of BELLFLOIV
staff am. Magi& 1 5=D
'rG WING TGGEtYY��
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Rowena Genilo-Concepcion, Planning Manager
SUBJECT: Consideration and possible action to receive and file Planning Commission Resolution No. PC 26-03 (Conditional Use Permit Case No. CU 26-01) and authorize the City Manager to send a
Public Convenience or Necessity Letter to the Department of Alcoholic Beverage Control regarding a Type 21 (Off -Sale General) with Type 86 (Instructional Tasting) alcohol license at a proposed 49,000-square-foot grocery store within the General
Commercial ("C-G") zone on real property commonly known as 14317-14339 Clark Avenue.
DATE: May 26, 2026
EXECUTIVE SUMMARY
California Department of Alcoholic Beverage Control ("ABC") requires a determination of Public Convenience or Necessity ("PCN") whenever an undue concentration of alcohol licenses exist, or the project location is within a high crime reporting district. The issuance of the requested alcohol licenses is for a high -quality grocery store that provides a commercial facility to meet the retail and service needs of the community. The alcohol sales area occupies less than 1 % of the total floor area of the grocery store and alcohol sales are projected to account for less than 1 % of the store's total gross sales. The grocery store's premium "Mercado" concept will enhance property values and provides a stabilized "anchor" for the shopping center and the corner of Clark Avenue and Rosecrans Avenue. Lastly, issuance of the PCN would not result in an actual increase of establishments that sell alcohol within the subject census tract and the City because one of the existing off -site alcohol licenses was previously issued where the proposed grocery store is to be located.
RECOMMENDATION TO CITY COUNCIL
1) Receive and file Planning Commission Resolution No. PC 26-03 and authorize the City Manager to send a Public Convenience or Necessity to the California Alcoholic Beverages Control; or
2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
None.
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Staff Report — PCN for 14317-14339 Clark Avenue
May 26, 2026
BACKGROUND
ABC limits the issuance of alcohol licenses within census tracts based on the population size and considers crime statistics within the district when evaluating license requests. In circumstances where the Applicant is applying for an alcohol license and the permissible number of licenses has been exceeded or the project location is within a high crime reporting district, ABC requires the Applicant to obtain a statement from the local governing body that PCN would be served by issuing the alcohol license. The statement could be in the form of the following: (1) a City Official completing items #24 to #30 of Form ABC-245 and certifying or affixing the official seal of the City; (2) attaching a copy of the Council or Board resolution; or (3) attaching a copy of a signed letter on official letterhead stating whether or not the issuance of the license would serve as a public convenience or necessity.
On May 4, 2026, the Planning Commission held a public hearing and approved a Conditional Use Permit ("CUP") to allow accessory off -site alcohol sales (Type 21) with instructional tasting (Type 86) at a proposed 49,000-square-foot grocery store within the General Commercial ("C-G") zone on real property commonly known as 14317-14339 Clark Avenue ("Project Site") (Attachment C). According to ABC, a Type 21 license is issued to retail stores and authorizes the sale of beer, wine and distilled spirits for consumption off the premises where sold. A Type 86 license allows the tasting of beer, wine and/or distilled spirits at off -sale licensed premises, where the quantity and number of tastings that may be offered to consumers is limited. The Type 86 license can only be held in conjunction with a qualified off -sale license. Additionally, the Type 86 license type is subject to Responsible Beverage Service ("RBS") requirements and requires alcohol servers and managers to be RBS certified.
During the CUP process, staff solicited comments from ABC which informed staff that a PCN determination is required from the local governing body. Because the requested ABC licenses for the grocery store will result in undue concentration of off -site alcohol licenses within the subject census tract (there are 2 existing licenses in Census Tract No. 5540.01, the requested license would exceed the 2 licenses allowed in the census tract), a PCN is required. In addition, the Project Site is located within a high crime reporting district (Crime Reporting District 1332), which also necessitated a PCN.
CONCLUSION
The issuance of the requested alcohol licenses is desirable because it is for a high -quality grocery store that provides a commercial facility to meet the retail and service needs of the community. The alcohol sales area occupies less than 1 % of the total floor area of the grocery store and alcohol sales are projected to account for less than 1 % of the store's total gross sales. The grocery store's premium "Mercado" concept will enhance property values and provides a stabilized "anchor" for the shopping center and the corner of Clark Avenue and Rosecrans Avenue. Although issuance of the PCN would increase the number of licenses within the subject census tract, it would not result in an actual increase of establishments that sell alcohol within the subject census tract and the City because one of the existing off -site alcohol licenses was for the former 99 Cents Store tenant space (recently occupied by Dollar Tree), where the proposed grocery store is to be located. -2-
Staff Report — PCN for 14317-14339 Clark Avenue
May 26, 2026
ATTACHMENTS
A. Draft Letter of Determination of Public Convenience or Necessity. . • . . . . • • . . . . . • • • . . . 4 B. Planning Commission Staff Report (without attachments) . • • . • • . • . . . . • • • • • . . . . . . . • • . . • • 5 C. Resolution No. PC 26-03....................................................................... 10 D. Form ABC-245.................................................................................... 22 -3-
The City of Bellflower OF SFLLFrok, '�
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16600 Civic Center Drive, Bellflower, CA 90706 11
Tel 562.804.1424 Fax 562-925.86,60 www.beliflower.org qlowm. �500* May XX, 2026
Department of Alcoholic Beverage Control
3950 Paramount Boulevard, Suite 250
Lakewood, CA 90712
Re: 14317-14339 Clark Avenue, Bellflower, CA 90706
To Whom It May Concern:
On May 4, 2026, the Planning Commission of the City of Bellflower adopted Resolution No. PC 26-03 approving Conditional Use Permit Case No. CU 26-01 to allow accessory off -site alcohol sales (Type 21) with instructional tasting (Type 86) at a proposed 49,000- square-foot grocery store within the General Commercial zone at the aforementioned property. Furthermore, the City Council, the local governing body, determined on May 26, 2026, that the issuance of the alcohol licenses is necessary and serves the public interest in that the alcohol sales will be ancillary to a high -quality grocery store that provides a commercial facility to meet the retail and service needs of the community. Due to the alcohol sales being an ancillary use, the alcohol sales area occupies less than 1 % of the total floor area of the grocery store and alcohol sales are projected to account for less than 1 % of the store's total gross sales.
Although issuance of the aforementioned alcohol licenses would exceed the limit set forth by state law, it would not result in an actual increase in establishments that sell alcohol within the subject census tract and the City. Your record shows that one of the existing off -site alcohol licenses (License No. 552702) was for the former 99 Cents Store tenant space, where the proposed grocery store is to be located. Lastly, the grocery store's premium "Mercado" concept will enhance property values and provides a stabilized "anchor" for the shopping center and the corner of Clark Avenue and Rosecrans Avenue.
Sincerely,
City Manager
Enclosures
cc: Applicant
Glg 0j: SELLFLO
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0"OWMO T0.1-110S11- port
TO: Honorable Chair and Members of the Planning Commission ATTENTION: Elizabeth C. Oba, Director of Planning and Building Services FROM: Rowena Genilo-Concepcion, Planning Manager
SUBJECT: Consideration and possible action to conduct a Public Hearing to consider a Conditional Use Permit, and to adopt Resolution No.
PC 26-03 — A Resolution approving Conditional Use Permit Case No.
CU 26-01 to allow accessory off -site alcohol sales with instructional tasting at a proposed 49,000-square-foot grocery store within the General Commercial ("C-G") zone on real property commonly known as 14317-14339 Clark Avenue.
DATE: May 4, 2024
RECOMMENDATION —
1) Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. PC 26-03; or 2) Alternatively, discuss and take other action related to this item.
TYPE OF ACTION (QUASI-JUDICIAL)
Quasi -Judicial: The Planning Commission will act in a quasi-judicial role when considering the Conditional Use Permit ("CUP") application. In considering such action, the Planning Commission acts in a quasi-judicial role. While doing so, the Planning Commission acts like a court; it applies facts gathered during a public hearing to existing law. Just like a court, the Planning Commission can only consider facts that are relevant to the case. A party appearing before the legislative body is entitled to:
• Notice of the proposed action;
• Reasons for the action;
• A copy of the evidence on which the action is based; and • The right to respond before a reasonably impartlai, non-involved reviewer.
If the Planning Commission asks irrelevant questions and bases its decision -making on such questions, a court may overturn the Planning Commission's decision and hold the City potentially liable for violating the Applicant's constitutionally protected due process rights.
Staff Report — CU 26-01
14317-14339 Clark Avenue
May 4, 2026
To approve the CUP, the Planning Commission must find that the Project meets the findings outlined in BIVIC § 17.96.040 (Conditional Use Permits — Necessary Conditions Precedent to the Granting of a Conditional Use Permit):
A. The use applied for at the location set forth in the application is properly one for which a CUP is authorized by the BIVIC.
B. The use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the district in which the proposed use is to be located.
C. The site for the intended use is adequate in size and shape to accommodate the land use, and for all the yards, setbacks, walls or fences, landscaping and other features that may be required in order to adjust said use to those existing or possible future uses of land in the neighborhood.
D. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use.
Notice of Public Hearing was published in the Los Cerritos Community News newspaper on April 24, 2026. Public hearing notices were sent to 91 owners within a 300 foot radius of the Project Site and posted at City Hail, Bellflower Substation, Brakensiek Library, Thompson Park, Simms Park, Caruthers Park, and the City's website. Public hearing notices were also posted at the Project Site on April 23, 2026. As of the writing of this staff report, the City received no correspondence regarding the Project.
CEQA STATUS
This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.; the "CEQA Guidelines"). The proposed Project is Categorically Exempt under CEQA Guidelines § 15301, Class 1 (Existing Facilities), which exempts activities that involve negligible or no expansion of existing or former use. This activity would allow accessory off site alcohol sales with instructional tasting at a proposed grocery store within an existing building with minor alterations and no addition of floor area. Accordingly, this activity involves a negligible expansion of the proposed use, and no further review is required. 11; ONOMMall
Property Owner: Bellflower Park, LP
General Plan Land Use Commercial ("C")
Designation, _
Zoning Classification: General Commercial ("C-G")
9.3 Staff Report — CU 26-01
14317-14339 Clark Avenue
May 4, 2026
Property Size:
Approximately 6.35 acres (276,520 square feet)
Assessor's Parcel
Numbers
6278-018-001 and 6278-018-002
Current Development:
Shopping Center with Various Commercial Uses
Surrounding Land Uses and Zoning:
North
Restaurant with drive -through (C-G)
South
Single-family dwelling units (SF)
West
Single-family dwelling units (SF)
Dental office (N-1)
East
LaMe medical office/facility (P)
* Request
Kevin Le of Le Architecture ("Applicant"), representing Northgate Gonzalez Market is requesting approval of a CUP to allow accessory off -site alcohol sales with instructional tasting at a proposed 49,000-square-foot grocery store located within the C-G zone on real property commonly known as 14317-14339 Clark Avenue ("Project Site"). Pursuant to Bellflower Municipal Code ("BMC") § 17.44.030 (C-G, Conditional, Uses) accessory off - site alcohol sales are conditionally permitted in the C-G zone.
Alcohol sales at the Project Site are regulated by the California Department of Alcohol Beverage Control ("ABC"). The Applicant is requesting a Type 21 (Off -Sale General) with Type 86 (instructional Tasting) license, According to California Department of Alcoholic Beverage Control ("ABC"), a Type 21 license is issued to retail stores and authorizes the sale of beer, wine and distilled spirits for consumption off the premises where sold. A Type 86 license allows the tasting of beer, wine and/or distilled spirits at off sale licensed premises, where the quantity and number of tastings that may be offered to consumers is limited. This license can only be held in conjunction with a qualified off -sale license.
This license type is subject to Responsible Beverage Service ("RBS") requirements and requires alcohol servers and managers of alcohol servers to be RBS certified. * Site Description
The Project Site fronts Rosecrans Avenue to the north, and Clark Avenue to the east. The Project Site is comprised of two lots; one lot (6278-018-001) is developed with four commercial buildings, and the other lot (6278-018-002) sits vacant and is used as overflow parking area. All the tenants share a common area developed with landscaped areas and parking areas that contain 315 parking spaces, -which exceeds the parking requirement. As proposed, the grocery store will occupy a tenant space that measures approximately 49,000 square feet, which was previously occupied by Big Lots and Dollar Tree. Interior and exterior tenant improvements are proposed, including installation of cart corrals within the parking lot.
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Staff Report — Cif 26-01
14317-14339 Clark Avenue
May 4, 2026
W=.
The grocery store includes, among over things, on -site Tortilleria, Tamaleria, Taqueria, Carneceria, and Puestas (in-store eateries) and will be operating from Tarn to I Opm daily.
The grocery store is expected to bring approximately 100-150 jobs to the City (up to 35 employees per shift).
Of the 49,000-square-foot grocery store, approximately 400 square feet will be designated as the alcohol section, located in the middle of the grocery store. In addition, a temporary floor space of approximately 60 square feet within the alcohol section Or the I 00-square-foot area labeled on the floor plan as Licoreria will be used as the instructional tasting areas, located adjacent to the "Entry/Exit #1 B". The tasting areas are limited to no more than five (5) people and will typically operate between the hours of I I am — 6pm daily, although instructional tastings typically happen on weekends. Certain restrictions are imposed by the grocery store for the tasting areas, such as no minors allowed within the area and only one type of alcohol is served per event. Tasting events are scheduled events rather than continuous services, with each individual session for the event lasting approximately 10-15 minutes per customer.
Ail employees handling alcohol are over 21 years of age and must complete RBS training that is approved by ABC. As it relates to alcohol sales, all cashiers are trained in alcohol sales and distilled spirits are kept behind the customer service counter, requiring one-on- one employee assistance. As it relates to the instructional tastings, the events are staffed by a dedicated manufacturer or distributor representative. The operation includes specific alcohol management and control measures, as detailed in Attachment E. e Crime Statistics and Concentration of Alcohol Licenses The Project Site is located within Crime Reporting District ("CRD") No. 1332. Based on the number of reported offenses, the CRD where the Project Site is located is considered a "high crime area." Thus, a letter or determination of public convenience or necessity is required by ABC from the City. As part of the review process, the CUP request was reviewed by the Sellflower Public Safety Department which did not have any specific concerns Wth the proposal.
The Project Site is also located within Census Tract No. 5540.01, Based on the ratio of licenses -to -population in the subject census tract, the ABC allows up to two off -site alcohol licenses. According to ABC's data, there are currently two active off -site alcohol licenses within the subject census tract - see Attachment C. The requested ABC license for the grocery store will result in undue concentration of off -site alcohol licenses within the subject census tract. Although approval of the CUP for the off -site alcohol sales would increase the number of licenses within the subject census tract, it would not result in an actual increase of establishments that sell alcohol within the subject census tract and the El
Staff Report — CU 26-01
14317-14339 Clark Avenue
May 4,2026
City because one of the two existing off -site alcohol licenses was for the former 99 Cents Store tenant space (recently occupied by Dollar Tree), where the Northgate Gonzalez Market is proposed to be located. Nonetheless, because it is considered an increase of licenses beyond what is allowed within the subject census tract, ABC requires that this be addressed by issuing a letter or making a determination that public convenience or necessity will be served by the issuance of the alcohol license. * Conditional Use Permit
As conditioned, the project meets all required findings of the CUP, as outlined in Resolution No. PC 26-03 (Attachment A). Pursuant to BMC § 17.96.080 (Conditional Use Permits — Conditions), the Planning Commission may establish conditions of approval that are found to be necessary to secure substantial protection for the public health. safety, comfort convenience and general welfare. Exhibit A of Resolution No. PC 26-03 (Attachment A) identifies all the recommended conditions of approval for the project. • Zoning and General Plan Consistency
As conditioned, the Project conforms with the City's General Plan Land Use Element and the zoning regulations in the BMC as outlined in Resolution No. PC 26-03 (Attachment A).
MIETOWAIL
A. Resolution No. PC 26-03
B. Aerial Photo, Assessor's Map, Zoning Map and General Plan Map C. ABC Correspondence and ABC Map
D. Courtesy Code Notice
E. Plans and Documents Submitted by the Applicant
U
CITY OF BELLFLOWER
RESOLUTION NO. PC 26-03
A RESOLUTION APPROVING CONDITIONAL USE PERMIT CASE NO. CU 26-01 TO ALLOW ACCESSORY OFF -SITE ALCOHOL SALES WITH
INSTRUCTIONAL TASTING AT A PROPOSED 49,000-SQUARE-FOOT
GROCERY STORE WITHIN THE GENERAL COMMERCIAL ("C-G") ZONE ON REAL PROPERTY COMMONLY KNOWN AS 14317-14339 CLARK
AVENUE; APPLICANT: KEVIN LE OF LE ARCHITECTURE,
REPRESENTING NORTHGATE GONZALEZ MARKET
THE PLANNING COMMISSION RESOLVES AS FOLLOWS:
SECTION 1. Recitals. The Planning Commission finds and declares as follows:
A. On December 4, 2025, Kevin Le of Le Architecture, representing Northgate Gonzalez Market ("Applicant"), filed an application for a Conditional Use Permit ("CUP") to allow accessory off -site alcohol sales (Type 21) with instructional tasting (Type 86) at a proposed 49,000-square-foot grocery store ("Project") within the General Commercial ("C-G") zone on real property commonly known as 14317- 14339 Clark Avenue ("Project Site");
B. The application was initially deemed incomplete. Revised application materials were submitted on April 3, 2026, and on April 22, 2026, the application was deemed complete;
C. The proposed Project was reviewed by the Director for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC"); D. The City reviewed the Project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations");
E. The Director completed the review and scheduled a public hearing regarding the proposed Project, before the Planning Commission for May 4, 2026; F. Notice of Public Hearing before the Planning Commission was duly given and published in time, form, and manner as required by law; G. On May 4, 2026, the Planning Commission conducted a public hearing to receive and consider public testimony and other evidence regarding the Project including, without limitation, information provided to the Planning Commission by the Applicant, conditions of approval, related environmental aspects of the Project as required by the BMC and this Resolution;
H. The Planning Commission has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing of May 4, 2026; and
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City of Bellflower
Resolution No. PC 26-03
I. This Resolution, and its findings, are based upon the entire administrative record considered during the May 4, 2026, public hearing including, without limitation, the staff report and accompanying documents.
SECTION 2. Factual Findings and Conclusions. The Planning Commission finds that the following facts exist:
A. The Project includes completion of interior and exterior tenant improvements for a grocery store that will combine two of the largest vacant tenant spaces at an existing shopping center into one. The total square footage of the grocery store is approximately 49,000 square feet. Accessory off -site alcohol sales with instructional tasting is being proposed as part of the business operation; B. The Project Site is located within the C-G zone, with a General Plan Land Use Designation of "C" (Commercial);
C. The Project Site is accessible from Rosecrans Avenue, a major arterial with 80- foot pavement width and from Clark Avenue, a secondary arterial with 56-foot pavement width;
D. The Project Site is bounded: to the north, by a quick -service restaurant with a drive- thru facility located within the C-G zone; to the south by single family dwelling units within the Single Family ("SF") zone; to the west by single family dwelling units located within the SF zone and a dental office located within the Light Industrial (" M-1 ") district; and to the east, by a large medical office/facility located within the Public Uses ("P") zone;
E. The Project is consistent with the applicable General Plan designation, General Plan policies as well as with the applicable zoning designation and regulations; and
F. Completing interior and exterior tenant improvements on two large vacant tenant spaces in the existing shopping center is crucial for the economic revitalization of the area. Improving the Project Site through private investment is a critical component of the City's overall plan for a thriving City.
SECTION 3. Environmental Assessment. This Project was reviewed for compliance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.; the "CEQA Guidelines"). The proposed Project is Categorically Exempt under CEQA Guidelines § 15301, Class 1 (Existing Facilities), which exempts activities that involve negligible or no expansion of existing or former use. This activity would allow accessory off - site alcohol sales with instructional tasting at a proposed grocery store within an existing building with minor alterations and no addition of floor area. Accordingly, this activity involves a negligible expansion of the proposed use, and no further review is required.
SECTION 4. Notice of Exemption. The Director, or designee, is directed to file a Notice of Exemption in accordance with CEQA Guidelines §§ 15062; and any other applicable law. -11-
City of Bellflower
Resolution No. PC 26-03
SECTION 5. Conditional Use Permit Findings. Pursuant to BMC § 17.96.040 (Conditional Use Permits — Necessary Conditions Precedent to the Granting of a Conditional Use Permit), the Planning Commission finds as follows:
A. Pursuant to BMC § 17.44.030 (C-G — Conditional Uses): "alcohol sales" is a conditionally permitted use. The proposed grocery store will serve the local and regional population and will provide essential grocery services and the ancillary alcohol sales (Type 21) and instructional tastings (Type 86) enhance the establishment's role as a regional destination.
B. Use of the property as a grocery store with accessory off -site alcohol sales with instructional tasting is necessary and desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan and is not detrimental to existing uses or to uses specifically permitted in the C-G zone. The proposed Project is consistent with the following goals and policies of the General Plan — Land Use Element: General Policy 2.2 (provide commercial facilities to meet the retail and service needs of the community); and Commercial Policy 1, Implementation Program 1.1 (place commercial land uses along major arterials and at nodes where collector streets meet arterials). The proposed use is advantageous to existing uses as well as uses specifically permitted in the C-G zone because it will contribute to providing a diverse range of commercial uses with accessory off -site alcohol sales. Although approval of the CUP for the off -site alcohol sales would increase the number of licenses within the subject census tract, it would not result in an actual increase of establishments that sell alcohol within the subject census tract and the City because one of the two existing off - site alcohol licenses was for the former 99 Cents Store tenant space (recently occupied by Dollar Tree), where the proposed use is to be located. The proposed operation is designed as a high -quality supermarket where alcohol sales are a minor accessory (less than 1 % of the floor area). The proposed operation includes specific management plan that ensures order and safety.
C. The site for the intended use is adequate in size and shape to accommodate said use, and for all the yards, setbacks, walls or fences, landscaping and other features that may be required in order to adjust said use to those existing or possible future uses of land in the neighborhood. The Project Site measures approximately 6.35 acres with frontage along Rosecrans Avenue to the north, and Clark Avenue to the east. The Project Site is comprised of two lots that are already developed; one lot (6278-018-001) is developed with four commercial buildings, and the other lot (6278-018-002) sits vacant and is used as overflow parking area.
The proposed Project involves improving the two largest vacant tenant spaces in the shopping center, which will be combined as one tenant space to be occupied by a grocery store that measures approximately 49,000 square feet. Interior and exterior tenant improvements are proposed, including installation of cart corrals within the parking lot. All the tenants will continue to share a common area developed with landscaped areas and parking areas that contain 315 parking spaces, which exceeds the parking requirement. The grocery store's premium "Mercado" concept will enhance property values and provides a stabilized "anchor" for the shopping center and the corner of Clark Avenue and Rosecrans Avenue. -12-
City of Bellflower
Resolution No. PC 26-03
D. The Project Site relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed uses in that the shopping center where the use is being proposed has ingress / egress access from Rosecrans Avenue, a major arterial with 80-foot pavement width and from Clark Avenue, a secondary arterial with 56-foot pavement width, and both streets having adequate capacity to accommodate traffic generated by the proposed use.
SECTION 6. General Plan and Zoning. The proposed Project conforms with the City's General Plan and Title 17 (Zoning) of the BMC as follows:
A. The Land Use Designation of the Project Site is "C" (Commercial). Moreover, the proposed Project is consistent with the General Plan, as indicated on Section 5 of this Resolution.
B. The BMC zoning classification for the Project is "C-G", which conditionally allows for accessory off -site alcohol sales.
SECTION 7. Approval. Based on the foregoing and subject to the conditions set forth in the attached "Exhibit A," which are incorporated by reference, the Planning Commission approves Conditional Use Permit Case No. CU 26-01.
SECTION 8. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the Planning Commission's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.
SECTION 99. Enforceability. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.
SECTION 10. Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 11. Limitations. The Planning Commission's analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the major limitations on analysis of the Project is the Planning Commission's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
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City of Beliflower
Resolution No. PC 26-
SECTION . Severability. If any part of this Resolution or its application is deemed invalid by a court of competent 'UhGdi[tk»n. the Planning Commission intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end' the provisions ofthis Resolution are severable.
SECTION . Electronic Signatures. This Resolution may beexecuted with e|aotn}niu signatures in accordance with Government Code § 10.5. Such electronic signatures will be treated in all respects as having the same effect Gaan original signature.
SECTION 14. Summaries ofInformation. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such SU[D[D8ry is not an indication that 8 particular finding is not based inpart OOthat fact.
SECTION 15. Effective I)aby. This Resolution is the Planning Commission's final decision and will become effective immediately upon adoption and will remain effective unless the action ioappealed within ten days pursuant [email protected].
SECTION 16. The Planning COrnnnisaioA Secretary is directed to rn@i| a copy of this Resolution tOthe Applicant and tDany other person requesting @copy. � The Planning Commission Chair, or presiding officer, is hereby authorized
-- Commissionh`S signature to this FleSQ!UtiOn signifying its adoption by the Planning Commission of the City of Bellflower, and the Planning Commission Secretary, is directed to attest thereto.
PASSED, APPROVE0, AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF BELLFLOWER THIS 41h DAY OF MAY 2026-
Chrissy Padilla Birkey, Chair
Elizabeth C. Oba, Secretary
Approved as to form:
KARL H. BERGER, CITY ATTORNEY
Solange Z. Fortenbach, Deputy City Attorney
ATTACHMENT:
Exhibit A - Conditions of Approval
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EXHIBIT A
RESOLUTION NO. PC 26-03 CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT CASE NO. CU 26-01
In addition to all applicable law and the Bellflower Municipal Code ("BMC"), Kevin Le of Le Architecture, representing Northgate Gonzalez Market (the "Permittee"), agrees that it will comply with the following provisions as conditions for the City of Bellfiower's approval of Conditional Use Permit Case No. CU 26-01 ("Project Conditions").
Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in these Conditions of Approval use the definitions set forth in the BMC.
A. Standard Project Conditions
1. Project Conformity and Plans. The Project Site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted plans date -stamped April 3, 2026, unless revisions and/or additional conditions are specifically required herein. When exhibits and/or written Project Conditions are in conflict, the written Project Conditions prevail. The City will only issue permits for development, including grading, when the construction documents (e.g., grading plans and building plans) substantially comply with the approved plans. The size, shape, arrangement, use, and location of buildings, walkways, drainage facilities, and landscaped areas must be developed in substantial conformity with the approved plans. The Director may consider substantial conformity or refer any matter to the Planning Commission for consideration.
2. Binding Effect. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with these Project Conditions, are binding upon Permittee's successors in interest. These Project Conditions may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the BMC.
3. Permit Validity and Extensions. Conditional Use Permit Case No. CU 26- 01 is valid for 12 months after the date of approval, unless construction commences within that 12-month period, in which case the approval is valid as long as the construction permits for the Project are valid. Upon good cause shown, the Director may grant one extension for a period of up to one year from the original expiration date.
4. Approval Modifications and Deviations. All proposed deviations from the exhibits, project description, or Project Conditions must be submitted to the Director. Any unapproved deviations from the Project approval will constitute a violation of the permit approval. Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in
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City of Bellflower
Resolution No. PC 26-03 - Exhibit A
compliance with this section, is not approved. Any application and/or plans which are defective as to, including, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any entitlements granted by this section null and void. If violations of the BIVIC exist, entitlements may be withheld until the violations are abated.
5. Appeal and Judicial Review. The approval granted by this Resolution will be suspended for the time period that any Project Condition is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Project Condition is invalidated by a court of law, the Project must be reviewed by the City and substitute conditions may be imposed.
6. Acknowledgment and Effectiveness. The Permittee must sign these Conditions of Approval to acknowledge acceptance within 30 days from the date of approval by the Planning Commission. This decision is not effective until the Permittee acknowledges acceptance of all Project Conditions, and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. By using the entitlements granted by a development application, the Permittee acknowledges agreement with Project Conditions.
7. Fees and Reimbursement. The Permittee must reimburse the City for all fees including, without limitation, attorneys' fees, expended by the City that are directly related to the processing of this Project. The City will not issue a Certificate of Occupancy or other final occupancy approval until all fees are paid by the Permittee.
8. Construction Documents and Conditions of Approval. The Permittee must superimpose this Resolution, including conditions of approval onto the final construction drawings before the City issues a construction permit.
9. Certificate of Occupancy and Compliance. The Permittee must comply with all Project Conditions before the City issues a final Certificate of Occupancy.
I O.Transfer of Interest. In the event the property owner conveys any interest in the Project Site before obtaining a Certificate of Occupancy, the property owner must disclose such facts to the new owner in writing before any legal or equitable interest is conveyed and must furnish a copy of such disclosure to the City within 14 days of the property owner's disclosure to the grantee.
City of Bellflower
Resolution No. PC 26-03 - Exhibit A
11.Violation and Enforcement. Failure to implement, maintain, or comply with all provisions of these Project Conditions voids the permit approvals.
B. Planning
12.Alcohol Sales.
a) The Permittee must submit to the Planning Division a copy of the approved alcohol license issued by California State Department of Alcoholic Beverage Control, including the date of issuance, promptly after approval of the license.
b) The alcohol licenses are restricted to Type 21 (Off -Sale General) and Type 86 (Instructional Tasting).
c) Exterior advertising of any kind or type is prohibited, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages which are clearly visible to public view from the exterior constitute a violation of this condition.
d) Signs must be posted at all entrances and exits of the grocery store premises stating that the sale of alcoholic beverages for on -site consumption is prohibited.
e) The Permittee must post a sign in a clear and conspicuous location listing a phone number at which a responsible party may be contacted during all open hours of the establishment to address any concerns of the community regarding operation of the establishment. Said contact's name and phone number must also be available through establishment's staff at all times.
f) No customers under 21 years of age will be allowed to purchase alcohol at any time.
g) The Permittee must apply for and receive approval from the City Council for a letter of public convenience or necessity required by the Department of Alcoholic Beverage Control.
h) All employees hired to sell alcoholic beverages must provide evidence that they have either:
(1) Completed training from the ABC, Long Beach/Lakewood District office administered Leadership and Education in Alcohol and Drugs (LEAD) Program in the form of an ABC issued certificate; or (2) Completed an accepted equivalent by the ABC, Long
Beach/Lakewood District Office to ensure proper distribution of alcohol to adults of legal age. If any prospective employee designated to sell alcoholic beverages does not currently have such training, then the ABC -licensed proprietors must have confirmed with the Planning and Building Services Department, within 15 days of the City Council's decision, or by final Project approval, that a date certain has been scheduled with the local ABC office to complete the LEAD course.
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City of Bellflower
Resolution No. PC 26-03 - Exhibit A
(3) Within 30 days of taking said course, the employees, or responsible employer must deliver each required certificate showing completion to the City and to the Los Angeles County Sheriff's Department Lakewood substation.
13. Site Restrictions and Maintenance.
a) Arcade games are prohibited on site.
b) The Permittee must remove the barb wires and temporary green screens installed on existing fences/walls adjacent to the subject building. c) The existing shipping container at the rear of the building (along the westerly wall) must be removed. The use of shipping containers is prohibited on site.
d) Except for authorized vehicles belonging to employees on -site for night stocking or routine store maintenance, overnight parking of vehicles on premises is prohibited.
e) Exterior vending machines are prohibited. This restriction does not apply to the outdoor storage and sale of propane tanks, provided they are secured within a locked cage. The propane cage must be maintained in good condition and positioned to ensure clear pedestrian access. f) Limited exterior display may be permitted, subject to review and approval by the Director.
14.Construction Management. During construction, the Permittee must ensure that persons at the Project Site are informed of the 24-hour contact information (name and phone number) of the Permittee, or designee, responsible for resolving complaints and concerns regarding the Project, which may be satisfied by placing a notice on the Project Site that is reviewed and approved by the Director before it is posted.
15.Site Improvements and Features. The electrical transformers and vaults must be screened.
16.1-ighting. If exterior lighting is proposed to be added or modified, a photometric plan, prepared by a licensed engineer, must be submitted for review and approval. All exterior lighting must be low intensity, low glare design, and be hooded to direct light downward to prevent spill -over onto adjacent parcels. The photometric plan must provide foot candle measurements at least 5 feet from the property lines and the public right-of- way.
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City of Bellflower
Resolution No. PC 26-03 - Exhibit A
17. Plans and Technical Documentation. The plans and technical documentation must be submitted as part of the building plan check review process.
18.Trash. The Permittee must:
a) Provide two decorative trash receptacles outside the front door(s) of the grocery store.
b) All decorative trash receptacles must be reviewed and approved by the Director before installation.
19.Trespassing. The Permittee must actively monitor the Project Site and all parking areas, to ensure that there is no trespassing and notify the authorities, including the Los Angeles County Sheriff's office, of any such instances of trespassing that the employees are unable to resolve.
20. Landscape and Irrigation Plan. All required landscaped areas and irrigation systems must be continuously maintained for the life of the Project.
21.Sign Plan. A separate Sign Plan must be submitted for review and approval by the Director.
22.Security Plan. A Security Plan must be submitted for review and approval by the Bellflower Public Safety Department.
C. Building and Safety
23.Structural Documentation. Structural calculations stamped and signed by a licensed design professional must be provided at the time of plan check submittal. The framing plan is required to identify all construction members, the same as the description identified in the structural calculations package.
Design criteria (i.e., dead loads, live loads, snow load, wind speed, seismic design) must be identified on building plans.
24.Special Inspections. A notation that all special inspection observation reports and testing results and special inspector certifications are to be provided to the City Building Official for review is to be included in the submittal package.
D. Traffic and City Engineering
25.Right-of-Way and Improvement Plans. The site plan must show all existing right-of-way improvements and dimensions of the public right-of- way. The construction plans must show the location and dimensions of all existing and proposed drive approaches located within 10 feet of the Project -19-
City of Bellflower
Resolution No. PC 26-03 - Exhibit A
Site and any proposed drive approach. This Project is subject to right-of-way improvements, as required by the Public Works Director, or designee.
26.Sight Distance Requirements. Landscape and hardscape improvements located within the required front yard setback and along fire access must not exceed 42" in height, as measured from the paved driveway surface at the access drive approaches, to ensure safe vehicular sight distance.
27. Fire Protection Improvements. The Project may require construction of fire protection improvements. Before the approval of any construction plans the Permittee is required to obtain the fire flow and access requirements for the development. If the existing fire flow capabilities are below the required minimum, the Permittee must provide the necessary means for meeting the required fire flow rates.
28. Easements. If any easements exist or are proposed, the easements must be shown on the construction plans. Easements must not be granted or recorded within any area proposed to be dedicated, offered for dedication, or granted for use as a public street, alley, highway, right of access, building restriction or other easements until after the final map is approved by the City and filed with the Los Angeles County Recorder; unless such easement is subordinated to the proposed dedication or grant. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder before the filing of the final map. All easements existing before final approval must be shown. If an easement is blanket or indeterminate, a statement to that effect must be shown on the final document. An easement or easements for utility lines must be created.
29. Encroachment Permit. An encroachment permit is required for all work in the City's public right-of-way which must be performed by a "C-8" or an "A" licensed contractor.
E. Indemnification
Kevin Le of Le Architecture, representing Northgate Gonzalez Market ("Permittee") and Bellflower Park, LP ("Property Owner") agree to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Conditional Use Permit Case No. CU 26-01. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Conditional Use Permit Case No. CU 26-01, Permittee and Property Owner agree to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the -20-
City of Bellflower
Resolution No. PC 26-03 - Exhibit A
City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section the "City" includes the City of Beliflower's elected officials, appointed officials, officers, and employees.
ACKNOWLEDGMENT
By signing this document, Permittee certifies that he has read, understood, and agrees to the Project Conditions listed in this document.
Kevin Le of Le Architecture, representing Northgate Gonzalez Market (Permittee) By signing this document, Property Owner certifies that it has read, understood, and agrees to the Project Conditions listed in this document.
Bellflower Park, LP (Property Owner)
Bellflower Park, LP (Property Owner)
(if Corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
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Department of Alcoholic Beverage Control
INFORMATION AND INSTRUCTIONS -
SECTION 23958.4 B&P
State of California
Gavin Newsom, Governor
Instructions This form is to be used for all applications for original issuance or premises to premises transfer of licenses.
Pad I is to be completed by an ABC employee, given to applicant with pre -application package, with copy retained in Melding file or applicant's district file,
Part 2 is to be completed by the applicant, and rL,.;med to ABC.
PMT I -TO BE COMPLETEM Y ABC
Kevin Le
PREMISES A=09SS tSlreet rmm:,,, and na", y
14317 - 14339 Clark Avenue, Bellflower, CA 90706 21 & 86 4 TYPE OF OvSNESS
Full Service Restaurant HoftimulCafeteria Cocktail Lounge Private Club Dell or Specialty Restaurant
Comedy Club Night Club
Veterans Club
Cafe/Coffee Shop
grew Pub Tavem: Beer
Fraternal Club
Bed & Breakfast:
Theater Tavem; Beer& Wine
Wine Tasting Room
Wine only All
X Supermarket
Membership Store Service Station
Swap Meet/Flea Market
Liquor Store
Department Store Convenience Market
Drive -win Dairy
DrugtVarlety Store
Florist/Gift Shop Convenience Market wiGasoline
Other - describe:
S COGWM00WICA
4. TOTAL NUMBER cF UCENS55 N CC *W4
f._4Arf0bff LiCnSES TO 156PULAT16N 1N"WLJNrY
Orr -Sale
On -Sale Off Sale
fRAct NLUBER
4 1400FLICENSES k
ff-
On sate ff-Safe
On -Sale v4sale
!1 IS THE ASC`�E CENSQS TRACT dw
(he ent" court�'j
Yes, the number of existing iticens" exceeds the number allowed No, the number of existing licenses Is lower than if* number allowed es (Go to Item #13)
No (Go to Item #20)
is. MW AgXffl- - l Slpt
14 lc�
Is rOTALNU98991(31FIJftt-i4
ld� AVERAGE NO. 1TE
I f2Q% & AVERAMNW13-E-11 - "s-
z7
grwe(F11aiEi erof
-unbirrol i6pod2dairnes aiaeniumsd
'EFareaallthe ordof*wunt agwo
total number of in the reporting district equals or exceeds the total number In item #17 No, ft total number of offenses In the reporting d1sinct Is tower than the total number in 'lem All a. If "No' Is, checked in both Item *I I and item #19, Section 239504 S&P does not apply to this application, and no additional information will be needed on this issue. Advise the applicant to En7r7g this completed form to ABC when filing the application. b. If 'Yee is checked in either item At I or item $19, and the applicant is applying for a non -retail license, a rein bona fide public eating place license. a retail license iSSUad for a hate), metal or other lodging establishment as defined In Section 25503.16(b) S&P, or a retail license issued in conjuction with a beer manufacturWsUcense, or winegrower's license, advise the awitcant .to complete' S%tho-ri 2 and bring the completed form to ABC when filing the licalion or as soon as possible thiareafter.
c. f"]�&_e Is checked in either item 011 gt item #19, and the applicant is applying for an off -safe beer and wine license, an off -sale general license, an on - sale beer license, an or -safe beer and wine (public premises} license, or an on -sale general (public promises) license, advise the anoPieant to take Ptrs farm to the fOCB ooverrtirxrGcidtr orits doganated subordinate -officytorbody., q ha m te $0 n . The completed form vi(di need to be provided to yp ft— jc4 _ _MqJ6 -Oft"
Subordinate Name:
r, C*1�41��! EmTio,o!
PART 2 - TO BE COMPLETED BY THE APPLICANT (if box
21, Based on the information on the reverse, the Department may approve your application if you can show that public convenience or necessity would be served by the issuance of the license. Please describe below the reasons why issuance of another license is justified in this area. You may attach a separate sheet or additional documention, if desired. Do not proceed to Part 3. -22-