Bellflower City Council
April 27, 2026

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TO:

ATTENTION:

FROM:

SUBJECT:

DATE:

Honorable Mayor and Members of the City Council
Ryan Smoot, City Manager
Jim Dellalonga, Director of Economic Development
Elizabeth C. Oba, Director of Planning and Building Services Kathryn Brun, Senior Planner
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 Ptan ("TODSP") to Flower Street Specific Plan ("FSSP") on real property commonly known as 9855, 9903, and 9915 Flower Street; 2) Specific Plan Case No. SP 25-01 for Flower Street Specific Plan ("FSSP") which provides the development and design standards for the three parcels; and 3) Development Agreement No.

AFN 1125.1 between Bellflower 5 Inv, LLC and the City to facilitate development of 9903 Flower Street and potential future development of 9855 Flower Street; Applicant: Eric Miller representing City Ventures Homebuilding, LLC and City of Bellflower
April 27, 2026

EXECUTIVE SUMMARY
Ordinance No. 1456 was introduced on April 13, 2026. Second reading and adoption is recommended. If adopted, the Ordinance will take effect in 30 days.

RECOMMENDATION TO CITY COUNCIL
1) Waive further reading and adopt Ordinance No. 1456; or 2) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
None.

ATTACHMENTS
A. Ordinance No. 1456

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

2. Exhibit B -Zoning Map Amendment

3. Exhibit C -Flower Street Specific Plan
B. April 13, 2026, Staff Report (Without Attachments)
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ATTACHMENT A
Ordinance No. 1456
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CITY OF BELLFLOWER
ORDINANCE NO. 1456
AN ORDINANCE APPROVING 1) ZONE CHANGE CASE
NO. ZC 25-02 TO AMEND THE ZONING MAP FROM

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

WHICH PROVIDES THE DEVELOPMENT AND DESIGN
STANDARDS FOR THE THREE PARCELS; AND
3) DEVELOPMENT AGREEMENT FILE NO. 1125.1 B.ETWEEN
BELLFLOWER 5 INV, LLC AND THE CITY TO FACILITATE
DEVELOPMENT OF 9903 FLOWER STREET AND POTENTIAL
FUTURE DEVELOPMENT OF 9855 FLOWER STREET;
APPLICANT: ERIC Ml:LLER REPRESENTING CITY VENTURES

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

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

A. On March 24, 2025, Eric Miller, representing City Ventures Homebuilding, LLC ("Applicant"), fi.led an application and submitted ptans associated with development located at 9903 Flower Street ("Development"). To provide a more comprehensive development concept for the area, the Applicant proposed a Spedfic Plan on real property commonly known as 9855, 9903, and 9915 Flower Street ( collectively known as the "Spedfic Plan Area"). The Applicant proposes the following: 1) a Zone Change from Transit-Oriented Development Specific Plan ("TODSP") to Flower Street Specific Plan ("FSSP") for the Specific Plan Area; 2) the FSSP which provides the development and design standards for the Specific Plan Area; and 3) a Development Agreement between Bellflower 5 Inv, LLC and the City to facilitate development of 9903 Flower Street and potential future development of 9855 Flower Street (collectively, the "Project");
B. The proposed Project was reviewed by the City for , in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC"); C. In addition, the City reviewed the Project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations§§ 15000, et seq., the "CEQA Guidelines"); D. The City completed its review and scheduled a public hearing regarding the proposed Project, before the City Council -acting as the City's Planning Agency in accordance with § BMC 2.32.050(F) -for March 23, 2026;

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City of Bellflower
Ordinance No. 1456

E. On March 23, 2026, the City Council took action to continue the item to April 13, 2026 due to necessary changes to the documents for consideration; F. Notice of Public Hearing before the City Council was duly given and published in time, form, and manner as required by law;
G. On April 13, 2026, the City Council conducted a public hearing to consider the Project including, without limitation, conditions of approval, related environmental aspects of the Project as required by the BMC, this Ordinance, Resolution No. 26-13, and the Development Agreement;
H. On April 13, 2026, the City Council adopted Resolution No. 26-13 certifying MND 25-01 and granted the discretionary approvals for the Project (identified by the City as Case Nos. GPA 25-02, DR 3-25-16.185, and TM 84789). tn addition, Ordinance No. 1456 had its first reading on said date; 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 13, 2026; and
J. This Ord t.nance, and its findings, are based upon the entire administrative record considered during the April 13, 2026, public hearing including, without limitation, the staff report and accompanying documents.

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

SECTION 3. Development Agreement Findings. Pursuant to Government Code § 65867 .5, the City Council finds the following:

A. The Development Agreement is consistent with the General Plan of the City of Bellflower. The Development Agreement furthers the goals of the General Plan and will, among other things, facilitate the development of the Project at a site that is currently vacant and underutilized, which is consistent with the following General Plan policies:

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

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

3. Land Use Element General Policy 2. 7 -Carefully scrutinize plans for developments which will have a significant impact on the city or on surrounding developments to ensure the highest quality design;

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

5. Housing Element Policy 5.1 -Provide a range of housing types, including low density single-family homes, moderate density -4-

City of Bellflower
Ordinance No. 1456

town homes, higher density multi-family units, and
residential/commercial mixed use in order to address the City's Regional Housing Needs Allocation ("RHNA '?;

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

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

B. The Development Agreement also provides certainty in planning and construction as welil as orderly development, while providing assurance to the Applicant that it may construct the Project.

SECTION 4. Zone Change Findings. Pursuant to BMC § 17 .104.030, the City Council finds the following:

A. There are changed conditions since the existing zoning became effective to warrant other or additional zoning, in that the Regional Housing Needs Assessment (RHNA) assigned by the Southern California Association of Governments (SCAG) for the City of Bellflower's 6th (2021 -2029) Housing Element cycle is 3,735 units. The proposed Zone Change from TODSP to FSSP would allow for residential developments which will count towards meeting the assigned RHNA allocation.

B. The proposed change of zone does not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area, in that the proposed Zone Change from TODSP to FSSP allows vacant and underutilized properties to be redeveloped for residential development. The Project does not create a negative precedent and instead furthers the City's interest in increasing the housing stock. The proposed Zone Change is consistent with the existing residential properties surrounding the Project.

C. The change of zone is in the interest or furtherance of public health, safety and general welfare, in that the proposed Project must comply with applicable standards and requirements contained tn the FSSP and the BMC including, without limitation, the California Building Standards Code as adopted by the BMC relating to construction and paving, structural foundations, etc.

Compliance with these standards and requirements ensure that future construction of the proposed Project would not be compromised or cause hazards to the public. One of the requirements for the Project is to include a storm water containment/treatment system, which is currently not in place.

D. Approving the Zone Change will not adversely affect the Comprehensive Zoning Plan in that the Zone Change from TODSP to FSSP would allow for more viable opportunities along Flower Street. The proposed Zone Change would not adversely affect the comprehensive zoning plan in that residential -5-

City of Bellflower
Ordinance No. 1456

developments will comply with the development standards set forth within the FSSP, Project Review, and the BMC.

SECTION 5. Specific Plan Findings . Pursuant to BMC § 17 .106.070, the City Council1 finds the following:

A. The proposed FSSP promotes public health, safety, and general welfare, and serves the goals and purposes of the BMC Title 17 in that: 1) future development within the project area will benefit from focused planning efforts whereby infrastructure, land use relationships, land use intensities, and public service needs will be carefully examined and planned in a comprehensive manner and the FSSP provides a mechani1sm to carry out such planning efforts; and 2) the guidelines and standards in the FSSP are consistent with regional planning documents and complementary to adjacent zoning districts.

B . The proposed FSSP is consistent with the g'Oals, policies, and objectives of the General Plan, as described in Section 3 of this Ordinance.

C. The proposed FSSP will not adversely affect surrounding properties in that the FSSP would allow vacant and underutilized properties to be redeveloped for residential use. The FSSP provides dear design guidelines and standards to allow for flexibility in the implementation and build-out of planned development within the FSSP while also meeting all applicable performance standards of the Land Use Element. All projects will address impacts related to air pollution, dust, noise, drainage and stormwater runoff, water pollution, light pollution, visual impacts, and traffic. All future developments are subject to a project review process that will ensure that the architecture and landscaping are high- quality and complement the surrounding development in the vicinity of the FSSP.

SECTION 6. Environmental Review. This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., ltCEQA") and CEQA regulations (14 California Code of Regutations §§ 15000, et seq.; the "CEQA Guidelines"). An Initial Study ("IS") and MND 25-01 were prepared. These found that the proposed Ordinance will not have a significant adverse effect on the environment with implementation of proposed mitigation measures. The 30-day public review period for the MND began on January 9, 2026 and closed on February 9, 2026. Resolution No. 26-13 adopted the IS/MND and directed the City Manager, or designee, to file a Notice of Determination.

SECTION 7. General Plan and Zoning. The proposed Project conforms to the Bellflower General Plan, as set forth in Section 3. The Zone Change is intended to facilitate residential development to meet the City's assigned RHNA allocation as set forth in Section 4.

SECTION 8. Public Benefits . The Development Agreement provides for public benefits including, without limitation:
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City of Bellflower
Ordinance No. 1456

A. The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.

8. The Project is located on underutilized property. Improving the property through private investment increases tax revenue for public welfare and is a critical component of City's overall plan for a thriving downtown.

C. Providing housing which will help to satisfy City's obligation to meet City's share of regional housing needs.

D. Fulfilling the long-term economic goals for City by providing housing to help offset the jobs/housing imbalance.

E. Providing for-sale housing units to increase City's overall housing supply.

F. The Project creates economic opportunity to City and all property tax collecting entities in that development of the Project will result in an increase of at least 15 percent of total property tax resulting from the Project at full implementation when compared to the year before the Property being acquired by City .

G. Relieving pressure to build housing in existing neighborhoods.

H. Providing short-term construction employment within City.

I. Enhancing access to City's public recreational facilities by contributing toward a transit-oriented development Project within walking distance to a Class I ti bikeway, Library Garden Park, Town Center Plaza, Friendship Plaza, Pirate Park, the Los Angeles County Health Department, the Los Angeles County Library, and the Mayne Events Center.

J. As designed, the Project provides a balance of density, cohesiveness and integration into the surrounding downtown neighborhood and is significantly less impactful in size, scale, density and parking as would otherwise be permitted by state law.

K. Enhancing access to various public facilities by providing a transit-oriented development Project within walking distance to the future Downtown Bellflower Station for the proposed Southeast Gateway Line, Bellflower City Hall, the Los Angeles County Health Department, the Los Angeles County Library, and the Los Angeles County Superior Court.

L. The Project prevents the spread of blight in the downtown by reusing and repurposing the currently vacant former White's Funeral Home property. The Project enhances the appearance of the community through creative design of buildings, structures, and facilities.
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City of Bellflower
Ordinance No. 1456

SECTION 9. Incorporation of Development Agreement; Changes; Execution.

In accordance with Government Code §§ 65864, et seq. this Ordinance approves the Development Agreement in substantially the form attached as "Exhibit A" and incorporated into this Ordinance by reference.

A. The DA may be changed before execution as authorized by the City Council during the public hearings for the Project.

8. The DA may be changed before execution for minor clarifications and technical, clerical, corrections as approved by the City Attorney including, without limitation, completion of references, status of planning: approvals, and completion and conformity of all exhibits to the DA.

C. The City Council authorizes the Mayor to execute the DA on the City's behalf.

The City Manager, or designee, is authorized to execute amendments or operative memoranda as permitted by the DA, in a form approved by the City Attorney.

SECTION 10. Approval. Based on the foregoing, the City Council approves:
1) Zone Change Case No. ZC 25-02 to change the zoning designation from TODSP (Transit Oriented Development Specific Plan) to FSSP (Flower Street Specific Plan) for properties located on real property commonly known as 9855, 9903, and 9915 Flower Street as set forth in "Exhibit B," which is attached and incorporated by reference; and 2) Specific Plan Case No. SP 25-01 for Flower Street Specific Plan ("FSSP") as set forth in "Exhibit C," which is attached and incorporated by reference.

SECTION 11. Construction. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council's intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.

SECTION 12. Enforceability. Repeal of any provision of the BMC does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.

SECTION 13. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The 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 14. 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 -8-

City of Bellflower
Ordinance No. 1456

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 aU 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 15. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.

SECTION 16. Electronic Signatures. This Ordinance may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 17. Recording. The City Clerk is directed to certify the passage and adoption of this Ordinance, cause it to be entered into the, City of Bellflower's book of original ordinances, make a note of the passage and adoption in the records of this meeting, and, within fifteen days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

SECTION 18. Effective Date. This Ordinance becomes effective on the 3dh day following its passage and adoption.

Ill
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City of Bellflower
Ordinance No. 1456

ORDINANCE NO. 1456 HAD ITS FIRST READING ON APRIL 13, 2026, ITS SECOND READING ON APRIL 27, 2026, AND WAS DULY PASSED, APPROVED,

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

ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney

EXHIBITS
Sonny R. Santa Ines, Mayor
Exhibit A: Development Agreement File No. AFN 1125.1
Exhibit B: Zonin9 Map Amendment
Exhibit C: Flower Street Specific Plan
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ATTACHMENT A

EXHIBIT A
Development Agreement File No. AFN 1125.1
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RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

CITY OF BELLFLOWER
16600 Civic Center Dr.

Bellflower, CA 90706
Attn: City Clerk

EXEMPT FROM RECORDING FEES PER
GOVERNMENT CODE §§6103,, 27383,
27388.1{a}(2}{D}

SPACE ABOVE THIS LINE FOR RECORDER'S USE
DEVELOPMENT AGREEMENT BY AND BETWEEN:

CITY OF BELLFLOWER AND BELLFLOWER 5 INV, LLC.

FOR THE FLOWER STREET DOWNTOWN HOUSING PROJECT
(AGREEMENT FILE NO. 1125.1)
APPROVAL DATE: APR tl 13, 2026
EFFECTIVE DATE:
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AGREEMENT FILE NO. 1125.1

DEVELOPMENT AGREEMENT

FLOWER STREET DOWNTOWN HOUSING PROJECT
This Development Agreement (the "Agreement") is made as of April 13, 2026, by and between Bellflower 5 Inv, LLC, a California Limited Liability Company ("Owner"), and the City of Bellflower, a charter city and municipal corporation ("City") pursuant to Government Code§§ 65864, et seq.

City and Owner are referred to jointly within this Agreement as the "Parties" and individually as a "Party." The Parties agree as follows:

RECITALS
A. On November 18, 2024, Owner executed an Agreement of Purchase and Sale with Alderwoods Group (California), Inc. ("Seller") for the property at 9903 Flower Street, Bellflower, CA, and more particularly described in the attached Exhibit A, which is incorporated by reference (the "Site 1").

B. On November 27, 2024,. City and Owner entered into a Loan Agreement for Owner's acquisition of Site 1, and City recorded a Deed of Trust with Assignment of Rents with the County of Los Angeles, Document Number 2024!0904213, providing the security for City's loan to Owner (the "Site 1 Loan Agreement").

C. On February 25, 2025, escrow for the Site 1 sale closed and fee simple title to Site 1 was transferred to Owner from Seller.

D. Site 1 includes one parcel located at 9903 Flower Street, APN 7109-013-033, on approximately 1.11 acres in Downtown Bellflower. Site 1 is located in Planning Area 5 of the Transit-Oriented Development Specific Plan.

E. On April 13, 2026 (the "Approval Date"), the City Council approved an Agreement of Purchase and Sale with Owner for the property at 9855 Flower Street, Bellflower, CA, and more particularly described in the attached Exhibit A, which is incorporated by reference (the "Site 2"). Together, Site 1 and Site 2 will be referred to within this Agreement as the "Property."
F. City and Owner reached mutual agreement and desire to voluntarily enter into this Agreement to facilitate development of the Property subject to the conditions and requirements set forth herein.

G. Government Code §§ 65864 through 65869.5 ("the "Development Agreement Statute") authorizes City to enter into binding development agreements with persons having legal or equitable interests in real, property for the development of such property.

H. Owner's proposed development of the Property will be generally known as the Flower Street Downtown Housing Project and is generally described as an on-grade, 3-story townhome project consisting of approximately 32 for sale residential units on Site 1 and 14 residential units on Site 2, as depicted on attached Exhibit B to this Agreement ("Project"). 1 -13-

I. Pursuant to the California Environmental Quality Act ("CEQA"), City prepared Mitigated Negative Declaration No. 25-01 to evaluate the Site 1 Project Approvals and this Agreement (the "Site 1 MND").

J. On the Approval Date, the City Council held a duly noticed public hearing at which the City Council:
• Approved the Site 1 MND;
• Approved the Site 1 Project Approvals; and
• Adopted Ordinance No. 1456 approving this Agreement (the "Adopting Ordinance").

K. This Agreement is intended to be, and will be construed as, a development agreement within the meaning of the Development Agreement Statute and, in that connection, will, among other things, assure Owner that the Project can be completed in accordance with the Owner's Vested Right as defined below and for the uses and to the density and intensity of development set forth in the Project Approvals and this Agreement.

L. Development of the Project will further the comprehensive planning objectives contained within the General Plan and will result in public benefits, including, among others, the following:
• The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.
• The Project is located on underutilized property. Improving the property through private investment is a critical component of City's overall plan for a thriving downtown. • Providing housing which will help to satisfy Oty's obligation to meet City's share of regional housing needs.
• Fulfilling the long-term economic goals for City by providing housing to help offset the jobs/housing imbalance.
• Providing approximately 46 for-sale housing units to increase City's overall housing supply.
• The Project creates economic opportunity to City and all property tax collecting entities in that development of the Project will result in an increase of at least 15 percent of total property tax resulting from the Project at full implementation when compared to the year before the Property being acquired by City.
• Relieving pressure to build housing in existing neighborhoods. • Providing short-term construction employment within City. • Enhancing access to City's public recreational facilities by contributing toward a transit- oriented development Project within walking distance to a Class Ill bikeway, Library Garden Park, Town Center Plaza, Pirate Park, the Los Angeles County Health Department, the Los Angeles County Library, and the Mayne Events Center. 2 -14-

1. • Enhancing access to various public facilities by providing a transit-oriented development Project within walking distance to the future Downtown Bellflower Station for the proposed Southeast Gateway Line, Bellflower City Hall, the Los Angeles County Health Department, the Los Angeles County Library, and the Los Angeles County Superior Court. • The Project prevents the spread of blight in the downtown by reusing and repurposing the currently vacant former White's Funeral Home property. The Project enhances the appearance of the community through creative design of buildings, structures, and facilities.

AGREEMENT
The Parties agree as follows:

Defined Terms. Unless the contrary is stated or dearly appears from the context, the following definitions govern the construction of the words and phrases used in this Agreement:
a. "Adopting Ordinance" means the ordinance approving this Agreement. b. "Agreement" means this Development Agreement and any amendment properly approved and executed pursuant to Section 11 below.
c. "App.roval Date" means the date on which the City Council conducted the first reading of the Adopting Ordinance. That date is April 13, 2026. d. "City'' means the City of Bellflower, California.
e. "Day'' means a calendar day unless specifically stated as a "business day." f. "Default" means the material and substantial failure by a Party to timely meet that Party's obligations under this Agreement.
g. "Development Approvals" means all non-legislative permits, entitlements, and other approvals granted or issued by the City for the use of, construction upon, and/or development of the Property, including revisions, addenda, amendments, and modifications to these actions. Development Approvals include, but are not limited to, the following actions,
• Development Review;
• Tentative and final subdivision maps;
• Certificates of compliance, lot rine adjustments, and boundary adjustments; • Density bonuses and related concessions, waivers, and incentives; • Site development permits;
• Site plan and architectural review;
• Grading, demolition, building, and occupancy permits; 3 -15-

• Sewer and water connection permits and agreements;
• Environmental review (e.g., CEQA) documents for the Project; and • Street, drainage, utility, stormwater, landscape permits, and other improvement permits and agreements.

Development Approvals do not include Land Use Regulations, which are defined below.
h. "Development Plan" means the complete development of the Project pursuant to the Existing Land Use Regulations, the Existing Development Approvals, the Subsequent Land Use Regulations to which Owner has consented in writing, Subsequent Development Approvals, and this Agreement.
i. "Effective Date" means the date on which the Adopting Ordinance becomes operative under Government Code Section 36937. Note that the "Effective Date" is not the same as the "Approval Date."
j. "Exhibit" means an exhibi.t attached to this Agreement, unless otherwise specified.

All Exhibits are deemed incorporated within this Agreement. k. "Existing Land Use Regul'ations11 means all Land Use Regulations in effect on the Approval Date, including the General Plan and applicable zoning. Changes to Land Use Regulations occurring between the Approval Date and the Effective Date will not be considered part of the Existing Land Use Regulations without Owner's prior written consent.

I. "General Plan" means the general plan of the City.
m. "Include" and its derivatives such as '1 including" will be deemed to incorporate the phrases "without limitation," "but not limited to," and their grammatically correct equivalents, unless specifically set forth as "includes only" or an equivalent phrase. n. "Land Use Regulations" means all applicable law governing the development and use of real property. Land Use Regulations include the General Plan and the Bellflower Municipal Code. Land Use Regulations do not apply to City's enforcement of the uniform codes regulating building or construction standards which will apply to the Project at the time Oty issues building permits.
o. "Map" means Vesting Tentative Map No. 84789.
p. "Owner" means Bellflower 5 Inv, LLC, a California Limited Liability Company, and its respective successors and assigns with respect to all or any portion of the Property or this Agreement.
q. "Owner's Vested Right" means Owner's property right to develop the Property as set forth in this Agreement.
r. The "Parties11 means the City and Owner. A "Party" means either the City or Owner. 4 -16-

s. "Periodic Review'' means the City's review of Owner's good faith compliance with the terms of this Agreement pursuant to Government Code Section 65865.1, as set forth in Section 12 below.
t. "Project11 means the development of the Property to the full extent set forth in Owner's Vested Right.
u. "Project Appmvals 11 means the Site 1 Approvals and any Subsequent Development Approvals, including Development Approvals for Site 2.
v. The "Property,,, means the real property described in Exhibit A. w. "Public Benefits11 means those benefits provi.ded to the City by Owner and the Project as set forth on Exhibit E.
x. "Qualified Lender11 means a party who hoids a mortgage, deed of trust, or other security device to secure financing related to the Property or the Project, as more fully addressed in Section 16 below.
y. "Site 111 means the property located at 9903 Flower Street, Bellflower, CA, and more particularly described in Exhibit A.
z. "Site 1 Approvals11 means the following Devel,opment Approvals and Land Use Regulations approved by the City Council on the Approval Date:
• General Plan Amendment Case No. GPA 25-02;
• Zone Change Case No. ZC 25-02;
• Specific Plan Case No. 25-01;
• Development Review Case No. DR 3-25-16185; and
• Vesting Tentative Map No. TM 84789 (the "Map").
aa. "Site 1 Loan Agreement11 means the Loan Agreement for Owner's acquisition of Site 1 which is referenced in Recital B.
bb. "Site 211 means the property located at 9855 Flower Street, Bellflower, CA, and more particularly described in Exhibit A.
cc. "Subsequent Development Approvals11 means all Development Approvals for the Project which are approved, granted, or issued after the Approval Date and which are required or permitted by the Existing Land Use Regulations, the Subsequent Land Use Regulations to which Owner has consented in writing, and this Agreement. dd. "Subsequent Land Use Regulations" means those Land Use Regul,ations which are both adopted and effective after the Approval Date and which are not incorporated within the definition of Existing Land Use Regulations. ee. "Map11 means Vesting Tentative Map No. 84789 which was approved for the Project on April 13, 2026, and any amendments to Vesting Tentative Map No. 84789. ff. "Term" means the term of this Agreement as set forth in Section 2 below. 5 -17-

l

2. Term of Agreement. This Agreement commences upon the later of (i) the Effective Date and (ii) the date on which the Agreement of Purchase and Sale for Site 2 referenced in Recital E is executed by the Parties. The Term is 15 years, unless the Term is modified by mutual written consent of the City and Owner. Upon the expiration of the Term, this Agreement is terminated.

3. Public Benefits. Development of the Project will further the comprehensive planning objectives contained within the General Plan and will result in public benefits, including, among others, those set forth in Exhibit E.

4. Vested Right to Develop the Proiect. Owner will have the vested right to complete development of the Project on the Property to the full extent and in the manner provided in the Development Plan and this Agreement {"Owner's Vested Right"). Owner's Vested Right and this Agreement are intended to l1imit, to the degree specified in this Agreement and permitted under State law, the City's abil'ity to regulate development of the Project and the Property during the Term.
a. Permitted Uses and Development Standards. During the Term, Owner may construct the Project on the Property in accordance with the Development Plan. b. Implementing Actions. To enable Owner to complete the Project consistent with Owner's Vested Right, the City agrees that it will:
• Timely process all Subsequent Development Approvals and Subsequent Land Use Regulations needed, in Owner's Judgment, to implement development of the Project and consistent with the Development Plan; and • Take such other actions that are requested by Owner and consistent with the terms of this Agreement.
c. Vested Rights Upon Termination. Termination of this Agreement does not invalidate any Land Use Regulations or terminate any Development Approvals obtained prior to the date of termination.
d. Citis Reserved Powers . Notwithstanding any other provision of this Agreement, Owner's Vested Right and the development of the Property will be subject to the following regulations:
• Processing Fees and Charges. Processing fees and charges required by City and applied uniformlv in connection with new construction citywide. Processing fees and charges do not include Development impact Fees.
• Procedural Regulations. Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals, and any other matter of procedure. • Uniform Codes. Those Uniform Codes adopted by reference in the BMC in accordance with Government Code§§ 50022.2, et seq. as required by applicable law including, without limitation, Health and Safety Code §§18944.5 and Title 24 of the California Code of Regulations. The Uniform Codes govern building and 6 -18-

construction standards including, without limitation, the building, plumbing, electrical, mechanical, grading, sign, and fire standards. • Health and Safety Regulations. Regulations reasonably necessary to protect persons from conditions dangerous to their health and/or safety, provided that the regulation constitutes a valid exercise of the City's police power, is based upon findings of necessity established by a preponderance of evidence, and is applied and enforced in a uniform, consistent, and nondiscriminatory manner so as not to primarily or disproportionately impact the Project. To the extent possible, any such regulations will be applied and construed so as to provide Owner with the rights and assurances provided under this Agreement.

5. Timing of Development. The California Supreme Court held in Pardee Construction Co. v.

6. City of Camarillo, 37 Cal. 3d 465 {1984), that the failure ofthe parties in that case to provide for the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over the parties' agreement. Therefore, subject to the Schedule of Performance set forth in Subsection a below, the Parties provide that with respect to the timing of the Project's development, Owner will have the right, but not the obligation, to (i) develop the Property and (ii) do so in such order and at such rate and at such times as Owner deems appropriate, all within the exercise of Owner's subjective business judgment. a. Schedule of Performance. The Parties each will timely complete their respective tasks set forth in Exhibit D. Adhering to the Schedule of Performance is a material inducement for City to execute this Agreement. For good cause, either Party may grant the other Party an extension of time to perform that Party's Exhibit D tasks. The City Manager may determine good cause for City. Such determination may be appealed to the City Council by Owner.

Should a Party default in its performance of any obligation under this Agreement which delays or prevents the other Party from timely performing its Exhibit D tasks, the time for the non-defaulting Party to perform those Exhibit D tasks will be extended. The extension will be for a time reasonably reflecting the consequences of the delay or prevention, but in no event less than the length of delay resulting from the default. A failure by a Party to timely complete an Exhibit D task is subject to the Notice and Cure provisions in Section 13 below.

Unless the Parties mutually agree otherwise, any extension of time to perform a Exhibit D task will extend the time to perform all subsequent Exhibit D tasks.

Should Owner fail to timely complete an Exhibit D task, and subject to the Notice and Cure provisions in Section 13 bel:ow, the same will constitute a material breach under Section 5.14 of the Site 1 Loan Agreement, and City may exercise its rights under Section 5.14 (Task Schedule) of the Site 1 Loan Agreement. If a separate loan agreement related to the purchase of Site 2 has been signed by Parties and contains a provision substantially the same as Section 5.14 of the Site 1 Loan Agreement, City may also exercise its rights under that provision of the separate loan agreement.

Development, Impact, Processing, and Other Fees.
7 -19-

a. Project Impact Fees. Owner takes notice pursuant to Government Code § 66020(d) that City is imposing exactions upon the Project in accordance with the Mitigation Fee Act {Government Code §§ 66000, et seq.). Owner is informed that it may protest exactions in accordance with Government Code ~ 66020. Owner will pay only those Mitigation Fee Act exactions in effect as of the Approval Date.

Owner will pay the following development impact fees:

Notwithstanding the above, Owner will pay and waives any right of protest to the following fees:
b. $700,000 as the Project's Parks and Recreation Fee, to be used towards improvements to Friendship Plaza and Pirate Park with any excess unused amounts to be allocated toward other qualified park development impact fee projects. • $54,510 as the Project's Public and General Government Facilities Fee. • $8,490 as the Project's Public Safety Fee.

These fees will be paid on a per residential unit basis by construction phase, meaning that fees for residential units within a phase of construction will be paid when the Building Official issues the certificate of occupancy for the residenUal units in that phase.

Owner wHI incorporate Public Art in a form and on a site mutually agreeable to Owner and City Council or alternatively pay the associated fee established pursuant to BMC Section 3.32 .040.

Nothing in this Agreement precludes City and Owner from entering into reimbursement agreements for the portion, if any, of the cost of any dedications, public facilities and/or infrastructure that City required as conditions of the Project Approvals, to the extent that they exceed those reasonably necessary to mitigate the impacts of the Project.
c. Reimbursement Agreements. Nothing in thi,s Agreement precludes City and Owner from entering into reimbursement agreements for the portion, if any, of the cost of any dedications, public facilities and/or infrastructure required by conditions of the Project Approvals, to the extent that they exceed those reasonably necessary to mitigate the impacts of the Project.
d. Applicable Fees. Owner is obligated to pay those fees, charges, exactions and assessments, including dedications and improvements, as are set forth in the Existing land Use Regulations, the Project Approvats, including the Conditions of Approval, and this Agreement.
e. Limitation on Increase in Project Impact Fees. Any increase in any Project Impact Fee described in Subsection a above will apply to Owner, the Property, or the Project only to the extent that the fee increase is applied consistently and proportionately to all development projects within the City.
8 -20-

• 7. Term of Map(s) and Other Proiect Approvals. The term of the Map and other Project Approvals is governed by applicable law, the Project Approvals, and this Agreement ..

8. Other Governmental Permits and Fees. The City will cooperate with Owner's efforts to obtain such other permits and approvals as may be required by or from other governmental or quasi-governmental agencies with jurisdiction over the Project in connection with the Development Plan.

9. Nexus/Reasonable Relationship Challenges. Owner waives any rights it may have now or in the future to chaUenge the legal validity of, the conditions, requirements, policies or programs that comprise the Development Plan and/or this Agreement. This waiver includes, without limitati:on, claims for an abuse of the police power, a violation of substantive due process, a denial of equal protection of the laws, a taking of property without payment of just compensation, or the imposition of an unlawful tax.

10. State. and Federal Laws.
a. State and Federal Fees. Notwithstanding any other provision of this Agreement, if, after the Effective Date, a state or federal law or regulation is adopted which requires the City to impose a fee upon Owner, Owner will pay that fee. This provision does not apply if the City's imposition of that fee upon Owner is not mandatory. b. Changes in Federal and State Law. The Property may be subject to subsequently enacted state or federal laws or regulations that conflict with the Development Plan.

Upon discovery of such a subsequently enacted federal or state law, City or Owner will provide the other Party with written notice containing a copy of the state or federal law or regulation and a written explanation of the legal or regulatory conflict created. Within ten (10) days after receipt of that notice, City and Owner will meet and confer in good faith in a reasonable attempt to modify this Agreement, as necessary, to comply with such federal or state law or regulation. In such negotiations, City and Owner agree to preserve the terms of this Agreement and the Owner's Vested Right to the maximum feasible extent while resolving the conflict. City agrees to cooperate with Owner in resolving the conflict in a manner which minimizes any financial impact to Owner. Any delays caused by such changes in state or federal law wil:I be considered delays beyond the control of City or Owner pursuant to Section 15 below.

11. Modification or Cancellation by Mutual Consent. The following provisions will govern the amendment and/or cancellation of this Agreement (collectively, an "Amendment"):
a. General. Pursuant to the Development Agreement Statute, an Amendment may occur through the mutual written consent of the Parties or their respective successors in interest.
b. Amendments of Development Plan. A change in the Development Plan does not require an Amendment if Owner provides written consent to the change. c. Minor Changes. The provisions of this Agreement require a close degree of cooperation between the Parties and "Minor Changes" to the Project may be required 9 -21-

from time to time to accommodate design changes, engineering changes, and other refinements related to the details of the Parties' performance. "Minor Changes" means changes to the Project that are otherwise consistent with the Bellflower Municipal Code and the General Plan and do not result in a change in the type of use of the Property, a material increase in the density or intensity of use, significant new or increased environmental impacts that cannot be mitigated, or violations of any applicable health and safety regulations in effect on the Approval Date. d. Operating Memoranda. The Parties acknowledge that the provisions of the Agreement require a close degree of cooperation and that new information and future events may demonstrate that changes are appropriate with respect to the details of performance of the Parties under this Agreement. The Parties desire, therefore, to retain a certain degree of flexibility with respect to the details of performance for those items covered in general terms under this Agreement. If and when, from time to time, the Parties find that refinements or adjustments are desirable, such refinements or adjustments will be accomplished through operating memoranda or implementation agreements approved by the Parties which, after execution, will be attached to this Agreement as addenda and become a part hereof. e. Execution of Memoranda. Operating memoranda or implementation agreements may be executed on behalf of City by the City Manager and the City Attorney. In the event a particular subject requires notice or hearing, such notice or hearing will be appropriately given. Any significant modification to the terms of performance under this Agreement will be processed as an amendment of this Agreement in accordance with this Agreement and must be approved by the City Council.

12. Periodic Review. Pursuant to Government Code Section 65865.1, at least once during every twelve (12) month period of the Term, City will revi,ew the good faith compliance of Owner with the terms of this Agreement ("Periodic Review").
a. Standards for Periodic Review. During the Periodic Review, Owner is required to demonstrate good faith compliance with the terms of this Agreement. Good faith compliance is established if Owner is not in Default under this Agreement. If the City Council or its designee finds and determines, based on substantial evidence, that Owner is in Default, then, before taking further action to terminate this Agreement or file suit against Owner, the City must first comply with this Agreement, including the conduct of a final City Council hearing. In any legal action by Owner challenging the City's determination of Default, the court will conduct a de novo review of Owner's compliance based on the administrative record and determine if the preponderance of evidence supports the City's determination.
b. Procedures for Periodic Review. City will provide Owner at least 60 days' notice of any date scheduled for a Periodic Review. Such notice will identify the last date on which information may be submitted to City to be considered by the City Council regarding the Periodic Review. Owner is not limited in the information it presents to the City Council for the Periodic Review. Owner may, if needed, provide information to the City Council in the first instance at the City Council hearing on the Periodic Review. -22-

c. Certificate of Compliance. At any time during any year that the City Council determines that Owner is not in Default under this Agreement, City will, upon written request by Owner, provide Owner with a written certificate of good faith compliance within fifteen business days after receiving that request.

13. Default by Owner. A Default by Owner is limited to the material and substantial failure by Owner to timely meet Owner's obligations under this Agreement. This scope of a Default is not intended to expand or limit the legal definition of materiality, but rather to establish the limited nature of a default which may lead to an early termination of this Agreement. a. Notice and Cure. Before the City may declare a Default or a termination of this Agreement or bring a legal action to terminate this Agreement, the procedures of this Section must be followed. In the case of a Default arising from the conduct of a Periodic Review, the procedures of this Section must be strictly followed and constitute a second and independent review of the good faith compliance of Owner.

The City must assert a Default by providing written notice to Owner setting forth the nature of the Default and the actions, if any, required by Owner to cure the Default.

Owner is in Default if Owner fails to cure the Default within thirty days after the date of such notice (for monetary defaults) or within sixty days after the date of such notice (for non-monetary defaults). If the nature of the alleged Default is such that it cannot reasonably be cured within the applicable cure period, Owner is not in Default if it has commenced efforts to cure the Default within the applicable cure period and continues to diligently pursue completion of the cure.
b. Final City Council Review. If, after complying with the notice and cure provisions, the City continues to allege that Owner is in Default, then, before seeking a judicial remedy, the City Council must conduct a final hearing on the existence of a Default using the procedures for the Periodic Review set forth above. c. Standard of Review. Because of the potentially severe consequences of a Default and the need for appropriate due process before this Agreement may be terminated, any determination by the City Council that Owner is in Default must be based upon the preponderance of evidence before the City Council.
d. Remedies for Owner's Default. If City complies with this Agreement in determining a Default exists, it may then, as its sole option, institute legal action to terminate this Agreement. In any legat action by Owner challenging the City's determination of Default, the court will conduct a de novo review of Owner's compliance based on the admini-strative record and determine if the preponderance of evidence supports the City Council's determination.

14. City Defaults/ Limited Remedies. If the City is in Default, Owner's remedies are limited to bringing an acUon for mandamus to compel the City to perform its obligations and/or to remedy the consequences to Owner of the failure of the City's material representations. If, and only if, the City fails to comply with a judgment of a court requiring the performance of specific acts by the City, Owner may then sue City for the non-performance of its obligations.
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15. Delay for Events Beyond the Parties' Control. Neither Party is in default where failure or delay in performance of any of its obligations under this Agreement is beyond the Party's control. Examples of such events include acts of nature (such as fire, mud, rain, floods, earthquakes), pandemics, enactment of new conflicting or state laws or regulations (such as the listing of a species as threatened or endangered), judicial actions (such as the issuance of restraining orders and injunctions), damage to work in process by reason of riots, strikes, significant vandalism, or other similar occurrences, the discovery and remediation of environmental contamination not identified on a Phase 1 Environmental Site Assessment during due diligence, and national economic recessions adversely affecting the homebuilding industry. If any such events will occur, both the time for performance by the delayed Party and the Term will be extended for a period equal to the time of the delay.

16. Lender Protection Provisions.
a. Discretion to Encumber. This Agreement does not prevent or limit Owner, in any manner, at Owner's sole discretion, from encumbering some or all of the Property or any improvement on the Property by any mortgage, deed of trust, or other security device to secure financing related to the Property or the Project. b. Notice of Default. Any notice of any default by Owner which is provided to Owner pursuant to this Agreement will also be sent to any lender that has made a loan then secured by a deed of trust against all or a portion of the Property, provided that the lender has first given the City written notice of the lender's election to receive copies of default notices and provided to the City a recorded copy of its applicable deed of trust. Any lender that has taken these steps is referred to within this Agreement as a "'Qualified Lender." A Qualified lender does not include the maker of a loan sotely to the owner of a single family residential unit within the Property. c. Right of a Qualified Lender to Cure a Default. If Owner fails to timely cure any default under this Agreement within the time periods set forth in this Agreement, then the City will send a written notice of that failure to each Qualified Lender. After receiving that notice, each Qualified Lender may cure any such default on the same terms as Owner. The Qualified Lender's time in which to commence a cure begins on the date of its receipt of the written notice. If the nature of the default is such that a Qualified Lender cannot reasonably cure the default without being the owner of all or the applicable portion of the Property, the Qualified Lender is deemed to be diligently pursuing the cure of any such default if the Qualified Lender is proceeding to foreclose the lien of its deed of trust against all or the applicable portion of the Property and after completing that foreclosure promptly commences the cure of the default and thereafter diligently pursues that cure to completion.
d. No Impairment of Development Agreement to Mortgage. A default by Owner does not subordinate, invalidate or defeat the lien of any mortgage held by a lender.

Neither a breach of any obligation secured by any mortgage held by a lender or other lien against the mortgaged interest, nor a judicial foreclosure, trustee's sale, or acceptance of a deed in lieu of foreclosure (collectively, a "Foreclosure") under any mortgage or other lien, will defeat, diminish, render invalid or unenforceable, or 12 -24-

otherwise impair Owner's rights or obligations, or constitute a default, under this Agreement. In no event will a Foreclosure or other exercise by a lender of its pre-or post-Foreclosure rights in connection with a mortgage require any consent or approval by the City.
e. Lender's Obligations with Respect to the Property. Notwithstanding anything to the contrary in this Agreement, no lender will have any obligations or other liabilities under this Agreement unless and until that lender acquires title to the portion of the Property that was subject to the applicable mortgage. Further, no lender will have any obligations or liabilities under this Agreement solely because it holds a mortgage or an interest in Owner.

17. Recordation of this Agreement. City will record this Agreement with the Los Angeles County Recorder within ten days after the Effective Date. The fai'lure of the City to sign and/or record this Agreement does not affect the validity of this Agreement.

All of the provisions, agreements, rights, powers, standards, terms, covenants and obtigations contained in this Agreement are binding upon the Parties and their respective heirs, successors by merger, consolidation, or otherwise and assigns, devisees, administrators, representatives, lessees, and all other persons or entities acquiring the Property, any lot, parcel or any portion thereof, or any interest therein, whether by sale, operation of law or in any manner whatsoever, and inure to the benefit of the Parties and their respective heirs, successors by merger, consolidation or otherwise and assigns. All of the provisions of this Agreement are enforceable during the Term hereof as equitable servitudes and constitute covenants running with the land pursuant to applicable law including, without limitation, Civil Code§ 1468.

18. No, Third Party Beneficiaries. This Agreement is entered into for the sole benefit of the Parties and their respective successors and assigns. No other person or entity has any right of action based upon any provision of this Agreement.

19. Owner's Right to Assign. Owner may:
a. Make a sale, lease, assignment, or other conveyance (coHectively, a 11 Conveyance") of all or any portion of the Property (the 11Transferred Property"); b. Assign some or all of its rights, title, and interest in and to this Agreement (the "Transferred Rights") to one or more persons or entities (a 11Transferee"); and c. Delegate to a Transferee obligations under this Agreement (the 11 Delegated Obligations").

In any such Conveyance, the scope of Transferred Rights and Delegated Obligations must correspond to the rights and obligations applicable to the Transferred Property. Owner must give written notice to City after the completion of a Conveyance and concurrently deliver to the City a fully executed Assignment and Assumption Agreement between Owner and the Transferee which identifies the Transferred Property, itemizes any Transferred Rights and Delegated Obligations, and includes the Transferee's written acceptance of the Transferred Rights and assumption of the Delegated Obligations. The Assignment and 13 -25-

Assumption Agreement must be substantially in the form of Exhibit D or such other form as mutually agreed upon by the Parties.

Upon recordation of the deed conveying title to the Transferred Property to the Transferee and delivery to the City of the fully executed Assignment and Assumption Agreement (the date of del ivery to be the 11Transfer Date"), the Transferee will succeed to the Transferred Rights and will assume the Delegated Obligations. At that time, Owner will have no further rights or obligations under this Agreement with respect to the applicable Transferred Property, except for any such rights and obligations that accrued before the Transfer Date.

20. City's Consent. Except as otherwise provided for selling or leasing individual lots or homes, City's consent is not required for a transfer between Owner and a third party unless, at the time of the Assignment, Owner is determined to be in Default and the Default ha.snot been cured. If Owner is in Default, City must consent to any Assignment which provides adequate security to City, in the reasonable exercise of City's discretion, to guarantee the cure of the Default upon completion of the Assignment.

21. Sale or Lease of Individual Lots or Homes. Upon sale or lease of an individual lot or home to an end user the acquiring or leasing party will be deemed to have no obligations under this Agreement and the individual lot is no longer be subject to or burdened by this Agreement.

22. Third Party Challenges; Defense and Indemnity. In the event of any administrative, legal or equitable action or other proceeding instituted by any person or entity not a party to the Agreement challenging the validity of any provision of this Ag reement, challenging any agreement between City and other government agencies entered into at the request of Owner to facilitate the development of the Project Site, challenging any of the Project Approvals, or challenging the sufficiency of any environmental review of either this Agreement or any Project Approval under CEQA (each a 11Third Party Challenge"), each Party must cooperate in the defense of such Third Party Challenge, in accordance with this Section .

In light of the Parties' mutual interests in successfully defending against a Third Party Challenge, all communications between Owner and City concerning a Third Party Challenge must be kept confidential and cannot be disclosed by either Party without the written consent of the other Party.

Owner agrees to pay City's costs of defending a Third Party Challenge, including all court costs and reasonable attorneys' fees expended by City including the time and cost of the City Attorney in defense of any Third Party Action, as well as the time of City's staff spent in connection with such defense . Owner may select its own legal counsel to represent Owner's interests in any Third Party Challenge at Owner's sole cost and expense. City agrees that it will not enter into a settlement agreement to any Third Party Challenge without Owner's written consent. Owner's obligation to pay City's costs in the defense of a Third Party Challenge does not extend to those costs incurred on appeal unless otherwise authorized by Owner in writing. If Owner elects, in its sole and absolute discretion, not to contest such litigation challenges, City does not have any obligation to contest such 14 -26-

challenges. If City elects to contest such challenges after Owner elects not to contest, City will do so at its sole cost.

The provisions of this Section will apply only in the event of a legal or equitable action or other proceeding, before a court of competent jurisdiction, instituted by any person or entity not a party to this Agreement chaUenging the applicability to the Project or Project Site of a conflicting City law (a "Third Party Enforcement Action"). In the event of a Third Party Enforcement Action, City must promptly notify Owner of such action or proceeding, and cooperate with Owner so as to most effectively respond to the Third Party Enforcement Action. In no event will City take any action that would frustrate, hinder, or otherwise complicate Owner's efforts to respond.

The Parties agree to cooperate, to the maximum extent permitted by law, in the defense of such action or proceeding. For purposes of this Section, the required cooperation between the Parties includes, without limitation, developing litigation strategies, preparing litigation briefs and other related documents, conferring on all aspects of the IHigation, devel:oping settlement strategies, and, to the extent permitted by law, jointly making significant decisions related to the relevant litigation, throughout the course thereof.

City's costs of defending any Third Party Enforcement Action, including all court costs, and reasonabl'e attorneys' fees expended by City including the time and cost of the City Attorney i,n defense of any Third Party Enforcement Action, as well as the time of City's staff spent in connection with such defense, will be paid in accordance with this Agreement.

In no event wilt. such costs extend to, nor will Owner or the Project be obligated to pay, any costs incurred on appeal unless otherwise authorized by Owner in writing.

City must not enter into a settlement agreement or take any other action to resolve any Third Party Enforcement Action without Owner's written consent. City cannot, without Owner's written consent, take any action that would frustrate, hinder or otherwise prevent Owner's efforts to settle or otherwise resolve any Third Party Enforcement Action.

Provided that City complies with this Section and provided that Owner is a party to the relevant Third Party Enforcement Action, Owner agrees to be bound by any final judgment arising out of a Third Party Enforcement Action and further agrees that no default under this Agreement will arise if such final judgment requires City to apply to the Project or Project Site a City law that conflicts with applicable law or this Agreement.

Owner must defend and indemnify City from and against any and all damages, claims, costs and liabilities arising out of the personal injury or death of any third party, or damage to the property of any third party, to the extent such damages, claims, costs or liabilities result from the construction of the Project by Owner or by Owner's contractors, subcontractors, agents or employees . Nothing in this Section will be construed to mean that Owner must defend or indemnify City from or against any damages, claims, costs or liabilities arising from, or alleged to arise from, activities associated with the maintenance or repair by City or any other public agency of improvements that have been offered for dedication and accepted by City or such other public agency or for any other public improvements constructed by City or constructed by Owner at direction of City. City and Owner may from 15 -27-

time to time enter into subdivision improvement agreements, as authorized by the Subdivision Map Act, which agreements may include defense and indemnity provisions different from those contained in this Section. In the event of any conflict between such provisions in any such subdivision improvement agreement and the provisions set forth above, the provisions of such subdivision improvement agreement will prevail. This Section will sunset and have no further force or effect on the date that is ten years after termination of this Agreement.

23. Miscellaneous Provisions.
a. Notices. All notices which are allowed or required to be given under this Agreement ("Notices") must be in writing and are given and received when personally delivered or when deposited in the United States mail, with postage prepaid, to be sent by registered or certified mail or overnight mail service, addressed as set forth below and deemed received on the second business day after such mailing.

The addresses for Notices are as follows and may be changed by delivery of a Notice to these addresses:

If to City:
with a copy to:

If to Owner:
with a copy to:

City of Bellflower
Attn: Ryan Smoot, City Manager
16600 Civic Center Drive
Bellflower, CA 90706
Karl H. Berger
City Attorney
444 South Flower Street
40 th Floor
Los Angeles, CA 90071
Bellflower 5 Inv, LLC
Attn: Michelle Thrakulchavee
3121 Michelson Drive, Suite 150
Irvine, CA 92612
Tim Paone
Cox Castle & Nicholson LLP
3121 Michelson Drive, Suite 200
Irvine, CA 92612
b. Severability. If any part of this Agreement is declared invalid for any reason, such invalidity does not affect the validity of the rest of this Agreement, provided that the Owner's Vested Right and the Public Benefits are not materially diminished. c. Entire Agreement. This Agreement represents the entire agreement between the Parties and supersedes all prior agreements and understandings, whether oral or written, between the Parties.
16 -28-

d. Interpretation. This Agreement has been reviewed and revised by legal counsel for both Owner and City, and no presumption or rule that ambiguities will be construed against the drafting party applies to the interpretation or enforcement of this Agreement, which will be interpreted and enforced according to the plain meaning thereof.
e. Not Acting as Agents. In entering into and performing under this Agreement, each of the Parties is acting as an independent entity and not as an agent of the other in any respect. Nothing contained within this Agreement or in any document executed in connection with this Agreement shall be construed as making the City and Owner joint venturers, partners, or employer/employee.
f . Waiver. There are no implied waivers. AH waivers of performance must be in a writing signed by the Party granting the waiver. Failure by a Party to insist upon the strict performance of any provision of this Agreement, irrespective of the l:ength of time for which such failure continues, is not a waiver of the right to demand strict compliance with the same or any other provision of this Agreement in the future. g. Time of Essence. Time is of the essence of this Agreement, and all performances required under this Agreement must be completed within the time periods specified. h. Estoppe/ Certificate. Within ten business days following a written request by Owner, City will execute and deliver to Owner an "Estoppel Certificate" certifying that:
• Either this Agreement is unmodified and in full force and effect or there have been specified (date and nature) modifications to the Agreement, but it remains in full force and effect as mod.tied; and
• Either (i) there are no known current uncured defaults or Defaults under this Agreement or (ii) City alleges that specified (date and nature) defaults or Defaults exist.

The Estoppel Certificate also will provide any other reasonable information requested.

The failure to timely deliver this statement constitutes a conclusive presumption that this Agreement is in full force and effect without modification, except as may be represented by the Owner, and that there are no uncured defaults or Defaults in the performance of Owner, except as may be represented by Owner. Owner must pay to City all reasonable administrative costs incurred by City in connection with the issuance of an Estoppel Certificate before City issues the Estoppel Certificate. i. Choice of Law; Venue. This Agreement must be interpreted under the laws of the State of California. Any legal action pertaining to this Agreement must be filed and heard in a court of competent jurisdiction in Los Angeles County. j. Counterparts. This Agreement may be signed in as many as four duplicate counterparts. Each full set of counterparts constitutes a single original. k . Successors and Assigns. This Agreement binds and inures to the benefit of the successors and assigns of Owner in the Property.
17 -29-

I. Exhibits. This Agreement includes attached Exhibits A through E, which are incorporated by reference. The following exhibits are attached to this Agreement:
• Exhibit A -Legal Description of the Property
• Exhibit B -Site Plans and Project Description
• Exhibit C -Form of Assignment and Assumption Agreement • Exhibit D-Schedule of Performance
• Exhibit E -Public Benefits
This Agreement has been signed by the Parties on the dates indicated below.

ATTEST:

By: Mayra Ochiqui
City Clerk
APPROVED AS TO FORM:

By: Karl H. Berger
City Attorney

CITY OF BELLFLOWER,
a municipal corporation
By: Sonny R. Santa Ines
Mayor
18 -30-

"OWNER"
BELLFLOWER 5 INV, LLC,
a California limited liability company
By: •
Printed Name:

Its:
19 -31-

A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.

STATE OF CALIFORNIA
) §
County of ___________ )
On ___________ _, before me, ______________ a
Notary Public, personally appeared _____________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph i:s true and correct
WITNESS my hand and official seal.

Signature of Notary
{Affix seal here)
20 -32-

A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.

STATE OF CALIFORNIA
) §
County of ___________ )
On ____________ before me, ______________ a
Notary Public, personally appeared ______________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct
WITNESS my hand and official seal.

Signature of Notary
(Affix seal here)
21 -33-

EXHIBIT A

LEGAL DESCRIPTION OF THE PROPERTY
SITE 1: 9903 FLOWER STREET

THE LAND REFERED TO HEREIN BELOW IS SITUATED IN THE CITY OF BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

THE EAST 50 FEET OF LOT 25 AND ALL OF LOT 26 IN BLOCK 25 OF TRACT NO. 3557,

IN THE CITY OF BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 38, PAGE 69 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

APN: 7109-013-033
SITE 2: 9855 FLOWER STREET

THE LAND REFERRED TO HEREIN IS SITUATED IN THE CITY OF BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

THE WEST 77 FEET OF LOT 25, IN BLOCK 25 OF TRACT 3557, I_N THE CITY OF

BELLFLOWER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 38 PAGE(S} 69, OF MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

APN: 7109-013-904
-34-

EXHIBIT B

SITE PLANS AND PROJECT DESCRIPTION
[DRAFT, to be updated, as needed, after Project Approvals] Site 1-9903 Flower Street
LEGEND
i'!!CPOScllEASl:ME.'ltS
3 ...,..,,.,..,._,. .........
11 Mt.

Site Plan. Site 1 consists of four new buildings that are 11,572 square feet each with a total of 32 condominium units and a total floor area of 46,288 net square feet. Each building consists of three levels.

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

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

Parking and Access. On-site parking consists of two spaces for each of the 32 condominium units for a total of 64 parking spaces. Vehicular access is provided by a 26-foot-wide driveway connection located at the southeast corner of 9903 Flower Street and connects to two internal drive aisles.
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EXHIBIT C

FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION AGREEMENT ("Agreement") is entered into as of the __ day of ___ _, 20_, by and among __________ _, a ______ _ ("Assignor") and ______ _, a ______ (11 Assignee").

RECITALS
A. Assignor entered into a Development Agreement ("DA") with the City of Bellflower, California, on ___ _, 2026, with respect to property located at 9903 Flower Street in the City (APN 7109-013-033) (the "Property"). The DA was recorded in the Official Records of Los Angeles County on ____ (Document Number _______ ).

C. Assignor is the fee owner of the Property. The Property is more particularly described in Exhibit 1 to this Agreement ("Property").

D. Assignor desires to transfer its interest in the Property to Assignee as of the Effective Date of this Agreement (see Section 12 below) and Assignor desires to so acquire such interest in the Property from Assignor.

E. Assignor desires to assign to Assignee and Assignee desires to assume, without qualification, all rights and obligations of Assignor under the DA with respect to the Property.

Upon execution of this Agreement and transfer to Assignee of legal title to the Property, Assignor desires to be released from any and all obligations under the DA with respect to the Property.

AGREEMENT
NOW, THEREFORE, Assignor and Assignee hereby agree as follows:

1. Assignment by Assignor. Assignor hereby assigns, transfers and grants to Assignee, and its successors and assigns, all of Assignor's rights, title and interest and obligations, duties, responsibilities, conditions and restrictions under the DA with respect to the Property from and after the Effective Date (collectively, {/Rights and Obligations").

2. Acceptance and Assumption by Assignee. Assignee, for itself and its successors and assigns, hereby accepts such assignment and assumes alt such Rights and Obligations without qualification. Assignee agrees, expressly for the benefit of City, to comply with, perform and execute all of the covenants and obligations of Assignor arising from or under the DA with respect to the Property on or after the Effective Date.
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3. Release of Assignor. Assignee understands that pursuant to the DA, upon the signing and delivery of this Agreement to the City, Assignor will be released by the City from all Rights and Obligations under the DA. From that time forward:
• The term "Owner" in the DA will refer solely to Assignee; and • All the terms, covenants, conditions and provisions of the DA with respect to the Property remain in full force and effect.

4. Recording. Assignor will cause this Agreement to be recorded in The Official Records of Los Angeles County, California, and provide conformed copies of the recorded Agreement to Assignee and City within five {5) business days of recording.

5. Successors and Assigns. Atl of the terms, covenants, conditions and provisions of this Agreement are binding upon and will inure to the benefit of the parties hereto . and their respective successors and assigns, pursuant to Section 23k of the DA.

6. Assignee Address for Notices. The address of Assignee for the purpose of notices, demands, and communications permitted or required under the DA are:

Attention:

Telephone:

Facsimile:

With a copy to:

Attention:

Telephone:

Facsimile:

7. Applicable Law/Venue. This Agreement will be construed and enforced in accordance with the laws of the State of California, without reference to choice of law provisions. Any legal actions under this Agreement may be brought only in the Superior Court of the County of Los Angeles, State of Californi.a.

8. Interpretation. All parties have been represented by counsel in the preparation and negotiation of this Agreement, and this Agreement will be construed according to the fair meaning of its language. The rule of construction to the effect that ambiguities are to be resolved against the drafting party will not be employed in interpreting this Agreement . Unless the context clearly requires otherwise: {a) the plural and singular numbers will each be deemed to include the other; (b) the masculine, feminine, and neuter genders will each be deemed to include the others; (c) "must," "will," or "agrees" are mandatory, and "may" is permissive; (d) "or" is not exclusive; and {e) "includes" and "including" are not limiting. -37-

9. Headings. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants or conditions of this Agreement.

10. Severability. Except as otherwise provided herein, if any provision(s) of this Agreement is (are) held invalid, the remainder of this Agreement will not be affected, except as necessarily required by the invalid provisions, and remain in full force and effect unless amended or modified by mutual: consent of the parties.

11. Counterparts. This Agreement may be executed in one or more counterparts, each of which will be deemed to constitute an original, but all of which, when taken together, constitutes one and the same instrument, with the same effect as if all of the parties to this Agreement had executed the same counterpart.

12. Effective Date. The Effective Date of this Agreement is the date upon which Assignee obtains fee title to the Property ("Effective Date"). For the purposes of this Section, the evidence of transfer consists of a duly recorded deed and title report.

IN WITNESS WHEREOF, Assignor and Assignee have entered into this Agreement as of the date first above written.
[Signatures follow on separate page]
Dated: ------------
Assignor:

BELLFLOWER 5 INV, LLC a California
Limited Liability Company
Manager
Assignee:

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EXHIBIT D

SCHEDULE OF PERFORMANCE

ITEM OF PERFORMANCE TIME FOR PERFORMANCE
Within 14 days of Development City second reading of Development Agreement (DA) Approval and first Agreement Ordinance reading of ordinance DA Ordinance becomes effective 30 days after second reading and adoption of ordinance
City submits Notice of Determination to Within 5 days of adoption of ordinance County Recorder's Office Developer submits an initial development Within 120 days after the Developer's application to develop an additional 14 delivery of an Approval Notice as defined townhomes on the 9855 Flower Street in the PSA for 9855 Flower Street parcel City approves development application
submittal by Developer to develop an Within 60 days of deeming Developer's additional 14 town homes on the 9855 application submittal complete.

Flower Street parcel
Within 180 days after City's final approval Developer submits Project for plan check of the Entitlements for 9855 Flower Street Within 90 days of City's plan check
Developer starts Project construction. approval and issuance of all required permits for Project construction.

Project completion (certificate of By no later than the Maturity Date of the occupancy for all units and City sign-off Loans for 9855 Flower Street and 9903 on all required public and offsite Flower Street improvements). -39-

EXHIBIT E

PUBLIC BENEFITS
The following benefits to the City, its residents, and the Bellflower community result from this Agreement:
• The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.
• The Project is located on underutilized property. Improving the property through private investment increases tax revenue for public welfare and is a critical component of City's overall plan for a thriving downtown.
• Providing housing which will help to satisfy City's obligation to meet City's share . of regional housing needs.
• Fulfilling the long-term economic goals for City by providing housing to help offset the jobs/housing imbalance.
• Providing for-sale housing units to increase City's overall housing supply. • The Project creates economic opportunity to City and all property tax collecting entities in that development of the Project will result in an increase of at least 15 percent of total property tax resulting from the Project at fulil implementation when compared to the year before the Property being acquired by City.
• Relieving pressure to build housing in existing neighborhoods. • Providing short-term construction employment within City. • Enhancing access to City's public recreational facilities by contributing toward a transit- oriented development Project within walking distance to a Class Ill bikeway, Library Garden Park, Town Center Plaza, Friendship Plaza, Pirate Park, the Los Angeles County Health Department, the Los Angeles County Library, and the Mayne Events Center. • As designed, the Project provides a balance of densi;ty, cohesiveness and integration into the surrounding downtown neighborhood and is significantly less impactful in size, scale, density and parking as would otherwise be permitted by state law. • Enhancing access to various public facilities by providing a transit-oriented development Project within walking distance to the future Downtown Bellflower Station for the proposed Southeast Gateway Line, Bellflower City Hall, the Los Angeles County Health Department, the Los Angeles County Library, and the Los Angeles County Superior Court. • The Project prevents the spread of blight in the downtown by reusing and repurposing the currently vacant former White's Funeral Home property. The Project enhances the appearance of the community through creative design of buildings, structures, and facilities.
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ATTACHMENT A

EXHIBIT B
Zoning Map Amendment
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EXHIBIT 8 OF ORDINANCE NO. 1456 -ZONING MAP AMENDMENT
CJ
~
:i
i ..,
m
0 C
(D < Q) .,
a.

Zoning -
Oak Street
I I FSSP Boundary -FSSP
TC (Town Center District)
• R-3 (Mulitiple Residential Zone)
•
R-2 (Medium Density
Residential Zone)
R-1 (Low Density
Residential Zone)
Flower Street
• C-G (General Commercial Zone)
• M-1 (Light Industrial District)
P (Public Uses Zone)
• 0-S (Open Space Zoning District)
Maple Street
NAP
x·
CT '<
~
CD ::s
C
CD
--TODSP ·Boundary (Note: Planning Area designations are not delineated -refer to TODSP document) -42-

ATTACHMENT A

EXHIBIT C
Flower Street Specific P'lan
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FLOWER STREET

SPECIFIC
PLAN
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City of Bellflower
Flower Street Specific Plan

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

1. Introduction

2. Specific Plan Regulatory Approach

3. Implementation Schedule

4. Infrastructure and Public Facilities

5. Financing Plan

6. Methods and Procedures for Implementation

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

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

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

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

The FSSP was prepared in conformity with Government Code§§ 65451, et seq. Together with the Bellflower 5 Devel,opment Plan (described in Section Ill Overview of the Land Use Plan -A.

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

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

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

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

City of Bellflower
Flower Street Specific Plan

Map Features -
FIGURE 1-AERIAL VICINITY MAP
I I Specific Plan Area Boundary
-·
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City of Bellflower
Flower Street Specific Plan

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

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

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

City of Bellflower
Flower Street Specific Plan

Map Features
FIGURE 2 -SPECIFIC PLAN AREA
Belmont Street
Flower Street
Maple Street
Specific Plan Area Boundary -
Specific Plan Area
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City of Bellflower
Flower Street Specific Plan

Map Features -
FIGURE 3 -PARCEL PLAN
Belmont Street
Flower Street'
Maple Street
I I Specific Plan Area Boundary CJ 9855 Flower Street
□ 9903 Flower Street
CJ 9915 Flower Street
-
Specific Plan Area
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City of Bellflower
Flower Street Specific Plan

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

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

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

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

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

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

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

FIGURE 4 -GENERAL PLAN LAND USE MAP
IJ
General Plan Land Uses -I FSSP Boundary -
~
C1)
::::s g
0 -,
t
C1)
::::s
C
C1)
• H (High Density Residential)
• M {Medium Density Residential)
L {Low Density Residential)
• SCH {Senior Citizen Housing)
Flower Street.

Maple Street
C (Commercial)
MU (Mixed Use)
• P (Public/Quasi Public)
OS (Open Space)
tD x·
C"
'<
t
C1)
:::,
C
C1)
-53-

City of Bellflower
Flower Street Specific Plan

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

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

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

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

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

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

D. Specific Plan Implementation Measures

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

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

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

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

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

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

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

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

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

Table 1 Project Infrastructure -Implementation, Ownership, & Maintenance

INFRASTRUCTURE IMPLEMENTATION OWNERSHIP MAINTENANCE
Streets
Sidewalks A COB COB
Curbs/Gutters A COB COB
Storm Dra ins A COB COB
Landscaping {Parkways) A COB COB
Street Lights A COB COB
i utmties
Dry Utility Conduit A COB COB
Water Lines A COB COB
Sewer Lines A COB COB
Key
A: Applkant
COB: City of Bellflower

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

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

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

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

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

City of Bellflower
Flower Street Specific Plan

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

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

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

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

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

Ill. OVERVtEW OF LAND USE PLAN
A. Development Concept
9855 Flower Street: l'ocated on the western side of the Specific Plan area and is approximately

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

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

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

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

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

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

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

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

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

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

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

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

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

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

City of Bellflower
Flower Street Specific Plan

FIGURE 6 -BELLFLOWER 5 SITE PLAN
LEGEND
-Plalt Pia12
CJ Open Space• Common

EXISTING EASEMENTS

PROPOSED EASEMENTS
G:j 01n,1;Y,ro;,~.,_1Ql!,"'1i!li""E,\i<J.!W
0 l'W<:IJ111JTY1.'Sa.'BG
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City of Bellflower
Flower Street Specific Plan

FIGURE 7 -BELLFLOWER 5 LANDSCAPE PLAN
lEG-EN'D
0 Canopy,Shadi!,Trees e Accentfrees
0 Open lawn', ith, a'ench· 5~alingj andl S<reen, Trees
C) Paseo 'Nal t
0 Pe<!estrianWa lklNB'/:
0 MailboK Clusti!r
f) S<reen·Tiaes.
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City of Bellflower
Flower Street Specific Plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

City of Bellflower
Flower Street Specific Plan

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

The following standards apply (as applicable):

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

2. Architectural detailing must be used to break up the box-like appearance of all new buildings and any associated structural development. Blank wall pl1anes must be avoided.

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

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

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

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

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

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

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

VI. SPECIFIC PLAN STANDARDS
A. Permitted Uses

LAND USE OR ACTIVITY
Multiple-Family (Attached)
Home Occupations
B. Development Standards

DEVELOPMENT STANDARDS
Density
Maximum
Minimum
Lot Coverage
Minimum Lot Area
Maximum Height
Setbacks
Front
Interior Side
Street Side
Rear
Open Space
Private Open Space
Common Open Space
Drive Aisles
Minimum Floor Area by Unit
Type
Studio
1 Bedroom
2 Bedrooms
3 Bedrooms or more
Table 2 Permitted Uses

SPECIFIC PLAN REFERENCE/NOTES AREA
p
p BMC§ 5.08.450
Table 3 Development Standards
50 dwelling units per acre
12 dwelling units per acre
75%
6,000 square feet
50 feet
3 feet
3 feet
3 feet
3 feet
25 square feet/ unit (inclusive of private decks/patios) 100 square feet/ unit
24 feet
500 square feet
700 square feet
900 square feet
1,100 square feet
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City of Bellflower
Flower Street Specific Plan

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

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

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

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

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

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

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

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

City of Bellflower
Flower Street Specific Plan

F. Project Review Expiration

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

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

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

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

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

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

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

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

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

City of Bellflower
Flower Street Specific Plan

C. Director Authority

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

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

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

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

D. Amendments

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

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

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

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

E. Administrative Modifications

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

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

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

G. Noticing
All noticing will be accomplished at the cost of the Applicant seeking a Project Review and is subject to BMC§ 17.108.030 and Applicable Law .
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ATTACHMENT B
April 13, 2026, Staff Report (Without Attachments)
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-~-O~G-TOO~_#_s_t_a_f~Jeport ___ _
TO:

ATTENTION:

FROM:

SUBJECT:

DATE:

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

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

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

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

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

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

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

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

EXECUTIVE SUMMARY
The Project consists of multiple entitlements that, if approved, would allow new, residential development on three parcels (9855, 9903, and 9915 Flower Street, collectively the "Specific Plan Area") adjacent to the City's downtown. The proposed Flower Street Specific Plan ("FSSP") provides development and design standards for the Specific Plan Area. The Zone Change ("ZC") and General Plan Amendment ("GPA") would amend the land use and zoning designation of the Specific Plan Area from Transit- Oriented Development Specific Plan ("TODSP") to FSSP and amend the land use designation of the Specific Plan Area from Commercial ("C") to Mixed Use ("MU"). The Vesting Tentative Map ("VTM") and Development Review ("DR") would allow for a 32-unit townhome development on 9903 Flower Street. The Development Agreement between the City and Bellflower 5 Inv, LLC would facilitate devel1opment of 9903 Flower Street as well as potential future development of 9855 Flower Street. Lastly, the Mitigated Negative Declaration ("MND") and the Mitigation Monitoring, and Reporting Program ("MMRP") provides the necessary environmental clearance for the Project entitlements. For this Project, it is recommended that the City Council act as the City's Planning Agency in accordance with Bellflower Municipal Code ("BMC")§ 2.32.050(F) (Planning Commission -Powers and Duties Generally). Accordingly, there is no Planning Commission recommendation regarding the Project.

RECOMMENDATION TO CITY COUNCIL
1) Open the public hearing; take testimonial1 and documentary evidence; and after considering the evidence, adopt Resolution No. 26-13 and read by title only, waive further reading, and introduce Ordinance No. 1456; or
2) Alternatively, discuss and take other action related to this item.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

In considering the Specific Plan, the City Council must make the following findings pursuant to BMC § 17 .106.070 (Specific Plans -Findings Required):

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

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

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

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

In considering the Development Agreement, the City Council must find that the Development Agreement is consistent with and furthers the goals of the General Plan pursuant to Government Code § 65867 .5.

Quasi-Judicial: The City Council will act in a quasi-judicial role when considering the Vesting Tentative Map, and Development Review applications. In considering such action, the City Council acts in a quasi-judicial role. While doing so, the City Council acts like a court; it applies facts gathered during a public hearing to existing law. Just Hke a court, the City Council can only consider facts that are relevant to the case. A party appearing before the legiislative body is entiUed 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-maklng on such questions, a court may overturn the City Council's decision and hold the City potentially liable for violating the Applicant's constitutionally protected due process rights.

Pursuant to Government Code § 664 7 4, a vesting tentative map must be approved UNLESS the City Council can make specific findings for denial (see also BMC §§ 16.08 .080 (Tentative Maps -Mandatory Denial and 16.08.090 (Tentative Maps - Additional Findings for Denial)). As set forth in the Resolution, there are no facts that would support findings for denial after Ordinance No. 1456 becomes effective. Thereafter, the Project will comply with the BMC's zoning requirements, the FSSP and is consistent with the General Plan.
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Staff Report -9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

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

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

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

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

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

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

To approve the DR, the City Council must find that the Project meets the findings outlined in BMC § 17 .80.040 (Development Review -Findings Required):

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

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

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

To approve the FSSP, the City Council must find that the Project meets the findings outlined in BMC § 17 .106.070 (Specific Plans - Findings Required):

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

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

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

BACKGROUND
The Specific Plan Area consists of three parcels with a combined 1.99-acres of land. 9903 Flower Street is currently vacant and 9915 and 9855 Flower Street are currently developed .with commercial and residential uses.
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Staff Report -9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84 789, DR 3-25-16185, AFN 1125.1 April 13, 2026

Map, Features
• -I I Specific Ptan Area Boundary -
General Plan Land Use "C" Commercial Designation:

Zoning Classification: Transit-Oriented Development Specific Plan (TODSP) - Planning Area 5
Property Size: 0.48 acres (9855 Flower Street), 1.11 acres (9903 Flower Street) and 0.40 acres (9915 Flower Street)
Assessor's Parcel 7109-013-904 (9855 Flower Street), 7109-013-033 (9903 Number Flower Street) and 7109-012-003 (9915 Flower Street) 9855 Flower Street -Commercial Building
Current Development: 9903 Flower Street -Vacant Lot
9915 Flower Street -Commercial Building and
Apartment Building
Surrounding Land Uses and Zoning:

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

DISCUSSION
The Project consists of multiple entitlements that will ultimately allow new, residential development within the Specific Plan Area adjacent to the City's downtown. The following entitlements are being requested:
• Mitigated Negative Declaration
The City prepared an IS and MND 25-01 in accordance with CEQA to evaluate potential impacts resulting from the Project. The 30-day public review period for the MND began on January 9, 2026 and closed on February 9, 2026. A total of five comment letters were received, and a "Response to Comments" was prepared to address the comments that were received. Per the MND, the Project is not expected to have significant adverse environmental impacts, with the implementation of the mitigation measure. In accordance with the requirements of Public Resources Code § 21081 (a) and § 21081.6, the City is required to adopt and implement an MMRP. Per the MND, a recommended mitigation measure is provided in the MMRP (No. MM-CUL-1 ).
• General Plan Amendment and Zone Change
The proposed Project involves a GPA (Case No. GPA 25-02) and a ZC (Case No. ZC 25-02) for the Specific Plan Area. The proposal .,s to change the land use designation from "Commercial" to "Mixed Use" to allow for residential development at a density of 50 dwelling units per acre. The proposal would also rezone the three parcels from "TODSP" to "FSSP."
• Flower Street Specific Plan
The proposed FSSP establishes development standards that provide an opportunity to add hi9h-quality housing units adjacent to the downtown area. The FSSP would allow for Multiple..,Family (attached) uses only at a density of up to 50 dwelling units per acre, which would not be aUowed under current zoning and land use designations. The maximum allowable number of units for 9903 Flower Street is 55 residential units and at this time 32 residential units are proposed to be developed. The FSSP would allow up to 24 residential units for 9855 Flower Street. As outlined in the Development Agreement, the developer is contemplating future development consisting of only 14 residential units on 9855 Flower Street, which will be Phase II of the development and result in a wholistic and cohesive project consisting of a total of 46 units across 9855 and 9903 Flower Street.

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

• Vesting Tentative Map
Approval of TM 84 789 is requested to subdivide the existing parcel at 9903 Flower Street to allow for the creation of 32 townhome units ("Development"). Subdividing the existing parcel would allow each unit to be sold separately. Should TM 84789 be approved, a Final Map is required to be submitted for City Council approval (Condition No. 35 of Resolution No. 26-13).
• Development Review
The proposed Development at 9903 Flower Street is designed to meet or exceed the development standards of the FSSP. The Development consists of four new buildings with a total floor area of 49,344 square feet. All buildings are three stories tall with an overall builidi,ng height of 36'-3". The Devetopment includes two different floor plans for the residential units (referred to as Plan 1 and Plan 2) with 16 units of each pl:an. Although not required pursuant to Government Code § 65863.2, the Development includes parking that consists of a two-car garage for each of the 32 residential townhomes for a total of 64 parking spaces. Vehicular access would be provided by a 26-foot-wide driveway connection located at the southeast corner of the parcel.

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

• $54,510 as the Project's Public and General Government Facilities Fee. • $8,490 as the Project's Public Safety Fee.
• The Project is part of City's downtown and its revitalization is crucial for the economic revitalization of the downtown.
• The Project is located on underutilized property. Improving the property through private investment increases tax revenue for public welfare and is a critical component of City's overall plan for a thriving downtown. • Providing housing which will help to satisfy City's obligation to meet City's share of regional housing needs.
• Fulfilling the long-term economic goals for City by providing housing to help offset the jobs/housing imbalance.
• Providing for-sale housing units to increase City's overall housing supply. • The Project creates economic opportunity to City and all pmperty tax collecting entities in that development of the Project will result in an increase of at least 15 percent of total property tax resulting from the Project at full implementation when compared to the year before the Property being acquired by City. • Relieving pressure to build housing in existing neighborhoods. • Providing short-term construction employment within City. • Enhancing access to City's public recreational facilities by contributing toward a transit-oriented development Project within walking distance to a Class Ill bikeway, Library Garden Park, Town Center Plaza, Friendship Plaza, Pirate Park, the Los Angeles County Health Department, the Los Angeles County Library, and the Mayne Events Center.
• As designed, the Project provides a balance of density, cohesiveness and integration into the surrounding downtown neighborhood and is significantly less impactful in size, scale, density and parking as would otherwise be permitted by state law .
• Enhancing access to various public facilities by providing a transit-oriented development Project within walking distance to the future Downtown Bellflower Station for the proposed Southeast Gateway Line, Bellflower City Hall, the Los Angeles County Health Department, the Los Angeles County Library, and the Los Angeles County Superior Court.
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Staff Report -9855, 9903, and 9915 Flower Street
MND 25-01, GPA 25-02, ZC 25-02, SP 25-01, TM 84789, DR 3-25-16185, AFN 1125.1 April 13, 2026

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

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

ATTACHMENTS
A. Resolution No . 26-13

1. Exhibit A -Conditions of Approval

2. Exhibit B -Mitigated Negative Declaration No. MND 25-01 3 . Exhibit C -General Plan Land Use Map Amendment
B. Ordinance No . 1456

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

2. Exhibit B -Zoning Map Amendment

3. Exhibit C -Flower Street Specific Plan
C . Plans and Documents Submitted by the Applicant
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