FFFF supports causes that promote intelligent, responsible and accountable government in Fullerton and Orange County
Author: Mr. Peabody
Mr. Peabody is a Child of Aquarius, a former hard drug user, and a devotee of lawn bowling. He abandoned a profitable career as an curb address number painter to fulfill a lifetime dream of mastering the zither.
2026 is here, portending all sorts of fun for Fullerton. Some haunting spirits will have to be propitiated, among them is the so-called “boutique hotel” fiasco, one of the parting gifts of former incompetent City Manager, Ken Domer left for his ultimate successor, Eric Levitt.
You will recall the project: a small, high end hotel at the train station, that over the years morphed into a massive housing project attached to it.
Grab it and consume it as fast as you can…
Domer was the facilitator of the stupid concept cooked up by our former Mayor-for-Hire, the lobbyist Jennifer Fitzgerald. His sole reason for being City Manager, in fact, appeared to be his willingness to enable Fitzgerald’s wish lists into fruition.
And Domer was the fellow who let the project move along, during the gestation – recommending a non-bid, exclusive negotiating agreement with Westpark LLC, a company that couldn’t build a birdhouse. Domer was fired in the spring of 2021 but his boutique child, an infant that should have been strangled in its crib, lived on, proving that make-work ideas supported by staff never die.
Looks good to me…
The years passed and Levitt became godfather to Domer’s baby. In this time his staff had uncovered a new and willing partner – TA Partners. Enter Johnny Lu and Larry Liu, two con artists who were already getting deep into debt and fraud elsewhere in Southern California.
Why is Johnny smiling?
By the end of 2022 the real disaster struck: on December 20, 2022, the City voted to approve an agreement to deed over its property, the value increased tenfold, without an approved project even in place. The supporters? Ahmad Zahra, Shana Charles, and inexplicably, Bruce Whitaker, the latter ignoring any of the warning signs that his instincts should have been screaming to him.
Warning: Conceptual only, not to be taken seriously!
Three years have passed. None of the milestones in the Development and Disposition Agreement have ben met. And nobody is talking about this fiasco, at least not in public. We have all learned that Larry and Johnny have pleaded guilty to fraud; that their project in Irvine collapsed, probably taken over by whatever investment bank was dumb enough to give them a construction loan.
Has the City even contemplated action? No closed session reporting has been forthcoming and no reasons given for why not. FFFF learned that the original Westpark guy, Craig Hostert’s family is suing Larry and Johnny for their hijacking of the project. They must see some sort of asset there. If so they are right.
Despite having failed to meet contractual deadlines, TA Partners owns this 1.7 acre parcel and is presumably paying their property taxes to keep it in the family. And the property has value thanks to a incompetent City Council majority.
They had me at boutique…
The entitlements approved by Whitaker, Zahra and Charles are worth a fortune, and can, with the City’s approval, be assigned to somebody else, a tactic that City bureaucrats have pursued in the past to keep embarrassing projects alive and kicking. But that may not work because only Zahra and Charles will keep voting for this disaster.
This fiasco is now seven years old and if there’s an end in sight, it isn’t even on the horizon.
The Fullerton Observer has published a photo montage of the big ribbon cutting ceremony on Saturday. Almost all the principle creators of this “treasure,” were there, although I didn’t see any pictures of Councilmembers Nick Dunlap and Jamie Valencia who voted for it. But photo-op hound Ahmad Zahra was there, and so was Shana Charles, presumably talking up the virtues of public health; even Sharon Quirk showed up to celebrate the proud accomplishment and take credit for the $1,780,000 the State of California contributed to this achievement. About 50 people were there if you don’t count politicians and City employees.
Pure joy was experienced by all!
High on life. Future users will also be high.
But skeptics that we are here at FFFF, we sent out one of our white van boys after the morning hoopla was over. William Wallace captured the sprit of the trail on opening day – a pleasant Saturday afternoon. Perfect for recreation.
See what $2,300,000 (and more, I’m sure) gets you in the way of an urban intervention, Fullerton-style.
Not a soul in sight looking west.
What did Shana have to say about the concertina wire?
Asphalt aroma is good for the lungs, they say…
Not a soul in sight looking east.
Sandbags show grade bust with unlucky neighbor.
A tree grows in Brooklyn?
Hope springs eternal…
More nasty security wire. Is this trail safe? Don’t ask.
The conversation at tonight’s Fullerton City Council meeting will turn to public property leases in Downtown Fullerton. A few years ago the Council raised rates. The jump was high – around 90% – but the City hadn’t increased rents for 10 years so the real increase over time was about 9% a year. Add the three succeeding years and it’s 7.7% per annum. That’s still high, but that’s what the Council approved, most notably the self-styled “pro business” Councilman, Ahmad Zahra.
Les Amis sans meubles...
The matter is now controversial because one restaurant occupying City space, Les Amis, run by the Montecristo clan, is using the 2022 rent hike as justification for their refusal to pay rent for years – dating back to 2011. They don’t bother explaining to their dupes all the years they stiffed their landlord (us) rent; and they never mention all the times they encroached on City property without permit or agreement. The City government bent way over backwards to accommodate Les Amis, who have shown very little gratitude for the latitude they were given for a decade and a half. Quite the contrary.
Apropos of the rent issue, one of the other complaints from the grand bruitLes Amis claque is that that one patio in particular pays no rent – the Santa Fe Café, run by Salma Bushala-Hamud.
Salma Bushala-Hamud, Fullerton small business owner and philanthropist.
First it should be mentioned that the patio in question is included in the Bushala Brothers, Inc.’s lease at the depot. Therefore it is reasonable to conclude that the area designated as 9 in the site plan is included in BBIs master lease with the City and is thus included in the entire lease.Here’s the leasehold plan:
Even if this weren’t the case, BBI has obviously decided to let the public occupy shade covered tables and chairs even if they don’t patronize the café. All you have to do is look at the people sitting in the area. Almost none of them are café patrons.
This policy is indicated by an actual sign that lets the public know they can sit there, gratis, a decent and civilized gesture.
Cry harder…
But back to the meeting. I hope the item starts out with a reminder from Mayor Jung and the City Attorney to the predictably frothed up Les Amis amigos who show up all the facts of the situation; to relate the years of skipped rent, the tens of thousands in overdue amounts, and the illegal encroachments; to let them know they’re being played by the Noaccounts of Montecristo and the rank-and-file of Ahmad Zahra’s Fullerton Boohoo stooges who demand a victim-of-the-week to weep for.
At the last Fullerton City Council meeting Councilwoman Shana Charles put the Les Amis as victim narrative on display again. Here’s what she said:
First, Pilgrim Café was not on the now-mercifully defunct Walk on Wilshire. Neither was Les Amis, of course. Those were just a couple of casual lies to remind everyone of her great success – WoW – instead of what it really was: an expensive, stupid, feel good, boohoo urban intervention that impeded traffic and hurt small businesses on Wilshire Avenue.
That led her into the revelation of a “coming soon” restaurant sign on the building where Les Amis is housed! Poor, delicate Shana was devastated – almost near tears at any moment, it seemed – at the likelihood that Les Amis was suddenly going to be something else not run by the Noaccounts of Montecristo because of course “that food was (past tense!) their heart and their culture.” Oh! The humanity!
Destroyer of Worlds…
The unspoken theme of this little speech (and parroted constantly by the Kennedy Sisters) was that Fullerton’s City Council, and especially the evil Mayor Fred Jung, is intent on destroying all good things in Fullerton. No explanation given or needed.
Spinning, spinning…
Of course distraught Shana again felt no moral compulsion to relate the truth: that Les Amis‘ patio on public property was cleared out because they serially refused to pay rent to the City, and kept encroaching without legal permits. Really another lie by omission.
But let’s not not share our pseudo-intellectual windbag councilwoman’s lament. Jinan Montecristo, who owns the building, simply rented out the empty front part to some sort of Italo-something restaurant, and it is now open. If Charles had actually taken the time to trudge herself around the corner she might have learned that Les Amis was indeed, still open; and that a tenant was moving into the heretofore empty front of the building.
Not paying your bills is the best way to become a Sharon Quirk Woman of the Year!
But that would have spoiled the ongoing narrative that demands weeping for a downtrodden victim and a wicked council majority who was somehow personally responsible for the shameful and wanton destruction of the Les Amis rented patio.
You know, looking at that picture above, a couple questions spring to mind.
Is that new restaurant paying rent to the City for the area where their tables and chairs and umbrellas are now located? We know the Noaccounts of Montecristo were using it illegally for free; did poor, downtrodden Jinan relate to her new tenants that they needed a permit and a lease with the City? Hmm. I wonder.
And as a second thought, I wonder if anybody bothered to get construction permits for any new interior remodeling for stuff like plumbing, HVAC and electrical work.
Back in June, 2022 the Fullerton City Council voted to raise rents on public property in downtown Fullerton. These spaces are used by adjacent restaurants as outdoor patios. One of the the “yes” votes was none other than “Doctor” Ahmad Zahra, the Damascene Dissimulator.
Time to come clean…..
The rent increases were big, almost doubling the cost to restaurant tenants. Here’s the old and the approved rates, and the incremental difference, from the June 21, 2022 agenda item:
The resolution to establish the new rate structure passed on a 3-1 vote. And Zahra, one of the three votes is now the self-styled “pro-small business” councilman, and is regarded as one of the ringmasters of the Poor Les Amis Club.
Les Amis, you ask? Yes, the restaurant that went years without paying rent and illegally occupied public property, and that recently had its patio stuff removed from public property at public expense.
Yard sale in progress…
A cynic might argue that the big rent increase meant nothing to the rent dodgers at Les Amis since they weren’t going to pay their rent anyhow – just like they been stalling the City for years. Neither Jinan Montecristo, owner of Les Amis, nor her youthful cub, Oliver, even showed up to complain about the new fees.
Here’s the point of this story: this rent increase is now being used by Les Amis and its loyal amis to justifythe Montecristos not paying anything in rent for years, even at the old rates, and of squatting on public property without permits or agreements.
Giving truth the middle finger…
I know! Let’s let the harpy-like elder Kennedy Sister, Sharon, another sudden small business sword and shield, share the strategy in a comment on the Fullerton Observer blog:
Why was Les Amis patio torn down by the city before the public meeting scheduled for Dec 2 at which the fairness of outdoor dining fees will be discussed? What was the urgency? Who directed that to happen?
Asking an unintelligent question is an excellent way of avoiding an intelligent answer, especially on a blog where rejection and censorship of truth-tellers eliminates the embarrassing predicament of honest correction.
I wonder how they’ll feel when they learn the that the huge amount of back rent incurred by The Noaccounts of Montecristo is based on the action of their hero, Ahmad Zahra,
So it looks as if the City of Fullerton has finally decided to quit playing pat-a-cake with Jinan and young Oliver Montecristo. The owners of the restaurant Les Amis who kept encroaching on public property without approval or permits, and who serially dodged paying tens of thousands of dollars to the City in rent, are having their “improvements” on public property removed by the City.
Les Amis and unpermitted stuff…
Here’s the notification to the City Council from acting City Manager, Eddie Manfro:
Mayor Jung and City Council Members,
I was informed this morning that Public Works crews have removed the outdoor dining encroachments at Les Amis restaurant this morning. This follows the 90 day extension that she was granted by City Manager Eric Levitt. Following her payment of $3,900 on July 23, 2025, no further payments have been received.
According to Director Bise, Les Amis was provided with a 48 hour notice prior to removal of the encroachments. Public Works will hold it for 30 days in case they wish to keep it for their future use (but not for installation in the public space).
A copy of Mr. Levitt’s 90 day extension is attached for reference. Thank you.
Eddie
A yard sale is a small business!!
No doubt the suddenly “pro-business” folks at the Fullerton Observer, and “doctors” Zahra and Charles will continue to spin this into a David and Goliath story: little David being the scofflaws who have paid almost nothing to the City in rent for 15 years and who blatantly refused to follow City rules about squatting on public premises.
Poor Oliver
The last City Manager, Eric Leavitt actually gave the Montecristo mob yet another 90 days to make good on their debts and encroachments. Les Amis got a two day notice and still refused to do anything. So Public Works did. And the City has generously volunteered to keep the Montecristo junk on hand for a month in case they want it for some reason.
Les Amis sans meubles…
I really hope Jinan and Oliver get a bill for cost of removing their junk from the public right-of-way, although I doubt if they’d pay it.
And speaking of ever so earnest Oliver, I look forward to his appearance at the next City Council meeting blaming Mayor Jung for his own mother’s failure to pay her bills and play by the rules.
Got noise? Lots of noise? The two “doctors” on the Fullerton City Council and their followers like the Kennedy Sisters and tender young Elijah want you to believe this is vibrancy and culture and small business success!
Friends can file this story under a number of different categories: political puppetry, gross hypocrisy, unmitigated gall, comical self-righteousness, offense is the best defense; pick any one you like.
Pay no attention to the overdue bills…
At last Tuesday’s Fullerton City Council meeting we were treated to another diatribe by a guy named Oliver Montecristo attacking Fred Jung, Nick Dunlap and Jamie Valencia. We have already met Oliver, here. Oliver wants everyone to believe that Jung and his colleagues are anti-small business, a new line of attack by Ahmad Zahra and Shana Charles, two muppets who have never run a business in their lives.
I sometimes fight for transparency!
It’s pretty clear that Oliver is one of the minions in Zahra’s stable of impressionable young fellas. His other protégé, lively young Elijah Manassero, has taken up the myth of the City’s persecution of Olly’s mom, and the family restaurant, Les Amis. The rents on City property are so darn high! The Kennedy Sisters at the Fullerton Observer have also taken up the Les Amis cause.
The only problem is that the Montecristo clan led by mom, Jinan, have a notorious record of not paying their bills, and encroaching on public property without authorization or permits. Check it out:
Feb 2011 Jinan Montecristo d.b.a. Les Amis Restaurant & Lounge (Jinan) applied for an outdoor dining encroachment agreement.
Aug 2011 After several reviews of the site plan, staff provided a draft encroachment agreement to Jinan for consideration
Sept 2011 Jinan issued a letter to staff challenging the lease rates. Les Amis installed fencing and started operating within the public right-of-way without executed agreement (south patio).
Dec 2011 Staff send revised encroachment agreement for consideration
June 2012 Jinan was issued an Administrative Restaurant Use Permit (ARUP), which included an ancillary outdoor patio. Among other things, the conditions of the ARUP required a valid encroachment agreement pursuant to the Outdoor Dining Guidelines established by the City Council.
July 2012 Staff send revised encroachment agreement for consideration
Dec 2015 Jinan submitted building permit to expand into the north portion of the building.
Feb 2016 Staff inform Jinan that she owed $28,659.60 for use of the public right-of-way of private benefit (9/2011 – 2/2016).
May 2016 Modification of an Amended ARUP was approved, expanding existing restaurant into adjacent tenant space. Jinan executed an encroachment agreement for outdoor dining (south patio only; $510/month; $6,120 annually). The agreement also required payment for 12-month prior occupancy ($6,120; negotiated down from $28,659.60).
Aug 2016 Jinan issues a letter to staff indicated they are “unable to fulfill financial obligations” due to “hardship”.
April 2017 Jinan was issued a letter from the City attorney to pay outstanding balance on account.
May 2017 Encroachment Agreement expired.
Aug 2017 Les Amis expanded into the north patio area without a permit/agreement for outdoor dining.
Nov 2018 Jinan was issued a letter from the City attorney, indicating they are in violation of their ARUP, failed to pay the lease outlined in the executed agreement, and are required to remove encroachments (north and south patio) by Dec. 14, 2018. Jinan subsequently expressed interest in continued use of both patios. Outstanding balance was $24,643.70 at the time.
Dec 2018 Jinan signed resolution of breach of outdoor dining encroachment agreement and FMC. Resolution waived outstanding balance on Patio 2 (north patio; $5,263.70), resulting in $19,380 of remaining account balance.
Jan 2019 Staff sent two encroachment agreement(s) for consideration. Jinan expressed interest in removing Patio 1 (south patio) and expanding Patio 2 (north patio)
March 2019 Jinan executed Encroachment Agreement for new north patio only. New Agreement was for $913.75/month ($510 for north patio; $403.75 for prior occupancy fee ($19,300 amortized over 48 months))
Permit was issued for removal of fencing around south patio and installation for north patio expansion per executed agreement.
May 2020 City Council paused collecting lease revenue from all outdoor dining encroachments due to the COVID-19 pandemic. Outstanding balance for all outdoor dining agreements was also waived. Les Amis waived balance was approximately $13,647.50.
June 2022 Council approved new lease rates for outdoor dining on public property.
Aug 2022 Les Amis reinstalled south patio without permits and/or an agreement.
Sept 2022 Jinan submitted application to reinstall south patio.
Aug 2023 Staff reinitiated collecting lease from all existing agreements.
Oct 2024 Jinan defaulted on payments from August 2023 to October 2024, accumulating a dept of $13,468.71. Jinan signed an agreement for a 12-month payment plan to pay the outstanding debt of $13,468.71.
NOTE: this did not include prior occupancy for the reinstalled south patio.
Nov 2024 Jinan executed two superseding encroachment agreements for outdoor dining with the new lease areas and rates.
April 2025 Jinan defaulted on payments, accumulating an outstanding balance of $26,650.96. Staff terminated the agreements, cancelled the payment plan, issued several notices of violations, and required removal of all encroachments. Jinan expressed financial hardship and requested the City revisit the lease rate. Jinan also paid $1,200 toward the payment plan and expressed interest in purchasing the property. The city paused removal to explore options.
July 2025 Jinan was once again requested to remove all unpermitted encroachments. Jinan paid $3,900 toward the payment plan. City Manager agree to extend the time for compliance or a change in the Outdoor Dining policy for 60 days. To date, Jinan has an outstanding balance of $31,185.10 ($5,494.06 payment plan; $25,691.04 encroachment agreements)
Yikes! What a history of screwing the taxpayers. Almost 15 years worth. Poor, small-businessman Oliver was in fourth grade when it started.
Not paying your debts to the public is the best way to become a Sharon Quirk Woman of the Year!
Over the years Jinan has deliberately dodged paying many tens of thousands of dollars in rent to the people of Fullerton. She has illegally encroached onto public property without agreements or permits in place on numerous occasions. The record is abundantly clear: the City has bent over backward for years and years to accommodate this woman; rather than evicting Janin from the City’s property and taking her to court for the rent due she has effectively stolen, they kept giving her more opportunities to rip us off. Pathetic, really.
Found another victim!
Well, Oliver may think the documentation of his family stiffing the public is all nonsense and that somehow he and mommy are victims, doncha know; however, no one except the inordinately stupid would believe it.
The cynical manipulators like Doc Zahra don’t believe it either, but Zahra won’t miss a chance to get some eager fool to stand up and harass the people who haven’t, and won’t make him Mayor.
It could be worse. It could be Speed Metal! Wait. It is!
Last night the Fullerton City Council, at long last, approved a noise-related addition to the Municipal Code. The vote was 3-2: Jung, Dunlap, and Valencia for, Charles and Zahra voting no.
This effort has been going on for over ten years, has been diddled with by more than ten City Councilpersons (Flory twice), and five City Managers, acting and permanent.
The ordinance is pretty tame really, with decibel levels I think are way too high, but at least gauged at the property line where the goofy and distracting issue of “ambient noise” can be better put to rest. Hours of outdoor music have been addressed with common sense and respect for neighboring inhabitants.
Fines for violators are in place, and about time, too.
For the business…
It was amusing to watch Zahra and Charles pretend to be “pro-business.” We know the performance was disingenuous because of their cavalier attitude to non-bar businesses on Wilshire Avenue that suffered when that pair closed the street for their absurd “Walk on Wilshire.” They ignored the fact that downtown Fullerton runs in the red and is subsidized by the rest of us. Really their act was about voting against what they characterized as the wishes of “one businessman” regardless of the need for reform.
In what surely must be the dumbest thing said in recent years at a council meeting, Ahmad Zahra claimed as a fact that the “downtown is dying,” a really weird and irresponsible thing to utter. The Dismal Damascus Doctor offered exactly zero facts to support his stupid utterance.
Transparency, uber alles!
Naturally, our friend sweet young Elijah Manassero popped up to inform the council that most of the bar owners were already non-compliant with the new rules. His logic led him to conclude that therefore the new regulations were ill-advised. It didn’t seem to occur to the tender sprout that the continual bar-owner abuse of existing law was precisely why the new ordinance was needed. I have no idea what they’re teaching the young folk these days, but thinking doesn’t seem to be in the bundle, although I’m sure callow Elijah has loads and loads of self esteem.
Now it will be time to see if the City Code Enforcement operation will employ the willingness and the competence to enforce the law. They have stubbornly refused to do so in the past, partly because councilmembers were running interference for the scofflaws. And part of the reason for staff’s reluctance might be because enforcement implies some sort of fault or failure, and in City Hall the decades long mess they made out of downtown Fullerton, has been characterized as a stunning and inarguable success.
I noticed this closed session item on this Tuesday’s Fullerton City Council meeting agenda.
Almost forgotten but not gone…
Commonwealth and Harbor LLC, AKA Mario Marovic has been in litigation with the City for a long time now claiming some sort of misfeasance on the City’s part in the ongoing saga of the Florentine stolen sidewalk.
Sit down and grab some sidewalk, brother…
Friends may remember that Marovic turned out to be just as big a scammer as the Florentine Mob. After they walked away from their lease, he took over and planned to open two new bars.
It’s there, just take it.
He actually remodeled the so-called pop out without permission as part of his redesign. Oops. The pop-out belonged (and still belongs) to the City.
In the fall of 2023 the City decided it wanted the sidewalk back; Marovic wanted to open his fake Irish pub. Yes it was a clusterfuck courtesy of the boneheadedness of a City bureaucrat named Paul Dudley over twenty years ago. He talked the Council into letting the Florentines put a new building on a public sidewalk, a building addition not owned by the guys who owned the main building to which it is still attached. Oops.
A deal was struck a deal under which Marovic could get opened and the City could finally get its sidewalk back. Marovic could open Mickey’s Irish Pub bars and had until March 2024 to begin demolition of the offending bump out. The remediation work had to be done by July 2024.
March 2024 came and went; March 2025 came and went. There was no work performed. Instead Marovic continued to use the public’s building and sued the City. I hope he was paying rent to us, but I wouldn’t be surprised if he didn’t.
Another stand up DTF bar owner…
Marovic has been in breech of his agreement for over a a year and a half. For some reason the City has been playing a protracted legal game with this individual instead of evicting him from our premises for being in default. Maybe the City-folk were trying to dodge personal embarrassment – just like their predecessors have done for the past two decades. Maybe they were still hoping that Marovic, somehow, would do what he was supposed to do – a hope so incredible as to be absurd.
My hope is that no settlement is made, at least not one where the City is not fully recompensed; that Marovic pays for the City to do the demolition work (he can repair his own building exterior), covers all our legal fees, and kicks back a portion of the profit he has made using our building.
Zahra Congratulates Marovic for his lawsuit…against us.
I am not hopeful about my hope. The City can’t even seem to get Les Amis to pay their years late rent. Playing hardball just isn’t in their repertoire. My guess is that the City will vote to give Good Ol’ Mario a second chance. Or maybe they’ll just drop the thing altogether and the sidewalk will remain as is.
Transparency, uber alles!
Incidentally, I wonder if Ahmad Zahra and his young sprout Elijah Manassero will give the stolen sidewalk item the scrutiny and transparency the public needs. Bet not.
