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CITY OF BELLFLOWER
REGULAR MEETING OF THE BELLFLOWER CITY COUNCIL
MONDAY, NOVEMBER 10, 2025
BELLFLOWER CITY HALL - COUNCIL CHAMBERS
5:30 P.M. CLOSED SESSION / 7:00 P.M. OPEN SESSION
5:30 P.M. - CLOSED SESSION
1 CALL TO ORDER
None
2 ROLL CALL
None
3 RECESS TO CLOSED SESSION
None
4 RECONVENE FOR OPEN SESSION
None
7:00 P.M. - OPEN SESSION
5 CALL TO ORDER
Mayor Dunton called the Open Session of the Regular City Council Meeting to order at 7:03 p.m.
6 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
Council Member Victor A. Sanchez
Bellflower City Council Minutes
November 10, 2025
6 ROLL CALL — Continued
Item No. 6
Staff Participants:
Ryan Smoot, City Manager
Karl H. Berger, City Attorney
Mayra Ochiqui, City Clerk
Len Gorecki, Assistant City Manager/Director of Public Works Brian McNerney, Director of Public Safety
Jim DellaLonga, Director of Economic Development
Elizabeth Oba, Director of Planning and Building Services Anna Garan, Director of Finance
James Atkins, Senior Planner
Wangsu Lee, Assistant to the City Manager
Dakota Wallace, Management Analyst I
7 INVOCATION
Mayor Pro Tem Sonny R. Santa Ines offered the Invocation. 8 PLEDGE OF ALLEGIANCE
Director of Public Safety Brian McNerney led the assembly in the Pledge of Allegiance.
9-A CITY COUNCIL ANNOUNCEMENTS
Mayor Dunton provided details relative to the Bellflower Volunteer Center's Christmas food and gift drive with donations accepted through December 1, 2025.
Mayor Pro Tem Santa Ines provided details relative to the "Letters to the North Pole" program to be held from December 1, 2025, to December 14, 2025, with mailbox locations located at various City facilities.
Council Member Sanchez provided details relative to the City's Holiday Home Decorating Contest with nominations accepted through December 7, 2025.
Council Member Koops provided details relative to Los Angeles County's free lead -based paint hazard remediation services for eligible Bellflower residents with enrollment accepted through November 30, 2025.
Council Member Morse provided details relative to the annual Tree Lighting Ceremony to be held on December 5, 2025, in Downtown Bellflower at Friendship Square.
Bellflower City Council Minutes
November 10, 2025
10 PUBLIC COMMENTS
11 Item No. 10
Cheryl Williams, resident, 1) highlighted that while visiting Kaiser Permanente Bellflower Medical Offices, an employee commended the City for recent improvements; and 2) stated that her fiancee's mother recently obtained the City's voluntary wireless ("Wi-Fi") internet connection unit and is pleased with the results.
Robin Snow, resident, provided information regarding the American Flag located near Bellflower Boulevard and the 91 Freeway, noting that the flag is a donation to the City by the Kiwanis Club of Bellflower (Club), donations may be made directly to the Club's "Keep It Flying Fund" for the maintenance and replacement of the flag, the electric bill to light the flag costs $1,250 per month, every flag costs $2,200, and the flag is replaced approximately every six months.
PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and introduce Ordinance No. 1451 — An Ordinance approving Development Agreement File No. 1118, in a form approved by the City Attorney, by and between the City of Bellflower and Artesia and Palm Realty, LLC, to facilitate the development of a self -storage facility; to activate the Development Agreement Zone Layover ("DAZL") in Bellflower Municipal Code Chapter 17.67; and to amend the zone map (ZC 25-03).
CEQA: The City reviewed the Project's environmental impacts under the California Environmental Quality Act (Pub. Res. Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Reg. §§ 15000-15387; the "CEQA Guidelines"). The Project is categorically exempt from additional environmental review pursuant to CEQA Guidelines § 15332 as a Class 32 categorical exemption (In -Fill Development Projects). The Project consists of constructing a self -storage facility on a vacant 1.33 -acre lot surrounded by existing development. After activating the DAZL, the project will conform with both the General Plan and applicable zoning. The Project site has no value as habitat for endangered, rare or threatened species. The technical studies prepared for the Project demonstrate there will not be any significant environmental effects relating to traffic, noise, air quality, or water quality. Finally, the Project can be adequately served by all required utilities and public services.
City Manager Smoot introduced the item and read the ordinance title into the record.
Senior Planner Atkins and Director of Economic Development DellaLonga 1) provided a PowerPoint presentation of the Staff Report; and 2) responded to Council Members' questions along with Director of Finance Garan, Director of Planning and Building Services Oba, City Attorney Berger, and City Manager Smoot.
Bellflower City Council Minutes
November 10, 2025
11 PUBLIC HEARINGS — Continued
Item No. 11-A
A Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and introduce Ordinance No. 1451 — Continued
For the record, Mayor Pro Tem Santa Ines disclosed that he had an ex-parte communication with the Applicant together with Mr. Knabe and in the presence of Assistant to the City Manager Lee.
For the record, 1) in order to consider whether he has a conflict on the matter, Council Member Sanchez requested assistance from City Attorney Berger in clarifying with Jason Borq, Applicant Representative regarding which entity has submitted the application under consideration by the City Council; and 2) Jason Borq, Applicant Representative clarified that the Applicant is Artesia and Palm and Realty, LLC, further clarifying that Terrace Group Holdings is the "development platform" and "holding company" of Artesia and Palm Realty, LLC, and Artesia and Palm Realty, LLC, is under the "umbrella" of Terrace Group Holdings.
For the record, Council Member Sanchez 1) announced that he would recuse himself from Item 11-A as his employer received a donation from Terrace Group Holdings within the last twelve months; and 2) left the dais and Council Chambers at 7:30 p.m.
Following brief discussion, at the request of Mayor Pro Tem Santa Ines relative to the mitigation payment options detailed in the fiscal impact section of the Staff Report, Director Garan 1) explained that the two buy-out lump -sum options were determined by the Developer using a Net Present Value ("NPV") calculation based on the $170,000 annual Transient Occupancy Tax ("TOT") mitigation payment, discounted at 8% in perpetuity, further explaining that there is no term set forth for these two options which is why the NPV calculation was used; and 2) stated that the current interest rate the City is earning is 4.15%, noting that if utilizing the NPV calculation provided by the Developer but replacing the discount rate of 8% to the City's current interest rate of 4.15%, the revenue would be approximately $4,100,000 as it is an "inverse relationship".
In response to questions and comments provided by Mayor Pro Tem Santa Ines and Council Member Koops, Director Oba 1) explained that Artesia and Palm Realty, LLC ("Developer") is required to pay approximately $1,540,000 in Development Impact Fees ("DIFs") and must satisfy a Public Art requirement equal to 1% of the project cost, either through a contribution to the Public Art Fund or by installing artwork of equivalent value, which is set forth by the Bellflower Municipal Code ("BMC"), further noting that there are three DIFs applicable to the proposed project; and 2) confirmed that the proposed Development Agreement ("DA") has been negotiated and accepted by the Developer and the Developer is aware that $1,540,000 in DIFs are due to the City at the time the construction permit is pulled.
Bellflower City Council Minutes
November 10, 2025
11 PUBLIC HEARINGS - Continued
Item No. 11-A
A Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and introduce Ordinance No. 1451 - Continued
Following discussion, it was moved by Council Member Koops, seconded by Mayor Pro Tem Santa Ines, and carried without objection, to open the public hearing.
For the record, the following individuals introduced themselves, spoke in favor of introducing Ordinance No. 1451, and responded to Council Members' questions:
• Frankie Miranda, resident
• Larry Wehage, resident
• Jason Borg, Applicant Representative, Artesia and Palm Realty, LLC • Cheryl Williams, resident
For the record, Applicant Representative Borg expressed the opinion that 1) a self -storage facility is the best use for the subject property as the current economic environment does not support the development of a hotel; and 2) the City of Bellflower Tacks self -storage facilities, noting that with the requirements set forth by the State of Califomia to provide additional housing, storage for residents will be needed and will provide significant financial benefits to the City.
At the request of Mayor Dunton relative to the mitigation payment options detailed in the fiscal impact section of the Staff Report, Applicant Representative Borg explained that the Developer provided the City with an option to offset estimated TOT revenues that would have been generated if the site were developed as a hotel, further explaining that the 8% discount rate in perpetuity is based upon their determination that a hotel is a "higher risk" development and the likelihood of a hotel remaining in business for an extended period of time is lower than other types of similar commercial land uses.
In response to questions and comments provided by Mayor Pro Tem Santa Ines, Applicant Representative Borg stated that 1) two full-time employees will be employed at the self -storage facility; 2) the hours of operation will be from 7:00 a.m. to 7:00 p.m. daily; and 3) if approved, the project will be completed in approximately 18 — 24 months.
For the record, Mayor Pro Tem Santa Ines expressed concern with the mitigation payment options presented, expressing the opinion that 1) the proposed discount rate of 8% would create revenue for the Developer, not the City; and 2) a hotel is the best use for the subject property as it would provide greater financial benefits to the City.
Bellflower City Council Minutes
November 10, 2025
11 PUBLIC HEARINGS — Continued
Item No. 11-A
A Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and introduce Ordinance No. 1451 — Continued
Following brief discussion, in response to questions and comments provided by Mayor Pro Tem Santa Ines, Applicant Representative Borg clarified that the NPV is a calculation and was not manipulated by the Developer to generate revenue, reiterating the opinion that the proposed project will create more revenue for the City compared to a hotel as it is a lower -risk development.
For the record, 1) Mayor Dunton expressed support for the proposed project, expressing the opinion that a) he would like to see development at the subject property as it has been vacant for approximately eight years; and b) the annual payment of $170,000, phased over three years, is the best mitigation payment option presented to the City; 2) Council Member Koops expressed support for the proposed project, expressing the opinion that the one-time upfront payment of $2,500,000 at the City's option is the best mitigation payment option presented as the City can invest the funds, receive a better return, and would be in control of the funds immediately, regardless whether the project is completed or not; and 3) City Manager Smoot explained that the form of mitigation payment can be decided by the City Council at a later date, further clarifying that the annual payment of $170,000, phased over three years, is based on the annual TOT that would have been generated for the previously entitled 69 -room hotel that was to be developed on the subject property.
At the request of Council Member Koops, Applicant Representative Borg 1) reiterated that the hours of operation will be from 7:00 a.m. to 7:00 p.m. daily; however, security cameras surrounding the property will be monitored "24/7" and Black Knight Patrol, Inc., will continue to patrol the site, further noting that the security plan will be brought forward to the City Council for consideration at a later date to determine if additional patrol is needed; 2) noted that at the request of the City Council the last time the matter was considered, they adopted the highway and the Caltrans easement and have been cleaning it up every -other -week for the last few months; and 3) confirmed that a third -party manager, likely Extra Space Storage, would operate the self -storage facility and have protocols in place to ensure that items stored in the units are not hazardous, and although he does not know exactly how they accomplish that, he will get back to the City with that information.
For the record, Council Member Koops expressed the opinion that the security patrols and improvements to the subject property and surrounding area implemented by the Developer have greatly improved the area thus far.
At the request of Mayor Dunton, Applicant Representative Borg confirmed they are in negotiations with the operator and if it is not Extra Space Storage, it will be another national brand and the building was designed with that in mind, as a change in brand would simply result in a change of accent color scheme of the building.
Bellflower City Council Minutes
November 10, 2025
11 PUBLIC HEARINGS — Continued
Item No. 11-A
A Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and introduce Ordinance No. 1451 — Continued
At the request of Mayor Dunton and Council Member Koops, City Manager Smoot confirmed that if the storage facility sells or the owner does not pay the fees promised, 1) the Development Agreement is recorded against the property and there would be an operating memorandum that would be drafted that implements this and makes it on an ongoing basis, so payments would continue even if the business is sold; and 2) they would need to follow the process for Development Agreements to recuperate the funds, which is different than the tax lien process.
Recess: For the record and without objection, Mayor Dunton recessed the meeting at 8:54 p.m. for a brief break.
Reconvene: For the record, 1) Mayor Dunton reconvened the meeting at 9:05 p.m. with all Council Members present; 2) Council Member Sanchez returned to the Council Chambers and dais at 9:05 p.m.
For the record, 1) it was the consensus of the City Council to consider the actions stipulated on the Consent Calendar prior to continuing the discussion on Item 11-A (public hearing); and 2) Item 11-A (public hearing) continued following the action taken on the Consent Calendar.
12 ORDINANCES AND RESOLUTIONS FOR CONSIDERATION
None
13 CONSIDERATION ITEMS
None
14 CONSENT CALENDAR
For the record, it was moved by Mayor Pro Tem Santa Ines, seconded by Council Member Sanchez to approve the actions stipulated on the Consent Calendar.
Action was taken following the announcement of recusals.
Bellflower City Council Minutes
November 10, 2025
14 CONSENT CALENDAR — Continued
Item No. 14
For the record, 1) Council Member Koops announced he would recuse himself on Items 14-B (Bellflower Youth and Senior Center Facility) and 14-D (Agreement with the Gateway Cities Council of Governments) as he owns property within 500 feet of the subject properties; 2) Mayor Dunton announced that he would recuse himself on Item 14-B (Bellflower Youth and Senior Center Facility) as he owns property within 1,000 feet of the subject property; and 3) Council Member Sanchez announced that at the February 10, 2025, Regular City Council Meeting, Mayor Dunton, Council Member Koops, and he declared that they had property conflicts on Item 14-B (Bellflower Youth and Senior Center Facility), lots were drawn, and it was determined that he would participate in all future discussions regarding the matter, so he would be participating in the matter.
Noting the aforementioned recusals, motion by Mayor Pro Tem Santa Ines, and second by Council Member Sanchez, the motion carried without objection, to approve the actions stipulated on the Consent Calendar.
A Consideration and possible action to receive and file City Council Warrant Register No. 26-051, dated November 10, 2025.
Action: Received and filed Warrant Register No. 26-051.
B Consideration and possible action to consider a request from Cal City Construction to substitute the Site Utilities subcontractor (J&C Underground General Engineering Contractor) for the Bellflower Youth and Senior Center Facility (Specifications No. 23/24-07).
Action: Approved the requested substitution of the Site Utilities subcontractor from J&C Underground General Engineering Contractor to So Cal Sewer Construction, Inc.
C Consideration and possible action to approve the Minutes of the October 27, 2025, Regular Meeting of the City Council.
Action: Approved the October 27, 2025, Regular Meeting Minutes.
D Consideration and possible action to authorize the City Manager to execute Agreement File No. 257.9 with the Gateway Cities Council of Governments, in a form approved by the City Attorney, for the administration of the Los Angeles County's Measure A Local Solutions Fund.
Action: Authorized the City Manager to execute Agreement File No. 257.9 in a form approved by the City Attorney.
E Consideration and possible action to adopt Resolution No. 25-42 — A Resolution authorizing the submittal of a City/County Payment Program application to the Department of Resources Recycling and Recovery ("CalRecycle") for the next five fiscal years.
Action: Adopted Resolution No. 25-42.
Bellflower City Council Minutes
November 10, 2025
14 CONSENT CALENDAR — Continued
Item No. 14
F Consideration and possible action to adopt 1) Resolution No. 25-43 — A Resolution fixing the employer contribution at an equal amount for employees and annuitants under the Public Employees' Medical and Hospital Care Act (Government Code § 22892); and 2) Resolution No. 25-44 — A Resolution fixing the Employer Contribution for public agency vesting under the Public Employees' Medical and Hospital Care Act (Government Code § 22893).
Action: Adopted Resolution Nos. 25-43 and 25-44.
G Consideration and possible action to adopt Resolution No. 25-45 — A Resolution fixing the salary rates and benefits for unrepresented employees, and superseding Resolution No. 23-32; and authorizing the City Manager to implement that Plan as appropriate.
Action: 1) Adopted Resolution No. 25-45, with benefits for the Unrepresented Employees, and superseding Resolution No. 23-32; and 2) Authorized the City Manager to implement that Plan as soon as appropriate.
H Consideration and possible action to approve Agreement No. 971.2 with Red Dragon Electric, Inc., for on -call electrical maintenance services for various City facilities, and authorize the City Manager to execute the Agreement and any Task Orders, in a form approved by the City Attorney.
Action: Approved Agreement No. 971.2 with Red Dragon Electric, Inc., for on -call electrical maintenance services for various City facilities, in a form approved by the City Attorney, and authorized the City Manager to execute the Agreement and any Task Orders.
11 PUBLIC HEARINGS — Continued
A Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and introduce Ordinance No. 1451 — Continued
For the record, Council Member Sanchez left the dais and Council Chambers at 9:07 p.m., and he did not return to the meeting.
Following brief discussion, 1) Mayor Pro Tem Santa Ines reiterated his concerns with the mitigation payment options presented to the City, noted that he wants to see more benefit for the City, expressed that of the options listed he would prefer the one-time payment option, and asked if the Applicant would be willing to offer a one-time upfront payment in the amount of $3,500,000; 2) Council Member Koops inquired if the Applicant would be willing to offer a one-time upfront payment in the amount of $3,000,000; and 3) Mayor Dunton inquired whether the Applicant had a preference between the recurring payments or one lump sum and the intended materials that will be used to construct the building.
Bellflower City Council Minutes
November 10, 2025
11 PUBLIC HEARINGS — Continued
Item No. 11-A
A Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and introduce Ordinance No. 1451 — Continued
In response to questions and comments provided by Mayor Pro Tem Santa Ines, Council Member Koops, and Mayor Dunton, Applicant Representative Borg stated that 1) they cannot afford to offer more than the mitigation payment options presented; 2) they have encountered additional costs associated with liquefaction issues on the site which is adding $1.2 million -plus to the project costs; 3) there is no preference from the Applicant as to whether the City takes a one-time payment or payments over time, as that is meant to be a benefit to the City to take as it would be most beneficial; and 4) the building will be a combination of brick and wood, their project may be heavier that the hotel project, but he cannot be certain, and they were given the hotel's liquification report which showed no issues, but when they completed their report there was an issue identified.
Following additional discussion, it was moved by Council Member Koops, seconded by Council Member Morse, and carried without objection, to close the public hearing.
Relative to the implementation of one of the mitigation payment options, and at the request of Mayor Dunton, City Attorney Berger 1) clarified that in order to adopt Ordinance No. 1451 at a later date, three affirmative votes are required; and 2) explained that the City Council can provide direction to the City Manager to implement and memorialize one of the mitigation payment options in the form of an Operating Memorandum, or direct the City Manager to bring the matter back to the City Council for consideration of the payment options at a later date.
For the record, following discussion, Council Member Koops, Council Member Morse, and Mayor Dunton expressed support for the one-time upfront payment of $2,500,000 at the City's option, to be made prior to issuing a final Certificate of Occupancy.
It was moved by Council Member Koops, seconded by Council Member Morse, and carried by the following roll call vote, to read by title only, waive first reading, and introduce Ordinance No. 1451, with a one-time upfront payment of $2,500,000 at the City's option, to be made prior to issuing a final Certificate of Occupancy:
AYES: Council Members — Koops, Morse, and Mayor Dunton
NOES: Council Member — Santa Ines
RECUSE: Council Member — Sanchez
Bellflower City Council Minutes
November 10, 2025
15 COUNCIL REPORTS
Item No. 15
Mayor Pro Tem Santa Ines, Council Member Morse, and Mayor Dunton made various comments and reports.
16 ADJOURNMENT
Without objection, Mayor Dunton adjourned the meeting at 9:31 p.m. to the next Regular Meeting of the Bellflower City Council at 5:30 p.m. on Monday, November 24, 2025.
Ray Dunton, yor
City of Bellflower
ATTEST:
hiqui, City Jerk
Ap • ov - d: November 24, ' 25