14-B
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 authorize the City Manager to amend the FY 2026-27 Operating Budget and enter into Purchase Agreements and associated documents with The John R. Bedford Trust for the purchase of real property known as Vacant Land (APN 7163-001-056) and The Rosemary Kirchoff Revocable Living Trust for the purchase of real property located at 17246 Palo Verde Avenue (APN 7163-001-006); and adopt Resolution No. 26-29 – A Resolution authorizing the City Manager to execute a Purchase and Sale Agreements, in forms approved by the City Attorney, for the acquisition of real property commonly known as Vacant Land (APN 7163-001-056) and the acquisition of real property commonly known as 17246 Palo Verde Avenue (APN 7163-001-006).
DATE: July 13, 2026
EXECUTIVE SUMMARY
Executing a Purchase Agreement and associated documents with Christeen A. Cubillos, Successor Trustee for The John R. Bedford Trust, would cause the City to purchase the vacant land north of Artesia Blvd and adjacent to the San Gabriel River identified as APN 7163-001-056 (“Vacant Land”) in the amount of $796,000 in combination with executing a Purchase Agreement and associated documents with Rosemary Kirchoff, Trustee of The Rosemary Kirchoff Revocable Living Trust, would cause the City to purchase the property at 17246 Palo Verde Avenue (“Palo Verde Property”) in the amount of $1,004,000 for future park development (collectively, the “Properties”).
RECOMMENDATION TO CITY COUNCIL
1) Authorize the City Manager to execute Purchase Agreement File No. 1145 and any associated documents with The John R. Bedford Trust and Purchase Agreement File No. 1146 and any associated documents with The Rosemary Kirchoff Revocable Living Trust, in forms approved by the City Attorney; and
2) Amend the FY 2026–2027 Operating Budget to appropriate $1,850,000 to Account No. 024-47970-9000 (Park Facilities Fee Fund – Property Acquisition) to fund the property acquisitions and associated escrow costs; and
[RECOMMENDATION CONTINUED ON NEXT PAGE]
Staff Report – Purchase Agreements with The Rosemary Krichoff Revocable Living Trust & The John R. Bedford Trust
July 13, 2026
RECOMMENDATION TO CITY COUNCIL – Continued
3) Authorize the General Fund to provide an interest -free loan of up to $950,000 to the Park Facilities Fee Fund to cover the remaining costs associated with the property acquisitions, with repayment occurring over the next several years as Park Facilities Fees are collected; and
4) Adopt Resolution No. 26-29; or
5) Alternatively, discuss and take other action related to this item.
FISCAL IMPACT
The acquisition of the two properties will require approximately $1,850,000, including the purchase price and estimated escrow and closing costs. Staff recommends amending the FY 2026–2027 Operating Budget to appropriate $1,850,000 to Park Facilities Fee F und Account No. 024-47970-9000 – Property Acquisition to fund the acquisitions.
The current cash balance of the Park Facilities Fee Fund is approximately $1.6 million.
However, the Fund also has approximately $700,000 in budgeted capital improvement projects planned for FY 2026–2027. Due to the timing of these planned expenditures and the acquisition costs, the Fund may not have sufficient available resources to complete the acquisitions while maintaining funding for planned capital projects.
To address any potential funding shortfall, staff recommends authorizing a 0% interest loan of up to $950,000 from the General Fund to the Park Facilities Fee Fund. The actual loan amount may be reduced depending on the timing and actual expenditures of th e planned capital projects during the fiscal year. The loan would be repaid over the next several years as additional Park Facilities Fees are collected. Over the past five fiscal years, the Park Facilities Fee Fund has received an average of approximately $450,000 annually in fee revenue, which will support the Fund’s ability to repay the loan over time.
DISCUSSION
In February 2026, Christeen A. Cubillos, Successor Trustee for The John R. Bedford Trust, owner of the Vacant Land, contacted the City indicating that she was interested in selling the property and was inquiring about the City’s interest in purchasing the property.
The Vacant Land is landlocked and does not have direct access to a public street . To create access to the landlocked property, it is necessary to purchase an adjacent property with access to either Palo Verde Avenue, Borwick Street or Du Barry Drive. This access limitation reduces the property’s potential to be developed.
After speaking with neighboring property owners, Christeen identified one property owner who was interested in selling. The neighboring property owner is Rosemary Kirchoff, Trustee of The Rosemary Krichoff Revocable Living Trust, who owns the property at 17246 Palo Verde Avenue. This parcel provides ideal northerly access to the landlocked parcel from Palo Verde Avenue.
Staff Report – Purchase Agreements with The Rosemary Krichoff Revocable Living Trust & The John R. Bedford Trust
July 13, 2026
DISCUSSION – Continued
The Vacant Land consists of one parcel approximately 60,156 square feet. The Palo Verde Property consists of one parcel containing one dwelling that is approximately 1,256 square feet on 15,121 square feet of land. Together, the two parcels are approximately 75,277 square feet or 1.73 acres in area.
To facilitate the sale of the Properties, the Sellers hired a real estate broker to represent them. Taking over from Ms. Cubillos, the broker contacted the City prior to publicly listing the Properties to gauge the City’s interest in purchasing. Following this initial discussion, the City negotiated the purchase prices for both properties, and staff determined that the total negotiated purchase prices are reasonable and consistent with the market value of the Properties. Furthermore, the blended price per square foot of just under $24 is significantly lower than recent City acquisitions and private sales. Due to the limited access of the Vacant Property, this has been negotiated as a contingent sale, the City will not purchase one property without the other.
Staff believes the purchase of the Properties for Park opportunity, is an excellent opportunity to achieve Goal #4 of the City’s Strategic Plan – Improve Quality of Life & Visual Appeal in the City.
ATTACHMENT
Resolution No. 26-29....................................................................................................... 4
CITY OF BELLFLOWER
RESOLUTION NO. 26-29
A RESOLUTION AUTHORIZING THE CITY MANGER TO EXECUTE
PURCHASE AND SALE AGREEMENTS, IN FORMS APPROVED BY
THE CITY ATTORNEY, FOR THE ACQUISITION OF REAL PROPERTY COMMONLY KNOWN AS VACANT LAND (APN 7163-001-056) AND
THE ACQUISITION OF REAL PROPERTY COMMONLY KNOWN AS
17246 PALO VERDE AVENUE (APN 7163-001-006)
THE CITY COUNCIL DOES RESOLVE AS FOLLOWS:
SECTION 1. The City Council finds and declares as follows:
A. The City of Bellflower has an opportunity to purchase vacant real property, APN 7163-001-056, located north of Artesia Boulevard and adjacent to the San Gabriel River within the City of Bellflower, and the adjacent real property located at 17246 Palo Verde Avenue (APN 7163-001-006), within the City of Bellflower, (collectively the “Properties”);
B. In addition, the City reviewed the project’s environmental impacts 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”);
C. Based on a review of the Properties and recent comparable sales in Bellflower, the City verified the negotiated prices for the Properties as fair market purchase prices;
D. The Successor Trustee for The John R. Bedford Trust desires to convey the Property to the City of Bellflower for a purchase price of $796,000, and the Trustee for The Rosemary Kirchoff Revocable Living Trust desires to convey the Property to the City of Bellflower for a purchase price of $1,004,000, which represent fair market values for the Properties per the City’s review of recent comparable sales in Bellflower;
E. Acquiring the Properties would further the City’s objective as set forth in the City of Bellflower’s approved 2025-27 Strategic Plan and the approved Parks Master Plan.
F. Acquiring the Properties would allow the potential development of new park and open space along the San Gabriel River within the City of Bellflower.
SECTION 2. Planning Agency. Pursuant to Bellflower Municipal Code (“BMC”) § 2.32.050(F), the City Council will act as the Bellflower Planning Agency for purposes of this resolution. Pursuant to Government CODE § 65402(c), prior to acquisition or disposition of real property by a local agency such as the City, a general plan conformity finding is required to determine whether the acquisition or disposition of real property is consistent with the Bellflower General Plan. The City Council finds that the acquisition of the Properties is consistent with the Bellflower General Plan.
City of Bellflower
Resolution No. 26-29
SECTION 3. 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 Properties(by themselves) 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 properties would result in minor (if any) alterations to existing facilities involving no significant expansion of the existing use. Acquiring the Properties - by themselves - 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 Properties. Any future redevelopment of the Properties 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 4. Authorizations. The City Council authorizes the purchase of the property from The John R. Bedford Trust to the City upon payment of the negotiated price of $796,000 and the purchase of the property from The Rosemary Kirchoff Revocable Living Trust to the City upon payment of the negotiated priceof $1,004,000 and associated escrow closing costs for each property. In order to effectuate that conveyance, the Mayor and City Manager are authorized to execute all documents, in forms approved by the City Attorney, needed to implement the conveyance of the Properties as contemplated by this Resolution including, without limitation, escrow instructions, the grant deeds, closing statements, and the certificates of acceptance. The City Manager is further authorized to accept the grant deeds and cause them to be recorded in the Office of the County Recorder of the County of Los Angeles after they are executed by The John R. Bedford Trust and The Rosemary Kirchoff Revocable Living Trust.
SECTION 5. The City Manager, or designee, is directed to amend the FY 2026-2027 Operating Budget to appropriate $1,850,000 to Account No. 024-47970-9000 (Park Facilities Fee Fund – Property Acquisition) for the acquisition of properties and associated escrow and closing costs, and to authorize the General Fund to provide an interest-free interfund loan of up to $950,000 to the Park Facilities Fee Fund to cover the remaining costs associated with the property acquisitions, with repayment to occur over the next several years from available Park Facilities Fees collected.
SECTION 6. 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 7. 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.
City of Bellflower
Resolution No. 26-29
SECTION 8. 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 13TH DAY OF JULY 2026.
________________________________
Sonny Santa Ines, Mayor
ATTEST:
________________________________
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
________________________________
Karl H. Berger, City Attorney