TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. bba, Director of Planning and Building Services Rowena Genilo-Concepcion, Planning Manager
SUBJECT: Consideration and possible action to waive further reading and adopt Ordinance No. 1460 — 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.
DATE: September 14, 2026
EXECUTIVE SUMMARY
Ordinance No. 1460 was introduced on August 24, 2026. Second reading and adoption is recommended. If adopted, the ordinance will take effect in 30 days.
RECOMMENDATION TO CITY COUNCIL
1) Waive further reading and adopt Ordinance No. 1460; 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.
ATTACHMENTS
OrdinanceNo. 1460.........................................................................................................2 August 24, 2026, Staff Report (Without Attachments).....................................................9 -1-
CITY OF BELLFLOWER
ORDINANCE NO. 1460
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 III(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 ("Project") 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, 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 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.
Pagel of 5
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City of Bellflower
Ordinance No. 1460
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 Bellflower'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. 1460
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. -4-
City of Bellflower
Ordinance No. 1460
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 15. 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. -5-
City of Bellflower
Ordinance No. 1460
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 30t" day following its final passage and adoption.
ORDINANCE NO. 1460 HAD ITS FIRST READING ON AUGUST 24, 2026, ITS SECOND READING ON SEPTEMBER 14, 2026, AND WAS DULY PASSED,
APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF SEPTEMBER 14, 2026.
Sonny R. Santa Ines, Mayor
ATTEST:
Mayoa Ochiqui, City Clerk
Karl H. Berger, City Attorney
ATTACHMENT:
Exhibit A: HOOZ Amendments
N
ORDINANCE NO. 1460 — EXHIBIT A
AMENDMENTS TO CHAPTER 17.66 OF THE BELLFLOWER MUNICIPAL CODE (HOUSING OPPORTUNITY OVERLAY ZONE)
The proposed amendments will be illustrated with GtFikethmugh 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 objective standards as listed in this Chapter. i^ the H007
1. Multiple -family dwellings housing with at least 20% of units restricted for lower -income households
2. Live Work
3. Condominium Developments
4. e'^ts
6- Duplex and/ar-Triplex
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
§ 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
Housing Opportunity Overlay- Planning Areas
A IB,C&D I E & F I G H
Density ma be adjusted via concession pursuant to the State Housin Law Minimum 1 20 du/ac
I 20 du/ac
20 du/ac
1 20 du/ac 20 du/ac
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ORDINANCE NO. 1460 — 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
Maxim 9.75 FAR
2 H
AW
ofleport
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 Zone "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 ("BIVIC") 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.
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, et 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. Cade 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 Beliflower'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 1,670 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. -10-
Staff Report — ZOTA 26-01
August 24, 2026
Page S of 4
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 issuer! .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 mixed -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 sty=iketh Fough for existing language that is proposed for deletion and underlined for new language.
Zoning Code Amendments Requested by HCD
Proposed Amendment belated to Mixed -Use Development (BMC §17.66.040.A.7):
7. infixed -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 -11-
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 following uses are permitted -by -fight, not subject to discretionary review, and approval is based on objective standards as listed in this Chapter._iP th HQQZ-.
1. Multiple -family dwellings housing unify with at least 20% of units restricted for lower -income households
0 Proposed Amendment Related to Minimum Density (BMC Table 17.66.040) Tnkhm 17 AR f)All-
Housing Opportuniy Overlay - Planning Areas
A B, C&D E&F G
Density ma Z be ad usted via concession on 2ursuant to the State Housin Law Minimum
I
I dulac
20 dulac
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 (Le,, "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 .......... ............ ........................................ ........
B. Ordinance No. 1442 (with Exhibit B only - Current HOOZ-Pfovts-1on) .............................12 C. Letter of Technical Assistance dated--Octo&eFf_6�025 .................................................28 D. Corrective Actimtetter-thife_d_jMarch 18, 2026 .............................................................. 30 E_,—6_sGity'9-R_pon_se Letter dated May 21, 2026 .................. ............................................... 33 -12-