12-G
TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Mayra Ochiqui, City Clerk
SUBJECT: Consideration and possible action to approve the Minutes of the December 12, 2024, Special Meeting of the City Council.
DATE: January 27, 2025
EXECUTIVE SUMMARY
None
RECOMMENDATION TO CITY COUNCIL
1) Approve the December 12, 2024, Special Meeting Minutes; or
2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
None
ATTACHMENT
Minutes of the December 12, 2024, Special Meeting… .............. ………………………… 2
MINUTES
CITY OF BELLFLOWER
SPECIAL MEETING OF THE BELLFLOWER CITY COUNCIL
THURSDAY, DECEMBER 12, 2024, 9:00 A.M.
BELLFLOWER CITY HALL - COUNCIL CHAMBERS
9:00 A.M. – CLOSED SESSION
1 CALL TO ORDER
Mayor Dunton called the Special Meeting to order at 9:06 a.m. in the Council Chambers at Bellflower City Hall, 16600 Civic Center Drive, Bellflower.
2 ROLL CALL
The following members of the City Council responded present to roll call:
Mayor Ray Dunton
Mayor Pro Tem Sonny R. Santa Ines
Council Member Dan Koops
Council Member Wendi Morse
For the record, it was moved by Council Member Koops, seconded by Mayor Pro Tem Santa Ines, and carried without objection to excuse the absence of Council Member Sanchez.
Staff Participants:
Ryan Smoot, City Manager
Karl H. Berger, City Attorney
Len Gorecki, Assistant City Manager/Director of Public Works Travis Sais, Deputy City Manager
Dakota Wallace, Management Assistant/Deputy City Clerk
Jennifer Russell, Management Assistant
3 PUBLIC COMMENTS
For the record, public comments were provided during discussion of Item 8-A.
4 RECESS TO CLOSED SESSION
For the record, Council Member Morse announced that she would recuse herself from Item 4-B as she has property interests within 500 feet of the subject property.
Bellflower City Council Meeting Minutes Item No. 4
December 12, 2024 Page 2 of 9
4 RECESS TO CLOSED SESSION – Continued
Without objection, Mayor Dunton recessed the Meeting at 9:07 a.m. to a Closed Session regarding:
A CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code Section 54956.8)
Property: 17228-44 Downey Avenue and 8507-31 Artesia Boulevard (APNs 7162-001-085, 7162-001-086, 7162-
001-087, and 7162-001-900)
Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: Geo Kim, GAIA
Under Negotiation: Price and terms of payment
B CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code Section 54956.8)
Property: 9903 Flower Street (APN 7109-013-303) Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: Jim McFadden, Cushman & Wakefield
Under Negotiation: Price and terms of payment
C CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code Section 54956.9(d)(2): FACTS AND CIRCUMSTANCES: Letter Dated September 17, 2024, available in City Clerk’s Office.
For the record, Closed Session adjourned at 10:05 a.m.
5 RECONVENE FOR OPEN SESSION
Mayor Dunton reconvened the Meeting at 10:09 a.m. and announced that no reportable action was taken during Closed Session.
10:00 A.M. – OPEN SESSION
6 CALL TO ORDER
Mayor Dunton called the Open Session of the Regular City Council Meeting to order at 10:09 a.m.
7 ROLL CALL
The following members of the City Council responded present to roll call:
Mayor Ray Dunton
Mayor Pro Tem Sonny R. Santa Ines
Council Member Dan Koops
Council Member Wendi Morse
Bellflower City Council Meeting Minutes Item No. 7
December 12, 2024 Page 3 of 9
7 ROLL CALL – Continued
For the record, it was moved by Mayor Pro Tem Santa Ines, seconded by Council Member Morse, and carried without objection to excuse the absence of Council Member Sanchez.
Staff Participants:
Ryan Smoot, City Manager
Karl H. Berger, City Attorney
Len Gorecki, Assistant City Manager/Director of Public Works Travis Sais, Deputy City Manager
Elizabeth Oba, Director of Planning and Building Services Dakota Wallace, Management Assistant/Deputy City Cle rk Jennifer Russell, Management Assistant
8 CONSIDERATION ITEMS
A Consideration and possible action to consider renewals for nine Cannabis Business Permits (“CBP”) for dispensary, cultivation, and distribution uses:
“The Medicine Woman Group, LLC”: One CBP to operate a cannabis dispensary facility at 9058 Rose Street.
Permittee representative: Damian Collins;
NC3 Systems dba “Deli by Caliva”: One CBP to operate a cannabis dispensary facility at 9535 Artesia Boulevard.
Permittee representatives: Mindi Basha and Reginald Wood;
“Joint Forces, LLC”: Three CBPs to operate a cannabis dispensary; cultivation; and distribution facility at 10040 and 10042 Artesia Place.
Permittee representatives: Jonathan Barrett and Heather Alexander;
“Dynasty Alliance Grow, Inc.”: One CBP to operate a cannabis cultivation facility at 8832 Ramona Street. Permittee representative: Berenice Cristerna;
“Catalyst – Bellflower LLC”: One CBP to operate a cannabis dispensary at 9032-38 Artesia Boulevard.
Permittee representative: Elliot Lewis.
“Catalyst – Distro LLC”: One CBP to operate a cannabis distribution facility at 9032-38 Artesia Boulevard.
Permittee representative: Elliot Lewis.
“Catalyst – Distro A LLC”: One CBP to operate a cannabis distribution facility at 9032-38 Artesia Boulevard.
Permittee representative: Elliot Lewis.
Bellflower City Council Meeting Minutes Item No. 8-A
December 12, 2024 Page 4 of 9
8 CONSIDERATION ITEMS – Continued
A Consideration and possible action to consider renewals for nine Cannabis Business Permits (“CBP”) for dispensary, cultivation, and distribution uses – Continued
CEQA: In accordance with the California Environmental Quality Act (Public Resources Code § 21000, et seq.; “CEQA”) and CEQA Guidelines (14 Cal. Code of Regs. § 15000, et seq.) the City determined that the applications for the CBPs consist of applications to operate businesses in existing commercial and industrial buildings that meet the definition for classes of projects exempt from additional environmental review under CEQA Guidelines § 15301 (Existing Facilities) and § 15302 (Replacement or Reconstruction).
For the record, Deputy City Clerk Wallace administered the Oath to the following individuals wishing to present public testimony regarding this matter:
• Damian Collins, representing The Medicine Woman Group, LLC • Mindi Basha, representing NC3 Systems dba Deli by Caliva • Reginald Wood, representing NC3 Systems dba Deli by Caliva • Jonathan Barrett, representing Joint Forces, LLC
• Heather Alexander, representing Joint Forces, LLC
• Berenice Cristerna, representing Dynasty Alliance Grow, Inc. • Elliot Lewis, representing Catalyst – Bellflower, LLC, Catalyst – Distro LLC, and Catalyst – Distro A LLC
For the record, 1) City Manager Smoot introduced the item; 2) Deputy City Manager Sais provided a PowerPoint presentation of the Staff Report; 3) Deputy City Clerk Wallace announced that supplemental material was distributed to the City Council and made available to the public prior to the start of the meeting; and 4) Deputy City Manager Sais along with City Manager Smoot and City Attorney Berger responded to Council Members’ questions throughout the discussion of the matter.
At the request of Mayor Pro Tem Santa Ines and Council Member Morse, Deputy City Manager Sais confirmed 1) Code Enforcement inspections of the facilities are done on a quarterly basis to monitor compliance ; and 2) the parking requirements for Dynasty Alliance Grow, Inc., are still the same even if the applicant has one permit for cultivation, as the parking requirements are based on the square footage of the building occupied, not the specific use.
At the request of Mayor Dunton, 1) Director of Planning and Building Services Oba a) confirmed that the Conditional Use Permit (“CUP”) for Dynasty Alliance Grow, Inc., requires a minimum of twenty-eight parking spaces be provided at all times; b) reiterated that the parking requirements are based on the square footage of the building as required by the Bellflower Municipal Code (“BMC”), further expressing that the City Council could require a parking study be conducted to identify what the peak demand is at Dynasty Alliance Grow, Inc., to determine the actual amount of parking needed for the current use; and [Continued on next page]
Bellflower City Council Meeting Minutes Item No. 8-A
December 12, 2024 Page 5 of 9
8 CONSIDERATION ITEMS – Continued
A Consideration and possible action to consider renewals for nine Cannabis Business Permits (“CBP”) for dispensary, cultivation, and distribution uses – Continued
c) confirmed that if Dynasty Alliance Grow, Inc., was to provide offsite parking spaces at the religious institution adjacent to the property as proposed, six spaces would still be needed, further noting that there is potential for four to five additional parking spaces in the driveway of the facility; 2) City Manager Smoot clarified that the parking requirements are stipulated in the BMC and the conditions in the CUP implement the requirements of the BMC, further explaining that the City Council could consider altering the parking requirements by a) amending the BMC in its entirety; or b) amending the conditions of the CUP for Dynasty Alliance Grow, Inc.
At the request of Council Member Koops, 1) City Manager Smoot explained that when the City approves offsite parking, a parking covenant recorded against the subject property is required; however, the City Council has the authority to waive the requirement; and 2) Assistant City Manager/Director of Public Works Gorecki stated a) similar to Dynasty Alliance Grow, Inc., the City had a lease agreement with Southern California Edison (“SCE”) for parking at the subject property but it was terminated by SCE and the City lost access to the property; and b) it is his understanding that SCE intends to utilize the subject property as a storage yard for their equipment.
At the request of Mayor Dunton, City Attorney Berger confirmed 1) the City Council may approve the renewals at one time instead of individually; and 2) a CUP amendment requires a separate public hearing, further explaining that if the City Council wanted to address amending Dynasty Alliance Grow, Inc.’s CUP, a condition that the permit is contingent of the CUP being amended to reflect the new parking requirements could be included.
For the record, following discussion it was the consensus of the City Council to consider the renewal for Dynasty Alliance Grow, Inc. (8832 Ramona Street) separately.
At the request of Mayor Pro Tem Santa Ines, Permittee Representatives for Joint Forces, LLC (10040 and 10042 Artesia Place), Jonathan Barrett and Heather Alexander stated that the manufacturing sector of the cannabis industry was oversaturated by the time their business opened, but if it becomes more profitable, they would be open to reconsidering in the future.
Following discussion, it was moved by Council Member Koops, seconded by Mayor Pro Tem Santa Ines, and carried by the following roll call vote, to 1) review the CBP renewal applications; and 2) renew the CBPs for a) The Medicine Woman Group, LLC; b) NC3 Systems dba “Deli by Caliva;” c) Joint Forces, LLC; d) Catalyst – Bellflower LLC; e) Catalyst – Distro LLC; and f) Catalyst – Distro A LLC:
AYES: Council Members – Koops, Morse, Santa Ines, and Mayor Dunton
ABSENT: Council Member – Sanchez
Bellflower City Council Meeting Minutes Item No. 8-A
December 12, 2024 Page 6 of 9
8 CONSIDERATION ITEMS – Continued
A Consideration and possible action to consider renewals for nine Cannabis Business Permits (“CBP”) for dispensary, cultivation, and distribution uses – Continued
For the record, public comments were provided by Reginald Wood, Representative, NC3 Systems dba Deli by Caliva, who 1) stated, for the record, that Deli by Caliva has fully integrated as “Belle Fleur;” 2) questioned how the City will utilize the $3.7 million collected in Cannabis tax revenue during the last four quarters to expand on the education of cannabis use in the community, further expressing the opinion a) the tax revenue collected should be utilized to expand the knowledge of responsible cannabis use for adults in the community; b) cannabis use has a negative stigma, but with additional education and promotional activities, the stigma can be changed which would benefit the cannabis businesses in the City and the general public; c) cannabis is categorized as a Schedule 1 drug but could be rescheduled to a Schedule 3 drug with the assistance of more education, further noting that if cannabis was to be rescheduled to Schedule 3, it would allow for additional tax benefits and safer banking for the entities involved in the cannabis industry; and d) Deli by Caliva’s goal is to remove the negative stigma around cannabis use by promoting general education to the public, noting that they have hosted meetings and trainings for employees and members of the public in other cities; and 3) inquired whether the City plans on expanding the number of cannabis permits in the future.
For the record, in response to Representative Wood, 1) City Manager Smoot explained that the Cannabis tax revenue goes into the General Fund and Cannabis Education Fund, noting that most recently, the Cannabis Education Fund contributed to the 605 All-Star Band March as the intention of the Cannabis Education Fund is to keep students engaged in positive activities to reinforce healthy lifestyle choices to deter them from experimenting with illicit and illegal drugs; 2) Council Member Koops a) stated that the City Council has not yet had a discussion regarding the education of responsible cannabis use to residents but noted that it may be something to consider at a later date; b) expressed the opinion that cannabis businesses have the right to operate in a similar fashion as other businesses in the City as they are legal and allowed; and c) stated that he voted to approve the allowance cannabis businesses in the City for health benefits , but is unsure about promoting recreational cannabis use at this time; 3) Mayor Pro Tem Santa Ines stated that the City can still issue manufacturing and distribution permits, but cannot issue additional dispensary permits, further expressing the opinion that he would like to see more manufacturing permits in the City; and 4) Mayor Dunton questioned if Deli by Caliva would consider contributing additional funds into the Cannabis Education Fund to assist with the education being requested.
In response to Mayor Dunton, Representative Wood stated that he would need to discuss the idea of contributing additional funds into the Cannabis Education Fund with his superiors.
Bellflower City Council Meeting Minutes Item No. 8-A
December 12, 2024 Page 7 of 9
8 CONSIDERATION ITEMS – Continued
A Consideration and possible action to consider renewals for nine Cannabis Business Permits (“CBP”) for dispensary, cultivation, and distribution uses – Continued
Permittee Representative for Dynasty Alliance Grow, Inc. (8832 Ramona Street) Berenice Cristerna responded to Council Members’ questions.
At the request of Mayor Pro Tem Santa Ines, 1) Representative Cristerna a) stated that the parking requirements of the CUP were previously met by utilizing the SCE property; b) expressed that she currently has six employees and does not anticipate exceeding twelve employees while operating; c) confirmed that she has a draft two-year lease agreement with the religious institution adjacent to the property for parking, further noting that the agreement has yet to be signed but anticipates it will be fully signed at the end of the month as she has already received the keys to the property and made the first payment; and d) clarified that there are approximately three additional parking spaces available in the driveway of the building to assist with meeting the requirements of the CUP; 2) Director of Planning and Building Services Oba confirmed a) the original plans approved with the CUP showed 30 parking spaces on the SCE property; and b) the religious institution has a current CUP which may need to be amended as their CUP requires a minimum of twenty-five parking spaces be provided at all times; 3) Deputy City Manager Sais clarified that BNY Enterprises, LLC (“BNY”) is the ownership group of the building occupied by Dynasty Alliance Grow, Inc. so the lease agreement is with the religious institution and BNY; and 4) City Attorney Berger confirmed that the lease agreement between the religious institution and BNY instead of Dynasty Alliance Grow, Inc., is sufficient.
In response to Mayor Dunton’s inquiry regarding whether the portion of the building facing the SCE property could be blocked off with a metal wall and the other side be opened to allow for parking, Representative Cristerna stated 1) that her goal is to expand the cultivation operation into th e portion of the building facing the SCE property so utilizing it for parking is not ideal; and 2) the draft two-year lease agreement with the religious institution has the option to renew, further expressing that it is her understanding that the religious institution does not intend to develop the property so there should not be an issue with renewing the agreement in the future to meet the parking requirements of the CUP.
Following brief discussion, 1) Director of Planning and Building Services Oba clarified that if the City Council’s direction is to reduce the amount of parking spaces required, the CUP would need to be amended, further noting that a CUP amendment could take approximately three months to complete whereas a BMC amendment could take three months or longer; 2) City Manager Smoot a) reiterated that when the City approves offsite parking, a parking covenant recorded against the subject property is required to ensure the parking requirement is met for the duration of the CUP; and b) requested that if the direction of the City Council is to waive the parking covenant requirement, that it be included in the motion.
Bellflower City Council Meeting Minutes Item No. 8-A
December 12, 2024 Page 8 of 9
8 CONSIDERATION ITEMS – Continued
A Consideration and possible action to consider renewals for nine Cannabis Business Permits (“CBP”) for dispensary, cultivation, and distribution uses – Continued
In response to City Manager Smoot, 1) Mayor Dunton inquired whether the BMC could be amended to alter the requirements for cultivation only, expressing the opinion that cultivation facilities typically do not have twenty-eight employees and would therefore not need that amount of parking; 2) Council Member Koops expressed concern that if the City Council were to require the parking covenant, the religious institution could deny the request and terminate the agreement with BNY and the permittee would therefore be out of compliance with the CUP; and 3) Council Member Morse expressed the opinion that cultivation should not require twenty-eight spaces as employees would only be parking at the facility.
At the request of Mayor Pro Tem Santa Ines, City Attorney Berger stated that the City Council could a) renew the permit for one year; b) direct the permittee to conduct a parking study within the year to determine if the CUP or BMC needs to be amended based upon the use proposed by the permittee; and c) waive the requirement of the parking covenant as required by the BMC for the one-year period.
Following brief discussion, it was moved by Mayor Pro Tem Santa Ines, seconded by Council Member Koops, and carried by the following roll call vote, to 1) approve the renewal of one CBP to operate a cannabis cultivation facility at 8832 Ramona Street (Dynasty Alliance Grow, Inc. with the condition that the permittee must submit a parking study within one year to the City Manager or designee to determine if the Conditional Use Permit needs to be amended or the Bellflower Municipal Code needs to be amended based upon the use proposed by the permittee; and 2) waive the requirement of the parking covenant as re quired by the Bellflower Municipal Code for the one-year period:
AYES: Council Members – Koops, Morse, Santa Ines, and Mayor Dunton
ABSENT: Council Member – Sanchez
For the record, Representative Cristerna expressed public safety concerns in the vicinity of her business, 1) stating that individuals appear to be committing theft; 2) noting that she has reported her observations to the Sheriff’s Department and expressing the opinion that response times are extremely delayed; and 3) requesting more patrol presence in the area to alleviate the issue.
9 CONSENT CALENDAR
It was moved by Council Member Koops, seconded by Mayor Dunton, and carried by the following roll call vote, to approve the actions stipulated on the Consent Calendar:
AYES: Council Members – Koops, Morse, Santa Ines, and Mayor Dunton
ABSENT: Council Member – Sanchez
Bellflower City Council Meeting Minutes Item No. 9
December 12, 2024 Page 9 of 9
9 CONSENT CALENDAR – Continued
A Consideration and possible action to adopt Resolution No. 24 -64 – A Resolution adopted pursuant to Sections II and VII(C) of the Bellflower City Charter finding that a loan issued to acquire real property by a private party seeking to develop a residential project does not constitute a public subsidy requiring payment of prevailing wage in accordance with Labor Code § 1720; and determining that Loan Agreement File No. 1064 is not subject to prevailing wage pursuant to the City Charter and authorizing the Ci ty Manager to execute Amendment No. 1 to Loan Agreement File No. 1064, in a form approved by the City Attorney, with California Land Investments, LLC (City Ventures Holdings, LLC) for the purchase of real property located at 9903 Flower Street (APN 7109-013-033).
Action: Adopted Resolution No. 24-64, determining Loan Agreement File No. 1064 is not subject to prevailing wage and authorizing the City Manager to execute Amendment No.1 to Loan Agreement File No. 1064 with California Land Investments, LLC (City Ventures Holdings, LLC), in forms approved by the City Attorney.
B Consideration and possible action to approve a request from John Mielke to waive building plan check and permit fees for the conversion of existing classroom and storage space to a new recording studio and tech control room at St. John Bosco High School located at 13640 Bellflower Boulevard.
Action: Approved the applicant’s request for a waiver of $836 in plan check and permit fees.
10 ADJOURNMENT
Without objection, Mayor Dunton adjourned the meeting at 11:16 a.m.
Ray Dunton, Mayor
City of Bellflower
ATTEST:
Mayra Ochiqui, City Clerk
Approved: January 27, 2025