CITY OF BELLFLOWER
RESOLUTION NO. 26-03
A RESOLUTION TO RECORD A NOTICE OF SPECIAL ASSESSMENT
FOR NUISANCE ABATEMENT OF 9070 ARTESIA BOULEVARD
(APN 7162-011-011)
THE CITY COUNCIL RESOLVES AS FOLLOWS:
SECTION 1. Recitals. The City Council finds and declares as follows:
A. Chapter 8.36 of the Bellflower Municipal Code (“BMC”) (“Chapter 8.36”) establishes certain public nuisances for which the City maintains the ability to abate;
B. The subject parcel is comprised of three addresses, a vacant building at 9070 Artesia Boulevard, a bar at 9080 Artesia Boulevard, and six apartment units at 17427 Virginia Avenue, Assessor’s Parcel Number 7162-011-011 (the “Property”). The registered owner of the Property is JJR Holdings, LLC. (“Owner” or “Property Owner”);
C. In 2023, Code Enforcement initiated enforcement action with the Property, due to violations of the following: BMC § 8.36.030(A)(11) – Overgrown vegetation; BMC § 8.36.030(A)(14) – Outside Storage; BMC § 8.36.030(A)(24) – Graffiti; BMC § 8.36.030(A)(2) – Unfinished Construction; BMC § 15.04.010 – Expired Building Permits; BMC § 15.04.010 – Unpermitted Construction; BMC § 8.36.030(A)(18) – Inoperable Vehicles; and BMC § 8.36.030(A)(16) – Accumulation of Trash, Junk, Debris, etc. Enforcement efforts stalled due to the Property being transferred to the current owner at the end of 2023. On October 23, 2024, the City sought and was granted an abatement warrant by the Los Angeles County Superior Court to address these issues;
D. After no response from ownership, on October 24 and October 29, 2024, the City executed the abatement warrant. Abatement included removing inoperable vehicles; trimming overgrown vegetation; painting the front of the building; painting over graffiti; removing trash, junk, and debris; removing two beehives; and securing the Property. Enforcement efforts concerning the vacant, red-tagged structure at 9070 Artesia Boulevard, nuisances related to the bar at 9080 Artesia Boulevard, and substandard conditions with residential units at 17427 Virginia Avenue were thereafter still ongoing;
E. The City continued to receive multiple complaints of intrusions by homeless individuals at the Property. City Personnel confirmed that the Property was not secure from trespassers. On February 3, 2025, the City obtained a second abatement warrant from the Honorable Judge Warren Kato to re-secure the Property after being unable to gain voluntary compliance with this nuisance.
This warrant ordered City Personnel to enter onto the Property to (1) board up and otherwise secure all known and potential access points to the structure; (2) fill the trench on the west side of the structure; and (3) re-key all damaged locks on the structure and make those keys available to the Property’s ownership. On February 4th, the City executed this warrant;
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SUPPLEMENTAL MATERIAL
City of Bellflower
Resolution No. 26-03
F. After the City’s February 2025 abatement, the primary nuisance condition of the Property, and its dilapidated, vacant structure in particular, did not improve, despite ownership’s promises. On May 27, 2025, the City obtained a third abatement warrant from the Honorable Warren Kato, Judge, who ordered the demolition of the vacant structure at the Property. This warrant was designed to be executed in two phases: Phase 1 allowed City personnel to, among other things, enter the vacant structure and surrounding area to secure it, as well as conduct inspections, test for toxic materials, and conduct any required remediation for toxic materials as a precursor to demolition; Phase 2 extended the abatement warrant to demolish the vacant structure if the Property Owner did not follow through in good faith towards demolition immediately upon completion of toxic material remediation;
G. Due to unanticipated delays in completing the required toxic material testing and remediation, the City obtained two extensions of the original May 2025 abatement warrant on July 23, 2025, and another on October 2, 2025. By November 12, 2025, all required testing and remediation had been completed, at which time the Property Owner took over and completed demolition of the Vacant Structure leaving the pad covered with mulch and surrounded by white Kentucky-style fencing to mitigate against blight. This brought the vacant structure into compliance with the abatement warrant;
H. On December 17, 2025, the City Attorney’s Office sent the Owner and related parties a demand for $227,872.94 representing the City’s abatement-related costs (attached as Exhibit A to the Resolution). This included an itemization of all abatement-related costs and informed that if not paid in full by 4:00 p.m. on January 26, 2026, this Resolution would be presented to the City Council at its regularly scheduled meeting on January 26, 2026, at 7:00 p.m. if any representative of the Property wished to be heard on it. On January 23, 2026, the City Attorney’s Office sent the Owner a revised Demand Letter, reducing the fees demanded by $29,304.07. The revised accounting, totaling $198,568.87, is attached as Exhibit B to the Resolution; and
I. Pursuant to Government Code § 38773.5 and BMC § 8.36.190, the City may recoup its abatement-related costs in the form of a lien against the Property to be collected by special assessment.
SECTION 2. Approval. The City Council approves, confirms and adopts the Statement attached as Exhibit “B,” and incorporated by reference, and determines that each such charge, totaling $198,568.87, is proper and correct. Such charges constitute a lien on the real property upon which the public nuisance was abated and will be collected as a special assessment against the real property.
SECTION 3. Authorization. The City Clerk is directed to:
A. Mail a copy of the Notice of Special Assessment attached as Exhibit “C,” and incorporated by reference, to the Owner by certified mail;
City of Bellflower
Resolution No. 26-03
B. File a certified copy of this Resolution (with attachments) with the Los Angeles County Assessor and Treasurer and Tax Collector upon notice of non-payment from the City Attorney, and in any event no later than 60 days from the adoption of this Resolution;
C. Submit a certified copy of this Resolution (with attachments) with the Los Angeles County Recorder for recordation, pursuant to Government Code § 38773.5;
D. Direct the Los Angeles County Assessor to enter the amount of the charge against the real property described in this Resolution on the current assessment rolls; and
E. Take any other action necessary to effectuate this Resolution.
SECTION 4. The Los Angeles County Assessor and Treasurer and Tax Collector are requested to record a public nuisance abatement lien in the amount of $198,568.87 $207,461.50 against the Property pursuant to BMC § 8.36.200.
SECTION 5. This Resolution does not affect any penalty, forfeiture or liability incurred before or preclude prosecution and imposition of penalties for any violation incurring before, this Resolution’s effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.
SECTION 6. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.
SECTION 7. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
SECTION 8. The Mayor, or presiding officer, is authorized to sign this Resolution signifying its adoption by the City Council of the City of Bellflower and the City Clerk, or her duly appointed deputy, may attest thereto.
SECTION 9. This Resolution will become effective immediately upon adoption and will remain effective unless repealed or superseded.
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City of Bellflower
Resolution No. 26-03
PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER ON THIS 26TH DAY OF JANUARY, 2026.
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Sonny R. Santa Ines, Mayor
ATTEST:
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Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
Karl H. Berger, City Attorney
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By: Solange Fortenbach, Deputy City Attorney
Exhibits: A – Demand Letter
B – Revised Statement of Abatement Costs
C - Notice of Special Assessment