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CRC WING T06G" If"L CITY OF BELLFLOWER
REGULAR MEETING OF THE BELLFLOWER CITY COUNCIL
MONDAY, AUGUST 24, 2026
5.30 P.M. CLOSED SESSION / 7.00 P.M. OPEN SESSION
BELLFLOWER CITY HALL - COUNCIL CHAMBERS
TELECONFERENCE - ZOOM WEBINAR
MEETING ID: 883 0182 2002 / TOLL FREE (669) 444-9171
5:30 P.M. - CLOSED SESSION
1 CALL TO ORDER
Mayor Santa Ines called the Regular Meeting to order at 5:32 p.m. in the Council Chambers at Bellflower City Hall, 16600 Civic Center Drive, Bellflower. 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, City Manager Smoot announced the titles of the Closed Session items.
For the record, Council Member Morse 1) announced that she would recuse herself from Items 3-A and 3-13 as she has property interests within 500 feet of the subject properties; and 2) left the dais and Council Chambers at 5:33 p.m., as there were members of the public wishing to provide public comments.
John Paul Drayer, resident, 1) relative to Item 3-13, expressed the opinion that the City should ensure it receives a "good market rate deal that's fair market value" and "the County Assessor has been doing a terrible job of evaluating property;" and 2) requested and received clarification from Mayor Santa Ines relative to waiting until the Public Comments Section under the Open Session part of the agenda to address the City Council on matters not listed on the agenda.
Bellflower City Council Minutes Item No. 3
August 24, 2026 Page 2 of 11
3 RECESS TO CLOSED SESSION — Continued
Remote Participant, Unidentified Speaker (listed as "Call -in User 1 "), made offensive and derogatory remarks to disrupt the meeting.
There being no one else wanting to provide public comments, without objection, Mayor Santa Ines recessed the Meeting at 5:35 p.m. to a Closed Session regarding:
A CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code § 54956.8)
Property: 9920 Flora Vista St, Bellflower, CA 90706
Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: AOF/Pacific Affordable Housing Corp., The Apex Collaborative, 9920 Flora Vista, L.P.
Under Negotiation: Price and terms of payment
B CONFERENCE WITH REAL PROPERTY NEGOTIATOR
(Pursuant to Government Code § 54956.8) [CITY]
Property: 9835 Flower St.
Agency Negotiator: Ryan Smoot, City Manager
Negotiating Party: United States Postal Service
Under Negotiation: Price and terms of payment
For the record, Closed Session adjourned at 6:53 p.m.
4 RECONVENE FOR OPEN SESSION
Mayor Santa Ines reconvened the meeting at 7:00 p.m., with all Council Members present, and announced that no reportable action was taken during the Closed Session.
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 7:00 p.m. in the Council Chambers at Bellflower City Hall, 16600 Civic Center Drive, Bellflower.
Bellflower City Council Minutes
August 24, 2026
6 ROLL CALL
Item No. 6
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 Brian McNerney, Director of Public Safety
Jim DellaLonga, Director of Economic Development
Rowena Genilo-Concepcion, Planning Manager
Aaron, Pena, Management Analyst I
Wangsu Lee, Assistant to the City Manager
Jennifer Russell, Management Analyst I
7 INVOCATION
Council Member Ray Dunton offered the invocation.
8 PLEDGE OF ALLEGIANCE
Director of Public Safety Brian McNerney led the assembly in the Pledge of Allegiance.
9 REQUEST TO APPEAR REMOTELY
None
10-A CITY COUNCIL ANNOUNCEMENTS
Mayor Santa Ines provided details relative to the City's annual State of the City presentation and luncheon to be held on October 1, 2026, at The Mayne Events Center.
Bellflower City Council Minutes Item No. 10-A
August 24, 2026 Page 4 of 11
10-A CITY COUNCIL ANNOUNCEMENTS —Continued
Mayor Pro Tem Sanchez provided details relative to the Bellflower Looking Better Program, a residential improvement initiative supporting community beautification through neighborhood yard sales and free trash removal, noting that "Area 6" yard sales will be held on September 12, 2026, and free dumpsters would be available for residents on September 19, 2026.
Council Member Koops provided details relative to the City's E-Waste Recycling Event to be held on September 19 - 20, 2026, at Woodruff Elementary School, located at 15332 Eucalyptus Avenue, which will provide residents with an opportunity to responsibly dispose of unwanted electronics.
Council Member Morse provided details relative to the Bellflower Economic Development Department's Business Visitations Program, which connects local businesses with City representatives and resources.
Council Member Dunton provided details relative to the 28th Annual Bellflower Car Show, to be held on October 3, 2026, on Bellflower Boulevard, featuring classic cars, live music, food, and family -friendly activities.
B Presentation: Greater Los Angeles County Vector Control District Greater Los Angeles County Vector Control District General Manager Susanne Kluh 1) gave a PowerPoint presentation providing an overview of their jurisdiction, purposes, and activities; and 2) responded to Council Members' questions.
C Presentation: Civic Chorus
Gay Lynn Griffin, of the Bellflower Civic Chorus 1) gave a PowerPoint presentation providing an overview of the Civic Chorus's mission, history, and activities; and 2) responded to Council Members' questions.
For the record, Mayor Pro Tern Sanchez left the dais and Council Chambers at 7:33 p.m. and returned at 7:43 p.m.
11 PUBLIC COMMENTS
John Paul Drayer, resident, 1) expressed concerns regarding a recent street takeover and looting incident at the AZ Market; and 2) requested a meeting with the City Manager and City Council Members to discuss changes in the City Clerk's Office.
Bellflower City Council Minutes
August 24, 2026
11 PUBLIC COMMENTS — Continued
Item No. 11
Beatrice Proo, resident, shared a historical account of participating in a 1962 college research experiment involving the separation of male and female mosquitoes and discussed advancements in mosquito sterilization technology.
Loren Ahlen, resident, raised general concerns regarding public safety, parking enforcement, street sweeping, stop sign visibility, traffic -calming measures, and overgrown vegetation obstructing sidewalks.
In response to Loren Ahlen's comments, Mayor Santa Ines stated that 1) Director of Public Safety McNerney could address his concerns regarding parking; 2) Assistant City Manager/Director of Public Works Gorecki could address his concerns regarding trash and street sweeping; and 3) staff would look into the solar LED flashing stop sign lights that he mentioned.
In response to comments provided by Loren Ahlen's, Council Member Dunton let the speaker know that the MyBellflower phone application can be used to report code enforcement, graffiti, sidewalk, and other issues in the City.
Cynthia, resident, raised concerns regarding a dip in the roadway near her home in the area of Harvard Avenue and Santa Ana Avenue, noting that speeding vehicles have caused accidents and property damage, and requested the installation of a "Dip" warning sign.
In response to comments provided by Cynthia, Mayor Santa Ines stated that Assistant City Manager/Director of Public Works Gorecki would look into the matter.
12 PUBLIC HEARINGS
A Consideration and possible action to conduct a public hearing to consider adopting Resolution No. 26-33 — A Resolution authorizing the City of Bellflower to join the Statewide Community Infrastructure Program ("SCIP"); authorizing the California Statewide Communities Development Authority to accept applications from property owners, conduct special assessment and Mello -Roos proceedings, levy assessments and special taxes, form assessment districts and community facilities districts, and issue bonds within the territory of the City of Bellflower; approving form of acquisition agreement for use when applicable; and authorizing related actions. [Continued from August 10, 2026]
For the record, City Manager Smoot introduced the item.
Management Analyst I Pena, 1) provided a PowerPoint presentation of the Staff Report; and 2) responded to Council Members' questions along with Director of Economic Development DellaLonga and City Manager Smoot.
Bellflower City Council Minutes Item No. 12-A
August 24, 2026 Page 6 of 11
12 PUBLIC HEARINGS — Continued
A Consideration and possible action to conduct a public hearing to consider adopting Resolution No. 26-33 — Continued
At the request of Mayor Pro Tem Sanchez, Director DellaLonga confirmed that staff would look into the scenario where the property owner pays at the pulling of permits, but the project is not completed, and whether refunds would be issued.
Following lengthy discussion, it was moved by Council Member Dunton, seconded by Council Member Morse, and carried without objection, to open the public hearing.
Heriberto De La Torre requested and received clarification from Mayor Santa Ines regarding a matter unrelated to this item related to a citation for illegal fireworks and was informed that he should speak with Director of Public Safety McNerney regarding the citation.
Cheryl Williams, resident, provided background on her 34 years of experience as a real estate appraiser with the Los Angeles County Assessor's Office and recommended the City provide public education regarding Mello -Roos assessments before moving forward to prevent confusion and difficult conversations, noting that property owners may not fully understand the assessments on their tax bills.
In response to comments from Cheryl Williams, and at the request of Mayor Santa Ines, City Manager Smoot responded that while the City could not guarantee a buyer's understanding of any applicable Mello -Roos assessments, it could require developers to provide disclosure or educational information regarding the assessments as part of the application process.
John Paul Drayer, resident, 1) expressed the opinion that the assessments may help facilitate affordable housing and property owners should be educated about the assessments so they are not surprised by the additional costs; 2) expressed that he appreciated learning that the assessments are eventually paid off; and 3) questioned whether a community vote may be required for the additional tax, referencing Proposition 13 and taxpayer considerations.
For the record, 1) Council Member Koops confirmed that the matter at hand did not constitute a tax and was instead simply a way of paying development impact fees; and 2) City Manager Smoot clarified that developers are already required to pay development impact fees for infrastructure necessary to support a project, the fees were adopted by the City Council and are fees (not taxes), and the proposed approach would simply provide a method for paying the existing fees, not create a new tax.
Bellflower City Council Minutes Item No. 12-A
August 24, 2026 Page 7 of 11
12 PUBLIC HEARINGS — Continued
A Consideration and possible action to conduct a public hearing to consider adopting Resolution No. 26-33 — Continued
At the request of Mayor Pro Tern Sanchez, City Manager Smoot explained that 1) development impact fees are applied based on the specifics of each project, with some smaller projects potentially exempt from certain fees; 2) the program would allow a developer to voluntarily choose an alternative method of paying an existing development impact fee; 3) a developer could either pass the cost on to the purchaser through the sale price or choose this method, which would allow the fees to be paid off overtime, resulting in a lower purchase price and property taxes in the long term; and 4) this only applied to the construction of new homes.
It was moved by Council Member Dunton, seconded by Mayor Pro Tem Sanchez, and carried without objection to close the public hearing.
It was moved by Council Member Dunton, seconded by Council Member Koops, and unanimously carried by the following roll call vote, to adopt Resolution No. 26-33:
AYES: Council Members — Dunton, Koops, Morse, Sanchez, and Mayor Santa Ines
B Consideration and possible action to conduct a public hearing to consider 1) Zoning Ordinance Text Amendment Case No. ZOTA 26 01; and 2) read by title only, waive first reading, and introduce Ordinance No. 1152 1460 — An Ordinance approving Zoning Ordinance Text Amendment Case No. ZOTA 26- 01 amending Chapter 17.66 (Housing Opportunity Overlay Zone "HOOZ") of the Bellflower Municipal Code to address uses and development standards to implement the Housing Element.
For the record, 1) City Manager Smoot introduced the item; and 2) the number of this ordinance, Ordinance No. 1460, was corrected administratively.
Planning Manager Genilo-Concepcion,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.
Mayor Santa Ines clarified that 1) the City's Housing Element was already adopted and the proposed changes were primarily cleanup items; 2) the changes would provide property owners with additional housing and density options without requiring them to make changes; and 3) failure to make the changes included in this ordinance could potentially result in HCD finding the City noncompliant, with possible consequences, noting that legal challenges to HCD determinations in other jurisdictions have generally not prevailed.
Bellflower City Council Minutes
August 24, 2026
12 PUBLIC HEARINGS — Continued
Item No. 12-B
B Consideration and possible action to conduct a public hearing to consider 1) Zoning Ordinance Text Amendment Case No. ZOTA 26 01 — Continued City Manager Smoot stated that it was the City's view on many of these changes is that the existing code already allowed for these things as the items were permitted by right; however, HCD effectively told the City that they wanted them explicitly written into the code.
At the request of Council Member Dunton, City Attorney Berger 1) clarified that most of the proposed changes were form over substance; 2) advised the City Council to focus on battles the City could win, noting that the proposed changes were not legally significant because the provisions were already included in the Code and reiterated that HCD was seeking specific language; and 3) recommended making the changes to satisfy HCD and preserve the City's efforts for future matters of greater significance.
It was moved by Council Member Koops, seconded by Council Member Morse, and carried without objection, to open the public hearing.
City Clerk Ochiqui noted for the record that the City received written public comment from Higino and Teresita Miguel, which was provided to the City Council and the public prior to the start of the meeting.
John Paul Drayer, resident, 1) expressed support for following State and Federal law, noted the potential costs of legal challenges, and emphasized the need to prepare for future development requirements near the train station; and 2) highlighted the importance of affordable housing and noted that parking concerns could be addressed separately.
It was moved by Mayor Pro Tem Sanchez, seconded by Council Member Koops, and carried without objection to close the public hearing.
For the record, Council Member Koops read the title of Ordinance No. 1152 1460.
Following discussion, it was moved by Council Member Koops, seconded by Mayor Pro Tem Sanchez, and carried by the following roll call vote, to read by title only, waive further reading, and introduce Ordinance No. 1152 1460:
AYES: Council Members —
NOES: Council Member —
Koops, Morse, Sanchez, and
Mayor Santa Ines
Dunton
13 ORDINANCES AND RESOLUTIONS FOR CONSIDERATION
None
Bellflower City Council Minutes Item No.14
August 24, 2026 Page 9 of 11
14 CONSIDERATION ITEMS
None
15 CONSENT CALENDAR
For the record, 1) Council Member Morse announced that she would recuse herself on Item 15-E (installation of security equipment at various City facilities) as she owns property within 500 feet of the subject area; 2) Council Member Koops announced that he would recuse himself on Items 15-E (installation of security equipment at various City facilities), as he owns property within 500 feet of the subject area; and 3) Council Member Dunton announced that he would recuse himself on Items 15-D (Convert the existing 2-way `Stop' controls on Beach Street) and 15-E (installation of security equipment at various City facilities) as he owns property within 500 feet of the subject areas.
For the record, City Clerk Ochiqui 1) stated that since there was not a quorum for Item 15-E (installation of security equipment at various City facilities), random lots would be drawn among Council Member Dunton, Council Member Koops, and Council Member Morse to determine which would participate in the matter; and 2) drew random lots determining that Council Member Koops would be participating in the matter and all future consideration of the matter, while Council Member Dunton and Council Member Morse would remain conflicted and not participate.
For the record, Mayor Pro Tem Sanchez requested that Item 15-D (Convert the existing 2-way `Stop' controls on Beach Street) be pulled for discussion.
Council Member Dunton left the dais and Council Chambers at 8:41 p.m.
With regard to Item 15-D (Convert the existing 2-way `Stop' controls on Beach Street), Mayor Pro Tern Sanchez discussed the possible use of reflective tape on stop sign poles to increase visibility, noting the cities of Norwalk and Paramount utilize this treatment, and requested Assistant City Manager/Director of Public Works Gorecki take a look at this option.
For the record, Council Member Dunton returned to the Council Chambers and dais at 8:43 p.m.
Following discussion and noting the aforementioned conflicts on Items 15-D and 15-E, it was moved by Council Member Koops, seconded by Mayor Pro Tern Sanchez, and carried by the following roll call vote, to approve the actions stipulated on the Consent Calendar:
AYES: Council Members — Dunton, Koops, Morse, Sanchez and Mayor Santa Ines
Bellflower City Council Minutes Item No.15
August 24, 2026 Page 10 of 11
15 CONSENT CALENDAR — Continued
A Consideration and possible action to receive and file Warrant Register No. 27-022, dated August 24, 2026.
Action: Received and filed Warrant Register No. 27-022.
B Consideration and possible action to receive and file the Investments Report for the Month of July 2026.
Action: Received and filed Investments Report, as amended.
C Consideration and possible action to authorize the City Manager to execute Amendment No. 1 to Agreement File No. 163.18, in a form approved by the City Attorney, with Willdan Engineering, to increase the contract amount for on -call alannina consultina services.
Action: Authorized the City Manager to execute Amendment No. 1 to Agreement File No. 163.18, in a form approved by the City Attorney.
D Consideration and possible action to authorize the Director of Public Works, or designee, to convert the existing 2-way `Stop' controls on Beach Street at California Avenue and installation of red curb parking restrictions on Woodruff Avenue at Beach Street.
Action: 1) Authorized the Director of Public Works, or designee, to convert the 2-way 'Stop' controls to 4-way 'Stop' controls on Beach Street at California Avenue; and 2) Approved the installation of red curb parking restrictions on the east side of Woodruff Avenue and Beach Street.
E Consideration and possible action to award a contract to Vector Resources, Inc. DBA VectorUSA ("VectorUSA"), for the installation of security equipment at various City facilities; and authorize the City Manager to execute Agreement File No. 1141.1, in a form approved by the City Attorney, with VectorUSA.
Action: 1) Awarded a contract to VectorUSA to install security equipment at various City facilities and authorize the City Manager to execute Agreement File No. 1141.1, in a form approved by the City Attorney; and 2) Approved moving the funds budgeted for the currently unfilled No -Call Motorcycle Sheriff's Position (Account No. 010-42173-2200) to the General Fund Capital Projects Fund to pay for Project Account No. 011-53601-9000 Park and Facility Security Camera Installation. The funds would be recorded as a transfer out of the General Fund and a corresponding transfer in to the General Fund Capital Projects Fund.
F Consideration and possible action to ratify Mayor Pro Tern Victor Sanchez's appointment of Marcos Garcia to the Public Safety Commission.
Action: Ratified Mayor Pro Tem Victor Sanchez's appointment of Marcos Garcia to fill the unexpired term ending December 2028.
Bellflower City Council Minutes Item No. 15
August 24, 2026 Page 11 of 11
15 CONSENT CALENDAR — Continued
G Consideration and possible action to approve the Minutes of the June 22, 2026, Regular Meeting of the City Council.
Recommendation to City Council: Approved the June 22, 2026, Regular Meeting Minutes.
H Consideration and possible action to approve the Minutes of the July 13, 2026, Regular Meeting of the City Council.
Action: Approved the July 13, 2026, Regular Meeting Minutes. 16 COUNCIL REPORTS
Mayor Santa Ines and Mayor Pro Tem Sanchez made various comments and reports.
For the record, and without objection, Mayor Santa Ines requested 1) the casual dress code for the City Council Meetings be extended through the end of September due to the unusually warm weather; and 2) the meeting be adjourned in honor and celebration of the birth of Romi Seoyeon Lee, daughter of Assistant to the City Manager Lee.
17 ADJOURNMENT
Without objection, Mayor Santa Ines adjourned the meeting at 8:46 p.m., in honor and celebration of the birth of Romi Seoyeon Lee, to the next regular Meeting of the Bellflower City Council at 5:30 p.m. on Monday, September 14, 2026.
A 7d�
Sonny R. Santa Ines, Mayor
City of Bellflower
ATTEST:
Mayr Oc iqui, City Clerk
App ove : September 28, 6