD
are—
r
1R.
mrnn
(architecture
I20 W Lima AMMO Monwio. CA91016
TELdMSB92318 I msvnchbeduvrnm
Rv..l.0.

DGSG Inftstrnem Ptopsnies. LLC

34.40 0.011.1 0.4.VONPLILVIAND .39
51 Ra pIO.915925.

KEY MAP '
Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
ReM.or RATm.T
MOYNE
ssr�n-
..ir...sr-..-
Fifa

CALVADA
SUOIVIRVOMO.sr.. oaks
EMC.

ISSUES/ IEY61p2
Ob. DATE
I M.11.202S OEVEIOMIEM WPM ICU/
2 I2. I2.2025 DEWIOIMENT "MEW l CU.P
DESCRIPTOR.

JOB HUMBER: 20212MM1
DRAWN RV: CR CI6OiD BY: GI
DATE: 12.08.2@5
SHEET DESQP11ON.

A.LTA/N.S.P.S.

LAND TITLE SURVEY
(FOR REFERENCE ONLY)
SNEII NUMStR
C-02
-44-

T1VLtC-E

MAO& II

FOR REFERENCE ONLY
SCALE: N.T.S.

Rorr.r M11N
A.L.T.A./N.S.P.S. LAND TITLE SURVEY
17625, 17617 AND 17639 BELLFLOWER BOULEVARD, BELLFLOWER, CA 90706 t1111CIaMAM'
POrMINI
LO1 Mt
101 231
MGT OW
PM= 1

MI MS WIMP
i.07 ISO
TRACT OM .

MRfEI.

TRACT .0
TRACETaB-
r.�w
+M+M+ef+
1--
LOT 240
u
re
Ay
'I
I I
■ egrura 1a meow
GRAMS Ila.m
eao
sup
OEN
won. Peons
soLusearrif
le9aI010
Sem no.
e.a.Mn ww
MVO O2 0..11011
-.¢I.,wac prte wwwrnr.

CAL VADA
Lu_VIMO, INC.

MMA
farchitecture
120 W time AMA I.b.wi0, CA 91016
11L426 -6831i348 I mmoa thumb amm
DGSG In.amorl PmpemM, UC
• T
MOO 0”. OYM.I. C/I2
II. ma 491 SwJ
Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
ISLAS / Bfl6gM
No DATE mu:wo w
I N.I. LOOS OEBE1Oh(N1 IBIlw 5 CUI.
2 12.122025 OEVEIO0I4E111 *YEW B CU I.

JOB NUMBER . 10217Mn11
OMWN BT. CR CHECKED Br: GI
DATE, 12.03.2025
S11EEI DESCWtION
A.L.TAM.S.P.S.

LAND TITLE SURVEY
(FOR REFERENCE ONLY)
SHEET MMBER:

C-03
-45-

A.L.T.A./N.S.P.S. LAND TITLE SURVEY
17625, 17617 AND 17639 BELLFLOWER BOULEVARD, BELLFLOWER, CA 90706

FOR REFERENCE ONLY
SCALE: N.T.S.

I
_—
T
s.
m =—
EFL
; —'.x — T. — WI r S T
, N as ii, '"i-•i M' - N is. •� (b r' w Yfi M W b M Y
"worm mum
---• 1 �•C. w..-rtS��.—"-5-.�--.—.--wo•• • -r+-
M Ix1 OV,. _ N - .+. _ :1 M .E._ J M M of. .. N.. N M !+ . _ _, •
�•af+• _.'tTc.°�_ .. �1.�-21i..T.

I •
TROCT
—Tn
IM•I.al

0. •
MOP OM
MOM
Mee O.

PAIROIL2
•. r•••••
or r -
Ito
PARCEL 1
M•MT01.

Welt
PM Mir WM.

MOOT..

MOCK
.0 ...NNW
tOr Ill
aIM OT. ,
*•
•
r u
CM=
• »
• 17i •
Or
•
•
•
_
5C •
•.N, . J
••
r•
at
1601••.•• 101 -
ow
T_. rJ
COMM PONT"
lan
ro
•.4101,
RATa31Mf YWw suer_-O.P,
IVO
.^w
CSi.'irer.- 01.4% raiSt:L'
pr »tl:: �.�
**WPM Or 1sa0

CAL VADA
W4W4Y•.EOC..

Minn
(architecture
170 W Urn. &owe Ab•wfo, CA 91016
TE16765.7M7.5 ••,md.iOca•.m1„
1•DIEC
DGSG e, Prol•p.�o, LLC
LAUMI 111 •,
000 OVA w�-sns
Bellflower
Convenience Center
17617 17639 Bellflower Boulevord
Bellflower, CA 90706
ISMS /.VOIONS
N. owl OaSCJIMON
1 01.1..7015 DPWROI16.R.V•w1.CYr.
2 171]7075 00/601S 011 aEgw ICU!
A1. NUMMI.. 701171w.11
COON, NY, Ca CI•QEDM: Dl
DALE. 1701 7005

DELFT DESCRIPTION
A.L.T.A./N.S.P.S.

LAND TITLE SURVEY
(FOR REFERENCE ONLY)
5,•E• 1urnK.

C-04
-46-

Lt(itNU

EARTHWORK QUANTITIES

2.21 3010

RED CURE
T
nw.En-.
18 $ 6. q
W1.2 WENS 'COWS
WOWS
ARIES.

FS S '
Et PRE AIT
J!
P ATIPIBIT Lee

PR LSI T LIE

OTT WPROVESIERTS
• TREARATZ PLAT.
+PROAbENTS
/ PER SEPNUTE Puw
NCO .00TET COT
n
FLY 1S
Tcrn
212.238.73
• W
TOPS. TEENS
E Toisoi
- - BELLFLOWER BLVD
F�YY
rr�naa

FLOW RYY

TESSM WOW

SAM REM
PAD 2
LOT2
NFU,t IS 20
1✓
TCM1

TOPS IS
702102
T, Ym
i MER
TO SWm
oo voo -.Too POOPITT OW PO.

2.01 - - SET.. LEE

EASEMENT
P1MED SURFACE CC. ON
SAV
GA SURF. ELEVATOR

COFFOUR
W-----00- ORATE ERE. 'MOTE NE
WT. NE SEE SEETSKS
CORTNLP.TOR

PROPOSED PRIVATE WORM OLWI
wows. aANR.RY SEP. PPE
',NOSED RATER APE
MOWS. ELECT.A. Ca»Wn

ACRE SURFACE

ABBREVIATIONS
STATES

PROPOSED CONCRETE SETEPPLE
223,3, GRADE 22.02 EENTIoN
cRw TN or cutli sPot SENT..
nwt. —A
MONS TM OF Vow SPOT ..11024
EIVIONS—w BOTTOM OF W. Eitar SENT..
.218242, SURFACE NLn T-4 E.EVAiO»
TO
SAO IMMO ISEVARCEI SF *OWE FEET
Nm SOLO. SS SAIETARY SEVER
ELSTINI GAP. Ns Noss.

FR
Et EDW.

WASTE0 FLOOR
ROTE arc .

STORM DRAIN
23 3 11

SITE PLAN NOTES
OREPLACY ALS 66. OR. NRANTRAs n. DO MOT
ACCESS RE PROPERTY Wm ELur.Pwrcum Am, TurtER.

SOEWRAL. AM PARKWAY IwOVELErrn COMEETERT EFTA
ETW Ap,.rSAAT PARnwnr SFRweE»Ta N.0 Cm
a NIYRH
142.00120 ORA.. PER Ore CIF EFENE,RER
TCCAWERCN. ALTOTMTEonsvEr.AP 6TOW,
0 RE3RTVE PaL9T.»O WNW. ...ST.. NTS PITT SmPPC
0 ...POSED In PRD P. CROSS DOTTER PER LA CDS. SINO

EXISTING UTILITY NOTE
CEP, OF A L TYECONTRACT.
i S PRIORRE70MAF4D CEITAIWE TEc11w REawTrw»APO
VIC EE.EFMN 0 ST. W�nWC OFAW INAS SIR ROroSEO»1anEiro
LOUT.'. OF Au PROPOS CORRECT... P.M

6.3234 LEES
2 ALL Mn NOW LPEm C.OESMS Swu hAVE A Ew 1T NN LERTIGI

PAD ELEVATION NOTE
AST COOWAS EOOwOP.OTECP PRIRIOAR,RL.uun TO DN. CONSTRUCTOR 4.312.1.01.2

UO SUMMARY TABLE
1 nRu
vW
WIAc
a)
TTr
IA22
LOS
TSr
I -S
nRunLRAL

OCTIINTION

PROVOST
0W1
0Wa

02.3 Mfr
aW5
Er
an
O S
rE
YE
u
3m
TTY

0.83 4Y3
FOS

12.13 Ttl
RTa
fro
Kimley* Horn
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
(619) 234-9411
wwe-K tru Erhorn.com
A PRUEC 1 TOW
DGSG investment Propert.es. LLC
3110 L.uREL CARYOR BONEVARD El3S
STUD. PTY. CALI9ORSA WEN

14. (310) 491-5923
Bellflower
Convenience Centel
SWC Bellflower BIvd & Rarnuna Sl.

Bellflower, CA 90706
ISSUES / REwSIONS
NO. DATE DESCRIPTION
1 081425 03234222117.241 LL Kw • C U P
i=--sLEFPF
JOB NUYBER:195306061
6RAwfi9 BY:500 CNECKEO BT. OK
DATE. 1 12/2025

SHEET DESCRIPTION

CONCEPTUAL

GRADING PLAN
C-05
USED
-47-

LEGEND
ONO MU
1 -Ere
GIMr

EARTHWORK QUANTITIES
Min /CVO
MIMEO
PAD 3
LOT 3

1.1R ALOI ERI
1Crr
ROO
AP.
1G NO
MOM
PAD 4
LOT 4
OMMUS
IE
1EFs
ran*
TC SS
Rios
TCEl MOP
rx
M:W
MM
1 NORUM1UP

MI WE WM
SPEW
RME
Jr OP*
SMACK L.

Tn MIMEO E
EUMOY CONta,«

AT E OS
EAST. MPRAQ ELAVATcn
etaal
OR OR•Of ORAN MOO. lade
RAPER WO see ENEMA WA
cconeguvxot
RIaROrn m.An EIOw DRAM

OFOPOSED MME
AwarORED /SR .RE
- ROM LPR
EuIaOMLME
LNOErxw
SEE LMOECEIS Run

ABBREVIATIONS
ROW 10 HAINMEARE MANS Ka
NOR MI R.

MNIB119IM1RY
TACT. allVAC&
COMECM COMM LE}OVEMEON
MOM
R IORMEO cclO IETS POEwna
roOUN�
K YAR-1
M. EMU
MALES
MUM
aAw EOnErxANATON SF E9LANr M
YDO YAO MrIARYrM01
x011OR rNL IMP TYNIJL
• U4IMPRADE ONG POMP.

V WOE OP RAvrMNT NE NOM PONT
40 ORONO
▪ IVORY ON..
moo.,ORA. MVP ELOPE rON
TV OP CWO SPOT MOM..
rtorHme
EOTTOR OF wALL MOP ELEvE
IOW. MOP. IRV/04 N
?OF OF OPIATE

STORM DRAIN
SI C

SITE PLAN NOTES

IES TENT IA NW
w.: Y•PROVELSN..N cONwEKMT SUMS
M, ..MM.,A,, +.ROvnAN TS MO am
O P .Q, - OF EnvLOSAS SIMON)
1®wumE ew N
RE AMARPRUACOW .9T.GETN.w*40MST. .. PAM SOAPN9

EXISTING UTILITY NOTE
E WOE RAM M. EMen Lw A.wAOE
RECORDS Oa COMiroc,OR WV MOO OVUM. iMLwiw Aw
COIN Or MOOR D COMIR EEM REAM
DOCMPIEMOVIrm0rO AN. NM Y. COW-OCT MTN MOPOSIOUNAT= ro
BOEMEEN men 10 MSTR.NPICIA Of AO NERO
INTEREIRO MOW LOCA1 ON 0, EEL PROPOSIO COPROCINO• 10 MAW Au. ORP se0 R UT ION COE.M.3 REL /OA AM IM MEMO
aA,00.1OP

PAD ELEVATION NOTE
PAo ELaYAOSa MONO root nwMOED OLRwc SORE ORATANo AAO
aasNom MAIM aO1Ea.RIa TO c •OllucIIUL

UD SUMMARY TABLE
IANARE
AAM
RMERwOW
Ewe
ElIMeflrM
mEwTON
OFTEITa
AREA
MO
IV
OM
MP
MOM

PROVIDED
MAI
SSE
VIP
I..

ERR
En
NJ
Ts
Pr"
MO
OVA 3
Er
IRS
iiE}
Alr
OMA
or
Ni
IAN
RTi
AOEI
OWE
EO
NI
IAN
NU
IY
1 N
Kimley>»Horn
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
(619) 234-9411
www. kimley—horn corn

A /ROECT EM-
DGSG Investment Properties, LLC
19A0 IMAL CANYON BARE MID Erp
STOW GfY, CALF -NIA MOA
ICI (OOP 191-5923
Bellflower
Convenience Center
SWC Bellflower Blvd & Ramona St
Bellflower, CA 90706
ISSUES / REN90M5
No DATE DESCRIPTION
I a 1A 95 SEA LOMODO ROM* A cit
I0B NUIIBER.195306001
DRAWN BY IOTA_ NA CHECKED B5. At
DATE 17/1//2025

SHEET DESCRIPTION -

CONCEPTUAL

GRADING PLAN
C-06
BASED ON SON.MI
-48-

I
I
MIN NI Y Y III ale 7N PR
OM
044,8314 ea OleRAie _IMMO/ Al II PROMO Pw euae3r_ re COM Pe aNrrru—. PKCOMPAvelMe_ wP 1'— aavOIN084pM1PAWN OM Lsomeme
HSTv— a.a■ eWAY11Y— 4PAIOOMAlM BAt P1/AIA PR ONIAIKS
AM
YY18-4.

PR
MLA _,
II
MI
r' e`
eAeeAA PAwwo n•
t[04414w4,a
,. I....—
.

PA WRAP WA
Pw �Pp p as
AL
MINIM

COMMA CMS
Kimley>» Horn
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
(619) 234-9411
www.kimley-horn . corn
A PeO[Cl FOR
DCSC Investment Properties, LLC
3840 LAMM DAMN 00ATVAe0 fat
311101D or!. CAMINOl ene0l
TO- (AO) NI-3ets
Bellflower
Convenience Center
SWC Bellflower Blvd. & Ramona St.

Bellflower, CA 90706
ISSUES / REN90N5
No, DATE DESCRIPTION
I 0034.30 DIIQCP hll e[.aw a CNP.
308 NUMBER:186306001
DRAM 05,1UTA CHECKED BY: 101
GATE: 2/18/2026
SHEET DESCRIPTION.

GRADING

SECTIONS

SHEET NUMH
C -06A
-49-

Kimley>»Horn
.E ENL
•

NECOUL /OIS
r
PR SOIL..
1t
/
Li je
• PROPOSED
.A.. _.

SGE
p,\ EARNENT

ER RENATE

6. no ENT. SEWER
TOM RECORDS°
f6o
LEES AND POLLS TOi OE TED
AND EASERBIi OLSTC AESO
MDR TO STARE O 04.0062

IINSIMORNER
LOCATOR Tool

4.660/462•46611
�t
IBM
I T p
rv-
'4—
t
• Roux
g - -
t
La.
..,... ___ .
♦
—111--111— —
I

BELLFLOWER BLVD
i
Of old

LASESENT
■ PROPOSED awiN SEVER PRE
PROPONED.I. P.
..�� PROONDItl PIPE
R0 SMOKE.

STONEDNOR RAI�a
-OA6-Ow-ON- 6.03•9610036114446
1 ! IMI■■p1101/itllfA■1111KATP!
44,0116060.1100.1116644,.

P1Orolnra0or oa ecTae
r MAN
® .R.1IMRSR41!
00 PRIVATE WATER
■16666 ■Irwvl06
�i 0E000 ronnT CA COPECT.R o FT room WILDING OCL,
WRESIC ART. PPS
DOPRESTIC A NNE OTT CONNECT.. To TT INTER *um
S'INTERNET.
51 REDID ...RE N NYLON PRE KM4, PENCE

PRIVATE SEWER
U !VI , "«,OF ..SCION TRIER TOn,wN.1,AAd!OR
PRIVATE 1,DPiNE REM. mAINOLI
JINMATE swTARr SEVER PIPE
G40.01 AT Cao*CTOI TACIT! 004040 ,E.ENNAP,
(7 GREASE 00E«ceINOR

PRIVATE FIRE
CIanuoms
JT TO.I.PTFROM 5* R,DPAa,
© PRNAE PEE cawecion To en. R4TER SINN
O REDACTPRCaelw SoCnLON nanomow O4W woo roc
® PINNATE FEE N63aue

UTILITY GENERAL NOTES
I ME rUMOuNuiES EWEN CE ,TE NANw EARED ON Avow.

RECORDS DE CONOLACTOIR WEI 4D o■I4Rw NEE LOCATOR ANC
OSP.. ALL UTLITES PRICE
O On
.mE .00E. PRIOR TO NOT ELATION IT EPEE
IO.L T4 vo CONSTRUCTION
REPORT

COORDINATION PURVEVOO ELLSS REORED TO
mDETERISPENN Al PROPOSED CONNECTORS,. u r LC
LRER
NNE. ECRU IF FEST
III SO
.'_)4- 1411
WW1( . Fimley—horn. cvn
A PAULLI ILR.

DGSG Investment Properties, LLC
5fa0 LAURA CANON ■W104MD 019
51100 OM C63,061416
664
TEL 310 011-5131
Bellflower-
Convenience Center
SWC Bellflower Blvd. & Romano St.

Bellflower, CA 90706

ISSUES / REVISIONS
No DATE DESCRIPTION
1 66.1425 IZELO MJIT IETLR 6. CUP
JOB NUMBER. 195306001
DRAWN BY: WO CNFCRED Br RE
GATE 12/12/20_25

SHEET DESCRIPTION

CONCEPTUAL

UTILITY PLAN
C-07
BASED UN Sir! ml
-50-

LOUTION ID Eli
Kimley>>>Horn
TO OE
TRM�ORMR
I. =NOM...RONrnNE Ta
'{
4- V

IIPR MONO
OLSSON
•
-
-►

LOCATOR TON
',MONDRY KS
1 -1- 1
l l 4.. t 4. 4.. 4. 4s # -4-+ .s .r- • - -- I 1
MINIM , �— �_—,f
LOT 5 ... . 1

4. .

4. 4. 4. 4- 4-i 4. 3 4- 4- 4. .. A '
Mons a ...1.--___----- \'I .

NW
In LOT IRO
l
L
•
u --u- - -IHE - _
PAD 3
LOT 3

LOCATOR TON
T
t
tr

PROPOND

NOMPOI IR
UNARM 1Yr
� ANN LOT IMO
- BELLFLOWER BLVD
',MORMON EN
LINNET OVr.1WOPILM
toesAm000tooTosixamowo
TD SUM a LMww
•
1 L
4-6-4
POMPOM
LEGEND

CINTERPOO

EASIONFT
PROPOSED &Motor OMR ms
+P— PROPOSED R.1PPPE
Rw— PROPOSED 'IRE .+E
IN PROPOSED SEEoe STORYO RL.e E
MEET T A. FORDO.,

PROPOSED
— aM .0AE a.E LEoewTawOlnAcaMM.LrATOrR
U
00 PRIVATE WATER
twOOTOROLIM, ELECTRICAL
PROPO®KK aONPOCONr
wordWAOPC0 01 n 01 EDT OITD.. IRAN.fr.,
LORE
▪ DD1R&TO EMTt0 comic -FOP To cm, PATER 000

VOTER MUM
Si REwcm Raso.Ct SAav,ow',OPEN.. NMI

PRIVATE SEWER
11 O.R.CENG P.M n cveCT.R. PAINS TonunrvD A.Do.of,
'S, j1.1 PotivATE wormy POMP MoN3LI
C7 RM.Ce▪ w cow0T0 TTO OT. Mot AN OMR R..P,

PRIVATE FIRE
G wwww. pow co 000501!KOr, IS IT pROY W501. O.u!
63, PIN.TE PRE MTN SWAM
EQi Ma0.TE MR ...CP. TD Orr+Auw..
(rj REnm MENLO* rwt5w M.vPitt .IEN M N.TE TM& MDR Mt

UTILITY GENERAL NOTES
.0••••.1•04 RM. M MEr ON NOUNS
Ppr-ORDs DIE CONTRAS OR WO ROO rTErM{TTE LOWS. MO
LwOREPMPES MOPOr I NY OOeLYM MP LwOT®MORE TO
HOMER MOR ro NIT.w+ON0P MM MON
Pat“ UnUTT NPVnVO1OMu RE RO ANO TO
DENOME FOAL LOCATION*, ALL PROPOSED COMECTROS TO PLOWS
mod LNES
OML LMT MORN PTYTV DROWNS MALL Tw.O ROM IT RNVIITKM
lIM CE
a rut
m c Is EOM
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
(619) 234-9411
www.Rlmlel— horn.com
PROJECT rOT
DGSG Investment Properties. LLC
WO LW.. CIAO. BOUEVM0 EON
511Aa OTT. Co r.... 2100•

10. 13101 .5-5.25
Bellflower
Convenience Center
SWC Bellflower Blvd. & Ramona St
Bellflower, CA 90706
ISSUES / REN510NS
No. DATE DESCRIPTION
J 06(4» 1040.05001 'Co. A <uP
406 NUMBER 195306001_
DRAWN BT -RNA CHECKED BY 110
DATE 12/12/2025
SHEET OESCRIPRCN:

CONCEPTUAL

UTILITY PLAN
C-08
0•SE0 ON 504 Nt --
-51-

•

PRIVATE DRIVE AND FIRE LANE
/ BELLFLOWER BLVD
/ ' \
LEGEND
IOTIIR
sAsoetn
MOMS
TRDRaRna wATEATw .IE.T..s
ARmoRo FOC M.

FIOPORD ST IA LINE�
a OEIALS
— aAE— w — uA — Awostaw.r
T IAeDRollDwItLACC.ILNIOAMO
umsaoIMSL.TTarx
MIAOW M». accomaaOTIS
KO.

MO. IW.Allk
eeFaRDIw..DMM,
Y

IRE NOTES
QRovA.E lMt ».re. TSW,n
0 R«.ATEr. „TT.An..,Al,
«wYA,r f. roma..

NbO®I0W ACCESA ROM
y IOR 1EAl LIMN

FIRE NOTES
DIAr woo. Tor .IRLIS P.A. ARA v. sAL. owl. 10,E A
FOP h. 00)1. ROAM tO AAALAIE WARW.

AS REDIAM SA I. rpm Aramo ton .111. CUM 103
APPROVED sulLooac ADM. NOM.. DRAI.Re sD
A.O.OMA.

MrOfAm.. NOPMP
F. AMAPA., ..3.5 WADS WWI. Mt C.V. M. AITIONO, MOM
Eno. SM. w estesc OR
coporroOC OLIN or NEW no... • ALLOWS PAPAW eV MIME
WOOS SWILL SE OF AN W.VA. ART MOM
FIRS COM Boss
A...0 ray WA. t ;MAO AACIANWAIOS IOSI WW1.

MOM.. CAAWSO Sr FM CCM o TNS larwM1R OF SACM KY SOX
ALL FRE WOW., WALL owl,. fr.-A.1AT Malf MIME
MEMO. WATER WORM MSOOROI. OMOMO C®. OR
A MARK O* HTowwnAM R MOMS.. TO
MO
ACCCOMEO OMARKsaRR To wx COTTINiTOM FIRE
C Cant A
MC O O. aft HYDRANTS SMII R WM.. TlMM MO ',PROM
OCW WCY FMt CMY OW R.

FRFOMOM KATE CTESIR A1E MaRM.TS
STOLL TE 1000 C R CM. MO TOR Mao. MO
APPRO., PRIOR N RHE STNIATION. Ma COOL SW; COMM Of COs
MOMS ORE pE MTWY M0WTO,I
Ml CAan IOTORE FM MDRANTS M. R MOALLSD, 1EaROMO
IPPROAU MOO TO RADIO 0CCO M CY
Kimley»> Horn
401 9 STREET. SUITE 600
SAN DIEGO, CA 92101
(619) 234-9411
www.klmley— horn.com

A PROJECT FOR
DGSG Investment Properties, LLC
]w0 IADel CANYON EON[MwO TITS
SWDO Ore
ti aCj 11100 0 �
Bellflower
Convenience Center
SWC Betflower Blvd. & Ramona St.

Bellflower, CA 90706
ISSUES / REw00NS
No. DATE MOO. RCN
1 01.14.23 DrAtlORIETO NOIR A CALF.
.OB NUOIBER:1RSJ0600t
DRAM 65:NNA CHEMED BY: OK
DATE: 2/16/2026
SHEET DESCRIPTION:

CONCEPTUAL

FIRE PLAN
SHEET NUMBER:

C-09
-52-

I
fr--.\
--- III O O �1,\ O O O O O o O 'Lr an'D^wuc^am°ar'
� - • jug—t--�; .� .
.14 i' MI.. ' i i i i •► i G
ttf 4\44- t t..n
I
v.I.__ r., __-
--
PAD 3
MMw
DOe.IMO O
0 0 0 LO 0 0 0

BELLFLOWER BLVD

PRIVATE DRIVE AND FIRE LANE
PAD 4
PM. •
al.Ivr
vJ .• ____11_11.
—0. 11 �`' .' ' " 11 • . Lr v � I ;.T, . ,ra { - r r r , . �; i o -« ? .,= s-eK rR# �! r '. . �=. :L { �T ? LEGEND
--____ wll021Y1.. Mw
LRLI
-' - .AEKO11
I— w1AMIIIIYY.IM.E1ll.YE

MIEMIDOMI IIR
MIOeiM.MM

1.1.055151019.1.66.1. IMFI
6 MIST ,II..0I0110MA..

DA.— 0As— 'wutEYOMIM.
1 N'..11On.w15.6.2IY.CAIO'.

Y
wunr.."w,ra.clrrx
D rave a —ivll»
16001
aa.P .m011
ww.C•.0 M. MON*
MOP.. MO M%... Mn
y MDE RAI MY..

FIRE NOTES
© mama 0154.16. Pow comer d.H. mow
• pT.YAM ME „ANTI M#Ytu
c
© OER.IA,E0 IR nw1A.1IFIMI

1.�H•� 156
A •HI
RaLrat 6.ow.,

FIRE NOTES
6wwD•D •M..Hlt MA'NI
aN„ oE.ROE IfND4.wD6H.6A�
LErnns Al,.1aN16.0Ao.. 0 MM.. I.wL E.1wPDm
FOR F. T.M.I.IOMP. TO 0.1.. 114212.401 M IM W S
TO RCP R0•0 OR Roman M COMM..... MM. AAD AT MTOMMe.

WOW. M. 01.1.15.W ® I wL.

E. In. BY
M D0.0.0P A.OO.O iWM. MOM. ORPIPROPEO
CreldniRCATION MOLL E MOY W. MO r,orIMI®OM1DE
RPM RAP..l. AIwlMl. M row M.IOPNn
I a101.60eMIIVelt WIMP. Ma E AMIMY DI•ED.11.Gwlm
APP.. Pula. MONN OP. M.1 wO COL.. 1
F•E.1..1..ICOEII.06WALL In MM. MI6 RPM.. MO.

TOpMMY DOMOM.. 02.220 Al44,IlM!r wrensecn.

CONIMUCTIM OF PEW PO.PAYS YM1.M1LEa MATIMYID 0.PRAIA gEls. ma 6uOE Y41T•01[12 EAA®w I PAPPOI I Y.ne F+1F 1X. PM 2
• w MAOV.DA.Y.OA LSTIO M ALCOMIYCI MI6. nor 9OI E
AwYwO) lEd.ED M FOE CMOW M LOW.. a UCH MY DOA
HMI! E 01510.!15 OF M FY! PleCTOl
s 15.1.1.1116.144.1..rA•-1.1.-MAI.CM M.
m.rETDMw.r.M wAru 1015110. A.400.0. PIMam CIO OP
APPAL.. 60161-
.0.1-111.1. MION.O.nn®Mo
MCGIMmrw.l TO OM.e.wca.1141.0 . F1. COMM.

T. 011.5 FIM 1.106.1..... O MO. . MIen AND APPROVED
MOON TOMO.. OCCUPANCY MECO.MI.I
IL RAP.. MOWING NIINRIMO.IONW PON wW.O DN.I[ F. wren..

MWL E YwFTPO 10 M 50.1.16.6.151.1. 1. UR FD. AEYIPn HO
41 .,0442. PRIM TOMMLwiO6 r.. 00010.50 C01M1Y ty la
M.O.I M. 1511TH.!. E01.111W 1
. ALL ON.. MIMEMIIMOMNI....5.617 I.O.I MID/AD
1 PMwwO ir1101110 MONO OOaIMC
Kimley>» Horn
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
(619) 234-9411
www. kimley-horn. corn
A PRD.CT 70P-
OG5G Investment Properties, LLC
M. LAOEL CANYON aM1*AT SID.

MOO OM CNA.. OR.

Bellflower
Convenience Center
SWC Bellflower Blvd. & Ramona St.

Bellflower, CA 90706

ISSUES / REVISIONS
No. DATE DESCRIP1KMl
1 0616.74 E\p.0.p11 M.. * L.P.

MO NUMBER:195306001
DRAM BY:KHA CHEOCED BY: KR
DATE: 2/16/2026
SHEET DESCRIPTION.

CONCEPTUAL

FIRE PLAN

SHEET NU BE
0-10
-53-

r

LID SUMMARY TABLE

DESIGN STORM ,
85TH PERCENTILE (0 9')
nom.)
PwOSSM
PWJPt
llaEnaAL MP
MOWN aPnMaw
IwpePNED
ol1B.11M
Map,
oemeal eM
pat
alai
OP
ins
NT-.0 Moe______

ETIMI IN
Pm
Up
OMR
SUO
W
INN
PM•
asn
PS
LIT
p'E
IaPaepo MINIM
my
.1 m
DIM•
PTO
EP
INN
Tma
...

MEM
WI
PP
p,E

LP DEPPOU ROPITIONTATO
PP
Ina
PROPOSED 6O -YEAR FLOW SUMMARY TABLE
DTILMA
WW
511909.01
PI9alU Aly
fLOMPAIN
La PmRn
EPP
PA
PAuOOD. al
POP B
OM
MM. PEPE
Ia✓11
OM
Pal
PS
S
En
.a
TIME
PPE
Pa
ala
3N
9n
EP
Ills
pan
Pal
ala
on
An
an
I•P5
pM•
am
941
on
In
Mal
I05
DMP
Pq
nP
en
Ea
I
UI*
188*
Sal
alI
-
Pn
Pal
SAP

STORE DRAIN NOTES
0 as zmwa&Tapmaw awe
0 galim MC.,
L0). aARC .�lEna. w.rcom To Puma. 3584405*
OCOMP PPM La OEi.nn ,Pr.r.1l SEE W.A.; 5C1 C LM
Oi Mau IOM MC., D.* Nape 0)m 0)003800*10. 935).5.31

0. PSI** asap MVPS. ETRucl Pl

0. *5041. PEP MEW
O *400155E Mw morVMIx
{{ PPP. KALE wa₹T
LEGEND
LOT ME

CENTFPIME

SETEALL LINE

IIMAIMIENI MLA

ECILIOENV

ELEVATION
MEMO KM UTE KENAI..

Donlan
mace= pawl. Mai ONNE.
'PPM Flaw PAT.

MAD. OSlw amp Lam

PROPOSED LANOOPPPI
Wiley >>> Horn
(bl9) 134- 1411
wwwlllmley-nom com
♦ PROJECT Toe
DGSG Investment Properlws, LLC
84•o 101501 *µEM NOAEvw80 9,08
5)400 We, CAW Oaa0 .,80•
M. On) -5.15
Bellflower
Convenience Center
SWC Bellflower Blvd & Ramona St
Bellflower, CA 90706

ISSUES / RENSIONS
No DATE DESCPoPIO.r
881. a DEVELOPMENT KNEW a COP
vOS 911950595306001
DRAWN 8)890 CHECKED 8T_K0
DATE. 12/12/2025 _
SHEET DESCRIPTION.

CONCEPTUAL

STORM DRAIN
PLAN
,NEE` ',Met,
C-11
BASED ON SCNEae --
-54-

F
LTER
aA l 4.E ub FDArh DAS&
uLlwrt DAINADD
AIDS
DADikel
i r' STEEL rsrt* —
r...a
A9sfwrwl w 01,45
LINER
4rt
put wArt sr,
nor rrl•••• 6rya.w
..PwN s.vrurIA. r**
NE • =wham NMI to h. Nom moons Ana
w�1.........••••••
A.M. . r.a .r emw. wr wmr�
.�` FloGard® ` Old tke
1 sa,Aa.

Catch Basin Insert Fitter
Crated Inlet Style 7+r rw v. •r.

FLOC.ARD CATCrH BASIN INSERT DETAIL
ATS acv DATE
BASED ON SCIILI2E --
Kimley»>Horn
Art i ICI,(i. CA 9.2110,
(nl9) 734-9411
Aww.Aunley-horn.com
O. VI,, A.r roe
OCSC Investment Properties, LLC
1M0 tASML LANY011 saunas nf9
5111010 CITE GLIMAI.A Ylaw
at 4310) Arl-56]5
Bell flower
Convenience Center
SWC Bellflower Blvd & Pomono Sl
Bellflower, CA 90706
1ssuEs / REVISIONS
No DATE DESCRIPDp1
Tlw to 15 AIRLOPKR11w.1E; • Cur
JOB NUMBER 195106001
DRAWN BY RNA CHECKED BY ill,
DATE afI 1025
46EEI DESCRIPTION -

DETAILS

SWEET NUMBER
C-12
-55-

Kimley>»Horn
401 B STREET, SUITE 600
SAN DIEGO. CA 92101
(619) 234-9411
woo hirnley-horn.com
y�y
«_ y—
N1101Loa ..+
PR 201 u1
O S
L 177^(T . - y T" •f f i7j _.f .:,__-_ _.
-���► � -/Fii�----�_-�-44-�-LL__+_•_• �___ �-L-Lys=i-�-►-i EELLFLOWEF$VD—
LEGEND
'Mw.] •..a1.40. 0r CONSTRUCTION MUMS

RIDANNINO WORK E
MM. P.M I INO.UORS KO el POT WI DTO
R0202 022000 MY AND RV OUT, SEA9CPS
STUEOLO APO o .va ST.V2OATCw ff wT[M
ORALS MAI Ala
A PIlECT FOR
DG5G Investment Proper(re5. LLC
3940 IAYRII CAR101 901i9ARD "09
STAID OIl, CA2sps.A 91604
RS (010) 491-4.925
Bellflower
Convenience Center
SAC Bellflower Blvd. & Ramona St
Bellflower, CA 90706
55065 / RENSIO25
No. DAZE DESCRIPTION

06.1423 0tlCt llll REw0w A CUP
:OB NUMBER:19S306001
DRAWN By RNA CHECKED BY'. KR_
DAIS _12/12/2025
SHEET DESCRIPTION.

CONSTRUCTION

PHASING PLAN
91[17 801011.

C-13
RASED ON SCHKSr --
-56-

EXISTING LEGAL DESCRIPTION:

EGFIowM COUP. a OM
:iE) n rnRulc ANNA` 6.. wo 0 n¢nrn051...06 a
MCI 6160 MU aeurr
E. 51 On.',X IEC..•5060 ACE10 EM.'a atlOrO.ra NM CCNna
.ECCERD N 0001 Es MOE Ile OF ADW
Ire 0.6 01MN.ONn MCOM9OIlw CCM .

PARCH)
Ca AnCEM1 OMR6 C0 01*. MMiaiiw MCC.. 0.100,1 MIPU �, Of 9515 M ONCE 01 M c6911 RCpf@auDCdMr
haatl
09 NORM 11 M a ECR rn a IB ROKE CEr N PIE ew ac_MM N EDd 14 *000 1M OF •501 M 0.Cf a M.405,6 4.010116 WO 001.1.

61.01506 M ACMEar ma RR 01.01 MI. O eGU1.06RC'E.. DClNP I M MV w+65.06, mMPA! Ise a ANM. N M GN..M COUnr E:.CeDM
a uoMEW
Jon s
.O 1MC 9.091....61. NM CM a ED)cOMEE N MI..1N.In 6 Los nWR/l PAN caterM0MI C.r.o eIC01160
N ECM .. PA. �Ma MA.1N RR Of. COW
0 ctloaC wAl PIPE7000CMmr�n MRooms. ie E.r•N15e .C..wr 01ECU WNW OM O WIN MDf aFClaM
CCNn aCOpA b LAD CCwn
OCT. DoEMO.. M 11lNa. IS urMua
ALTO 11.4156• ti W. Man RE MOWN AND NE EAM...0 1.709. CCM O .rr.C.0 Ryan Al EME a r.IED FOE 0a1ITC' .5.017. M OA..OAwc a ME 0.006.

C66.0 1606 worms 50 01501
IRAcr190 /9. nnE WORM
.0 Man. NMWn 0.01 W1 a MOROMM CM. N M an C 405.491* cow. 6.6

0...6
11 Me CEMEC•60116
_ 11,6•11.00001•1
)..0O� NqO MP.CA IMO5.M.NM
MICE WU MR MO e*M!
EON06 OF CNA ... MIMEO ANDw 0616.oll rowN.On.aal
lleeeeGGOWN •COW P Or WI 01.07.

BASIS OF BEARING:
6YNM1406 WRFC. NIP NEW EC« M CNICI.E CCOMPae Memo Of
Ib73 WIn«C_ 65.6 C-5.6. Mint 1100.51
Cop[ 1¢060 MI MFR 5. Dn.m9. LOCALLY 1101.

FEIOORMrvIy 10 U M FOLEaM4 C CEIMO WAR.. NMMOM
.900.6.199 099996.9593 w O lil
31 NOS 4a.�.E rMMMM IMMO.R33991n1
es RC I.
909.090• 0050 ENO. MUM"
TOPOGRAPHY REFERENCE:
.. 1611 "M..

BENCHMARK:

MNTr
.. Non), Erc.. EMCEE . Non), e.. ..EeAmm.:w 1M
LACE, On. N I ...OE. E NE Ca EOnOrP E M.

LEGEND:

WP MI Err.'PIe1 PAM --DER
TENTATIVE TRACT MAP NO. 083476

IN THE CITY OF BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA O..InOE, 12. 2025
SUBDIVISION AREA 398 ACRES
APR 7161-0)21001. 002. 0036040
ZONING DAM: O WNERLAPPLICANT
GEM. NANa10NAIGN: caM6E.cw
IMAM R.NO APRENFDe0VRON6M
EMMo we DaI. . VAC.

MOMMIEM M oAn a .Darin MN! DEE NI
MOM. WORM 7051. .40. .

11.ENOOD MIQI E M�,I r" 0. MOOD 660
aNaRM,np.N.mw
w5.run+6p inii•CR
0669.199.1 1690
too rtv690 Ch.M.

61.6.64 101
M. yOf MO LEA IMO
C ORNC iINER

IIMI FROM MOO
FROMM W OR 0.501

0.6. -01 -mar 099-0199
EOENM
Roma.. 11039505
PROJECT NARRATIVE:

M00 I90.1.10 .R., Rocs. CCt4 .MIS.
5505. Sit. c...Cnl.Rol
95515904191,111 6 Wall
IMso ACe.a w.cE.. Inla« 30n
r.DPaED WNW. on ,I NM106
nEn I.NN 1 111535.0
60 P .

SITE DESIGN REFERENCE:

MENAGE
LOANNGI NO WIND IPIONµ.15,50155 .9.10 69,99
ASSESSOR'S PARCEL NUMBER:

PROPOSED RIGHT OF WAY DEDICATIONS:

A 1' aOCEM0661.4015..101.0.01
A ID Nand WE' OOSArpNnbaMMOM. DOE N
A rGMcAnn ME.AAw MET 101 -CI
UTILITY PURVEYORS:
wwow. Ma[9ov

99. fuItOVEMONIMRM60t SAD. COW.,
DA1 NENO.NCNROWN GA1CO
WO. 14 CAL ®RCA.
60011 6.16
MOW .M.NMIInCOME w.en.N.alac Nos.

ABBREVIATIONS:

AC 3010
MN MOW. PA.-YIWNW

NOG ERIEND

CENNPLEN
C.
-,+ccM+.W ..
666 MEOECEMO
SEW WENN"
1103016064 MOM. tor
MO 56.COI CNn0vlV
OM 0 rM
Man C. Rm
ENGINEER OF RECORD:
5NRn M.499I.1.5•91
.or Rmm Rr eW
W• 600 C. 91..1.

R NrRRN!
BUR 1I t)
Av1EC MA4E DOl
DEn"�iar.

MI
I
05 D
599 km.

WE
15 ltl
SECTION: CEDAR STREET
2D'
_MOM EIRE
3' 9.0'
f.IST 941.4 LAM
90f41 j

PARKING
1p 1D 13 rD
lAW 1 LMIE I 1igM T"4
Om0 /7! N
iam
961 1
1 I

00.60 110 EL
CMOXAPED1

SECTION BELLFLOWER BLVD
RE le
15 n•
Mort
• a MA.

0.1001.

ITOr
L5505C5PEDI
AN
.101111.
wA
aEr
LANE
SECTION. RAMONA ST
30 5.66

VICINITY MAP
MIS
-57-

EXISTING EASEME NTS/EXCEPTI ONS:
rag 0 00 010 .00 w. rMci Cr.....1. . omu.+ �
.441401.-. MI 01.Linif.tOro re
0 0201514 G 1 !001 MO IIM..e10. n011..:M00 . 11pera0[.be it WGOn0TP000 AN04NA0m Kpeaw 004.0 s top. 0010.. 0.

CO MU
11rAvOla . Nrrlapera woMPCC..r«
.001400: nut s]]MO .a MKT C. wDOCNn
foam.... x114 ,
RI 0. 400011100 Re Ake canl4 rwo]a MOM= Al W OK Imo
NM Of M.C.4000O.

Mfl . 110:l0em1C m •10000100 .00. 0 L m- .Cd 00004
Meat WN Ia 1..7 100E0 0000 bee.
mwmb.Y I11al voC..1,0 WO. 0.4.0

0.4.1.4 10 MC O.O MONaIw .. 01/O.1 OM NI W., 10WIa
'ovum .law. w aM.awlOww.lore. .. .ow Awu. u
C..e.. v.... NCO. IMKI] 10.04 or 4 406.

1.1.0.1 al alc0 010 r.na Na 10.
❑u
u❑
0fw4MOIM ]1r01.10 Amer. •013.14I1. sOe4 . CO..Ow
bW IOM r4 W IM 0.00 000 ilt N. a OHO ORM. . CO. a4
O.4Oa0Oa0CN00 N. MMm.COWMH. 0O. * CO 4Cl ..la0
M▪ HC t. 10.0 ] O Ma Oi Al OWN. NOM..
1 N040M a R v Kwp 0 1111•01000 10111110100
WrArzrwlw1100.0 Ary 1411.. . 111+.«1000rtt>rMknRroel.
woaI.MP rAMNor 0 111.. 11. 0
.F*wc* 0
army°. c oa-C ONY o rLO, moan
WOCnr.O404.0.11 OW AIME.. W.
401.01 N. ION C.Iewien O. Ma O Mgr . hiAr
Wb.." 10 1NC ..000 KW.. M.. n1 NORM MOOR
111.1! 0036 WO COMM NCO.

FM., moto r CMION.

Mh kOMCYIO MCI aI M MICOOO NV.
wo oer. .. b! mCA ND 001 MCI a rwUt uAr
arllop .010111 1010 et tre r raDnw.tw.e.

FAWra COM. OL.A..

M.CO MACK. 01 0.1 CI. N 01.00 Wan

0.0001A A ore opc.w 0r1.I Of Twee MA r
A.00 a MAT.110E wow.. Mm rc.eau 111.00 wa 0. 0004
We !Meer ]son I.

Al O we. b lef Mir 0 .!40 4,
01 11.0 0000 x DU P100 . I0* lm I.M l.. orr04 MCC. Di. 00 1410 IOrnrl. 10 C0 11p a NCtwn a...flea .

OC O I IS r.a. 00040. 001 0001.110. 00 OF MCI
Cve w0a0.0
W tmmao,OOVFwm0 C0010.00 00014 M Orr r0 A YM KF 0 0.0
MO 5. 111* lift PI K0.0 .1 0. NM ...C O Om04.
bdoC

0.00001 5010.00 ..000011101100ICC. . . LID
r. Ke4C0 . 0. wO1.1N0 110.M
Gnrea al°Kupb eru.a .4..10 1
Io GM.M ra MAC w..0.1. rO Kgr114 wea11 !GOO D 000.0
000 N04* O C.O. R©.
..mCoO r 194001 pw
-'14C 1 M. NM.CN10 M OM
‘4,-.0..1.0.0 CM00 I1.001e011O M.GOO.eo r..00

40.00 IMMIXlemr 440.0000 0.1 014 .Cream *5100

1.50 !1 .10 01 OM. 0000 11101
• 01.0 Ser< ORD ED Mw ra 'III
MOO D! O. IOM .a 0x 01.4 OCR.
• .Old .A000004 0 0.
10MK
Gp1.11Nfw b! OpCMp0 111.105NCR..05
CtlO4 wormer A M....00. 0.2•00.1) wCo. lU.rOr. AKRE.
b.. 1q I. 100001055.10 CO C OCA K..

P.C .I.0000 100 MC 0. 100 MIMI. MO
.1.1 0111 0101 PY PADS.10100. M .4CP.
form °. 01:. 11. a Namara
mo rn mot 4 a .K10. AI MILO RD NY.

Sr w. Cwp an 1.10 INC A 4M
00 41. 011 .0 1 x10 Ow MO.gw.r 0 1..11.0 4.000. 5, 50:

0.0 000 A I, 10..0OP0141500 IMO 0o44µ WO's
0 08 1 a 050.0.. Cc1Cr9 Nn
. x1rnn P AC. 1510 ] a 1OA CT w. IS CO..05 nee.

0.411044 be 1010 .y 400 W rA O r Mee .0
MGM.. 1010111110 OM.rO....If NOCN1 A rt 1.000 .. 10 0.[0:

0. 040100011 MP w 0411. 0.11 rb 1 1400100001. Miami
or m0 00 CI Cer 0040 T01
A. ,EC TS VW Al CNm WIMP S
.+11..00 A lm a'MO CA NCRi rKf or S. c. 045

PORTIO N OF
L OT 238
A .P.N. 7131-012-02B

OWNER, BASELINE

R ETAIL CENTER LLC
PORTION OF LOT 184
A.P. N. 7131-012-047
OWN ER: PATTY J PAUL
! L 0

BELLFLOWER

ACRES PER MB
16-136

A.P.N. 7161-0'12-047
WNEA: PATTY J PAUL
-59-

PLANT SCHEDULE
BOTAAECJw I commeI_TmM
COW HEKRITI3RRE CC IMICOL5
rOATROPtIVO
OOP IPI.W;E LTV.)
al APOORTT L.r
roceunT LN
Ea.TN4wwl TOTBEAU-.
mom? cm
1 Al; 0POPEAT. Lu6
_ G
PAVING
:w m.MeoL' FOUrstpr, l0 MOW
w r TO, AI 0LACE COPI
VIORESlaAIE TO TIEIMEL Vµ•6 TOE MOOED
• MOLT W A. PYPI TO POLL (TIP I
113.2
E.4m
E0µAN
•
r. NOOEo 1 — h
•_ EKN.6'atHeyslEb�rrni
EDWOR
fi
OTT.PW0.49EN1a PER •EPAM!F POW =
S 4
r
YY�BO OTV
TREES
la
is
0 0
•
LAGEPSY11.1.11 MT.. MOD. cfoVI 11000
OOP. TRuM
OTT Cogalp002.4paon
ar 9 la LO A l+ a rcx ROCERATE
r.w 11 ,4 HT .• 1 EM r.L Low
.raw a.1 m IA• WO V.0 L1OCISrLATE
c0!IT SPACPa TL04S lW
N LOA. 4,,vµ.µ04 WOO KRA, 9LPW MOYA FOCAL WM.E 1AL roc Low In •I rulirA a POMO CAIRO , POW 41,.4 µ1H.9. IGAL roc Low N • TO COPAL. PA.9na.A 0 MOO. .OAT roc me LAW
Oa w4EEePrA cUP.LAPO P. CLOW IMO CLOW.. WOCI arre ION roc Low RE nnwPoITO MOPAMow vAwawlA, aW.Ar...ewrm POTOSPOPLAT 1, GAL N0C LaN

SYMBOL WY BOTANICAL I COUPON NAME
lV °ROL O COVERS
ein74 AMMK HOPIL .Tr.. 6 G. 0606 w.MA
K N LKs4EreL.OV. µ00..N, On. 0440•
LU asmi woAVW AIMON•l o Roo. R.OPOMN
LU
' _ .A DSCA a •E TICOS Y8µ
LO TAOP69 for so. if AVIAMILL VIM .00. Auat cA1nAAcroA 073 Ili \` 1—, •OL NVa.U4 ssu
IIIPOPT PEAKS.. LONA TOP., wPOPOOTT ONO 9t 0603360104
N NO WORDEDPM n
LEI
• T,... SELECTON OF WANT POMO
J NiWOO.

Mai Lw 9E PREM.YH
I • ww1eMNLTif LE4�MTgls .0
TS
I.- PASEO .Pvn•n.S MVO., MOP•V:4AOI.CL.CM MAL WOODYAPPOollo•t SOL A eEl➢TAPIA MaoMi M1wlla OT OPILIDEVOSSO 1.PirwADLIK ANO ...Oa I MOSM. EWL® TO A V DEPTH TO Mil colwNE.wrw... SOS
TarelATuc NORM. WHO G A . OP • WL.a 4194. E ALLOWED TO
wW NTHEM MOWS RM. ALL LOWMAN.I..o.4MOOS •Wu FOLLOW.

WOW. RT TOUR., THE OTT CV ELUROl6T1 MMCV4 c0E
w6OATOK MOTE
. AUTO.. 000.1.1 COMP SMALL r •EITAL.6O MOO.. MT COM. .

OOP ALL PLANT. OCAS Ob. THS MAN THE PPM OWL, ITCP THIS SITE OS PLOWDEO; coo. Won.. I LAVAL woo. ...DO OW. FOR 0,00
OTOWTHVITHOT LC. DLO TO POOP COVIROLLOO OTT.

EVICATCH EDLIVW011 ALL PL. WYO. CUM POLL.

EcuNU..o
WAVE COMP.= ATI Tµ6 POOL or OTC aAa LMICEW IAND WORD
THEP FOP TM WOW° LEIS Or WC. Oo LAALCOCAPE elm

TREE TABLE

REWIRED

PROVIDED
Mt 330 E. T FOP MITT
71 AMMON.

FEET ROO. AEA

10.0000 v FLOOR AWIA•6
WeWMM
6 Pr WIPES
TOTAAww9Lwm.rxa NI
6Nw W_I
CON, SPACING Va19015

EGO EIVOC LOW

TOR LC OC LOTT
wnc 4vµ4 N NET
la w
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
(619) 234- 9411
ww .kirnley—horn. corn

A PROLE( I' FM
DGSG Inveslrnenl Properties, LLC
7440 (ABM 0µ,0T4 MAENAD 9139
S1LO10 Cm. C014106 •A 91404
1[L 13141 441-3929
Bellflower
Convenience Centel
SWC Bellflower Blvd. & Ramona St
Bellflower, CA 90706

ISSUES / REVISIONS
No DATE DESCRIPTION
1 041.29 DIAL OPY[NI 06664. CUP
^_";: ..._
JOB NUMBER. 195306001

DRABN BV, KNA CHECKED BY KK
o*1E. T2/I2L2023

SHEET DESCRIPTION

CONCEPTUAL

LANDSCAPE
PLAN

SHEI NUMBEL
L-01

BASED ON SCHEME - -
-60-

MATCHLINE - SEE SHEET L -0t
t
rpt6
II1CIrWL.•
1t
I11IPWWCTIRCAL
WART •If PLOW owl
rI1l001•IMTI•r L
TRAI/0161-F
PRIM vIl
-NI`-
•103440•4430404 LAW • -,74.w.
��..OWN
IIInIaWr 1•Lr
•02.041113
F -IL -a-f
r OBITxNOOD
Ma1IRV. crow f
w
IwnI01ina
a0.-n•ns

WWI INVARCI
- - -- ---r40100.0•037
------ _ :
09ILCMR•90
�an•P00V0IWRI5 •m 510444.4710,44
•0..430x04 a0.

F011anwJ

PLANT SCHEDULE
SY ATP ffiiVIIIMICDMMD0kA0&
CAM IE1911TMPRRAQ CAL rucas
* .aue.010VuaaTI,a••••IPIN 11110 30Wa •T• M 1 r-4US rc.o NoeeutE MpWt111.a POVIVICIVRIP NVO44Z�MTCI4 CHAR RWITM 347•04 V 4.X0, WIw rCN Low 31 LOW.OWTWw•, CANEIL6 rlaaw ROM 407 Oa WIZ la IN VIII rcAl woe. 9! Egl, SL 491ANICAL'COMMON Nw1K 0 L PROVO 9019414
IMOD
0 le ...t MTTMIV. 601105* pax.. mOvA #.10N AGILE *OW COO LOW 0 131 MINIM A* Tg1•CA0R00 I POA* CM. •.TNT•A TOM. roc Law NI C•M. NIAOMI. I.00.1CCln*05[ *Ow WOG Low
MT•j.� 1 3 Q I MO IAM PRO CWC. TAM WOG *05100W
J -.4)- �I • r

0.1.41.. W.GRI
M. 1COX WO.-a wG o• CLOD PM Mom, Fr IWM IV aC LGw
LP 1R•
��r •--s I 1 I ..w00•WIIIPOO RPOOPOWAI .wI.1 WROSH.Ww•OFFCIWL• NAN,7377 .0.1-ol NPOTON0.LER0MN.• SP, a -0.C vPV UN, L>,E4
T I MLR WARP I LW.IGFW 100 Sr 0 LOW
6YABf3L 9?Y BQTANIEiµ I CO6I 0 *
GROLINDCOUER4
_ N •.r•*.1IP®NlNS PP V+ .••• 0444 usE.
=„ VIVILV•6000 4300 i OMOA.
00400.0IAF44nw 11RALw WORMY
LA1r WR.a- FICTI1YRNdaLN AWa1MVW PRON.

TO RV. ww+.440.a 01 30 PAM room 1 .1100
IMP R ARAra IF VP OP •wrAVM.LCWIRAP111NLL
.Part AFwM •4114 LOAN TOM, VAMP ra wea•aw•
NAINa A rIAMR Wa ArwLRr 00•00, *RUN Nam FOR
AF F44GRPO
0091 4RACW9 Wuca4
SO. WO< Law

FOY WOG LOW
60•47 IVOC LOW

STATE OF CALIFORNIA ESTIMATED WATER USE
TPA WAM WI.OMGSATW F.RI1•. T1• MOM, 10 WORM
esasoMFauC trestoti ra 1.Tr L0 Ta VCR IWII1C1 *
• anrTTwSTNTLFMCCWR.FONWILW
WNu .NOR®. • uTfl RAM L41AL I VAR
F M • TAwa.ICE 4400 V TRwA•EMTIa 014. WI"
V •ITMP IO4D1111•M FAaTa
W NI011TOL MVO.I
1•LSLr•aIACIa
WA•104044 01.4444I50•II
FEAOwa®10••10•II•.0• WWI

HYDROZONE A (DRIP)
FO
TN
MM
•
4,4344.00044
Pfd
0020NPWAR
11 3
•MI
a
a
9111

HYDROZONE B (BUBBLER)
RID
I
IV
•
w•A1JTM
III
a
an
1 a

1.1*
u,5ATwTP.awwlr L00•TIw.
1411

MAWA (MAXIMUM APPLIED WATER ALLOWANCE)
001
V 4101.410 FILM
MINIM
° � "
MTN
WWW
11 w
NM
a
mw

PIMP WWII,
1 •IWTRO 4MPL0.1•0
•T E•Nor 47.4,1340 LUTON 11
OR 0400.4•400 WORM
OR.Wa: •r.Na N IrT
401 B STREET, SUITE 600
SAN DIEGO. CA 92101
(619) 234-9411
woo klmley—n0rn,com
• PROECT FOR
DGSG Investment Properties. LLC
sea LAUREL CINtt.0 4400000010 VIH
S1U0.0 art, CW.MOVOI, 9150*
IIL. IMO) 491-5935
Bellflower
Convenience Center
SAC Bellflower Blvd. k Ramona SI.

Bellflower, CA 90706
ISSUES / 930.51095
N0. DATE DESCRIPn0W
1 411*. 25 NIv43IN0.i REV -0 • COP
JOB NUMBER 195306001
DRAWN Br, KHA CHECKED BT nn
DATE 12/12/2025
SHEET OESCBIPmON:

CONCEPTUAL

LANDSCAPE
PLAN
SHEET 511001.

L-02
HOSED a SCR( OF -
-61-

LEGEND

PARKING AREAS

LOT NUMBER

TOTAL PARKING AREA

REOINRED LS AREA'

PROPOSED ES AREA
We
I1]ss
NI
SOW
NOTE
IApA
Ws/
INSt
LOTS

0.01. 11Y1w
1014
SUIT i
YSE
RI
1OTW
WS Ili
301 III
IOW
+IW9Wlm I.IIdn191 HTrANrW01 W llwlr4POWL MEN IS YDWe N Iw4nr 01101•0111211.01.10 011411111•10.1 COOL lennR 114924 L011044444. 4114.4
.m.ANN.mIR.4
0•4044C 11.141 FUT
0 10 20 40
401 B STREET. SUITE 600
SAN DIEGO. CA 92101
(619) 234-9411
ewe kImlay-horn. COM
A PROJECI ran
D000 Investment Properties. LEE
1990 1AOREr CANYON BOYLE vMD 019
SNdI a1.. 9.

Ill (3101 491 991-5959 9w
25 Bellflower
Convenience Center
SWC Bellflower Blvd. & Ramona St
Bellflower, CA 90706
ISSUES / RE1A51065
No DAR DESCRIPTON
1 OW 1495 DrvEIrgN1T RENEW W C u N
JOB NUMBER 195306001
DRAWN BY.KHA CHECKED BE It It
DATE 12/12/2025
SHEE i DESCRIPTION:

PARKING

AREA EXHIBIT

SHEET NUMBEP
L-03
BASED b1 SCNEN
-62-

I L.1O.O
_ — _ — -

KEY NOTES
1110•144.0
.yIr .
w NO rm... wino
Am ef NOM OICOAATIW WAIL

O . W SNOW TM. O.Ormrm MB MO.
rrowo•sr Nlwu..a lml
OO
1s b oelld.ber•Wp.,rl•1

1. .Yde..w be,or YN..o4.e.uq.L.1!bAIL.
r. f• Wogiviligi
115.1..d.l.11
•-•— —
• �pp� —
II
FlYOG[YALL
xnr•r'iL—a
SAWING
'W�
wW1r.D

2 ° L�
�
L
�tl
a Awsidl ..►
_ l'� _a
y .•— .. . ..
2"sc.py._- •AMI•APP• .•tt•A•✓9AA�5
1_. •'
nj
•
0 BU G
e1
;T z;
salts.''•!......010-1-:1'...0040.

O
^'„' ^"r
• '�

o
3m D. A
I 0
o !

1. [ '
Ii111um���i
�I!
1 \nt
o
i
- t*?v
≥X! 9>i>
s®. r

rlr.�.nr
nor.
° p �
c
111 rwa.r..w
to rew nem:Lo b boob.
,. tWrow.MWu}W.mr
.•e.ew,
n W w
v M. m,Wcnww L.P.
_
O [AMMO
1 GM
.a
�
°
.l .%�// ��.

O
\�\\�\i.
.\
_ _,rr.t6.rr.i�.:r
.'_
la*. .1.„,,..,,,,2030.-
'1 I
7I
I
O
`OO
O
O O
nsrA[[S O
m
S'.

O �O
m
l
.NJ/AILS
o
,
<7'4.--
y
Mar
° O
A
]II
o
m
0 2
O11
m •-9••
•
0�.� 11529
.

WYW.W
All, [o
/
O
,EB�
rpG
S I 1�
�1� 1. ) 1 - r 9 t
c...w. 9�C.1T�
t
; .

O
4")¢'
ru
•�N Ia.n °
1CYii
p
d
07^...t.4;.�
®Y .l
,y %•YYI
F YI .
1 E^ Yt
'.'
�k4
�1� �ma
y➢ p 6
tr.•S:J�B
1 7
e I h'
�+i•w=
��� '�Ajy
I
,�•�.
delr2
'ra :
- PAD4
o %,.

O ` ..
.Y
ta.

R
�l
0 O
Wes.. w,
$ .
,w.w..,,,onlo•.W.I
..wa•w.,,.,aa
nw y . 'On .. w. MAR �.M
1:441 Lembo obi., YON Nabob
w w
,o . .a.a.o
YidOI,Iw,IY,IN.IYYo.O,l�arwli
e Iw.ro„I�run
NW 21111111.01•1110•411.104. •1112. MAO! l'IMCW.
v.9 MO SON
Ws,�.,.,W..
b lwo..is,ia..
.•, ,awes MU..oeew„w.•••10.1
Al S.•SOT WM= Mw bubo. nce Lawyer rob
Aw1.1.—.1..

III MIAOW
O 01110/n.A.IWR.Pni<POW ••uwb
.W.O.e,..,1.111q. dOtelmw.edd.el,.a
O YD.Y,.a MYD.wwe .1/.aES
. le.o.

Owe. .dn .

A
O sle
%r
Ip..�,
(
�
O
�Q�r'z`.:
!�J
m
IRLTN4
I n4rZ'sr6.[vTSTFnI
_
'
-0----0 00"m
4I
��
�l —
t
Vg j
(O p o
l
. . .

C .\
d
�
elelTtti
a
i
!®!
'ter
M o
.
ry'J
CO °
a
`" 4-
_•
. •
41 PI
°�
Prig"- :

7,
ii
•^o-
40 °
°
=
^�
m Ai
PAD 2
3� _ILoItl1
:p#�
.R9x9.e9
,,
$
�
•
°
°
!1777
o n -
1xAa76
♦ � ' •.
t\:
o m o
��
E'
'
o
r
-0D
asrAL[s
;'a

a Pi
fr,V
,-
0 y

1.' 'UMW O
vm
g iiiSt
R.
m
''
.L J:
t
5 x.
o m�
•O Y
o•

-e o
t.
43 %
;
.` rv`, •
2‘
Ora
O� ° cAsieri art _-:•
,-
O O
.
4 •11
J.
)
I
:..
eAtPat
Y6i
�.� g3...,s uwO
454;WW:mniF:'.°te° mtru :/`.x',tl.'?Yr4F.,
,rod.,
z7`I

1.0_
\
...
_
tie—•sueM nr.u:.�_P''•,.I�ww.�asasr...—
_erases
IMMBi. •
\
L +a

\

O O O O
C.
--
O
.

O IF .L

O O O O
O..7
-2,,, O
-
O
_ y.T.A
f
m

NM BELLFLOWER BOULEVARD
o II
- •
•
T
T
•
•
-A_
r
0 -
1 - _
T SIP
•V
+

\V_
RY
Ni v V
' Vim
----V--.--44----
•

T
NOR
-

GRAPHIC SCALE
t T ? T
NORTH
.
^
.wrra...e.
,..w, 1,1u.•.w.,,•....•
O ..a, ww• �,a,.r r1B.. AI
awe. w..
.mwsn roan I,. TWIG.•VLe2 MAIM
., ..
u ~, MOM..,•01
Sea
Sea 9* T loo fowow..L.A.,on6
wow..

S.. T.nld•w Imo Moe N. 010470
f.•,,,•2summary

1.. poao.ad wamet .nlo,maaan
I . N0 ) 7
, be • Ie R
LEGEND PP:

EXISTING BUILDING
(NAP 1

NEW LANDSCAPE AREA
= x26.987 S.F.

EV CHARGING
.� c,.."
.t' ,� .. •.
^ .
'
STALL (22)
.wY

NEW BUILDING
— HANDICAP INDICATION
— — PATH OF TRAVEL
I• EV CHARGING
,__,
;
.
1� •s,
µ:•Vi-
t,.'‘,,,, STALUACCESSIBLE
.
• .
b b (E) PROPERTY LINE
.. PROPOSED LOT LINE
A VAN (2)
n `••Ale wro.u,.ad •42. w,Y
•••w PM I
••MM., r.a ,aun..ra,ro.
r -� , �." µ - ^ �M M , M - Wit
PROPOSEDSTEPLAN ,..1 1
rpi ' II ' (--1
nrchitecture
120 W thee Awn. Monrovia, CA 91016
IEL878.583.8348 I nirmortNlb.m.com
A MOKt 2011
DG5G levrae enI P,open.e.. IIC
PAD
PAD
1 2
PAD
._ PAD
4 KEY MAP $
Bellflower
Convenience Center
17617.17639 Bellflower Boulevard
Bellflower, CA 90706

LSSIIES I AWSIONS
N. DAR OtlOVICN
I 081.2925 OREICIMNM.FVYW. CU,
2 12121W5 OIYNA SWIM IMAM •GUI
XA NLWYG. 202174M1
DRAWN IV U CHFC11D.Y GI
DAR 12.111125
SLIT DESCBVII0N

PROPOSED SITE PLAN
vr�11 r..II,
A010
-63-

Kimley »> Horn
n abY,IFt
ti n; Y0
I'
1 m
m
1 T065
14 1 1
Ow
•
-••11,•
r3
+ +�+ i i,ili 4. 4,
♦If t 4...

F
--s
l,69�PEI
"uG 6666Y�,e■

4. 4. 4- 4- 4- 4.
-i
j

1.40 4.
.� IRHIREF
-- PAD4 -
±3,062 SF
7 -ELEVEN
macwriOll
L
i—
n
a
3 py11ro54 n3344.
`MIY01®R
f

BELLFLOWER BLVD
fu
o44M rE J
TUT.

PRIMM1 19,
LOW..

I'
p4- 41-
a
Aer•T1vT1
10PIA
$O. TOMO".
90641A47.

Dr nu
rola Mu
•
•
1� 1
4 1m w
CarrUklma
iFlImmam Loa
EASeideff

TANKER TRUCK
2312
2e.

L WA -A4
wn4r r.n .ee...aecARR MAN
29 53
15 75 984 755 1840 680
1Y
Co. to108 T1mw 88 90$ Umvwan 863
Seing Mole of 30 0 TrYY NOM 6.63
A 4 64419 Angle 90 0 FAY UM MADE 620
Tow. bon 620
9RAr.eE 4G1[ M.rET
al
f619) 234-9411
www.ltimley-Porn . corn

I PROJECT FOR
DGSG Investment Properties. ILL
TORO MARC COMM ROME00RD 4179
STUDIO Ca, A1VMMO •, 7604
TEL O
Bellflower
Convenience Center
SWC Bellflower Blvd & Ramona 5t
Bellflower, CA 90706

ISSUES / REVISIONS
No. DATE DESCRIPTION
I 0614 25 4[580514$1 I4MEw a c u r

17.77LiaiTSW.-:

JOB NUMBER:19S306001
DRAM 110 RNA CHECKED Br ✓r.

DATE 12/12/2025
SHEET DESCRIPTION.

FUEL TRUCK
ROUTE
A010.2
BASED 194 5411021 - -
-64-

KEY NOTES

BUILDING
PAP)
worio

BUILDING
..AI,
=ISM
`.^ 306 _ �/ a �,■' \ `
��•.'��. )"� --- .- ��I � '911;■�T� ■ k ■ B TU\� ¢s
is illii,
‘illallei
ta
It

PFAWIMINOIMONIMMAIMIOIPIT
.,- I �':i+ VOLT ,
i/ BELLFLOWER BOULEVARD.
-f_ =a)--"---
1 /`L� mwuimrAmmo
LEGEND

EXISTING BUILDING
(NAP.)

LANDSCAPE AREA
= ±28,5x7 S F

EV CHARGING
STALL (22)
gp. ;Bi NEW
<ii':I
r
r---]

NEW BUILDING
HANinn

PATH OF FT INDICATION

PATH TRAVEL
r`..•----
ff:���\•\���'�����

EV CNARGING

STAWACCESSIBLE
- ..
(E) PROPERTY LINE
• • ..—.

PROPOSED LOT LINE
6 VAN (2)
NOTE
569 Sh,N T I OO for goprwd ± d,2p and porVo 0.080047

GRAPHIC SCALE NORTH
r r r 9
rN CIA

PROPOSED SITE PLAN

LIMTIMPIVIIIPM
.400

IAN PAPPARIMOINVO
. 11.0011111,VOAD MOM
KAMM
MOW MI•110.4.0.1. M011
O ovae
MMew.P 411.1,04•.
l.a[.”..0•021.so 00047.0021202m
O Nffi ...Pa 2,20
P 0A20 n.sIwcur taCOLOR w
O .. vmx,.K.vlm me
O Nor 00.0271 ..2000 WOW liaCKY on V.•
MLA n.n MIA lel.nunectaa.
taIrt
.IRD rtwl,v.OI .IAu.I
• .mw vAx P.T. l.a...I1I SOY.
�,.. IMrsm.e.

MVP
WIN x11.61 11.00.. wIMle.

IMIN
MIN I.....
sl..Mo..AI.....,
I.I.IEII ATI,sm.I0.1
COMM m117I200•22.IwMre.w I..I

O
0 0
O
O
.mI W,c 2011122040 peen m. VMS
MEW 01.40

01.• Cora
PAT. A.. POLS fa IN lel.CrATIM
EXIIM1•0 Val 10 *WAN

ONOCTSINAL
Pol.10.011.41M MOW.

MUTT COIIMM SNOW
MEW leranuliant 60.

SMUT LAO ,0 mil MIMI, OR MOW.

WM iv 0.1.1100 Val
.e..•.M.I1A.•
Mele16u l.a cwl.r w,In • w now
MOW
P.M VAT COMM MaleCIllell
In W10.N,lena..YMe21031Ie,...WlvTOR
tol..WIV
1220 .,Puircalini nm• ,..c,... 00 .awl.

M▪ o.0200 MOW. mu*
POICIKMI TIMM CMG L... P.M
MlauoeA,sl Iau.
,ells
I2..II...
.M,f.,I..1•e,
0110211105012020, 0022
I ' 11 ' In
Architecture
120 W Um, Ammo Mon.000. CA 91016
IEL626.583,83IB I mmoonhe.cnr..con,
DG5O Nwwm.R P,.prlw. LLC
MO WOO 4„N.IUCpv.O.I
MOO
tASO,v.I1.I
12OAle,..Me
Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
b5Uf5 / EwLOW
N. DAT[ OII WIIOM
I IA II. AT. ONIIOM•2.1I70W It CUP
2 12 12 303 0IKCOpPMHI WW 4C UP
IDBIAn.BE.. 2021TIN61
OAW,+6. CI CUfte4.0 OI
DATE 1211205
SMUT 025CUIIICAI

PROPOSED SITE PLAN
)CAR CIRCULATION PLAN)
A010.3
-65-

mmn
(architecture
110 W Lime Imams 56utawo, CA 9101{
mR4Q6SM1l34M 1 ittetteeefasietett owe
I ! r
♦
0,0

OUTDOOR

SEATING AREA
a336 S.F.
eel, MY sem.

J
Mom law
AM. MSS
Ind
43,

FLOOR PLAN LEGEND
�AWI
® apw vrwm

SALES FLOOR
to
MEIIMCMW CMUYdll
MIA MIAMI •00,Alle
mit 4 1.0.00.1001.1101144a10 OP ON.
wise OP OUTDOOR 1.11140 MBA
NOTE
S. Slew T 100 6r proposed bedding oM reeking rwmvey.

See Sheer A010 br overall era plan.

NORTH
PROPOSED FLOOR PLAN (PAD 1)
trek IN. rM
DGSG Investment Properties, IIC
Jaw MAP 4
Bellflower
Convenience Center
1761/ -1/639 Bellflower Boulevard
Bellflower, CA 90706
ISSUES/ INV8IOr6
ra. wn

DSCIPIIOM
a.Irms
12,12202S

DEVIOMAIHI XVLW ICMA
DITHOttetel EMIw MC1.P
CO.Ilp==p yaw 71.7
1OM reeellet 10Q17WA1
DV.ww IT, •01 011021)
Dell 12 0X.7025
SNIP DESCp11Or+
OS

PROPOSED FLOOR PLAN
(PAD 1)

WIT NUMMI,
A100
-66-

INTERIOR SIGNAGE/ ART SCHEDULE
TM
TM • M
IMmMIMMMMM
MM MGM MAw
IMRMe M.OEK
MOM COLOR MMITC OTIWN S 11101INLOCA11011 MOO
tem m M MM. MIIIMM

MR NM MICOMIM
MAP M IIO.M MORAM
O 40 rmMIMIMMOO RIM
AIM 01001601011 mr sms RBOO MO.MMIAMM
MM M wM.1B1.1M
N w MOwM
MM mwAt
M UMELIRIM ►M MM M MII.IIIIIMM
MI WM 000 .MIIIIMOM
SIMM mot — RIOR MA nIIIMM
CAIMORRIM MI MM MM Mrw MwuMM
RAIMAISIDISII•0 MARI WO Awl nor co OMANI +MR
0•0 01000 Mil MM 00I Ifte IMMO AMR
MAI
MMM
ARM IMi1MM IMO MARI M MORAIMMIDM
MI MOM
M M IMmMOI.MM
MIT ROM ARO. IREMOINIMM
wDr OM M IRMOOMNYM
MM MVP 'woe

NOM MCIMMORRIAMII
NMI wpm -IM wMN
MIN 000•0110IIM

MIS AMMON

AIM MIIIIMMIL
4041 ROMEM IMO

IMO AMMO
MIM RM INOR Me
MM MwMM.NRM MMINERN I AI MIMMOM
IM1MMMlIMIM

MAW NMI IMMIX MOM MI
AMU Mommomm
PM.% IRA CLOROCI ION

MOW MORIM
O 0.0 0•00 RIR
MM. MEM
MW scam
IoM IIIIIIR MMOM ARIA YORAM MOME 000.00
M AIO MMMRWMY MI.MAM RIM wRMIOM ORIM

MIROMI MOM
MMNMIO MOM MMlMI

MIIIIRO
wMMa MIY MCOMO
IM IwOItIMe M0.00 MMMMM
Mr MwMIIMt MAIM M.Uwti
MMMrK

IIMIOMO
ARAN
IM MMNEEM AIM Rom IIMIMI
IMIM!
MMII.RIA.

MAIM IIM00.
000•100 rd. es•
IMI O.MAR IIMW M#rM

IS/ O AM MOIBMIL
Awl IMIImIM O MM! W OR
700 RIMY= = IMO! IM V
pM NMM. MMOM MOM
(3ENEKAL NU I LS
MAIMO MM. Moo Ma mu mOmil
sulMo Om man mom AMA
a la retoip •00000

KEY NOTES
CI

0.010 RIM

MINCOTMM
O M WARM ,.vi

DECOR SCHEDULE
ON Now.
• OM Mm10Ml
I it, w MOMtwr.RMMwa
If
Mw MMOI

I IMO( KM M
it I moms MnIKIF.K4s1
1d • I •wroo IIaOM MM
i9 I MINA ROOM
st• I COMMi—IOM
NOTE
See Sheet 7 10010, wlonM! W Wn0 end fort•i monomer

5. Shaw A0101w 0...4 ENTpIOH
NORTH
PROPOSED FURNITURE & FIXTURE PLAN IPAD 2)
I[IIR N•IO
I ' II ' In
(architecture
170 W in Awn.. M4.n+., CA 91016
IEtt:MSMlww nn M
DGSG 4mmnn. A w• ,M. LUT
Cvervm
Bellflower
Convenience Center
11617 -11639 BelIllower Boulevard
Bellflower, U 90706

MOO /REVISIONS
Nu DATE
I OM I I.itlE OMLOMMIIT WHEW CCU.
2 11.111015 OMLOIWM REVIEW ACUE

DISCRETION
x*NoMMER EWINAM1
CMu0N eY Cl CNKMFO
DATE. 1200702S
HEFT INSCIMOr.
m

PROPOSED FURNITURE &

EQUIPMENT PLAN
(PAD 21
,n(ti N,01,110
Al 01.1
-67-

FLOOR PLAN LEGEND
I
I
•
I
I
•
I
I
•
I
•
I
•
•
I
•
•
I
I
M
•
1 •
I
I
•
.I
1 •
I
•
I
•
I
I
4 I
I
I
lid
ONNE.31M,
V11.00VI
PY
WIM
MENU BOARD 4
err ulell
, {•
7TS
STO
era▪ luo5—\
y
P • •
Ln

PROPOSED
PAD2
12,568 S.F. r----+
MST

OUEODOR

SEATING AREA
�__• �____ '-- ... J x510S.f.
-
at
it
•
/—Np>
coin

SALES FLOOR
- --4
SAIMTKIMI .Hl : .p,
iF• .eY•
COT LLIAIMATWOul•••••14

MOON WYE
»m,nnal nw., o,
.10011.• 1.10•1•06•11
••••••iramwin •..
-•sr.oCATOle INOP a -.a
- aa•• er a•r.puly •10PAU
NOTE:

S.. SI.N T 100 Ice proposed Wilting and parS•g N••mary.

S.. Sh.-AOIO for a..� vile pion.

NORTH
PROPOSED FLOOR PLAN WAD 21
Eat 41.1*
rghll
mmn
(architecture
170 W Ewe M-•- Wawa* CA1IO14.

TEL424.50203,01 ., ImorsoaddedLawast
POJIKI 1011
OGSG Inresime , En:votes, EEC

1.11.00 Its Oh,
,pm.ms
Bellflower
Convenience Center
17617.17639 Bellflower Boulevard
Bellflower, CA 90706
ISSUES/PAYSO !.

No 01131 OESCIl.IlON
I 0e 10025 ONtlOt@R USSW 5 C u.•
2 17177025 IEw1011.BR RV.W S CU P,
mgemft
1O5 NIIMef.'. 2O717MMI
O.AWNef. CI OECICEO1Y, 01
05R 1705.7025
SNEEI I%SCIPTON

PROPOSED FLOOR PLAN
(PAD 2)
A101
-68-

ate, .qn
Ir E�W
r
L
r R s
f _

F SR RM
552 SF

PROPOSED
WAIL
L=1

PROPOSED

DEMSING
WALL
FIRE SPRYa4ER
RISER

ROOF RATCN

TENANT'D
s 1,012 5.F.

IREST.)
.4,—DI,COL

TENANT V
±1,057 S.F.
(REST.)

PROPOSED
PAD 3
N5,128 S.F.

ISIRUMPS ESECL ROOM a FOR ROOM)

PROPOSED
DEMIatq
WALL
-4.-sli{mT
SRI COL -T ll1

TENANT'B'
±1,002 S.F
(REST.)
FOWL

TENANT A'
±2,407 S.F.
(REST.I
v,r
ara
2aa
S
,f
4 11
id1Jl.

It rr♦
v O 1 1
M>_;. . ...'-F SU S.� 'IS .. i- CA'1 �+�LLA4' l.t:. -FO<-ai r:_JtiL•'��r"'6?-!"�iYi- L7 UOC F1.!G

FLOOR PLAN LEGEND

SALES FLOOR
SNIT eEeA' "P,.�
Oil trkliC11.41ALCOLLWIl
WI MAYA LLWIRWITO WIT .011 WWI
Mg EWA TO.

MIMAN
NOTE
See Snw T 1001 p,opowd b„iweq end pekes Wmmay
S. SE..' A010 for o.woll — ISO,,
NORTH
PROPOSED FLOOR PLAN (PAD 3)
rue vr. rn
1 1 11 ' 11 -1
(architecture
120 W One Avenue ?Jimmy's. CA 91016
TH-626.50303-S mmourchWRlurr,rom
1205G 6,.. n. v �., LEG
,1,m0W. GAMOW 14.

IR pl.,.,.w.

KEY mar '4
Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
DSI;S, DRASION5
N. DATE IRSCRII'1,OR
I 011142025 DEVROMSMu"IW&CUP
2 12121105 1%W,OPIADD DREW S C U P
DWPWWWWWWWw WW1
JOS RI •WEF 7021 DNA,
OMWR ST. Cl OITCDEO S2 W
DAIS 1211.2005
510E1005CM'RO14

PROPOSED FLOOR PLAN
(PAD 3)
50511 NURSES
A102
-69-

KEYNOTES
A
© r�..�Imm.mw...mN.Nm,m._Nn__nm
MINICATCOIS _� arreemom
11 ter.DI MOM WWII • MAL RN MOM. 'P.m maw moo mamma,
El
oMIL 1:104.0
OMURA

WALL LEGEND
room,

SALES FLOOR
lire
uro
mmm+
W AN/Alla
YYTM.mI
W WmNer•011
mIIIRtNW (KILNS
e4 e.oa IttlY MIIP LOT NINwn
RAMENalIKT NNWI
.011110
+ WWI* Im1N.

MOO.. .10•••.0•116
▪ . mown
wnN.N. WON.
coney VOW
Nwpr.or nP...1Na1P.rFi

GENERAL NOTES
ALLOW= a ...UN • PlOPTION Cr Winn
NOTE -
See Sloe T 100 fix prop.../ 0.AQrV 0•M PP.FN.1 N.1r11aT.

Sm S$..r A010 b wall No plan.

NORTH
PROPOSED FLOOR PLAN (PAD 41
In.F Mr. r0•
COMA
II ' n
(architecture
120w W... Aram. MvNodq U 91016
n1416-561EN1 I (noon .-•••.a..

OGSG lmvnn oN P ..n , LiC
3140
MOO ON ..1 .
pro I. sr.

Bellflower
Convenience Center
11617 -17639 Bellflower Boulevard
Bellflower, CA 90706
6vm r m moles
N.. an Ixsterllw
I 0llA]D1S OFmOIMNT'OV CUP
2 12 12202.5 OFwIOPNENT lulw l CUP
JOG N1Wil 202111X1
WAY. WI Cl OME0 n'
DATE . 17.017025
5,1221 OESCOMON

PROPOSED FLOOR PLAN
(PAD 41
A103
-70-

rnmn
rarchitecture
170W l.,N Awoo M..od4 CA91016
111,526302 61.0 I Inrmd,6.Mmw

ROOF PLAN LEGEND
MN, OPITY•lle
.I.v. .MANM
,ad.W...T
NOTE:

S.. Th..l T 100 for proposed p.iddrp Gnu park., summa,
Sr Slrl A010lor e...ol I ul• pbn
S...I* A200 7 0701 for E.nlbrp hop,.

NORTH
PROPOSED ROOF PLAN /PAD 11
1LAt Ur, TO
U63(, e,.e,nn.,u P,op.rM., TLC
KEY MAP 1
Bellflower
Convenience Center
17611.17639 Bellflower Boulevard
Bellflower, CA 90706
DSUE5 evul0.0
No DATE DILKIPrK1N
1 011 14.2025 0M10.MEM1.MW6 GDP
] 17.177015 OWIOP.[NT IMW& Cu.P
1061N..Wn. 1017./1.1
DRAWN 11, •C! 04070 OE W
DATE. 12 00
,ntt, otlCm 1iON

PROPOSED ROOF PLAN
(PAD I)
Sntt1 WANT.

A130
-71-

OtNtRAL NU I tO
I ' II ' 1n
l 1 farchitecture
GC 113300.“07MIAMILKIIIICa..I.C.ohil•M. WIMP I..

OL ml.ONNI•• arw.nnrA.w...
•41 11,0410.17 MIMS

KEY NOTES
a0000[I]EBGEHHORH
W▪ OlsnnWEr gvmilt NgAa[sf,•ium�i
.1101400 MOO
(1•06.110111:0• MUM
O ▪ OP
IIyes rm rau 318u.osm.nui r41.Ir. f e0.
'is.oa11�4IM
Malin .0.6
lnINNWa.ww.w
lam.unauuno.r�
NOTE
S.. SIw11 100 for ryapo..d w bong and W • nY summary
5r Shoe. MID tw owrdl .w tilt
S.. Slwl. A202 & 8203 kw tx.18 ig Iryhp
NORTH
mmihL
PROPOSED ROOF PUN (PAD 2)
120W Imum Annum Many., CA YID 16
if L626 583 6346 I rw.wrh6awnrlAn
DGSG h,..086ni ►rot:ani LLC
!In Wes. G3.wO.0••••14.1»
fM1 I.1% 11211 W
plOnl-fnl
KEY MAP a
Bellflower
Convenience Center
17617 -17639 Bellflower Bovlevord
Bellflower, CA 90706
85085 t[,13,0.15

1.a CA1F OEICrUON
I 4.1..]075 OrVEIOiteNt RENEW • 08
a 1212]075 RVEIOMwI RENEW & CO.P
JOB W* (8 21ll NNW
S&tWW IT Ot CECKEDhv W
0811 17.0!.7015
Stilt DEY_CP1K]II

PROPOSED FLOOR PLAN
(PAD 2)
A131
-72-

ROOF PLAN LEGEND
I
I
I
I
t i

01. &Pr
- METAL CANOPY
O•
METAL

CANOPY -
METAL
PV

ROOF ACCESS
LADDER
rMAC

ROOF GRAN
.OVERFLOW
E�
—ROOF DRAIN
6 OVERFLOW
r — 1
—"VAC
NVAC
r -F -1
FA 74

ROOF DWN

E OVERFLOW
10•
CANOPY
1 Yor 1 —MANIC
CANOPY
a• -r
• • IIMEI • • NEM" NM • MN; •.•MIM•.IMEI••SEM••aim. •.••1•10.••s=•• MEL, ••1••R••:
•
I
I
I
l
I.

I
I
I
I
I
I
I
I
I
I
I
I
rn
▪ vkiblaen
W IC* MAO AND °Warta,.

NOTE,
S.51Wr T 100In vv•e hudtn0 and WA., ....nay
See Se.. AOIO kr .w•E um pia.

Propn.d roof plan NM.d a clamp.

NORTH
PROPOSED ROOF PLAN (PAD 3
I I I ' 11 '1
(architecture
120 W IMO Mr Mv.w., CA91016
RL62.6 MOSHE I mrmrhaaM amp
Ill iil, ,,.e trnenl Proper., LLC
1 n e.gOw•le..,5975

KEY MAP
Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
N. OAR DESCRIPTOR
1 •1.2022 DEMON/OP EVIWE CLIP
2 1212202S DVRONENI MW IC.W.

OR NIMNME 20212Aa1
DOWN •• CI O* ORY. CO
DAIS. I2.O.202S
L•NI DICRPICN

PROPOSED ROOF PLAN
(PAD 3)
A132
-73-

rpv
A
rap
a

KEYNOTES
p osr.VOMMOM rn•
CIalin MOM •• ��Wil MOsSN1+1�I�lY�aM\YMaI
OWS
El aoIO..e.KMIAOW reYaalION. TO
O M1aI.•oWeY M•
waw.ru,e+r
© =OR Oa.e.m.
easuargn moo
[] ow mas P
oYWnww
© MOW wv c...a.wnea•
WWI
IMMO .E•a....al. .aaws IIMITAvra•.sINIIMMINI

ROOF PLAN LEGEND
OERD—
RPOMPI
RP/Oloi Waal,
ltd. 0$ PAIMIG,
WOOF OVA AM. 0.1.11ft0h
NOTE
S.. SI.. T 100 for p,opo+A buYd,V .,6 pohm6 a .nary.
.. 5. 51 0010 Far overall.. plan.

NORTH
Id M6.1@: 207116W 1
PROPOSED ROOF PLAN )PAD 4)
Wilt Y1• •'P
120 W 1N,. ti.,. Marmon, U 91016
TE1.d26563.63F6 n.,oud,Yd,wme
Inv..W,l P op.lr, ILC

3.....1111114100.....00 • t:
su.0n.c.•oa•.•1..

K p,a.1 N.

Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
'SHIES / Pt N51014
No OPTE OFSO.1gN
1 061•]0116 DMIOPMFM aWW 6Gl.P
12121026 OMIp.FN!av W&CU3
MOW W. CI O*R!D.

OAR 1206202!
SMEFI DHOMPt10N

PROPOSED ROOF PLAN
(PAD 4)

LKFI NIIMBIE
A1 33
-74-

IT -18 VERIFY FINK LOCATION

W/ LOW VOLTAGE VENDOR

LIGHTED SIGN,
INSTALLED BY SIGN CONTRACTOR. ��-
COORD W/ ELECTRICAL J -BO%

AND BLOCKING REQUIREMENTS

ADDRESS NUMBERS
PROVIDED BY SIGN VENDOR.

COORD W/AHJ REQUIREMENTS

PROVIDE HIGH CONTRAST

WI BACKGROUND
( 4

CANOPY FASCIA
CANOPY
SOFFI
6 )
CANOPY

COLUMNS
( 3 I _

SIDING SYSTEM
SIDING SYSTEM PRE.FNISHEO PARAPET
CAP FLASHING.

COLOR TO MATCH
XXXX

OSOUTH ELEVATION
SCALE ¶l4 1.0'

EXTERIOR FINISH SCHEDULE
NOTE OC To MONDE Ta' IVOOIN oONt4F01RS MO ALL IEQSRWY AOAPIORI AT ...GAD GNOP. LCUTOR

COLOR RUMOR OAM GRAY
ID TAG

MATERIAL MANUFACTURER MODEL REMARKS
201E TOMMY
M
STUCCO
ORTVR

OPIROLR
,....,mMW„R %M M
M,O,W,
AMMO. 00.01E CROW MIMORI
MET. 0.10N.M.

FOLW COMM
110110
��
TAGEW000. A. NARY

VNFACTORYPM COMM
EL CO
CQOIL CiOM
ZOL2
Z OMERF ,MM ELLMRMTON AVP NM w =ON SUMO OWN

FACTORY PNRL GOWNS
ZONE Ia.
.....RI I....... RIRit COP., MOOMAR SRTMT NCR COLOR wcv ONYVEO.

OWE A CAROM
AMC.

WESTERN RD AI METAL

WESTERN
T
A R10 O MICR* COLOR 00R MX
GMT
ICFFR

REWNILIMMKTS
NATURNS 11 INM1
RLCE
1E. TIp. Lt' REVEAL REALER
I

MICR VMIELO

EI MMMORCOWANY

MOOLMR MI MTIACX
=CO SMOLT Cam MO.

ML GOPOI POW FOR AMMAN CMLv. ALL MMMOE *ROM YIARATE PON.

RRER CEMENT BOARD

MANUFACTURER NICHIHA

PROFILE ILLUMIINIATION

COLOR BLDG DB BLUE

STUCCO SYSTEM
MANUFACTURER. ORYVIT
PROFILE CCP.? SYSTEM.

SANDPEBBLE FINE E FINISH
COLOR. PANTED,
OUNN EDWARDS • MINERS DUST (DEC7661
BRICK VENEEt L SILL

MANUFACTURER BELDEN BRICK COMPANY

PROFILE MODULAR/ FLAT BACK

COLOR SMOKEY GRAY VELOUR

PRE -FINISHED PARAPET

CAP FLASHING
T O PARAPET 2,1-,
74'- a i
TO PARAPET 1,{'
2a - 1017'9'
2 SIDING SYSTEM

LIGHTED SIGN, INSTALLED
8Y SIGN CONTRACTOR,

COORD W/ ELECTRICAL

J -BOX AND BLOCKING

REQUIREMENTS
— PRE-FAB
METAL AWNING.

BY OTHERS

8.0. AWNNGI
FN. CANOPY
1a -r'

AWNING DOWNSPOUT,

DAYLIGHT TO DRIVE AISLE

STOREFRONT
6' STEEL PIPE $1

BOLLARD PLASTIC SLEEVE

SERVICE
WINDOW SItLL},
2 - o

ROOF OVERFLOW

DOWNSPOUT
T.O.9LAB.#.
�DRNE

FIRER CEMENT SIDING
MANUFACTURER. NICHIHA

PROFILE VINTAGE WOOD
ANTI 1818 WI FACTORY

PANEL CORNERS
COLOR'. CEDAR

WINDOW SYSTEM
MANUFACTURER. KAWNEER OR

SIMILAR
PROFILE. CLEAR ANODIZED ALUM
FINISH. CLEAR NO 14 /17

AWNINGS & DOORS - PAINT

MANUFACTURER SHERWIN-

WILLIAMS

COLOR BLDG DB GRAY DARK

ROORNG MATERIAL
MANUFACTURER. DURO-LAST
a-00. 80 MR

COLOR WHITE

CONCEPTUAL SUBJECT TO GRANDE
DGSD Investment Properties, LLC.
3940 laurel Canyon Boulevard. #139
Studio City. California. 91604

7.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAO-1 ELEVATION 12 11 7025 2R171MA in I - M 1 1 'l
A201.1 Architecture
-75-

COLOR TO MATCH
SIGN. INSTALLED
V CONTRACTOR.

W/ ELECTRICAL

L AND BLOCKING

REQUIREMENTS
7_3_7 _

SIDING SYSTEM
PRE-FAB.

FETAL AWNINGS.

BY OTHERS

IG DOWNSPOUT,

TO DRIVE AISLE

TAPELESS STEEL

SERVICE TRAY

L PIPE BOLLARD

LASTIC SLEEVES
- ROOF OVERFLOW

DOWNSPOUTS

EXTERIOR FINISH SCHEDULE
NOTE OC TO MOPE&r.r YIOOTHDOVMPOYra NO.VLINE¢ARMY..Prom AT AWNNONY CANOPY LOUNKN

COLOR ROOM DANK CAM

ID TAG MATERIAL MANUFACTURER MODEL REMARKS
ZONE IRC.)
IA
STUCCO
a1Y111i

FREE AEKHBM
SHOWN DWI.OOIMIOWAIp
PARTIED. COLOR OMNI WERE

FEW OMNI

IE MONO
NO
MOOR
WOAOEWOOC. MVP NNW

FACTORY PFA FF CONRAIL
COLOR. CEOM
ZONE f (twill
IARA COMM „ LLUMINATgNAWP IRMO COLA BLOOMEME

MONO FACTORY MARL CORNERS
ZONE a WOE
a
IIIICNIVRERIRA IIIIRMINMEOLCONIWN NCOAM WRAY WS COLOR MIMY ONLY V4MA ML I`..�...
20 I
CAMCIv1
A
FAEtr

WESTERN WATRWTN
IMMO
T .w

OR ELDON CA
fEOEE, COLOR
CRAY
E
HOPING
ROW ELE ENT1
RATAK
SPRUCE
LE. IRO IN REVEAL MAW,
S

MGR WAREN

SELMRA MICR COMMON

NODULARM MT MOT
COUXINOLY LIMN VILam
ALL EENNCE INOW Nat IWMMCR aav All Ia4OE OWEN RENAME PROM

MECHANICAL
UNITS

SCREENED
8Y PARAPET,
PRE.FINISHED

PARAPET

CAP FIASNNG
IA ) — PRE-FAB. METAL AWNING.

SIDING SYSTEM BY OTHERS

OEAST ELEVATION
Z SCALE Il4' - 1 .0'

FIRER CEMENT BOARD

MANUFACTURER NICHIHA

PROFILE ILLUMIINIATION

COLOR BLDG DB BLUE

STUCCO SYSTEM

MANUFACTURER DRYVIT
PROFILE CCP-2 SYSTEM.

SANDPEBBLE FINE E FINISH

COLORPAINTED,
DUNN EDWARDS - MINERS DUST IDEC78B)

BRICK VENEER & SILL
MANUFACTURER-. BELDEN BRICK COMPANY

PROFILE MODULAR / FIAT BACK
COt OR SMOKEY GRAY VELOUR
- 2 )

PRE -FINISHED PARAPET

CAP FLASHING,

COLOR TO MATCH

FIRER CEMENT SIDING

MANUFACTURER NICHIHA

PROFILE VINTAGE WOOD
AWP 1818 WI FACTORY

PANEL CORNERS

COLOR CEDAR

WINDOW SYSTEM

MANUFACTURER KAWNEER OR

SIMILAR
PROFILE CLEAR ANODIZED Al UM
FINISH CLEAR NO 14 1 11
AWNINGS 8 DOORS - PAINT

MANUFACTURER SHERWIN

WILLIAMS

COLOR BLDG DB GRAY DARK
T.O. PARAPET
24'-0 Zh-
T O. PARAPET 1
20'- 10 1(Y

LIGHTED SIGN,
INSTALLED BY SIGN CONTRACTOR.

COORD W/ ELECTRICAL J -BOX

AND BLOCKING REQUIREMENTS
PRE-FAB. METAL AWNING,

BV OTHERS

BO AWNING(

FIN CANOPY
10-6
(1B )

SIDING SYSTEM

STOREFRONT
SILL
3'-Y

SERVICE

WINDOW MLA,
2'• 10
3 SIDING SYSTEM
T.O. SLAB A.
a - o
DRIVE AISLEdi
-0-6

ROOFING MATERIAL

MANUFACTURER DURO-LAST
D1 -6O - BO MIL

COLOR WHITE

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City. California, 91604
T.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -1 ELEVATION
1211 Ms 220217I MA
A201.2 �m�
(architecture
-76-

rz
PRE•FINISHED PARAPET
CAP FLASHING.

COLOR TO MATCH
iHTED SIGN. INSTALLED
BY SIGN CONTRACTOR.

JOORD. WI ELECTRICAL

J -BOX AND BLOCKEEO

REOUIREMENTS
( 2 7 _

SDNG SYSTEM
PREFAB.

METAL AWNINGS,

BY OTHERS
',WRING DOWNSPOUTS,
.YLIGHT TO DRIVE AISLE

EXTERIOR DOOR,

PAINTED PER PLAN
6' STEEL PIPE BOLLARD

WI PLASTIC SLEEVE

EXTERIOR FINISH SCHEDULE
NOTE. OC 10 PIIWOE EY SLOOTH OOW APOLOS AO ALL IECESMRI AOAPLORS AT AMMO AW CANOPY AOCATO..

Cal SLOG MD GRAY

ID TAG MATERIAL MANUFACTURER MODEL REMARKS
201E I won
IA
ST V000
COON(
..4 EYO1. "...NuIMBED.

ESE E MESA REVEALS
SNOMI

COLOR DECIEMI ANTIS
OOST.OLUNFOMMTO

IS WOO ROME) CEMENT
OO
,�M
PARR vNTAGEW000, AMP MIER

FACTOR PA CORNEA
CaaAC
PORES POWRb
E lRAICBENT ,ON COLOR AWP WOW COLOR ROO COMM

ICTORYPALE CORNERS
20NL LMASE
....• ISELDOI RAIL COIiANY MOWER M RAT SCR 1001.1515NAMCROY VELOUR ZONE• PRAYED CAROM
♦
FAECA

WESTON STATES METH
ROMEO
7-01100+1.10

SOLAR COLOR ROO DE SAM
OAT
I
WWI
ROAR Mf1EN11
NATURALIIORiIIM[flTDOR
SPRUCS
1V ..............

MRCS VENEER
Ifl l RCA CORiNN
YC04M MRAT MOT
COLON: SNORT OMv VELOUR
ALL IIOIIAM SNOW 1011 REAR ENG DI&T. ALL EIENME MOM SEPARATE PERRI

WALL HYDRANT
2 1

F ---FINISHED PARAPET

CAP FLASHING

KNOXBOX
AT 77 AF.F

WP RECEPTACLE

ONORTH ELEVATION
$ SCALE 114'. 1'-0'

NUR CEMENT BOARD

MANUFACTURERNICHIHA

PROFKE ILLUMIINATKXI

COLOR- BLDG DB BLUE

STUCCO SYSTEM

MANUFACTURER DRYVIT
PROFILE CCP-2 SYSTEM.

SANCPEBBLE FINE E FINISH
COLOR PAINTED.

DUNN EDWARDS MINERS DUST (DEC788)

NICK VENEER & SILL
MANUFACTURER. BELDEN BRICK COMPANY
PROFILE. MODULAR I FLAT BACK

COLOR SMOKEY GRAY VELOUR

CANOPY FASCIA

BO AWNING

FIN CANOPY
10' • 6'
5 CANOPY
SOFFIT
T 0 PARAPET 2,},
21 Y
t O. PARAPE10 112'T 1 A,
20'
6 )
CANOPY

COLUMNS STOREFRONT
3'•r

SERVICE
WINDOW SKLA.

7.10'1-
T.O, SU1B.,
0 -D -t
DRNE AISLE t

FIBER CEMENT SIDING
MANUFACTURER. NICHIHA

PROFILE VNTAGE WOOD
MAR 1816 WI FACTORY

PANEL CORNERS

COLOR CEDAR

WINDOW SYSTEM

MANUFACTURER KAWNEER OR

SIMILAR

PROFILE CLEAR ANODIZED ALUM
FINISH CLEAR NO 14 117
AWNINGS & DOORS • PAINT
MANUFACTURER SHERWIN•

WILLIAMS
COLOR BLDG 08 GRAY DARK

IOONNG MATERIAL
MANUFACTURER. DURO-L ST
DL -011.00 MK
COLOR. WMTE

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City, California, 91604
T.310.491. 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -1 ELEVATION M 1/�1/�, �/'��J
1211 Ali :.'._, )ARM 1 E 1 1 I 1
A201.3 rchitecture
-77-

1'HC-r W IJntU PAHAYt I
CAP FLASHING.

COLOR TO MATCH

PRE -FINISHED PARAPET

CAP FLASHING,

COLOR TO MATCH

PRE-FAB METAL

AWNING,

BY OTHERS
(707) _

SIDING SYSTEM
( 3 _

SIDING SYSTEM

EXTERIOR FINISH SCHEDULE
NOrt OC 10 ITOvo. ra•!SLOTH BeltEAIl1l MOAIA NEWESMMY Awrnrn AI AWNING ARO CANOPY LOCATOR,

COLOR SLOG WI OARN GRAY
ID TAG

MATERIAL MANUFACTURER MODEL REMARKS
amt I !NM
IA
STUCCO
mew
CCP-2 !ITEM IMOOSLI
flEEfE61E REINAIf AS
MOWN

NOR ORCEM IMIMS
OW. CUM CEO

TER COMET
F HOMO
IIIWM
PMTN£WOOL. ASP MENI!
FACTORY RMEL COMM!
X>aOR ®111
201E E RON Fyj
Re
CEEENr ,�N LLCTO M AN NM LOOM ! COLORSLy00S N11
I EOERi LLUTA NMEI COMER/
_ISM
201EIMM�
!
MUOIVFIEFl1R moot mat cow.. 1610CRIMI NS MI moos cam MOW MAY mom

ME E PAWED CAOPY)
E
FASCIA
WREITMt7ATTISETH.

ROO..
i-ORW1L10
R 0E I NOEL. COLOR 00 OM{
LRAM
A
WERT
1EVAI ELEMENTS

MAIIPAL
SPRUCE
IS. T. 'Jr REVEAL SEALED
!

MIIOI IRSIER

MIMII NICK COWAN

MOOIAAR SO RAT WM
Call SLp VttY VELOUR
All IMMIX MOW FOR REFERENCE ORS. ML MM. IIMOFA SEPARATE PCRWr PRE -FINISHED PA1�32Ei
CAP FLASHING.

COLOR TO MATCH

SIDING SYSTEM

WEST ELEVATION
SCALE IN' = 1 u

CANOPY FASCIA
• 50FF I`
CANOPY COLA, Id•IS

WIER CEMENT BOARD

MANUFACTURER NICHIA

PROFILE ILLUMINATION

COLOR BLDG DB BLUE

MECHANICAL
UNITS

SCREENED BY

PARAPET

STUCCO SYSTEM

MANUFACTURER DRYVIT
PROFILE CCP-2 SYSTEM,

SANDPEBBLE FINE E FINISH
COLOR PAINTED.

DUNN EDWARDS • MINERS DUST IDEC70S1

BRICK VENEER R SILL

MANUFACTURER BELDEN BRICK COMPANY

PROFILE MODULAR I FLAT BACK
COLOR SMOKE"( GRAY VELOUR

FIRER CEMENT SIDING
MANUFACTURER. NICHIHA

PROFILE VINTAGE WIND
AWP 1010 WI FACTORY

PANEL CORNERS

COLOR CEDAR

WINDOW SYSTEM
MANUFACTURER. KAWNEER OR
SMILAR

PROFILE CLEAR ANODIZED ALUM
FINISH CLEAR NO 1A 117
AWNINGS! DOORS - FAINT

MANUFACTURER SHERWIN-

WILLIAMS

COLOR BLDG DB GRAY DARK
T 0 PARAPET ph,
24' -

SIDING SYSTEM
TO - PARAPET 1h,
20'-101?
LIGHTED SIGN. INSTALLED
BY SIGN CONTRACTOR.

COOR WI ELECTRICAL

J -BOX AND BLOCKING

REQUIREMENTS

PRE-FAB

METAL AWNING,

BY OTHERS
BO. AWNING/
FIN. CANOPY}
10-E

LIGHT FIXTURE,
E.0 B.O. FIXTURES

STOREFRONT
-2'

SERVICE
WINDOW SILL.k,
7 SIDING SYSTEM
TO SIRS i
�� DRIVE AISLE tfI
ROOFING MATERU1l
MANUFACTURER. 01JRO-LAST
CIAO .00 MIL
COLOR. WROTE

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. 4139
Studio City, California, 91604
T.310.491. 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -1 ELEVATION
12 11 2025 20217MLM
A201.4 mm�
architecture
-78-

:14
-1
III
-
I
a KB
0 0 o
b
_

O SOUTH ELEVATION
`S SCALE 3/16' • t' -IT

KEY NOTES EXTERIOR FINISH MATERIAL SCHEDULE

ROE LINE REMO
ROOF EGIIIENTErpO
STUCCO REVEAL MEER TO011Pa SAW
STUCCO REVEAL • REFER TO ETAA UMW
rn
EID•MOIOR JONT • REFER TO ETA. YAW
RMTCHOEAR • REFER TO ELECTElL HA$
PAT., TRNSJE VOTERS . MOWN

AWNING WI DINERS
CE REEIOR FEL • REFER TO YAW
NOE EN• REFER TO NAM
tt
SCUPPER. REFFA TO SWAM
12 6Y OTTER

WAINSCOT
BK
o•

METALS & WORDS
■
■
PT
1 PC
oI
WD
01 MODULAR 52 FLAT BACK BY BELDEN BRICK COWART COLOR. SMOKE`,

GRAY VELOUR
COPING PAINTED DUNN EDWARDS • Jr•E DE6376
MAZE YELLOW RALIG 6ITIGERDRYLACI
AZEK TIMBERTECH CLOSED JOINT CLADDING •

COLOR WEATHERED TEAK

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard,#139
Studio City. California. 91604
T.310.491 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -2 ELEVATION
12 1 702,, 702l N..

A202.1 rc m
qfChlfQCfUfe
-79-

Y FARI/s1

OEAST ELEVATION
6 SCALE 0118' • 1'-0'

KEY NOTES EXTERIOR FINISH MATERIAL SCHEDULE

ROOT LIE ETOIO

KKR EM ERT EIPO
STUCCOREVFAL • REFER TO ORM HERO
STUCCO REVFVA . REFER TOOITAR O,ASM2
EXMOOR VW, . RESER 10 PETAL NASMO
SwnOIQM • REM 10 ELECTRICAL RIM
RAM TRELLIS BY OTHERS • OPIOWL

AMMO IY OMNI
CO2 ?EMOTE ELL-MIERTO M6Q
DOSE MO •MIER YO AM
SQs1FR. REFER TO twat

SY ODER

WAINSCOT
ex
01 METALS 8 W000S
PT
2 PC
of
WD
01 ■
■
■
MODULAR 541 FLAT BACA BY BELDEN BRCA CCWPANV COLOR. SNORE,'

GRAY VELOUR
COPING PAINTED DUNN EDWARDS • 'JET' DE6378
MAIZE YELLOW RAL 1006 ITIGERDRYLAC,
AZEK TMBERTECH CLOSED 1028 CLAWING •

COLOR WEATHERED TEAK

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City, California. 91604
T.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -2 ELEVATION
12 11 2025 20217MMA
A202.2 Minn
nrchitecture
-80-

O NORTH ELEVATION
7 SCALE 116•.1'-0'
O
ES

KEY NOTES

ROOF LINE EYON
0 CI

RODE &WREN, BEYOND
611![0 ENEJA - RBM TO DETAIL B W 11O
SILCCORVEM R FM TO OEM IMI161t
EAMON:NOWT BMA TOOETAL SOW
IJ
MATD M. REFEA,OELBCYNICAL RAKE
PATOIIEW4 NY °MRS- OPTIONAL
0 AWTEDEY OWENE
CO2 RENOTB USA • REFER TO SIASO
NONE El. REAM ,0 YAM
=Re .REFER TOWAN
I2
'TOM

EXTERIOR FINISH MATERIAL SCHEDULE

WAINSCOT
MODULAR 54 FLAT BACK BY BELDEN BRICK COMPANY COLOR. SMOKE I

GRAY VELOUR

METALS & WOODS
BK
01 PT
PC
01 WO
61 ■
■
■
COPING PANTED DINN EDWARDS • 'JET' DEWRE
MAIZE YELLOW RAL1D06(TDSRORYLAC1
AZEK TEABERTECH. CLOSED JOINT CtADOING •

COLOR WEATHERED TEAK

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City. California, 91604
T.310 491 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -2 ELEVATION
12 11 2025 702MAUI
mmn
A202.3 "architecture
-81-

8OWEST ELEVATION
SCALE LW • 1'-0'

KEY NOTES EXTERIOR FINISH MATERIAL SCHEDULE
ROOF Ea11LOT ELMO
570000 RLNA. • PER* TO DETRE #Af12
STUCCO REVEAL • REFER TO OVAL IENG
DVANSU. JOINT- REFER l00EIA► SASE

SAITCHG /A-REFEA TO ELECTRICAL FINIS
PATO TRAM BY OTHERS - 0FIONNL
MMI0 0011ERS
COQ REMOTE nu • REFER TO SAW
ROSE M . REFER 10 NAME
n
SCLPRER • REFERro IAAIII
I 12

BY OTHER

WAINSCOT
OK
of
METALS 0 MOOS
PT
t
PC
O1
WD
01 ■
•
•
IACOI.0AR Se FIAT 1.0( BY BELDEN BRICK COIAPANY, MICR WWII

GRAY VELD JR
COPING PANTED DUNN EDWARDS • 'JET DEB3TB
MAIZE YELLOW RAL1006 (TIGERDRYLAC)
AZEK TNBERTECH. CLOSED JOINT CLADDING -

COLOR WEATHERED TEA(

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City, California, 91604
T 310.491 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAO-2 ELEVATION
1111 2025 2521700A5
M fYl
A202.4
(architecture
-82-

O EAST ELEVATION
9 SCALE. 7FJ2- 1'-0-
C
PAINT

DUNN LOWAKOS
BLac\ Bean LN OW
F.puTlte Mute
01 STUCCO

COMPOSER SIDING
AN T+TIOHTecn
Weatr.•nI Lea,

COMPOSER SIDING

STOREFRONT SYSTEM
BRUIN
0000 DANA BRONZE

METAL CANOPY

AIMPWUM

AILMMSHELD
07 STEEL
EE aEL L:s
10 METAL COPING
02 CONCRETE
08 09

FRAMED GREEN SCREEN
Fames MAIM
Aiek TernCoastline
CoastlineCO
11 OUFDOOBMAIL SOWS MIFG UGH, NORMS GADDING
VIuaICPIMNT Pohl 2 LAIN I. ZALA. Agar 1701 oAR. LED BASRA bkk GIRPMV BMCL.2S10 Modal NUMB- 12 FAIN MOUn. MMAXNISM I 77/r x}TM Matte Black-MRGNI OUMT}N SenolLreGreNVel.

CONCEPTUAL SUBJECT 70 CHANGE

FINISH KEYNOTES

PTUIALRTEP
ecoast

MANUFACTURER R HIGHLAND STUCCO

FINISH SMOOTH STEEL TROWEL
BASE

OCONCRETE

COMPOSITE BIDING

MANLF ACTURER DOES -TUBBER TECH

FINISH MATTERED TEN(
51DING

OCOPUSITE

MANUFACTURER AZEK-TUMER TECH

F WISH COASTLINE

STOREFRONT
MANUFACTURER KAVMEER a51VG FINISH LARK BRONZE
§TOREFRONT GLASS
MANUFACTURE V090 GLASS 1' CLEAR FLOAT CLASS
CANOPY
OMETAL

MANUFACTURER TOPES LUMSIIADE CANOPY

PAINTED BLACK

TRELLIS
OSTE€L

MANUFACTURER STURDESIGN

PORTED BLACK
CAP

OPARAPET
MODEL DURO UST .3110

BY COROLAST

SCREEN TRELLIS
OGREEN

MANUFACTURER TOLIRNESDL

PAINTED BLACK

WALL SCONCE

OOUTDOOR
LAMIFACTURER VISUAL COMFORT. POHL Z LIGHT It TALL
MODEL BPI 1702.12, COLOR. IN -ACRES -NB

OUTDOOR CEILING LIGHT FIXTURE
MANUFACTURER 1-UTE. ALGAR IT WTOE LED FLUSH MOUNT
MODEL WONI2MB, COLOR MATTE BLACK
NCK pEG
LU0
UO C
MANUFACTURERBElOET1 BRICK COMPANY

O STYLE MOTUAR
SIZE }BT X 7 -At X 2.1N'
COMA 500EY GRAY VELOUR

PAINT COLORS
e PAINT

COLOR QT BIB MITE PICKET FENCE

BY DUNN EDWARDS
SCR. DEAR NI SHOII SIIGI BAN
eB BY DUNN EDWARDS
P
COLOR OF 63B5 BLACK BEAN
eC BY DUNN EDWAROS

GENERAL NOTES
A 51ONACIE UNDER SEPARATE PERMIT AND SHLNM FOR GENERAL

REFERENCE AND COORDINATION PURPOSED ONLY REFER TO

APPROVED SKRUGE DRAWINGS BY SIGNAGE COMPANY

B CONTRACTOR TO SUPPLY REGUIRED POWER AND CONNECTION TO ALL 510500€ COORDINATE WITH SIGRADE COMPANY

KEY PLAN
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City, California, 91604
T.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -3 ELEVATION
12112025 ZLETTMMA
m m A203.1
(architecture
-83-

MrP
r
ED ED
MOM
':•,....T.. Y•
---- ■�0� _ MIAIIIIMIS . ism.
110111 1 012ha„ NITgril4A,
jA
�1
'tt�I►t�T

TENANT'
PANT

DAMN EDWARD,
NM NAP Tema Ofl MB
E.Rwme
B
PAINT

MANN EDWARDS
SNEK Sup M. ULGII ae
Sumenu
C
PAINT

DUNN EDWARDS
MAY Bean DE 6385
EamAsne-Mme
O0NORTH ELEVATION
1 SCALE 3/32" = 1 -0
01 711
08 METAL COPING
PAIMed
1 10
OUTDOOR WALL SCONCE CELLIEI000HT FIXTURE
VNNM Coot Pohl 2 LION INA 2 lK. AIBI! l2In wide LED
BLLd.2520 Model 66317O2 I] Nhn, MMKII
Mete PG.l Munel I UI, MB
06J
MENU. CANOPY

ALUMINUM
A.uMA SHIELD
121

BRICK CLADDING
eb find COW..,
MOEuIY 3-SIVAT.TI■'A2-1W
Sm»ev Gray Velour

FINISH KEYNOTES

CEMENTPLASTER

MANUFACTURER HIGHLAND STUCCO

FINISH SMOOTH STEEL TROWEL
BASE
eCONCRETE
SIDING

OCOMPOSITE

MANUFACTURER AUK -TIMBER TECH

FINISH WEATHERED TEAR

QOPOSITE SWING

MANUFACTURER AZEK-TMBEF TECH

FINISH COASTLINE
O§TOREFRONT
MANUFACTURER KAWNEER 451Y0 FMLSII DARN BRONZE
§TOREFROT CLASS

MANUFACTURE VTRO CLASS I' CLEAR FLOAT GLASS
OMAN]FFAC� TIMER MAPES WMISINOE CANOPY

PANTED BLACK

TRELLIS
O§TEFL
MANUFACTURER STUROESN3N

PAINTED BLACK
CAP
OpARAPET
MOOEL DURO LAST 110110

BY DURO-LAST
TREWS
OQR§EN_KREEN

MANUFACTURER TOURNESOL

PANTED BLACK

WALL SCONCE

OOUTDOOR
MANUFACTURER VISUAL COMFORT, POHL 2 LIGHT IP TALL
MODEL 58311702-12 COLOR BLACK.25TO
CEIUNG NIGHT FIRTLR k

OOUTDOOR
MANUFACTURER Z -LATE AGAR 1Z WIDE LED FLUSH MOUNT
MODEL 1403£12-103. COLOR MATTE BLACK
cocomo
OICK
umuFACTURER BELDEN BRICK COMPANY

STYLE MO NAM
SIZE 3-67 A T-517 X 2 -IN'

COLOR SMOKEY DRAY VELOUR

PAINT COLORS
e CANT
COLOR gEl MS 11yBTE PICKET FENCE

BY DUNN EDWARDS
COAT
BALLOT MGR NB SN10U SUGI BAN

BY DUNN EDWARDS
CONI

COLOR OE MEG BLACK BEAN

BY MANN EDWARDS

GENERAL NOTES
A !NONAGE LINGER SEPARATE PERMIT AND SHOVM FOR GENERA
REF ENENCE AHDCOORD.AiION PURPOSED ONLY Ht -EN Iu
APPROVED SIGN QE DRAYAHGS BY 41:w•nt COMPANY

B CONTRACTOR TO SUPPLY REOJIRED POWER AND CONNECTION TO ALL AVTNADF COORDINATE Valli SJGINAGE COMPANY

KEY PLAN

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City, California, 91604

7.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -3 ELEVATION
,2 II 2025 2021 TMA4
A203.2 mfYl
nrc hif eciure
-84-

��OWEST ELEVATION
SCALE. 302' a 1'-0'
A
MUM

OU NN EDWARDS
NNE, PKAN Fen .O1 DAB
E.Runne
B
HUNT

DLINN UNARM
Snot' Sup Ban MGR 4
SuPN.na
PAM

DUNN FEMME'S
SAO SEN. DE EMS
EaKc1Ae-MAIN
03 COMPOSITE SONG
ARASTMbPTNA
Weatheed Tent
1 10
OUTDOORWALLSCOMp RILING LICIT FIXTURE
VwSCANnIoNPAN 2 LOA tan tine Also l 2n Moe LID
&ack.2520 Model NM 20211 Ruth Mount
Malls Slack -Model 1000,1 NS
11 FINISH KEYNOTES

PLASTER

OCEMENT

MANUFACTURER MGTYAND STUCCO

FINISH SMOOTH STEEL TROWEL
BASF,
eCONCRETE
WING

OCOMPOSITE
MNAIFACIURER AZEK-TIMBER 1EON

FINISH WEATHERED TEAM
SIpNQ

OCOPOSITE
MANUFACTURER AIER-TwBER TECH

FINISH COASTLINE

OSTOREFRONT

MANUFACTURER MYMEER ASIVG FINISH TIARA BRONZE

STOREFRONT GLASS
MANUFACTURE VITRO GLASS,. CLEAR FLOAT GLASS

METAL CANOPY

MANUFACTURER MAPES LIMISWOE CANOPY

PAINTED MACK

STEEL TRELLIS
EL

MA RARER ST URDESIGN

O PAINTED BLACK
CAP

OPARAPET
MODEL DURO LAST A211D

BY DUROLAST

SCREEN TRELLIS
OGREEN

MANUFACTURER TOUNNESOL

PAINTED BLACK

VWL SCONCE
OOU140OR
MANUFACTURER VISUAL COMFORT, POHL 2 LIGHT 19. TALL
MODEL 4 2112 02-12 COLOR BLACK2520

CELL LNG LIGHT FIXTURE

OOUTDOOR

MANUFACTURER DIRE ALGAR IT WIDE LED FLUSH MOUNT
MODEL ICON 12 NB, COLORMATTE &ACK

CLADDNKJ
OBRICK
...NI -PACT OPER BELDEN BRICK COMPANY

STYLE MOOIRM
SIZE 1 -EAT X 1.5C X 2.LU4

COLOR SMOKER' GRAY VELOUR

PAINT COLORS
CON

COLOR OET EAR WRITE PICKET FENCE
e BY DUNN EDWARDS RDS
COLOR MGR4 SNOu St BAN
B $V DUNN EDWARDS
' 1.

COLOR. OE 6346 BLACK BEAN
eC BY MANN EDWARDS

GENERAL NOTES
A SlONAGE LACER SEPARATE PERMIT AND SMORR FOR GENERAL
REFERENCE AND COORDINATION PLMPOSED ONLY REFER 10

APPROVED NONAGE DRAWINGS BY SIGNAGE COMPANY
a CONTRACTOR TO SUPPLY REWIRED POWER AND CONNECTION TO
ALL SIGNME COORDINATE AnH SSGAUCA COMPANY

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City, California. 91604
T.310.491. 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PA0•3 ELEVATION
12 11 2025 2M12MAA
M �1
A203.3
Architecture
-85-

O12SOUTH ELEVATION
SCALE 3132. = 1'-0'
01 STUCCO
03 COMPOSTS ODOM
AaNibiaAN
We1NwW Teal
041

COMPOSITE SIDING
AML Iiintst•Tec
CDR M*
10 OITB00R MALL SCONCB CEILING LISITT FIXTURE BMOC CLADDING Visual Comfort Pohl 2 L19M 191n 2 -UM AIMM I21n *Me LED SIGN, BnO Company BMA -2520 Model B03I 70212 RANI Mown Modular 35/rZ 7.7YB'K IAN' Mane BU[L Model IOOAII MB Sin., Goy *bur
11 FINISH KEYNOTES
eWM FACTUBTENHIGHLAND YWU1 SMOOTH STEEL

FINISH SMOOTH STEEL TROWEL
BASE

OCONCRETE
SIDING

OCOMPOSITE

MANUFACTURER AZEK-TIMBER TECH

FINISH WEATHERED TEAK
SIDB11E

OCOPOSITE

MANUFACTURER AUKTIMBERTECH

FWSH COASTLINE

OSTOREFRONT
MAN*ACTURER KAIA9EER e51VG FINISH DARK BRONZE
§TOREFRONT OLASS

MANUFACTURE VITRO GLASS I' CLEAR FLOAT GLASS
CANOPY
OMETAL.

MANUFACTURER MAPES LIINISHAOE CANOPY

PANTED BLACK
§TEEL TRELLIS

MANUFACTURER STUROESIGN

PANTED BLACK
CM

OPARAPET
MODEL DURO LAST 011D

BY DURO-LAST

SCREEN TRELLIS
OGREEN

MANUFACTURER TOURNESOL

PANTED BLACK

WALL SCONCE

OOUTDOOR
MANUFACTURER VISUAL COMFORT, POHL 2 LIGHT Ir TALL
MODEL 01311702_I2. COLOR BLACK -25T9

OUTDOOR CEILING LIGHT FIXTURE
MANUFACTURER Z-UTE KGAR la- WIDE LED FLUSH MOUNT
MODEL 10C0f12-MB COLOR MATTE BLACK

CULPOSO
ePICK

MANUFACTURER BELDEN BRICK COMPANY

STYLE MODUIM
SIZE 0.5TK 7AT KVV1N'

COLOR ROONEY GRAY VELOUR

PAINT COLORS
0 PAINT
COLOR OET ea FORTE PICKET FENCE

BY DUNN EDMUROS
ePAINT
COLOR UFO0. 41 SHOO SUOI BM

BY DOW EDWMDS

DOLOR OE BYO MAO, BEAN
eCP

BY DUNN EDWARDS

GENERAL NOTES
A SIGNAGE UNDER SEPARATE PERMIT ANORROW% FOR GENERAL

REFERENCE AND LOLRDINATION PURPOSED ONLY REFER TO
APPROVED SIGFMOL ONAMANGS BY SIGNA3E COMPANY

B CONTRACTOR TO SUPPLY REOURED POWER MO CONNECTION TO
All SIGNAGE COORDNATE MATN SIGNA2E COMPANY

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, 0139
Studio City, California, 91604
T.310.491. 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -3 ELEVATION
12112025 Tr17MMU
m m
A203.4 nrchltecture
-86-

O3 EAST ELEVATION
i SCALE , B• • I' -O
•
+*
DEWS% BRAY PEARL

BY DUNN EDWARDS
roam wool. 415Ea mood.

OE671 BOAT ANCHOR

BY O M R EDWARDS
DE5364 CAVERNOUS

BY DUNN EDWARDS
cao4 H

00.41 WAX M0106
e. KAYARY

SMRSIR NAY
=OR O.K.,
r rB61.148COATiS COA11.5S CONCEPTS
a CALORY
BY COL 00.400 WHOA SYSTEM
-' ■1C
=OR TO MATCH WARM

VMS SCONCE
VNY a7 ROHRI2W'2
MY.IVN 3 lsed
ING33610410N 13
o
SW835S TRICORN MAO(

BY SHERWIN VAIN VMS
C0N•Olnle swat
X. rat, •uORx130.

S15RS1 TRICORN BLACK
BY SHERLMN MILurAS
ruuAl CYP
0110
cm. PAWED
Yr 065.454 cwilvExoug

0.40,111 0-

FINISH KEYNOTES

PLASTER

OCEMENT
MANUFACTURER. HIGHLAND STUCCO

FINISH SMOOTH STEEL TROWEL

STOREFRONT
MANUFACTURER KAWNEER X5IVG

FINISH DARK BRONZE

STOREFRONT GLASS

MANUFACTURE VITRO GLASS I'

CLEAR FLOAT GLASS
GLASS

OSPANDREL
MANUFACTURER GLASS COATINGS 6
CONCEPTS. LLC
FINISH SX3527ELIOB'CHARCOAL'

META CANOPY

MANUFACTURER MAPES LUMISHADE CANOPY

FINISH PANTED

WALL SCONCE
MANUFACTURER. VISUAL COMFORT
MODEL POHL 2 LIGHT, 19' TAU.

COLOR BLACK -2570
MODEL 8831702.12

WALL PANELS

OARCHITECTURAL

MANUFACTURER AZEK-TIMBER TECH

FINNISH COASTLINE
CAP

OPARAPET
MODEL DURO LAST 63110

BY DURO-LAST

OBOLLARDS

PAINT COLORS
CT
A ANT
CAN DEC795 GRAY PEARL
BY. DUNN EDWARDS
eNTB CA
COLOR DE8377 BOAT ANCHOR

BY DUNN EDWARDS
eC CAM
COLOR DE 6364 CAVERNOUS

BY DUNN EDWARDS
PAINT
COLOR SW 6258 TRICORN BLACK

D BY SHERWIN WILLIAMS
e PAINT
COLOR SW 7055 EDURING BRONZE

BY SHERWIN WILLIAMS

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City, Calrfomia, 91604
T.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -4 ELEVATION
12112025 20211MLM
A204.1 m mn
(arClllf@CfUr@
-87-

O14 NORTH ELEVATION
SCALE Ira., -0'
DEC7%GRAY PEARL

BY DUNN EDWARDS
CUR., ,MTINI
BEOBernon

COLON OMR BRONZE
MOOEl INVO
KAHNCE
WARM. MAY

COLOR CMNICOY

BY GLASS COATINGS A CONCEPTS
CANOPY

BY COLORADO CANOPY SYS LEN
AMEXWC
COLOR IOW 0. 1CN 91M25e
OE 65)7 BOAT ANCHOR
by DUNN EDWARDS
DE630L CAVERNOUS

BY DUNN EDYMROS

5.8258 TRICORN BLACK

BY SHERWIN WILLIAMS
051 06

WALL SCONCE
been pe
Mr! 2570 MON BN u 110 IIn
SY.tlS8 TRICORN BLACK

BY SHERVAN WILLIAMS
YODEL IN.I.V.11,
CM. .IfIlt0 WIC.

MAO LA.

FINISH KEYNOTES

PLASTER

OCEMENT

MANUFACTURER HIGHLAND STUCCO

FINISH SMOOTH STEEL TROWEL

STOREFRONT
MANUFACTURER' KAWNEER 451VG

FINISH DARK BRONZE

STOREFRONT GLASS

MANUFACTURE VITRO GLASS V

CLEAR FLOAT GLASS
GLASS

OSPANDREL
MANUFACTURER: C A85 COATINGS a.

CONCEPTS. LLC
FINISH SK3527EB08 -CHARCOAL.

METAL CANOPY
MANUFACTURER. MAPES LUMISHADE CANOPY

FINISH PAINTED

WALL SCONCE

MANUFACTURER VISUAL COMFORT
MODEL POHL 2 LIGHT. 19" TALL
COLOR BLACK -2570
MODEL 8831702-12

ARCHITECTURAL WALL PANELS

MANUFACTURER AZEK-TIMBER TECH

FINIISH COASTLINE
CAP

OPARAPET
MODEL DURO LAST 83110

BV DURO-LAST

OBOLLARDS

PAINT COLORS
COLOR DEC795 GRAY PEARL
e PAINT

BY' DUNN EOWARDS
COLOR. DE6377 BOAT ANCHOR
e PAINT

B BY DUNN EDWARDS
PAINT
COLOR DE 636. CAVERNOUS

C BV DUNN EDWARDS
I
CPANT
OLOR SW 8258 TRICORN BLACK

D BV SHERWIN WILLIAMS
PAINT
COLOR SW 7055 EDURING BRONZE

E BY SHERWIN WILLIAMS

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, N139
Studio City, California. 91604
T310_491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -4 ELEVATION
12 17 2025 2021780m
M m A204.2
architecture
-88-

15OWEST ELEVATION
SCALE: ,A7•. v.o•
comma 45.4. out
IMMOIESE. CRAM
BY OLA56 COAT MOS 1 CONCH76
NBROWS
MODEL 451 TVO
DEC7%GRAY PEARL

BY OMN EDWARDS
DEW" BOAT ANCHOR DEAl6S CAVERNOUS
BY DUNN EDVAWDB BY DUNN EINAR.

SVa250 TRCORN BLACK

BY SOO RYAN VA, LIMAS
SV..25I TRICORN BIALK
By SHERV.IN VALLLAl1S
® ® ® 07

1.NONI. P IMAM
C05. COOSA. NOM 050.0.41 al*
e. Ono Iv... COLON IIMOSO MEW.

WOOIINOWT�M
MI. CANOPY

NY COLORADO CANOPY SYSTEM

AVMVE NG
COLON 70.T. 555620
4YML BCON.1
VV. Canter Pall U.,.6
046JAM LAAL NMI 20212
El

FINISH KEYNOTES

CEMENT PLASTER
MANUFACTURER: HIGHLAND STUCCO

FINISH SMOOTH STEEL TROWEL

STOREFRONT
MANUFACTURER KAVNEER 151VG

FINISH DARK BRONZE

STOREFRONT GI ASS
MANUFACTURE. VITRO GLASS 1"

CLEAR FLOAT GLASS
GLASS

OSPANDREL
MANUFACTURER. GLASS COATINGS &
CONCEPTS. LLC
FINISH SX3527E80B 'CHARCOAL"

METAL CANOPY
MANUFACTURER'. MAPES LUMISHADE CANOPY

FINISH PAINTED
SCONCE
OWALL

MANUFACTURER VISUAL COMFORT
MODEL POHL 2 LIGHT. 19" TALL
COLOR BLACK -2570
MODEL 8831702.12

ARCHITECTURAL WALL PANELS
MANUFACTURER. AZEK-TIMBER TECH

FINIISI/ COASTLINE
CAP

OPARAPET
MODEL DURO LAST 63110

BY DURO-LAST

OBOLLARDS

PAINT COLORS
vNNT
COLOR DEC795 GRAY PEARL
A BV

B DUNN EDWARDS
PLANT
COLOR DE6377 BOAT ANCHOR

BY DUNN EDWARDS
PLANT
COLOR DE 6384 CAVERNOUS

C BY DUNN EDWARDS
PAINT
COLOR SW 6258 TRICORN BLACK
D BY. SHERWIN WILLIAMS
PLANT
COLOR. SW 7055 EDURING BRONZE

L BY SHERWIN WILLIAMS

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City, California, 91604
T.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -4 ELEVATION
17„2025 20217MAM
A204.3 m ifl ectul e
-89-

SIA0o114 STEEL .40.41
.11•40
O

SOUTH ELEVATION
NrRIF 118 -1 0

REUSS GRAY PEARL

BY DUNN EDYARDS
DEB1IY BOA1 INCHON
BY DUNK EONAFD9

LIESSN CAVERNOUS

SY DUNN EDNARDB
02 SIONSFRONT

COLOR SARA BRONZE
S0SO AD VO
et EVN.N YR
VA.. OLY.

COLOR CNANCGN
BY GLASS COATINGS S CONCEPt.

N UN. CANOPY

N COLORADO CANOPY MOEN

AANEA NC
COLOR TOY TON MN.

SV.E2Se TRICORN BLACK SWUM TRICORN BLACK

OY ENE RYAN YALLANS BY SHEINMN VALLIAMS
OS Lg

MD NONCE ESA

IAAR-AOMN
Youe CANNA INN �,.,51R Mo., al; @ ;3 . ANA iN.E�Ea CAM., PAINIFO TO WO.

FINISH KEYNOTES

PLASTER

OCEMENT

MANUFACTURER HIGHLAND STUCCO

FINISH SMOOTH STEEL TROWEL

STOREFRONT
MANUFACTURER KAWNEER 451VG

FINISH DARK BRONZE

STOREFRONT GLASS
MANUFACTURE VITRO GLASS 1'

CLEAR FLOAT GLASS
GLASS

OSPANDREL

MANUFACTURER GLASS COATINGS B
CONCEPTS. LLC
FINISH SXi527E808'CHARCOAL'
CANOPY
OMETAL

MANUFACTURER MAPES LLIMISHADE CANOPY
FINISH. PAINTED
SCONCE
OWALL

MANUFACTURER VISUAL COMFORT
MODEL POHL 2 LIGHT. 19' TALL
COLOR. BLACK -2570
MODEL 8831702-12

ARCHITECTURAL WALL PANELS
MANUFACTURER: AZEA. TIMBER TECH

FINIISH COASTLINE

PARAPET CAP
MODEL DURO LAST 13110

BY DURO-LAST

OBOLLARDS

PAINT COLORS
ePLANT
COLOR DEC795 GRAY PEARL

BY DUNN EDWARDS
PAINT
COLOR DE8377 BOAT ANCHOR
e8 BY DUNN EDWARDS
PAINT
COLOR DE 838E CAVERNOUS

C BY DUNN EDWARDS
PAINT
COLOR. SW 8258 TRICORN BLACK
D BY

E SHERWIN WILLIAMS
PAINT
COLOR SW 7055 EDURING BRONZE

BY SHERWIN WILLIAMS

CONCEPTUAL SUBJECT TO GRANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City, Caltfomia, 91604

7.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
PAD -4 ELEVATION
,2 ,12025 ffi17MLN
A204.4 m itl ectu' e
-90-

LIVII
VI fA;(IA4iLD BAN
O7 SOUTH ELEVATION
1 SCALE ,176'=,'-0'
106'0"
[MU_
MVI fA50.14 Q BAA WILM KM
O18 NORTH ELEVATION
SCALE l/,r=r-0'
tiVil
MVIfAS_On 01, i'.4
O19 WEST ELEVATION
SCALE lll6 1 -O
P
106'-r
n�vll I
rvi ,tint l,a
20OEAST ELEVATION
SCALE ,ne

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City, California 91604
T.310.491. 5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706

FUEL CANOPY ELEVATION
,2 ,1 2(125 202171AIAA m m fl
A205
Architecture
-91-

no. at Poets
MOM MO NOLO CwttnM
COOP,mum it .. w•w.am..MY.

OP WO Ofinil
Min 10n. MO POMP✓MOP OIL fin POMPOM
ENLARGED TRASH ENCL. ROOF PLAN
2 TRASH ENCL EXTERIOR ELEVATIONS
I or
Mural. COMM m
P.O.O. OA. mate MLOOP pat
MI MO Op.
.. W .,, MOP OR.D TO nwII
AMMO. Ply NM I'M
.• QOM m "WM..a.
1uolem .•Nw Au AMMO 11,
R wNIAWI N.
00•04•10 NOM COMM. ralli9
M.

LIM OP MO
COO 10.1
Ie 11O9 1..

POEM. CPC
O0301.4 INN TM
WII. Cow PoW
MpolloOPOM OM OK SRO
MOUND 2•LO MOP UT •10311. MCA
110.0 MVO. 10 MIIM OPOSIOG
TRASH ENCL. EXTERIOR ELEVATIONS
mmn
farchitecture
120W Wm Mw Ab•wt.CA91016
•IgRCl fO.

DGSG In.awvyn11.oprr, LLC
TM WPM UM. 101LIMO11110
MAW
n m.CMPOM,.IM
ryl y.yCPI .2.1•

2.010$20
MASH 01C1.0$225 1

KEY MAP
-IbF9/T 12.$21
Bellflower
Convenience Center
17617 -17639 Bellflower Boulevard
Bellflower, CA 90706
GSM / Rumors
No DAR Ix YN..KJM
I 0112022 0Ne01•Yw1.Ivtw •CIO
2 1212]023 wNe10•H6M1•I0IW ICU,
MOO 0.40. WttIllORMEIONIMMIEVIEMONIAllOZ.O.
10t2.mEl 202172.1
DRAWN A. O CN*QID w G1
DAR. 12 OD 205
SPIRT 0ESCNA Kv.

PROPOSED

TRASH ENCLOSURE

AND DETAILS
v.:Ir..UB..

A300
-92-

FIBER CEMENT BOARD
MANUFACTURER. NICHIHA
PROFILE: ILLUMIINIATION
COLOR: BLDG DB BLUE

STUCCO SYSTEM
MANUFACTURER: DRYVIT
PROFILE: CCP-2 SYSTEM,

SANDPEBBLE FINE E FINISH
COLOR: PAINTED,
DUNN EDWARDS - MINERS DUST (DEC786)

BRICK VENEER & SILL
MANUFACTURER. BELDEN BRICK COMPANY
PROFILE: MODULAR / FLAT BACK
COLOR: SMOKEY GRAY VELOUR

FIBER CEMENT SIDING
MANUFACTURER: NICHIHA
PROFILE: VINTAGE WOOD
AWP 1818 W/ FACTORY

PANEL CORNERS
COLOR: CEDAR

WINDOW SYSTEM
MANUFACTURER: KAWNEER OR

SIMILAR
PROFILE: CLEAR ANODIZED ALUM.

FINISH: CLEAR NO 14 / 17

AWNINGS & DOORS - PAINT
MANUFACTURER: SHERWIN -

WILLIAMS
COLOR: BLDG DB GRAY DARK

ROOFING MATERIAL
MANUFACTURER: DURO-LAST
DL -60 - 60 MIL
COLOR: WHITE
PAD - 1 (DUTCH BROS)

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City, California, 91604
T.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower. California 90706

COLOR & MATERIALS
12 12202S 202,7~
CM -01 mmn
architecture
-93-

WAINSCOT
BK
01 METALS & WOODS
PT
2 PC
01 WD
01 MODULAR 5/8 FLAT BACK BY BELDEN BRICK COMPANY, COLOR: SMOKEY

GRAY VELOUR
COPING PAINTED DUNN EDWARDS - "JET" DE6378
MAIZE YELLOW RAL1006 (TIGERDRYLAC)

AZEK TIMBERTECH, CLOSED JOINT CLADDING -
COLOR: WEATHERED TEAK
PAD - 2 (HABIT)
C0NCEP-r UA1 SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City, California, 91604
7310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706

COLOR & MATERIALS
12122@5 202171.11.511
CM -02 m��
f�rchitecture
-94-

01 STLKCO
PAINT

DUNN EDWARDS
White Picket Fence DET 648
Exquisite
PAINT

DUNN EDWARDS
Shou Sugi Ban DEGR 48
Suprema

COMPOSITE SIDING
AzekTimberTech
Weathered Teak

STEEL TRELLIS
Painted

METAL COPING
Painted

FRAMED GREEN SCREEN
Painted Metal

DUNN EDWARDS
Black Bean DE 6385
Exquisite -Matte

COMPOSITE SIDING
AzekTimberTech
Coastline
1 10

OUTDOOR WALL SCONCE
Visual Comfort Pohl 2 Light 19in
Black -2570 Model 8831702-12

STOREFRONT SYSTEM

ALUMINUM

DARK BRONZE
P!!!4
11 CEILING LIGHT FIXTURE
Z -Lice Algar 12in wide LED
Flush Mount
Matte Black -Model 1006f12 -MB

METAL CANOPY

ALUMINUM

ALUMA SHIELD

BRICK CLADDING
Beldeb Brick Company
Modular 3-5/8- x 7-7/8' x 2-1/4"
Smokey Gray Velour
PAD -3

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard, #139
Studio City, Califomia, 91604
T.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706
COLOR 6 MATERIALS
12 12 2025 20217M4n
CM -03
mmn
(architecture
-95-

LA
PAINT
DEC795 GRAY PEARL
BY. DUNN EDWARDS
L01_

CEMENT PLASTER

HIGHLAND STUCCO

FINISH SMOOTH STEEL TROWEL
B
PAINT
DE6377 BOAT ANCHOR
BY. DUNN EDWARDS
02 03
04 STOREFRONT
COLOR: DARK BRONZE
MODEL 451T VG
BY: KAWNEER
06 COMPOSITE SIDING

COLOR COASTLINE

BY AZEK TIMBERTECH
C
PAINT
DE6364 CAVERNOUS
BY: DUNN EDWARDS

SPANDREL GLASS
COLOR: CHARCOAL
BY: GLASS COATINGS & CONCEPTS.
07 PARAPET CAP
MODEL DURO-LAST 03110

COLOR PAINTED TO MATCH
DE6364 CARVENOUS

BY DURO-LAST
08 BOLLARD
DJ
PAINT
SW6258 TRICORN BLACK

BY' SHERWIN WILLIAMS
[J
PAINT
SW6258 TRICORN BLACK

BY SHERWIN WILLIAMS

METAL CANOPY
BY: COLORADO CANOPY SYSTEM
AWNEX INC.

COLOR TO MATCH SW6258
05 WALL SCONCE
Visual Comfort Pohl 2 Light 19in
Black -2570 Model 8831702-12
PAD - 4 (7 -ELEVEN)

CONCEPTUAL SUBJECT TO CHANGE
DGSD Investment Properties, LLC.
3940 Laurel Canyon Boulevard. #139
Studio City, Califomia, 91604

7.310.491.5925

BELLFLOWER CONVENIENCE CENTER
SWC of Bellflower & Ramona
Bellflower, California 90706

COLOR & MATERIALS
12 12 2025 20217M.M M M
CM -04 I(�rclhiitectul
-96-

CN-C OF BELLFI W��
staff,
�k�w�NCTOGV1. ¢ 12-
epo r t 12-B
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Jim Dellalonga, Director of Economic Development
SUBJECT: Consideration and possible action to conduct a public hearing to receive comments on the Fiscal Year 2026-2027 Annual Action Plan (AAP) and adopt Resolution No. 26-15 — A Resolution approving the Fiscal Year 2026-2027 Annual Action Plan (AAP); authorizing the City Manager to submit the AAP to the U.S. Department of Housing and Urban Development (HUD); and authorizing the City Manager to take all actions necessary to implement the programs identified in the AAP.

DATE: April 27, 2026

EXECUTIVE SUMMARY
Each year, the City must submit an application to U.S. Department of Housing and Urban Development ("HUD") for Community Development Block Grant ("CDBG") and HOME Investment Partnership ("HOME") entitlement funds. The Annual Action Plan ("AAP") serves as the City's application and details the proposed use of its funds within a given year. At this public hearing, staff will present the proposed Fiscal Year ("FY") 2026-2027 CDBG and HOME funding recommendations and invite public comment. All comments received will be included in the FY 2026-2027 AAP.

RECOMMENDATION TO CITY COUNCIL
1) Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 26-15 approving the Fiscal Year 2026- 2027 AAP and authorizing any necessary budgetary adjustments to the Fiscal Year 2026-2027 Operating Budget in accordance with the Fiscal Year 2026-2027 AAP; or 2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
The City will be receiving approximately $930,365 in CDBG funds and approximately $493,078 in HOME funds for FY 2026-2027. The City anticipates carryover funds of approximately $477,052 for CDBG and $2,311,359 for HOME in FY 2026-2027.

Estimated program income and reimbursed costs will add another $7,200 for CDBG and $1,000 for HOME. The total estimated funding for FY 2026-2027 is $1,414,617 for CDBG and $2,805,437 for HOME.

1 Staff Report — Public Hearing: Annual Action Plan for FY 2026-2027 April 27, 2026

DISCUSSION
Annual Action Plan
CDBG Program and Funding
Funds from the CDBG Program may be used to finance public facilities, economic development, public services, partnerships with non -profits that provide vital services, and housing improvements to improve deteriorating conditions to low -to moderate -income areas.

In FY 2026-2027, the City expects to receive approximately $930,365 in CDBG entitlement funds, $7,200 in program income from the downtown kiosk rentals and other reimbursed costs, and approximately $477,052 in carryover funds. The total estimated funding is $1,414,617.

CDBG Funding Recommendations for FY 26-27:

Program/Activity
Allocation
Program Administration
$168,073
Fair Housing Services
$18,000
Kingdom Causes Bellflower
$30,000
Bellflower Volunteer Center
$109,555
Code Enforcement
$220,000
Small Business Loan Program
$300,000
Public Facilities & Infrastructure
Improvements — Set Aside
$568,989
Total:
$1,414,617
In accordance with CDBG regulations, the City may allocate up to 20% of its funding for administrative costs associated with implementing the CDBG program. This allocation covers expenses such as in-house staff time, consultant fees, and fair housing services.

Additionally, the City can use up to 15% of the fiscal year's allocation for public services that will directly benefit low- to moderate -income individuals. The remaining 65% of funds will be dedicated to other activities, including public facilities and streets improvement or economic development activities.

The Economic Development Director ("Director") is proposing allocation of CDBG funds to the following areas: Planning and Administration ($168,073), Fair Housing Services ($18,000), and two public services providers: Kingdom Causes Bellflower ($30,000) and the City's Volunteer Center ($109,555). The remaining funds will be designated for other activities, including Code Enforcement ($220,000), Small Business Grants ($300,000), and projects focused on Public Facilities & Infrastructure Improvements ($568,989).

HOME Program and Funding
HOME funds may be used to expand affordable housing opportunities for low- and moderate -income persons through acquisition, rehabilitation, and construction of housing, as well as the provision of first-time homebuyer loans or rental assistance. 2 Staff Report — Public Hearing: Annual Action Plan for FY 2026-2027 April 27, 2026

DISCUSSION — Continued
The FY 2026-2027 HOME entitlement allocation is expected to be $493,078. The City also conservatively estimates $1,000 in program income and $2,311,359 in carryover funds. The total estimated funding is $2,805,437.

HOME Funding Recommendation for FY 26-27:

Program/Activity
Allocation
HOME Administration
$49,308
CHDO Pro'ect
$2,506,129
Single Family Housing Rehab
$250,000
Total:
$2,805,437
Under HOME regulations, up to 10% of the annual allocation can be used for general administration. In addition, at least 15% of the annual allocation must be set aside for Community Housing Development Organization ("CHDO") activities. CHDO activities are affordable housing projects constructed by City -approved non-profit organizations and developers.

The Director is proposing to allocate HOME funds to the following areas: Planning and Administration ($49,308) and Single -Family Housing Rehab ($250,000). The remaining funds will be allocated to CHDO activities of affordable housing ($2,506,129).

On March 27, 2026, a Notice of a 30 -Day Public Comment Period and this Public Hearing was published in the Los Cerritos Community Newspaper. The FY 2026-2027 AAP was made available for public review and comment from March 27, 2026, through April 27, 2026. During this period, no comments were received.

ATTACHMENTS
Resolution No. 26-15 4
FY 2026-2027 Annual Action Plan 7
3 CITY OF BELLFLOWER
RESOLUTION NO. 26-15
A RESOLUTION APPROVING THE FISCAL YEAR 2026-2027
ANNUAL ACTION PLAN (AAP); AUTHORIZING THE
CITY MANAGER TO SUBMIT THE AAP TO THE U.S.

DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
(HUD); AND AUTHORIZING THE CITY MANAGER TO TAKE ALL

ACTIONS NECESSARY TO IMPLEMENT THE PROGRAMS

IDENTIFIED IN THE AAP
THE CITY COUNCIL RESOLVES AS FOLLOWS:

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

A. The City participates in the Department of Housing and Urban Development's ("HUD") Consolidated Plan Process and receives both Community Development Block Grant ("CDBG") and Home Investment Partnership (HOME) funds;
B. The City receives HUD funds to develop a viable urban community and expand economic opportunities;
C. Pursuant to 24 CFR Section 91.105, the City published a Notice of 30 -day public comment period, from March 27 , 2026 through April 27, 2026, and Public Hearing in the Los Cerritos Community News Newspaper which provided opportunities to receive public comments on the draft Annual Action Plan ("AAP").

SECTION 2. Approval. The City Council approved the AAP for Fiscal Year 2026-2027, attached and incorporated by reference as Attachment "A," and directs the City Manager, or designee, to make any necessary budgetary adjustments to the Fiscal year 2026-2027 Operating Budget.

SECTION 3. Authorizations. The City Manager, or designee, is authorized to take reasonable action needed to implement this Resolution, including submittal of the AAP to the appropriate HUD office on behalf of the City. The City Manager, or designee, is further authorized to promulgate and implement administrative policies and procedures needed to effectuate the AAP.

SECTION 4. Preservation. This resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

4 City of Bellflower
Resolution No. 26-15

SECTION 5. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.

SECTION 6. Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all aspects 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 were made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 8. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.

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

SECTION 9. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.

SECTION 10. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 11. The Mayor, or presiding officer, is hereby authorized to affix his signature to this Resolution signifying its adoption by the City Council of the City of Bellflower, and the City Clerk, or her duly appointed deputy, is directed to attest thereto.

SECTION 12. This Resolution will become effective immediately upon adoption. 5 City of Bellflower
Resolution No. 26-15

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER THIS 27TH DAY OF April 2026.

Sonny R. Santa Ines, Mayor
ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney
By: Solange Fortenbach, Deputy City Attorney
ATTACHMENT:

Exhibits: A — Draft Fiscal Year 2026-2027 Annual Action Plan 6 Contents
Executive Summary 2
AP -05 Executive Summary - 24 CFR 91.200(c), 91.220(b) 2 PR -05 Lead & Responsible Agencies — 91.200(b) 7
AP -10 Consultation — 91.100, 91.200(b), 91.215(1) 8
AP -12 Participation — 91.105, 91.200(c) 13
Expected Resources 15
AP -15 Expected Resources — 91.220(c)(1,2) 15
Annual Goals and Objectives 18
Projects 21
AP -35 Projects — 91.220(d) 21
AP -38 Project Summary 23
AP -50 Geographic Distribution — 91.220(f) 28
Affordable Housing 29
AP -55 Affordable Housing — 91.220(g) 29
AP -60 Public Housing -91.220(h) 30
AP -65 Homeless and Other Special Needs Activities — 91.220(i) 31 AP -75 Barriers to affordable housing — 91.220(j) 35
AP -85 Other Actions — 91.220(k) 37
Program Specific Requirements 41
Appendices
A. Standard Form SF -424, Certifications, and City Resolution — To be inserted B. CDBG Eligible Area Map
C. Public Notices and Public Comments - To be inserted
D. Local Market Survey - To be inserted
Annual Action Plan 1
OMB Control No: 2506-0117 (exp. 09/30/2021)
8 Executive Summary
AP -05 Executive Summary - 24 CFR 91.200(c), 91.220(b)
Introduction
This Annual Action Plan describes the proposed activities and use of funds under the Community Development Block Grant (CDBG) and HOME Investment Partnerships (HOME) Programs for the program year beginning July 1, 2026, through June 30, 2027. This Action Plan represents the second year of the City of Bellflower's Five -Year Consolidated Plan for Housing and Community Development (ConPlan).

The Annual Action Plan outlines how the City will allocate and administer its available federal community development resources to address the priority needs and goals identified in the Consolidated Plan, with a primary focus on benefiting low- and moderate -income households in the community.

The City of Bellflower, as an entitlement jurisdiction, expects to receive approximately $930,365 in CDBG funding and $493,078 in HOME funding for Fiscal Year (FY) 2026-2027. In addition, the City has an estimated $477,052 in unexpended CDBG funds and $7,200 in program income available for allocation, bringing the total CDBG funding available for the FY 2026-2027 Annual Action Plan to approximately $1,414,617.

Similarly, the City has an estimated $2,311,359 in unspent HOME funds and $1,000 in program income available, resulting in a total of approximately $2,805,437 in HOME funding available for programming under the FY 2026-2027 Annual Action Plan.

The City does not receive funding under the Emergency Solutions Grant (ESG) or Housing Opportunities for Persons with AIDS (HOPWA) programs.

Funding allocations for both CDBG and HOME have fluctuated in recent years, and the amount of program income received by the City varies annually depending on the timing of repayments and the completion of eligible activities.

Summarize the objectives and outcomes identified in the Plan The 2025-2029 Consolidated Plan establishes the City's priority needs, strategic goals, and programmatic objectives to be addressed over the five-year planning period. It also outlines the Annual Action Plan 2
OMB Control No: 2506-0117 (exp. 09/30/2021)
9 framework for planning, implementation, and administration of federally funded housing and community development programs.

A summary of the adopted priorities, objectives, and anticipated outcomes is provided in the Objectives and Outcomes Table included in this Action Plan.

Annual Action Plan 3
OMB Control No: 2506-0117 (exp. 09/30/2021)
10 Goal Nam •
Start
Year
Ye•
ategory
Geographic
Area
Needs
Addressee
unding
Goal Outcome
Indicator
1 Improve and
Conserve
Existing
Affordable
Housing
2025
2029
Affordable
Housing
Citywide
Preserve the
supply of
affordable
housing
HOME:
$1,250,000
Homeowner Housing
Rehabilitated:
50 Households
Housing Units
2 Development
of Affordable
Housing
2025
2029
Affordable
Housing
Citywide
Development
of Affordable
Housing
HOME:
$1,118,898
Other: 1 Affordable
Housing Project
3 Planning &
Administration
2025
2029
Other
N/A
Planning &
Administration
HOME:
$194,955
CDBG:
$853,279
Other: 1
4 Fair Housing
2025
2029
Housing
Discrimination
Citywide
Addressing
Housing
Discrimination
CDBG:
$90,000
Other: 875 Persons
Assisted
5 Public Services
2025
2029
Public
Services
Citywide
Public Services
CDBG:
$707,460
Public Service Activities
Other than
Low/Moderate Income
Housing Benefit:
6,325 Persons Assisted
6 Economic
Development
2025
2029
Non -Housing
Community
Development
CDBG
Census
Tracts
Economic
Development
Activities
CDBG:
$600,000
Business Assisted: 12
7 Neighborhood
Preservations
2025
2029
Non -Housing
Community
Development
Neighborhood
Preservation
CDBG
Census
Tracts
Neighborhood
Preservation
CDBG:
$2,093,630
Housing Code
Enforcement/Foreclosed
Property Care:
5,000
Households/Housing
Units
8 Public
Facilities &
Infrastructure
Improvements
2025
2029
Non -Housing
Community
Development
CDBG
Census
Tracts
Public
Facilities &
Infrastructure
CDBG:
$372,026
Other: 1
Annual Action Plan
4 OMB Control No: 2506-0117 (exp. 09/30/2021)
11 Evaluation of past performance
During FY 2024-2025, the City of Bellflower utilized funds from the HOME Investment Partnerships Program to provide housing rehabilitation assistance to twelve (12) households. The City also used funding from the Community Development Block Grant Program to support public service activities that assisted more than 1,357 residents during the program year.

In addition, the City allocated HOME funds to support program administration in accordance with program requirements. CDBG funds were also used to support code enforcement activities, fair housing services, program administration, and other eligible public service programs aimed at benefiting low- and moderate -income residents.

The City reviewed prior year accomplishments and program performance when developing funding priorities for the upcoming program year. Past performance, community needs, and alignment with Consolidated Plan goals were considered in selecting activities included in this Annual Action Plan.

Summary of Citizen Participation Process and consultation process For the development of the FY 2026-2027 Annual Action Plan, the planning and citizen participation process commenced on January 23, 2026, with the publication of a Notice of Funding Availability (NOFA). The application materials for the Community Development Block Grant Program (CDBG), along with the NOFA, were made publicly available on the same date.

A Public Service Technical Assistance and Community Workshop was held on February 4, 2026, to provide community -based organizations with information regarding federal funding requirements, eligibility criteria, and the application process. The deadline for submission of applications and completion of the community survey was February 12, 2026.

The City received a total of four (4) applications, consisting of two (2) public service proposals, one (1) neighborhood preservation activity, and one (1) Fair Housing Services program. Due to limited federal funding, staff recommends awarding funds to eligible local nonprofit organizations and City -administered programs that primarily benefit low- and moderate -income residents and are consistent with the priorities identified in the HUD Consolidated Plan.

The Citizen Participation Plan included the following:
• 30 -day Public Comment Period: March 27, 2026 - April 27, 2026 • City Council Public Hearing: Monday, April 27, 2026
Annual Action Plan 5
OMB Control No: 2506-0117 (exp. 09/30/2021)
12 Summary of public comments
TBD
Summary of comments or views not accepted and the reasons for not accepting them TBD
Summary
N/A
Annual Action Plan 6
OMB Control No: 2506-0117 (exp. 09/30/2021)
13 PR -05 Lead & Responsible Agencies — 91.200(b)
Agency/entity responsible for preparing/administering the Consolidated Plan The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for the administration of each grant program and funding source.

Agency Role
Department/Agenc
CDBG Administrator
Bellflower
Economic Development Department
HOME Administrator
Bellflower
Economic Development Department
Table 2 — Responsible Agencies
Narrative
The City of Bellflower (City) is the Lead Agency for the CDBG and HOME entitlement programs. The City's Economic Development Department is responsible for the preparation and administration of the Five -Year Consolidated Plan, Annual Action Plan, Consolidated Annual Performance Evaluation Report (CAPER), and all other related reports.

Consolidated Plan Public Contact Information
Jim DellaLonga
Director of Economic Development
16600 Civic Center Drive, Bellflower, CA 90706
(562) 804-1424 ext. 2224
'[email protected]
Karla Pineda
Senior Project Manager— Housing & Real Property City of Bellflower— Economic Development 16600 Civic Center Drive, Bellflower, CA 90706
(562) 804-1424 ext. 2013
[email protected]
Annual Action Plan 7
OMB Control No: 2506-0117 (exp. 09/30/2021)
14 AP -10 Consultation — 91.100, 91.200(b), 91.215(1)
Introduction
As required by the U.S. Department of Housing and Urban Development, nonprofit organizations and community residents were provided an opportunity to review and comment on the draft FY 2026-2027 Annual Action Plan.

Residents were encouraged to participate in a public hearing held on April 27, 2026. The draft Annual Action Plan was made available for public review and comment for a minimum 30 -day period, from March 27, 2026, through April 27, 2026. Copies of the draft Annual Action Plan were made available to the public on the City's website.

Provide a concise summary of the jurisdiction's activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(I))
City staff coordinates and consults with various public entities to enhance coordination between public and assisted housing providers and governmental health, mental health, and social service agencies. These entities included the Housing Authority of the County of Los Angeles, the Los Angeles County Department of Public Health, which oversees the Childhood Lead -Based Paint Poisoning Prevention Program and the Division of HIV/STD Programs, and the Los Angeles Homeless Services Authority.

The City also promotes coordination by inviting applications from a variety of service providers, including housing, health, and mental health organizations. Continued coordination among these entities is anticipated for future planning efforts as well as for the implementation of projects and programs funded through federal resources.

Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness.

The City of Bellflower is part of the Los Angeles Homeless Services Authority's (LAHSA) Continuum of Care in Service Planning Area (SPA) 7. Established in December 1993 by the Los Angeles County Board of Supervisors and the Los Angeles Mayor and City Council, LAHSA operates as an independent joint powers authority. It serves as the lead agency in the Los Angeles Continuum of Care, which coordinates housing and services for homeless families and individuals throughout Los Angeles County.

Annual Action Plan 8
OMB Control No: 2506-0117 (exp. 09/30/2021)
15 The City of Bellflower works closely with LAHSA to deliver homeless services and participates in the annual LAHSA Homeless Count. Involvement in these events allows city staff to gain valuable insights into the needs of the homeless population and the services required. Data from the homeless count helps identify the specific needs for homeless services within the City.

In collaboration with the Continuum of Care, the City aims to address the needs of homeless individuals, focusing particularly on chronically homeless individuals and families, families with children, veterans, unaccompanied youth, and those at risk of homelessness. This effort includes reviewing data provided by LAHSA and consulting with local service providers, such as People Assisting the Homeless (PATH) and Kingdom Causes. The City partners with LAHSA and these local providers to assess the available resources needed to support chronically homeless individuals in Bellflower.

Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards for and evaluate outcomes of projects and activities assisted by ESG funds, and develop funding, policies and procedures for the operation and administration of HMIS The City does not receive or allocate Emergency Solutions Grant (ESG) funds. The City collaborates with local service providers and will generally fund agencies based in Bellflower as well as in the neighboring communities to meet the needs of the homeless and provide regional coverage. The City also continues its collaboration with LAHSA and local providers to support this population segment.

Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdiction's consultations with housing, social service agencies and other entities See table below
Annual Action Plan 9
OMB Control No: 2506-0117 (exp. 09/30/2021)
16 Agency/Group/Organiz
ation
Agency/Group/Orga
nization Type
What section of the Plan
was addressed by
Consultation?
How was the Agency/Group/Organization consulted an
what are the anticipated outcomes of the consultation or areas for improved coordination?
Fair Housing Foundation
Services -Fair
Housing
•
Fair Housing
Organization was contacted to provide input on fair housing issues, landlord/tenant complaints, fair housing needs and priorities.

Los Angeles Homeless
Services — Homeless
•
Homeless Needs
Input was gathered through email, websites, and published Services Authority
•
Homeless Strategy
reports. Data on the homeless count, strategies, and
(LAHSA)
•
Continuum of Care
ongoing coordination were used to inform city efforts in addressing homelessness.

Los Angeles County
Services- Persons
•
Data on PLWA
Review of published report from their website were used Department of Public
with HIV/AIDS
•
Lead Based Paint
for information related to people living with HIV/AIDS and Health
Strategy
lead based health information
Services- Childhood
Lead Based Paint
Poisoning
Gateway Cities Council
Council of
•
Comprehensive
Input was gathered through email, websites, and published of Governments
Governments
Economic Development
reports.

Strategy (CEDS)
Annual Action Plan
OMB Control No: 2506-0117 (exp. 09/30/2021)
10 17

People Assisting the
Homeless (PATH)
Homeless Services
•
•
•
•
•
•
Homelessness Strategy
Homeless Needs -
Chronically homeless
Homeless Needs -
Families with children
Homelessness Needs —
Veterans
Homelessness Needs -
Unaccompanied youth
Non -Homeless Special
Input was gathered through email, websites, and published reports.

Needs
Los Angeles County
Other Government
•
Homelessness Strategy
Input was gathered through email, websites, and published Development Authority
County
Homeless
reports.
(LACDA)
•
Needs - Chronically
homeless
•
Homeless Needs -
Families with children
•
Homelessness Needs —
Veterans
•
Homelessness Needs -
Unaccompanied youth
•
Non -Homeless Special
Needs
Kingdom Causes
Services —
•
Employment
Input was gathered through survey, email, websites, and Employment
opportunities
published reports.

Table 3 — Agencies, groups, organizations who participated Identify any Agency Types not consulted and provide rationale for not consulting No agency type was excluded from providing input.

Annual Action Plan
OMB Control No: 2506-0117 (exp. 09/30/2021)
11 18

Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Pla
Lead Organization
How do the goals of your Strategic Plan overlap with the goals .
..7
Los Angeles Continuum of Care
Los Angeles Homeless Services
Authority (LAHSA)
The Continuum of Care identifies funding and activities assisting LA County's homeless.

The City's homeless goals and strategy support those of the Continuum of Care.
2021-2029 Housing Element of
the General Plan
City of Bellflower
The Strategic Plan goals are based in part on those included in the 2021-2029 Housing Element.

Temporary Shelter Services
(TSS) Plan
City of Bellflower
Homeless goals and strategies incorporate the TSS
Los Angeles City and County of
Coc for Service Planning Area 7
(SPA)
Los Angeles City and County of
Coc for Service Planning Area 7
(SPA)
The Housing Inventory Count Reports provide a snapshot of a CoC's HIC and the PIT Count is a survey that provides a snapshot of the homeless population.

Bureau of Labor Statistics
Bureau of Labor Statistics
The data collected was used to analyze the economic conditions.

Table 4 — Other local / regional / federal planning efforts Narrative (optional)
N/A
Annual Action Plan 12
OMB Control No: 2506-0117 (exp. 09/30/2021)
19 AP -12 Participation — 91.105, 91.200(c)
Summary of citizen participation process/Efforts made to broaden citizen participation.

Summarize citizen participation process and how it impacted goal -setting.

The planning and citizen participation activities for the FY 2026-2027 program year (July 1, 2026 — June 30, 2027) began on January 22, 2026, with the publication of a Notice of Funding Availability (NOFA). Applications for the Community Development Block Grant Program (CDBG) Public Service Program were also made available on January 22, 2026.

A technical assistance workshop and community meeting were held on February 4, 2026, to provide information regarding anticipated federal funding resources and eligible uses.

The HUD Annual Action Plan was made available for a 30 -day public comment period from March 27, 2026, through April 27, 2026. The draft Annual Action Plan was made available for public review on the City's website.

A public hearing will be held on April 27, 2026, to receive citizen comments regarding community needs and proposed funding recommendations.

FY 2026-2027 Annual Action Plan 13
OMB Control No: 2506-0117 (exp. 09/30/2021)
20 Citizen Participation Outreach
Sort Or
der
Mode of Ou '
each
rget of Outr
each
Summary of
response/atten
dance
Summary of
comments rec
eived
Summary of com
ments not
accepted
1 Public Hearing
Minorities
Non-
targeted/broad
community
Residents of
Assisted
Housing
Applicant
Organizations
TBD
TBD
TBD
2 Public
Comment
Period
Non English
Speaking -
Specify
other
language:

Spanish
Non-
targeted/broad
community
Residents of
Assisted Housing
TBD
TBD
TBD
Table 5 — Citizen Participation Outreach
FY 2026-2027 Annual Action Plan 14
OMB Control No: 2506-0117 (exp. 09/30/2021)
21 Expected Resources
AP -15 Expected Resources — 91.220(c)(1,2)
Introduction
The City of Bellflower, as an entitlement jurisdiction, expects to receive approximately $930,365 in CDBG funding and $493,078 in HOME funding for Fiscal Year (FY) 2026-2027. In addition, the City has an estimated $477,052 in unexpended CDBG funds and $7,200 in program income available for allocation, bringing the total CDBG funding available for the FY 2026-2027 Annual Action Plan to approximately $1,414,617.

Similarly, the City has an estimated $2,311,359 in unspent HOME funds and $1,000 in program income available, resulting in a total of approximately $2,805,437 in HOME funding available for programming under the FY 2026-2027 Annual Action Plan.

Anticipated Resources
FY 2026-2027 Annual Action Plan
15 OMB Control No: 2506-0117 (exp. 09/30/2021)
22 Program
Source
of
Funds
Uses of Funds
Expected Amount Available Year 2
Expected '
Amount
Availabl
Remainder
of ConPlan
Narrative
■ -scription
Annual
Allocation:
$
Program
Income:
$
rilMr 1
I
Prior Year
Resources:
$
Total:
$

CDBG
public
-
federal
Acquisition
Admin and
Planning
Economic
Development
Housing Public
Improvements
Public Services
930,365
7,200
477,052
1,414,617
2,751,630
CDBG funds
will be used
to carry out
the goals of
the
Consolidated
Plan
HOME
public
-
federal
Acquisition
Homebuyer
assistance
Homeowner
rehab
Multifamily
rental new
construction
Multifamily
rental rehab
New
construction
for
ownership
TBRA
493,078
1,000
2,311,359
2,805,437
1,054,947
HOME funds
will be used
to carry out
the goals
and
objectives of
the
Consolidated
Plan
Table 6 - Expected Resources — Priority Table
FY 2026-2027 Annual Action Plan 16
OMB Control No: 2506-0117 (exp. 09/30/2021)
23 Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied.

Levera;in
a
Bellflower, like many cities, faces significant community development and housing needs that surpass the funding available through CDBG and HOME programs. To address this gap, the City strategically leverages CDBG and HOME funds with general funds and actively seeks additional resources and collaborative projects. The following potential leveraging resources have been identified, and the City remains committed to exploring further opportunities. • Low -Income Housing Tax Credit (LIHTC)
• New State Low Income Housing Tax Credits Program
• Affordable Housing Sustainable Communities Housing Program • Building Homes and Jobs Act (SB 2)
• Mixed Income Program
• CalHome Program
Matching
Entitlement cities participating in the HOME program are required to provide a 25% match of non - HOME funds for every dollar spent from HOME funds. However, the HOME statute allows for a reduction in the matching contribution under three circumstances: (1) fiscal distress, (2) severe fiscal distress, and (3) presidential disaster declarations. When a local jurisdiction meets one of the criteria for fiscal distress, it is classified as being in fiscal distress and receives a 50% reduction in match requirements. If a local jurisdiction meets both distress criteria, it is classified as being in severe fiscal distress and receives a 100% reduction in match requirements. The City has been identified by HUD as a fiscally distressed jurisdiction and expects to continue meeting the eligibility requirements for the same match reduction. Additionally, the City has maintained an excess of match credits from previous years, which will be used to fulfill its HOME match requirements going forward.

If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan There is currently no publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan.

Discussion
No additional discussion.

FY 2026-2027 Annual Action Plan
17 OMB Control No: 2506-0117 (exp. 09/30/2021)
24 Annual Goals and Objectives
AP -20 Annual Goals and Objectives
See the table below.

FY 2026-2027 Annual Action Plan 18
OMB Control No: 2506-0117 (exp. 09/30/2021)
25 Goals Summary Information
Sort
Ord-
Goal Name
Start
Year
End
Year
Category
Geographic
Area
Needs
Addresse
Funding
Goal Outcome Indicator
.
-
1 Improve and Conserve Existing
Affordable Housing
2026
2027
Affordable
Housing
Citywide
Preserve the
supply of
affordable
housing
HOME: $250,000
Homeowner Housing Rehabilitated:
10 Households
Housing Units
2 Development of Affordable
Housing
2026
2027
Affordable
Housing
Citywide
Development
of Affordable
Housing
HOME: $2,506,129
Other: 1 Affordable Housing Project
(CHDO)
3 Planning & Administration
2026
2027
Other
N/A
Planning &
Administration
HOME: $49,308
CDBG: $168,073
Other: 1
4 Fair Housing
2026
2027
Housing
Discrimination
Citywide
Addressing
Housing
Discrimination
CDBG: $18,000
Other: 175 Persons Assisted
5 Public Services
2026
2027
Public
Services
Citywide
Public Services
CDBG: $139,555
Public Service Activities Other than
Low/Moderate Income Housing
Benefit:
1,250 Persons Assisted
6 Economic Development
2026
2027
Non -Housing
Community
Development
CDBG Census
Tracts
Economic
Development
Activities
CDBG: $300,000
Business Assisted: 12
7 Neighborhood Preservations
2026
2027
Non -Housing
Community
Development
Neighborhood
Preservation
CDBG Census
Tracts
Neighborhood
Preservation
CDBG: $220,000
Housing Code
Enforcement/Foreclosed
Property Care:

TBD Households/Housing Units
8 Public Facilities & Infrastructure
Improvements
2026
2027
Non -Housing
Community
Development
CDBG Census
Tracts
Public
Facilities &
Infrastructure
Improvements
CDBG: $568,989
Public Facility or Infrastructure
Activities other than Low/Moderate
Income Housing Benefit: TBD
Table 7 — Goals Summary
FY 2026-2027 Annual Action Plan
OMB Control No: 2506-0117 (exp. 09/30/2021)
19 26

Goal Descriptions
oal Name
Goal Description
1 Improve and Conserve Existing
Affordable Housing
HOME funds will be allocated to conserve and enhance housing stock by rehabilitating units inhabited by low- and moderate -income households. These activities aim to improve existing substandard or deteriorating housing that does not meet building and safety standards.
2 Development of Affordable Housing
HOME funds will be allocated to a future CHDO affordable housing development. 3 Planning & Administration
CDBG and HOME funds will be used for program management, coordination, monitoring, evaluation, and the preparation of Annual Action Plans, CAPERs, and other reports.
4 Fair Housing
CDBG funds will be utilized to support fair housing services, ensuring compliance with regulatory requirements and actively promoting fair housing in accordance with the Fair Housing Act. 5 Public Services
CDBG funds will be used to improve the quantity and quality of life, primarily for low- and moderate -income individuals, by funding public service activities.
6 Economic Development
CDBG funds will be used to fund activities that assist profit businesses. Activities include, but are not limited to, direct financial assistance in the form of loans and/or grants. 7 Neighborhood Preservation
CDBG funds will be used to conduct code enforcement activities in eligible areas to preserve neighborhoods. 8 Public Facilities & Infrastructure
Improvements
CDBG funds will be used for the improvement of public facilities & infrastructure improve in eligible CDBG census tract areas.

Table 8 — Goals Summary
FY 2026-2027 Annual Action Plan
OMB Control No: 2506-0117 (exp. 09/30/2021)
20 27

Projects
AP -35 Projects — 91.220(d)
Introduction
The U.S. Department of Housing and Urban Development requires all participating jurisdictions that receive funding through the Community Development Block Grant Program (CDBG) and the HOME Investment Partnerships Program to prepare an Annual Action Plan. This plan outlines the jurisdiction's priority needs, available resources, and established goals and objectives for the program year.

The City of Bellflower will utilize CDBG, HOME, and other available resources to support projects and activities that address the priority needs identified in the 2025-2029 HUD Consolidated Plan.

The City's Economic Development Department serves as the lead agency responsible for the development and implementation of the FY 2026-2027 Annual Action Plan.

Projects
Lk
1 CDBG Program Administration
2 Fair Housing Foundation
3 Kingdom Causes Bellflower
4 Bellflower Volunteer Center
5 Small Business Grant Program
6 Code Enforcement
7 Home Program Administration
8 Single -Family Housing Rehabilitation Program
9 CHDO Project
10 Infrastructure Project- Towne Center Plaza
Table 9 - Project Information
FY 2026-2027 Annual Action Plan 21
OMB Control No: 2506-0117 (exp. 09/30/2021)
28 Describe the reasons for allocation priorities and any obstacles to addressing underserved needs
Priority funding for CDBG and HOME activities are given to activities that:
• have a high benefit to low- and moderate -income persons; • have a detailed plan for permanent funding;
• are likely to achieve their objectives and be successful; • use other public and private sources to the greatest extent possible; • support or coordinate with other community development efforts; • present a reasonable, sound budget; and
• are implemented by organizations with a solid track record.

FY 2026-2027 Annual Action Plan
22 OMB Control No: 2506-0117 (exp. 09/30/2021)
29 AP -38 Project Summary
Project Summary Information
1 Project Name
CDBG Program Administration
Target Area
Citywide
Goals Supported
Planning & Administration
Needs Address
Planning & Administration
Funding
CDBG: $168,073
he City will use CDBG funds for the development, design, implementation, and compliance of all CDBG funded projects. 6/30/2027
Description
Target Date
Estimate the number and
type
of families that will
benefit from the proposed
activities
N/A
Location Description
16600 Civic Center Dr, Bellflower, CA 90706
Planned Activities
Program administration, oversight and monitoring of eligible CDBG activities.
2 Project Name 41111Fair
Housing Foundation
Citywide
Target Area
Goals Supported
Fair Housing
Fair Housing Discrimination
Needs Addressed
Funding
CDBG: $18,000
Description
Fair Housing Foundation will provide services to residents to prevent discrimination, provide referrals, investigations, case management, and litigation, and resolve landlord tenant disputes.

Target Date 116/30/2027
Estimate the number and i9
type of families that will
benefit from the
proposed activities
175 Households
Location Description ,x3605
Long Beach Blvd, Long Beach, CA 90807
Planned Activities
Fair Housing Foundation will provide services to residents to prevent discrimination, provide referrals, investigations, case management, and litigation, and resolve landlord tenant disputes.
3 Project Name
Kingdom Causes Bellflower
Target Area
Citywide
Goals Supported
Public Services (Employment Training)
FY 2026-2027 Annual Action Plan
23 OMB Control No: 2506-0117 (exp. 09/30/2021)
30 •
IFunding
Needs Addressed
Public Services (Employment Training)
CDBG: $30,000
Description 'Good
Soils Industries offers employment opportunities aimed at .ssisting underemployed and unemployed residents. The program provides on-the-job training, certification programs, and job .cquisition skills to individuals who may have a criminal record, are at risk of becoming homeless, or are single fathers.

Target Date
6/30/2027
Estimate the number and
type
of families that will
benefit from the proposed
activities
15 People
Location Description
16429 Bellflower Blvd, Bellflower, CA 90706
Planned Activities
Provide employment training.
i i
Project Name
Bellflower Volunteer Center
Target Area I
Citywide
Goals Supported
Public Services
Needs Addressed
Public Services
Funding
DBG: $109,555
Description
his program will provide community activities to the low -mod residents.

A ctivities include Thanksgiving food basket, Christmas Toy Drive, Food distribution, Back to School Backpack, Easter baskets, and offer volunteer raining to youth, in preparing of the workforce.

Target Date
6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
1,250 People
Location Description
16610 Clark Ave., Bellflower, CA 90706
Planned Activities
his program will provide community activities to the low -mod residents.

A ctivities include Thanksgiving food basket, Christmas Toy Drive, Food • istribution, Back to School Backpack, Easter baskets, and offer volunteer raining to youth, in preparing of the workforce.

Project Name
mall Business Grant Program
FY 2026-2027 Annual Action Plan
24 OMB Control No: 2506-0117 (exp. 09/30/2021)
31 Target Area 'Citywide
Goals Supported
Economic Development: Business Assistance
Needs Addressed
Economic Development: Business Assistance
Funding
CDBG: $300,000
Description
Provide Grants up to $25,000 to eligible small start-up businesses Target Date 106/30/2027
Estimate the number and
type
of families that will benefit
from the proposed activities
12 eligible businesses
Location Description
DBG Census Tracts
Planned Activities
Provide Grants up to $25,000 to eligible small start-up businesses 6 Project Name
Code Enforcement
Target Area
CDBG Census Tract
Goals Supported
Neighborhood Preservation
Needs Addressed
Neighborhood Preservation
Funding
CDBG: $220,000
Description
Enforcement of the City of Bellflower municipal code relating to property maintenance and zoning in low- and -moderate income areas and slum/blight areas.

Target Date
6/30/2027
Estimate the number and `1
type
of families that will benefit
from the proposed activities
Inspect TBD housing units in eligible areas
Location Description
16600 Civic Center Dr, Bellflower, CA 90706
Planned Activities
Inspect TBD housing units in targeted eligible areas throughout the city Project Name
HOME Program Administration
Target Area
Citywide
Goals Supporte
Planning & Administration
Needs Address
Planning & Administration
Funding
HOME: $49,308
Description
he City will use HOME funds for the development, design, implementation, and compliance of all HOME funded projects Target Date
6/30/2027
Estimate the number and
N/A
FY 2026-2027 Annual Action Plan
25 OMB Control No: 2506-0117 (exp. 09/30/2021)
32 type of families that will
,benefit from the proposed
activities
Location Description
16600 Civic Center Dr, Bellflower, CA 90706
Planned Activities
Program administration, oversight and monitoring of eligible HOME activities.
8 Project Name
Single -Family Housing Rehabilitation Program
Target Area igiCitywide
Goals Supported _Improve
and Conserve Existing Affordable Housing
Needs Addressed
Improve and Conserve Existing Affordable Housing
HOME:$250,000
Funding
Description
Provides forgivable loans and grants to low -and -moderate income owner - occupied households to make necessary improvements to bring noncompliant properties up to current zoning and building codes.

Target Date
6/30/2026
Estimate the number and
type
of families that will benefit
from the proposed activities
10 HOUSEHOLDS
Location Description
16600 Civic Center Dr, Bellflower, CA 90706
Planned Activities
Housing Rehabilitation Assistance to 10 Households
9 ,Project Name
CHDO Project
Target Area
City of Bellflower
Goals Supporte
Development of Affordable Housing
Needs Address
Development of Affordable Housing
Funding
HOME: $2,506,129
Description
CH DO Project
Target Date
6/30/2026
Estimate the number and 111
type
of families that will benefit
from the proposed activities
Housing Project
Location Description diCitywide
,Planned Activities .1
Housing Project
10 Project Name
owne Center Plaza
Target Area
CDBG Census Tract
Goals Supported
Public Facilities & Infrastructure Improvements
FY 2026-2027 Annual Action Plan
26 OMB Control No: 2506-0117 (exp. 09/30/2021)
33 Needs Addressed
Public Facilities & Infrastructure Improvements
[unding
CDBG: $568,989
II:iescriptior—
Rehabilitation of existing open public spaces
Farget Date
06/30/2026
Estimate the number and
ype
yf families that will benefi
rom the proposed activiti
Public facility or infrastructure activities in low/moderate income area:
approximately 1,670 persons.
�ocation Description
Downtown Area Census Tract 5542.04
Manned Activities
Rehabilitation of existing open public spaces
FY 2026-2027 Annual Action Plan 27
OMB Control No: 2506-0117 (exp. 09/30/2021)
34 AP -50 Geographic Distribution — 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed The City focuses on projects that provide the greatest positive impact to the community while addressing the needs of underserved populations. Low- and moderate -income (LMI) areas within the City are defined as block groups where at least 51 percent of the residents have incomes at or below 80 percent of the Area Median Income (AMI), as defined by the U.S. Department of Housing and Urban Development. Investments and services that benefit special needs populations, particularly low- and moderate -income individuals, will be provided throughout the City. In addition, housing assistance and housing acquisition activities funded through the Community Development Block Grant Program and the HOME Investment Partnerships Program will be available to income -qualified households citywide.

Geographic Distribution
Target Area
Percentage of Funds
Citywide
48%
CDBG Census Tract
52%
Table 10 - Geographic Distribution
Rationale for the priorities for allocating investments geographically CDBG and HOME funds will be allocated to provide services Citywide and qualified Census Tract.

Discussion
No additional discussion.

FY 2026-2027 Annual Action Plan 28
OMB Control No: 2506-0117 (exp. 09/30/2021)
35 Affordable Housing
AP -55 Affordable Housing — 91.220(g)
Introduction
The City intends to utilize its HOME funds to support various authorized housing activities, such as the Home Rehabilitation Program and Affordable Housing Development. The needs of the homeless are addressed through nonprofit organizations and the Continuum of Care (LAHSA), as well as the local nonprofit Kingdom Causes Bellflower, which utilizes funds from the Successor Housing Agency.

One -Year Goals for the Number of Households to be Supported Homeless
0 Non -Homeless
45 Special -Needs
0 Total
45 Table 11- One -Year Goals for Affordable Housing by Support Requirement One -Year Goals for the Number of Households Supported Through Rental Assistance
50 The Production of New Units
0 Rehab of Existing Units
10 Acquisition of Existing Units
0 Total
Table 12 - One -Year Goals for Affordable Housing by Support Type Discussion
The City, in partnership with Kingdom Causes Bellflower and using funds from the Successor Housing Agency, is able to provide rental assistance to residents in need. Kingdom Causes Bellflower administers housing vouchers for households that are homeless or at risk of becoming homeless, along with offering homeless prevention outreach services. Additionally, the City plans to continue its homeowner housing rehabilitation program.

FY 2026-2027 Annual Action Plan 29
OMB Control No: 2506-0117 (exp. 09/30/2021)
36 AP -60 Public Housing — 91.220(h)
Introduction
No public housing is located in the City of Bellflower.

Actions planned during the next year to address the needs to public housing The needs of public housing are addressed by the Housing Authority of the County of Los Angeles (LACDA).

Actions to encourage public housing residents to become more involved in management and participate in homeownership
Not applicable to the City of Bellflower
If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance
Not applicable to the City of Bellflower
Discussion
N/A
FY 2026-2027 Annual Action Plan
30 OMB Control No: 2506-0117 (exp. 09/30/2021)
37 AP -65 Homeless and Other Special Needs Activities — 91.220(i) Introduction
The City of Bellflower opened a Temporary Shelter (TS) called New Hope in May 2020, which provides beds and services for 50 individuals. New Hope is operated by the non-profit organization Mercy House, which helps program participants create a housing plan, connect with housing resources, and end their homelessness as quickly as possible. Most homelessness initiatives in the area are carried out by the local Continuum of Care (LAHSA) and its member agencies, which secure funding to operate shelters and provide services to individuals who are at risk of homelessness, as well as those who are already homeless. Bellflower has participated in LAHSA meetings when invited to contribute. Additionally, the City has completed the construction of special needs housing for a local non-profit organization. Little House, a long- established local non-profit, offers transitional housing for women dealing with alcohol and substance abuse issues. Furthermore, Kingdom Causes Bellflower provides temporary rental vouchers and outreach services to both the homeless population and those at risk of becoming homeless.

Describe the jurisdictions one-year goals and actions for reducing and ending homelessness including
The City of Bellflower is committed to collaborating with the Los Angeles Homeless Services Authority (LAHSA) and Kingdom Causes Bellflower to prevent homelessness. This partnership will provide funding to support homeless individuals and families, as well as those at risk of homelessness, in securing transitional and permanent affordable housing. Support may include rehabilitation of facilities offering temporary housing, housing vouchers, shelters, motel vouchers, and supportive services such as job training. Additionally, some public service activities may indirectly assist homeless individuals or those at risk of homelessness.

To further these efforts, the City of Bellflower contributes funds from the Low- and Moderate -Income Housing Asset Fund (LMIHAF) to Kingdom Causes Bellflower specifically for homeless prevention and rapid rehousing services. The Homeless Prevention and Rapid Rehousing Program offers financial assistance and services aimed at preventing households from becoming homeless and helping those who are currently homeless to quickly find stable housing. The Extremely Low -Income Rental Assistance Voucher Program provides subsidies for extremely low-income households to help them secure affordable, decent, safe, and sanitary housing in the private market. The City plans to continue allocating funds to Kingdom Causes Bellflower for these services in the fiscal year 2026-2027 Furthermore, the City of Bellflower is in discussions with a developer to create a Permanent Supportive FY 2026-2027 Annual Action Plan
31 OMB Control No: 2506-0117 (exp. 09/30/2021)
38 Housing project that will include approximately 50 units.

Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The City conducts outreach to individuals experiencing homelessness through coordination with regional and local service providers. The City works closely with the Los Angeles Homeless Services Authority and local nonprofit organizations, including Kingdom Causes Bellflower, to connect unsheltered individuals with available housing and supportive services.

Outreach teams and service providers engage with individuals experiencing homelessness in the community to assess their immediate needs and provide information about available resources.

These efforts include referrals to emergency shelter, transitional housing, rapid rehousing programs, and supportive services such as case management, mental health services, employment assistance, and access to healthcare.

Addressing the emergency shelter and transitional housing needs of homeless persons The City of Bellflower opened a Temporary Shelter (TS) in May 2020 called New Hope, which provides beds and services for 50 individuals. The shelter is designed for those who are "Bellflower -based," meaning services are limited to individuals who can reasonably demonstrate that Bellflower is their home.

The temporary shelter offers a range of services, including:
o Intake and bed reservations
o Meals - Laundry facilities - Storage options
o Animal and pet assistance - Security
o Transportation
o Recreational activities
o Assessment and housing navigation case management
o Housing placement services
o Life skills classes and tenant education
o Employment and job placement referrals
o Health care resources
o Crisis evaluation and mental health resources
o Drug and alcohol treatment referrals
o Benefits enrollment
These services aim to support individuals in need and help them navigate their path to stable FY 2026-2027 Annual Action Plan 32
OMB Control No: 2506-0117 (exp. 09/30/2021)
39 housing and improved well-being.

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
Bellflower will continue to provide funding for housing rehabilitation and the development of housing units for low- and moderate -income individuals and families. By increasing the number of affordable housing units in the city, we enhance opportunities for those experiencing, or at risk of experiencing, homelessness to access suitable and affordable housing. Additionally, the city's Temporary Shelter supports those facing homelessness by offering referral services for transitional and long-term support programs.

Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs.

Since 2012, the non-profit organization Kingdom Causes Bellflower (KCB) has provided employment opportunities and job training through its Good Soils Industries program. This program helps the underemployed and unemployed residents —particularly those who may have a criminal record or are at risk of homelessness —find work. Over the years, the City has contributed Community Development Block Grant (CDBG) funds to KCB's Good Soils program to help cover costs related to case management activities such as resume building, financial planning, and goal setting. For Fiscal Year 2026-2027, the City has allocated $30,000 in CDBG funds to support KCB's Good Soils Industries Program.

Furthermore, the City of Bellflower also contributes Low- and Moderate -Income Housing Asset Funds (LMIHAF) to KCB to provide homeless prevention and rapid rehousing services. The Homeless Prevention and Rapid Rehousing Program offers financial assistance and supportive services to prevent households from becoming homeless and to help those who are currently experiencing homelessness find stable housing quickly. Additionally, the Extremely Low- and Very Low -Income Rental Assistance Voucher Program provides subsidies to assist extremely low- and low-income households in securing affordable, decent, safe, and sanitary housing in the private FY 2026-2027 Annual Action Plan 33
OMB Control No: 2506-0117 (exp. 09/30/2021)
40 market.

Discussion
N/A
FY 2026-2027 Annual Action Plan 34
OMB Control No: 2506-0117 (exp. 09/30/2021)
41 AP -75 Barriers to affordable housing — 91.220(j)
Introduction:

The City of Bellflower is dedicated to addressing the negative effects of public policies that fall within its control. Over the years, Bellflower has shown a willingness to promote housing development of all types. The City has adopted various policies and plans to facilitate the development of large multi -family units and incentivizes projects that include affordable housing.

To encourage lot consolidation, the City implemented the BAMU Overlay Zone, which may lead to the creation of larger multi -family units. In 2017, the City approved Ordinance 1346, allowing certain multi -family residential units to be permitted by right through a development review process, rather than as conditional uses. Additionally, in 2019, the City approved the TOD Specific Plan, which regulates future development around a proposed transit station. To promote future development, including residential projects, the TOD Specific Plan designates specific areas for mixed -use development.

As part of the City's ongoing efforts to support development, the City approves Specific Plans and Planned Development Projects. These approvals allow for more flexibility in traditional development standards, often reducing parking requirements to accommodate higher density.

In October 2017, the City approved Ordinance 1346, which allows for certain multi -family residential units to be permitted by right through the Development Review process instead of as conditional uses. Additionally, in September 2017, the City approved Ordinance 1345, which provided greater flexibility for the development of accessory dwelling units in accordance with State law.

Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment
Market barriers hinder the City's ability to provide and maintain affordable housing. The City's land use controls, site improvement requirements, building codes, and application fees ensure that development meets quality and safety standards. However, the production of affordable housing for all income levels is becoming increasingly challenging in California due to the dissolution of redevelopment agencies and a reduction in federal funding.

To combat this issue, the City will continue to waive certain fees and offer density bonuses for projects that include lower -income and senior citizen housing. Since the City is fully built out and has no available land for new construction, it has prepared a mixed -use development zone in the FY 2026-2027 Annual Action Plan 35
OMB Control No: 2506-0117 (exp. 09/30/2021)
42 town center and established the Bellflower Alondra Mixed Use Overlay Zone. These initiatives allow for the consideration of underutilized sites for housing development.

Discussion:

No additional discussion.

FY 2026-2027 Annual Action Plan
36 OMB Control No: 2506-0117 (exp. 09/30/2021)
43 AP -85 Other Actions — 91.220(k)
Introduction:

The priority needs established in the Five -Year Consolidated Plan form the basis for establishing objectives and outcomes in the FY 2026-2027 Annual Action Plan, which are as follows:
• Promote Fair Housing
• Housing Rehabilitation
• Public Services
• Neighborhood Preservation/Code Enforcement
• Administration for HOME and CDBG
• Affordable Housing Development
Actions planned to address obstacles to meeting underserved needs The City has been successful in assisting homeless families with children, female victims of abuse, and female alcoholics by providing public service agency funds to local non -profits that offer services to Bellflower residents. The City does not directly provide its own health or human services and relies heavily on the Los Angeles County system and the Los Angeles Homeless Services Authority (LAHSA) to meet these needs. The primary challenge in addressing the needs of underserved populations is the availability of funding. The elimination of Redevelopment Agencies and their associated funding has made it more difficult to undertake projects aimed at assisting these populations. Furthermore, high housing costs and a lack of available properties pose significant financial barriers to developing initiatives that address these needs. The City is committed to seeking additional funding sources to leverage the resources necessary to overcome these obstacles.

Actions planned to foster and maintain affordable housing In the fiscal year 2026-2027, the City plans to allocate approximately $2,506,129 to Housing Programs for authorized housing activities. These programs encompass program administration, the HOME -funded Rehabilitation Program, and future Community Housing Development Organization (CHDO) projects. Funds may be reallocated from other housing program sources to these HOME Entitlement programs as needed, based on market conditions and demand. These initiatives support the City in achieving the goals and objectives outlined in the Five -Year Consolidated Plan and the 2021-2029 Housing Element. Additionally, the City will actively work FY 2026-2027 Annual Action Plan 37
OMB Control No: 2506-0117 (exp. 09/30/2021)
44 to promote the development of affordable housing, which includes:
• Continue to streamline the environmental review process for housing developments by using available state categorical exemptions and federal categorical exclusions when applicable.
• Annually pursue State, Federal and other funding opportunities to increase the supply of safe, decent, affordable housing in Bellflower for lower income households (including extremely low-income households), such as seniors, disabled, the homeless, and those at risk of homelessness. • Amend the Zoning Code to provide zoning incentives for affordable housing projects, such as increases in density.
• Support and refer residents to local non -profits and LAHSA for emergency housing, shelters and special needs housing, and supportive services.

Actions planned to reduce lead -based paint hazards
The majority of the housing stock in the City was built before 1980, which increases the likelihood of lead -based paint presence. Lead -Based Paint Hazards (LBPHs) pose significant health risks, particularly to young children, as exposure can lead to developmental issues, learning disabilities, and other serious health complications. Housing constructed before 1978, when lead -based paint was banned, is at a higher risk, especially units built before 1950, where lead paint usage was more common.

According to data from the American Community Survey (ACS) covering 2018-2022, Bellflower has 18,237 housing units built before 1980, which represents nearly 73% of the City's total housing stock. Among these, 3,283 units were constructed before 1950.

The City's efforts to address these issues are not limited to a specific area, as the majority of its housing stock is aging. Therefore, initiatives will be implemented citywide. Under HUD's Lead - Based Paint regulations, all units receiving assistance through Community Development Block Grant (CDBG) and HOME funds must be inspected and abated. Bellflower's program guidelines include measures to ensure compliance with these regulations, such as testing for lead and conducting lead paint removal and control activities. Additionally, any suspected cases of lead poisoning will be referred to the Los Angeles County Public Health Department for investigation.

Actions planned to reduce the number of poverty -level families HUD's Comprehensive Housing Affordability Strategy (CHAS) data reveals distinct demographic patterns across income levels. Small family households are significantly more prevalent among FY 2026-2027 Annual Action Plan 38
OMB Control No: 2506-0117 (exp. 09/30/2021)
45 higher -income groups, with nearly 55% of households earning above 100% of the HUD Area Median Family Income (HAMFI) being small families, compared to only 35.5% of extremely low- income households. Conversely, senior households are more concentrated among the lowest income brackets, with 38.2% of households earning less than 30% of HAMFI including at least one member aged 62 or older, compared to 29.9% of those earning above 100% of HAMFI. These figures highlight the diverse demographic profiles associated with varying income levels.

The City's revitalization efforts have increased foot traffic in downtown, spurring economic interest and improving access to services, training, and employment for households most impacted by poverty. To further support economic mobility, the City will prioritize job -training initiatives, particularly those aimed at equipping young people with the skills needed for higher - paying jobs.

Additionally, the City launched Bellflower Connect in June 2024, a free citywide Wi-Fi service targeted towards low- and moderate -income households, providing crucial broadband access for residents.

Actions planned to develop institutional structure
The City will enhance its institutional structure by improving service delivery and expanding affordable housing opportunities in partnership with the non-profit housing sector. It aims to strengthen coordination with County agencies and other organizations serving low- and moderate -income residents.

To facilitate communication, the City will engage stakeholders such as LAHSA, the Los Angeles County Department of Health Services, the Bellflower Sheriff's Substation, housing advocates, local non -profits, schools, and community leaders. The City will also support grant applications from non -profits that align with the goals of the Consolidated Plan.

Furthermore, the City will actively support agencies in the application process by offering technical assistance. It will also proactively disseminate information, such as Notices of Funding Availability (NOFAs) and other resource details, to organizations demonstrating the capacity and willingness to implement programs aligned with the Consolidated Plan's objectives. The City will foster the growth and capabilities of: housing and economic development corporations; tenant advocacy groups; neighborhood development organizations; emergency and transitional housing FY 2026-2027 Annual Action Plan
39 OMB Control No: 2506-0117 (exp. 09/30/2021)
46 providers; and Los Angeles Homeless Services Authority (LAHSA) Continuum of Care services.

Actions planned to enhance coordination between public and private housing and social service agencies
The City proactively engages a network of interested nonprofits, public agencies, social service organizations, and private housing developers with the capacity and potential to contribute to the goals outlined in the Consolidated Plan. This engagement includes maintaining a comprehensive contact list for direct notification of funding opportunities via email. To ensure broad awareness, funding announcements are also publicized through notices in the local newspaper, postings at key City locations, and on the City website. Furthermore, City staff actively participates in local and regional meetings with service providers, neighboring agencies, and elected officials to stay informed about issues affecting the quality of life for Bellflower's low- income residents.

Discussion:

The City maintains a robust online presence and proactively offers ongoing technical assistance to interested residents and agencies throughout the year, facilitating their understanding of and application for CDBG and HOME funds when available. Furthermore, the City is committed to strengthening its coordination and consultation with state and local public agencies to ensure that essential services and funding for the homeless and other vulnerable populations are effectively addressed. This commitment includes continuous collaboration with agencies and organizations to identify service delivery gaps, develop targeted strategies to overcome these gaps, and effectively implement the goals and objectives of the Annual Action Plan.

FY 2026-2027 Annual Action Plan
40 OMB Control No: 2506-0117 (exp. 09/30/2021)
47 Program Specific Requirements
AP -90 Program Specific Requirements — 91.220(1)(1,2,4) Introduction:

All projects planned with the CDBG funds expected to be available this year are listed in the AP - 35 Projects Table. The following information outlines the program income available for the projects to be carried out. The City plans to use HOME funds for home rehabilitation projects.

Additionally, the City intends to allocate HOME funds, along with previously set -aside CHDO funds, for an affordable housing project in the future.

Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(1)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out.

1. The total amount of program income that will have been received before 7,200 the start of the next program year and that has not yet been reprogrammed

2. The amount of proceeds from section 108 loan guarantees that will be 0 used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan

3. The amount of surplus funds from urban renewal settlements 0

4. The amount of any grant funds returned to the line of credit for which the 0 planned use has not been included in a prior statement or plan.

5. The amount of income from float -funded activities 0 Total Program Income 7,200
Other CDBG Requirements

1. The amount of urgent need activities 0
FY 2026-2027 Annual Action Plan
41 OMB Control No: 2506-0117 (exp. 09/30/2021)
48 HOME Investment Partnership Program (HOME)
Reference 24 CFR 91.220(1)(2)

1. A description of other forms of investment being used beyond those identified in Section

92.205 is as follows:

N/A

2. A description of the guidelines that will be used for resale or recapture of HOME funds when used for homebuyer activities as required in 92.254, is as follows:

In FY 2026-2027, the City of Bellflower does not plan to use HOME funds for homebuyer down payment assistance. However, some homebuyers that were assisted in prior years may decide to sell their homes during the upcoming program year. In that event, the City will enforce the resale and recapture guidelines.

Resale Provisions:

The City of Bellflower uses the resale provision in cases where direct HOME assistance is received by a Developer to develop new affordable housing for sale. In this case, an Affordability Covenant is attached to the property for an affordability period. Agreements contain language restricting resale to another low- income buyer that is 80% or below AMI.

Language is included that state the home must be the principal residence of the purchaser.

Additionally, language is included that stipulates the owner will receive a fair return on their investment including capital improvements and that the unit will be available to low-income buyers. Fair share is defined as:
1) Return of borrower's original down payment
2) Return of principal reduction payment on the first mortgage loan 3) Return of documented capital improvement cost
Fair Return and Appreciated Value [24 CFR 92.254(a)(5)(i)] 1) Determination of Fair Return
i. Fair return shall be the sum of:
i. Down payment and closing costs paid from the buyer's cash at purchase ii. Seller's (homeowner's) closing costs at sale.
i ii. Principal payments only made by the buyer in excess of the amount require by the loan.
iv. Documented capital improvements in excess of $500.
2) Fair Return is paid to the buyer at the sale once first mortgage debt is paid and all other conditions of this agreement are met.
i. In the event there are no funds for fair return, then fair return does not exist.

FY 2026-2027 Annual Action Plan
42 OMB Control No: 2506-0117 (exp. 09/30/2021)
49 ii. In the event there are partial funds for fair return, then fair return shall remain in force.
3) Appreciated value is:
i. The Affordable Sales Price
ii. Less first mortgage debt
iii. Less Fair Return
iv. Equals appreciated value.
i. If appreciated value is zero, or less than zero, then no appreciated value exists.
4) Appreciated Value is shared with the homebuyer based on the City's initial investment of HOME funds as follows:
i. The homeowner's initial investment of down payment and closing cost divided by the City of HOME investment equals the percentage of appreciated value that shall be paid to the homeowner.
ii. The balance of appreciated value shall be paid to the City.

3. A description of the guidelines for resale or recapture that ensures the affordability of units acquired with HOME funds? See 24 CFR 92.254(a)(4) are as follows:

An Affordability Covenant is recorded on the property for an affordability period if units are acquired with HOME funds. Agreements contain language restricting resale to another low-income buyer that is 80% or below AMI. Language is included that state the home must be the principal residence of the purchaser. The required period of Affordability is dependent on the project being funded with HOME funds. All affordability rates range from a minimum of 15 years to a maximum of 50 years.

4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that is rehabilitated with HOME funds along with a description of the refinancing guidelines required that will be used under 24 CFR 92.206(b), are as follows:

HOME funds cannot be used to refinance multifamily loans made or insured by any federal program, including the CDBG program. The City does not currently plan to use HOME funds to refinance existing debt secured by multifamily housing.

5. If applicable to a planned HOME TBRA activity, a description of the preference for persons with FY 2026-2027 Annual Action Plan 43
OMB Control No: 2506-0117 (exp. 09/30/2021)
50 special needs or disabilities. (See 24 CFR 92.209(c)(2)(i) and CFR 91.220(l)(2)(vii)).

N/A

6. If applicable to a planned HOME TBRA activity, a description of how the preference for a specific category of individuals with disabilities (e.g. persons with HIV/AIDS or chronic mental illness) will narrow the gap in benefits and the preference is needed to narrow the gap in benefits and services received by such persons. (See 24 CFR 92.209(c)(2)(ii) and 91.220(l)(2)(vii)).

N/A

7. If applicable, a description of any preference or limitation for rental housing projects. (See 24 CFR

92.253(d)(3) and CFR 91.220(l)(2)(vii)). Note: Preferences cannot be administered in a manner that limits the opportunities of persons on any basis prohibited by the laws listed under 24 CFR

5.105(a).

N/A
FY 2026-2027 Annual Action Plan 44
OMB Control No: 2506-0117 (exp. 09/30/2021)
51 1 amities. Businesses. Tutures.
0k0
WING TOGE1��R
Appendix A
Standard Form SF -424, Certifications, and City
Resolution — To.be.inserted.

FY 2026-2027 Annual Action Plan
45 OMB Control No: 2506-0117 (exp. 09/30/2021)
52 G1,S� o1 BELLFLOy�L�
Tamales. Businesses. futures.
0 C�O WING TOGETOL
Appendix B
CDBG Eligible Area Map
FY 2026-2027 Annual Action Plan
46 OMB Control No: 2506-0117 (exp. 09/30/2021)
53 It"I
Low -and Moderate Income Area
go
n
10 �\ m _
105
Vuroc Si
9oback St
Somerset SW
toucol
$t 2
Mandela S
Faywood St
merset Blvd
4 5540.01
e
oily DID
e- ¢ Bettau St
Sr m van Ruiten St
Ave
I m>
sm
Fa St
Paseo St
Vans St
Burton S.

Dunbar St
3 Otve St
Nichols St
!yes St
ail. St
2 5540
,t����rr� m
iitdalia St Q
011 2
'Alondra BNd �,
5 Los Angeles 51
2 Jefferson St
Darnel St
1 Harvard S
Oak St cc
8 :354354
Maple St
2 Artesia BIVd
554', Jr Ramona St
I Cede St
-. Rose SL.
ill. ! (
Mayne St
Laurel S _
Flower St
z rii U Oak SI
NI
3 Palm St }1�''
I I I
:03 I(I
iggett St
f.

Jeffers an St
m s`-sr.01a
•
¢' S Linden St
m 2
rc Alcitdra Blvd w'
Harvard St
Lindaie SI
Washington St
Faywood St
5541.06
1 �
2 0
2 1
SS4I A::
14 V»4
▪ Belmont St
F.,
'<
Vyalnut St c _
Park S1
'Beverly Si
Artesia PI
Maple St
a
2542.03 ¢ t
Arkansas St .$
Mapledale St
Faywood Si I
Somerset Blvd
4 Trebuco�j
Q Q
� • c
Midway St
L
Farrton St
lil�ltdale W
$5
er
3 Park St a
Beach St n Coos St
Palm St
of 1
m
,L�I I{I Ha-iendd St �aI Borwk4 St
r' .- ' Monterey St 'al
5544 04 5544.05 U
i'57 -77—''s---
' 554-1.C6
Legend
_ City of Bellflower
(T Census Tracts
Block Groups
Low -and Moderate- Income Area

0.25 0.5
Miles
2 Allinglon St

0. U
Maytau
Scae,'
Acoro St
Senora SI
Peva St
Etgets Si
3 s
ii
N
5 httos://y/ wv; hridexchange.info/programs/acs-low-mod-summary-data/ FY 2026-2027 Annual Action Plan
August 2024
47 OMB Control No: 2506-0117 (exp. 09/30/2021)
54 EFami'ies. Businesses. Tutures.
or

COWING TOG
Appendix C
Public Notices and Public Comments —
To.be.inserted.

FY 2026-2027 Annual Action Plan
48 OMB Control No: 2506-0117 (exp. 09/30/2021)
55 G1,S� o1 BELLFto.,
'I amities. Businesses. qutures.
0 Ok'7NG TOGET�E�
Appendix D
Local Market Survey — To.be.inserted.

FY 2026-2027 Annual Action Plan
49 OMB Control No: 2506-0117 (exp. 09/30/2021)
56 cS'C �� LLF(0w�R
.)WINC, TO(iE0°-
stat�eport 14-A
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Wangsu Lee, Assistant to the City Manager
SUBJECT: Consideration and possible action to adopt the Urban Forest Master Plan ("UFMP") and provide the City Manager with direction regarding the City's urban forest regulations.

DATE: April 27, 2026

EXECUTIVE SUMMARY
Bellflower's urban forest is a vital part of the City's community, providing environmental, economic, and public health benefits, including cleaner air, cooler temperatures, and better stormwater management. Given rising temperatures and more frequent extreme weather, actively managing and expanding the City's tree canopy is increasingly important, especially because Bellflower has relatively low canopy cover and a high share of impervious surfaces. To meet these needs, the City sought and received grant funding to develop an UFMP grounded in a detailed assessment of existing conditions and professional International Society of Arboriculture ("ISA") and the American National Standards Institute ("ANSI") standards, supported by strong community input favoring urban forest expansion. The City retained West Coast Arborists, Inc. to prepare the plan presented here. The UFMP is a flexible, long-term guidance document for policy and resource decisions; assuming the UFMP is adopted, it is also recommended that the City Council provide direction and guidance to the City Manager to schedule a future agenda item to consider urban forest regulations to codify within the Bellflower Municipal Code ("BMC").

RECOMMENDATION TO CITY COUNCIL
1) Adopt the Urban Forest Master Plan; and
2) Provide the City Manager with direction regarding the City's urban forest regulations; or
3) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
The UFMP development was funded by a federal grant. The UFMP outlines planting goals, tree care measures, policy steps, and community engagement; while the City budgeted for planting and general tree care in the 2025-2027 cycle, adopting the UFMP and potential urban forest regulations may add planning, staffing, policy, and partnership costs, for which staff will submit requests in the next two-year budget.