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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 conduct a public hearing to consider 1) Zoning Ordinance Text Amendment Case No. ZOTA 26-01; and 2) read by title only, waive first reading, and introduce Ordinance No. 1152 — An Ordinance approving Zoning Ordinance Text Amendment Case No. ZOTA 26-01 amending Chapter 17.66 (Housing Opportunity Overlay Zane "HOOZ") of the Bellflower Municipal Code to address uses and development standards to implement the Housing Element.
DATE: August 24, 2026
RECOMMENDATION TO CITY COUNCIL
1. Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, read by title only, waive first reading, and introduce Ordinance No. 1152; or
2. Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
There is a cost for drafting and codifying the proposed ordinance within the Bellflower Municipal Code ("BMC") along with publication, etc. These are already anticipated as part of the City's operations. No additional direct fiscal impact is identified. Indirectly, the proposed action will assist the City with obtaining State and federal grants.
PUBLIC NOTICE
A Notice of Public Hearing was published in the Los Cerritos Community News newspaper on July 31, 2026. Public hearing notices were sent on July 30, 2026 to the property owners within the HOOZ area and within a 300' radius of the HOOZ boundaries. On July 31, 2026, public hearing notices were posted at City Hall, Bellflower Substation, Thompson Park, Simms Park, Caruthers Park, Brakensiek Library, and the City's website. As of the writing of this staff report, the City received no correspondence regarding ZOTA 26-01.
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Staff Report — ZOTA 26-01
August 24, 2026
CEQA STATUS
The City reviewed the environmental impacts of the proposed Ordinance pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the "CEQA Guidelines"). In accordance with the California Environmental Quality Act (California Public Resources Code §§ 21000, at seq., "CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.), this project has been determined to be exempt pursuant to 14 Cal. Code Regs. § 15061(b)(3) (General Rule Exemption) because it is for general policies and procedure -making, and it is anticipated to not have the potential to cause a significant effect on the environment. Resolution No. 22-04 was adopted by the City Council on January 20, 2022, approving Mitigated Negative Declaration No. MND 21-01. Changing the regulatory framework for future development and uses within the Bellflower Municipal Code is an activity contemplated by MND 21-01, This activity does not contemplate any changes which will require major revisions to MND 21-01 nor are there any substantial changes with respect to the circumstances under which MND 21-01 was undertaken. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time MND 21-01 was approved.
TYPE OF ACTION
In considering a BMC amendment, the City Council acts in its discretionary legislative capacity. The recommended action constitutes a Zoning Ordinance Text Amendment ("ZOTA") that would amend the BMC by modifying zoning regulations to remove development constraints, to streamline processing and to update the BMC to address state law in implementing the Housing Element ("HE"). Pursuant to BMC § 17.104.030, the City Council must find:
A. There are changed conditions since the existing zoning regulations became effective that warrant the proposed amendment to the BMC.
B. The proposed amendment to the BMC will not adversely affect adjoining property as to the value or precedent and will not be detrimental to the area.
C. The proposed amendment to the BMC will be in the interest or furtherance of public health, safety and general welfare.
D. The proposed amendment to the BMC will not adversely affect the City's General Plan or the City's Comprehensive Zoning Plan.
BACKGROUND
Housing Element
The City's Housing Element includes the requirement to accommodate Bellflower's Regional Housing Needs Allocation ("RHNA"). Specifically, the City must implement land use regulations that encourage new housing consisting of 3,735 new residential units (1,015 very low-income units; 488 low-income units; 553 moderate income units; and 1,679 above moderate -income units). To achieve this goal, the Housing Plan identifies long-term housing goals and short-term policies to address the identified housing needs. The goals and policies are then implemented through a series of housing programs. Each program identifies specific actions the City plans to undertake toward achieving each goal and policy. .2-
Staff Report — ZOTA 26-01
August 24, 2026
In early 2025, the City approved a series of General Plan Amendment, Zone Change, Specific Plan, and Zoning Ordinance Text Amendments to implement the goals and policies identified by the various housing programs, including ensuring adequate sites to accommodate the RHNA. Following the City's actions, the implementation status was reported to the State Department of Housing and Community Development ("HCD"). HCD reviewed the documentation submitted by the City and issued a Letter of Technical Assistance ("LTA") dated October 16, 2025 (Attachment C). The LTA stated that the City's HE implementation met several requirements of state law; however, it also claimed that the City must revise its zoning ordinance to demonstrate the rezonings meet all requirements in Government Code section 65583.2, subdivisions (h) and (i). HCD specifically requested that the City revise its zoning ordinance to:
Indicate that mixed -use sites permit 100% residential development and require a minimum of 50% of the square footage in a mined -use development to be residential; Indicate that owner -occupied and rental multifamily uses are permitted -by -right for developments in which 20% percent or more of the units are affordable to lower -income households; and
Indicate that all sites being rezoned to satisfy the City's lower -income RHNA shortfall permit a minimum of 20 dwelling units per acre.
Following receipt of the LTA, staff provided responses and met with HCD to address their request. On March 18, 2026, the City received HCD's Corrective Action Letter ("CAL") restating its findings mentioned in the LTA, which prompted additional meetings and correspondences to discuss and clarify those findings (Attachment D). On May 21, 2026, the City provided HCD a response to its CAL, informing it that HCD's requests appear to prefer form over substance in that it is the City's position that the existing regulations already meet or exceed the substance of statutory requirements — thus, the requests are not legal mandates (Attachment E). HCD was informed that the City is willing to insert explicit phrasing identified by HCD and that the City's approach is to proceed carefully, clarify expectations directly with HCD before recommending that the City Council amend the BMC to accommodate HCD's desired language, and document all actions thoroughly.
DISCUSSION
Additional meetings with HCD were held following the May 21, 2026, letter to identify specific language that would satisfy HCD's requirements. As a result of those discussions, the following amendments are proposed, which received HCD's preliminary approval. The proposed revisions will be illustrated with str ` s".. h for existing language that is proposed for deletion and underlined for new language.
Zoning Code Amendments Requested by HCD
• Proposed Amendment Related to Mixed -Use Development (BMC §17.66.040.A.7)
7. Mixed -use (combination of residential and commercial land uses) with at least 50% of total gross Floor area of the development allocated to residential use Additionally, staff clarified with HCD that sites located within the HOOZ are developable with 100% residential development as noted under the Permitted Uses section (i.e., multiple family dwellings, condominium developments, and duplexes).
Therefore, if a project is a 100% residential development, it will not be categorized as -3-
Staff Report — ZOTA 26-01
August 24, 2026
mixed -use development, it would simply be considered as either multiple family dwellings, condominium developments, or duplex. As such, it is unnecessary to add the language that mixed -use rezone sites being used to accommodate the City's lower -income RHNA shortfall permit 100 percent residential development.
Proposed Amendment Related Permitted -By -Right Use for Affordable Units (BMC §17.66.040.A. and §17.66.040.A.1)
§ 17.66.040 Permitted Uses.
A. The followinq uses are
1. Multiple -family dwellings hous::,y^-u.;;to with at least 20% of units restricted for lower -income households
• Proposed Amendment Related to Minimum Density (BMC Table 17.66.040) Table 17 86.040, Develonment Standards
Housing O rtuni Overly - PlanningAreas
A
B C&D E&F I G I H
Density ma be ad'usted via concession pursuant to the State Housin Law Minimum
20 du/ac
1 20 du/ac 1 20 du/ac I 20 du/ac
20 du/ac
A Other Zoning Code Amendments
In addition to the zoning code amendments listed above, staff is proposing other amendments including the removal of duplicate terms under permitted uses (i.e., "apartments," "triplex") and removing the floor -area -ratio from the development standards, which would make development less restrictive. These amendments are reflected in the draft ordinance (Attachment A).
ATTACHMENTS
A.
Ordinance No. 1152.........................................................................................................5 B.
Ordinance No. 1442 (with Exhibit B only - Current HOOZ Provision) .............................12 C.
Letter of Technical Assistance dated October 16, 2025.................................................28 D.
Corrective Action Letter dated March 18, 2026....................................................... ....... 30
E.
City's Response Letter dated May 21, 2026..................................................................33 -4-
CITY OF BELLFLOWER
ORDINANCE NO. 1152
AN ORDINANCE APPROVING ZONING ORDINANCE TEXT
AMENDMENT CASE NO. ZOTA 26-01 AMENDING CHAPTER 17.66
(HOUSING OPPORTUNITY OVERLAY ZONE "HOOZ") OF THE
BELLFLOWER MUNICIPAL CODE TO ADDRESS USES AND
DEVELOPMENT STANDARDS TO IMPLEMENT THE HOUSING
ELEMENT
THE COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds and declares as follows:
A. This Ordinance is adopted pursuant to Government Code § 36937 and the Bellflower City Charter. Articles II, III, and IV of the Charter provide that the City may enact all laws governing its municipal affairs. Pursuant to Article I II(B) of the Charter, the City Council finds that the law enacted by this Ordinance will not unduly burden a person's ability to pursue economic opportunities and safe and legal residential housing. To the contrary, it is intended to encourage development of affordable housing, increase housing opportunities, and remove housing development constraints.
B. Zoning Ordinance Text Amendment Case No. ZOTA 26-01 ("Projear') is a proposed amendment to Title 17 (Zoning) of the Bellflower Municipal Code ("BMC") related to the regulatory framework of the "HOOZ" as it relates to the implementation of the Housing Element;
C. The City desires to update BMC Chapter 17.66 as it pertains to housing opportunity area overlay uses and development standards; D. The City reviewed this Ordinance pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, at seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the "CEQA Guidelines"); CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations"); E. Notice of Public Hearing before the City Council was duly given and published in the time, form, and manner as required by law;
F. On August 24, 2026, the City Council held a public hearing to receive public testimony and other evidence regarding the proposed zoning ordinance text amendment, including information provided by City staff and public testimony; and
G. On August 24, 2026, the City Council considered this Ordinance. Its findings are made based on the entire administrative record including, without limitation, testimony and evidence presented to the City Council at its August 24, 2026 hearing.
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City of Bellflower
Ordinance No.1152
SECTION 2. Planning Agency. Pursuant to BMC § 2.32.050(F), the City Council is acting as the Bellflower Planning Agency for purposes of the Project.
SECTION 3. Factual Findings and Conclusions. The City Council finds as follows:
A. On February 24, 2025, the City Council approved and adopted Ordinance No. 1442 approving Zone Change Case No. ZC 25-01, and Zoning Ordinance Text Amendment Case No. ZOTA 25-01 to implement the goals and policies identified by the various housing programs, including ensuring adequate sites to accommodate the Regional Housing Need Allocation ("RHNA"). Following the City's actions, the implementation status was reported to the State Department of Housing and Community Development ("HCD"), and it reviewed the documentation submitted by the City;
B. On October 16, 2025, HCD issued a Letter of Technical Assistance ("LTA") to the City. The LTA stated that the City's HE implementation met several requirements of state law; however, the City must revise its zoning ordinance to demonstrate the rezonings meet all requirements in Government Code section 65583.2, subdivisions (h) and (i). Following receipt of the LTA, staff provided responses and met with HCD to address the LTA; C. On March 18, 2026, the City received HCD's Corrective Action Letter ("CAL") restating its findings mentioned in the LTA, which prompted additional meetings and correspondences to discuss and clarify those findings; D. On May 21, 2026, the City provided HCD a response to its CAL, informing it that HCD's requests appear to prefer form over substance in that it is the City's position that the existing regulations already meet or exceed the substance of statutory requirements —thus, the requests are not legal mandates. HCD was informed that the City is willing to insert explicit phrasing identified by HCD and that the City's approach is to proceed carefully, clarify expectations directly with HCD before recommending that the City Council amend the BMC to accommodate HCD's desired language, and document all actions thoroughly; E. The proposed BMC amendment would continue to allow for development of high -density, mixed use and/or residential development to accommodate the City of Beliflower's 2021-2029 RHNA; and
F. The Zoning Ordinance Text Amendment updates the regulatory framework of future development and uses for certain properties located within the HOOZ areas as it pertains to the implementation of the Housing Element (2021-2029 Planning Period) as shown on Exhibit A.
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City of Bellflower
Ordinance No. 1152
SECTION 4. Environmental Assessment. This Ordinance incorporates the CEQA findings in Ordinance No. 1442 by reference. The City Manager, or designee, is directed to file a Notice of Determination in accordance with CEQA Guidelines §§ 15075, and any other applicable law.
SECTION 5. General Plan Findings. The findings set forth in Ordinance No. 1442 are incorporated by reference.
SECTION 6. Zoning Ordinance Text Amendment Findings. Pursuant to BMC § 17.104.030, the City Council makes the following findings:
A. This proposed Ordinance will not adversely affect any property in the City as to value or precedent and will not be detrimental.
The proposed Zoning Ordinance Text Amendment ("ZOTA") will not adversely affect any property in the City as to value or precedent and will not be detrimental to any area of the City, based upon the findings in Section 5 of this Ordinance. The proposed ZOTA simply intends to amend the regulatory framework of future development and uses for certain properties located within the HOOZ, as it pertains to the implementation of the Housing Element.
Furthermore, the proposed changes do not affect any particular property.
Rather, they are applicable within the HOOZ area and are intended to enhance property values of those properties within the overlay.
B. The ZOTA will be in the interest or furtherance of public health, safety and general welfare.
This ZOTA promotes public health, safety and general welfare, by ensuring that future developments are built and designed to the highest standard, based upon the findings in Section 2 of this Ordinance. Furthermore, the proposed regulations are in the interest and furtherance of public health, safety and general welfare in that they continue to facilitate new development of underutilized properties thereby increasing the City's housing stock and value of private properties.
C. This ZOTA will not adversely affect the City's General Plan or zoning regulations set forth in the BMC.
D. The proposed ZOTA will not adversely affect the City's GP in that proposed ZOTA simply amends the HOOZ uses and development standards consistent with the City's GP and adheres to State laws.
SECTION 7. Approval. Based on the above findings, the City Council approves the amendments to Chapter 17.66 (Housing Opportunity Overlay Zone) of the Bellflower Municipal Code, as set forth in attached Exhibit A, and incorporated by this reference. -7-
City of Bellflower
Ordinance No.1152
SECTION 8. Codification. All subsequent section numbers within BMC Chapter 17.17 are renumbered in accordance with the changes implemented by this Ordinance. The City Council intends that this Ordinance be harmonized with Ordinance No. 1442 when codified within the BMC.
SECTION 9. 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 10. 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 11. Validity of Previous Code Sections. If this entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal or amendment of the BMC or other city ordinance by this Ordinance will be rendered void and cause such previous BMC provision or other city ordinance to remain in full force and effect for all purposes.
SECTION 12. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 13. Limitations. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 14. 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. .8-
City of Bellflower
Ordinance No.1152
SECTION 16. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.
The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
SECTION 17. Recordation. The City Clerk, or her duly appointed deputy, is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Bellflower's book of original ordinances, make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 18. Effective Date. This Ordinance will take effect on the 3011 day following its final passage and adoption.
ORDINANCE NO. 1152 HAD ITS FIRST READING ON AUGUST 24, 2026, ITS SECOND READING ON , 2026, AND WAS DULY PASSED,
APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF , 2026.
Sonny R. Santa Ines, Mayor
ATTEST:
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
Karl H. Berger, City Attorney
ATTACHMENT:
Exhibit A: HOOZ Amendments
a
ORDINANCE NO.1152 —EXHIBIT A
AMENDMENTS TO CHAPTER 17.66 OF THE BELLFLOWER MUNICIPAL CODE (HOUSING OPPORTUNITY OVERLAY ZONE)
The proposed amendments will be illustrated with Wkethreugh for existing language that is proposed for deletion and underlined for new language.
➢ Amendment No. 1
§ 17.66.040 Permitted Uses.
The HOOZ allows a mix of land uses that are complimentary to one another; compatible with residential and commercial uses within the boundaries of the HOOZ and the adjacent neighborhoods; and allows flexible development standards to achieve the goals of the Housing Element.
A. The following uses are permitted -by -right, not subject to discretionary review, and approval is based on obiective standards as listed in this Chapter. n the 140^Z.
1. Multiple -family dwellings housing-6IR46 with at least 20% of units restricted for lower -income households
2. Live Work
3. Condominium Developments
4. A... is
Duplex ^nd!9F T4:iplex
6. Emergency Shelter
7. Mixed -use (combination of residential and commercial land uses) with at least 50% of total gross floor area of the development allocated to residential use B. In addition to the requirements in this Chapter, emergency shelters must comply with applicable law.
➢ Amendment No. 2
6 17.66.041 Conditional Uses.
The following uses are permitted only after a valid Conditional Use Permit is approved in the manner and subiect to conditions as provided for in Chapter 17.96.
A. Multiple family dwellings
➢ Amendment No. 3
Table 17.66.040: Development Standards
Housin O ortuni rla - Plan Ovenin Areas
A B C&D E8,F G H
Density ma be ad usted via concession ursuant to the Stat20e Housin Law Minimum
20 du/ac
20 du/ac du/ac
20 dWac
20 du/ao
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ORDINANCE NO. 1152 — EXHIBIT A
AMENDMENTS TO CHAPTER 17.66 OF THE BELLFLOWER MUNICIPAL CODE (HOUSING OPPORTUNITY OVERLAY ZONE)
➢ Amendment No. 4
Table 17.66.040: Development Standards
Housing Opportunity
Overlay-
Planning Areas
A
B,C&D
E&F
G H
€JeeF-Area-Katie
Maximum
n%CA
D
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CITY OF BELLFLOWER
ORDINANCE NO. 1442
AN ORDINANCE APPROVING 1) ZONE CHANGE CASE NO. ZC 25.01 TO: (A) ESTABLISH ZONING OVERLAYS ("HOUSING OPPORTUNITY OVERLAY ZONE - HOOZ") FOR CERTAIN PROPERTIES TO ALLOW
MIXED USE OR RESIDENTIAL DEVELOPMENTS; AND (B) EXPAND
AND MODIFY BOUNDARIES OF THE DOWNTOWN BELLFLOWER
TRANSIT -ORIENTED DEVELOPMENT SPECIFIC PLAN ("TODSP")
TODSP AREA; AND (2) APPROVE ZONING ORDINANCE TEXT
AMENDMENT CASE NO. ZOTA 25-01 TO: (A) ESTABLISH
REGULATORY FRAMEWORK OF FUTURE DEVELOPMENT AND USES
WITHIN THE "HOOZ"; AND (B) AMEND THE TODSP DOCUMENT
RELATED TO REGULATIONS AND EXPANSION OF THE
BOUNDARIES TO IMPLEMENT THE HOUSING ELEMENT
THE COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds and declares as follows:
A. Zone Change Case No. ZC 25-01 and Zoning Ordnance Text Amendment Case No. ZOTA 25-01 are proposed amendments to the zoning designations, the TODSP and Title 17 (Zoning) of the Bellflower Municipal Code ('BMC") to establish regulatory framework of future development and uses within the "HOOT as it relates to the Implementation of the Housing Element ("Project'); B- The City desires to create housing opportunity area overlays by completion of a zone charge, a general plan amendment, and amendments to Title 17 of the BMC pertaining to housing opportunity area overlay standards; C. The City desires to expand the TODSP area by completion of a zone change and a general plan amendment, amend existing boundaries within the TODSP, amend the TODSP regulations;
D. The City reviewed this Ordinance pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., 'CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the "CEQA Guidelines"); CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as 'CEQA Regulations"); E. Notice of Public Hearing before the City Council was duty given and published in the time, form, and manner as required by law;
F. On February 10, 2025, the City Council held a public hearing to receive public testimony and other evidence regarding the proposed TODSP amendment zone change and zoning ordinance text amendment, including information provided by City staff and public testimony; and
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City of Bellflower
Ordinance No. 1442
G. On February 10, 2025, the City Council considered this Ordinance. Its findings are made based on the entire administrative record including, without limitation, testimony and evidence presented to the City Council at its February 10, 2025 hearing.
SECTION 2. Factual Findings and Conclusions. The City Council finds as follows:
A. The proposed Zone Change, TODSP and Zoning Code amendment allow for development of high -density, mixed use and/or residential development to accommodate the City of Bellfiower's 2021-2029 Regional Housing Need Allocation ("RHNA');
B. Metro is planning a new light rail transit line that will connect southeast LA County to downtown Los Angeles. The transit line will include a station in Bellfower ("BelHlower Station'), which is anticipated to be located near the northwest comer of Be6flowef Boulevard and Pacific Avenue- The new rail transit fine is anticipated to generate demand for new residential and commercial developments surrounding the Beittlower Station area, which supports a thriving downtown environment; hence, the proposed TODSP amendment;
C. The TODSP includes a '% mile radius boundary from the anticipated station location and comprises approximatety 330 acres;
D. The TODSP boundaries are proposed to be extended and are defined by Alondra Boulevard on the north, Flower Street on the south, Clark Avenue on the west, and Woodruff Avenue on the east, plus additional area of both sides of Bellflower Boulevard between Jefferson Street on the north and Palm Street, near SR-91, on the south.
E. The maWty of the expanded TODSP and proposed overlay areas are comprised of existing commercial uses with some existing residential units; F. The expanded TODSP and overlay areas, are comprised of the following zoning classifications: "R-1" (Low Density Residential), 'R-2" (Medium Density Residential), 'C-G" (General Commercial), "M-1 (Light Industrial), "DFD' (Design for Development) and "TC' (Town Center);
G. The Zone Change proposes to establish new Planning Areas and a new zoning overlay over the parcels within the TODSP and within the Housing Opportunity Areas, respectively, as shown on Exhibit "A";
H. The Zone Change proposes to change the zoning designations from "R-1"(Low Density Residential), "R-2" (Medium Density Residential), and "TC" (Town Center District) to "SP" (Specific Plan) as shown on Exhibit "A"; -13-
City of Bellflower
Ordinance No. 1442
I. The TODSP is a transit -supportive document that will regulate future land uses, development, transportation improvements, economics, and infrastructure and utilities within the Specific Plan area by providing development and design standards and guidelines for development surrounding the future light rail system;
J. The amendments to the TODSP document are proposed to increase the residential density to 100 and 40 units per acre; add new parcels to the TODSP area; to change the zoning designations of specified parcels to TODSP as a result of expanding the boundaries of the TODSP area; amend and rename areas within the TODSP to "Planning Areas;" eliminate the commercial allowable uses table in all Planning Areas and replace it by referencing BMC Table 17.48.040 (Town Center District — Allowable Uses); reformat tables for allowable uses and development standards to simplify and improve readability; and update exhibits to conform with Planning Areas, as shown on Exhibit `C"; K. The Zoning Ordinance Text Amendment establishes a regulatory framework of future development and uses for certain properties located within 12 specific areas as it pertains to the implementation of the Housing Element (2021-2029 Planning Perm) as shown on Exhibits "B" and "C"; and
L. The Ordinance repeals and replaces in its entirety the TODSP document as shown in Exhibit `C".
SECTION 3. Envimninentat Assessment In accordance with CEQA and CEQA Guidelines § 15162, the City Council firms as follows:
A. Resolution No. 22-04 was adopted by the City Council on January 20, 2022, approving Mitigated Negative Declaration No. MND 21-01.
B. Changing the zoning designation for arose properties identified in this Ordinance is an activity contemplated by MND 21-01.
C. This activity does not contemplate any changes which will require major revisions to MND 21-01 nor are there any substantial changes with respect to the circumstances under which MND 21-01 was undertaken.
D. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time MND 21-01 was approved.
SECTION 4. Notice of Determination. The City Manager, or designee, is directed to file a Notice of Determination in accordance with CEQA Guidelines §§ 15075; and any other applicable law.
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City of Bellflower
Ordinance No.1442
SECTION 5. General Plan ("GP' Findings. Pursuant to Government Code § 65860, the changes implemented by this Ordinance are consistent with the following goals and policies of the GP. The City Council finds as follows:
A. Land Use Element — General Policy 1.2: "Encourage opportunities to sensitively integrate different, but compatible, land uses"; B. Land Use Element — General Policy 2.1: "Create opportunities wherein a population diverse in terms of income, age, occupation, race, lifestyle, values, interest, and religion may interact, exchange ideas, and realize common goals"; C. Land Use Element - General Goal 5: "Provide incentives for reinvestment in aging, built -out developments and encourage consolidation of properties for higher quality land uses and designs";
D. Land Use Element — Mixed Use Policy 1: "Allow for innovative and/or neo-traditional uses in established area";
E. Land Use Element — Mixed Use Implementation Program 2.2:'The City shall consider different mechanisms to implement new innovations in housing and commercial endeavors";
F. Housing Element— Goal 2: "Provide a variety of housing types to accommodate special needs gawps and all economic segments of the City'; G. Housing Element — Policy 2.1: 'Designate sufficient land in the General Plan Land Use Element and Zoning for the development of a range of housing types to meet the identified needs of all economic segments of the community, while providing a high quality of life for all residents";
H. Housing Element — Goal 3: 'Minimize the impact of governmental constraints on housing production and affordability";
L Housing Element — Policy 3.7: "Provide flexibility in development standards to accommodate alternative approaches to provide affordable housing such as mixed use projects";
J. Housing Element — Goal 5: "Identify adequate sites to achieve housing variety'; K. 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 RHNA";
L. Housing Element — Policy 5.2: "Create mixed use opportunities along key commercial corridors as a means of providing housing In close proximity to services and transit, enhancing pedestrian activity and community Interaction"; -15-
City of Bellflower
Ordinance No. 1442
M. Housing Element — Policy 5.3: "Encourage infill development and reuse of underutilized land, where reuse Is consistent with desired neighborhood character";
N. Housing Element - Policy 5.4: "Encourage recycling of existing, poorly designed, substandard multi -family developments to higher densities as a means of facilitating housing for all economic segments of the community and providing improvements to housing In need of major upgrades"; and O. 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."
SECTION 6. General Plan and Zoning Conclusions. The proposal conforms with the CWs General Plan and the zoning regulations In the BMC as follows:
A The proposed zoning designation is harmonious with the proposed GP land use designations and is consistent with the following policies and goats of the General Plan — Land Use Element based upon the findings in Section 4 of this Ordinance.
B. The proposed zoning designation is harmonious with the proposed GP land use designations and is consistent with the Policies of the Mixed Use section of General Plan — Land Use Element, based upon the findings in Section 4 of this Ordinance.
C. The proposed zoning designation is harmonious with the proposed GP land use designations and is consistent with the goals and policies of the General Plan — Housing Element, based upon the findings in Section 4 of this Ordinance.
0. The zoning designation of the Specific Plan is consistent with the Mixed Use land use designation of the General Plan.
SECTION 7. Specific Plan Findings. The City Council finds as follows:
A. That the amendment to the TODSP promotes public health, safety, and general welfare, and serves the goals and purposes of 8MC Title 17.
The proposed amendments to the TODSP promote public health, safety, and general welfare, and serves the goals and purposes of 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 TODSP provides a mechanism to carry out such planning efforts; (2) the TODSP is a transit -supportive specific plan that -16-
City of Bellflower
Ordinance No.1442
guides the future land use, mobility, and economic development in the area; (3) the TODSP provides a collective community vision and strategy for the area that regulates land uses and design policies and standards, identifies locations for potential infill development and expanded multimodai transportation choices, and promotes a healthy lifestyle through the availability of active transportation options; and (4) the guidelines and standards set in the TODSP are derived from the goals and purposes of the City's GP and BMC Title 17.
B. That the proposed amendments to the TODSP are consistent with the goals, policies, of the GP, based upon the findings in Section 4 of this Ordinance.
C. That the amendments to the TODSP will not adversely affect surrounding properties.
The proposed amendments to the TODSP will not adversely affect surrounding properties in that it includes a number of Planning Areas that provides an option for the property to be developed and operated in compliance with the standard urWerlying zone or to take advantage of new provisions In the Planning Area (e.g.. increased maximum building height, density, etc.), so long as certain standards are met. Furthermore, the TODSP allows the flexibility for specific parcels to be developed as a mixed use development, which furthers the City's interests in increasing its housing stock and considering different mechanisms to implement new innovations in housing and commercial endeavors.
SECTION 8. Zone Change Findings. Pursuant to BMC § 17.104.030, the City Council makes the folkrxing findings:
A- There are changed conditions since the existing zoning became effective to warrant other or additional zoning.
The City Council adopted a new Rousing Element to accommodate its obligations to encourage housing in accordance with California law. This is a changed condition that justifies an amendment to the TODSP.
S. The proposed zone changes will not adversely affect adjoining properties as to value or precedent, and will not be detrimental, based upon the findings in Section 2 of this Ordinance.
C. The zone changes will be in the interest or furtherance of public health, safety and general welfare, based upon the findings in Section 2 of this Ordinance.
D. That the approval of such zone changes will not adversely affect the Comprehensive Zoning Plan.
The approval of the proposed Zone Change is consistent with the goals and policies of the GP, based upon the findings in Section 4 of this Ordinance. The -17-
City of Beliflower
Ordinance No. 1442
proposed Zone Change would allow for more viable opportunities within the project area and ensure future developments will comply with the development standards set forth within the Specific Plan and BMC.
SECTION 9. Zoning Ordinance Text Amendment Findings. Pursuant to BMC § 17.104.030, the City Council makes the following findings:
A. This proposed Ordinance will not adversely affect any property in the City as to value or precedent and will not be detrimental.
The proposed Zoning Ordinance Text Amendment (°ZOTK) will not adversely affect any property in the City as to value or precedent and will not be detrimental to any area of the City, based upon the findings in Section 5 of this Ordinance. The proposed ZOTA simply intends to amend the boundaries within the TODSP, amend the TODSP regulations, and expand the boundaries of the TODSP. In addition to establishing a regulatory framework of future development and uses for certain properties located within 12 specific areas, as t pertains to the implementation of the Housing Element. Furthermore, the proposed changes to the TODSP do not affect any particular property. Rather, they are applicable to the Planning Areas and overlays within the TODSP area and Housing Opportunity Areas, respectively, and are intended to enhance property values of those properties within the Planning Areas and overlays.
B. The ZOTA will be in the interest or furtherance of public health, safety and general welfare.
This ZOTA promotes public heath, safety and general welfare, by ensuring that future developments within the TODSP are built and designed to the highest standard, based upon the findings in Section 7 of this Ordinance. Furthermore, the proposed regulations are in the interest and furtherance of public health, safety and general welfare in that it facilitates new development of underutilized properties thereby increasing the City's housing stock and value of private properties.
C. This ZOTA will not adversely affect the City's General Plan or zoning regulations set forth in the BMC.
D. The proposed ZOTA will not adversely affect the City's GP In that proposed ZOTA simply amends the existing boundaries within the TODSP, amends the TODSP regulations and expands the boundaries of the TODSP, creates new Housing Opportunity Areas consistent with the City's GP and adheres to changes in State laws.
City of Bellflower
Ordinance No. 1"2
SECTION 10. Approval. Based on the above findings, the City Council approves the amendments to the Downtown Bellflower Transit Oriented Development Specific Plan ("TODSP') — Specific Plan No. 8, ZOTA 25-01, and ZC 25-01, as set forth in Exhibits "B" and'C" respectively, attached to this Ordinance and incorporated by this 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. Validity of Previous Code Sections. If this entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeat or amendment of the BMC or other city ordinance by this Ordinance will be rendered void and cause such previous BMC provision or other city ordinance to remain in full force and effect for all Purposes.
SECTION 14. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 15. Limitations. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must wok within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 16. Severability. It 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 17. 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. -19-
City of Bellflower
Ordinance No.1442
SECTION 18. Summaries of Information. All summaries of information In the findings, which precede this section, are based on the substantial evidence in the record.
The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
SECTION 19. Recordation. The City Clerk, or her duly appointed deputy, is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Beliflower's book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 20. Effective Date. This Ordinance will take effect on the 30v day following its final passage and adoption.
ORDINANCE NO. 1442 HAD ITS FIRST READING ON FEBRUARY 10, 2025, ITS SECOND READING ON FEBRUARY 24, 2025, AND WAS DULY PASSED,
APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF FEBRUARY 24, 2025.
Ray Dunto , Mayor
ATTEST:
Exhibit A: Zoriirfg Map Amendment
Exhibit B: HOOZ Document
Exhibit C: TODSP Document
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Exhibit B
Housing Opportunity Overlay Zone ("HOOT')
SECTION 1. BMC is amended by adding a new Chapter 17.66 entitled HOUSING OPPORTUNITY OVERLAY ZONE (HOOZ), to read as follows:
"Chapter 17.66: HOUSING OPPORTUNITY OVERLAY ZONE ("HOOZ"):
§ 17.66.010 Purpose and Intent
This chapter implements Section III(C) of the City Charter for the purpose of establishing the Housing Opportunity Overlay Zone ("HOOT). This overlay zone encourages development of a variety of housing developments. The HOOZ accomplishes the following objectives.
A. Providing additional housing options for people who want to live mar their workplace and/or near retail and other non-residential uses;
B. Increasing compatibility of residential projects with surrounding uses and development patterns,
C. Creating housing opportunities without imposing greater obligations for development beyond uses allowed in the underlying zone, and
E. Protecting underlying land uses and the established character of existing neighborhoods-
§ 17.66.020 Definitions
Unless the contrary is stated or dearly appears from the context. the words and phrases used in this Chapter and have the same meaning as used in Government Code § 65583, or as set forth in Uds Code..
A. 'Development" means any construction activity including. without limitation, erection or alteration of structures.
0, -Group open space means usable open space on a Site which is available to all occupants of a Development.
C. "Site" means any plot or parcel of land or combination of contiguous lots or parcels of land.
§ 17.66.030 Created —Designated
The HOOZ may be activated only on a site identified in the Housing Element and may be activated only in the same manner as rezoning. If a HOOZ is approved, it will be identified on the City zoning map as an overlay zone by adding the parenthetically enclosed letters 'HOOZ A Development within the HOOZ is voluntary
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B To the extent that they are not in conflict with the terms of this chapter, regulations that govern the primary zoning apply to the development In the event of any conflict with the underlying zone. the regulations in this chapter prevail.
To implement the Housing Element. the HOOZ includes eight planning areas described and depicted below.
1 Planning Area A:
Rosman + McNab - 30 dulac
2 Planning Area S.
Clark + Alondra - 30 du/ac
3. Planning Area C,
Clark + Park - 30 dulac
4 Planning Area 0
Clark + Artesia - 30 du/ac
5 Planning Area E.
Belflower, + Artesia - 40 dulac
6 Planning Area F:
Bellflower + Cedar - 40 du/ac
7 Planning Area G:
Lakewood + Artesia - 30 dulac and 40 du/ac
8 Planning Area H-
Woodruff + Flora Vista - 22 dulac and 40 dulac
ucEnu .
l:P� AfH i{/10bCr8MAKb NCNaGAV.) !4
}:Pa.fiv Nea9{QaAY.b aMre_
3: POnnirypraac Wa*b¢b PPara Y,I � 1
s: paanmq Ar+anlGmk,,v.b Mmw el.) ':yK>' �' : �1:
' SWaniaTOGSP-No, Pa�d110QZ ♦�'q
6: wart. TOOSP-Not Tart N t
J: Wan.lOOSP_Na Pal M OI NOOZ
e'. Pannn(Arm EleaXavaal beanwrabC)
5,-PeMma Agee rI0a11Xava 8+.. bCwfar A.1
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4 - ,
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§ 17.66.040 Permitted Uses.
The HOOZ allows a mix of land uses that are complimentary to one another: compatible with residential and commercial uses within the boundaries of the HOOZ and the adjacent neighborhoods, and allows flexible development standards to achieve the goals of the Housing Element.
A. The following uses are permitted in the HOOZ.
1, Multiple -family housing units
2. Live Work
3. Condominium Developments
4. Apartments
5. Duplex and/or Triplex
6. Emergency Shelter
7 Mixed -use (combination of residential and commercial land uses) B. In addition to the requirements in this Chapter, emergency shelters must comply with applicable law,
§ 17.66.050 Development Standards
All Development in the HOOZ must comply with the following standards:
A Amenities. Each housing development must include:
1. Not less than one on -site community amenity.
2. Laundry connections in each dwelling unit.
3. Central heating, venbWtion, and Gaoling in each dwelling unit.
B Open Space Residential developments must provide open space areas. Usable open space must be provided as follows
1. Private Open Space. Each residential dwelling unit must include private open space in the form of a patio, yard, balcony, immediately adjacent deck. or combination. Private open space must be directly adjacent to and accessible from each dwelling unit. Private open space most have a minimum area of 100 square feet and a minimum dimension of five feet in any direction.
Group Open Space. Group open space must be distributed throughout the Development and must be reasonably accessible to all the dwelling units. Group open space may be located at ground level, on upper story decks, on roof decks. indoors, or outdoors. Group open space cannot be located within the from yard setback. Areas located at upper story decks or on roof decks may contribute 100 percent towards the required group open space area. Areas located indoors cannot contribute more than 50 percent of the required group open space requirement. Group open spaces must have a minimum horizontal dimension in any direction of 20 feet on the ground floor level Upper story decks must be no less than 10 feet by 10 feet in horizontal dimension. Roof decks must be no less than 15 feet by 15 feet in horizontal dimension The minimum vertical dimension must be 15 feet.
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C. Area. A minimum of 15% of the total land area for a development must be in group open space. For developments of 11 dwelling units or more a maximum of 75% of the total required group open space may be allocated as additional private open space purposes
D. Recreation Facilities. A maximum of 40-1 of the group open space may be in paved surface including a svnmming pool, walks, patios, terraces, courts, and fountains.
Recreation buildings or other communal buildings may cover not more than 10% of this area.
E. Design Standards.
i Paint. Each development must include not less than one color for the main wall and another color for architectural trim pieces. The paint treatment must be applied on all wall facades on all elevations. Rust -inhibitive paint must be used for all exterior metal building surfaces.
2 Elevation Materials. A mimmurn of two different materials must be used on all building elevations.
3 Eaves. All buildings must provide eaves of not less than 12 inches and not greater than 36 inches and must not encroach into any required setback area.
4. Variation. Unbroken wall plartes greater than 30 feet in length are prohibited.
Wall planes may be broken up by windows or recesses. Recesses are to measure a minimum of 12 inches in depth and length.
F Flexible Development Standards. The Director may authorize deviation from the established development standards for setbacks, open space, landscaping and parking when strict application of this Chapter constrains housing development.
Table 17.66.040: Development Standards
Primary Structure 7 stones or 75
5 stories or 60
5 stories or 60
7 stories a 75 5 stories or 60
feel
feel.
feet.
feet. feet, whichever
whichever m
whichever is
whichever is
wlnchevev is is less
_ less _
less
1s9
lass
. AcfEssory Structure 35 feet _
I Onkmrm Setbacks (BuOd to float 5 feet _ -'. 0 ferM i 0leM _;_ 5 feel 51eet 1
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Rear
5 feet
5 feet 5 fret
5 feN
I 5 fret
Street Side
5 feat
_
0 fret 0 feet
5 feet
1 5 feet
Interior Side
5 feet
5 feet 5 feet
1 5 fed
1 5 feet
aRn) n Space
Private
100 sOdu
Group
25%dtodl
15%atrial
15%draal
25%ofoat 15%ductal
lattd oleo
told sea
IeIM oleo
land area land area
MbrkCLm Parkin
Commercial Uses
1 padarg space per 300 square feet of building area or
outdoor ethanol area if 100%of the seafting u provided outAoors GOxed Usas
oft -street parting may be reduced subject to shared or We of faciilies or if adjacent to transit routes.
Resider" Uses
Ono-Bedinaom Units; 1 erlclo9ed rkin ace unit
Two-Bodioom Units or moe
2 pjLkM a old. may be in tandem but ortlir wait enclosed Guam P
010 uncovered a unit
aANtkhemt RnMendal ibaarea
j Studio llritt
__
s00 square last
Orte-Bedroom U_nds
700 square feet _
Two -Bedroom Un4s
300 square feet
Three -Bedroom Units
1,100 square feet
Fences and Walls
Perimeter walls are required where the development abets a residential datria or use eaha on a side or rear yard.
To protect the peaceprivacy as generalwelfare of the residential district or use, such wall must be of Sold MOSMy construction, not an mat six feet, or more than eight feet in height. provided no wall exceeds 42 inches in helglt where n Is m the frontyam area. If Ore proposed development includes a structure lobe erected edjacem to an abut irg residential district or useno wall is required for that portion of the parcel where said structure is erected.
Ctuim4mk fences are oohilxted in from Yard ant street sideyaN setbacks. .._..._..__.__...-___..____ VIItlSCaWrt9
At least tW% W the required komyard sea nu st be landscaped. Additionally. Landscaping whhn the panting lot is required to equal at krest five percent of the parking area with landscaped planter located adjacent to all aghtsd- way Planning heats must beat Least six feet in width and must be distributed throughout Sue parldrg a" Ailptardng beds must be bordered by a minimum sex -inch No concrete am No automobile space may incorporate Ste required parser within its dimension. litigation systems must be installed in at Landscape areas. A mirwrtum of one, 48-inch box Lee and five. five -gallon plants few every ren parking spaces, or a portion thereof, must W provided: groundcover cannot exceed 50% of the total larascape area Developmentswahnostruoures. induding,butrmfamaedto.parkng.
AR outdoor bill g must be located and Shielded W as to prevent the spp d light Code, egxem MRS she etreata. NI common driveways must be lit with Ste equivalence of a tOO-waS light par 50 test. All commiat walkways must be Let fad high solid masonrybride or concrete wait except for access way which must be enclosed with lodulible said - decorative gates of the same height. Vehicular access to are from the Lash was must be provided. Trash area enclosures must incorporate a Louis cover or a roof and must meet applicable Fire Code provisions, including, bet not 'Note hlousng Element Housing Opportunity Area 12 2 has existing density of 22 doe. No change is Proposed.
Developmentstandards as per ChapW1732
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§ 17.66.060 Application Requirements
All applications proposing Development within the HOOZ must submit an application to the Director accompanied by payment of the fee established by City Council resolution, which must include all of the follcvring
A. Scated and dimensioned site plan,
B. Scaled and dimensioned elevations showing all building exteriors on all buildings, C. Scaled and dimensioned floor plans and building cross secbons.
D. Grading plan (including drainage scheme), prepared by a licensed civil engineer; E. Complete inventory of building materials and color palette; F. Scaled and dimensioned landscape pan (including decorative hardscape).
G. Tentative Maps;
H. Any detail drawings and exhibits as necessary to provide information on various project features that require specific and detailed review. Such detail drawings may include the location and design menu of signage, the project entrance and the community recreation area,
I. Photometrics Plan:
J Studies (e.g.. Parking, Noise. Queuing, Traffic Impact Anatysis) required for environmental review of to meet the requirements of this code; and K. Master signage program
§ 17.66.070 Application Review
Ail Development applications will be reviewed and approved ministerially by the Director pursuant to this section.
A. Upon receipt of a duly submitted application, the Director will make a determination of completeness within 30 days. If an application is deemed complete, the Director will review and take action on the application within 60 days after finding the application complete. If an application is deemed incomplete. the Director will return in writing a full set of comments to the applicant with a list of items that are defective or deficient B. To approve a Development application pursuant to the HOOZ. the Director must make the following findings
1 The Development is consistent with the Bellflower General Plan including. without limitation. the Housing Element
2 The Development is consistent with the provisions of this Chapter
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3 The Development's design and building architecture is complimentary and compatible with other projects within the H002 area
4 The overall Development design and architecture are of high quality and innovative design, use quality construction materials, and creatively use landscape and hardscape materials in order to create a "signature" development.
C. The Director's determination may be appealed to the Planning Commission to this code.
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"UE OF CALIFORNIA - BUSINESS CO
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
ils 9 t
65annon Sleet, Sub 900
6oa, CA 96811
ME
(916) 261j3 291 I I FAX 0137
vi+rx M1rd.ra
October 16, 2025
Elizabeth COS, Director
Planning and Building Services
City of Bellflower
16600 Civic Center Or
Bellflower, CA 90706
RE: City of Bellflower— Letter of Technical Assistance
Dear Elizabeth Oba:
The purpose of this letter is to provide technical assistance regarding the implementation of Program 27 (Ensure Adequate Sites to Accommodate the RHNA) to rezone adequate sites to satisfy its lower -income Regional Housing Needs Allocation (RHNA) shortfall.
On March 14, 2025, the California Department of Housing and Community Development (HCD) sent a Letter of Inquiry to the City regarding the completion of program 27. The City responded on April 28, 2025, informing HCD that Program 27 had been completed according to the timeline established in the City's housing element through Resolution No. 25-09 and Ordinance No. 1442. HCD reviewed the documentation submitted by the City, met with the City on July 23, 2025 to resolve outstanding questions, and has determined that, while the resolution and ordinance meet several requirements of state law, the City must demonstrate the rezonings meet all requirements in Government Code section 65583.2, subdivisions (h) and (i).
Specifically, while it appears that more than 50 percent of the City's identified RHNA shortfall is met on mixed -use sites, the ordinance does not state if these mixed -use sites permit 100 percent residential development and require a minimum of 50 percent of the square footage in a mixed -use development to be residential. Additionally, the ordinance does not indicate if the City permits owner -occupied and rental multifamily uses by -right for developments in which 20 percent or more of the units are affordable to lower -income households. By -right means local government review must not require a conditional use permit, planned unit development permit, or other discretionary review or approval that that would constitute a "project" for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.' Additionally, the recent California appellate decision in Martinez v. City of Clovis found that while overlays can be used in a rezone, when the base zone allows residential t Gov. Code, § 65583.2, subd. (i)
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Elizabeth Oba, Director
development, both the base zone and the overlay zone must comply with the minimum density requirements of Government Code section 65583.2, subdivision (h).2 While Ordinance No. 1442 provides a maximum density for each Planning Area where the Housing Opportunity Overlay Zone (HOOZ) applies to meet the City's lower -income RHNA, it does not state what the required minimum densities are for the HOOZ or the base zones over which it applies. The submitted ordinance must be revised to ensure all sites being rezoned to satisfy the City's lower -income RHNA shortfall pennit a minimum of 20 dwelling units per acre by right.
HCD requests that the City revise its zoning ordinance or provide written documentation dearly demonstrating the rezones meet these statutory requirements. If needed, a copy of the revised ordinance should be transmitted to HCD. HCD will review the documentation and issue correspondence before taking any action authorized by Government Code section 65585, subdivisions (1) and 0). Such action may include issuance of written findings (Corrective Action Letter) and revoking HCD's finding that the City's housing element is in substantial compliance with Housing Element Law and/or referral to the California Office of the Attorney General.
HCD provides the City until November 14, 2025 to provide a written response to these findings. If you have questions or need additional information, please contact Stephanie Chan at Steohanie.ChanCdhcd.ca.aov.
Sincerely,//�
//V J
Melinda Coy
Proactive Housing Accountability Chief
2 Martinez v. City of Clovis (2023) 90 CalApp.5th 193, 307 Cal.Rptr.3d 66 -29-
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Sheet, Suite 4W .�
S..a .ntn, CA 95811
(916) 263-2911 1 FAX(916) 263-7453
w hctl ce
March 18, 206
Elizabeth Oba, Director
Planning and Building Services
City of Bellflower
16600 Civic Center Dr
Bellftower, CA 90706
RE: City of Bellflower's Housing Element Implementation — Corrective Action Lefter Dear Elizabeth Oba:
The California Department of Housing and Community Development (HCD) has reviewed the City of Bellflowers (City) obligations under the housing element and hereby issues its written findings that the City has failed to implement Program 27 (Ensure Adequate Sites to Accommodate the RHNA) to rezone adequate sites to satisfy its Regional Housing Needs Allocation (RHNA) shortfall.' Housing Element Law
HCD must review any action or failure to act by a City that it determines to be inconsistent with an adopted housing element or section 65583 generally, and it must issue written findings to the City accordingly.2 HCD must give the City a reasonable time, no longer than 30 days, to respond to these findings.3 If HCD does not receive a written response from the City within 30 days, or the response does not demonstrate that the program action has been implemented, then HCD will revoke its findings that the City's housing element substantially complies with Housing Element Law." Additionally, HCD may notify the California Office of the Attorney General when a City takes actions that are inconsistent with an adopted housing element or Government Code sections 65583 and 65915, among other laws.5
Gov. Code, § 65583, subd. (c)(1)(A),§ 65583.2, subd. (h) and (I). 2 Gov. Code, § 65585, subd. (i)(1).
3 Gov. Code, § 65585, subd. (i)(1 XA).
4 Gov. Code, §65585, subd. (i)(1HB).
5 Gov. Code, § 65585, subd. a).
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Elizabeth Oba, Director
Findings
On September 9, 2022, HCD found the City's housing element in substantial compliance with housing element law. HCD based its finding of substantial Compliance on, among other things, a commitment to implement Program 27. This program is committed to rezone adequate sites to satisfy its RHNA shortfall pursuant to Government code section 65583, subdivision (c)(1 xA).
On March 14, 2025, HCD sent the City a Letter of Inquiry requesting an update on the City's progress implementing rezone actions on Program 27 The City responded on April 28, 2025 informing HCD that Program 27 had been completed according to the timeline established in the City's housing element through Resolution No. 25-09 and Ordinance No. 1442. HCD met with City staff on July 23, 2025, and the City provided additional rezone documentation July 28, 2025.
On October 16, 2025, HCD sent the City a Letter of Technical Assistance informing the Cary that revisions to the submitted ordinances would be required to ensure that all sites are being rezoned to satisfy the Citys lower -income RHNA shortfall and thereby meet statutory requirements. The City responded to the Letter of Technical Assistance on December 18. 2025, stating that the HOOZ regulations, without further amendment, already satisfies housing element law. The Citys response demonstrates compliance with none of the requirements of state taw enumerated in HCD's October 16, 2025 letter.
Specifically, the City has not provided documentation that demonstrates that it permits owner-occupled and rental multifamily uses by -right for developments in which at least 20 percent or more of the units are affordable to lower income households on sites being rezoned to accommodate the lower income RHNA shortfall. The City has also failed to demonstrate that mixed -use rezone sites being used to accommodate the City's lower -income RHNA shortfall permit 100 percent residential development and require a minimum of 50 percent of the square footage in a mixed -use development to be residential. Finally, the City has not shown that rezones sites to meet the lower - income RHNA shortfall meet the minimum density threshold of 20 dwelling units per acre as required in Government Code section 655893.2, subdivision (h).
Based upon the above reasoning, HCD finds that the City has failed to implement this program actions within the statutorily required fimefmme. -31-
Elizabeth Oba, Director
Next Steps
HCD requests that the City review this correspondence and provide a written response to these findings within 30 days and no later than April 17, 2026. HCD will review and consider the City's written response before taking any action authorized by Government Code section 65585, subdivisions (i) and 0). As noted below, such action may include revoking HCD's finding that City's housing element is in substantial compliance with Housing Element Law and/or referral to the California Office of the Attorney General.
HCD provides the City until April 17, 2026 to provide a written response to these findings. If you have questions or need additional information, please contact Stephanie Chan of our staff at Stephanie.Chanahcd.ca.cov Sincerely,
/%
Melinda Coy
Housing Accountability Unit Chief
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Of BSGs[q
The City of Bellflower ""Px
166 Gv C Ary Drive. R,Mowv, 6A "7r
RI 562SM.1424 r— 562.925.86fi0 wwwbellMwaaB ��kv o w
May 21, 2026
Ms. Melinda Coy
Housing Accountability Chief Division of Housing Policy Development State Department of Housing and Community Development
651 Bannon Street, Suite 400
Sacramento, CA 95811
Subject: City of Bellflower 6th Cycle Housing Element Implementation — Corrective Action Letter
Dear Ms. Coy:
The City of Bellflower (City) received HCD's Corrective Action Letter dated March 18, 2026. This succeeds HCD's October 16, 2025 Letter of Technical Assistance, to which the City provided a detailed response on November 14, 2025, and a supplemental response on December 18, 2025. On April 9, 2026, City staff met with HCD representatives to discuss and clarify those findings. The City has continued to monitor and respond to HCD communications to avoid escalation and to ensure clarity on implementation steps. As a general observation, HCD's requests appear to prefer form over substance: the City's existing regulations already meet or exceed the substance of statutory requirements. While the City is willing to insert explicit phrasing identified by HCD, these are not legal mandates. Nevertheless, the City's approach is to proceed carefully, clarify expectations directly with HCD before recommending that the City Council change the Bellflower Municipal Code (BMC) to accommodate HCD's desired language, and document all actions thoroughly.
The following restates HCD's findings and the City's response to each:
1. HCD Comment: "The City has not provided documentation that demonstrates that it permits owner -occupied and rental multifamily uses by -right for developments in which at least 20 percent of more of the units are affordable to lower income households on sites being rezoned to accommodate the lower income RHNA shortfall." City's Response: As currently written all residential development regardless of affordability is allowed by -right. Accordingly, the City's regulations are more permissive than the minimum requirements and already allow by -right development without regard to whether at least 20 percent of units are. affordable.
To address HCD's comment, however, the City will recommend that the City Council revise the Bellflower Municipal Code (`BMC") to specify that it permits owner -occupied and rental multifamily uses by- right for developments in which at least 20 percent or more of the units are affordable to lower income households on sites being rezoned to accommodate the lower -income RHNA shortfall."
2. HCD Comment: "The City has also failed to demonstrate that mixed -use rezone sites being used to accommodate the City's lower -income RHNA shortfall permit 100 percent residential developmentand require a minimum of 50 percent of the square footage in a mixed -use development to be residential." Page I of 2
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Corrective Action Letter
May 21, 2026
City Response: The BMC permits by -right 100 percent residential development on mixed -use, consistent with the Mixed -Use General Plan designation, which also allows for 100 percent residential development. Capacity assumptions for each Housing Opportunity Area (HOA), as set forth in the Housing Element certified by HCD, are implemented through the HOOZ regulations. To accommodate HCD's request for explicit minimums in mixed -use projects, however, the City will recommend that the City Council revise the BMC to require that at least 50 percent of the square footage in a mixed -use development be residential.
3. HCD Comment: "The City has not shown that rezone sites to meet the lower -income RHNA shortfall meet the minimum density threshold of 20 dwelling units per acre as required in Government Code section 65583.2, subdivision (h)." City Response: Once more, to accommodate HCD the City will recommend that the City Council revise the BMC to establish a minimum density of 20 dwelling units per acre for rezone sites meeting the lower -income RHNA. Further, the City will recommend language to amend the BMC providing that density may be adjusted via concession pursuant to the State Density Bonus Law. This, of course, is already required by California law.
Additional Capacity and Implementation Steps
As discussed in the City's April 28, 2025 correspondence, the City is planning to amend its General Plan and rezoning an approximately 22-acre site to redevelop an existing commercial and recreational area for 1,600 future residential units, representing added capacity not reflected in the certified Housing Element and further supporting RHNA compliance.
To ensure that HCD is fully accommodated, the City will make draft language available for consideration before presenting recommended BMC amendments to the City Council.
We appreciate HCD's continued engagement and the opportunity to align on text that reflects the City's already -permissive framework. The City remains committed to advancing housing production and to ensuring that adopted language provides the clarity HCD seeks while preserving the City's effective implementation practices.
Should you have any further questions, I can be reached directly at (562) 804-1424, ext. 2018 or by email at eobaabelltlower.ca.eov.
Sincerely, J
WvU�
Eliza Oba Director of Planning and Building Services
cc: Ryan Smoot, City Manager
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