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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Jim DellaLonga, Director of Economic Development
SUBJECT: Consideration and possible action to conduct a public hearing to consider adopting Resolution No. 26-17 – A Resolution authorizing the City Manager to execute Purchase and Sale Agreement File No. 1140, in a form approved by the City Attorney, between the City of Bellflower and Anaya Natural Foods LLC and to transfer the necessary funds from the Unassigned General Fund Reserve to the
Property Acquisition Reserve for the purchase of real property located at 16710-16712 Bellflower Boulevard (APN 7109-013-002 & APN 7109-013-074).
DATE: May 26, 2026
EXECUTIVE SUMMARY
Executing a Purchase and Sale Agreement File No. 1140 (PSA) with Anaya Natural Foods LLC (“Seller”) would cause the City to purchase real property located 16710-16712 Bellflower Boulevard for $600,000. Acquiring the property would give the City control over its future use in a manner that contributes to Downtown Bellflower’s economic growth and continued revitalization.
RECOMMENDATION TO CITY COUNCIL
1) Open the public hearing; take documentary and testimonial evidence; and after considering the evidence, adopt Resolution No. 26-17 authorizing the City Manager to execute Purchase and Sale Agreement File No. 1140, in a form approved by the City Attorney, and to transfer the necessary funds from the Unassigned General Fund Reserve to the Property Acquisition Reserve; or
2) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
The City will pay $600,000 to Anaya Natural Foods LLC to acquire the Property.
Even with the $1 million minimum allocation to the General Fund Property Acquisition Reserve at the end of FY 2025-2026 based on the budgeted surplus, the Property Acquisition Reserve is not anticipated to have an available cash balance, as all funds have been used to acquire properties held for resale and/or development, and loans provided to developers. To fully fund the property purchase and related closing costs, a transfer of $600,000, plus actual closing costs, from the Unassigned General Fund Reserve to the Property Acquisition Reserve is recommended.
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Staff Report – Purchase and Sale Agreement File No. 1140 with Anaya Natural Foods LLC May 26, 2026
FISCAL IMPACT – Continued
If the actual General Fund surplus transfer to the Property Acquisition Reserve exceeds the minimum allocations for FY 2025–2026 and FY 2026–2027, the advance transfer will be applied against the surplus allocation, thereby restoring the Unassigned General Fund Reserve.
PUBLIC NOTICE
On May 8, 2026, and on May 15, 2026, a Public Hearing Notice was published in the Los Cerritos Community News newspaper.
DISCUSSION
The Property consists of a vacant lot containing two parcels (APN 7109-013-002 & APN 7109- 013-074) totaling approximately 6,970 square feet.
Located in the heart of Downtown Bellflower, this purchase represents a key asset and economic opportunity that will contribute to the downtown area’s growth and revitalization. It is proximate to other key sites and developments such as the Mayne Events Center/L.A.
County Fire Museum, the Regional Transit Center, the future Metro Light Rail Station, Friendship Plaza and Pirate Park, Library Garden Park, Town Center Plaza, various public facilities and public parking, and the commercial amenities in the Downtown.
The City reviewed recent comparable sales in Downtown Bellflower which support the negotiated purchase price of $600,000 for the property. The purchase and sale agreement represents the terms and conditions of this pending acquisition.
It is the City’s intent to explore development of the property in such a way that will contribute to the economic opportunity of the Downtown Bellflower area and enhance the public welfare.
Projects anticipated for the site, once approved, would create economic opportunity, as defined by Government Code § 52200.2, by increasing property tax revenues by at least 15% at full implementation of the project when compared to the year before the Property being acquired by the City. Proceeds from any future sale or lease of the property will be returned to the City’s general fund.
Attached is a Summary Report required by Government Code § 52201 that describes the following:
a) the cost of the agreement to the City;
b) the estimated value of the interest to be conveyed or leased determined at the highest and best uses permitted under the general plan or zoning;
c) if applicable, the estimated value of the interest to be conveyed or leased determined at the use with the conditions, covenants, and development costs required by the sale or lease;
d) the purchase price or present value of the lease payments which the lessee will be required to make during the term of the lease;
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Staff Report – Purchase and Sale Agreement File No. 1140 with Anaya Natural Foods LLC May 26, 2026
DISCUSSION – Continued
e) if the sale price or total rental amount is less than the fair market value of the interest to be conveyed or leased, determined at the highest and best use, then the city shall provide, as part of the summary, an explanation of the reasons for the difference; and
f) an explanation of why the sale or lease of the property will assist in the creation of economic opportunity (as defined by Government Code § 52200.2), with reference to all supporting facts and material relied upon in making this decision.
ATTACHMENTS
Summary Report .................................................................................................................. 4 Resolution No. 26-17 ............................................................................................................ 8
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Summary Report Government Code Section 52200 – Purchase and Sale Agreement – 16710-16712 Bellflower Blvd. 1
SUMMARY REPORT PURSUANT TO
GOVERNMENT CODE § 52201
REGARDING A
PURCHASE AND SALE AGREEMENT
BY AND BETWEEN THE
CITY OF BELLFLOWER AND
ANAYA NATURAL FOODS, LLC
The following Summary Report was prepared pursuant to Government Code § 52201. This report sets forth certain details of the proposed Purchase and Sale Agreement (“Agreement”) between the City of Bellflower (“City”) and the Anaya Natural Foods, LLC (“Seller”).
Seller owns a total of 6,970 square feet of land located at 16710-16712 Bellflower Boulevard on two parcels (APN 7109-013-002 & APN 7109-013-074) (“Property”). The Agreement requires Seller to sell the Property to City.
The following Summary Report is based upon information required by the Government Code. It is organized into the following three sections:
I. Salient Points of the Agreement: This section summarizes the major responsibilities agreed to by Seller and City by the Agreement.
II. Cost of the Agreement to the City: This section details the total cost to City associated with implementing the Agreement.
III. Creation of Economic Opportunity: This section describes the existing condition of the subject property and explains how the Agreement will assist in the creation of economic opportunity.
This report and the Agreement are to be made available for public inspection before the City Council considers approving the Agreement and not later than the time of publication of the first required notice of the public hearing pursuant to Government Code § 52201.
I. SALIENT POINTS OF THE AGREEMENT
A. Project Description
The Project constitutes City’s purchase of all that certain real property located at 16710-16712 Bellflower Boulevard, Bellflower, CA 90706 on APN 7109-013-002 & APN 7109-013-074.
B. Seller Responsibilities Under the Agreement
The Agreement requires Seller to accept the following responsibilities:
1. Seller agrees to sell the Property, following the satisfactory inspection(s) of the Property by City and approval of documents produced during a maximum 30-day Due Diligence Period.
2. Seller agrees to pay the costs associated with a CLTA Standard Coverage Policy of Title Insurance showing title to the Property vested in Buyer.
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Summary Report Government Code Section 52200 – Purchase and Sale Agreement – 16710-16712 Bellflower Blvd. 2 C. City Responsibilities Under the Agreement
1. City will purchase the Property for $600,000 following satisfactory inspection(s) of the Property during escrow and the Due Diligence Period.
II. COST OF THE AGREEMENT TO THE CITY
The cost incurred by City to implement the Agreement is $600,000 for the purchase of the Property plus half of the typical escrow fees and de minimus costs for inspections and staff time to effectuate the acquisition.
III. ECONOMIC OPPORTUNITY
The Property, located on Bellflower Boulevard in Downtown Bellflower, is currently a vacant lot.
City intends to explore future development options that will create economic opportunity, as defined by Government Code § 52200.2. Potential future uses may include, without limitation, commercial, residential, or mixed-use development.
Significant development exists and is planned within the vicinity of the Property. This includes Edgeway Downtown Bellflower, The Mayne Events Center and Los Angeles County Fire Museum, The Bellflower Regional Transit Center and Parking Structure, SteelCraft outdoor food hall, the Flower Street Specific Plan, the Downtown Collection townhomes by City Ventures, The Nest Eatery, and The Stand-Up Comedy Club. The Site, located in the heart of Downtown Bellflower, is proximate to City-owned public parking lots and Civic Center amenities including a public library, Town Center Plaza, Library Garden Park, Pirate Park, Friendship Plaza, and the Bellflower Walking and Biking Trail. Additionally, a street improvement project was approved by the City Council to complete improvements on Bellflower Boulevard from Flower Street south to the 91 Freeway.
The Property is strategically located on Bellflower Blvd. and will support future economic development and revitalization efforts within Downtown Bellflower. Development of the Property is expected to encourage additional investment, increase future economic development projects that are designed to create jobs, generate tax revenue, and promote sustainable development within communities.
Furthermore, as part of Downtown Bellflower, the property is included in the Downtown Bellflower Revitalization Vision Strategy, the Downtown Bellflower Strategic Development Plan, and within the Downtown Bellflower Transit Oriented Development Specific Plan Area.
The Downtown Bellflower TOD Specific Plan was created to align the City’s downtown goals with the future West Santa Ana Branch Transit Corridor and to support quality development in targeted areas.
The planning framework is intended to modernize zoning, balance land uses, encourage multimodal transportation, improve access to employment centers, and strengthen downtown Bellflower as a walkable, experience-oriented district for residents and visitors.
City-supported redevelopment activity in downtown Bellflower has emphasized projects that combine housing, retail, dining, entertainment, and adaptive reuse within a compact urban setting. This direction indicates a policy environment that favors infill development, mixed-use formats, and projects that contribute to an active pedestrian-oriented downtown.
Based on the planning documents and the pattern of recent downtown projects, the property is well positioned for higher-intensity urban infill rather than conventional low-density commercial development. The area’s policy direction supports projects that integrate residential uses with active ground-floor commercial or entertainment uses and that are designed to benefit from future transit access.
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Summary Report Government Code Section 52200 – Purchase and Sale Agreement – 16710-16712 Bellflower Blvd. 3
Likely supportable project categories include mixed-use residential over retail or restaurant space, standalone multifamily residential development, entertainment-oriented commercial concepts, small-format neighborhood-serving retail, creative office or shared workspace, and vertical infill on smaller lots. Final feasibility would still depend on the parcel’s specific subdistrict regulations, including allowed uses, density, height, floor area ratio, design standards, and parking requirements.
➢ Mixed-Use Residential
A mixed-use residential project with housing above ground-floor retail, restaurant, or service uses appears strongly aligned with downtown Bellflower’s current policy and development direction. The City has already advanced or supported projects of this type in the downtown core, including Edgeway Downtown Bellflower, which was described as a transit-oriented mixed-use development with residential units, restaurant and retail space, and entertainment uses.
➢ Multifamily Housing
A standalone multifamily project may also fit the area’s development direction, particularly if designed at an urban scale with strong pedestrian orientation and efficient parking solutions. The TOD planning effort is intended to encourage more development and better align land uses around transit, which generally supports additional residential density in the downtown area.
➢ Food, Beverage, and Entertainment Uses
Food, beverage, and entertainment concepts are especially compatible with the stated vision for downtown Bellflower as an experience-oriented destination centered on shopping, dining, recreation, and entertainment. Local precedent projects reinforce this direction, including SteelCraft Bellflower, a food-focused destination built from repurposed shipping containers.
➢ Creative Office and Adaptive Reuse
Creative office, co-working, maker space, and adaptive reuse concepts may also be viable where the site or building conditions support them. A notable local example is The Exchange, a repurposed former department store planned for office, shared workspace, maker space, and possible food and beverage uses.
➢ Development Characteristics Encouraged in the Area
Projects in this planning area are expected to support walkability, active street frontages, and transit-oriented urban form. Development concepts that place parking behind or within the building, activate the ground floor, and create a stronger relationship to the public realm are more consistent with the City’s stated objectives than conventional strip retail or surface-parking-dominated formats.
The planning work for downtown Bellflower also included a parking management study, which suggests that parking strategy is an important part of the redevelopment framework. This may create opportunities for shared parking, structured parking support, or more efficient parking ratios than would typically be expected in auto-oriented suburban commercial districts.
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Summary Report Government Code Section 52200 – Purchase and Sale Agreement – 16710-16712 Bellflower Blvd. 4
➢ Comparable Downtown Projects
Existing and planned projects in downtown Bellflower provide useful guidance on the type of development the City has been willing to support:
• SteelCraft Bellflower, a destination food and beverage project built from repurposed shipping containers.
• Edgeway Downtown Bellflower, a mixed-use transit-oriented development planned with 91 residential units, approximately 4,750 square feet of retail and restaurant space, and a four-screen theater.
• The Exchange, an adaptive reuse project combining office, shared workspace, maker space, and possible food and beverage uses.
These examples suggest that the most competitive project concepts for the subject property would likely combine residential density, active ground-floor uses, and a strong placemaking or destination component.
The property can be described as being located within a City-supported redevelopment area where transit-oriented, mixed-use, residential, dining, entertainment, and adaptive reuse projects are actively encouraged. This planning designation strengthens the case for pursuing an infill development strategy oriented toward housing growth, destination-serving commercial uses, and long-term value creation tied to future transit investment.
As vacant, the Property is currently generating a minimum of property tax. The potential future sale and development of the Property, and subsequent property tax reassessment of the Property is anticipated to increase the property tax revenue to all taxing entities by at least 15% after full implementation of the project when compared to the year prior to the Property being acquired by the City.
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CITY OF BELLFLOWER
RESOLUTION NO. 26-17
A RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE
PURCHASE AND SALE AGREEMENT FILE NO. 1140, IN A FORM
APPROVED BY THE CITY ATTORNEY, BETWEEN THE CITY OF
BELLFLOWER AND ANAYA NATURAL FOODS LLC AND TO
TRANSFER THE NECESSARY FUNDS FROM THE UNASSIGNED
GENERAL FUND RESERVE TO THE PROPERTY ACQUISITION
RESERVE FOR THE PURCHASE OF REAL PROPERTY LOCATED AT
16710-16712 BELLFLOWER BOULEVARD (APN 7109-013-002 &
APN 7109-013-074)
THE CITY COUNCIL DOES RESOLVE AS FOLLOWS:
SECTION 1: The City Council finds and declares as follows:
A. On April 28, 2026, Bellflower made an offer to purchase the property located at 16710-16712 Bellflower Boulevard (APN 7109-013-002 & APN 7109-013-074) from Anaya Natural Foods LLC ("Seller") for a purchase price of $600,000.
B. Article II of the City Charter authorizes the City Council to govern the City's municipal affairs; Article V authorizes the City Council to establish policies needed to generate revenue for the public benefit; and Article V(D) provides that the City must aid economic growth.
C. Based on a review of recent comparable sales in Downtown Bellflower, the City verified the negotiated price for 16710-16712 Bellflower Boulevard ("Property") as a fair market purchase price.
D. Seller desires to convey the Property to the City of Bellflower for a purchase price of $600,000, which represents a fair market value for the Property per the City's review of recent comparable sales in Downtown Bellflower.
E. The City reviewed the environmental impacts of selling the Property under the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines”).
F. As set forth in the accompanying report (as required by Government Code § 52201) the City finds that the Property is an important asset that will contribute to the economic opportunity in Downtown Bellflower.
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City of Bellflower
Resolution No. 26-17
G. To enhance economic opportunities within the City, the City Council desires to acquire the Property from Seller for a purchase price of $600,000.
H. Toward that end, the City and Seller desire to enter into a Purchase and Sale Agreement for the Property.
I. Pursuant to Bellflower Municipal Code (“BMC”) § 2.32.050(F), the City Council opts to act as the City’s Planning Agency and finds that acquiring the Property would be consistent with the City’s General Plan in accordance with Government Code § 65402(a) as set forth below.
SECTION 2: Environmental Assessment. Adopting this Resolution is exempt from further environmental review pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines").
Acquisition of the Property (by itself) does not have the potential to cause significant effects on the environment. Consequently, it is categorically exempt in accordance with CEQA Guidelines § 15061(b)(3) as CEQA only applies to projects that have the potential to cause a significant effect on the environment. Additionally, acquiring the Property would result in minor (if any) alterations to existing facilities involving no significant expansion of the existing use. Acquiring the Property -- by itself -- would not have any significant impacts with regard to traffic, noise, air quality, or water quality. There are adequate utilities and public services to serve the Property. Any future redevelopment of the Property would require separate environmental review and either discretionary or ministerial approvals by the City. A simple conveyance of title does not necessitate preparation of an environmental document. The City Manager, or designee, is directed to file a Notice of Determination in accordance with Public Resources Code §§ 21152, 21167(f); CEQA Guidelines § 15075; and any other applicable law.
SECTION 3: General Plan. Acquiring the Property does not conflict with any Goal or Policy of the Bellflower General Plan and conforms to the following goals and policies of the Land Use Element of the General Plan:
A. General – Goal 2: Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources. Acquiring the Property would potentially allow for future lot consolidation, thereby improving the site's aesthetics and making the best use of City resources to create a City that functions efficiently.
B. Commercial Policy 1, Implementation Program 1.3: Provide lot consolidation incentives for commercial parcels in order to create large, viable, commercial properties. Acquiring the Property would allow for lot consolidation that would allow it to be developable for future economic use.
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City of Bellflower
Resolution No. 26-17
SECTION 4: Authorizations. The City Council authorizes the purchase of the Property from Seller upon payment of $600,000 by City. To effectuate that conveyance, the Mayor and City Manager are authorized to execute all documents, in a form approved by the City Attorney, needed to implement the conveyance of the Property as contemplated by this Resolution including, without limitation, escrow instructions, the grant deed, the closing statement, and the certificate of acceptance. The City Manager is further authorized to accept the grant deed and cause the appropriate documents to be recorded in the Office of the County Recorder of the County of Los Angeles. The City Manager, or designee, is directed to transfer necessary funds from the Unassigned General Fund Reserve to the Property Acquisition Reserve for this property acquisition.
SECTION 5: 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 6: The Mayor, or presiding officer, is hereby authorized to affix his signature to this Resolution signifying its adoption by the City Council of the City of Bellflower, and the City Clerk, or her duly appointed deputy, is directed to attest thereto.
SECTION 7: This Resolution will become effective immediately upon adoption and will remain effective unless repealed or superseded.
PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER THIS 26TH DAY OF MAY 2026.
________________________________
Sonny R. Santa Ines, Mayor
ATTEST:
________________________________
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
________________________________
Karl H. Berger, City Attorney
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