Bellflower City Council
April 27, 2026

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 stafJeport

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 Project $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 2026 -2027

ANNUAL ACTION
PLAN

DRAFT
City of Bellflower
16600 Civic Center Dr.

Bellflower, CA 90706

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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(l) ................................................................................... 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

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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 9 Annual Action Plan

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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.

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Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding 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

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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

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Summary of public comments
TBD
Summary of comments or views not accepted and the reasons for not accepting them TBD
Summary
N/A
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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 Name Department/Agency
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]
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AP-10 Consultation – 91.100, 91.200(b), 91.215(l)
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(l))
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.
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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
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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 and
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 Authority
(LAHSA)
Services – Homeless • Homeless Needs
• Homeless Strategy
• Continuum of Care
Input was gathered through email, websites, and published reports. Data on the homeless count, strategies, and
ongoing coordination were used to inform city efforts in addressing homelessness.

Los Angeles County
Department of Public
Health
Services- Persons
with HIV/AIDS

Services- Childhood
Lead Based Paint
Poisoning
• Data on PLWA
• Lead Based Paint
Strategy
Review of published report from their website were used for information related to people living with HIV/AIDS and lead based health information
Gateway Cities Council
of Governments
Council of
Governments
• Comprehensive
Economic Development
Strategy (CEDS)
Input was gathered through email, websites, and published reports.
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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
Needs
Input was gathered through email, websites, and published reports.

Los Angeles County
Development Authority
(LACDA)
Other Government
County
• Homelessness Strategy
Homeless
• Needs - Chronically
homeless
• Homeless Needs -
Families with children
• Homelessness Needs –
Veterans
• Homelessness Needs -
Unaccompanied youth
• Non-Homeless Special
Needs
Input was gathered through email, websites, and published reports.

Kingdom Causes Services –
Employment
• Employment
opportunities
Input was gathered through survey, email, websites, and 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.
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Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan?
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
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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.

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Citizen Participation Outreach
Sort Or
der
Mode of Outr
each
Target of Outr
each
Summary of
response/atten
dance
Summary of
comments rec
eived
Summary of com
ments not
accepted
and reasons
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
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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
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Program Source
of
Funds
Uses of Funds Expected Amount Available Year 2 Expected Amount
Available
Remainder
of ConPlan
$
Narrative
Description Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG public
-
federal
Acquisition
Admin and
Planning
Economic
Development
Housing Public
Improvements
Public Services
930,3652 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
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Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied.

Leveraging
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.
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Annual Goals and Objectives

AP-20 Annual Goals and Objectives
See the table below.
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Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
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

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Goal Descriptions
# Goal 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

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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
# Project Name
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

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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.

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AP-38 Project Summary
Project Summary Information
1 Project Name CDBG Program Administration
Target Area Citywide
Goals Supported Planning & Administration
Needs Addressed Planning & Administration
Funding CDBG: $168,073
Description The City will use CDBG funds for the development, design, implementation, and compliance of all CDBG funded projects.

Target Date 6/30/2027
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 Fair Housing Foundation
Target Area Citywide
Goals Supported Fair Housing
Needs Addressed Fair Housing Discrimination
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 6/30/2027
Estimate the number and
type of families that will
benefit from the
proposed activities
175 Households
Location Description 3605 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)
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Needs Addressed Public Services (Employment Training)
Funding CDBG: $30,000
Description Good Soils Industries offers employment opportunities aimed at assisting underemployed and unemployed residents. The program provides on-the-job training, certification programs, and job acquisition 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.
4 Project Name Bellflower Volunteer Center
Target Area Citywide
Goals Supported Public Services
Needs Addressed Public Services
Funding CDBG: $109,555
Description This program will provide community activities to the low-mod residents.

Activities include Thanksgiving food basket, Christmas Toy Drive, Food distribution, Back to School Backpack, Easter baskets, and offer volunteer training 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 This program will provide community activities to the low-mod residents.

Activities include Thanksgiving food basket, Christmas Toy Drive, Food distribution, Back to School Backpack, Easter baskets, and offer volunteer training to youth, in preparing of the workforce.

Project Name Small Business Grant Program
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5 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 06/30/2027
Estimate the number and
type
of families that will benefit
from the proposed activities
12 eligible businesses
Location Description CDBG 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
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 7 Project Name HOME Program Administration
Target Area Citywide
Goals Supported Planning & Administration
Needs Addressed Planning & Administration
Funding HOME: $49,308
Description The 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
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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 Citywide
Goals Supported Improve and Conserve Existing Affordable Housing Needs Addressed Improve and Conserve Existing Affordable Housing Funding HOME:$250,000
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 Supported Development of Affordable Housing
Needs Addressed Development of Affordable Housing
Funding HOME: $2,506,129
Description CHDO Project
Target Date 6/30/2026
Estimate the number and
type
of families that will benefit
from the proposed activities
1 Housing Project
Location Description Citywide
Planned Activities 1 Housing Project
10 Project Name Towne Center Plaza
Target Area CDBG Census Tract
Goals Supported Public Facilities & Infrastructure Improvements 33 FY 2026-2027 Annual Action Plan

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Needs Addressed Public Facilities & Infrastructure Improvements Funding CDBG: $568,989
Description Rehabilitation of existing open public spaces Target Date 06/30/2026
Estimate the number and
type
of families that will benefit
from the proposed activities
Public facility or infrastructure activities in low/moderate income area:
approximately 1,670 persons.

Location Description Downtown Area Census Tract 5542.04 Planned Activities Rehabilitation of existing open public spaces 34 FY 2026-2027 Annual Action Plan

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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.

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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.

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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
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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 38 FY 2026-2027 Annual Action Plan

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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 39 FY 2026-2027 Annual Action Plan

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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 40 -

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market.

Discussion
N/A

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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 42 FY 2026-2027 Annual Action Plan

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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.
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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 44 -

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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 45 FY 2026-2027 Annual Action Plan

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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 46 FY 2026-2027 Annual Action Plan

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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.

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Program Specific Requirements
AP-90 Program Specific Requirements – 91.220(l)(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(l)(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 the start of the next program year and that has not yet been reprogrammed 7,200

2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan
0 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 planned use has not been included in a prior statement or plan. 0 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

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HOME Investment Partnership Program (HOME)
Reference 24 CFR 91.220(l)(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.
iii. 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.
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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.

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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

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Appendix A
Standard Form SF-424, Certifications, and City
Resolution – To.be.inserted.

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Appendix B
CDBG Eligible Area Map

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54 0
f--
'Bu
D
Legend
~ : ~ City of Bellflower
D Census Tracts
D Block Groups
Low-a
Low-and Moderate-Income Area

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I I I cl Moderate lncom j Area~
Allin ton St
Mayfair High
School
N
A
Miles
https://www.hudexchange.info/programs/acs-low-mod-summary-data/ August 2024

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Appendix C
Public Notices and Public Comments –
To.be.inserted.

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Appendix D
Local Market Survey – To.be.inserted.

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