The URL can be used to link to this page

Home My WebLink AboutPC Res 25-07 - 2025-09-29 RESOLUTION NO. 25-07 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING MINOR USE PERMIT (MUP 22-03) TO ALLOW THE INSTALLATION AND OPERATION OF A 1.5 MEGAWATT (MW) FIXED- TILT GROUND MOUNTED SOLAR PHOTOVOLTAIC (PV) SYSTEM AT THE EXISTING HELLMAN RANCH OIL AND GAS PRODUCTION FACILITY (OGPF), LOCATED AT 1 PACIFIC COAST HIGHWAY, SEAL BEACH, CA 90740 IN THE HELLMMAN RANCH SPR — OE (OIL EXTRACTION) ZONE THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE AS FOLLOWS: Section 1 . Hellman Ranch Oil and Gas Production Facility submitted an application to the City of Seal Beach Department of Community Development for Minor Use Permit (MUP 22-03) to allow the installation and operation of a 1 .5 MW fixed-tilt ground mounted solar photovoltaic (PV) system at the existing Hellman Ranch OGPF. Section 2. The application is considered a project pursuant to the California Environmental Quality Act (CEQA), Public Resources Code Sections 21000 et seq., and CEQA Guidelines, Title 14, Section 15000 et seq. An Initial Study was prepared, and based on its findings, the City has determined that a Mitigated Negative Declaration (MND) is the appropriate environmental compliance document. The Planning Commission, after considering the Initial Study/MND and finding that the MND reflects the independent judgment of the City, adopted the MND prior to approving this resolution. Section 3. A duly noticed public hearing was held before the Planning Commission on September 29, 2025, to consider MUP 22-03. At the public hearing, the Planning Commission received and considered all evidence presented, both written and oral, regarding the application: A. The applicant submitted an application to the Community Development Department for MUP 22-03 for a proposed project at the Hellman Oil and Gas Production Facility. B. The subject property is irregular in shape and 4.66 acres in size. To the north is a regional retention basin operated by the County of Orange. To the south is the Cerritos Wetlands. To the east is residential at Heron Pointe, the Animal Care Center, the Public Works Yard, and the Police Station. To the west is the Haynes Station Cooling Channel and the San Gabriel River. C. The site is developed as an oil production facility and has been in operation since the 1920s. 1 of 4 Resolution 25-07 Hellman Ranch OGPF D. The proposed system would be composed of 3 arrays with a total of 56 solar table structures supported by piles with concrete foundations. The major components of the solar system would include the solar panels and support structures, collector cables, inverters, and subpanels, and power cables, transformer, and disconnect switches. All but one of the solar tables would be about 96.8 feet long by about 14.3 feet wide and would contain two rows of 28 solar panels. One of the solar tables in Array 1 would be about 34.6 feet long by about 14.3 feet wide and contain two rows of 10 solar panels. The solar tables would be tilted facing south at about a 10 degree angle. The front edge of the tables would be at a height of approximately 18-inches, with the back edge of the tables being at a height of about 50 inches. E. Seal Beach Municipal Code (SBMC) Section 11.2.15.010. (Oil Extraction Districts — Land Use Regulations allows for the establishment of solar PV system as minor utility through a Minor Use Permit. Section 4. Based on the evidence presented in the staff report and public hearing, the Planning Commission makes the following findings pursuant to SBMC Chapter 11.5.20.020 (Required Findings): A. The proposed project is consistent with the objectives of the General Plan and the purposes of the zone district in which the site is located. The site is designated Industrial Oil Extraction in the General Plan and zoned SPR — OE (Oil Extraction). The solar PV system is classified as a minor utility use and supports continued operations of the Hellman Ranch OGPF by reducing reliance on fossil-fuel power generation and lowering operational costs, consistent with the City's goals for sustainability and energy efficiency. B. The proposed use is consistent with applicable provisions of the Seal Beach Municipal Code. A Minor Use Permit is required for a minor utility in the OE Zone. This resolution grants that approval subject to conditions ensuring compliance with SBMC requirements. C. The site is physically suitable for the type, density, and intensity of the proposed use. The 4.66-acre site currently accommodates oil production activities and has adequate space for the proposed 56-table solar array layout without creating adverse impacts on surrounding properties. D. The proposed use will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The project includes mitigation measures to protect sensitive biological resources, cultural resources, and City infrastructure. The solar panels will be dark-colored and anti-reflective to reduce glare, construction will avoid bird nesting season, and soil testing and stabilization will occur to prevent erosion. Section 5. Based on these findings, the Planning Commission hereby approves MUP 22-03, subject to the following conditions of approval: 2of4 Resolution 25-07 Hellman Ranch OGPF 1 . Minor Use Permit 22-03 is approved for the installation and operation of a 1.5 MW fixed-tilt ground mounted solar photovoltaic (PV) system at the existing Hellman Ranch OGPF. 2. All construction shall be in substantial compliance with the plans approved through Minor Use Permit 22-03. 3. Building permits shall be obtained for all new construction requiring such permits. 4. Applicant shall obtain California Coastal Commission approval prior to building permit issuance. 5. Upon cessation of oil production activities and removal of oil production equipment, any equipment related to the solar operations approved by this MUP shall also be removed. 6. Soil testing shall be performed at pile-hole depth before redistribution of excavated soil; a report shall be submitted to the City assessing the presence of hydrocarbon and appropriate removal of soil if hydrocarbon is deemed to be present. 7. During the first year of operation, the applicant shall document and report to the City any bird accidents or fatalities attributable to the solar facility. If accidents and facilities are recorded, the report will be presented to the Planning Commission who may reserve the right to modify the MUP to add conditions related to bird impacts. 8. All applicable mitigation measures in the adopted MND shall be implemented. 9. This MUP shall not become effective for any purpose unless/until a City "Acceptance of Conditions" form has been signed and notarized by the applicant before being returned to the Planning Department; and until the ten (10) calendar day appeal period has elapsed. 10. The Planning Commission reserves the right to revoke or modify this MUP in the event of any violation of the approved conditions or any violation of any provision of the Code of the City of Seal Beach. 11 . The applicant must indemnify, defend, and hold harmless the City, its agents, and employees (collectively "the City" hereinafter in this paragraph) from any and all claims and losses whatsoever occurring or resulting to any and all persons, firms, or corporations furnishing or supplying work, services, materials, or supplies in connection with the performance of the use permitted hereby or the exercise of the rights granted herein, and any and all claims, lawsuits or actions arising from the granting of or the exercise of the rights permitted by this Conditional Use Permit, and from any and all claims and losses occurring or resulting to any person, firm, corporation or property for damage, injury or death arising out of or connected with the performance of the use permitted hereby. Applicant's obligation to indemnify, defend, and hold harmless the City as stated herein shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City's choice in representing the City in connection with any such claims, losses, lawsuits or • 3 of 4 Resolution 25-07 Hellman Ranch OGPF actions, expert witness fees, and any award of damages, judgments, verdicts, court costs or attorneys' fees in any such lawsuit or action. PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning Commission at a meeting thereof held on September 29, 2025, by the following vote: AYES: Commissioners /VO/fa i /4,1n5ro4e NOES: Commissioners Canvbell ABSENT: Commissioners WA e de/- ABSTAIN: Commissioners Ma o Wheeler Chairperson ATTEST: Ste.- ��; Z-- Shaun Temple Planning Commission Secretary 4 of