15-C
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 February 9, 2026, Regular & Special Meetings of the City Council.
DATE: March 9, 2026
EXECUTIVE SUMMARY
None
RECOMMENDATION TO CITY COUNCIL
1) Approve the February 9, 2026, Regular & Special Meetings Minutes; or
2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
None
ATTACHMENT
Minutes of the February 9, 2026, Regular & Special Meetings of the City Council….… 2
1 MINUTES
CITY OF BELLFLOWER
REGULAR AND SPECIAL MEETINGS OF
THE BELLFLOWER CITY COUNCIL
MONDAY, FEBRUARY 9, 2026
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
Mayor Santa Ines called the Regular and Special Meetings to order at 5:35 p.m. in the Council Chambers at Bellflower City Hall, 16600 Civic Center Drive, Bellflower.
For the record, the Regular Closed Session Meeting and the Special Closed Session Meeting were held simultaneously.
2 ROLL CALL
The following members of the City Council responded present to roll call:
Mayor Sonny R. Santa Ines
Mayor Pro Tem Victor A. Sanchez
Council Member Ray Dunton
Council Member Dan Koops
Council Member Wendi Morse
3 RECESS TO CLOSED SESSION
For the record, 1) City Manager Smoot announced the titles of the Closed Session items including Items 3-A through 3-D for the Regular Closed Session Meeting and Item 5-A for the Special Closed Session Meeting; 2) Council Member Morse announced that she would recuse on Item 3-C (9855 Flower Street) as she has property interests within 500 feet of the subject property; 3) Council Member Koops announced that he would recuse on Item 3 -D (City of Bellflower v. 20434 South Santa Fe Ave., LLC ) as he has property interests within 1,000 feet of the subject property; 4) Council Member Dunton requested and received clarification from City Attorney Berger that item 14-A (Cannabis Business Permits) would qualify to be discussed in Closed Session in relation to initiation of litigation only; and 5) there being no one from the public in attendance, without objection, Mayor Santa Ines recessed the Meeting at 5:36 p.m. to a Closed Session regarding:
22 Bellflower City Council Minutes Item No. 3
February 9, 2026 Page 2 of 18
3 RECESS TO CLOSED SESSION – Continued
A CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION
(Pursuant to Government Code § 54956.9(d)(1))
Jason P. Clarke, Case No. 25NWCV02026
B CONFERENCE WITH LEGAL COUNSEL - POTENTIAL LITIGATION
Significant exposure to litigation pursuant to Government Code § 54956.9(d)(2):
One Matter. FACTS AND CIRCUMSTANCES: Letters Dated December 19, 2025 and December 18, 2025 (see attached).
C CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code § 54956.8)
Property: 9855 Flower Street
Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: Michelle Thrakulchavee
Under Negotiation: Price and terms of payment
D CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION — GOVERNMENT CODE § 54956.9(d)(1):
City of Bellflower v. 20434 South Santa Fe Ave., LLC (filed April 2, 2024) LASC Case No. 24NWCV01017
5-A CONFERENCE WITH LEGAL COUNSEL – INITIATION OF LITIGATION - GOVERNMENT CODE § 54956.9(d)(4). Number of Cases: One.
Potential defendant: The Medicine Woman Group, LLC; 9058 Rose Street, Bellflower, CA 90706 (not required by applicable law; voluntarily disclosed)
For the record, the Regular and Special Closed Session Meetings recessed at 7:02 p.m.
4 RECONVENE FOR OPEN SESSION
Mayor Santa Ines reconvened the Meetings at 7:10 p.m. with all Council Members present and announced that 1) no reportable action was taken during the Closed Session Meetings; 2) the Special Closed Session Meeting for Item 5-A (The Medicine Woman Group, LLC) was adjourned at 7:10 p.m.; and 3) the Regular Closed Session Meeting would continue following the Consent Calendar.
33 Bellflower City Council Minutes Item No. 5
February 9, 2026 Page 3 of 18
7:00 P.M. – OPEN SESSION
5 CALL TO ORDER
Mayor Santa Ines called the Open Session of the Regular City Council Meeting to order at 7:11 p.m.
6 ROLL CALL
The following members of the City Council responded present to roll call:
Mayor Sonny R. Santa Ines
Mayor Pro Tem Victor A. Sanchez
Council Member Ray Dunton
Council Member Dan Koops
Council Member Wendi Morse
Staff Participants:
Ryan Smoot, City Manager
Karl H. Berger, City Attorney
Mayra Ochiqui, City Clerk
Len Gorecki, Assistant City Manager/Director of Public Works Timothy E. Campen, Assistant City Attorney (Virtual)
Solange Fortenbach, Deputy City Attorney
Elizabeth Oba, Director of Planning and Building Services P.J. Mellana, Director of Parks and Recreation
Mike Machado, Communications and Marketing Manager
Wangsu Lee, Assistant to the City Manager
Jennifer Russell, Management Assistant
7 INVOCATION
Council Member Ray Dunton offered the Invocation.
8 PLEDGE OF ALLEGIANCE
Assistant City Manager/Director of Public Works Len Gorecki led the assembly in the Pledge of Allegiance.
9 REQUEST TO APPEAR REMOTELY
None
44 Bellflower City Council Minutes Item No.10-A
February 9, 2026 Page 4 of 18
10-A CITY COUNCIL ANNOUNCEMENTS
Mayor Santa Ines provided details relative to the City of Bellflower’s new My Bellflower mobile app and encouraged residents to download the app, noting that it is available for download for free in major app stores and allows residents to submit service requests, view events, access City information, and receive updates.
Mayor Pro Tem Sanchez provided details relative to a citywide residential cart exchange to comply with California’s SB 1383, noting that the City’s waste hauler (CR&R) will replace existing landfill, recycling, and organics carts at no cost.
Council Member Koops provided details relative to the City of Bellflower’s Entrepreneurial Academy and encouraged interested participants to pre-register for limited space, noting that the free eight-week program, offered in partnership with Heart Centered Leadership, will be provided on Wednesdays from February 18 through April 15, 2026, with a Graduation Ceremony on April 22, 2026.
Council Member Morse provided details relative to upcoming February programs at the Clifton M. Brakensiek Library and encouraged residents to visit the LA County Library website for program details and registration information , noting that a variety of educational and creative activities will be offered for children, teens, and adults throughout the month.
Council Member Dunton provided details relative to the upcoming CR&R Compost Drive-Thru Giveaway and encouraged residents to contact the City’s Public Works Department for additional information, noting that Bellflower residents may pick up free compost at the Public Works Yard on February 21, 2026, while supplies last and with valid proof of residency.
For the record, Council Member Morse left the dais and Council Chambers at 7:18 p.m.
10-B Proclamation: National Black History Month
Mayor Santa Ines and his City Council colleagues declared the month of February as National Black History Month in the City of Bellflower and presented the proclamation to Pastor Mosheh Chanan.
Pastor Chanan accepted the proclamation and thanked the City Council.
For the record, Council Member Morse returned to the Council Chambers and dais at 7:24 p.m.
55 Bellflower City Council Minutes Item No. 10-C
February 9, 2026 Page 5 of 18
10-C Presentation: Wakeland Supportive Housing
Director of Economic Development DellaLonga and President & CEO Rebecca Louie of Wakeland Housing and Development Corporation 1) provided a PowerPoint presentation relative to Wakeland Supportive Housing; and 2) responded to Council Members’ questions.
At the request of Mayor Santa Ines, President & CEO Louie 1) confirmed that she would meet with anyone in attendance with questions in the lobby following discussion of the matter or they can email her to set up a time to further discuss; 2) confirmed that the development is a subsidized apartment development; 3) explained that residents would be referred to them through the County’s coordinated entry system and then the company conducts its own background checks and interviews; 4) stated that the units are one-bedroom apartments and would house no more than two people per unit; 5) noted that they “run a tight ship” and security includes face recognition camera technology as well as a guard to respond to non-resident inquiries; and 6) while the occasional neighbor disputes may occur, she is not aware of any significant disturbances reported in the company’s other 67 similar properties.
At the request of Council Member Dunton, President & CEO Louie stated that 1) residents are assigned a case manager upon move-in who will develop an individual case plan for each resident; 2) examples of services provided include assistance obtaining medical care, help accessing food assistance programs, support securing veterans’ benefits, financial literacy classes, and cooking classes; and 3) confirmed that transportation assistance would be provided on a case-by-case basis to ensure residents can attend necessary appointments.
Mayor Pro Tem Sanchez requested and received confirmation from President & CEO Louie that the dog run could be relocated away from the adjacent residential area to the opposite side of the property.
Council Member Morse requested and received clarification from President & CEO Louie that individuals interested in living at there can reach out to Mercy House to be connected to available resources.
At the request of Mayor Santa Ines, Director of Planning and Building Services Oba 1) explained that a ministerial permit is a by-right approval handled at the staff level, no discretionary review is involved, and staff must approve it if a project complies with all objective standards; and 2) confirmed that the project meets those standards, no public hearing or City Council decision is required as a result of the by-right approval, the next step would be the plan check process, and soil sampling would be completed as part of the building plan stage .
Mayor Pro Tem Sanchez requested and received clarification from Director Oba that although the approval process is ministerial, the project must still comply with California Building Code requirements.
At the request of Council Member Dunton, Director Oba explained that under the State Density Bonus Law and AB 2011, the project qualifies for reduced parking requirements under State law and confirmed that the applicant is not required to provide any parking, but is including six parking spaces. 66 Bellflower City Council Minutes Item No. 10-D
February 9, 2026 Page 6 of 18
10-D Presentation: Citywide Express Communications Assessment
Communications & Marketing Manager Machado and Communications Director Sara Madsen of Tripepi Smith and Associates 1) provided a PowerPoint presentation relative to Citywide Express Communications Assessment; and 2) along with City Manager Smoot, responded to Council Members’ questions.
11 PUBLIC COMMENTS
Cheryl Williams, resident, 1) reported that several of her neighbors inquired with her regarding the community yard sale and requested more visible advertising in advance for next year’s event; and 2) expressed appreciation to CR&R for replacing the neighborhood refuse bins, noting that the crew did an excellent job communicating with residents.
In response to comments provided by Cheryl Williams, Mayor Santa Ines requested staff review the announcements for community yard sales.
John Paul Drayer, resident and business owner, expressed gratitude to 1) Mayor Pro Tem Sanchez and the City Council for a safer route to school for Collins Elementary located near his business on Coke Avenue; 2) Mayor Pro Tem Sanchez for his comments relative to requesting bulky item pickups on Coke Avenue near his business; and 3) Council Member Koops for getting a solar speed limit sign installed for Woodruff Place near his home, requesting similar signage and permanent traffic calming measures be added on Somerset Boulevard in both directions, particularly at the corner of Somerset Boulevard and Woodruff Avenue where fatal accidents have occurred in the past.
In response to comments provided by John Paul Drayer, Mayor Santa Ines thanked him for his comments and noted that traffic calming measures are an ongoing process for the City.
Benjamin Walker, National Association for Black Veterans, Inc., 1) noted that he met Mayor Santa Ines at a veterans’ event; and 2) provided event flyers to invite the Mayor and Council Members to attend “Veterans & Spouses Appreciation Day” on May 25, 2026, hosted by a board member and local business owner, to honor women in the military.
Joseph Moore, business owner (9836 Bellflower Boulevard), 1) provided event flyers and invited Council Members to “Golf Awareness Day” on May 2, 2026, noting that he operates Drive for Success Youth Academy, where he teaches youth and adults golf, chess, and entrepreneurial skills; and 2) expressed safety concerns regarding electric bikes being used on the sidewalks and requested the City review regulations.
77 Bellflower City Council Minutes Item No. 11
February 9, 2026 Page 7 of 18
11 PUBLIC COMMENTS – Continued
In response to comments provided relative to electric bikes , and at the request of Mayor Santa Ines, Mayor Pro Tem Sanchez stated that the need for electric bike regulations is being recognized at the state level as a mutual area of concern for all cities, noting that implementation of statewide electric bike regulations were discussed during a meeting of the California Contract Cities Association earlier this year in Sacramento.
Laura Milne, resident, addressing the City Council relative to “The Willows Project” (Wakeland Supportive Housing Project), 1) stated that she has lived in and owned her home in Bellflower for over 40 years; 2) expressed concern for the living conditions of unhoused neighbors, expressed the opinion that the homeless issue is a community wide responsibility, and suggested an alternative site would benefit all parties involved; 3) asked why individuals on their “opposition contact list” were contacted by Mayor Santa Ines relative to their questions and concerns, while she and Sandy Roubos were not contacted even though their contact information was listed; 4) acknowledged the Project is not a treatment center, but inquired about mental health, drug and alcohol rehabilitation, sobriety requirements, and background checks, noting the site’s proximity to childcare centers; 5) asked if homeless individuals would be from Bellflower or outside areas; and 6) noted that Council Member Koops’s rental property backs up to the proposed Project site and his tenants are not in favor of the Project either.
Paola Horsey, resident, addressing the City Council relative to “The Willows Project” (Wakeland Supportive Housing Project), 1) stated that she has lived in Bellflower for one year and her husband is a longtime resident; 2) stated that although she is not opposed to the services Wakeland will provide, she is opposed to the location and is hesitant to live near the facility, noting that she has a 20-month old child and there is a childcare center near her home; 3) stated that she will contact Wakeland to address her questions relative to the ratio of case managers to residents, tenants removed for behavioral issues, homeless individuals from other communities lingering near the facility, and the background check process; and 4) expressed disappointment that she learned about the Project from a neighbor and not from the City directly, suggesting there is room for improvement in the City’s communications efforts.
Marilyn Olof, resident, addressing the City Council relative to “The Willows Project” (Wakeland Supportive Housing Project), 1) stated that she has lived in Bellflower for over 55 years; 2) expressed her extreme opposition to the “homeless shelter going in”, noting her concerns about parking, speeding, potential danger to children in the neighborhood, and potential decrease in property values; and 3) suggested the City instead look into placing the facility in an alternate location, such as one of City’s currently empty buildings.
88 Bellflower City Council Minutes Item No. 11
February 9, 2026 Page 8 of 18
11 PUBLIC COMMENTS – Continued
Fred Taylor, resident, 1) stated that he runs the Facebook group called Bellflower Community Awareness and Crime Prevention; 2) noted that he posted about “The Willows” Project well ahead of the meetings, as well as the community yard sales noted in previous public comments; and 3) invited residents who want to stay aware of what is happening in the City to join the Facebook group.
Teresa Jazz, resident, addressing the City Council relative to “The Willows Project” (Wakeland Supportive Housing Project), 1) stated that she has lived her whole life in Bellflower; 2) stated that she agreed with the residents who have stated their opposition to the Project; 3) expressed that there are large vacant sites that could be used instead of building a new facility , such as the former K-mart; and 4) praised the developer for design of the proposed facility, expressed support for helping unhoused people, but criticized the lack of consultation with the community.
Rosa Macias, resident, addressing the City Council relative to “The Willows Project” (Wakeland Supportive Housing Project), 1) stated that she has lived in Bellflower for three years and has five children; 2) expressed disappointment with the Project, noted that her son works for the Los Angeles Police Department, and believes these types of development projects bring problems to the community; 3) stated that Mayor Santa Ines had shared with her that the residents were happy with the development, but believes he may have been referring to the residents in other similar developments in San Diego, not the residents of her community; and 4) submitted a letter from her son for the record and offered him as a reference .
Sophia Partida, resident, addressing the City Council relative to “The Willows Project” (Wakeland Supportive Housing Project), 1) stated that she is a life-long resident of the City; 2) asked her Bellflower neighbors to have more compassion and consideration for this Project; 3) expressed the opinion that Wakeland provided a very thorough presentation, the development was thoughtfully and intentionally designed, and the City Council truly cares about the residents of the City and are asking the right questions; and 4) acknowledged that the concerns expressed by other speakers are understandable to an extent, but emphasized that the potential residents of this development are simply individuals experiencing financial hardship.
In response to comments relative to the Wakeland Supportive Housing Project, Mayor Santa Ines 1) in response to comments provided by Laura Milne, confirmed that he reached out to some residents he knew in the area, spoke to Russ Thompson and requested to speak to Sandy Robous and Laura Milne, but was told that they would let him know when they were ready to speak to him; 2) acknowledged the community’s anger and frustration; 3) stated that housing development in the City must be viewed in the broader context of the Housing Element completed every eight years and the Regional Housing Needs Assessment cycle because he wants residents to be ready for what is coming next; [Continued on Next Page.]
99 Bellflower City Council Minutes Item No. 11
February 9, 2026 Page 9 of 18
11 PUBLIC COMMENTS – Continued
3) stated that the State is requiring Bellflower to allow for housing development in the City including 3,735 units of housing allocated to Bellflower, whether single-family homes, condos, townhomes, or apartments; 4) noted that the City’s role is to identify sites where housing units can be built and change the zoning, but the City is not responsible for building housing or dictating the type or location of development; 5) urged residents to acknowledge that housing requirements are changing and to be ready for more changes, as State requirements are being imposed on the City; 6) emphasized that the City Council stated their opposition to new housing mandates, noting that the State’s justification to allocating more units to Bellflower is the availability to transportation; and 7) emphasized that the State is trying to reduce local control of planning, noting that the Wakeland Supportive Housing Project was a ministerial approval by the City.
At the request of Mayor Santa Ines, City Attorney Berger stated that 1) legal precedent shows that cities such as La Cañada Flintridge and Huntington Beach that have challenged state housing regulations often lose and are required to pay plaintiffs’ legal costs; and 2) he does not recommend the City resist the State mandate.
In response to comments relative to the Wakeland Supportive Housing Project, Mayor Pro Tem Sanchez, stated that 1) the project involves a private transaction between the developer and the property owner; 2) in response to a comment made to move the project to “south bellflower” (Council District 4), which he represents, emphasized that the area is already the highest density area of the City and there is a successfully run 50-bed homeless shelter operated there as well; 3) the developer was not required to make a presentation or respond to suggestions, but they are willing to work with the City; 4) he believes the questions regarding the background verification are valid and CEO Louie will provide answers to the residents; and 5) the latest resident satisfaction survey indicated that residents want the City to do their part to address the homeless issue, take care of veterans, seniors, and youth transitioning out of foster care, expressing that he is proud of the work the City is doing to tackle these priorities for the community.
In response to comments relative to the Wakeland Supportive Housing Project, Council Member Koops, 1) stated that he has a conflict of interest due to owning property nearby and therefore cannot comment in favor or in opposition to the project; 2) the City Council hears residents’ concerns , but the State dictates housing requirements, noting that while the City could challenge the mandates, other cities have done so and were unsuccessful as stated by City Attorney Berger; 3) reiterated that each city is assigned a target of housing units and failing to meet it could result in a loss of State support; 4) noted that he has concerns about development impacts on infrastructure and liability issues as more units are built in the City, but the City must comply with State requirements; and 5) stated that in full transparency, he bought the adjacent property in 1997, cleaned it up, and has good tenants, but emphasized that he does not have a say in the matter, as this presents a conflict of interest for him.
In response to comments relative to the Wakeland Supportive Housing Project, Mayor Santa Ines encouraged residents to email CEO Louie directly with their concerns.
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Bellflower City Council Minutes Item No. 12-A
February 9, 2026 Page 10 of 18
Recess: Without objection, Mayor Santa Ines recessed the meeting at 8:56 p.m. for a short break.
Reconvene: Mayor Santa Ines reconvened the meeting at 9:05 p.m. with all Council Members present.
12 PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to authorize the recording of a Notice of Special Assessment for Nuisance Abatement Against the Owner of 9103-9121 Artesia Boulevard; and adopt Resolution No. 26-04 – A Resolution to record a Notice of Special Assessment for Nuisance of 9111-9119 Artesia Boulevard (APN 7162-016-044 and 7162-016-045). [CONTINUED FROM JANUARY 26, 2026]
City Manager Smoot introduced the item noting that it was continued from the January 26, 2026, City Council Meeting.
City Attorney Berger announced that Deputy City Attorney Solange Fortenbach would be presenting the item.
Deputy City Attorney Fortenbach 1) provided a PowerPoint presentation of the Staff Report; and 2) responded to Council Members’ questions along with City Attorney Berger, Assistant City Attorney Campen, and City Manager Smoot.
At the request of Mayor Santa Ines, Deputy City Attorney Fortenbach, 1) confirmed that all code enforcement issues have been abated; 2) stated that the primary issue being challenged by the property owner involves his attorney’s request for legal billings that are protected by attorney-client privilege; 3) stated that the costs listed are Code Enforcement and City Attorney costs, the City Attorney costs have been provided with date-stamped and billed amounts, but the property owner and his attorney want the City to disclose the description of work associated with those dates; and 4) emphasized that the City is in an active and pending matter, meaning that it is protected by attorney-client privilege, which is something that was upheld in a decision in the Los Angeles County Board of Supervisors versus the Superior Court of California as cited in the PowerPoint slide and is not negotiable.
It was moved by Council Member Koops, seconded by Mayro Pro Tem Sanchez, and carried without objection to re-open the Public Hearing.
For the record, 1) Attorney Aria Guiliani, legal counsel for property owner Eitan Sharaf, provided printed materials to the City Council; and 2) Deputy City Attorney Fortenbach requested and received confirmation from Attorney Guiliani that the materials provided were the same that were submitted to their office last week, noting that they had been provided to the City Council as supplemental material to the item.
1111
Bellflower City Council Minutes Item No. 12-A
February 9, 2026 Page 11 of 18
12 PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to authorize the recording of a Notice of Special Assessment for Nuisance Abatement Against the Owner of 9103-9121 Artesia Boulevard – Continued
Attorney Aria Guiliani, legal counsel for property owner Eitan Sharaf, 1) stated that they were not requesting privileged information, but rather redacted invoices which is allowable, showing the date, the employee who worked on each task, and the cost per activity, noting that he used to be a City Attorney himself ; 2) requested the hearing be moved to April to provide the right for Mr. Sharaf to be heard and provide a meaningful response, as he was not provided the statement of abatement costs within 20 days as provided in the Bellflower Municipal Code (BMC); and 3) stated that the property owner is ready and willing to build units on the vacant lot.
In response to comments made by Attorney Guiliani, Mayor Santa Ines 1) answered Attorney Guiliani’s rhetorical question of what he would do if handed the bill by stating that it would never have happened since he would have fixed any violation right away, stating that if he had fixed all of the issues beforehand, we would not be in the situation; 2) staff is being very generous in the abatement costs in that he does not see any charges from the City Manager or Finance Department; and 3) reiterated that none of this would have happened if the property owner would have just complied, but he waited so long, even ignoring a judge’s order.
Deputy City Attorney Fortenbach, stated that 1) all information protected by attorney-client privilege can be redacted and if the requested billings were provided, it would essentially be the same as what has already been given to them; 2) the Appellant has submitted three separate contests to the abatement costs; 3) as the Mayor noted, only a fraction of the total costs are at issue; 4) the code enforcement records date back to 2013, but the current request concerns only the costs for the most recent code enforcement case and only list City Attorney and Code Enforcement personnel costs; 5) deadlines for submitting information have been provided and extended multiple times; and 6) noted that Assistant City Attorney Tim Campen is available for questions as well.
Attorney Guiliani 1) pointed to Section BMC 8.36.180(D)(1)(d) is what the contest must require, including a description of the specific abatement costs being contested, noting that he cannot contest what he does not know; 2) reiterated that they are requesting invoices which would be required in any judicial setting, as the matter was being considered in a quasi-judicial setting; 3) recited procedural due process requirements in the California Constitution, Article 7; 4) reiterated that the 20-day response time per the BMC was not complied with, so they are requesting a continuance of the hearing be scheduled to April, at a minimum, provided that the City Attorney’s Office produce redacted invoices; and 5) responded to Council Members’ questions.
1212
Bellflower City Council Minutes Item No. 12-A
February 9, 2026 Page 12 of 18
12 PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to authorize the recording of a Notice of Special Assessment for Nuisance Abatement Against the Owner of 9103-9121 Artesia Boulevard – Continued
At the request of Mayor Pro Tem Sanchez, 1) Deputy City Attorney Fortenbach confirmed that the additional time it would take to compile, review, and redact the invoices requested would itself be billable; and 2) City Attorney Berger, stated that the City Council had options, a) they can waive privilege, though he did not recommend doing so; b) the invoices can be redacted, but to Deputy City Attorney Fortenbach’s point, they would resemble what was provided in the demand notices; c) to the Mayor and Mayor Pro Tem’s point, the invoices are currently not all inclusive and could include additional costs if there is a comprehensive assessment of costs to the City; d) this is an ongoing active case, as the opposing party has provided assurances and they do not go through time and again; and e) it is up to the City Council how they would like to move forward; if they would like to continue the hearing until next month to allow for redaction of attorney-client invoices which is straightforward, noting that it would not require a continuance to April.
At the request of Mayor Pro Tem Sanchez, Attorney Guiliani 1) confirmed that the table on page 9, section 7 and 8, is what they are looking for but with descriptions; 2) expressed the opinion that the City Attorney’s billing descriptions would not all qualify for attorney-client privilege protections; and 3) they would object to an increase in fees, as they are not requesting an audit, but rather the descriptions associated with costs.
In response to responses by Attorney Guiliani, Mayor Pro Tem Sanchez stated that 1) this is not the only site that the City is trying to bring into compliance; 2) the beautification of properties and removal of blight are things residents care about and within the top four concerns identified in the recent resident satisfaction survey; 3) the City Council has been pushing for full recuperation of City funds , this is an opportunity for the Council to direct staff to be inclusive of all incurred costs, and his position is if the City is going to produce detailed invoices, then it will include an audit and full assessment of fees, which could result in additional costs for the property owner; and 4) at the end of the day, they have to be fair and consistent.
Council Member Dunton expressed the opinion that the City has been fighting with the property owner for thirteen years to clean up his property and bring it into compliance.
Discussion ensued among Council Member Dunton and Attorney Guiliani relative to the history of code enforcement issues with Mr. Sharaf’s properties in the City over the last thirteen years.
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Bellflower City Council Minutes Item No. 12-A
February 9, 2026 Page 13 of 18
12 PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to authorize the recording of a Notice of Special Assessment for Nuisance Abatement Against the Owner of 9103-9121 Artesia Boulevard – Continued
Following discussion, for the record, Council Member Koops expressed the opinion that the matter should be continued to allow the Council to confer with the City Attorney as they have not been faced with this specific circumstance before.
John Paul Drayer stated that 1) his great-grandparents lived on Palm Street in the 1930s, his grandparents bought an apartment building on Artesia Boulevard in the 1970s, and his family inherited the property; 2) he is disappointed with the length of time this process has taken and the potential sales tax revenues lost, urged the City to review the entire process, work with Economic Development staff to improve the lot, and come up with a creative solution to address the matter; and 3) expressed the opinion that this was not the best use of staff time and resources, and suggested the matter be reevaluated.
Fred Taylor stated that he does not believe the intent of the property owner and their legal counsel is to create any new charges, but rather to request a complete, itemized, and detailed invoice to substantiate the amount of money currently being claimed by the City.
Attorney Guiliani requested that if the matter would be continued, it should be continued to April or May to allow for the Council to discuss, the property owner to get the invoices, and they can contest if they will be contesting.
Following discussion, it was moved by Council Member Dunton, seconded by Council Member Koops, and carried without objection, to close the public hearing.
For the record, 1) Council Member Dunton stated that he was in favor of not continuing the matter and voting on it at this meeting; and 2) Mayor Pro Tem Sanchez noted that he was not related to the Judge Sanchez who worked on this case and asked City Attorney Berger if the matter were to be continued, could it be discussed in Closed Session to weigh the City’s risk tolerance.
At the request of Mayor Pro Tem Sanchez, City Attorney Berger stated that the threat of litigation was clear, confirmed that the City Council may enter Closed Session, and although he was not recommending it, they could go into Closed Session at this meeting based upon the threat if they wanted to do so, but suggested it may be best to agendize the matter for a future meeting.
Mayor Pro Tem Sanchez expressed the opinion that he would like to assess the matter in Closed Session prior to taking action on the item.
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Bellflower City Council Minutes Item No. 12-A
February 9, 2026 Page 14 of 18
12 PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to authorize the recording of a Notice of Special Assessment for Nuisance Abatement Against the Owner of 9103-9121 Artesia Boulevard – Continued
For the record, 1) brief discussion ensued regarding discussion of the matter in Closed Session and the logistics of the completing the rest of the meeting; 2) the Mayor polled the audience members that were in attendance to speak relative to Item 14-A on whether they had any problem with continuing with the balance of the agenda items following the Closed Session discussion on Item 12 -A; and 3) following discussion, it was a consensus of the City Council to discuss the threat of litigation in Closed Session prior to taking action on the item at this meeting.
For the record, City Attorney Berger announced that he was recommending the City Council recess to Closed Session based upon the threat of litigation for Item 12 A, once Closed Session is concluded, the meeting will reconvene, any reportable actions will be reported, and the City Council can make a decision with regard to Item 12-A.
Recess: Without objection, Mayor Santa Ines recessed the meeting at 10:18 p.m. to discuss Item 12-A in Closed Session with the City Attorney.
Reconvene: Mayor Santa Ines reconvened the meeting at 10:45 p.m. with all Council Members present and announced that no reportable action was taken during Closed Session.
It was moved by Council Member Dunton, seconded by Mayor Pro Tem Sanchez, and carried by the following roll call vote, to adopt Resolution No. 26-04:
AYES: Council Members - Dunton, Sanchez, and Mayor Santa Ines NOES: Council Members - Koops and Morse
13 ORDINANCES AND RESOLUTIONS FOR CONSIDERATION
None
14 CONSIDERATION ITEMS
A Consideration and possible action to adopt Resolution No. 26 -05 – A Resolution implementing Title 14 of the Bellflower Municipal Code by establishing policies and procedures for obtaining, modifying, and maintaining Cannabis Business Permits (“CBP”); and superseding Resolution No. 23-18.
City Manager Smoot introduced the item.
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Bellflower City Council Minutes Item No. 14-A
February 9, 2026 Page 15 of 18
14 CONSIDERATION ITEMS
A Consideration and possible action to adopt Resolution No. 26-05 – Continued
Assistant to the City Manager Lee 1) provided a PowerPoint presentation of the Staff Report; and 2) responded to Council Members’ questions along with City Manager Smoot and City Attorney Berger.
For the record and following lengthy discussion, 1) since it was beyond 10:30 p.m., City Attorney Berger noted that the City Council was required to vote to extend the meeting time; and 2) it was moved by Council Member Morse, seconded by Mayor Pro Tem Sanchez, and carried without objection, to extend the meeting time.
Larry Thacker, Herb’s Diner, 1) stated that verifying that a business has adequate financial reserves is important, particularly in the context of sealed bids and projected revenues, as operators must have sufficient cash flow to support operating costs; 2) in preparing his own budget, he calculated the capital required to open a building, including infrastructure costs, licensing fees, six months of operating expenses, and initial inventory; 3) once initial inventory is absorbed, restocking depends on successful sales, which factors into reserve cal culations; and 4) ownership of public stock in a cannabis company does not necessarily equate to operational experience, as some investors may have never stepped foot in a cannabis store.
At the request of Mayor Santa Ines, Larry Thacker, Herb’s Diner, 1) expressed the opinion that three to five years of experience is more reasonable than seven years, particularly in an industry where the first legal licenses were not issued until 2018 and many operators were licensed even later; 2) requiring seven years of experience would make it difficult to find qualified operators; 3) an operator who has successfully run or managed a business for three to five years, with adequate financial backing and capital, would have the necessary expertise to lead a business; 4) he is not opposed to holding a business to a commitment deadline with a financial penalty, as it provides incentive to move a project forward; 5) expressed the opinion that a 12-month timeframe to open may be reasonable in certain circumstances, such as when an operator already has a Conditional Use Permit (CUP) and existing infrastructure, noting that Herb’s Diner could potentially open within four months due to those factors; 6) noted that for a new address without a CUP, it could take 18 to 24 months to become operational due to the time required for CUP approval, building permits, and licensing, and therefore any revenue guarantee timeframe should reflect that reality; and 7) responded to Council Members’ questions.
For the record, Council Member Dunton 1) left the dais and Council Chambers at 11:39 p.m.; and 2) returned to the dais and Council Chambers at 11:41 p.m.
At the request of Mayor Pro Tem Sanchez, City Attorney Berger 1) advised that cannabis remains a controlled substance under Federal law; 2) stated that one of the reasons why the City Council not only got voter approval for the tax provisions, but also enacted a permitting regulatory scheme, was because it separates the City Council from engaging in Agreements with cannabis dealers and the concern of criminal prosecution under Federal law; 3) this is a government action which are solely to collect tax revenue and regulate cannabis sales within the City; [Continued on Next Page.]
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Bellflower City Council Minutes Item No. 14-A
February 9, 2026 Page 16 of 18
14 CONSIDERATION ITEMS
A Consideration and possible action to adopt Resolution No. 26-05 – Continued
4) the more objective criteria built into the system to ensure that there is no favoritism or recognition of particular cannabis dealers, the safer the City and the City Council is against potential Federal action, providing a better legal defense; 5) confirmed that the Council Members could be individually liable under federal law; and 6) explained that like Public Works projects, there will be an estimate that the City can gauge whether the bids are proper, and if a bid is too far from the estimate, then it can be deemed non-responsive.
Damian Martin, Co-Founder and Attorney for Catalyst Cannabis Co., 1) expressed concern relative to existing buffer requirements, noting that current regulations require a 1,000-foot buffer between cannabis businesses, while he would prefer a 3,000-foot buffer between dispensaries to promote dispersion throughout the City, avoid direct competition, and prevent clustering; and 2) stated that under the proposed highest-bid process, there is no evaluation of location suitability beyond meeting minimum requirements, which could result in a new dispensary locating just over 1,000 feet away from an existing operator, noting that such proximity is too close and could negatively impact businesses .
Following brief discussion relative to changing the 1,000 -foot buffer to a 3,000-foot buffer, City Manager Smoot and City Attorney Berger advised that that would require an amendment to the Bellflower Municipal Code.
For the record, 1) Council Member Morse and Mayor Pro Tem Sanchez left the dais and Council Chambers at 12:17 a.m.; 2) Mayor Pro Tem Sanchez retuned to the Council Chambers and dais at 12:19 a.m.; and 3) Council Member Morse retuned to the Council Chambers and dais at 12:20 a.m.
Following discussion, the City Council reached consensus that Cannabis Business Permits will require 1) a minimum three years relevant management experience; 2) working capital of 12 months operating expenses plus one month of inventory; and 3) a sealed-bid process for dispensary permits requiring each applicant to provide a guaranty for its first 12 months' estimated tax revenue to the City. The permit would be awarded to the highest bidder at the sole discretion of the City Council, and the Council would provide a six-month grace period before tax payments are due from the permittee, regardless of whether the dispensary is open and operating.
City Manager Smoot stated that staff will amend the Draft Resolution to incorporate the City Council’s direction, figure out the mechanics of how the guaranteed minimum will be paid, and bring the matter back at the February 17, 2026, Special City Council Meeting for further consideration.
Following discussion, it was moved by Council Member Dunton, seconded by Mayor Pro Tem Sanchez, and unanimously carried by the following roll call vote to continue this item to the February 17, 2026, Special City Council Meeting:
AYES: Council Members – Dunton, Koops, Morse, Sanchez, and Mayor Santa Ines
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Bellflower City Council Minutes Item No. 15
February 9, 2026 Page 17 of 18
15 CONSENT CALENDAR
It was moved by Council Member Dunton, seconded by Mayor Pro Tem Sanchez, and 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. 26-081, dated February 9, 2026.
Action: Received and filed Warrant Register No. 26-081.
B Consideration and possible action to approve the Minutes of the January 26, 2026, Regular Meeting of the City Council.
Action: Approved the January 26, 2026, Regular Meeting Minutes.
C Consideration and possible action to award a contract to Gallagher Benefit Services, Inc., to conduct a Comprehensive City-wide Classification and Compensation Study and authorize the City Manager to execute Agreement File No. 1122 in a form approved by the City Attorney.
Action: Authorized the City Manager to execute Agreement File No. 1122 with Gallagher Benefit Services, Inc., in a form approved by the City Attorney.
3 RECESS TO CLOSED SESSION – Continued
For the record, 1) Mayor Santa Ines announced that the City Council would be recessing back into Closed Session; and 2) Council Member Morse reiterated that she is recused on Item 3-C, as she has property conflicts within 500 feet of the subject property and left the Council Chambers and dais at 12:32 a.m. and did not return to the meeting.
There being no one from the public wishing to speak on Closed Session items, without objection, Mayor Santa Ines recessed the Meeting at 12:33 p.m. to Closed Session regarding:
C CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code § 54956.8)
Property: 9855 Flower Street
Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: Michelle Thrakulchavee
Under Negotiation: Price and terms of payment
4 RECONVENE TO OPEN SESSION – Continued
Mayor Santa Ines reconvened the Meeting at 12:54 a.m., with Council Member Morse absent, and announced that no reportable action was taken during Closed Session.
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Bellflower City Council Minutes Item No. 16
February 9, 2026 Page 18 of 18
16 COUNCIL REPORTS
None
17 ADJOURNMENT
Without objection, Mayor Santa Ines adjourned the meeting at 12:54 a.m. to the next Regular Meeting of the Bellflower City Council at 5:30 p.m. on Monday, February 23, 2026.
Sonny R. Santa Ines, Mayor
City of Bellflower
ATTEST:
Mayra Ochiqui, City Clerk
Approved: March 9, 2026
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