Bell City Council
January 28, 2026

Agenda
Regular Meeting of the
B
ell City Council/Bell Community Housing Authority/Successor Agency to the Bell Community Redevelopment Agency/ Bell Public Finance Authority Wednesday, January 28, 2026
5:00
P.M. CLOSED SESSION
7:00 P.M. OPEN SESSION
BEL

L COMMUNITY CENTER
6250 PINE AVENUE, BELL CA 90201
Ali Saleh
Mayor
M
onica Arroyo Francis Flores
Vice-Mayor Council Member

Ana Maria Quintana Alicia Romero
Council Member Council Member

Welcome to the City Council Meeting

The Bell City Council and staff welcome you. This is your City Government.

Individual participation is a basic part of American Democracy and all Bell residents are encouraged to attend meetings of the City Council. Regular City Council meetings are held the second and fourth Wednesday of the m onth at 7:00 p.m., Bell Community Center, 6250 Pine Avenue. For more information, you may call City Hall during regular business hours 8:00 a.m. to 4:00 p.m., Monday through Friday at (323) 588-6211 Extension 2615.

City Council Organization

There are five City Council members, one of whom serves as Mayor and is the presiding officer of the City Council. These are your elected representatives who act as a Board of Directors for the City of Bell. City Council members are like you, concerned residents of the community who provide guidance in the operation of your City.

Addressing the City Council

If you wish to speak to the City Council on any item which is listed or not listed on the City Council Agenda, please complete a Request to Speak Card available in the back of the City Council Chambers. Please submit the completed card to the City Clerk prior to the meeting. The Mayor will call you to the microphone at the appropriate time if you have filled out a Request to Speak Card. At that time, approach the podium and please clearly state your name and address, and proceed to make your comments.

Compliance with Americans with Disabilities Act

The City of Bell, in complying with the Americans with Disabilities Act (ADA), request individuals who require special accommodation(s) to access, attend, and or participate in a City meeting due to disability. Please contact the City Clerk’s Office, (323) 588-6211, Ext. 2615, at least one business day prior to the scheduled meeting to ensure that we may assist you.

Statement Regarding Compensation for Membe
rs of the Bell City Council

Compensation for the members of the Bell City Council is $673 a month. In accordance with Government Code Section 54952.3, Councilmembers will not receive any additional compensation or stipend for the convening of the following regular meetings: Successor Agency to the Bell Community Redevelopment Agency, the Bell Community Housing Authority, the Bell Public Finance Authority, the Bell Surplus Property Authority, and the Bell Solid Waste Authority.

Meeting of the Bell City Council and Related Agencies
January 28, 2026

REGULAR JOINT MEETING OF THE

Bell City Council/Bell Community Housing Authority/Successor Agency to the Bell Community Redevelopment Agency/Bell Public Finance Authority

January 28, 2026

5:00 P.M. Closed Session
7:00 P.M. Regular Meeting

Location: Bell Community Center, 6250 Pine Avenue, Bell CA 90201

Call to Order

Roll Call of the City Council in their capacities as Councilmembers/Members of all Related Agencies: Councilmembers Flores, Quintana, Romero, Vice-Mayor Arroyo, and Mayor Saleh

Communications from the Public on Closed Session Items

This is the time for members of the public to address the City Council and related Authorities and Agencies only on items that are listed under Closed Session.

Closed Session

The City Council and the related Authorities and Agencies will recess to closed session to confer with legal counsel regarding the following matters:

a. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Pursuant to Government Code section 54956.8)
Property: 7030 Atlantic Avenue, Bell CA 90201
Agency negotiators: Michael L. Antwine II (City Manager), and Dave Aleshire (City Attorney) Negotiating parties: To be Determined

b. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Pursuant to Government Code section 54956.8)
Property: 6339 Atlantic Avenue, Bell CA 90201
Agency negotiators: Michael L. Antwine II (City Manager), and Dave Aleshire (City Attorney) Negotiating parties: To be Determined

c. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Pursuant to Government Code

MEETING WILL BE HELD IN-PERSON AT THE BELL COMMUNITY CENTER

PUBLIC COMMENT: If you wish to make a comment on items listed on the agenda, you may attend the meeting in- person at Bell Community Center. Please complete a Request to Speak Card available in the location and wait until the mayor calls you to approach the podium. Please clearly state your name and address and proceed to make your comments.

You may also submit input electronically through a temporary public comment email established for City of Bell City Council meetings at [email protected]. Your written comment must be submitted by 4pm on Wednesday, January 28, 2026. Any emails received after the time indicated will not be included in the record. Written Comments will be subject to the three minute time limitation (approximately 350 words).

The meeting will be recorded and live streamed on the City’s website at https://www.cityofbell.gov/City-Hall/City- Clerk/Live-Web-Stream

Meeting of the Bell City Council and Related Agencies
January 28, 2026
section 54956.8)
Property: 4400-4410 Gage Avenue, Bell CA 90201
Agency negotiators: Michael L. Antwine II (City Manager), and Dave Aleshire (City Attorney) Negotiating parties: To be Determined

d. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Pursuant to Government Code section 54956.8)
Property: 6400 Atlantic Avenue, Bell CA 90201
Agency negotiators: Michael L. Antwine II (City Manager), and Dave Aleshire (City Attorney) Negotiating parties: To be Determined

e. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Pursuant to Government Code section 54956.8)
Property: 5246/5162 Florence Avenue, Bell CA 90201(Florence Village Mobile Home Park) Agency negotiators: Michael L. Antwine II (City Manager), and Dave Aleshire (City Attorney) Negotiating parties: To be Determined

f. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Pursuant to Government Code section 54956.8)
Property: 4874 Gage Avenue, Bell CA 90201 (Bell Mobile Home Park) Agency negotiators: Michael L. Antwine II (City Manager), and Dave Aleshire (City Attorney) Negotiating parties: To be Determined

g. Anticipated Initiation of Litigation pursuant to Government Code Section 54956.9 (d)(3) regarding significant exposure to litigation in two cases.

Reconvene Regular City Council Meeting

Call to Order

Roll Call of the City Council in their capacities as Councilmembers/Members of all Related Agencies: Councilmembers Flores, Quintana, Romero, Vice-Mayor Arroyo, and Mayor Saleh

Pledge of Allegiance

City Attorney Report

The City Attorney will report on any action(s) to be taken by the City Council/Agencies on Closed Session matters.

Presentations and Recognitions

a. Recognition and Appreciation of City Attorney Dave Aleshire for his Dedicated Service to the City of Bell

Communications from the Public

This is the time members of the public may address the City Council and related Authorities and Agencies on items that are on the agenda and non-agenda items that are under the subject matter jurisdiction of City Council and/or its related authorities and agencies. (Each speaker is limited to three minutes)

Meeting of the Bell City Council and Related Agencies
January 28, 2026

Mayor and City Council Communications

Pursuant to Assembly Bill 1234, this is the time and place to provide a brief report on meetings, seminars and conferences attended by the Mayor and City Councilmembers.

City Manager Report

In this portion of the agenda, the City Manager will provide a brief report on items of interest to the City Council and/or the community.

Public Hearing(s)

The following item has been posted as a Public Hearing as required by law. The Mayor will open the Public Hearing(s) to receive public testimony only on the item(s) listed under this section.

1. Conduct the Public Hearing and Approve the appropriation of the Fiscal Year 2026-27 Community Development Block Grant Program.

Recommendation: It is recommended that the City Council conduct the Public Hearing and Approve the appropriation of the Fiscal Year 2026-2027 Community Development Block Grant Program.

Business Session

2. Declaration of four (4) City-owned police vehicles as surplus property, and the approval of their sale at auction.

Recommendation: It is recommended that the City Council read by title only, waive further reading and adopt Resolution 2026-06 titled:

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF BELL DECLARING FOUR CITY -OWNED

VEHICLES AS SURPLUS PROPERTY AND

AUTHORIZING THEIR SALE AT AUCTION

3. Request for a Public Hearing for approval of a Disposition and Development Agreement between Gentefy Holdings LLC and City of Bell for the property located at 4410 Gage Avenue. (City Council)

Recommendation: It is recommended that the City Council Set a Public Hearing Date for February 25, 2025 @ 6:30 pm to approve a Disposition and Development Agreement between Gentefy Holdings LLC and City of Bell for the property located at 4410 Gage Avenue.

4. American Rescue Plan Act (ARPA) Status Report. (City Council)

Recommendation: It is recommended that the Mayor and City Council Members receive and file this report.

5. Approve the sale of Bell Community Housing Authority property located at 6624 Flora Avenue to Azeroth 28 LP. (Bell Housing Authority)

Meeting of the Bell City Council and Related Agencies
January 28, 2026
Recommendation: It is recommended that the City Council approve the sale of Bell Community Housing Authority property located at 6624 Flora Avenue to Azeroth 28 LP.

6. Consideration of a Resolution Authorizing the Release of Warrants When Council Meetings are Cancelled. (City Council)

Recommendation: It is recommended that the City Council read by title only, waive further reading and adopt Resolution No. 2026-07 titled:

A RESOLUTION OF THE CITY COUNCIL THE CITY OF BELL

AUTHORIZING THE RELEASE OF WARRANTS/PAYMENTS

WHEN CITY COUNCIL MEETINGS ARE CANCELLED DURING
CALENDAR YEAR 2026

7. Creation of Ad hoc Committee for City's 100th Year Anniversary. (City Council)

Recommendation: It is recommended that the City Council create and appoint two (2) Councilmembers to participate on an Ad-hoc Committee to develop a comprehensive program, activities and budget to celebrate the City's 100th Year Anniversary of incorporation.

Consent Calendar

The following Consent Calendar items are expected to be routine and non-controversial. They are acted upon by the City Council and related authorities at one time without discussion. The reading of the full text of ordinances and resolutions will be waived unless a Councilmember requests otherwise.

Recommendation: Approve agenda item 8.

8. General Warrants, Successor Agency to the Bell Community Redevelopment Agency and Community Housing Authority Warrants of January 28, 2026. (Council/Successor Agency to the Bell Community Redevelopment Agency/Bell Community Housing Authority).

Pending Items – None

Next Regular Meeting is Wednesday, February 11, 2026

I, Angela Bustamante, City Clerk of the City of Bell, certify that a true, accurate copy of the foregoing agenda was posted January 25, 2026 at least seventy-two (72) hours prior to the meeting as required by law.

__________________________
Angela Bustamante, City Clerk

REGULAR MEETING OF THE

BELL CITY COUNCIL AND RELATED AGENCIES

January 28, 2026

5:00 P.M. Closed Session
7:00 P.M. Regular Session

INDEX

Agenda Category Item Number Page Numbers

CLOSED SESSION a – g

AGENDA & INDEX 1-7

PUBLIC HEARINGS 1 8-14

BUSINESS SESSION 2 15-18
3 19
4 20-24
5 25-41
6 42-44
7 45

CONSENT CALENDAR 8 46-84

AGENDA ITEM 1
City of Bell
Agenda Report
DATE: January 28, 2026
TO:

Mayor and Members of the City Council
FR
OM: Martin Rodriguez, Economic Development Specialist
APPRO
VED Michael L. Antwine II (e-signature)
BY: _ _________________________________
Michael L. Antwine II, City Manager
SUBJ
ECT: Conduct the Public Hearing and Approve the appropriation of the Fiscal Year 2026-27 Community Development Block Grant Program
REC
OMMENDATION:

It i
s recommended that the City Council conduct the Public Hearing and Approve the appropriation of the Fiscal Year 2026-2027 Community Development Block Grant Program.

BA
CKGROUND:

The Ci
ty of Bell receives annual Community Development Block Grant (CDBG) funds from the U.S. Department of Housing and Urban Development (HUD) through the Los Angeles County Development Authority (LACDA). A public hearing is required each year to receive community input before the City finalizes its CDBG project allocations.

For FY
2026–27, LACDA has provided preliminary funding estimates. Once the City Council sets the official public hearing date, staff will present the recommended project list for public comment.

DI
SCUSSION:

AV
AILABLE CDBG FUNDING – FY 2026-27
Befor
e approval of the programs and budget, a public hearing is required to receive and consider community input on the proposed CDBG programs.

The Los
Angeles Community Development Authority estimates that the City of Bell will receive about $378,277 in CDBG funds and $124,649 prior year funds carryover/unexpended CDBG funds for $502,926.

FY 2025-26 Actual FY 2026-27 Projected
CDBG Allocation $415,248 $378,277
Carry Over $340,381 $124,649
Total Available $755,631 $502,926
The c
ity has experienced a decrease in funding, mainly due to lower federal support and carryover of funds from the previous period year.

AGENDA ITEM 1

If HUD increases or decreases the final grant allocation, the City of Bell may adjust the CDBG budget accordingly and add new programs during the year through the public hearing process.

CDBG funds can be used for activities such as residential and commercial rehabilitation, public improvements, community services, and accessibility projects.

PROPOSED PROJECTS AND BUDGETS – FY 2026-27

FY 2026-27 will have the same programs as the previous year. However, the amount allocated to each program is lower than the previous year's allotments due to the lower allocation and carryover/unexpended CDBG funds available.

It is recommended that the CDBG funds be allocated for the following projects:

1. Residential Rehabilitation Program - $121,536

Estimated Number of Accomplishments: 4 Projects

To support City staff, grants, and deferred loans for low - and moderate-income homeowners, qualifying single-family residential homeowners can receive up to $25,000 in grants or a deferred loan of $25,000 for eligible improvements.

The current FY 2025-2026 CDBG allocation for Residential Rehabilitation is $137,065.

2. Code Compliance Program - $200,000

Estimated Number of Accomplishments: 34,510 (City-Wide Program)

To provide comprehensive code compliance in deteriorating or deteriorated areas throughout the City, primarily residential areas, in accordance with the CDBG program’s determination of eligible low - and moderate-income census tracts. The funding level provides for a portion of the code compliance personnel costs. The remaining budget for Code Compliance is provided through General Funds and other City Funds.

The current FY 2025-2026 CDBG allocation for Compliance is $215,896.

3. Graffiti Removal Program - $56,741

Estimated Number of Accomplishments: 34,510 (City-Wide Program)

To fund graffiti removal, the contractor will remove graffiti from both public and private properties. The amount specified—15% of $378,277 in new FY 2026-2027 CDBG funds— is the maximum permitted under LACDA’s 15% public service cap. Additionally, General Funds are allocated to support this program.

The current FY 2025-2026 CDBG allocation for Graffiti Removal is $62,287.

4. Commercial Rehabilitation Program - $124,649

AGENDA ITEM 1
Estimated Number of Accomplishments: 1 Project

The program provides funding for exterior building upgrades, accessibility improvements, and fixing code violations on commercial properties. Additionally, CDBG funds cover non- personnel expenses and capital improvements. The maximum grant available is up to $100,000.

The current FY 2025-2026 allocation for Commercial Rehabilitation is $300,000.

FISCAL IMPACT:

Funding for the CDBG Program comes from the U.S. Department of Housing and Urban Development and is overseen by the Los Angeles Community Development Authority.

The $502,926 will be allocated as part of the City’s FY 2026-27 Annual Budget, and it doesn't impact the City’s General Fund.

ATTACHMENTS:

1. Public Hearing Notice

2. Resolution No. 2026-09

CITY OF BELL

PUBLIC HEARING NOTICE
January 28, 2026

2026-2027 COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM

NOTICE IS HEREBY GIVEN that the City Council of the City of Bell will conduct a Public Hearing on Wednesday, January 28, 2026, at 7:00 p.m., at the Bell Community Center located at 6250 Pine Avenue, Bell, CA 90201 to receive citizen input on projects to be submitted to the U.S. Department of Housing and Urban Development (HUD) for funding through the Community Development Block Grant (CDBG) Program.

The City of Bell receives Federal the Community Development Block Grant (CDBG) funds, from the U.S. Department of Housing and Urban Development (HUD), as a participant in the Los Angeles County Urban County Program on an annual basis. Projects discussed at the meeting, which are determined to be eligible under Federal Guidelines, and will principally benefit persons of low and moderate incomes, will be considered for inclusion in the Los Angeles county Development Authority’s 2026-2027 Action Plan.

The City of Bell anticipates an estimated allocation of $378,277 and an additional $ 124,649 in unallocated prior years funds available in 2026-2027 for a total of $502,926. The recommended CDBG projects to be funded during the 202 6-2027 program year may include but not be limited to residential rehabilitation, commercial rehabilitation, graffiti removal, and code compliance programs.

PROPOSED 2026-2027 CDBG PROGRAM PROJECTS

1. Residential Rehabilitation Program - CDBG Project Number D96061-26 Proposed Allocation: $121,536

To provide funding for City staff and to provide grants and deferred loans to low - and moderate-income homeowners. The single -family residential homeowners who qualify for this program can receive a maximum grant of $ 25,000 or a deferred loan of $25,000 for eligible improvements.

2. Code Compliance Program- CDBG Project Number D96069-26 Proposed Allocation: $200,000

To provide comprehensive code compliance in deteriorating or deteriorated areas throughout the City in primarily residential areas in accordance with the CDBG program’s determination of eligible low - and moderate -income census tracks. This funding level provides for a portion of the code compliance personnel costs. The remaining budget for Code Compliance is provided through General Funds and other City Funds.

3. Graffiti Removal Program - CDBG Project Number D601870-26 Proposed Allocation: $56,741

To provide funding for the graffiti removal contractor to remove graffiti from public and private property. The amount listed (15% of $378,277 in new FY 2026-2027 CDBG funds) is the maximum allowable under LACDA 15% public service cap. General Funds are also used to pay for this program.

4. Commercial Rehabilitation Program - CDBG Project Number 601981-26 Proposed Allocation: $124,649

To provide funding to make exterior building and accessibility improvements and to correct code violations on commercial properties. CDBG funds will pay for the costs of non-personnel and capital improvements.

The proposed budget for each of these recommended projects will be considered at the public hearing. The approved CDBG projects and accompanying budget will be submitted to the Los Angeles County Development Authority for inclusion in its application to HUD.

All parties wishing to speak for or against the matter should attend the public hearing and express their concerns on the proposed project. Any person desiring to provide written comments to this matter must do so prior to or at the Public Hearing. Written comments can be sent to U.S. Mail, or by hand delivery, to the City Clerk, 6330 Pine Ave., Bell, CA 90201, prior to said public hearing.

For further details, contact Community Development Department, at (323) 588-6211.

If you wish to legally challenge any action taken by the City on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice.

In the City’s efforts to comply with the requirements of the Americans with Disabilities Act, the City requires that any person in need of any type of special equipment, assistance, or accommodations to communicate at the public hearing must inform City staff a minimum of 72 hours prior to scheduling the meeting.

POSTED: 11/27/2025

RESOLUTION NO. 2026-09

A RESOLUTION OF THE CITY OF BELL CITY COUNCIL
APPROVING THE CITY’S COMMUNITY DEVELOPMENT
BLOCK GRANT PROGRAM FOR FISCAL YEAR 2026-2027

WHEREAS, on August 22, 1974, the President of the United States signed into law the Housing and Community Development Act of 1974 (Act); and

WHEREAS, the primary goals of Title I of the Act are the development of variable urban communities by providing decent housing and a suitable living environment, and expanding economic opportunities, principally for persons of low and moderate income; and

WHEREAS, the City of Bell has received notification of the availability of new Fiscal Year 2026-2027 Federal Community Development Block Grant (CDBG) funds in the amount of $378,277; and

WHEREAS, it is estimated that an additional $124,649 in prior year unexpended funds will be available for a total of $502,926 to further the attainment of these goals during Fiscal Year 2026-2027; and

WHEREAS, approving this Resolution provides program allocation in the amount of $502,926 which included funding for residential rehabilitation, code compliance, graffiti removal, and commercial rehabilitation for FY 2026-27 CDBG program; and

WHEREAS, the City has posted information regarding eligible activities under the Act and has conducted a public hearing to solicit comments and suggestions from the community for the utilization of these funds.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BELL DOES HEREBY RESOLVE AND DETERMINE AS FOLLOWS:

SECTION 1. That the City Manager and/or his designee are authorized to and directed to submit the projects and programs for the City’s Planning Summary for Fiscal Year 2026-2027.

SECTION 2. That the City Manager and/or his designee are authorized to adjust the program budget as necessary to take into account the final CDBG allocation from the U.S.

Department of Housing and Urban Development (HUD) and any amounts remaining unspent at the close of the fiscal year.

SECTION 3. The City Manager and/or his designee are authorized to execute the contractual and related documents to be prepared by the County of Los Angeles that are required for the implementation of the projects/programs set forth herein.

SECTION 4. This Resolution shall take effect from and after the date of its passage and adoption.

PASSED, APPROVED, AND ADOPTED this 28
th day of January 2026.

____________________________
Ali Saleh, Mayor

APPROVED AS TO FORM:

____________________________________
Danny Aleshire, City Attorney

CERTIFICATE OF ATTESTATION AND ORIGINALITY

I, Angela Bustamante, City Clerk of the City of Bell, hereby attest to and certify that the foregoing resolution is the original resolution adopted by the Bell City Council at its regular meeting held on the 28
th Day of January 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

______________________________
Angela Bustamante, City Clerk

AGENDA ITEM 2
City of Bell
Agenda Report
D
ATE: January 28, 2026
T
O: Mayor and Members of the City Council
F
ROM: Rita Montalvo, Public Works Director
PR
EPARED Kenneth Jones, Public Works Manager
BY:

A
PPROVED Michael L. Antwine II (e-signature)
BY: ______________________________
Michael L. Antwine II, City Manager
SU
BJECT: Declaration of four (4) City-owned police vehicles as surplus property, and the approval of their sale at auction.

R
ECOMMENDATION:

It
is recommended that the City Council read by title only, waive further reading, and adopt Resolution 2026-06 titled:

A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELL
DECLARING FOUR (4) CITY -OWNED POLICE VEHICLES AS

SURPLUS PROPERTY AND AUTHORIZING THEIR

DISPOSITION THROUGH BAR NONE AUCTION
B
ACKGROUND:

In September 2025, the Bell Police Department conducted a fleet audit in coordination with Enterprise Fleet Management to determined that six (6) police vehicles were no longer suitable for operational use, including two (2) vehicles that were inoperable.

As a result, all six (6) vehicles were identified as surplus property. The initial disposition plan included donating the two (2) inoperable vehicles to Bell High School for use in its Auto Shop program and disposing of the remaining four (4) vehicles through public auction.

On November 12, 2025, the City Council adopted Resolution No. 2025-60, declaring the two (2) inoperable City-owned vehicles as surplus property and authorizing their donation to Bell High School.

The purpose of this item is to declare the remaining four (4) City-owned police vehicles as surplus property and authorize their disposal through a public auction conducted by Bar None Auction.

DISCUSSION:

The fol
lowing four (4) police vehicles are proposed to be declared surplus property:

AGENDA ITEM 2

1. 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR9FGA15801- License Plate: 1427351

2. 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR1FGB98692 - License Plate: 1490044

3. 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR8FGB98690 - License Plate: 1488445

4. 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR1FGB98689 - License Plate: 1479095
These vehicles are no longer required for City operations, and continued maintenance would result in unnecessary costs. Disposing of vehicles through Bar None Auction provides a transparent and efficient method to publicly market the assets, ensure fair market value, and reduce administrative burdens associated with private sales.

This approach is consistent with municipal best practices and complies with City of Bell Municipal Code Section 3.12.150(D), governing the disposition of surplus property.

Based on the findings of the September 2025 Police Department fleet audit, staff recommends that the City Council declare the four (4) remaining vehicles as surplus property and adopt Resolution No. 2026-06 authorizing their sale through public auction.

FISCAL IMPACT:

There is no cost to the city to utilize Bar None Auction services.

Funds generated from the sale of surplus vehicles will be dependent on the highest bid received for each vehicle and will be deposited into the City’s General Fund.

ATTACHMENTS:

1. Resolution 2026-06

Resolution 2026-XX

RESOLUTION NO. 2026-06

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELL

DECLARING FOUR CITY -OWNED VEHICLES AS SURPLUS

PROPERTY AND AUTHORIZING THEIR SALE AT AUCTION

WHEREAS, the City of Bell owns certain vehicles described as follows:

• Vehicle: 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR9FGA15801
License Plate: 1427351
• Vehicle: 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR1FGB98692
License Plate: 1490044
• Vehicle: 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR8FGB98690
License Plate: 1488445
• Vehicle: 2015 Ford Utility Police Interceptor
VIN: 1FM5K8AR1FGB98689
License Plate: 1479095

WHEREAS, City staff has determined that these four (4) vehicles are no longer needed for public use, are uneconomical to maintain, and therefore should be declared surplus property; and

WHEREAS, pursuant to Bell Municipal Code Section 3.12.150(D), the City Council must declare property as surplus prior to its disposal or donation; and

WHEREAS, the City Council finds it in the City's best interest to sell said vehicles at auction.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF BELL AS FOLLOWS:

SECTION 1. The above-described four (4) vehicles are hereby declared as surplus property.

SECTION 2. The City Manager or designee is authorized to sell these surplus police vehicles at auction in accordance with applicable laws and City policy.

SECTION 3. This Resolution shall take effect immediately upon adoption.

PASSED, APPROVED, AND ADOPTED this 28
th day of January 2026.

________________________
Ali Saleh, Mayor

APPROVED AS TO FORM:

____________________________
Danny Aleshire, City Attorney

CERTIFICATE OF ATTESTATION AND ORIGINALITY

Resolution 2026-XX

I, Angela Bustamante, City Clerk of the City of Bell, hereby attest to and certify that the foregoing resolution is the original resolution adopted by the Bell City Council at its regular meeting held on the 28th day of January 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Angela Bustamante, City Clerk

AGENDA ITEM 3
City of Bell
Agenda Report

DATE: January 28, 2026

TO: Mayor and Members of the City Council

FROM: Michael L. Antwine II, City Manager

PREPARED Martin Rodriguez, Economic Development Specialist BY:

APPROVED Michael L. Antwine II (e-signature)
BY: _ _________________________________
Michael L. Antwine II, City Manager

SUBJECT: Request for a Public Hearing for approval of a Disposition and Development Agreement between Gentefy Holdings LLC and City of Bell for the property located at 4410 Gage Avenue

RECOMMENDATION:

It is recommended that the City Council Set a Public Hearing Date for February 25, 2025 at 6:30 pm to approve a Disposition and Development Agreement between Gentefy Holdings LLC and City of Bell for the property located at 4410 Gage Avenue.

DISCUSSION:

Over the past year , staff have been negotiating with Gentefy Holding LLC regarding the development of a Food Hall concept that will incorporate 4-5 restaurant food and drinks users and outdoor open space that can be programmed for community events.

ATTACHMENTS:

None.

AGENDA ITEM 4
D
ATE: January 28, 2026
TO
: Mayor and Members of the City Council
FR
OM: Javier Ochiqui, Assistant to the City Manager
PR
EPARED Grace Hagan Martin, Management Analyst
BY:

APPR
OVED Michael L. Antwine II (e-signature)
BY: __________________________________
Michael L. Antwine II, City Manager
SU
BJECT: American Rescue Plan Act (ARPA) Status Report
RE
COMMENDATION:

It i
s recommended that the Mayor and City Council Members receive and file this report.

B
ACKGROUND:

The
City of Bell was allocated $8,497,378 million in funding, of which, the city received $4,248,689 on July 13, 2021, and $4,248,689 on July 21, 2022. On March 23, 2022, the City Council approved $2,508,802.15 per Resolution 2022-22. On October 5, 2022, the City Council approved the allocation of the remaining $5,988,576.

S
taff has categorized the City’s ARPA allocation based on the City Council’s Budget Priorities:

Economic Development, Public Infrastructure, Community Services, and Fiscal Health and Sustainability. On December 14, 2022, the City Council adopted Resolution 2022-79, which approved the budget amendment for the City’s remaining ARPA balance as previously approved by the City Council on October 5, 2022.

DI
SCUSSION:

Thi
s is the seventh status report on the utilization of the City’s ARPA Funding. The previous six reports were presented on May 10, 2023, August 23, 2023, January 24, 2024, May 8, 2024, October 23, 2024, and March 26, 2025.

To date, s
taff has fourteen (14) out of the nineteen ( 19) ARPA-funded projects, many of which have included inter-departmental collaboration, engagement with various subject matter experts, consulting firms, developers and community-based organizations.

S
taff incorporated City Council recommendations and restructured the format of the ARPA reporting. The following tables and report fall into the following five categories: (1) Effective Government Operations, (2) Community Programs & Services, (3) Economic Development City of Bell
Agenda Report

AGENDA ITEM 4

Projects, (4) Infrastructure, Facilities, & Fleet Improvements, and (5) Technology Upgrades. Each project is aligned with one of these categories to visually illustrate the allocation of ARPA funds and the improvements made to the City of Bell, both internally and externally.

Effective Government Operations
Project Name Total Budget Status/Justification Estimated Completion
Date
City Organizational Study
(CIP#2103)

$50,000 Completed: Completed
Covid Relief Fund
Replenishment to the
General Fund (Acct#7909
and 8104)

$683,146 Completed Completed
Fiscal Health and
Sustainability (CIP#2119)
$355,000 Completed. Completed

Community Programs & Services
Project Name Total Budget Status/Justification Estimated Completion Date
Youth Sports Public
Health Assistance
(Acct#311)
$241,000 Completed: Complete CSD has
continued to hire part-time staff to
administer programs.

Completed
Community Services
Programs (CIP#2118)
$853,872.25 Completed. Completed
Bell Community Center
Audio/Visual Upgrade
(CIP#2109)
$70,000

Completed. Completed
Encampment and
Homeless Services
Response (CIP#2111)
$80,000 Funds w ere utilized for the Bell
Shelter Pilot Program with the
Salvation Army
Completed

Economic Development Projects
Project Name Total Budget Status/Justification Estimated Completion
Date
Atlantic Avenue Specific
Plan (CIP#2093)
$218,730 In progress: 90% Complete. The
Atlantic Specific Plan total project
budget is $318,730, of which
ARPA portion of the costs is
$218730
Summer 2026
Cheli Area Specific Plan
(CIP#2092)

$25,270 In progress: 50% Complete. The
Cheli Specific Plan total project
budget is $330270, of which
ARPA portion of the costs is
$25270
December 2026
Zoning Code Update
(CIP#2110)
$250,000 In progress: 95%
Awaiting approval process to
Summer 2026

AGENDA ITEM 4

occur.

Economic Development
(CIP# 2116)
$2,925,000 In Progress 75% Staff continuing
to work on ED Projects. Funding
was used to accelerate projects.

Continuous

Infrastructure, Facilities, & Fleet Improvements
Project Name Total Budget Status/Justification Estimated Completion
Date
City Facilities and
Infrastructure (CIP#2117)
$800,000 In progress: 75% End of 2026
Citywide Fleet
Replacement Program
(CIP#2120)
$600,000 Completed. Completed
Police Vehicles
(CIP#2112)
$200,000 Completed. Completed

Holiday Decorations
(CIP#2101)
$223,656 Complete Completed

Technology Updates
Project Name Total Budget Status/Justification Estimated Completion
Date
Information & Technology
Improvements &
Upgrades (CIP#2121)
$500,000 In-progress: 98% complete.

Completed
Springbrook Financial
System (CIP#2106)
$281,000 In progress: 95% complete May 2026
Live Stream Services
Upgrade (CIP#2108)
$90,000 Completed. Completed

City Website Redesign
(CIP#2107)
$140,000 Completed. Completed

STRATEGIC PLAN 2023-25:

This agenda item aligns with the entire City of Bell 2023-25 Strategic Plan:

ATTACHMENT(S):

Attachment 1 – ARPA REPORT

The City of Bell received $8.49 million in American Rescue Plan Act funding to support strategic goals aligned with the City Council. Between 2021 and 2026, the city implemented 19 ARPA-funded projects across various departments, impacting 33,559 residents. As the City of Bell closes out and reviews ARPA projects, this final report provides a comprehensive summary of how the City of Bell allocated funding.

Effective
Governance
Operations
Economic
Development
Projects
Technology
Updates
Community
Programs &
Services
Infrastructure,
Facilities, &
Fleet
Improvements
$1.09
$1.24
$3.41
$1.61
$1.01
million
million
million
million
million
*U.S. Census Bureau., April 1, 2020
$3,419,000
$1,619,316
$1,244,872
$1,099,899$1,011,000
City of Bell Allocation - $8.49 million

AMERICAN RESUCE PLAN ACT
ARPA REPORT January 2026
Visual Summary of ARPA Funding:

98.7%

AVERAGE PERCENTAGE

OF COMPLETION
19 ARPA INITIATIVES
& PROJECTS

Effective Governance Operations
ARPA funding supported the completion of the City Organizational Study (CIP #2103), Fiscal Health and Sustainability initiatives (CIP #2120), and COVID Relief Fund Replenishment to the General Fund, strengthening operational efficiency and fiscal stability.

Community Programs & Services
Community-focused ARPA investments funded Community Service Programs (CIP #2119), Encampment & Homeless Services Response (CIP #2111), Youth Sports and Public Health Assistance, Camp Little Bear Park improvements, and Bell Community Services Center Audio/Visual upgrades (CIP #2109).

Economic Development Projects
Economic Development ARPA funding advanced the Atlantic Avenue Specific Plan (CIP #2093), Cheli Specific Plan (CIP #2092), Zoning Code Update (CIP #2110), and Economic Development initiatives (CIP #2116) to support economic revitalization and growth.

Infrastructure, Facilities & Fleet Improvements
Infrastructure investments supported the Citywide Fleet Replacement Program (CIP #2120), Police Vehicles acquisition (CIP #2112), City Facilities & Infrastructure Improvements (CIP #2117), and Holiday Decorations Program (CIP #2101).

Technology Updates
Technology ARPA funds modernized City operations through the Springbrook Financial System upgrade (CIP #2106), City Website redesign with AI chatbot functionality (CIP #2107), and Live Stream Services Upgrades for City Council meetings (CIP #2108)

AMERICAN RESUCE PLAN ACT
ARPA REPORT January 2026
The following information provides a CIP summary of the projects funded through the five ARPA program categories, highlighting how each investment contributed to the City’s goals and initiatives.

OVERVIEW OF ARPA PROJECTS

AGENDA ITEM 5
City of Bell
Agenda Report
D
ATE: January 28, 2026
T
O: Mayor and Members of the City Council
F
ROM: Michael L. Antwine II, City Manager
APPR
OVED Michael L. Antwine II (e-signature)
BY: ________________________________
Michael L. Antwine II, City Manager
SU
BJECT: Approve the sale of Bell Community Housing Authority property located at 6624 Flora Avenue to Azeroth 28 LP.

R
ECOMMENDATION:

It i
s recommended that the City Council approve the s ale of Bell Community Housing Authority property located at 6624 Flora Avenue to Azeroth 28 LP.

B
ACKGROUND:

The C
ity issued a written Notice of Availability (NOA) regarding the property located at 6624 Flora Avenue to all of the entities identified in Government Code section 54222, which include local public entities and housing sponsors that have notified the California Department of Housing and Community Development (“HCD”) of their interest in surplus land for the purpose of developing low- and moderate-income housing, to any regional park authority and the State Resources Agency for open-space purposes; and local school districts for the purpose of school facilities or use.

DI
SCUSSION:

D
uring the 60-day NOA process the City did not receive any proposals in accordance with the Surplus Land Act. At the conclusion of the SLA process staff requested and received approval from the California Department of Housing and Community Development (“HCD”) of the City’s compliance with Surplus Land Act.

A
fter which, staff engaged the services of Sperry Commercial Real Estate to advertise and market the property. Over the past several months, the City has three offers on the property and based on staff review , consultation with Sperry Real Estate firm and City Council direction, staff is recommending the approval of Azeroth 28 LP as the buyer for this property. The proposed buyer owns other multi-family properties in the Southeast Los Angeles area, such as cities of Cudahy and Huntington Park. The property is zoned for multi -family residential and currently has eleven (11) hous
ing units on the property.

The C
ity costs for ownership of this property are fiscally unsustainable, including costs for property management fees, repair and maintenance costs and property liability insurance for this property.

Additionally, the rent charge for this property does not cover all the City’s costs of ownership.

AGENDA ITEM 5
Once the property is sold to a private owner, the property will be placed on the property tax roll and the city can receive property tax revenue. Property Tax revenue is discretionary revenue deposited in the City’s General Fund to assist the City with maintenance essential city services such as Public Safety, Parks and Recreation services and programs, and Transportation Services.

Staff is anticipated a 45-day escrow for this property; because the property is being sold “As-Is”.

FISCAL IMPACT:

The property is being sold for Three Million and Five Thousand Dollars ($3,005,000). Upon the close of escrow, the sales proceeds will be deposited in the City’s Housing Fund.

ATTACHMENTS:

1. Purchase and Sale Agreement with related Escrow Documents

2. Radius Map

3. Resolution No. 2026-08

Docusign Envelope ID: A46DDBA2-AE9E-44CD-B82A-33CE2EEF2F94 1/15/2026

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 1 of 9
DOC 126354
Sperry Commercial Real Estate

PURCHASE AGREEMENT AND ESCROW INSTRUCTIONS
THIS DOCUMENT IS MORE THAN A RECEIPT FOR MONEY. IT IS INTENDED TO BE A LEGALLY BINDING AGREEMENT. READ IT CAREFULLY.

Sperry Commercial ("Broker"), as herein defined, will within the time specified in this Agreement receive (or, if checked  has received) from Azeroth 28 LP and/or assignee. Final vesting in escrow ("Buyer") the sum of Fifty Thousand ($50,000) as a deposit ("Deposit") to be held uncashed until opening of escrow and then deposited in escrow to be applied to the purchase price of t hat certain land and improvements (collectively, the "Property" located at:

6624 Flora Ave. Bell, CA 90201
11 Unit Apartment Building.

Assessor’s Parcel Number: 6325-016-900

TERMS AND CONDITIONS
Seller agrees to sell, and Buyer agrees to purchase, the Property on the following terms and conditions:
1) PURCHASE PRICE: The Purchase Price for the Property is Two Million Seven Hundred Fifty Thousand Dollars ($2.750,000.00), payable pursuant to the terms stated herein.

2) DOWN PAYMENT: Buyer shall make a cash down payment of Two Million Seven Hundred Fifty Thousand Dollars ($2,750,000.00)
3) FINANCING: No Loan Contingency. Purchase is Cash to the Seller 4) ESCROW: Within Two (2) calendar days after acceptance, Broker shall open escrow with, Sellers Choice "Escrow Holder") by the simultaneous deposit of a copy of this executed Agreement and Buyer's Deposit with Escrow Holder (defined as "opening of escrow").

Seller and Buyer shall execute such further documents or instruments as Escrow Holder may deem necessary to close this transa ction within the Escrow Period. In the absence of same, this Agreement shall be binding and shall prevail. Close of escrow (or the "Closing Date") shall mean the date on which the deed transferring title to the Property is recorded and shall occur on or before Sixty (60) Days or Sooner. Escrow fees shall be paid by seller and buyer per custom. All other closing costs not allocated in this Agreement shall be paid in accordance with the custom in the county where the Property is located .

5) PRORATIONS: Rents (which are assumed collected when due), real property taxes, assessments due prior to the Closing Date, premiums on insurance, interest on any debt being assumed or taken subject to by Buyer, and any other expenses of the Propert y shall be paid current and prorated as of the Closing Date. All tenant deposits, advance rentals, pre-paid contracts and the amount of any future lease credits shall be credited to Buyer. The amount of any bond or assessment which is a lien not yet due and n ot customarily paid with real property taxes shall be paid by Seller..

6) TITLE: Within one_______________ (1__) calendar days after acceptance of this offer, Seller shall procure and cause to be delivered to Buyer a preliminary title report issued by Sellers Choice Title Company (the "Title Company") on the Property. Within Five (5____) calendar days after receipt thereof, Buyer shall deliver to Seller written notice of any exceptions to which Buyer reasonably objects. Failure of Buyer to object within this time period is a waiver of exceptions to title shown in such report. If Buy er objects to any exceptions, Seller shall within Close of Escrow (____) calendar days after receipt of Buyer's objections, deliver to Buyer written notice that either (i) Seller has removed (or will prior to the Closing Date remove) the exceptions to which Buyer has objected to, or (ii) Seller is unwilling or unable to eliminate said exceptions. If Seller fails to so notify Buyer or is unwilling or unable to remove any such exception by the Closing Date, Buyer may, within 48 hours of the period and in the preceding sentence, elect in writing to terminate this Agreement and receive back the entire Deposit, in which event Buyer and Seller shall have no further obligation to buy or sel l under this Agreement. In the event Buyer does not give notice of such election within that period, Buye r shall be deemed to have elected to purchase the Property subject to such exceptions. Seller shall convey the Property by Grant Deed delivered as of the Closing Date, conveying, marketable title subject only to the exceptions shown in the preliminary tit le report and not disapproved by Buyer in accordance with Agreement. All monetary liens, other than those agreed to be assumed by Buyer herein, shall be removed at or prior to the Closing Date without Buyer having to object to the same. Title shall be in sured by a standard California Land Title Association owner's policy of title insurance issued by the Title Company in the amount of the purchase price with premium paid by Seller . Any special endorsements, all coverage for the benefit of a lender, and th e cost of any survey shall be paid for by Buyer. Buyer and Seller Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 2 of 9
DOC 126354
are advised to consult a title officer with any questions regarding the effect of any matter shown in the preliminary title r eport or the availability of different forms of title coverage.

7) PERSONAL PROPERTY: Title to any personal property to be conveyed to Buyer in connection with the sale of the Property shall be conveyed to Buyer by Bill of Sale on the Closing Date free and clear of all liens and encumbrances (except those approved by Buyer as provided above) and otherwise in “as is” condition. The price of such personal property shall be included in the purchase price for the Property.

8) ASSIGNMENT OF WARRANTY RIGHTS: Effective as of the close of escrow, Seller shall assign to Buyer all assignable warranty, contractual, and similar rights respecting goods and services that have been furnished for the repair, maintenance, or improv ement of the Property by third party con tractors, vendors, or service providers. The parties understand that not all rights involving such third parties are assignable, and neither Seller nor Broker has made any representation to the contrary. Buyer is advise d to investigate all such matters in the course of Buyer’s due diligence and receive written verification from any such third party.

9A) TERMITE_PROPERTY TO BE SOLD ‘AS IS’

10) DOCUMENT CONTINGENCIES: Seller agrees to provide to Buyer complete copies of the items listed below within Three (3) calendar days after acceptance of this offer.

a. All current rental agreements, leases, ground leases, water or mineral agreements, service contracts, insurance policies, and tax bill(s) affecting the Property.
b. Operating statement of the Property for the Twelve Calendar Months (12) calendar months immediately preceding the acceptance of this offer. If Available
c. All notes and mortgages or trust deeds affecting the Property which are to be assumed or taken subject to by Buyer. d. Complete, current rent roll, including a schedule of all tenant deposits, prepaid rent, credits, fees, dates to which rent ha s been paid, expiration dates of leases, and renewal options.
e. Inventory of all items of Personal Property included in the sale. f. All records, reports, test results, certifications, and other documentation or information in the possession of or reasonably obtainable by Seller regarding the existence of any toxic or hazardous substances known to Seller to be on, in, under, or affecting the Property, including without limitation mold, asbestos, petroleum, petrochemicals, lead-based paint, or lead-based paint hazards in, on, or about the Property or the soil thereunder.
g. If the Property qualifies as residential real property under the Residential Lead -Based Paint Hazard Reduction Act of 1992 and any portion of the Property was constructed on or before January 1, 1978, Seller will also provide to Buyer the pamphlet entitled “Protect Your Family From Lead in Your Home” or a substitute pamphlet approved by the Environmental Protection Agency and will complete and deliver to Buyer a lead-based paint disclosure form. h.The following items, if readily available to Seller: . __________________________________________________________________________________________________________ ____________________________________________________________________________________________________ i. Buyer shall acknowledge receipt of items a. through h. in writing. Buyer shall have Twenty- One (21) calendar days after receipt of each of those items to review and approve same in writing. If Buyer fails to approve each of these items within the specifie d time, this Agreement shall be null and void, Buyer's entire Deposit shall be returned, and Buyer and Seller sha ll have no further obligation to buy or sell hereunder.

11A)__________ (Initials) BUYER’S INSPECTION AND INVESTIGATION: Buyer shall have Fourteen (14) days after acceptance of this offer to inspect and investigate the physical condition of the Property, including all systems and components therein , but not limited to interior inspection, soil conditions, and the presence or absence of hazardous materials on or about the Property, the possible presence of lead-based paint and lead -based paint hazards, analysis of federal, State and local laws to determine whethe r the Property complies or fails to comply, or must be brought into compliance, with any safety, regulatory, zoning, energy conservation, re trofit or other applicable standards or requirements either as a condition of sale or transfer or otherwise, including what changes to the Property, if any, are required under the Americans With Disabilities Act or any similar or other federal, State or local law, the avail ability of any development, construction or other permits desired by Buyer, and all other matters of interest Buyer respecting or affecting the Property, and to notify the Seller in writing the Buyer approves same. If Buyer fails to approve the physical condition of the Propert y in writing within the specified time, this Agreement shall be null and vo id, Buyer's entire Deposit shall be returned, and Buyer and Seller shall have no further obligation to buy or sell hereunder. All costs of any such inspection and testing shall be paid by Buyer.

OR
Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 3 of 9
DOC 126354
11B) __________ (Initials) WAIVER OF PHYSICAL INSPECTION: This Agreement is not subject to any physical inspection contingencies. Buyer warrants that Buyer is knowledgeable in real estate matters and has made all investigations and inspections which Buyer deems necessary or appropriate with regard to the purch ase of the Property. Buyer acknowledges and agrees that Buyer is not relying upon any representations, warranties or advice made or given by Seller or Broker in electing to waive physical inspec tion contingencies.

12) CONDITION OF PROPERTY: It is understood and agreed that the Property is being sold "as is" and "where is," that Buyer has, or prior to the Closing Date will have, inspected the Property, and that neither Seller nor Broker makes or gives any representa tion, warranty, or advice as to the any aspect of the Property, including without limitation its physical condition, value, compliance with laws, neighborhood conditions, future developability, or suitability for Buyer's intended use.

A. However, all plumbing, heating, and electrical shall be in normal working condition at close of escrow.

B. However, for park owned mobile units, (1) all vacant units shall be in rent ready condition at close of escrow, and (2) Seller shall complete any evictions currently in process and shall be credit or pay Buyer for any loss of rent from close of escrow until the affected units(s) are vacated and rent ready.

13) DEPOSIT INCREASE: Upon removal of the contingencies set forth in paragraph(s) ________ hereof, Buyer shall deposit in escrow sufficient funds to increase the Deposit to Not Applicable________________________________________ dollars ($_______________). The entire Deposit shall be credited to the purchase price as of the Closing Date unless otherwise provided herein.

14) DEPOSITS IN ESCROW: Buyer's Deposit (unless previously deposited in escrow) shall be placed in escrow by Broker upon acceptance. Prior to the Closing Date, Seller shall execute and deliver to escrow holder the Grant Deed referred to in paragraph 6.

Buyer and Seller shall execute escrow instructions directing the Escrow Holder to release immediately from escrow and deliver to Seller Buyer's entire Deposit (including increases, if any). Seller shall hold Buyer's Deposit subject to the remaining terms and conditions of this Agreement. If the Property is made unmarketable by Seller, or acts of God, this Agreement shall be void, Buyer’s entire Deposit shall be returned, the deed shall be returned to Seller, and Buyer and Seller shall have no obligation to buy or sell hereunder.

15) SELLER DISCLOSURES:
a. Material defects: To the best of Seller's knowledge, Seller knows of no material defects of the Property, including but not limited to structural defects, engineering defects, energy conservation and/or safety retrofit(s) required by federal, state, or local l aw as a condition of transfer of the Property. (Note any exceptions: _________________________________________________ ______. )

b. Compliance with laws: To the best of Seller's knowledge, the Property and all improvements thereon are in compliance with all applicable laws, codes, regulations and other similar governmental standards and requirements and that no material structural modifications or alterations of the improvements on the Property have been made without appropriate permits. (Note any exceptions:
________________________________________________________________________________________ .)

c. Legal units: To the best of Seller's knowledge, the Property has Eleven (11) legal units. (This paragraph typically applies to apartment complexes and mobile home parks only, but could include office condominiums or retail suites.)

d. Natural Hazards Disclosure: A Natural Hazards Disclosure report shall be obtained during escrow, at Seller’s, expense, from a recognized vendor of such reports, and shall be furnished to Buyer containing disclosures required by law.

e. Environmental Matters; Hazardous and Toxic Materials: To the best of Seller's knowledge, the Property is not contaminated with and does not contain any toxic or hazardous materials, including, but not limited to asbestos, mold, PCBs, other toxic, hazardous or contaminated substances, or underground storage tanks. Seller agrees to disclose to Broker and to prospective Buyers any and all information which Seller has or may acquire prior to close of escrow regarding the presence and location of any hazard ous material on or about the Property. Buyer is advised and agrees to make Buyer’s own investigation regarding hazardous materials during physical inspection period. (Note any exceptions: _______________________________________ ________________________________________________________________________________________________________. )

f. Lead-based paint hazard: To the best of Seller’s knowledge, there is no lead-based paint or lead-based paint hazard in, on, or about the Property or the soil thereunder. (Note any exceptions: ____________________________________________________.)

g. Insurance Claims: Within five (5) days after acceptance of this offer, Seller will provide Buyer with access to (or copies of) records of all insurance claims known to Seller involving loss or damage to property or injury to persons filed within the past five (5) years.

Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 4 of 9
DOC 126354

16) ESTOPPEL CERTIFICATES ( Commercial LEASED PROPERTIES): Seller shall obtain and deliver to Buyer within _Not Applicable______________ (____) calendar days after the last contingency set forth herein is removed, estoppel letters or estoppel certificates (“Estoppel Certificates”) from each lessee or tenant of the Property stating: (a) the date of commencement and t he scheduled date of termination of the lease, (b) the amount of advance rent and other deposits paid to Seller, (c) the amount of monthly (or other periodic) rent and other charges, (d) that the lease is in full force and effect and unmodified with no future rental credits due tenant or, if there have been any modifications or amendments, or future rental credits due tenant, an explanatio n of same, (e) square footage (if set forth in the lease), and (f) that there are no uncured defaults under the terms of the lease by les sor or lessee or an explanation of any such defaults. Seller agrees to obtain Estoppel Certificates signed by tenants of at leas t 90% of the net rentable square footage occupied, and further agrees to sign and obligate Seller on Estoppel Certificates for the rem aining occupied square footage. Buyer shall have _______________ (____) calendar days after receipt to disapprove, in writing, the Estoppel Certificates and cancel this Agreement, but only if the Estoppel Certificates reflect gross income from the Property or other terms and conditions that are materially less favorable than that previously represented by Seller. Upon such di sapproval, Buyer's entire Deposit shall be returned, and Buyer and Seller shall have no further obligations hereunder.

17) RISK OF LOSS: Risk of loss to the Property shall be borne by Seller until title has been conveyed to Buyer. In the event improvements on the Property are destroyed or materially damaged between acceptance of this Agreement and the Closing Date, Buyer shall ha ve the option of demanding and receiving back the entire Deposit, in which event Buyer and Seller shall be released from all obligati ons hereunder, or accepting the Property in its then present condition. Upon Buyer's physical inspection and approval of the Property, Seller shall maintain the Property through close of escrow in the same condition and repair as approved, reasonable wear and tear ex cepted.

18) POSSESSION: Possession of the Property shall be delivered to Buyer on the Closing Date upon verification of recording of the deed.

All keys, opening devices, leases, rental agreements, ongoing vendor contracts etc., shall be delivered to Buyer at close of escrow.

19) LIQUIDATED DAMAGES: By placing their initials immediately below, Buyer and Seller agree that it would be impractical or extremely difficult to fix actual damages in the event of a default by Buyer, that the amount of Buyer's Deposit hereunder (a s same may be increased by the terms hereof) is the parties reasonable estimate of Seller's damages in the event of Buyer's default, and that upon Buyer's default in its purchase obligations under this Agreement, not caused by any breach or fault of Seller, Seller shall be released from its obligation to sell the Property and shall retain Buyer's Deposit (as same may be increased by the terms hereof) as liquidated damages, which shall be Seller's sole and exclusive remedy in law or at equity for Buyer's default.

Seller's Initials __________ Buyer's Initials __________

20) SELLER EXCHANGE: Seller shall have the right (provided Seller notifies Buyer in writing at least ten (10) days prior to Closing Date) to designate a parcel or parcels of other real property as the “Upleg” or "Exchange Property" which Seller would like t o acquire in exch ange for the Property for purposes of Internal Revenue Code 1031. Buyer shall cooperate with Seller in effecting such an exchange provided that: (a) the acquisition and exchange of any Exchange Property shall not impose upon Buyer addit ional liability or financial obligations; and (b) Seller shall indemnify and hold Buyer harmless from all liabilities, claims, losses, or actions which Buyer incurs or to which Buyer may be exposed as a result of Buyer's participation in the contemplated exchange. In order to permit Seller to locate Exchange Property, close of escrow shall not occur earlier than _______________ (____) calendar days after opening of escrow unless Seller agrees otherwise. This Agreement is not contingent upon Seller's abili ty to locate Exchange Property or effectuate an exchange. In the event any exchange contemplated by Seller fails to occur for any reason, the sale of the Property shall non etheless be consummated as provided herein.

21) BUYER EXCHANGE: Buyer shall have the right (provided Buyer notifies Seller in writing at least ten (10) days prior to the Closing Date) to designate the Property as the “Upleg” or "Exchange Property" which Buyer wishes to exchange for other real property disposed of by Buyer for purposes of Internal Revenue Code Section 1031. Seller shall cooperate with Buyer in effecting such an exchange provided that: (a) Seller shall not incur additional liability or financial obligations as a consequence of Buyer' s exchange; (b) Buyer's exchange shall not reduce the net amount to which Seller is entitled under this Agreement; and (c) Buyer shall indemnify and hold Seller harmless from all liabilities, claims, losses, or actions which Seller incurs or to which Selle r may be exposed as a result of Seller's participation in the contemplated exchange. This Agreement is not contingent upon Buyer's ability to effectuate an exchange. In the event any exchange contemplated by Buyer fails to occur for any reason, the sale of the Property shall nonetheless be consummated as provided herein.

22) AUTHORIZATION: Buyer and Seller authorize Broker to disseminate sales information regarding this transaction, including the purchase price of the Property.

Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 5 of 9
DOC 126354
23) AGENCY:

A. POTENTIALLY COMPETING BUYERS AND SELLERS : Buyer understands that Broker representing Buyer may also represent other potential buyers, who may consider, make offers on, or ultimately acquire the Property. Seller understands t hat Buyer may consider, make offers on, or purchase other properties s imilar to the Property. Buyer and Seller acknowledge and consent to Broker(s) representation of such potential buyers and sellers before, during, and after Broker(s)’ representation of Buyer an d Seller herein.

B. CONFIRMATION: The following agency relationships are hereby confirmed for this transaction:

Listing Agent Sperry Commercial Luis Vazquez
Selling Agent Sperry Commercial (Print Firm Name) is the agent of the Buyer and Seller exclusively. In the event one Broker represents both Seller and Buyer, (1) Seller and Buyer hereby confirm that they have been advised that such dual representation creates a conflict of interest in that Broker may discover facts or form opinions which, if Broker represents only one of the parties, Broker may choose to disclose only to the party it represents, but which, because of the dual agency, Broker may deem approp riate to disclose to both parties, (2) Seller and Buyer hereby agree that the benefits outweigh the detriments of dual agency in this transaction and that they do not expect or rely upon said Broker to disclose facts or opinions that Broker in its sole dis cretion deems confidential or otherwise inappropriate for a dual agent to disclose. Buyer and Seller hereby instruct Broker to proceed as above and waive any conflict of interest and liability arising from the dual agency, and any lack of disclosure of facts or opinions which Broker believes, correctly or incorrectly, is confidential or otherwise inappropriate for disclosure by a dual agent.

24) IMPUTED INTEREST: Seller and Buyer are advised that financing carried back by Seller, and existing financing, either assumed or taken subject to, may be subject to imputed interest rules for federal and state income tax purposes. The parties are advise d to consult their tax advisors with regard to these matters.

25) SQUARE FOOTAGE; BOUNDARIES: During physical inspection period, Buyer agrees to conduct its own investigation as to actual gross and net square footage of building(s) and land, and of the true boundaries of the Property. Seller and Broker make no representations regarding those matters.

26) FIRPTA COMPLIANCE: Seller and Buyer agree to execute and deliver any instrument, affidavit or statement, and to perform any act reasonably necessary to carry out the provisions of the Foreign Investment in Real Property Tax Act (FIRPTA) and regulati ons promulgated thereunder, California withholding law, and any other applicable federal, state, or local tax laws.

27) INSPECTION OF PROPERTY: Seller agrees that Broker, Buyer, and their representatives shall have the right to enter upon and inspect the interior and exterior of the Property at any time during escrow during business hours by appointment.

28) OTHER BROKERS: Broker reserves the right to determine on what terms and conditions it cooperates with other licensed real estate brokers not affiliated with Broker. Furthermore, Buyer and Seller agree that, in the event any broker other than Broker or a broker affiliated with Broker is involved in the disposition of the Property, Broker shall have no liability to Buyer or Seller for the ac ts or omissions of such other broker, who shall not be deemed subagents of Broker.

29) BROKER DISCLAIMER : Buyer and Seller acknowledge that, except as otherwise expressly stated herein, Broker has made no warranties or representations respecting the Property, including without limitation any of the following, under any federal, state, or local law: (a) lega lity of the present or any possible future use of the Property; (b) pending or possible future action by any governmental entity or agency which may affect the Property; (c) the physical condition of the Property, including without lim itation soil conditions, structural integrity of improvements, or presence or absence of mold, fungi, or wood destroying organisms or pests or dry rot ; (d) accuracy or completeness of income and expense information and projections, square footage figures, or boundaries or possible encroachments of the Property; (e) text or accuracy of leases, options, and other agreements affecting the Property, or repor ts from any source concerning or affecting the Property; (f) the possibility that leases, options, or oth er documents exist which affect or encumber the Property and which have not been provided or disclosed by Seller; or (g) the possible presence or location of toxic or ha zardous substances on or below the surface of the Property, including, but not limited to, asbestos, radon, petroleum, petrochemicals, PCBs, lead-based paint or lead -based paint hazards, other toxic, hazardous, or contaminated substances, and underground storage tanks.

Regarding (g) above, Broker further recommends that Buyer seek independe nt professional counsel to determine presence and/or location of any such toxic or hazardous materials or tanks. Buyer agrees that investigation and analysis of the foregoing matters are Buyer's sole responsibility and that Buyer shall not hold Broker responsible therefor. Buyer and Seller acknowledge and agree that (a) Brokers do not decide what price Buyer should pay or Seller should accept; (b) Brokers do not guarantee performance by others who may provide services or products to Buyer or Seller; and (c) Buyer and Seller will seek appropriate legal, tax, insurance, title, and other desired assistance from appropriate professionals.

Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 6 of 9
DOC 126354
30) SCOPE OF BROKER’S RESPONSIBILITY: Broker shall have no responsibility or liability for performing or arranging any due diligence or other investigation of the Property on behalf of Buyer or Seller, or for providing either party with any informa tion or documentation provided by the other party or any third party, or for determining or correcting any inaccuracy or incompleteness in any such information or documentation, or for professional advice with respect to any legal, tax, engineering, zoning, gover nmental land use, construction, hazardous materials, or other issues. Except for maintaining the confidentiality of any information regar ding Buyer or Seller's financial condition and any future negotiations regarding the terms of this Purchase Agreement, Buyer and Seller agree and acknowledge by this Agreement that their relationship with Broker is at arm's length and is neither confidential nor fiduciar y in nature.

31) LIMITATION OF LIABILITY: Except for Broker’s gross negligence, actual fraud, or willful misconduct, Broker’s liability for any breach or negligence in its performance of its duties in connection with this Agreement, including without limitation claims for breach of fiduciary duty and constructive fraud, shall be limited to the greater of $10,000 or the amount of compensation actually received by Broker in any transaction hereunder.

32) RESOLUTION OF DISPUTES:
a. MEDIATION: (Applies whether or not Arbitration is initialed.) ANY CLAIM OR DISPUTE OF ANY KIND BETWEEN

BUYER AND SELLER WHICH THE PARTIES ARE UNABLE TO RESOLVE BETWEEN THEMSELVES SHALL BE SUBMITTED TO MEDIATION PRIOR TO COMMENCING AN ARBITRATION (IF APPLICABLE) OR LAWSUIT. IF BUYER

OR SELLER COMMENCES AN ARBITRATION (IF APPLICABLE) OR LAWSUIT WITHOUT FIRST SEEKING TO RESOLVE

THE CLAIM OR DISPUTE THROUGH MEDIATION, OR FAILS TO PARTICIPATE IN MEDIATION REQUESTED BY THE

OTHER BUYER OR SELLER PARTY, THEN IF SUCH PARTY IS SUCCESSFUL IN THE ARBITRATION (IF APPLICABLE) OR LAWSUIT, SUCH PARTY SHALL NOT BE ENTITLED TO RECOVER ITS ATTORNEY’S FEES EVEN IF OTHERWISE AVAILABLE TO SUCH PARTY.

. ARBITRATION:
(1) ANY DISPUTE OR CLAIM BETWEEN BUYER AND SELLER ARISING FROM THIS AGREEMENT OR THE

TRANSACTION CONTEMPLATED HEREIN SHALL BE SETTLED BY BINDING ARBITRATION UNDER THE COMMERCIAL ARBITRATION RULES OF THE AMERICAN ARBITRATION ASSOCIATION. JUDGMENT ON THE AWARD RENDERED BY THE ARBIT RATOR(S) MAY BE ENTERED IN ANY COURT HAVING JURISDICTION.

FILING A COURT ACTION TO OBTAIN PROVISIONAL REMEDIES SHALL NOT CONSTITUTE A WAIVER OF THIS PROVISION.

(2) THE ARBITRATOR(S) SHALL BE A RETIRED JUDGE OR AN ATTORNEY WITH AT LEAST TEN (10) YEARS OF COMMERCIAL REAL ESTATE LAW EXPERIENCE. THE ARBITRATION SHALL BE DECIDED IN ACCORDANCE WITH SUBSTANTIVE CALIFORNIA LAW. THE PARTIES SHALL HAVE THE RIGHT TO CONDUCT DISCOVERY IN ACCORDANCE WITH CALIFORNIA CODE OF CIVIL PROCEDURE SECTION 1283.05 AND TO THE SAME EXTENT AS IN A CIVIL ACTION. THE ARBITRATION SHALL OTHERWISE BE CONDUCTED IN ACCORDANCE WITH TITLE 9, PART III, CALIFORNIA CODE OF CIVIL PROCEDURE. THIS AGREEM ENT TO ARBITRATE SHALL BE INTERPRETED IN ACCORDANCE WITH THE FEDERAL ARBITRATION ACT.

(3) BROKERS: BUYER AND SELLER AGREE TO MEDIATE AND ARBITRATE ANY DISPUTE OR CLAIM

INVOLVING EITHER OR BOTH BROKER(S), PROVIDED EITHER OR BOTH BROKERS AGREE(S) TO SUCH

MEDIATION OR ARBITRATION PRIOR TO OR WITHIN A REASONABLE TIME AFTER THE DISPUTE OR CLAIM IS PRESENTED BY OR TO SUCH BROKER(S). PARTICIPATION IN MEDIATION OR ARBITRATION SHALL NOT

RESULT IN BROKER(S) BEING DEEMED A PARTY TO THIS AGREEMENT OR THE TRANSACTION FOR ANY OTHER PURPOSE.

(4) NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE "ARBITRATION OF DISPUTES" PROVISION DECIDED BY A NEUTRAL

ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YO U MIGHT

POSSESS TO HAVE THE DISPUTE LITIGATED IN COURT OR JURY TRIAL, AND ARE GIVING UP MOST OF YOUR RIGHTS OF APPEAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICA LLY INCLUDED IN THE "ARBITRATION OF DISPUTES" PROVISION. NOTWITHSTANDING THIS WAIVER OF RIGHTS TO DISCOVERY, IN ANY CASE IN

WHICH BROKER SUES FOR AN UNPAID COMMISSION, BROKER SHALL BE ENTITLED TO THE PRODUCTION OF

ALL NONPRIVILEGED DOCUMENTS DEMANDED OR SUBPOENAED BY BROKER FROM BUYER AND SELLER, OR ANY THIRD PARTY TO THE ARBITRATION.

Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 7 of 9
DOC 126354

IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE.

YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY. WE HAVE READ AND UNDERST AND

THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE "ARBITRATION OF DISPUTES" PROVISION TO NEUTRAL ARBITRATION.

Buyer’s Initials: __________ Seller’s Initials: __________

c. WAIVER OF JURY TRIAL. (Applies whether or not Arbitration is initialed.) ANY COURT ACTION ARISING FROM THIS

AGREEMENT OR THE TRANSACTION CONTEMPLATED HEREIN, OR RELATING TO THE PAYMENT OF

COMPENSATION TO THE BROKERS, SHALL BE HELD AND DETERMINED BEFORE THE APPROPRIATE COURT WITHOUT A JURY, IN THE INTEREST OF SAVING TIME AND EXPENSE.

33) SUCCESSORS & ASSIGNS : This Agreement hereto shall be binding upon and inure to the benefit of the parties, their heirs, successors, agents, representatives, and assigns.

34) ATTORNEY'S FEES : In any litigation, arbitration or other legal proceeding which may arise between any of the parties hereto, including Broker, the prevailing party shall be entitled to recover all of its costs, including the costs of arbitration, and reasonable attorney's fees in addition to any other relief to which such party may be entitled.

35) TIME: Time is of the essence of all provisions of this Agreement for which a time period is expressed.

36) NOTICES: All notices required or permitted hereunder shall be given to the parties in writing (with a copy to Broker) at their respective addresses set forth below and shall be effective upon receipt. If the date on which any act required or permitted to be performed under this Agreement falls on a Saturday, Sunday or Legal Holiday, the time for performance shall be extended to the next business day.

37) OTHER TERMS AND CONDITIONS.

38) ENTIRE AGREEMENT; MODIFICATION: This Agreement, including any addenda, attachment, or supplement that is signed or initialed by the parties, if any, expresses the entire agreement of the parties and supersedes all prior agreements, understa ndings, and communications between the parties regarding the Property. There are no other understandings, oral or written, which in any way alter or enlarge its terms, and there are no warranties or representations of any nature, either express or implied, except as set forth herein. In the event any escrow instruction contains a term or provision inconsistent with this Agreement, this Agreement shall govern and prevail.

Any future modification of this Agreement will be effective only if it is in writing and signed by the parties hereto .

39) DISCLOSURE OF REAL ESTATE LICENSURE: _______is/are licensed agent(s) or broker(s) acting as principal(s) in this transaction.

40) SPERRY COMMERCIAL: All references in this Agreement to Sperry Commercial are to_______a franchisee independently owned of Sperry Commercial, Inc., a Delaware corporation. All Sperry Commercial offices are independently owned and operated.

41) GOVERNING LAW: This Agreement shall be governed by and construed in accordance with the laws of the State of California. Any claim or dispute arising from this Agreement shall be determined exclusively before the appropriate tribunal situated in Orange County, California.

42) OFFER: Buyer hereby offers and agrees to purchase the Property for the price and upon the terms and conditions stated herein. Th is offer is made by Buyer to Seller on September 30, 2025 Buyer acknowledges receipt of an executed copy of this Agreement and authorizes Broker to deliver an executed copy to Seller. Unless acceptance hereof is made by Seller's execution of this Agreement and delivery of a fully executed copy which is actually received by Buyer or Buyer’s Agent herein, in pe rson or by facsimile, on or before October 10, 2025 this offer shall be null and void, Buyer’s Deposit shall be returned, and Buyer and Seller shall have no further obligation to buy or sell hereunder. Acceptance shall be effective upon actual receipt by Buyer or Buyer's agent.

Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 8 of 9
DOC 126354
BUYER: __________________________________________
(Print Name of Entity or Individual Buyer)
a _________________________________________
By: _______________________________________
Name/Title: ________________________________
ADDRESS: _______________________________________
__________________________________________
FACSIMILE: _____________________________________
PHONE: _________________________________________
BUYER: __________________________________________
a _________________________________________
(Print Name of Entity or Individual Buyer)
By: _______________________________________
Name/Title: ________________________________
ADDRESS: _______________________________________
__________________________________________
FACSIMILE: _____________________________________
PHONE: _________________________________________
DATE: __________________________________________

Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB Sabraj Nijjar
9/30/2025

Buyer's Initials _____________ ______________

Seller's Initials _____________ ______________
Rev: 07/30/03 Page 9 of 9
DOC 126354
SELLER'S ACCEPTANCE AND AGREEMENT TO PAY COMMISSION:

Seller hereby accepts the foregoing offer and agrees to sell the Property to Buyer for the price and on the terms and conditions stated herein ( SUBJECT TO ATTACHED COUNTER OFFER). Seller acknowledges receipt of an executed copy of this Agreement and authorizes Broker to deliver an executed copy to Buyer. Seller reaffirms its agreement to pay to Broker a real estate brokerage commission for services rendered, equal to Per Representation Agreement. __ percent %) of the sales price of the Property, payable as follows: (a) on the Closing Date in cash through escrow, or (b) in the event completion of the sale is prevented by default of Seller, then Seller shall immediately pay to Broker the entire commission, or (c) in the event completion of the sale is prevented by default of Buyer, then Seller sh all pay to Broker an amount equal to one half of any damages or other monetary compensation (including liquidated damages) collected by Seller from Buyer by suit or otherwise as a consequence of Buyer's default, provided that the total amount paid to Broke r by Seller shall not in any case exceed the brokerage commission set forth above. Seller acknowledges and agrees that the existence of any direct claim which Broker may have against Buyer in the event of Buyer's default shall not alter or in any way limit the obligations of Seller to Broker as set forth herein. Escrow Holder is hereby irrevocably instructed to make such payment to Broker from Seller's proceeds through Escrow. That certain Representation Agreement between Broker and Seller dated on file with broker shall remain in full force and effect. The provisions of this paragraph and any conforming escrow instruction may be amended or modified only with the written consent of Broker.

SELLER: __________________________________________
(Print Name of Entity or Individual Buyer)
a _________________________________________
By: _______________________________________
Name/Title: ________________________________
ADDRESS: _______________________________________
__________________________________________
FACSIMILE: _____________________________________
PHONE: _________________________________________
SELLER: __________________________________________
(Print Name of Entity or Individual Buyer)
a _________________________________________
By: _______________________________________
Name/Title: ________________________________
ADDRESS: _______________________________________
__________________________________________
FACSIMILE: _____________________________________
PHONE: _________________________________________
DATE: __________________________________________

BROKER CONFIRMS THE FOREGOING AGENCY RELATIONSHIPS AND COMMISSION ARRANGEMENT:
______________________a franchisee independently owned of SPERRY COMMERCIAL, Inc., a Delaware corporation:

By: __________________________________
Name: ________________________________
ADDRESS: _______________________________________
_________________________________________
FACSIMILE: _____________________________________
PHONE: _________________________________________
DATE: __________________________________________

NO REPRESENTATION IS MADE BY BROKER AS TO THE LEGAL OR TAX EFFECT OR VALIDITY OF ANY PROVISIONS OF THIS AGREEMENT. A REAL ESTATE BROKER IS QUALIFIED TO GIVE ADVICE ON REAL ESTATE MATTERS. IF YOU DESIRE LEGAL, TAX, OR OTHER ADVICE, CONSULT YOUR ATTORNEY, TAX ADVISOR, OR OTHER APPROPRIATE PROFESSIONAL.

Docusign Envelope ID: 1AC43899-CEE6-4D9D-B953-47C5C63AF0EB 9/30/2025
Luis Vazquez

E Gage AveGage Ave
E Florence Ave
Florence Ave
Woodward Ave
Gifford Ave
Randolph Pl
Vinevale Ave
E 61st St
Atlantic
Ave
S Atlantic Ave
Bell Ave
Flora Ave
Atlantic Ave
Flora Ave
Carmelita Ave
Bissell St
Fishburn Ave
Pine Ave
Heliotrope Ave
Live Oak St
Bear AveSmith St
Heliotrope Ave
Randolph St
Southern Pacific RR
Flora Ave
Heliotrope Ave
Salt
Lake
Ave
Bell Pl
Walnut St
Fishburn Ave
Mayflower Ave
King Ave
Randolph St
California Ave
Gifford Ave
S Maywood Ave
Otis Ave
E 60th St
Park Dr
Woodward Ave
California
Ave
Union Pacific RR
Nevada St
at and Sf Rlwy
Corona Ave
Bear Ave
Clarkson Ave
Union Pacific RR
Corona Ave
Flora Ave
Acacia St
Atlantic Ave
S Atlantic Ave
Brompton Ave
Pine Ave
Riverside Ave
Flower St
Pine Ave
Beck Ave
Corona AveSan Luis Ave
King Ave
Bell AveBrompton Ave
California AveLoma Vista Ave
Orchard Ave
Fishburn Ave
Carmelita Ave
Atlantic Blvd
Riverside Ave
Bear Ave
Corona Ave
E 60th Pl
E 61st Pl
Bear Ave
Mayflower Ave
King
Ave
Woodward Ave
Lucille Ave
Orchard Ave
WeikAve
Bear Ct
Salt
Lake
Ave
Prospect Ave
Federal Ave
Weik Ave
Prospect Ave
Loma Vista Ave
Vinevale Ave
Filmore St
Clarkson Ave
Brompton Ct
E 59th Pl
Walnut St
Bell Pl
Weik Ave
Brompton Ave Flora Vista Dr
Minnewa Ln
Nelson Dr
Bear Ave
Beck Ave
Weik Ave
He
liotrope
Cir
Nelson Dr
E 60th Pl
Beck Ave
California St
Otis Ave
Anita Dr
Benedict Way
Prospect AveMayflower AveVinevale Ave
Palm Ave
Clarkson Ave
Orchard Ave
E 59th Pl
Palm Ave
Live Oak St
Weik Ave
Beck Ave
Riverside Ave
Bell Ave
Georgia AveProspect Ave
Loma Vista PlLoma
Vista
Ave
Malburg Way
Pine AveUnion
Pac
ificRR
Legend
500' Radius
City Council Member
Property
City Boundary
xx
x - Project site

Resolution 2026-08

RESOLUTION NO. 2026-08

A RESOLUTION OF THE BELL COMMUNITY HOUSING AUTHORITY OF THE CITY OF

BELL, CALIFORNIA, APPROVING A PURCHASE AND SALE AGREEMENT WITH AZEROTH 28 LP FOR CERTAIN PROPERTY LOCATED AT 6 624 FLORA AVENUE IN THE

CITY OF BELL
WHEREAS, the Bell Community Housing Authority (“BCHA”) owns certain real property located at 6624 Flora Avenue, (“Property”); and
W
HEREAS, the Surplus Land Act, Government Code sections 54220 et seq., applies when a local agency disposes of “surplus land,” as that term is defined in Government Code section 54221; and
WHEREAS, on October 9, 2019, Governor Newsom signed Assembly Bill (“AB”) 1486.

AB 1486 significantly amended the Surplus Land Act effective January 1, 2020. These amendments included, among others, changing the previous, long- standing definitions of “surplus land” and “exempt surplus land”; providing that property shall be declared either “surplus land” or “exempt surplus land” before a local agency may take any action to dispose of it; and adding a new limitation providing that an “agency’s use” “shall not include commercial or industrial uses or activities, including nongovernmental retail, entertainment, or office development” or “property disposed of for the sole purpose of investment or generation or revenue”; and
WHEREAS, the Properties would fall within the definition of “surplus land” pursuant to Government Code section 54221, as amended by AB 1486; and WHEREAS, in order to pursue new uses for the Properties, including the possible disposition through a sale or lease of the property, the city must now comply with the Surplus Land Act as amended by AB 1486 (“SLA”); and
WHEREAS, pursuant to the SLA, city staff sent written notice of availability of the properties by electronic mail or by certified mail to all of the entities identified in Government Code section 54222; and
WHEREAS, staff issued a series of Notices of Availability (NOAs), which included the property at 6624 Flora Avenue, Bell, CA, 90201; and
WHEREAS, The City of Bell received three (3) proposals from various developers; with one withdrawal; and
WHEREAS, in December 2025 , the City Council directed staff to move forward in negotiations with the proposed buyer; and
WHEREAS, as part of the buyer’s proposal, they will maintain the property as is and make renovation improvements as necessary for the effective management of the units; and WHEREAS, the developer has initiated their due diligence phase; and WHEREAS, the properties were originally valued assessed in September 2025 at a value of $3,200.000; however, this valuation did not take into consideration the low rents and deferred maintenance; and
WHEREAS, the City Council and Bell Community Housing Authority approves the sale of the city -owned property located at 6624 Flora Avenue in the amount of $3,005 ,000 to Azeroth 28 LP.

Resolution 2026-08

NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF BELL that:

1. The foregoing recitals are hereby incorporated and adopted as the findings of the Bell Community Housing Authority and City Council.

2. That the City Council and Bell Community Housing Authority approves the sale of the city -owned property located at 6624 Flora Avenue in the amount of $3,0 05,000 to Azeroth 28 LP.

3. The City Manager and City Attorney are authorized to finalize the terms and conditions of this agreement and execute all documents related to the sale and disposition.

________________________________
Ali Saleh, Mayor

APPROVED AS TO FORM:

__________________________
Danny Aleshire, City Attorney

CERTIFICATE OF ATTESTATION AND ORIGINALITY

I, Angela Bustamante, City Clerk of the City of Bell and Bell Community Housing Authority, hereby attest to and certify that the foregoing resolution is the original resolution adopted by the Bell Community Housing Authority at its meeting held on the 28 th day of January 2026, by the following
vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

_______________________________
Angela Bustamante, City Clerk

AGENDA ITEM 6

City of Bell
Agenda Report
D
ATE: January 28, 2026
T
O: Mayor and Members of the City Council
F
ROM: Rickey S. Manbahal, Finance Director
Michael L. Antwine II, City Manager
APPR
OVED Michael L. Antwine II (e-signature)
BY: ________________________________________
Michael L. Antwine II, City Manager
SU
BJECT: Consideration of a Resolution Authorizing the Release of Warrants When Council Meetings are Cancelled.

RE
COMMENDATION:

It
is recommended that the City Council read by title only, waive further reading and adopt Resolution No. 2026-07 titled:

A RE

SOLUTION OF THE CITY COUNCIL THE CITY OF BELL

AUTHORIZING THE RELEASE OF WARRANTS/PAYMENTS

WHEN CITY COUNCIL MEETINGS ARE CANCELLED DURING
CALENDAR YEAR 2026
B
ACKGROUND:

The C
ity Charter requires that warrants and payments be approved by the City Council at a regular or adjourned regular meeting. Staff pr esents a Warrant Report at each City Council meeting for approval, and payments are released immediately thereafter.

DI
SCUSSION:

It has
been the City Council’s practice to cancel one regular meeting during the months of July, August, November, and December due to the summer break and year -end holiday season.

During these periods, it has been challenging to remit and release payments to vendors because the Charter only permits approval of payments at regular or adjourned meetings. As a result, there has been numerous instances exceeded, wherein the City has exceed the 30-day remittance payment deadline for vendors and been subject to penalties and late fees.

N
ot with standing these circumstances, the City has been able to negotiate in good faith with vendors to avoid these late fees; nonetheless, it creates a significant strain on the City’s ability to work with qualified vendors and negatively impacts the City’s reputation as an organization that doesn’t pay our bills in a timely manner.

To addr
ess this issue, staff is requesting that the City Council adopt a resolution authorizing the release of payments to vendors when a regular City Council meeting is cancelled.

AGENDA ITEM 6

Staff will return to the next regularly scheduled Council meeting with two (2) separate Warrant Reports for the City Council to ratify the payments that were released during the period of the cancelled Council meeting and a warrant list for the current Council meeting period.

FISCAL IMPACT:

None.

STRATEGIC PLAN 2023-25:

This agenda item aligns with the City of Bell 2023-25 Strategic Plan:

Target 4 – Fostering Financial Resilience

Goal 5 – Update the City’s finance-related policies

ATTACHMENT:

1. Resolution 2026 – 07

Resolution 2026-07

RESOLUTION NO. 2026-07

A RESOLUTION OF THE CITY COUNCIL THE CITY OF BELL

AUTHORIZING THE RELEASE OF WARRANTS/PAYMENTS WHEN CITY
COUNCIL MEETINGS ARE CANCELLED DURING CALENDAR YEAR 2026

WHEREAS, the City Charter requires that warrants and payments be approved by the City Council at a regular or adjourned regular meeting; and

WHEREAS, staff presents a Warrant Report at each City Council meeting for approval, and payments are released immediately thereafter; and

WHEREAS, the City Council cancels one regular meeting during the months of July, August, November, and December due to the summer break and year-end holiday season; and

WHEREAS, to avoid any late payments or fees, staff recommend authorizing the release of payments to all vendors when City Council meetings are cancelled.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF BELL AS FOLLOWS:

SECTION 1. Staff are authorized to release all payments to vendors when a council meeting is cancelled.

SECTION 2. The City Manager shall present at the next regularly scheduled City Council meeting present two (2) separate Warrant Reports; one for ratification of payments released to vendors during the period of the cancelled meeting and one warrant report for the current meeting period.

SECTION 3. This Resolution shall take effect immediately upon adoption.

PASSED, APPROVED, AND ADOPTED this 28
th day of January 2026.

________________________
Ali Saleh, Mayor

APPROVED AS TO FORM:
____________________________
Danny Aleshire, City Attorney

CERTIFICATE OF ATTESTATION AND ORIGINALITY

I, Angela Bustamante, City Clerk of the City of Bell, hereby attest to and certify that the foregoing resolution is the original resolution adopted by the Bell City Council at its regular meeting held on the 28
th day of January 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN
Angela Bustamante, City Clerk

UNDER SEPARATE COVER
AGENDA ITEM NO. 7

7. Creation of Ad hoc Committee for City's 100th Year Anniversary. (City Council) Recommendation: It is recommended that the City Council create and appoint two (2) Councilmembers to participate on an Ad- hoc Committee to develop a comprehensive program, activities and budget to celebrate the City's 100th Year Anniversary of incorporation.