Bellflower Municipal Code Ch. 17.66 Housing Opportunity Overlay Zone (hooz)
Bellflower Municipal Code · 2026-10 edition · updated 2026-10-22 · Bellflower
Cite as: Bellflower Municipal Code Chapter 17.66 · Text as of 2026-10-22
§ 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 ("HOOZ"). 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 near 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
D. Protecting underlying land uses and the established character of existing neighborhoods.
(Ord. 1442, 2/24/2025)
§ 17.66.020. Definitions.¶
Unless the contrary is stated or clearly 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 this code.
"Development"
means any construction activity including, without limitation, erection or alteration of structures.
"Group open space"
means usable open space on a site which is available to all occupants of a development.
"Site"
means any plot or parcel of land or combination of contiguous lots or parcels of land.
(Ord. 1442, 2/24/2025)
§ 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's zoning map as an overlay zone by adding the parenthetically enclosed letters "HOOZ."
A. Development within the HOOZ is voluntary.
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.
C. To implement the Housing Element, the HOOZ includes eight planning areas described and depicted below.
Planning Area A: Rosecrans + McNab – 30 du/ac.
Planning Area B: Clark + Alondra – 30 du/ac.
Planning Area C: Clark + Park – 30 du/ac.
Planning Area D: Clark + Artesia – 30 du/ac.
Planning Area E: Bellflower + Artesia – 40 du/ac.
Planning Area F: Bellflower + Cedar – 40 du/ac.
Planning Area G: Lakewood + Artesia – 30 du/ac and 40 du/ac.
Planning Area H: Woodruff + Flora Vista – 22 du/ac and 40 du/ac.
(Ord. 1442, 2/24/2025)
§ 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.
Multiple-family dwellings with at least 20% of units restricted for lower-income households;
Live Work;
Condominium Developments;
Duplex;
Emergency Shelter;
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.
(Ord. 1442, 2/24/2025; Ord. 1460, 9/14/2026)
§ 17.66.041. Conditional Uses.¶
The following uses are permitted only after a valid Conditional Use Permit is approved in the manner and subject to conditions as provided for in Chapter 17.96.
A. Multiple Family Dwellings.
(Ord. 1460, 9/14/2026)
§ 17.66.050. Development Standards.¶
All development in the HOOZ must comply with the following standards:
A. Amenities. Each housing development must include:
Not less than one on-site community amenity.
Laundry connections in each dwelling unit.
Central heating, ventilation, and cooling in each dwelling unit.
B. Open Space. Residential developments must provide open space areas. Usable open space must be provided as follows:
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 must 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 front yard setback. Areas located at upper story decks or on roof decks may contribute 100% towards the required group open space area. Areas located indoors cannot contribute more than 50% 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.
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% of the group open space may be in paved surface including a swimming 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.
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.
Elevation Materials. A minimum of two different materials must be used on all building elevations.
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.
Variation. Unbroken wall planes 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 17.66.050: Development Standards
| Housing Opportunity Overlay - Planning Areas | |||||
|---|---|---|---|---|---|
| A | B, C, & D | E&F | G | H | |
| Density | Density | Density | Density | Density | Density |
| Maximum | 30 du/ac | 30 du/ac | 40 du/ac | 40 du/ac | Planning Area H (12.1) 40 du/ |
| Density (may be adjusted via concession pursuant to the State Housing Law) | |||||
| Minimum | 20 du/ac | 20 du/ac | 20 du/ac | 20 du/ac | 20 du/ac |
| Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height |
| Primary Structure | 7 stories or 75 feet, whichever is less | 5 stories or 60 feet, whichever is less | 5 stories or 60 feet, whichever is less | 7 stories or 75 feet, whichever is less | 5 stories or 60 feet, whichever is less |
| Accessory Structure | 35 feet | 35 feet | 35 feet | 35 feet | 35 feet |
| Minimum Setbacks (Build to line) | Minimum Setbacks (Build to line) | Minimum Setbacks (Build to line) | Minimum Setbacks (Build to line) | Minimum Setbacks (Build to line) | Minimum Setbacks (Build to line) |
| Front | 5 feet | 0 feet | 0 feet | 5 feet | 5 feet |
| Rear | 5 feet | 5 feet | 5 feet | 5 feet | 5 feet |
| Street Side | 5 feet | 0 feet | 0 feet | 5 feet | 5 feet |
| Interior Side | 5 feet | 5 feet | 5 feet | 5 feet | 5 feet |
| Minimum Open Space | Minimum Open Space | Minimum Open Space | Minimum Open Space | Minimum Open Space | Minimum Open Space |
| Private | 100 sf/du | 100 sf/du | 100 sf/du | 100 sf/du | 100 sf/du |
| Group | 25% of total land area | 15% of total land area | 15% of total land area | 25% of total land area | 15% of total land area |
| Minimum Parking | Minimum Parking | Minimum Parking | Minimum Parking | Minimum Parking | Minimum Parking |
| Commercial Uses | 1 parking space per 300 square feet of building area or outdoor dining area (if 100% of the seating is provided outdoors) | 1 parking space per 300 square feet of building area or outdoor dining area (if 100% of the seating is provided outdoors) | 1 parking space per 300 square feet of building area or outdoor dining area (if 100% of the seating is provided outdoors) | 1 parking space per 300 square feet of building area or outdoor dining area (if 100% of the seating is provided outdoors) | 1 parking space per 300 square feet of building area or outdoor dining area (if 100% of the seating is provided outdoors) |
| Mixed Uses | Off-street parking may be reduced subject to shared or joint use of facilities or if adjacent to transit routes. | Off-street parking may be reduced subject to shared or joint use of facilities or if adjacent to transit routes. | Off-street parking may be reduced subject to shared or joint use of facilities or if adjacent to transit routes. | Off-street parking may be reduced subject to shared or joint use of facilities or if adjacent to transit routes. | Off-street parking may be reduced subject to shared or joint use of facilities or if adjacent to transit routes. |
| Residential Uses | Residential Uses | Residential Uses | Residential Uses | Residential Uses | Residential Uses |
| One-Bedroom Units | 1 enclosed parking space per unit | 1 enclosed parking space per unit | 1 enclosed parking space per unit | 1 enclosed parking space per unit | 1 enclosed parking space per unit |
| Two-Bedroom Units or more | 2 parking spaces per unit, may be in tandem but only with enclosed parking | 2 parking spaces per unit, may be in tandem but only with enclosed parking | 2 parking spaces per unit, may be in tandem but only with enclosed parking | 2 parking spaces per unit, may be in tandem but only with enclosed parking | 2 parking spaces per unit, may be in tandem but only with enclosed parking |
| Guest Parking | 0.20 uncovered parking spaces per unit | 0.20 uncovered parking spaces per unit | 0.20 uncovered parking spaces per unit | 0.20 uncovered parking spaces per unit | 0.20 uncovered parking spaces per unit |
| Minimum Residential Floor Area | Minimum Residential Floor Area | Minimum Residential Floor Area | Minimum Residential Floor Area | Minimum Residential Floor Area | Minimum Residential Floor Area |
| Studio Units | 500 square feet | 500 square feet | 500 square feet | 500 square feet | 500 square feet |
| One-Bedroom Units | 700 square feet | 700 square feet | 700 square feet | 700 square feet | 700 square feet |
| Two-Bedroom Units | 900 square feet | 900 square feet | 900 square feet | 900 square feet | 900 square feet |
| Three-Bedroom Units | 1,100 square feet | 1,100 square feet | 1,100 square feet | 1,100 square feet | 1,100 square feet |
| Fences and Walls | Fences and Walls | Fences and Walls | Fences and Walls | Fences and Walls | Fences and Walls |
| Housing Opportunity Overlay - Planning Areas | |||||
|---|---|---|---|---|---|
| Perimeter walls are required where the development abuts a residential district or use either on a side or rear yard. To protect the peace, privacy and general welfare of the residential district or use, such wall must be of solid masonry construction, not less than six feet, or more than eight feet in height, provided no wall exceeds 42 inches in height where it is in the front yard area. If the proposed development includes a structure to be erected adjacent to an abutting residential district or use, no wall is required for that portion of the parcel where said structure is erected. Chain-link fences are prohibited in front yard and street side yard setbacks. | |||||
| Landscaping | Landscaping | Landscaping | Landscaping | Landscaping | Landscaping |
| Housing Opportunity Overlay - Planning Areas | |||||
|---|---|---|---|---|---|
| At least 60% of the required front yard area must be landscaped. Additionally, landscaping within the parking lot area is required to equal at least five percent of the parking area with landscaped planter located adjacent to all rights-of-way. Planting beds must be at least six feet in width and must be distributed throughout the parking area. All planting beds must be bordered by a minimum six-inch high concrete curb. No automobile space may incorporate the required planter within its dimension. Irrigation systems must be installed in all landscape areas. A minimum of one, 48-inch box tree and five, five-gallon plants for every 10 parking spaces, or a portion thereof, must be provided; groundcover cannot exceed 50% of the total landscape area. Developments with no structures, including, but not limited to, parking lots, are not exempt from the landscaping requirements. | |||||
| Lighting | Lighting | Lighting | Lighting | Lighting | Lighting |
| Housing Opportunity Overlay - Planning Areas | |||||
|---|---|---|---|---|---|
| All outdoor lighting must be located and shielded so as to prevent the spill of light onto adjacent lots and streets. All common driveways must be lit with the equivalence of a 100-watt light per 50 feet. All common walkways must be lit with the equivalence of a 100-watt light per 35 feet. All address signs, walkway ramps and steps must be lit. | |||||
| Trash Facilities | Trash Facilities | Trash Facilities | Trash Facilities | Trash Facilities | Trash Facilities |
| Each such lot must be provided with facilities for the storage and collection of trash and must be enclosed by a six-foot high solid masonry, brick or concrete wall except for access way which must be enclosed with lockable solid decorative gates of the same height. Vehicular access to and from the trash area must be provided. Trash area enclosures must incorporate a trellis cover or a roof and must meet applicable Fire Code provisions, including, but not limited to, fire-rated construction. | |||||
| Loading | Loading | Loading | Loading | Loading | Loading |
| Each lot must have loading facilities as required by Section 17.88.100 . |
| Housing Opportunity Overlay - Planning Areas | |||||
|---|---|---|---|---|---|
| *Note: Housing Element Housing Opportunity Area 12.2 has existing density of 22 du/ |
(Ord. 1442, 2/24/2025; Ord. 1460, 9/14/2026)
§ 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 following:
A. Scaled 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 sections;
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 plan (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 Analysis) required for environmental review or to meet the requirements of this code; and
K. Master signage program.
(Ord. 1442, 2/24/2025)
§ 17.66.070. Application Review.¶
All 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:
The development is consistent with the Bellflower General Plan including, without limitation, the Housing Element.
The development is consistent with the provisions of this chapter.
The development's design and building architecture is complimentary and compatible with other projects within the HOOZ area.
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.
(Ord. 1442, 2/24/2025)
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