CEQA EXEMPTION
DETERMINATION FORM (rev. 06/2022)
Project Information
Project Name (if applicable): 1534-Active Transportation Program - Santa Fe Bike Lane (Citywide Community Safety Improvements)
DIST-CO-RTE: 07-LA-0-CRSN PM/PM:
EA: Federal-Aid Project Number:
Project Number: ATPL-5403(032) Adv. Project ID: 0724000173 Project Description
The project will enhance bicyclist and pedestrian safety by creating Class II bicycle lanes, on existing right-of-way, on Sante Fe Avenue between Del Amo Boulevard and Warnock Way and installing high visibility crosswalks, countdown pedestrian signals, and accessible curb ramps on existing streets around schools throughout the City. The project meets the criteria of Class 1, pursuant to CEQA Guidelines Section 15301(c), because the pedestrian improvements are a minor alteration of existing streets that do not create additional automobile lanes. In addition, the project meets the criteria of Class 4, pursuant to Section 15304(h), because the installation of new bicycle lanes is within existing rights-of-way.
Caltrans CEQA Determination (Check one)
☒ Not Applicable – Caltrans is not the CEQA Lead Agency ☐ Not Applicable – Caltrans has prepared an IS or EIR under CEQA Based on an examination of this proposal and supporting information, the project is:
☐ Exempt by Statute. (PRC 21080[b]; 14 CCR 15260 et seq.) ☒ Categorically Exempt. Class 1 and 4. (PRC 21084; 14 CCR 15300 et seq.) ☒ No exceptions apply that would bar the use of a categorical exemption (PRC 21084 and 14 CCR 15300.2). See the SER Chapter 34 for exceptions. ☐ Covered by the Common Sense Exemption. This project does not fall within an exempt class, but it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment (14 CCR 15061[b][3].) Project Manager
Jonathan Yee 03/25/26
Print Name Signature Date
CITY OF CARSON 701 East Carson Street
Report to Honorable Mayor and City Council
Wednesday, May 20, 2026, 5:00 PM
CONSENT 35. To: Honorable Mayor and City Council From: Dr. Arlington Rodgers, Director of Public Works PW Engineering Subject: CONSIDER ADOPTION OF RESOLUTION 26-054, A RESOLUTION OF THE CITY OF CARSONCITY COUNCIL AMENDING THE FISCAL YEAR 2025-26 BUDGET IN THE GENERAL FUND, SPECIALREVENUE FUNDS, ENTERPRISE FUNDS, AND THE CAPITAL IMPROVEMENT PROGRAM (CIP) FUND, TOCORRECT THE PROJECT ACCOUNT BUDGET FOR PW1667 - UPGRADE EXISTING TRAFFIC SIGNAL -AVALON BOULEVARD AT GARDENA BOULEVARD (CITY COUNCIL) I. SUMMARY
Project No. 1667: Upgrade Existing Traffic Signal - Avalon Boulevard at Gardena Boulevard is included in the City’s Fiscal Year 2025-2026 Capital Improvement Program (CIP). The project is intended to modernize the traffic signal equipment at the intersection to improve traffic safety, reliability, and overall traffic operations. The original project budget for PW1667 included three funding sources: $350,000 in Measure M grant funds from Los Angeles County Metropolitan Transportation Authority (Metro), $150,000 in Development Impact Fee (DIF) funds, and $300,000 in local Measure R funds. Metro subsequently approved an additional $650,000 in Measure M grant funding for the project, increasing the total Measure M grant allocation from $350,000 to $1,000,000.
At its February 17, 2026 meeting, the City Council approved Budget Resolution No. 26-013, which increased the project’s grant-funded expenditure account by the additional $650,000 in Metro Measure M funds and removed the previously allocated DIF and local Measure R funding, as those local funding sources were no longer necessary to support the project budget. Also at its February 17, 2026 meeting, the City Council considered a separate amendment to the Fiscal Year 2025-2026 Capital Improvement Program budget. As part of that action, funding from several CIP projects was reallocated to projects identified as higher priority. One of those priority projects was PW1801 - Streetscape Master Plan - Civic, which includes median improvement work along Avalon Boulevard and Carson Street. Through Resolution No. 26-020, PW1801 received funding from several sources, including the same $300,000 in local Measure R funds previously associated with PW1667. Because both Resolution No. 26- 013 and Resolution No. 26-020 referenced the removal of the same $300,000 in Measure R funds from PW1667, the deduction was inadvertently applied twice. This technical and administrative budgeting error resulted in a total reduction of $600,000 from the PW1667 project budget, rather than the intended $300,000 reduction, causing the project account to incorrectly appear over-budgeted. Consequently, to correct this issue, staff is requesting that the City Council approve Resolution No. 26-054, which will restore the additional $300,000 that was inadvertently deducted a second time and revise the project budget to reflect only the intended single $300,000 reduction.
II. RECOMMENDATION
WAIVE further reading and ADOPT Resolution No. 26-054, "A RESOLUTION OF THE CITY OF CARSON CITY COUNCIL AMENDING THE FISCAL YEAR 2025-26 BUDGET IN THE GENERAL FUND, SPECIAL REVENUE FUNDS, ENTERPRISE FUNDS, AND THE CAPITAL IMPROVEMENT PROGRAM (CIP) FUND", to correct the project account for PW1667 - Upgrade Existing Traffic Signal – Avalon Boulevard at Gardena Boulevard.
III. ALTERNATIVES
1. DO NOT ADOPT Resolution 26-054.
2. TAKE another action the City Council deems appropriate and consistent with the requirement of the law.
IV. BACKGROUND
Project No. 1667: Upgrade Existing Traffic Signal - Avalon Boulevard at Gardena Boulevard is included in the City’s Fiscal Year 2025-2026 Capital Improvement Program (CIP). The purpose of the project is to modernize and upgrade the existing traffic signal equipment at the intersection of Avalon Boulevard and Gardena Boulevard in order to improve traffic safety, operational reliability, and overall traffic flow for motorists, pedestrians, and bicyclists. The project includes replacing outdated traffic signal equipment and infrastructure with newer technology that meets current operational and safety standards. Typical improvements include replacement of signal controllers, traffic signal heads, electrical wiring, and related traffic signal equipment needed to improve signal performance and long-term reliability. The original project budget for PW1667 included a combination of funding sources consisting of $350,000 in Measure M grant funds from Los Angeles County Metropolitan Transportation Authority (Metro), $150,000 in Development Impact Fee (DIF) funds, and $300,000 in local Measure R funds.
At its May 6, 2025 meeting, the City Council awarded a construction contract to Select Electric, Inc. in an amount not-to-exceed $787,887 for construction of the project. Following execution of the construction agreement, City staff successfully applied for additional Metro grant funding, and Metro subsequently approved an additional $650,000 in Measure M funds for the project. This additional grant funding increased the total Measure M funding allocation for PW1667 from $350,000 to $1,000,000, which exceeded the amount necessary to cover the construction contract costs. As a result, the project no longer required the previously allocated DIF and local Measure R funding sources.
At its February 17, 2026 meeting, the City Council approved Budget Resolution No. 26-013, which increased the project’s grant-funded expenditure account by the additional $650,000 in Metro Measure M funding and correspondingly removed the previously allocated DIF and local Measure R funds from the project budget. Also on February 17, 2026, the City Council considered a separate item related to amendments to the Fiscal Year 2025- 2026 Capital Improvement Program budget. As part of that action, funding from several CIP projects was redirected to projects identified as higher priority. One of those priority projects was PW1801 - Streetscape Master Plan - Civic, which includes median improvement work along Avalon Boulevard and Carson Street. To support advancement of PW1801 during the current fiscal year, approximately $5.7 million in funding was reallocated from various projects, including the transfer of the same $300,000 in local Measure R funds previously associated with PW1667 through Resolution No. 26-020. Because the $300,000 in local Measure R funds from PW1667 had already been removed through Resolution No. 26-013, the same funds were inadvertently removed a second time through Resolution No. 26-020. This administrative and technical budgeting error resulted in the project budget for PW1667 being reduced twice for the same funding source, causing the project account to incorrectly appear over- budgeted by $300,000. Consequently, to correct this issue, staff is requesting that the City Council approve Resolution No. 26-054, which will correct the project budget for PW1667 by reflecting only a single $300,000 reduction in local Measure R funding and restoring the project account balance to the proper amount.
V. FISCAL IMPACT
The original project budget for PW1667 consisted of three funding sources: $350,000 in Measure M transportation grant funds from Los Angeles County Metropolitan Transportation Authority (Metro), $150,000 in Development Impact Fee (DIF) funds, and $300,000 in local Measure R funds, for a total project budget of $800,000. At its May 6, 2025 meeting, the City Council awarded a construction contract to Select Electric, Inc. in an amount not-to- exceed $787,887 for construction of Project PW1667.
Following award of the construction contract, Metro approved an additional $650,000 in Measure M grant funding for the project. This increased the total Metro grant allocation for PW1667 from $350,000 to $1,000,000. Because the additional grant funding increased the available project budget above the amount needed to cover the construction contract, staff determined that the previously allocated Development Impact Fee (DIF) funds and local Measure R funds were no longer necessary to support the project. At its February 17, 2026 meeting, the City Council approved Resolution No. 26-013, which increased the Measure M grant funding within the project account and removed the previously allocated DIF and local Measure R funding from the PW1667 project budget. Also at the February 17, 2026 meeting, the City Council considered a separate Capital Improvement Program (CIP) budget amendment that reallocated funding from various CIP projects to projects identified as higher priority. The Council approved Resolution No. 26-020 to implement those funding reallocations. As part of that action, the same $300,000 in local Measure R funds previously removed from PW1667 was reallocated to PW1801 - Streetscape Master Plan - Civic.
However, because the $300,000 in local Measure R funding had already been removed from PW1667 through Resolution No. 26-013, the same reduction was inadvertently applied a second time through Resolution No. 26- 020. This administrative and technical budgeting error resulted in a total reduction of $600,000 from the PW1667 project budget, rather than the intended $300,000 reduction. The proposed Resolution No. 26-054 will correct this error by restoring the additional $300,000 that was inadvertently deducted a second time and returning the PW1667 project budget to the correct funding amount.
VI. EXHIBITS
1. Resolution 26-013
2. Resolution 26-020
3. Resolution 26-054
Attachments
Exhibit 1. Resolution 26-013
Exhibit 2. Resolution No. 26-020
Exhibit 3. Resolution 26-054
RESOLUTION NO. 26-013
A RESOLUTION OF THE CITY OF CARSON CITY COUNCIL AMENDING THE FISCAL YEAR 2025–26
BUDGET IN THE GENERAL FUND, SPECIAL REVENUE FUNDS, ENTERPRISE FUNDS, AND THE
CAPITAL IMPROVEMENT PROGRAM (CIP) FUND
WHEREAS, the City Council adopted the Fiscal Year 2025-26 budget on June 17, 2025, for the General Fund and Special Revenue Funds of the City via Resolution No. 25-076; and
WHEREAS, the City Council desires to amend the Fiscal Year 2025-26 budget; and
WHEREAS, the City Council has determined it necessary to amend the Fiscal Year 2025-26 General Fund budget, Special Revenue Funds, Enterprise Funds, and Capital Improvement Program (CIP) budget.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CARSON DOES HEREBY RESOLVE, FIND, DETERMINE, AND ORDER AS FOLLOWS:
Section 1. The following amendment(s) will be made to the City’s Fiscal Year 2025-26 budget.
Account Description Increase/(Decrease)
282-80-820-904-8023-PW1667 CIP – Traffic Signal $650,000.00 254-80-820-904-8023-PW1667 CIP – Traffic Signal ($300,000.00) 289-80-820-284-8023-PW1667 CIP – Traffic Signal ($150,000.00)
Section 2. The City Clerk shall certify the adoption of this resolution and shall keep a copy of this resolution attached to the Fiscal Year 26-015 budget on file, and effective as of February 17, 2026, the same shall be in force and effect.
PASSED, APPROVED, AND ADOPTED this 17th day of February, 2026.
APPROVED AS TO FROM: CITY OF CARSON:
_________________________ ________________________
Sunny K. Soltani, City Attorney Lula Davis-Holmes, Mayor
ATTEST:
_______________________________
Dr. Khaleah K. Bradshaw, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF CARSON )
I, Dr. Khaleah K. Bradshaw, City Clerk of the City of Carson, California, hereby attest to and certify that the foregoing resolution, being Resolution No. 26-013 adopted by the City of Carson City Council at its meeting held on February 17, 2026 by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMEBES:
ABSENT: COUNCIL MEMBERS:
_____________________________
Dr. Khaleah K. Bradshaw, City Clerk
RESOLUTION NO. 26-020
A RESOLUTION OF THE CITY OF CARSON CITY COUNCIL AMENDING THE FISCAL YEAR 2025–26
BUDGET IN THE GENERAL FUND, SPECIAL REVENUE FUNDS, ENTERPRISE FUNDS, AND THE
CAPITAL IMPROVEMENT PROGRAM (CIP) FUND
WHEREAS, the City Council adopted the Fiscal Year 2025-26 budget on June 17, 2025, for the General Fund and Special Revenue Funds of the City via Resolution No. 25-076; and
WHEREAS, the City Council desires to amend the Fiscal Year 2025-26 budget; and
WHEREAS, the City Council has determined it necessary to amend the Fiscal Year 2025-26 General Fund budget, Special Revenue Funds, Enterprise Funds, and Capital Improvement Program (CIP) budget.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CARSON DOES HEREBY RESOLVE, FIND, DETERMINE, AND ORDER AS FOLLOWS:
Section 1. The following amendment(s) will be made to the City’s Fiscal Year 2025-26 budget.
Account Description Increase/(Decrease)
101-99-999-904-8019-PW1451 Bus/Bike Lane & Related CIP ( $1,348,000.00) 101-99-999-904-8019-PW1452 Bus/Bike Lane & Related CIP ($1,299,000.00) 101-99-999-999-3601 General Fund Balance ($5,900,000.00) 101-99-999-999-8012-PW1801 Other Infrastructure - CIP $5,544,000.00 101-99-999-904-8012-PW1818 Other Infrastructure - CIP $390,000.00 101-99-999-904-8012-PW1819 Other Infrastructure - CIP $1,436,000.00 101-99-999-904-8012-PW1833 Other Infrastructure - CIP $221,000.00 101-99-999-904-8012-PW1674 Other Infrastructure - CIP $956,000.00 248-99-999-999-3601 Raised Medians Fund Balance ($456,000.00) 248-80-820-904-8012-PW1801 Other Infrastructure - CIP $456,000.00 254-80-820-904-8023-PW1667 CIP/Traffic Signal ($300,000.00) 254-80-820-904-8009-PW1826 CIP/Infrastructure Roadways ($200,000.00) 254-80-820-904-8012-PW1801 Other Infrastructure - CIP $300,000.00 281-80-820-904-8012-PW1801 Other Infrastructure - CIP $200,000.00 289-80-820-278-6004-PW1823 Professional Services ($100,000.00) 289-80-820-288-6004-PW1823 Professional Services ($100,000.00) 289-80-820-278-8012-PW1801 Other Infrastructure - CIP $200,000.00
Section 2. The City Clerk shall certify the adoption of this resolution and shall keep a copy of this resolution attached to the Fiscal Year 2025-26 budget on file, and effective as of February 17, 2026, the same shall be in force and effect.
PASSED, APPROVED, AND ADOPTED this 17th day of February, 2026.
APPROVED AS TO FROM: CITY OF CARSON:
Sunny K. Soltani, City Attorney Lula Davis-Holmes, Mayor
ATTEST:
Dr. Khaleah K. Bradshaw, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF CARSON )
I, Dr. Khaleah K. Bradshaw, City Clerk of the City of Carson, California, hereby attest to and certify that the foregoing resolution, being Resolution No. 26-020 adopted by the City of Carson City Council at its meeting held on February 17, 2026 by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMEBES:
ABSENT: COUNCIL MEMBERS:
Dr. Khaleah K. Bradshaw, City Clerk
RESOLUTION NO. 26-054
A RESOLUTION OF THE CITY OF CARSON CITY COUNCIL AMENDING THE FISCAL YEAR 2025–26
BUDGET IN THE GENERAL FUND, SPECIAL REVENUE FUNDS, ENTERPRISE FUNDS, AND THE
CAPITAL IMPROVEMENT PROGRAM (CIP) FUND
WHEREAS, the City Council adopted the Fiscal Year 2025-26 budget on June 17, 2025, for the General Fund and Special Revenue Funds of the City via Resolution No. 25-076; and
WHEREAS, the City Council desires to amend the Fiscal Year 2025-26 budget; and
WHEREAS, the City Council has determined it necessary to amend the Fiscal Year 2025-26 General Fund budget, Special Revenue Funds, Enterprise Funds, and Capital Improvement Program (CIP) budget.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CARSON DOES HEREBY RESOLVE, FIND, DETERMINE, AND ORDER AS FOLLOWS:
Section 1. The following amendment(s) will be made to the City’s Fiscal Year 2025-26 budget.
Account Description Increase/(Decrease)
254-80-820-904-8023-PW1667 CIP – Traffic Signal $300,000.00
Section 2. The City Clerk shall certify the adoption of this resolution and shall keep a copy of this resolution attached to the Fiscal Year 26-015 budget on file, and effective as of May 20, 2026, the same shall be in force and effect.
PASSED, APPROVED, AND ADOPTED this 20th day of May, 2026.
APPROVED AS TO FROM: CITY OF CARSON:
_________________________ ________________________
Sunny K. Soltani, City Attorney Lula Davis-Holmes, Mayor
ATTEST:
_______________________________
Dr. Khaleah K. Bradshaw, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF CARSON )
I, Dr. Khaleah K. Bradshaw, City Clerk of the City of Carson, California, hereby attest to and certify that the foregoing resolution, being Resolution No. 26-054 adopted by the City of Carson City Council at its meeting held on May 20, 2026 by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMEBES:
ABSENT: COUNCIL MEMBERS:
_____________________________
Dr. Khaleah K. Bradshaw, City Clerk
CITY OF CARSON 701 East Carson Street
Report to Honorable Mayor and City Council
Wednesday, May 20, 2026, 5:00 PM
SPECIAL ORDERS OF THE DAY 36. To: Honorable Mayor and City Council From: Nathan Freeman, Director of Community and Economic Development CD Planning Subject: PUBLIC HEARING TO CONSIDER (1) ADOPTION OF RESOLUTION 26-056, REVERSING THEPLANNING COMMISSION'S DECISION TO DENY SITE PLAN AND DESIGN OVERLAY REVIEW (DOR) NO.1935-23 AND CONDITIONAL USE PERMIT (CUP) NO. 1128-23, FINDING A CEQA EXEMPTION, ANDCONDITIONALLY APPROVING DOR NO. 1935-23 AND CUP NO. 1128-23, AND (2) INTRODUCTION AND FIRSTREADING OF ORDINANCE NO. 26-2608, APPROVING DEVELOPMENT AGREEMENT (DA) NO. 33-23BETWEEN THE CITY OF CARSON AND VESI 27, LLC, FOR THE DEVELOPMENT OF AN APPROXIMATELY100-MEGAWATT BATTERY ENERGY STORAGE SYSTEM (BESS) LOCATED AT 18800 BROADWAY (APN:7339-014-009) (CITY COUNCIL).
I. SUMMARY
On March 10, 2026, the Planning Commission, by a 5-2 vote, adopted Resolution No. 26-2900, denying Design Overlay Review (DOR) No. 1935-23 and Conditional Use Permit (CUP) No. 1128-23, and recommending that the City Council deny Development Agreement (DA) No. 33-23 for an approximately 100-megawatt battery energy storage system (BESS) located at 18800 Broadway.
On March 23, 2026, Vesi 27 LLC (“Applicant”) filed a timely appeal of the Planning Commission’s decision. On April 16, 2026, the City Clerk determined the appeal to be complete and in compliance with Carson Municipal Code (CMC) Section 9173.4(B)(3).
Pursuant to CMC Section 9173.4 (Appeals), the City Council may take one of the following actions within 60 days of filing an appeal; and unless the item is referred back to the Planning Commission, the City Council's decision must be supported by written findings.
Affirm Planning Commission Decision
Modify Planning Commission’s Decision
Refer the Matter Back to the Planning Commission with Instructions Reverse the Planning Commission’s Decision
The City Council held a duly noticed public hearing on May 5, 2026, and voted 3-2 to continue the public hearing and direct staff to prepare a resolution to reverse the Planning Commission’s decision and conditionally approve the DOR and CUP for the project based on the appropriate findings, along with an ordinance to approve the associated Development Agreement, subject to inclusion of certain Development Agreement modifications and additional conditions of approval, for consideration at the City Council meeting on May 20, 2026 (Exhibit No. 2).
II. RECOMMENDATION
TAKE the following actions:
1. OPEN the Public Hearing, RECEIVE public testimony, and CLOSE the Public Hearing; and,
2. ADOPT Resolution No. 26-056, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARSON, CALIFORNIA, REVERSING, PURSUANT TO CARSON MUNICIPAL CODE SECTION 9173.4(C)(2)(d), THE
DECISION OF THE PLANNING COMMISSION TO DENY SITE PLAN AND DESIGN OVERLAY REVIEW NO. 1935-23 AND CONDITIONAL USE PERMIT NO. 1128-23, AND FINDING A CEQA EXEMPTION AND CONDITIONALLY APPROVING SITE PLAN AND DESIGN OVERLAY REVIEW NO. 1935-23 AND CONDITIONAL USE PERMIT NO. 1128-23 FOR A PROPOSED BATTERY ENERGY STORAGE SYSTEM (BESS) FACILITY LOCATED AT 18800 BROADWAY AVENUE (APN 7339-014-009);" and,
3. INTRODUCE and CONDUCT a first reading, by title only and with full reading waived, of Ordinance No. 26- 2608, "AN UNCODIFIED ORDINANCE OF THE CITY OF CARSON, CALIFORNIA: (1) FINDING A CEQA EXEMPTION WITH RESPECT TO APPROVAL OF DEVELOPMENT AGREEMENT NO. 33-23; AND (2) APPROVING DEVELOPMENT AGREEMENT NO. 33-23 BETWEEN THE CITY OF CARSON AND VESI 27, LLC FOR A PROPOSED BATTERY ENERGY STORAGE SYSTEM (BESS) PROJECT LOCATED AT 18800 BROADWAY AVENUE, APN 7339-014-009; and
4. DIRECT the City Manager or designee to prepare a summary of Ordinance No. 26-2608 for publication in accordance with Charter Section 314.
III. ALTERNATIVES
TAKE another action the City Council deems appropriate, subject to compliance with applicable law.
IV. BACKGROUND
The proposed project is a 100-megawatt Battery Energy Storage System (BESS) facility. The project would operate like a large rechargeable battery for the electric grid by storing electricity when supply is high and releasing it to the adjacent Southern California Edison (SCE) Nola Substation facility during periods of increased demand.
The BESS facility includes lithium-ion batteries, a hazardous material, housed in enclosed steel containers, along with supporting electrical equipment needed to operate continuously. An underground transmission line (gentie line) running along Griffith Street to the adjacent SCE substation would connect to the electrical grid and an underground fiber optic line installed to coordinate communication operations between the BESS facility and the substation. Installation of these utilities would require work within the public right-of-way and would be subject to City approval.
The BESS facility would operate continuously 24 hours per day, 365 days per year.
The approximately 3-acre Griffith BESS project site is vacant and was formerly an industrial topsoil operation. The project site is zoned Manufacturing Heavy-Design Overlay (MH-D) with a Light Industrial General Plan Land Use designation. While the adjacent properties are primarily industrial, the surrounding uses include the City’s Community Services and Public Works facility and sensitive receptors such as residential neighborhoods, Kaiser Permanente Medical Offices, Victoria Park, and Towne Elementary School.
On March 10, 2026, the Planning Commission held a duly noticed public hearing and adopted Resolution No. 26- 2900, denying Design Overlay Review (DOR) No. 1935-23 and Conditional Use Permit (CUP) No. 1128-23, and making a recommendation of denial to the City Council regarding Development Agreement (DA) No. 33-23, for the proposed project.
The Planning Commission's denial of the project was primarily based on the following key considerations, as further detailed in the May 5 Council report:
Land Use Compatibility and Public Safety
Emergency Response Capabilities
General Plan Consistency
On March 23, 2026, the applicant appealed the Planning Commission’s decision to the City Council. In mid-April, the City Clerk’s Office confirmed that the appeal application was complete and scheduled the matter for the first regular City Council meeting in May 2026, within the required 60-day appeal period.
On May 5, 2026, the City Council held a duly noticed public hearing and, by a 3-2 vote, continued the public hearing and directed staff to bring back a resolution to reverse the Planning Commission’s decision and approve the DOR and CUP and an ordinance to approve the Development Agreement, subject to certain additional conditions of approval and Development Agreement modifications as described further below. The applicant publicly agreed with the modifications and additional conditions of approval during the City Council meeting. The Council's action continued the item to May 20, 2026, for City Council consideration of Resolution No. 26-056 for approval of the DOR and CUP and Ordinance No. 26-2608 for the approval of the Development Agreement, incorporating the additional conditions of approval and DA modifications, respectively (Exhibit Nos. 2-5). The entitlement approvals under the proposed resolution, if adopted, would not take effect unless and until adoption and effectiveness of Ordinance No. 26-2608. The proposed resolution and ordinance also contain CEQA findings as detailed below.
DEVELOPMENT AGREEMENT MODIFICATIONS AND ADDITIONAL CONDITIONS OF APPROVAL The City Council directed staff to recommend and negotiate additional community benefits for the City through the Development Agreement, including but not limited to certain benefits specified by the City Council. The revised Development agreement prepared by staff is attached to this report as Exhibit No. 5, with the modifications shown in redline. The revised draft Development Agreement was provided to the applicant on May 12, 2026. As of the writing of this report, the applicant has not responded.
To address safety concerns, the City Council majority vote revised and added to the project conditions of approval (COA) as follows:
Revised Conditions of Approval (Bold italics are staff additions and/or revisions to the COAs).
For COA Nos.19c and 71b, the Council majority revisions increased the height of the perimeter height from ten (10) feet to thirteen (13) feet.
COA No.19c.
Prior to issuance of any temporary or final Certificate of Occupancy, the developer shall install a reinforced CMU block wall, thirteen (13) feet in height, around the entire perimeter of the Property, except for the access driveway on Broadway. The wall shall be a containment wall, engineered to withstand and contain the blast hazard associated with the Project, to the reasonable satisfaction of the City Engineer and the Los Angeles County Fire Marshal or his or her designee. Developer shall submit blast modeling data to the City Engineer and the Los Angeles County Fire Marshal as deemed necessary by City Engineer and the Los Angeles County Fire Marshal for this purpose.
COA No. 71b.
The height of these perimeter walls shall provide a minimum height of thirteen (13) feet and exceed the height of the BESS enclosures by at least 18 inches and shall in no case be less than any minimum height requirement set therefore by the jurisdictional planning agency.
New Conditions of Approval
COA No.19h.
Following issuance of the final certificate of occupancy, Developer shall conduct an annual safety meeting to be held at a public location within the city, which shall be conducted in coordination with the Los Angeles County Fire Department and the Los Angeles County Sheriff Department. Public notice of the meeting shall be mailed out at least ten (10) days before the meeting date and invitation mailing to all owners and occupants located within 2,500-foot-radius of the subject property. In addition, developers shall hold two (2) safety meetings at least thirty (30) days apart and prior to the project becoming operational. Public notice of the two safety meetings shall be provided in the same manner as the annual safety meeting, which covers items such as alarm testing, protocols, evacuation routes, and general battery storage safety information. Applicant shall contact the Planning Division to advise of the meeting dates, send copies of the public notice mailing at least fifteen (15) days prior to the meeting dates, and the public notice of mailing shall be certified with copies of mailing proof of 2,500-foot-radius notice mailings provided to the Planning Division within ten (10) days from the mailing date.
COA No.19i.
Prior to issuance of the Certificate of Occupancy, Developer shall prepare a written evacuation plan to be reviewed and approved by the Los Angeles County Fire and Sheriff departments. The stamped approved evacuation plans by the two emergency responders shall be submitted to the Planning Division prior to the issuance of Certificate of Occupancy. The evacuation plan shall identify primary and secondary evacuating routes, staging and assembly areas, traffic control measures, and communication protocols with emergency responders. The approved evacuation plan shall be shared with all attendees during each pre-operational and annual safety meeting.
COA No.19j.
Before the issuance of the first permit, Developer shall establish and maintain a telephone hotline through which members of the public may obtain information about the project and may report concerns, complaints, or safety-related issues. The telephone hotline details shall be provided to the Planning Division for the project record. The project hotline shall be available and monitored by a local party on a 24-hour daily base (24/7), 365 days a year. Responses to the reports shall be conducted within 48 hours from the initiated contact and resolved within a ten-day period. All costs associated with this safety measure condition shall be paid by the applicant. (Exhibit No. 3).
Environmental Review
The project qualifies for a Class 32 Categorical Exemption pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-fill Development) and for an exemption pursuant to CEQA Guidelines Section 15061(b)(3), as demonstrated by the Exemption Memorandum attached as Exhibit B to the proposed Ordinance (Exhibit No. 4) and incorporated into the proposed Ordinance and Resolution by reference.
The project meets all the required criteria for the Class 32 categorical exemption. Specifically, and as further detailed above and in the Class 32 Categorical Exemption Memorandum: (i) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (ii) The proposed development is within the City of Carson’s jurisdictional boundaries and the project site is not larger than five acres and is substantially surrounded by urban uses; (iii) the property has no value as habitat for endangered, rare or threatened species; (iv) The site can be adequately serviced by all required utilities and public services; and (v) approval of the project will not result in any significant effects related to traffic, noise, air quality or water quality. No exception to the categorical exemption applies under CEQA Guidelines Section 15300.2.
V. FISCAL IMPACT
Development Impact Fees
The project is subject to Interim Development Impact Fees. In accordance with Article XI (Interim Development Impact Fee Program) of the Carson Municipal Code, the applicant, property owner, and/or successor to whom these project entitlements are assigned (“Developer”) shall be responsible for payment of a one-time development impact fee at the rate in effect at the time of issuance of building permits, currently (for Fiscal Year 2025-2026, effective July 1, 2025, through June 30, 2026) set at $3.68 per square feet for all square footage of battery enclosures (approximately 51,384 square feet). Based on the current rates, the interim development impact fees for the proposed development are estimated at $189,093.12. If the Project increases or decreases in size, the development impact fee amount will be adjusted accordingly at the same rate.
Development Agreement (DA)
The project will provide community benefits as shown in Article 3 of the draft DA. (Exhibit No. 5) VI. EXHIBITS
1. Project Location Map
2. May 5, 2026 City Council Minutes
3. Draft City Council Resolution No. 26-056, Reversing Planning Commission Decision (with Conditions of Approval)
4. Draft Ordinance 26-2608, Approving Development Agreement 33-23
5. Draft Development Agreement (Redlined)
Attachments
Exhibit No. 1 Project Location Map.pdf
Exhibit No 2. May 5, 2026 City Council Minutes.pdf
Exhibit No. 3 DRAFT City Council Resolution No. 26-056, Reversing Planning Commission Decision (with Conditionsof Approval).pdf Exhibit No. 4. Draft Ordinance 26-2608., Approving Development Agreement 33-23pdf Exhibit No. 5 DRAFT Development Agreement (Redlined).pdf Project
Site
City Corporation
YardKaiser
Permanente
Single Family
Homes
Single Family
Homes
W. Griffith Street
S. Broadway
S. Figueroa Street
M.L.K. Street
Main Street
Victoria
Community
Regional Park
SCE Nola
Substation
CITY OF CARSON
MINUTES
CARSON CITY COUNCIL/
SUCCESSOR AGENCY/HOUSING AUTHORITY
REGULAR MEETING
TUESDAY, MAY 5, 2026, 5:00 P.M.
CALL TO ORDER: CITY COUNCIL/SUCCESSOR AGENCY/HOUSING AUTHORITY (5:00 pm) The meeting was called to order at 5:04 P.M. by Mayor/Agency Chairman/Authority Chairman Lula Davis-Holmes in the Helen Kawagoe Council Chambers, Carson City Hall, located at 701 E. Carson Street, Carson, California 90745.
ROLL CALL (CITY CLERK)
City Clerk/Agency Secretary/Authority Secretary, Dr. Khaleah K. Bradshaw noted the roll:
Council Members/Agency Members/Authority Board Members Present:
Mayor/Agency Chairman/Authority Chairman Lula Davis-Holmes Mayor Pro Tempore/Agency Vice Chairman/Authority Vice Chairman Cedric Hicks, Sr.
Council Member/Agency Member/Authority Board Member Jim Dear Council Member/Agency Member/Authority Board Member, Dr. Jawane Hilton Council Member/Agency Member/Authority Board Member Arleen Rojas Also Present:
Monica Cooper, City/Agency/Authority Treasurer; Sunny Soltani, City/Agency/Authority Attorney; David C. Roberts, Jr., City Manager; Dr. Robert Lennox, Assistant City Manager; John Raymond, Executive Director; Dr. Arlington Rodgers, Jr., Director of Public Works; Gary Carter, Director of Information Technology and Security; Nora Garcia, Director of Public Safety and Emergency Services; William Jefferson, Director of Finance; Joshua Boudreaux, Director of Human Resources; Thomas Toman, Deputy City Manager; Armine Chaparyan, Deputy City Manager; Nathan Freeman, Director of Community and Economic Development; Michael George, Government Affairs Officer; Reata Kulcsar, Energy and Sustainability Officer; and Kourtney Cullors, Chief Deputy City Clerk
FLAG SALUTE
Council Member/Agency Member/Authority Board Member, Dr. Hilton led the Pledge of Allegiance.
INVOCATION (Item 1)
1. PASTOR HAROLD MITCHELL FROM EMMANUEL ST. REST BAPTIST CHURCH Pastor Harold Mitchell gave the invocation.
CLOSED SESSION (Items 2-3)
2. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION (CITY COUNCIL) — A closed session will be held, pursuant to Government Code Section 54956.9(d)(2) or (d)(3) and (e)(1), because there is a significant exposure to litigation in three cases.
ACTION: No reportable action was taken in all three cases. 2A. ADDED SUBSEQUENT NEED ITEM - CONFERENCE WITH LEGAL COUNSEL -
POTENTIAL LITIGATION
-- A closed session will be held, pursuant to Government Code Section 54956.9(d)(2) or (d)(3) and (e)(1), because there is a significant exposure to litigation in two cases.
ACTION: No reportable action was taken in one case. In the other case, City Council authorized the filing of a complaint which will be available when ready.
3. CONFERENCE WITH LABOR NEGOTIATOR (CITY COUNCIL)
— A closed session will be held, pursuant to Government Code Section 54957.6, with City Manager, Assistant City Manager, and Human Resources Officer, its negotiators, regarding labor negotiations with American Federation of State, County and Municipal Employees (AFSCME Local 809) Part- time.
ACTION: No reportable action was taken.
REPORT ON ANY PUBLIC COMMENTS ON CLOSED SESSION ITEMS (CITY CLERK) None.
ANNOUNCEMENT OF CLOSED SESSION ITEMS (CITY ATTORNEY)
City/Agency/Authority Attorney Soltani announced the Closed Session items and requested to add two subsequent need Closed Session items under Potential Litigation.
Motion to approve adding two subsequent need items under Potential Litigation submitted by Mayor Pro Tempore Hicks, Sr. seconded by Council Member Dear resulting in 5-0-0-0-0 RECESS INTO CLOSED SESSION UNTIL 6:00 P.M. OR UNTIL THE END OF CLOSED SESSION,
WHICHEVER OCCURS FIRST
The meeting was recessed at 5:09 P.M. by Mayor/Agency Chairman/Authority Chairman Davis- Holmes to Closed Session.
2. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION (CITY COUNCIL)
3. CONFERENCE WITH LABOR NEGOTIATOR (CITY COUNCIL)-
RULES OF DECORUM:
A recording of the Rules of Decorum was presented at the beginning of the meeting.
RECONVENE TO OPEN SESSION AT 6:00 P.M. OR AT THE END OF CLOSED SESSION, WHICHEVER
OCCURS FIRST
The meeting was reconvened at 7:13 P.M. by Mayor Pro Tempore/Agency Vice Chairman/Authority Vice Chairman Hicks, Sr. except Mayor/Agency Chairman/Authority Chairman Davis-Holmes absent.
REPORT ON CLOSED SESSION ACTIONS (CITY ATTORNEY)
City/Agency/Authority Attorney Soltani gave the Closed Session Report. (Mayor/Agency Chairman/Authority Chairman Davis-Holmes reentered the meeting.) (Council Member/Agency Member/Authority Board Member, Dr. Hilton exited the meeting at 7:14 P.M.)
INTRODUCTIONS (MAYOR) (Items 4-5)
4. REPORT FROM CAPTAIN NORMAN OF CARSON SHERIFF'S STATION- 7:14 PM (Council Member/Agency Member/Authority Board Member, Dr. Hilton reentered the meeting at 7:18 P.M.)
Captain Norman summarized the recent law enforcement activities and gave a crime report.
5. REPORT FROM ASSISTANT CHIEF KANE OF LOS ANGELES COUNTY FIRE - 7:19 PM Assistant Chief Kane gave a Public Safety Report.
PRESENTATIONS (Items 6-13)
6. PROCLAMATION RECOGNIZING MAY AS "FIRE PREVENTION MONTH" Mayor/Agency Chairman/Authority Chairman Davis-Holmes presented the proclamation recognizing May as "Fire Prevention Month" to Assistant Chief Kane and his team who offered comments and words of gratitude.
7. INTRODUCTION AND UPDATE FROM GENERAL MANAGER ADAM DUVENDECK FROM
ANSCHUTZ ENTERTAINMENT GROUP / DIGNITY HEALTH SPORTS PARK Mayor/Agency Chairman/Authority Chairman Davis-Holmes introduced General Manager Adam Duvendeck from Anschutz Entertainment Group / Dignity Health Sports Park who gave an update and offered words of gratitude.
Mayor/Agency Chairman/Authority Chairman Davis-Holmes thanked him for allowing the City of Carson to host a Free Drone Show on July 4, 2026 at the Dignity Health Sports Park. She introduced Tamala Lewis, Senior Director of Community Affairs, who offered comments.
8. PROCLAMATION RECOGNIZING THE 2026 PUBLIC WORKS WEEK: MAY 17-23, 2026 Council Member/Agency Member/Authority Board Member, Dr. Hilton read and presented the proclamation recognizing the 2026 Public Works Week: May 17-23, 2026 to Director, Dr. Rodgers, Jr. and his team. He presented a certificate to Director, Dr. Rodgers, Jr. from Assemblyman Mike Gipson as well. Director, Dr. Rodgers, Jr. offered comments and words of gratitude.
9. CHILD CARE PROVIDERS RECOGNITION
Mayor/Agency Chairman/Authority Chairman Davis-Holmes read and presented the proclamation recognizing Child Care Providers to Ms. Garcia who offered comments and words of gratitude.
10. PROCLAMATION RECOGNIZING CALFRESH AWARENESS MONTH
Council Member/Agency Member/Authority Board Member, Dr. Hilton read and presented the proclamation recognizing Calfresh Awareness Month to James Boden, Department of Social Services, who offered comments and words of gratitude.
11. PROCLAMATION RECOGNIZING SMALL BUSINESS WEEK
Mayor/Agency Chairman/Authority Chairman Davis-Holmes read and presented the proclamation recognizing Small Business Week to Monique Fisher, owner of Contented Nair Parlor. She offered comments and words to gratitude.
12. PROCLAMATION RECOGNIZING TEACHER'S APPRECIATION WEEK Mayor/Agency Chairman/Authority Chairman Davis-Holmes read and presented the proclamation recognizing Teacher's Appreciation Week to To Meni who offered comments and words of gratitude.
13. PROCLAMATION RECOGNIZING MUNICIPAL CITY CLERKS WEEK Council Member/Agency Member/Authority Board Member, Dr. Hilton read and presented the proclamation recognizing Municipal City Clerks Week to City Clerk, Dr. Bradshaw who offered comments and words of gratitude.
ORAL COMMUNICATIONS FOR MATTERS LISTED ON THE AGENDA (MEMBERS OF THE PUBLIC) (LIMITED TO ONE HOUR)
None.
APPROVAL OF MINUTES (Item 14)
14. APPROVAL OF THE FOLLOWING CARSON CITY COUNCIL/SUCCESSOR AGENCY/HOUSING AUTHORITY MEETING MINUTES - APRIL 21, 2026 (REGULAR)- 9:32 PM
RECOMMENDED ACTION
— 1. APPROVE the minutes as listed.
Item No. 14 was heard after Item No. 32.
Mayor Pro Tempore/Agency Vice Chairman/Authority Vice Chairman Hicks, Sr. referred to the April 21, 2026 minutes section Oral Communications (Council Members) on his comments to correct golf park to dog park. City Clerk/Agency Secretary/Authority Secretary, Dr. Bradshaw noted the correction.
Motion to Approve as amended submitted by Mayor Pro Tempore Cedric Hicks, Sr. seconded by Council Member, Dr. Jawane Hilton resulting in 5-0-0-0-0 CONSENT (Items 15-31)
Motion To Approve submitted by Dr. Jawane Hilton seconded by Jim Dear resulting in 5-0-0-0-0
15. CONSIDER ADOPTING RESOLUTION NO. 26-051, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARSON RATIFYING CLAIMS AND DEMANDS IN THE AMOUNT OF $4,341,663.53, DEMAND CHECK NUMBERS 184518 THROUGH 184792 AND 299 FOR GENERAL DEMAND AND THE AMOUNT OF $43,885.00, CHECK NUMBER 1302 FOR CO-OP AGREEMENT DEMANDS (CITY
COUNCIL)
RECOMMENDED ACTION
— 1. WAIVE further reading and ADOPT Resolution No. 26-051, "A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF CARSON RATIFYING CLAIMS AND DEMANDS IN THE AMOUNT OF $4,341,663.53, DEMAND CHECK NUMBERS 184518 THROUGH 184792 AND 299 FOR GENERAL DEMAND AND THE AMOUNT OF $43,885.00, CHECK NUMBER 1302 FOR CO-OP AGREEMENT DEMANDS. "
ACTION: Item No. 15 was approved on Consent.
16. CONSIDER APPROVAL OF INCREASED FISCAL YEAR SPENDING AUTHORITY WITH THE HOME DEPOT IN AN AMOUNT NOT-TO-EXCEED $450,000 AND WITH AMAZON BUSINESS IN AN AMOUNT NOT-TO-EXCEED $400,000 FOR VARIOUS MATERIALS AND SUPPLIES UTILIZING COOPERATIVE PURCHASING PURSUANT TO CMC SECTION 2611(G) (CITY COUNCIL)
RECOMMENDED ACTION
— 1. WAIVE the formal bidding procedures pursuant to CMC Section 2610, as allowed by CMC Section 2611(g) (Cooperative Purchasing).
— 2. AUTHORIZE the City to make purchases from The Home Depot for maintenance, repair, and operating supplies under OMNIA Partners Contract No. 16154 in a cumulative amount not to exceed $450,000 per fiscal year, representing an increase of $50,000 per fiscal year from the previously approved limit of $400,000.
— 3. AUTHORIZE the City to make purchases from Amazon Business for various materials and supplies under OMNIA Partners cooperative agreements in a cumulative amount not to exceed $400,000 per fiscal year representing an increase of $100,000 per fiscal year from the previously approved limit of $300,000.
— 4. AUTHORIZE Staff to issue purchase orders as necessary to implement the authorized cooperative purchasing in accordance with City Municipal Code Section 2605.
ACTION: Item No. 16 was approved on Consent.
17. CONSIDER AN UPDATE ON CITY COMMISSIONS (CITY COUNCIL)
RECOMMENDED ACTION
— 1. RECEIVE and FILE this report.
ACTION: Item No. 17 was approved on Consent.
18. CONSIDER AN UPDATE ON CITY PROJECTS (CITY COUNCIL)
RECOMMENDED ACTION
— 1. RECEIVE and FILE this report.
ACTION: Item No. 18 was approved on Consent.
19. CONSIDER TAKING A POSITION OF SUPPORT IF AMENDED TO SENATE BILL 1361 (DURAZO) AND ASSEMBLY BILL 2576 (HARABEDIAN) (CITY COUNCIL)
RECOMMENDED ACTION
— 1. TAKE a position of SUPPORT IF AMENDED to Senate Bill 1361 (Durazo) and Assembly Bill 2576 (Harabedian) and DIRECT staff to transmit corresponding letters.
ACTION: Item No. 19 was approved on Consent.
20. CONSIDER TAKING A POSITION OF SUPPORT IF AMENDED TO ASSEMBLY BILL 2741 (MURATSUCHI) (CITY COUNCIL)
RECOMMENDED ACTION
— 1. TAKE a position of SUPPORT IF AMENDED to Assembly Bill 2741 (Muratsuchi) and DIRECT staff to transmit a corresponding letter.
ACTION: Item No. 20 was approved on Consent.
21. CONSIDER RESOLUTION 26-049 PROCLAIMING MAY AS FIRE PREVENTION MONTH IN THE
CITY OF CARSON AND ENCOURAGING COMMUNITYWIDE PARTICIPATION IN FIRE SAFETY
AWARENESS AND PREVENTION ACTIVITIES (CITY COUNCIL)
RECOMMENDED ACTION
— 1. WAIVE further reading and ADOPT Resolution No. 26-049, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARSON, CALIFORNIA, DECLARING MAY 2026 AS FIRE
PREVENTION MONTH AND ESTABLISHING A CITYWIDE FIRE PREVENTION EDUCATION INITIATIVE".
ACTION: Item No. 21 was approved on Consent.
22. CONSIDER APPROVAL OF AMENDMENT NO. 2 TO THE CONTRACT SERVICES AGREEMENT WITH ALLIANT INSURANCE SERVICES, INC. (CONTRACT NO. C-22-070), EXERCISING THE SECOND OPTIONAL ONE-YEAR EXTENSION FOR THE PERIOD JULY 1, 2026 THROUGH JUNE 30, 2027 (CITY COUNCIL)- 9:33 PM
RECOMMENDED ACTION
— 1. APPROVE Amendment No. 2 to the Contract Services Agreement with Alliant Insurance Services, Inc.; and
— 2. AUTHORIZE the Mayor to execute Amendment No. 2 following approval as to form by the City Attorney.
ACTION: Item No. 22 was approved on Consent.
23. CONSIDER A CONTRACT SERVICES AGREEMENT WITH HAWKE MEDIA FOR THE
DEVELOPMENT AND IMPLEMENTATION OF A PLACE-MAKING, IDENTITY, AND INTEGRATED
MARKETING STRATEGY (CITY COUNCIL)
RECOMMENDED ACTION
— 1. APPROVE a Contract Services Agreement with Hawke Media for the development and implementation of a citywide communications plan in an amount not to exceed $79,500; and — 2. AUTHORIZE the Mayor to execute the agreement and any related documents, subject to approval as to form by the City Attorney.
ACTION: Item No. 23 was approved on Consent.
24. ANNUAL REPORT - REGISTERED LOBBYISTS (CITY COUNCIL)- 9:33 PM
RECOMMENDED ACTION
— 1. RECEIVE and FILE the report.
ACTION: Item No. 24 was approved on Consent.
25. CONSIDER AWARDING A PUBLIC CONSTRUCTION, MAINTENANCE AND SERVICES
AGREEMENT WITH JOHNSON CONTROLS BUILDING SOLUTIONS, LLC FOR CITYWIDE INTRUSION
DETECTION AND ALARM MONITORING SERVICES (CITY COUNCIL)
RECOMMENDED ACTION
— 1. AWARD a contract to Johnson Controls Building Solutions, LLC for de-installation and installation of equipment followed by five-years of services to provide citywide intrusion detection and alarm monitoring services, for a not-to-exceed total contract sum of $404,449.10; and, — 2. AUTHORIZE the Mayor to execute the agreement, following approval as to form by the City Attorney.
ACTION: Item No. 25 was approved on Consent.
26. CONSIDER ADOPTION OF RESOLUTION NO. 26-048 FURTHER EXTENDING THE TIMELINE FOR
COMPLIANCE ON THE PART OF SOUTH BAY CARSON, LLC & SYWEST DEVELOPMENT, LLC, WITH THE TERMS AND CONDITIONS OF CONDITIONAL USE PERMIT NO. 940-13, RELOCATION REVIEW NO. 3047-13 & RESOLUTION NO. 13-099, AND AMENDING RESOLUTION NO. 24-113
REGARDING VEHICLE STORAGE FACILITIES LOCATED ON THAT CERTAIN REAL PROPERTY WHOSE COMMON STREET ADDRESS IS 20151 SOUTH MAIN STREET (APN 7336-004-016), CITY OF
CARSON (CITY COUNCIL)
RECOMMENDED ACTION
— 1. WAIVE further reading and ADOPT Resolution No. 26-048, “A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF CARSON, CALIFORNIA, FURTHER EXTENDING THE TIMELINE
FOR COMPLIANCE ON THE PART OF SOUTH BAY CARSON, LLC & SYWEST
DEVELOPMENT, LLC, WITH THE TERMS AND CONDITIONS OF CONDITIONAL USE PERMIT NO. 940-13, RELOCATION REVIEW NO. 3047-13 & RESOLUTION NO. 13-099, AND AMENDING RESOLUTION NO. 24-113 REGARDING VEHICLE STORAGE FACILITIES
LOCATED ON THAT CERTAIN REAL PROPERTY WHOSE COMMON STREET ADDRESS IS 20151 SOUTH MAIN STREET (APN 7336-004-016), CITY OF CARSON." ACTION: Item No. 26 was approved on Consent.
27. CONSIDER APPOINTMENT A PUBLIC FINANCING AUTHORITY MEMBER FOR THE CARSON
ENHANCED INFRASTRUCTURE FINANCING DISTRICT (EIFD) (CITY COUNCIL)
RECOMMENDED ACTION
— 1. APPOINT Mr. Adam Duvendeck as a public member to the Carson Enhanced Infrastructure Financing District (EIFD) Public Financing Authority (PFA).
ACTION: Item No. 27 was approved on Consent.
28. CONSIDER APPROVAL OF AMENDMENT NO. 1 TO CONTRACT SERVICES AGREEMENT WITH
MOUR GROUP FOR FACADE IMPROVEMENT PROGRAM DESIGN & ARCHITECTURAL SERVICES (CITY COUNCIL)
RECOMMENDED ACTION
— 1. CONSIDER approval of Amendment No.1 for Mour Group Engineering + Design, Inc. to add $500,000 for the Commercial Façade Improvement Program; and, — 2. AUTHORIZE the Mayor to execute the contract after approval as to form by the City Attorney.
ACTION: Item No. 28 was approved on Consent.
29. CONSIDER APPROVAL OF AMENDMENT NO. 1 TO CONTRACT SERVICES AGREEMENT WITH NEWMARK OF SOUTHERN CALIFORNIA, INC., TO CONTINUE PROVIDING REAL ESTATE BROKERAGE SERVICES AND INCREASING THE TOTAL CONTRACT SUM TO $173,500 FOR ONE
ADDITIONAL YEAR (CITY COUNCIL)
RECOMMENDED ACTION
— 1. APPROVE Amendment No. 1 to the Contract Services Agreement with Newmark of Southern California, Inc., to continue providing real estate brokerage services and increasing the the total contract sum to $173,500, for one additional year; and, — 2. AUTHORIZE the mayor to execute Amendment No. 1 following approval as to form by the City Attorney.
ACTION: Item No. 29 was approved on Consent.
30. CONSIDER ADOPTION OF RESOLUTION NO. 26-044, A RESOLUTION REVISING COMMERCIAL FAÇADE IMPROVEMENT PROGRAM GUIDELINES (CITY COUNCIL)
RECOMMENDED ACTION
— 1. WAIVE further reading and ADOPT Resolution No. 26-044, "A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF CARSON, AMENDING THE GUIDELINES TO THE CITYWIDE COMMERCIAL FAÇADE IMPROVEMENT PROGRAM"
ACTION: Item No. 30 was approved on Consent.
31. CONSIDER APPROVAL OF A PURCHASE ORDER WITH SHAW INDUSTRIES, INC. FOR FLOORING
MATERIALS AND SUPPLIES FOR THE CARSON EVENT CENTER (CITY COUNCIL)
RECOMMENDED ACTION
— 1. APPROVE a Purchase Order with Shaw Industries Inc., for flooring materials and supplies for a total not-to-exceed amount of $129,309.59 (Exhibit 1); utilizing the cooperative purchasing bidding exemption pursuant to CMC 2611(g) and Omnia Partners cooperative purchasing agreement #2020002144 for purposes of compliance with the bidding requirements of the purchasing ordinance.
ACTION: Item No. 31 was approved on Consent.
SPECIAL ORDERS OF THE DAY (Items 32-33)
32. CONSIDER APPEAL OF PLANNING COMMISSION DECISION TO DENY DESIGN OVERLAY REVIEW NO.1935-23 AND CONDITIONAL USE PERMIT (CUP) NO. 1128-23, AND THE PLANNING
COMMISSION'S RECOMMENDATION TO THE CITY COUNCIL REGARDING DENIAL OF DEVELOPMENT AGREEMENT (DA) NO. 33-23, FOR THE DEVELOPMENT OF AN APPROXIMATELY 100-MEGAWATT BATTERY ENERGY STORAGE SYSTEM (BESS) LOCATED AT 18800 BROADWAY (APN: 7339-014-009) (CITY COUNCIL)
RECOMMENDED ACTION
— 1. OPEN the Public Hearing, RECEIVE public testimony, and CLOSE the Public Hearing; and EITHER
— 2. WAIVE further reading and ADOPT Resolution No. 26-047, “A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF CARSON, CALIFORNIA, AFFIRMING, PURSUANT TO CARSON MUNICIPAL CODE SECTION 9173.4(C)(2) (a), THE DECISION OF THE PLANNING COMMISSION TO DENY SITE PLAN AND DESIGN OVERLAY REVIEW NO. 1935-23 AND CONDITIONAL USE PERMIT NO. 1128-23, AND DENYING, AS RECOMMENDED BY THE PLANNING COMMISSION, DEVELOPMENT AGREEMENT NO. 33-23 FOR A PROPOSED BATTERY ENERGY STORAGE SYSTEM (BESS) FACILITY LOCATED AT 18800 BROADWAY AVENUE, APN 7339-014-009" (Recommended Action); OR
— 3. DIRECT staff to bring back a proposed resolution at the May 20, 2026 City Council meeting to modify the Planning Commission decision in accordance with Council direction provided at or upon the conclusion of the appeal hearing, and based on appropriate supporting written findings as discussed or considered at the appeal hearing; OR
— 4. REFER the matter back to the Planning Commission with specific instructions for further consideration; OR
— 5. DIRECT staff to bring back a proposed resolution on May 20, 2026, to reverse the Planning Commission’s decision and approve the project, supported by appropriate written findings and conditions of approval.
Item No. 32 was heard after the City Attorney's Report of continued Closed Session item.
Planning Manager McKina Alexander gave a PowerPoint presentation.
City Clerk/Agency Secretary/Authority Secretary, Dr. Bradshaw gave the Public Hearing report.
Mayor/Agency Chairman/Authority Chairman Davis-Holmes declared the Public Hearing open.
The following individuals spoke in support of the proposed development of a battery energy storage system facility:
Tommy Fa'avae
Pete Marsh
Steve Gancherou
Christie Caric
Loren Miles - spoke in opposition of the proposed development of a battery energy storage system facility
Michael Stewart
Salvador George
(Council Member/Agency Member/Authority Board Member, Dr. Hilton exited the meeting.) Toirod Hobson
Gerald Durant - commented on safety
Sandra Trujillo
Raymond Robertson
Jesus Martinez
Robert Lesley - commented on health and safety
Corey Crockerham
Alex Perez
Wendy Sanchez
Dianne Thomas - spoke in opposition of the proposed development of a battery energy storage system facility
Jerzon Lopez
Stefan Merli
Chelsea Sykes
Jonah Henry
Speaker submitted a letter from Darryn Everage in support of the proposed development of a battery energy storage system facility to the City Clerk and spoke in support as well Vernon Clap
Mayor/Agency Chairman/Authority Chairman Davis-Holmes closed the Public Hearing.
Council Member/Agency Member/Authority Board Member Dear asked if there was anything about the project that violates any written doctrine of the City of Carson. Planning Manager McKina Alexander responded to his question.
(Council Member/Agency Member/Authority Board Member, Dr. Hilton exited and reentered the meeting.)
Council Member/Agency Member/Authority Board Member, Dr. Hilton asked if the item is not approved, is there a possibility that this project can move forward with the State and if it meets the BTU standards to bypass the city. Planning Manager McKina Alexander responded to his question.
Council Member/Agency Member/Authority Board Member Rojas asked about the State requirements, if any, for the proximity of these projects to a resident, any living breathing body and asked if the project was approved by the Fire Marshal. Planning Manager McKina Alexander responded to her questions.
Motion submitted by Council Member Rojas seconded by Council Member, Dr. Hilton as follows:
Reverse the Planning Commission's decision to deny;
Approve the requested Site Plan Design Review and Conditional Use Permit; Approve the Development Agreement to adopt the California Environmental Quality Act (CEQA) exemption consistent with the attached previous resolution that was provided on March 10, 2026 that was given to the Planning Commission consistent with that report outlining a resolution of the City Council of the City of Carson finding a CEQA exemption approving Site Plan and Design Review No. 1935-23 and Conditional Use Permit No. 1128-23 that the City Council adopt and approve the Development Agreement No. 33-23 for the proposed battery energy storage system (BESS) facility located at 18800 Broadway Avenue APN 7339-014-009; Direct staff to meet with the applicant to discuss additional Community Benefits Agreement and to prepare a resolution by May 20, 2026;
Add the following conditions that were in the original report:
In regard to approval 19c and 71b increase the height of the CMU block wall from 10 feet to 13 feet for additional safety precautions;
Add condition number 19g which should read as follows: Following issuance of the final Certificate of Occupancy, developer should conduct an annual safety meeting to be held at a public location within the city which shall be conducted in coordination with the Los Angeles County Fire Department and the Los Angeles County Sheriff Department; notice of the annual safety meeting shall be provided at least ten days before the meeting mailing to all owners and occupants within 2,500 feet of the project; in addition to the annual safety meeting, developer should hold two safety meetings to be held at least 30 days apart prior to the project becoming operational; notice for the two safety meetings shall be provided in the same manner as for the annual safety meeting which covers items such as alarm testing protocols, evacuation routes, and general battery storage safety information; add prior to issuance of the final Certificate of Occupancy, developer shall prepare a written evacuation plan to be reviewed by the Los Angeles County Fire Department and the Sheriff Department; the evacuation plan shall identify primary and secondary evacuation routes, staging and assembly areas, traffic control measures, and communication protocols with emergency responders; this evacuation plan shall be shared with all attendees during each annual safety meeting; and condition number 19 add following the issuance of the first permit, developer shall establish and maintain a telephone hotline through which members of the public may obtain information about the project and may report concerns, complaints or safety related issues; the project hotline shall be available and monitored on a 24/7, 365 days a year; the safety measure should be paid by the applicant;
Direct staff to add new section 3.4 to the Development Agreement (which should include a point of sale) entitled Community Benefits whereas Section 3.4 will state that the developer agrees to provide the following community benefits prior to issuance of any building permits for the project and such payment is a condition precedent to such permit issuance; Section 3.4 - $40,000 to be used for paid summer internship with company's intern renewable energy battery technology zero emission and technology and electric energy storage and battery management system for high school students for the schools in the City of Carson; Towne Avenue Elementary School a one time payment to either the Los Angeles Unified School District (LAUSD) or directly to Towne Avenue Elementary School in the amount of $25,000 to be used for community gardens and/or environmental related educational programs at Towne Avenue Elementary School; another one time fee for the City of Carson's Department of Recreation and Parks in the amount of $35,000 to be used for youth sports programs such as soccer, baseball, softball, and boxing; and Direct staff to meet with the developers to get additional community benefits projects
City/Agency/Authority Attorney Soltani clarified the motion for staff to bring back a resolution to adopt the Development Agreement. She noted an ordinance needs to be brought back to introduce a Development Agreement. Specific requests have been made and would like staff to explore other issues that staff has recommended during the two week period with respect to the Development Agreement which Council Member Rojas affirmed. City/Agency/Authority Attorney Soltani noted that she and staff will explore the issues with the applicant.
Council Member/Agency Member/Authority Board Member, Dr. Hilton also clarified the motion to include the Point of Sale which Council Member Rojas affirmed.
City/Agency/Authority Attorney Soltani clarified further that staff will negotiate and put in the Development Agreement the Point of Sale will be the City of Carson which Council Member Rojas affirmed.
Mayor Pro Tempore/Agency Vice Chairman/Authority Vice Chairman Hicks, Sr. asked the applicant if he was in agreement with the requests that were stated this evening.
Edgar Khalatian responded on behalf of the applicant that they are agreeable to all the conditions presented this evening.
Council Member/Agency Member/Authority Board Member Dear offered comments in support of the project.
Mayor/Agency Chairman/Authority Chairman Davis-Holmes expressed concern of the safety of the residents.
Mayor Pro Tempore/Agency Vice Chairman/Authority Vice Chairman Hicks, Sr. asked the applicant information about the potential risks of exposure to hydrogen fluoride, carbon monoxide, volatile organic compounds, or fine particle matters.
Christian Ing, Senior Fire Protection Engineer with Fire & Risk Alliance, responded to his question.
City/Agency/Authority Attorney Soltani noted the item will come back on May 20, 2026 to properly adopt the resolutions, ordinances, and finalize the Development Agreement based on the terms discussed and other issues that staff will need to address.
Vote resulting in 3-2-0-0-0 Opposed by Mayor Davis-Holmes and Mayor Pro Tempore Hicks, Sr.
33. PUBLIC HEARINGS TO CONSIDER MULTIPLE ECONOMIC DEVELOPMENT SUBSIDIES (COMMERCIAL FACADE IMPROVEMENT PROGRAM GRANT AGREEMENTS - CITY-WIDE ROUND 2 & NO MATCH EAST CARSON CORRIDOR PROJECTS) TO PROVIDE CERTAIN COMMERCIAL
BUSINESSES WITH GRANT FUNDING (CITY COUNCIL)
RECOMMENDED ACTION
— 1. OPEN the public hearings; TAKE public testimony and accept any written and/or oral communication; and CLOSE the public hearings.
— 2. APPROVE the funding agreements.
— 3. AUTHORIZE the City Manager to execute all documents including the funding agreements in a form acceptable to the City Attorney.
Item No. 33 was heard after Item No. 14.
City Clerk/Agency Secretary/Authority Secretary, Dr. Bradshaw gave the Public Hearing report.
Mayor/Agency Chairman/Authority Chairman Davis-Holmes declared the Public Hearing open. (Council Member/Agency Member/Authority Board Member, Dr. Hilton exited and reentered the meeting.)
Director Freeman gave a PowerPoint presentation.
There being no persons wishing to speak, Mayor/Agency Chairman/Authority Chairman Davis- Holmes closed the Public Hearing.
Motion To Approve submitted by Cedric L. Hicks Sr. seconded by Jim Dear resulting in 5-0-0-0- 0 DISCUSSION (Item 34)
34. FISCAL YEAR 2026-2027 BUDGET WORKSHOP NO. 1 (CITY COUNCIL)
RECOMMENDED ACTION
— 1. PROVIDE direction to staff on the creation of the draft Fiscal Year 2026-2027 Budget.
ACTION: Director Jefferson gave a PowerPoint presentation.
Revenue Manager Antonio Velasco gave a PowerPoint presentation.
Accountant Ashton Watts gave a PowerPoint presentation. (Council Member/Agency Member/Authority Board Member, Dr. Hilton exited the meeting at 10:11 P.M. and reentered the meeting at 10:13 P.M.)
City/Agency/Authority Treasurer Cooper stated she has been requesting reclassification of a position in her department and asked why it was not included in the draft budget. She noted there are enough funds in her budget to cover the reclassification without affecting the General Fund. Mayor/Agency Chairman/Authority Chairman Davis-Holmes stated she would discuss further with the City Manager and get back to her. City Treasurer Cooper stated she would also discuss with the City Manager.
Mayor Pro Tempore/Agency Vice Chairman/Authority Vice Chairman Hicks, Sr. asked about the work hours and duties of the multimedia staff since nearing summer months to ensure taping of city special events and city photographer services. Assistant City Manager, Dr. Lennox responded to his question.
Mayor/Agency Chairman/Authority Chairman Davis-Holmes requested the official city photographer be available when the Mayor and City Council are invited to city special events.
Council Member/Agency Member/Authority Board Member, Dr. Hilton requested stills and reels services from the official city photographer.
Staff mentioned that until adoption, these workshops are simply budget proposals for discussion before the resolution to adopt the finalized budget.
ORDINANCE SECOND READING
None.
ORAL COMMUNICATIONS FOR MATTERS NOT LISTED ON THE AGENDA (MEMBERS OF THE
PUBLIC)
Brandy Lewin
Expressed concern of the proposed Weingart Association housing development Alejandro Rojas
Spoke about increasing voter engagement
Sam Kim
Stated he lives in Colony Cove Mobilehome Park and reported the owner charged him $3,200 to clean up his yard and requested assistance from the city Mayor/Agency Chairman/Authority Chairman Davis-Holmes stated Director Freeman would speak with him.
COUNCIL MEMBER REQUESTS TO ADD ITEMS TO FUTURE AGENDAS
None.
ORAL COMMUNICATIONS (COUNCIL MEMBERS)
Mayor Pro Tempore/Agency Vice Chairman/Authority Vice Chairman Hicks, Sr. would like the City Council to bring back a resolution about the Weingart project.
Council Member/Agency Member/Authority Board Member, Dr. Hilton asked what are the next steps regarding the Weingart project.
City/Agency/Authority Attorney Soltani shared that the City Council directed staff to work diligently to come up with every legal option available to the city to protect the residents and to ensure there is no waste of public resources and appropriate expenditure of public resources on the project. The City Attorney's Office is reviewing everything and appropriate legal action will be taken.
Council Member/Agency Member/Authority Board Member, Dr. Hilton wished Mayor Davis-Holmes a Happy Birthday which is on May 11, 2026.
Mayor/Agency Chairman/Authority Chairman Davis-Holmes announced that the Dignity Health Sports Complex will be hosting the 4th of July Drone Show. She would like to ensure that the entry cost is free and that there is no cost for parking. She also would like to host a Town Hall Meeting to discuss the vote for the battery energy storage system facility decision.
Council Member/Agency Member/Authority Board Member, Dr. Hilton thanked the residents for attending the Weingart meeting last Thursday.
ANNOUNCEMENT OF UNFINISHED OR CONTINUED CLOSED SESSION ITEMS (AS NECESSARY) City/Agency/Authority Attorney Soltani announced the continued Closed Session item during her report.
RECESS TO CLOSED SESSION
After Item No. 13, the meeting was recessed at 7:52 P.M. by Mayor/Agency Chairman/Authority Chairman Davis-Holmes to continued Closed Session.
RECONVENE TO OPEN SESSION
The meeting was reconvened at 8:04 P.M. by Mayor/Agency Chairman/Authority Chairman Davis- Holmes with all members previously noted present.
REPORT OF ACTIONS ON UNFINISHED OR CONTINUED CLOSED SESSION ITEMS City/Agency/Authority Attorney Soltani reported the Mayor and City Council reconvened Closed Session during recess pursuant to Government Code Section 54956.9(d)(2) or (d)(3) and (e)(1) to discuss one of the items further and no reportable action was taken.
MEMORIAL ADJOURNMENTS
City Clerk/Agency Secretary/Authority Secretary, Dr. Bradshaw presented the following Memorial Adjournment Requests:
Geraldine Villalon
Dorothy Turpin
Andrew O. Rimson
Gloria McDuffey
Linda D. Lofton
Jake Lee Ross, Jr.
Council Member/Agency Member/Authority Board Member, Dr. Hilton gave a prayer.
ADJOURNMENT
The meeting was adjourned at 10:45 P.M. by Mayor/Agency Chairman/Authority Chairman Davis- Holmes.
__________________________________________________
Lula Davis-Holmes
Mayor/Agency Chairman/Authority Chairman
ATTEST:
__________________________________________________
Dr. Khaleah K. Bradshaw
City Clerk/Agency Secretary/Authority Secretary
_________________________
Signature
01007.0632 2133917.1
RESOLUTION NO. 26-056
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARSON,
CALIFORNIA, REVERSING, PURSUANT TO CARSON MUNICIPAL CODE SECTION 9173.4(C)(2)(d), THE DECISION OF THE PLANNING COMMISSION TO DENY SITE PLAN AND DESIGN OVERLAY REVIEW NO. 1935-23 AND CONDITIONAL USE PERMIT NO. 1128-23, AND FINDING A CEQA EXEMPTION
AND CONDITIONALLY APPROVING SITE PLAN AND DESIGN OVERLAY REVIEW NO. 1935 -23 AND CONDITIONAL USE PERMIT NO. 1128 -23 FOR A
PROPOSED BATTERY ENERGY STORAGE SYSTEM (BESS) FACILITY
LOCATED AT 18800 BROADWAY AVENUE (APN 7339-014-009)
WHEREAS, on or about April 13, 2023, the City’s Department of Community Development received an application from Jessica Mowry on behalf of VESI 27, LLC (“Developer”) for Site Plan and Design Overlay Review (DOR) No. 1935 -23, Conditional Use Permit (CUP) No 1128 -23, and Development Agreement (DA) No. 33 -23 for the development of a battery energy storage system (BESS) facility located at 18800 Broadway Avenue upon the real property legally described in Exhibit “A” attached hereto and incorporated herein by this reference (the “Property”), as well as certain project - related offsite improvements. The General Plan land use designation for the Prope rty is Heavy Industrial and the Property is zoned MH -D (Manufacturing Heavy – Design Overlay). There is no applicable Specific Plan. The Southern California Edison (“SCE”) Nola Substation is located directly adjacent to the east of the Property, in the Cit y of Carson; and
WHEREAS, on March 20, 2026, following a duly noticed public hearing, the Carson Planning Commission adopted Planning Commission Resolution No. 26 -2900, denying DOR No. 1935-23 and CUP No. 1128-23 (the “Planning Commission Decision”), and recommending that the City Council deny DA No. 33-23; and WHEREAS, on March 23, 2026, Developer filed an appeal of the Planning Commission Decision pursuant to Carson Municipal Code (“CMC”) Section 9173.4 (Appeals) of the City’s Zoning Ordinance. On April 16, 2026, the appeal was determined by the City Clerk’s office to meet the applicable form and content requirements as required by CMC Section 9173.4(B)(2) and was deemed sufficient for filing; and WHEREAS, CMC Section 9173.4(C)(1) requires a public hearing to be conducted on the appeal. Section 9173.4(C)(2) provides that at the conclusion of the public hearing, the Council may: (a) affirm the decision; (b) modify the decision; (c) refer the matter back to the Planning Commission, with instructions; or (d) reverse the decision. Pursuant to CMC Section 9173.4(C)(3), unless referred back to the Planning Commission, the appellate decision shall be supported by written findings. Pursuant to CMC Section
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9173.4(D), the Council must act to either affirm, reverse, modify, continue or refer matter back within 60 days of filing of the appeal; and
WHEREAS, on May 5, 2026, and May 20, 2026, the City Council conducted a duly noticed public hearing to consider the appeal , in accordance with CMC Section 9173.4, and the Planning Commission’s recommendation of denial of DA No. 33-23; and WHEREAS, during the May 5, 2026, hearing, the City Council directed staff to add and incorporate certain City Council -stated conditions into the conditions of project approval and to incorporate certain City Council -stated and further staff-negotiated modifications into DA No. 33 -23 for subsequent City Council consideration , which conditions and modifications were incorporated into the Conditions of Approval attached hereto as Exhibit “B” and the revised draft D A No. 33 -23 that was presented for City Council consideration on May 20, 2026; and
WHEREAS, the City Council independently reviewed the proposed CEQA analysis and findings (including but not limited to the Cat egorical Exemption Memo that was prepared for the Project, which is on file with the City ’s Community Development Department, and the Project as a whole, and having concluded the hearing on May 20, 2026, hereby sees fit and intends to find a Class 32 Categorical Exemption and a CEQA Guidelines Section 15061(b)(3) exemption from CEQA with respect to approval of DOR No. No. 1935-23 and CUP No. 1128-23 and to reverse the Planning Commission Decision by approving DOR No. 1935 -23 and CUP No. 1128 -23 subject to the Conditions of Approval attached hereto as E xhibit “B” and incorporated herein by reference (“Conditions”), provided that the effectiveness of this approval shall be contingent upon City Council adoption, and effectiveness , of Ordinance No. 26 -2608 finding a CEQA exemption with respect to approval of DA No. 33-23 and approving DA No. 33-23, which the City Council introduced and conducted first reading, by title only, on May 20, 2026 ; and
WHEREAS, all legal prerequisites to the adoption of th is Resolution have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CARSON, CALIFORNIA, DOES HEREBY RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1 . The foregoing recitals are true and correct and are incorporated herein by reference.
SECTION 2. With respect to Site Plan and Design Review No. (DOR) 1935 -23, the City Council finds that, with the inclusion of the Conditions and the requirements of DA No. 33-23:
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a) The development plan is compatible with the General Plan and surrounding uses.
The Property is within the Manufacturing Heavy – Design Overlay (MH-D) zoning district with a General Plan Land Use designation of Industrial Heavy (IH). The project complies with the Zoning Code subject to an approved conditional use permit, and is consistent with the General Plan Land Use designation of IH. b) The BESS development is within a primarily industrial area and in proximity to sensitive receptor uses. The BESS Development will be compatible with the adjacent and surrounding uses due to the design of the Project coupled with the safeguards imposed upon it through the Conditions and the requirements of DA No. 33-23. There is no applicable specific plan for the area. c) The BESS development includes storage of lithium -ion batteries, a hazardous material, within metal container enclosures and related equipment and substation.
The IH land use designation, as stated in the General Plan La nd Use Element, is intended to provide for the full range of industrial uses that are acceptable within the community, but whose operations are more intensive and may have nuisance or hazardous characteristics, which for reasons of health, safety, environmental effects, or general welfare, are best segregated from other uses, and uses handling hazardous materials would be permitted only with proper safeguards and a conditional use permit.
d) The BESS development, with appropriate safety measures included in the Conditions and DA No. 33 -23, will be appropriately segregated from other uses.
Conditions have been imposed as required by the City’s hazardous materials land use regulations (CMC 9141.1), and to require, among other safeguards, a reinforced CMU block wall, 13’ in height, to be built around the entire perimeter of the Property, except for the access driveways on Broadway, which will be gated.
The wall shall be a containment wall, engineered to withstand and contain the blast hazard associated with the project, to the reasonable satisfaction of the City Engineer and the Los Angeles County Fire Marshal. Additionally, per the Conditions, none of the battery enclosures shall be within 35’ of any property line, and the battery enclosures shall be equipped with internal, failsafe heat and gas detection and alarm systems, which shall provide audio and visual early warnings of increases in heat or gas in any battery enclosure to a third-party reporting station that actively monitor s for such warnings on a 24/7/365 basis. Furthermore, whenever any of the batteries fail, reach the end of their useful life, or need to be disposed of due to a legal requirement or due to their continued presence posing an added risk to public health or safety, Developer shall promptly discontinue use and dispose of such batteries in accordance with all applicable laws and regulations, including but not limited to those related to hazardous materials and hazardous waste.
e) The proposed development plan is compatible in architecture and design with existing and anticipated development in the vicinity, including the aspects of site planning, land coverage, landscaping, appearance and scale of structures and
01007.0632 2133917.1
open spaces, and other features relative to a harmonious and attractive development of the area.
f) The proposed development plan provides for convenience and safety of circulation for pedestrians and vehicles. The development would have vehicular accessibility via two access driveways on Broadway, and pedestrian accessibility on Griffith Street. A paved 26-foot-wide internal access road would surround the BESS portion of the project site. The proposed development would include four parking spaces on-site near the proposed operations & maintenance (O&M) storage area, which complies with the Zoning Ordinan ce parking requirements. The project would generate very few traffic trips, as the BESS facility would not be open to the public and would not involve daily employee staffing or truck servicing. The proposed project and project -related offsite improvements would be unoccupied and monitored remotely, except for onsite monitoring as required by DA No. 33-23.
Additional m inimal periodic employee visits would be conducted for on -site equipment inspections, monitoring, and testing.
g) There is no proposed signage for the project. Any signage associated with the project will be pursuant to a separate permit and shall exhibit attractiveness, effectiveness, and restraint in signing graphics and color. h) The proposed development will be in one phase (i.e., will not be a phased development).
i) The required findings pursuant to Section 9172.23(D), “Site Plan and Design Review,” can be and are made in the affirmative.
SECTION 3. With respect to Conditional Use Permit No. 1128-23, the City Council finds that, with the inclusion of the Conditions and the requirements of DA No. 33-23:
a) The proposed use and development will be consistent with the General Plan. Uses handling hazardous materials on properties designated Heavy Industrial under the General Plan Land Use Element cannot be permitted without proper safeguards and a conditional use permit. The project batteries, which will be lithium -ion, constitute hazardous materials. A conditional use permit application has been processed pursuant to CMC 9141.1. The required conditions of approval set forth in CMC 9141.1 have been incorporated into the Conditions, and additional health and safety measures have been incorporated into the Conditions as discussed above, in addition to the required Fire Department review and approval which must occur prior to issuance of any City permits, per the Conditions. The proposed use and development is consistent with the General Plan goals and policies, and will advance the following General Plan goals and policies, without limitation: LUR-G- 1, LUR-G-15, CIR-G-5, CSES-P-27, CSES-P-33, CSES P -34, OSEC-G-14, and OSEC-P-29.
b) The site is adequate in size, shape, topography, location, utilities, and other factors to accommodate the proposed use and development.
c) There will be adequate street access and traffic capacity. See Section 3(f), above.
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d) There will be adequate water supply for fire protection. The project is conditioned to require approval of the Los Angeles County Fire Department prior to City issuance of any demolition, grading or building permits. Additionally, several Fire Department conditions of approval have been included in the Conditions, one of which provides, “The required total fire flow from the on-site fire hydrants is 1,250 GPM at 20 psi residual pressure for 2 hours duration. A single on-site fire hydrant shall be capable to supply a fire flow of 1,250 GPM @ 20 psi residual pressure for 2 hours, including one being located the furthest from the public fire hydrant.” e) The proposed use and development will be compatible with the intended character of the area, which is industrial in nature, as the subject property is designated Heavy Industrial in the General Plan and is zoned MH-D. f) The required findings pursuant to Section 9172.21, “Conditional Use Permit,” can be and are made in the affirmative. The adverse effects of the proposed use and development, which include the presence of hazardous materials on the site and the potential for emergency incidents such as fires and explosions occurring during Project operations , are justified by the benefits to the public interest which will occur as a result of such use and development , particularly in light of the quality design and the safeguards imposed on the proposed use and development through the Conditions and DA No. 33 -23, which help to minimize the adverse effects.
Section 4. CEQA. The City Council further finds that, as demonstrated by substantial evidence in the record including the Class 32 Categorical Exemption Memorandum on file with the City’s Community Development Department and incorporated herein by this reference (“Memorandum”), the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332, Class 32 (In-Fill Development Projects), as the project meets all the required criteria of this CEQA categorical exemption. Specifically, and as further detailed above and in the Memorandum: (i) The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations; (ii) The proposed development is within the City of Carson’s jurisdictional boundaries and the project site is not larger than five acres and is substantially surrounded by urban uses; (iii) The project site has no value as habitat for endangered, rare of threatened species; (iv) The project site can be adequately serviced by all required utilities and public services; and (v) Approval of the project will not result in any significant effects related to traffic, noise, air quality or water quality. No exception to the categorical exemption applies under CEQA Guidelines Section 15300.2. Separately, and independent from the Class 32 categorical exemption, the analysis in the Memorandum demonstrates that the project does not have the potential to cause a significant effect on the environment and is therefore also exempt from further CEQA review pursuant to CEQA Guidelines Section 15061(b)(3).
01007.0632 2133917.1
SECTION 5. Based on the foregoing findings, the City Council hereby reverses the Planning Commission Decision pursuant to CMC Section 9173.4(C)(2)(a) by approving DOR No. 1935-23 and CUP No. 1128-23 subject to the Conditions, and contingent upon City Council adoption , and effectiveness , of Ordinance No. 26 -2608 finding a CEQA exemption with respect to approval of DA No. 33-23 and approving DA No. 33-23.
SECTION 6. Should any provision, section, paragraph, sentence or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.
SECTION 7. This Resolution shall be effective immediately upon its adoption. As provided in Code of Civil Procedure §1094.6(b) and Carson Municipal Code §9173.5, any court action or proceeding brought to challenge this Resolution or the findings set forth herein pursuant to Code of Civil Procedure §1094.5 must be filed within 90 days after the date of this Resolution, except that any action or proceeding challenging this Resolution or the findings set forth herein that is within the scope of Carson Municipal Code §9173.5(A) must be filed within 60 days after the date of this Resolution. A copy of this Resolution shall be sent by first class mail to the applicant for Site Plan and Design Overlay Review No. 1935 -23, Conditional Use Permit No. 1128 -23, and Development Agreement No. 33-23 (VESI 27 LLC) and to any person who has filed a written request for notice of this decision pursuant to Carson Municipal Code §9173.32.
SECTION 8. The City Clerk shall certify the adoption of this Resolution and enter it into the book of original Resolutions.
[signatures on the following page]
01007.0632 2133917.1
PASSED, APPROVED AND ADOPTED this 20th day of May 2026.
_________________________________
Lula Davis-Holmes, Mayor
APPROVED AS TO FORM:
______________________________________
Sunny K. Soltani, City Attorney
ATTEST: ________________________________________
Dr. Khaleah K. Bradshaw, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:
CITY OF CARSON )
I, Khaleah Bradshaw, City Clerk of the City of Carson, do hereby certify that the foregoing Resolution, being Resolution No. 26-XX, was passed and approved by the City Council of the City of Carson at its meeting held on May 20, 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________________
Dr. Khaleah K. Bradshaw, City Clerk
01007.0632 2133917.1
01007.0632 2133917.1
EXHIBIT "B"
CITY OF CARSON
COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
SITE PLAN AND DESIGN REVIEW NO. 1935-23
CONDITIONAL USE PERMIT NO. 11128-23
DEVELOPMENT AGREEMENT NO. 33-23
GENERAL CONDITIONS
1. Site Plan and Design Overlay Review No. 1935 -23, Conditional Use Permit No. 1128 - 23, and Development Agreement No. 33 -23 is for the development of an approximately 100 - megawatt battery energy storage system (BESS) and project related offsite improvemen ts (as detailed in Development Agreement No. 32-22) at 18800 Broadway (APN: 7339-014-009) (“Project”).
2. Development project approval for Design Overlay Review No. Review No. 1935 -23, Conditional Use Permit No. 1128-23, and Development Agreement No. 33-23 shall become null and void if building permits are not issued within two years of the effective date o f the Development Agreement No. 33 -23 unless an extension of time is requested prior to expiration and approved by the Planning Commission.
3. The applicant shall submit a complete set of electronic plans that conform to all the Conditions of Approval to be reviewed and approved by the Planning Division prior to Building and Safety plan check submittal.
4. Interim Development Impact Fee : In accordance with Article XI (Interim Development Impact Fee Program) of the Carson Municipal Code (“CMC”), the Project and the developer thereof, including the applicant, property owner, tenant, permittee/holder of the Project entitlements, and successor to whom the Project entitlements are assigned (“Developer”), shall be responsible for payment of one -time interim development impact fees (“IDIF”) at the applicable amounts/rates detailed below for each square foot of industrial development constructed for the Project. If the Project increases or decreases regarding the square footage constructed, the total IDIF amount will be adjusted accordingly at the applicable rate.
Per CMC 11504, the IDIF shall be paid per building prior to issuance of the applicable building permit, and the applicable IDIF rate (detailed below) shall be that in effect at the
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time of such payment. No building permit shall be issued prior to the full payment of the required IDIF amount for such building/structure, which payment shall be made in one lump sum installment. IDIF amounts/rates are subject to adjustment every July 1st based on State of California Construction Cost Index (Prior March to Current March Adjustment), per CMC Section 11500. The fee for Fiscal Year 2025 -2026 IDIF is set at $3.68 per square feet for all square footage of Battery Enclosures (approximately 51,384 square feet). Therefore, if IDIF is paid for the Project between July 1, 2025, to June 30, 2026, the required amount w ill be $189,093.12. Subsequent fiscal year IDIF rates have not yet been determined.
To understand the requirements in more detail, please visit the City’s IDIF webpage at:
https://ci.carson.ca.us/communitydevelopment/IDIFProgram.aspx and/or contact James Nguyen at [email protected] or 310-952-1700 ext. 1310 Notice of Imposition of Interim Development Impact Fees; Right to Protest Pursuant to CMC Section 11503, Developer is hereby notified of the IDIF imposed on the Project, as described and in the amount stated above. In accordance with Government Code Section 66020, Developer may protest the imposition of the IDIF on the Project by complying with the requirements set forth in CMC 11900. Any such protest shall be filed within ninety (90) days after the effective of approval by the City of the entitlement(s) or permit(s) that is/are the subject of these conditions of approval. The ni nety (90) day approval period in which the Developer may submit a protest has begun as of the effective date of the City’s approval of the entitlement(s) or permit(s) that is/are the subject of these conditions of approval.
5. Prior to issuance of any temporary or final Certificate of Occupancy, the then -owner(s) and tenant(s) of the premises holding Conditional Use Permit that is the subject of these conditions: (i) shall file a certification with City stating under penalty of perjury (a) whether the use possesses or may possess or use hazardous materials, (b) itemizing the specific types of hazardous materials that will or may be possessed or used, specifying the quantities (both then-current and anticipated maximum quantiti es) that will or may be possessed or used at any given time, both on an itemized basis and cumulatively, and (c) reporting any outstanding violations of state Unified Program regulations and the status of efforts or measures taken to correct same. If at any time any information specified in the certification becomes outdated or is no longer accurate, the then-owner(s) and tenant(s) of the premises holding Conditional Use Permit that is the subject of these conditions must submit, within thirty (30) days after learning that the information is no longer accurate, an addendum to the certification which includes the corrected/updated information; and (ii) submit to City inspections of the subject premises at least once per year for compliance with the Carson Municipal Code and the permit conditions and identification of any and all hazardous
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materials present at the location, including reporting of such inspection to the Certified Unified Program Agency having jurisdiction in the City (the Los Angeles County Fire Department, Health Hazardous Materials Division) when the inspector finds any suspected violations of State Unified Program regulations identified during the inspections.
6. Developer shall comply with all city, county, state, and federal regulations applicable to the Project.
7. Developer shall make any necessary site plan and design revisions to the site plan and elevations approved by the Planning Commission to comply with all the conditions of approval and applicable Zoning Ordinance provisions. Any revisions will require re view and approval by the Planning Division.
8. A modification of these conditions, including additions or deletions, may be considered upon filing of an application by Developer in accordance with the Carson Municipal Code.
9. It is further made a condition of this approval that if any of these conditions is violated, or if any applicable law, statute, or ordinance is violated, the subject entitlement(s) may be revoked by the Planning Division (or Commission), as may be applicable, in accordance with CMC 9172.28.
10. Precedence of Conditions. If any of the Conditions of Approval alter a commitment made by Developer in another document, the conditions enumerated herein shall take precedence except as otherwise provided in Development Agreement No. 33-23.
11. City Approvals. All approvals by City, unless otherwise specified, shall be by the department head of the department requiring the condition. All agreements, covenants, easements, deposits, and other documents required herein where City is a party shall be in a form approved by the City Attorney. The Developer shall pay the cost for review and approval of such agreements and deposit necessary funds pursuant to a deposit agreement.
12. Deposit Account. A trust deposit account shall be established and maintained for all deposits and fees required in all applicable conditions of approval of the Project , in accordance with the terms of the Reimbursement and Indemnification Agreement entered into by and between the City and VESI 27, LLC dated April 13, 2023, and as may be amended.
13. Indemnification. Developer shall defend, indemnify, and hold harmless the City of Carson, its agents, officers, and employees, and each of them, on the terms provided in Development Agreement No. 33 -23 and the Reimbursement and Indemnification Agreement entered into by and between the City and VESI 27, LLC dated April 13, 2023.
14. Developer shall pay all applicable City fees when due, and at the applicable rate.
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AESTHETICS
15. There shall be no deviation of architectural design or details from the approved set of plans. Any alteration shall be first approved by the Planning Division.
16. Prior to Issuance of Building Permit, a wall design specification and plan details including colors and materials must be submitted and approved by the Planning Division to assure a decorative wall design is provided.
17. Prior to Issuance of Building Permit, the specification of all colors and materials must be submitted and approved by the Planning Division.
FENCE/WALLS
18. Chain link fencing is prohibited on the exterior of the property, any location that is visible from the public right of way, any other public areas, or any adjacent properties.
HEALTH AND SAFETY FEATURES
19. Developer shall incorporate the following features into the Project for the purpose of ensuring protection of public health and safety against potential risks associated with fires, explosions, and hazardous materials:
a. Submit a full , complete toxicity report of the BESS development project for review and clearance by the City Planning Division and Los Angeles County Fire Department.
Subsequent modifications to the conditions of approval may be applied based on the assessment(s) and findings of the toxicity report.
b. None of the battery enclosures shall be located within 35’ of any property line. c. The battery enclosures shall be equipped with internal, failsafe heat and gas detection and alarm systems, which shall provide audio and visual early warnings of increases in heat or gas in any battery enclosure to a third -party reporting station that ac tively monitors for such warnings on a 24/7/365 basis. A battery enclosure or system that relies solely on sparkplugs will not be considered failsafe for purposes of this requirement. The system shall ensure that appropriate authorities (e.g., Los Angeles County Fire Department) will receive early warnings of any potential fire or explosion in or among the Battery Enclosures and therefore be able to act timely to evacuate the area and take other responsive actions as they deem necessary to protect public health and safety. d. Prior to issuance of any temporary or final Certificate of Occupancy, Developer shall install a reinforced CMU block wall, 13’ in height, around the entire perimeter of the Property, except for the access driveway on Broadway. The wall shall be a containment wall, engineered to withstand and contain the blast hazard associated with the Project, to the
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reasonable satisfaction of the City Engineer and the Los Angeles County Fire Marshal or his or her designee. Developer shall submit blast modeling data to the City Engineer and the Los Angeles County Fire Marshal as deemed necessary by City Engineer and th e Los Angeles County Fire Marshal for this purpose.
e. Whenever any Project batteries fail, reach the end of their useful life, or need to be disposed of due to a legal requirement or due to their continued presence posing an added risk to public health or safety, Developer shall promptly discontinue use and dispose of such batteries in accordance with all applicable laws and regulations, including but not limited to those related to hazardous materials and hazardous waste. f. The Project shall obtain approval and comply with all Los Angeles County Fire Department requirements.
g. Developer shall comply with all Los Angeles County Fire Department requirements and all conditions of approval imposed or recommended by the Los Angeles County Fire Department, including but not limited to all requirements and conditions set forth in its Alternative Materials or Methods Review (AMMR) results last updated as December 11, 2025, and as may be further amended.
h. Following issuance of a certificate of occupancy, Developer shall conduct an annual safety meeting to be held at a public location within the City, which shall be conducted in coordination with the Los Angeles County Fire Department and the Los Angeles County Sheriff’s Department, notice of the meeting shall be mailed out at least 10 days before the meeting, mailing to all owners and occupants located withing 2,500 feet of the subject property.
In addition, Developer shall hold two (2) safety meetings to be held at least 30 days apart prior to the project becoming operational. Notice of the two safety meetings shall be provided in the same manner as the annual safety meeting, which covers items such as alarm testing, protocols, evacuation routes, and general battery storage safety information. i. Prior to issuance of a certificate of occupancy, Developer shall prepare a written evacuation plan to be reviewed by the Los Angeles County Fire Department and the Los Angeles County Sheriff’s Department. The evacuation plan shall identify primary and secondary evacuating routes, staging and assembly areas, traffic control measures, and communication protocols with emergency responders. This evacuation plan shall be shared with all attendees during each annual safety meeting.
j. Prior to issuance of a certificate of occupancy , Developer shall establish and maintain a telephone hotline through which members of the public may obtain information about the project and may report concerns, complaints, or safety -related issues. The project hotline
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shall be available & monitored on 24/7, 365 days a year. Responses to the reports shall be conducted within 48 hours from the initiated contact and resolved within a ten -day period.
This safety measure shall be paid for by the applicant.
LANDSCAPE/IRRIGATION
20. Comply with the provisions of Section 9168 of the Zoning Ordinance, “Water Efficient Landscaping. ”
21. Landscaping shall be provided with a permanently installed, automatic irrigation system and operated by an electrically timed controller station set for early morning or late evening irrigation. Installation, maintenance, and repair of all landscaping shall be the responsibility of the property owner.
22. Installation of 6” x 6” concrete curbs are required around all landscaped planter areas, except for areas determined by National Pollutant Discharge Elimination System (NPDES) permit or other applicable condition of approval that requires certain lands caped areas to remain clear of concrete curbs for more efficient storm water runoff flow and percolation.
Revised landscaping and irrigation plans shall be reviewed and approved by the Planning Division should subsequent modifications be required by other concerned agencies regarding the removal of concrete curbs.
23. Existing and new irrigation system shall include best water conservation practices.
24. Installation, maintenance, and repair of all landscaping shall be the responsibility of the property owner.
25. Prior to City issuance of any permit, the applicant shall electronically submit landscape and irrigation plans drawn, stamped, and signed by a licensed landscape architect. Such plans are to be approved by the Planning Division.
26. All new and retrofitted landscape of 500 square feet or greater is subject to the Model Water Efficient Landscape Ordinance (MWELO) per Department of Water Resources Title 23, Chapter 2.7. The Developer shall include the signed MWELO project informatio n, WELO water budget calculations and compliance checklist items on landscape plans, prior to the issuance of building permits.
LIGHTING
27. All exterior lighting shall be provided in compliance with the standards pursuant to Section 9127.1 (Exterior Lighting) of the Zoning Ordinance.
28. Such lights are to be directed on -site in such a manner as to not create a nuisance or hazard to adjacent street and properties, subject to the approval of the Planning Division.
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PARKING
29. Parking areas and driveways shall remain clear. No encroachment into parking areas and/or driveways shall be permitted.
30. All areas used for the movement parking, loading, repair or storage of vehicles shall be paved with either:
a. Concrete or asphaltic concrete to a minimum thickness of three and onehalf inches over four inches of crushed aggregate base; or
b. Other surfacing material which, in the opinion of the Director of Engineering Services, provides equivalent life, service and appearance.
TRASH
31. Trash collection shall comply with the requirements of the City’s trash collection company.
32. Recycling areas shall be provided in accordance with Sections 9164.4 (Collection and Loading of Recyclable Materials) and 9164.5 (Design Standards for Trash and Recycling Areas) of the Zoning Ordinance.
UTILITIES
33. All utilities and aboveground equipment shall be constructed and located pursuant to Section 9126.8 (Utilities) of the Zoning Ordinance, unless otherwise provided for in these conditions.
34. Public utility easements shall be provided in the location as required by all utility companies with easements free and clear of obstructions, and electrical utilities shall be installed underground.
35. Developer shall remove at its own expense any obstructions within the utility easements that would interfere with the use for which the easements are intended.
36. Any aboveground utility cabinet or equipment cabinet shall be screened from the public right-of way by a decorative block wall or landscaping, to the satisfaction of the Planning Division, and in compliance with public utility access requirements.
BUILDING AND SAFETY DIVISION
37. The second sheet of building plans is to list all conditions of approval and to include a copy of the
City Council Decision letter. This information shall be incorporated into the plans prior
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to the first submittal for plan check.
38. Plans prepared in compliance with the current Building Code shall be submitted to Building Division for review prior to permit issuance.
39. A separate building permit is required for the masonry perimeter walls, which are of height taller than 6 feet above grade.
40. A separate building permit is required for the proposed Electrical Shelter.
41. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect or civil engineer.
42. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided for supporting pads for Electrical Shelter and Energy Storage systems, electrical equipment anchorage, and masonry perimeter fences.
44. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
45. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by other soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the City, a new Preliminary Soils and/or Geotechnical Investigation.
46. A grading and drainage plan shall be approved prior to issuance of the building permit.
The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.
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47. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer of Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. The form can be found at the following link:
https://www.dropbox.com/scl/fi/up1jbcg2e9sv4i0t6vrp3/CARSON-LID-PLAN- CHECKLISTMS4-1-FORM.pdf?rlkey=1y5bsf2iladt6mzv56qgyz7cj&dl=0
48. A feasibility study for stormwater infiltration shall be conducted to evaluate the potential for hazard materials being released in an event of battery failure or leakage and mobilized by storm water. Alternative compliance for stormwater mitigation and pollutants contentment system design shall be considered to prevent ground water contamination. Building permits shall not be issued until the study along with mitigation measure recommendations has been submitted to and approved by the Building Official.
49. A flood risk assessment shall be conducted to evaluate the potential hazard for energy storage systems to be fully or partially submerged under water in a design rain event and to determine minimum height of equipment anchorage above the base flood level. Building permits shall not be issued until the report along with mitigation measure recommendations has been submitted to and approved by the Building Official.
50. Outdoor stationary Energy Storage Systems shall be installed in accordance with the California Fire Code and California Electrical Code.
51. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by the State of California.
52. Separate application and plan review is required for Electrical plans.
53. No form work or other construction materials will be permitted to encroach into adjacent property without written approval of the affected property owner.
54. Prior to the issuance of building permit, a written consent shall be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s).
BUSINESS LICENSE
55. All parties involved in the development of the Project, including but not limited to contractors and subcontractors, are required to obtain a City business license per Section 6310 of the Carson Municipal Code
PUBLIC WORKS DEPARTMENT, ENGINEERING SERVICES DIVISION
GENERAL
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56. Any existing off-site improvements damaged during the construction shall be removed and reconstructed per City of Carson PW Standard Drawings and to the satisfaction of the City Engineer.
57. A construction permit is required for any work to be done in the public right-of-way.
58. Construction bond for all work to be done within the public right of way shall be submitted and approved by Engineering Division prior to issuance of permit by Engineering Division.
59. Proof of Worker’s Compensation and Liability Insurance shall be submitted to the city prior to issuance of permit by Engineering Division.
60. The Developer shall submit a copy of approved Grading plans on bond paper to the City of Carson – Engineering Division, prior to issuance of grading permits.
61. The Developer shall submit an electronic copy of approved plans (such as, Sewer, Street and/or Storm Drain Improvements, whichever applies), to the City of Carson – Engineering Division, prior to the issuance of construction permits.
BUILDING PERMITS
Prior to issuance of Building Permit, the proposed development is subject to the following:
62. Drainage/Grading plan shall be submitted for approval of the Building and Safety Division. The Developer shall submit a copy of approved Drainage/Grading plans on bond paper to the City of Carson – Engineering Division.
63. Soils report, sewer area study, drainage concept, hydrology study and stormwater quality plan shall be reviewed and approved. Building Permit issuance will not be granted until the required soils, sewer, drainage concept, hydrology study and stormwater information have been received and found satisfactory. Comply with mitigation measures recommended in the approved soils, sewer area study, drainage concept, hydrology study and stormwater quality plan.
64. The Developer shall submit improvement plans to the Engineering Division showing all the required improvements in the public right of way for review and approval of the City Engineer. A copy of approved conditions of approval shall be attached to the plans when submitted. The following are required as a part of the projects improvement plans.
a) Repair any broken or raised/sagged sidewalk, curb and gutter within the public right of way along Broadway and Griffith Streets abutting this proposed
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development per City of Carson PW Standard Drawings and to the satisfaction of the City Engineer.
b) Remove and replace any broken/damaged driveway approach within the public right of way along Broadway and Griffith Streets abutting this proposed development per City of Carson PW Standard Drawings and to the satisfaction of the City Engineer.
c) Remove unused driveway approach if any, within the public right of way along Broadway abutting this proposed development and replace it with full height curb and gutter and sidewalk per City of Carson PW Standard Drawings and to the satisfaction of the City Engineer.
d) The Developer shall modify existing driveways within the public right of way along Broadway and Griffith Streets abutting this proposed development per City of Carson PW Standard Drawings to comply with the ADA requirements and to the satisfaction of the City Engineer.
e) The Vehicle Entryway along Griffith Street needs to meet City Standard details for a commercial driveway. This driveway appears to be of secondary use, please clarify the use.
f) Pedestrian entryway along Giffith Street needs greater clarification, gates and doors shall not swing over the public right -of-way, clarify the design of this element.
g) Streets abutting the development, shall be slurry sealed from curb-to-curb or from median-to-curb when medians are existing or as approved by the City Engineer. Slurry Seal materials shall be rubberized emulsion aggregate slurry (REAS).
CERTIFICATE OF OCCUPANCY
Prior to issuance of Certificate of Occupancy, the proposed development is subject to the following:
65. The Developer shall comply with all requirements from L.A. County Sewer Maintenance Division for maintenance of new and/or existing sewer main, relating to this development, prior to release of all improvement bonds.
66. The Developer shall execute and provide to the City Engineer, a written statement from the water purveyor indicating that the water system will be operated by the purveyor and that under normal conditions, the system will meet the requirements for the deve lopment and that water service will be provided to each building.
a) Comply with mitigation measures recommended by the water purveyor.
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67. The Developer shall construct and guarantee the construction of all required and previously approved Street Improvements to the satisfaction of the City of Carson Public Works Inspector and the City Engineer.
68. The Developer shall construct and guarantee the construction of all required drainage infrastructures in accordance with the requirements and recommendations of the hydrology study, subject to the approval of the City Engineer.
69. All new utility lines, servicing the proposed development shall be underground to the satisfaction of the City Engineer.
FIRE DEPARTMENT – LOS ANGELES COUNTY FIRE DEPARTMENT
70. Explosion-Hazard Early Warning Detection and Notification. Where the chemistry or design of the ESS, or battery ESS (BESS, or electrochemical ESS), is capable, during normal or failure modes, of creating an explosive atmosphere of consequence within the airspace of its battery compartment, room, or other enclosure (whether a full -volume or partial - volume explosive atmosphere):
a. Early warning detection and notification via a fire -alarm system compliant with the Los Angeles County Fire Code and the NFPA-72 standard shall be designed with detection inside each battery compartment to effectively provide advanced warning of any accumulation towards an explosive limit of flammable/explosive gases, in accordance with the Los Angeles County Fire Code.
b. These detection devices shall be addressable.
c. Automatic notification serving potential impact areas via on -site sets of horns, beacons (red or orange), and signs, shall be provided as determined by LACoFD. d. Automatic notification by the fire -alarm system shall be made to 9 -1-1 as determined by LACoFD.
e. On-site identification of the particular enclosure(s) in alarm shall be achieved via horn - strobe notification device(s).
f. Gas detection systems, including any that are used to initiate an explosion-control system, shall comply with the requirements of NFPA 72.and be supervised by the fire-alarm system.
71. Explosion-Hazard Shielding. The maximum-potential explosion-hazard consequences, including pressure-wave generation and projectile/shrapnel impact, for a battery-failure gas- accumulation scenario not less-severe than the scenario defined by the Los Angeles County Fire Department (LACoFD), shall be established by a qualified third party and subject to approval by the LACoFD.
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a. Based on the maximum -potential explosion-hazard results, an explosion -shielding wall that is engineered to provide protection from one such maximum -potential explosion occurrence, for the closest BESS enclosure thereto, for each BESS enclosure to be installed, shall be provided:
i. Around the entire BESS-installation perimeter of the BESS installation(s) or BESS field as a whole, to protect persons outside the facility; and
ii. As a shield for four persons operating at each required first -responder/ fire-command station for these installations.
b. The height of these perimeter walls shall provide a minimum height of 1 3 feet or exceed the height of the BESS enclosures by at least 18 inches, and shall in no case be less than any minimum height requirement set therefor by the jurisdictional planning agency. c. Fire apparatus access road gates through the wall shall be compliant with the Los Angeles County Fire Code, including Section 503 thereof
72. Site Layout of BESS Units. In accordance with the Fire Code, separation distances between BESS units, enclosures, and groups of BESS units/enclosures, and setback distances from sensitive exposures called out by the Fire Code (e.g., combustibles, hazardous materials), shall be validated by large-scale fire testing or modeling, as specified and approved by LACoFD. This may effectively reduce the number and position of BESS units permitted to be installed on site.
73. Fire-Apparatus Access.
a. Two points of fire -apparatus access to the BESS installation, remotely located from one another.
b. Fire-apparatus access that leads directly and immediately from outside the BESS facility to each required first-responder/ fire-command station shall be provided. c. Fire-apparatus access roads shall be provided to achieve fire-apparatus access to within 150 feet of all portions of the facility and all portions of the exterior walls, at grade, of the buildings and BESS enclosures.
d. The on -site fire -apparatus access roadways and fire lanes shall maintain a minimum unobstructed width of 26 feet, clear to the sky, maintain a 32 -foot centerline turning radius on all turns, and maintain all -weather driving capabilities, as approved by LACoFD, of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
74. Fire-Protection Water Supplies.
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a. Install 1 new public fire hydrant as noted on the site plan. The minimum required fire flow from the public fire hydrants on this BESS projects is 1,500 gpm at 20 psi residual pressure for 2 hours.
b. Install 1 new on -site fire hydrants. The required fire flow is 1,250 gpm at 20 psi residual pressure for 2 hours duration. The location of the required on -site fire hydrants have been located by LACoFD as part of the entitlement review process, see enclosed site plan, but the location can be modify or adjusted as needed during the LACoFD review of the architectural/construction plans prior to issuance.
c. Where fire -sprinkler systems and/or a private fire hydrant are provided or required, approval shall be required to be obtained from the LACoFD Fire-Sprinkler Plan-Review Unit.
75. Site Security. Site security shall comply with Section 1207.4.9 of the LA County Fire Code but LACoFD advocates for enhanced security measures at these sites just like is standard practice at electrical substations, for several reasons (theft of wire, injury to intruder, terrorism, grid reliability, prevention of damage that might cause a failure event, fire, or explosion):
1207.4.9 Security of installations: Rooms, areas and walk-in units in which electrochemical ESS are located shall be secured against unauthorized entry and safe - guarded in an approved manner. Security barriers, fences, landscaping and other enclosures shall not inhibit the required air flow to or exhaust from the electrochemical ESS and its components.
76. Emergency Response Signage. Facility emergency-action and -response signage, and NFPA-704 hazard -classification placards, shall be provided in accordance with LACoFD determinations.
77. Emergency Response Plan (ERP).
a. An Emergency Response Plan (ERP) shall be developed, and maintained and trained on by site personnel, for the life of the installation, in accordance with LACoFD determinations and direction.
b. A qualified after-incident mitigation company shall be maintained on retainer at all times, maintained in the list of contacts in the ERP , and disclosed to LACoFD and jurisdictional building department.
78. Inspection, Testing, and Maintenance (ITM). The BESS installation and related equipment and systems shall be inspected, tested, and maintained by the operator for the life of the installation, in accordance with the submittals and installation that were approved by LACoFD, as well as established ITM standards for these systems, installations, and
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equipment. In no case shall ITM be less restrictive than either the ITM standards nor the submittals and installation that were approved by LACoFD.
79. Repairs, Replacements, Decommissioning, and Disposal or Other Removal from Site.
BESS repairs, replacements, decommissioning, and disposal or other removal from site shall be in accordance with all federal, State, and local laws.
80. Cost Recovery. Facility owners shall reimburse government emergency -services providers and site-cleanup providers for costs thereto for service provision made necessary by emergency incidents at their facility.
SHERIFF DEPARTMENT – LOS ANGELES COUNTY
81. A Construction Traffic Management Plan shall be implemented as part of the proposed Project to address construction-related traffic congestion and emergency access issues. If temporary lane closures are necessary for the installation of utilities, emergenc y access shall be always maintained. Flag persons and/or detours should also be provided as needed to ensure safe traffic operations, and construction signs shall be posted to advise motorists of reduced construction zone speed limits. On-site inspector shall notify the Carson Station when these measures are in place.
82. Developer shall install a video monitoring system where appropriate to the satisfaction of the Sheriff’s Department.
83. Provide notification to LASD of any methane extraction systems the project site.
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ORDINANCE NO. 26-2608
AN UNCODIFIED ORDINANCE OF THE CITY OF CARSON,
CALIFORNIA: (1) FINDING A CEQA EXEMPTION WITH RESPECT TO APPROVAL OF DEVELOPMENT AGR EEMENT NO. 33-23; AND (2)
APPROVING DEVELOPMENT AGREEMENT NO. 33-23 BETWEEN THE
CITY OF CARSON AND VESI 27 , LLC FOR A PROPOSED BATTERY ENERGY STORAGE SYSTEM (BESS) PROJECT AT 18800 BROADWAY
AVENUE, APN 7339-014-009.
WHEREAS, California Government Code Sections 65864 et seq. authorize the City of Carson (“City”) to enter into binding development agreements with persons having a legal or equitable interest in real property for the development of such property in order to establish certain development rights, for the purpose of strengthening the public planning process, encouraging private participation and comprehensive planning and identifying the economic costs of such development.
WHEREAS, on April 13, 2023, the Department of Community Development received an application from Jessica Mowry on behalf of VESI 27, LLC (“Developer”) for certain entitlements for the development of a battery energy storage system (BESS) facility located at 18800 Broadway Avenue upon the real property legally described in Exhibit “A” attached hereto and incorporated herein by this reference (the “Property”) , as well as certain project -related offsite improvements.
The General Plan land use designation for the Property is Heavy Industrial and the Property is zoned MH-D (Manufacturing Heavy – Design Overlay). There is no applicable Specific Plan. The Southern California Edison (“SCE”) Nola Substation is located directly adjacent to the east of the Property, in the City of Carson
WHEREAS, the proposed project (“Project”) is an approximately 100 -megawatt BESS consisting of lithium -ion batteries installed in prefabricated enclosures housing internal racks, inverters, medium-voltage transformers, switchgear, collector substation, and telecommunication equipment, including underground fiber optics or Supervisory Control and Data Acquisition equipment, to interconnect into the Southern California Edison (SCE) Nola Substation. The enclosures would have battery storage racks, with relay and communications systems for automated monitoring and management of the batteries to ensure design performance. A batt ery management system would be provided to control the charging/discharging of the batteries, along with temperature monitoring and control of the individual battery cell temperature with an integrated cooling system. Power inverters to convert between AC and DC, along with transformers to step up the voltage, would also be included. The proposed facility would operate on a 24/7/365 basis.
A single 66 -kilovolt generation transmission line (gen -tie line) would interconnect the proposed project to the existing SCE NOLA substation. The proposed gen -tie line route would start at the northeast portion the project site, run east along the west Gr ifith Street frontage, and connect to the SCE Nola Substation located approximately 165 feet east of the Project site, on the SCE Nola Substation property.
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To facilitate communication with SCE facilities, a fiber-optic cable will connect the Project site switchyard with the SCE Nola Substation. Installation of the underground fiber optic cable lines will require trenching and earthmoving activities within the West Griffith Street public right- of-way and will be contingent upon City granting an easement or license to SCE or Developer, as applicable, for the location of the fiber optic cable lines in the West Griffith Street public right-of- way in exchange for f air market value consideration pursuant to a written agreement, and all required City encroachment and excavation permits . Per utility interconnection regulations, a second, separate, redundant fiber-optic cable will be installed within the Project site boundaries.
The proposed facility will provide a service by receiving energy (charging) from the SCE electric transmission system, storing energy, and then later delivering energy (discharging) back to the point of interconnection. The facilit y is intended to operate year -round and would be available to receive or deliver energy 24 hours a day and 365 days a year.
WHEREAS, Developer’s requested entitlements consist of the following: (i) Development Agreement (DA) No. 33-23, to grant specified development rights in exchange for provision of specified community benefits; (ii) Site Plan Review and Design Review (DOR) No. 1 935-23, to approve the development plan for the Project; and (iii) Conditional Use Permit (CUP) No. 11 28- 23, to approve the proposed use of the Project.
WHEREAS, a Class 32 California Environmental Quality Act (“CEQA”) Categorical Exemption Memorandum, attached hereto as Exhibit “B,” was prepared and reviewed by the City as lead agency for the Project, which , as further detailed below, demonstrates that the Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332, Class 32 (In -fill Development Projects), and no exception to the categorical exemption applies under CEQA Guidelines Section 15300.2 , and that the Project is not subject to CEQA pursuant to CEQA Guidelines Section 15061(b)(3).
WHEREAS, the application for DA No. 33-23, which, if approved by the City, would approve the Development Agreement attached hereto as Exhibit “C” between City and Developer (“Agreement”), was submitted pursuant to Government Code Sections 65864 through 65869.5.
WHEREAS, after notice of the time, place and purpose of a public hearing was duly given, the City’s Planning Commission held a public hearing on March 10, 2026, to consider Developer’s applications for the Project, and heard testimony and considered all factors both oral and written.
Following such public hearing, the Planning Commission adopted Planning Commission Resolution No. 26-2900: (1) denying DOR No. No. 1935 -23 and CUP No. 1128 -23, and (2) recommending that the City Council deny DA No. 33-23.
WHEREAS, Developer timely appealed the Planning Commission’s decision to the City Council via an appeal application submitted on March 23, 2026, pursuant to Carson Municipal Code Section 9173.4.
WHEREAS, after notice of the time, place and purpose of a public hearing was duly given, the City Council held a public hearing on May 5, 2026 , to consider Developer’s appeal and the Planning Commission’s recommendation of denial of DA No. 33 -23, and heard testimony and
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considered all factors both oral and written. Upon the conclusion of the public hearing on May 20, 2026, the City Council adopted Resolution No. 26-2608, finding a Class 32 Categorical Exemption from CEQA with respect to DOR No. No. 1935 -23 and CUP No. 1128 -23 and approving DOR No. No. 1935-23 and CUP No. 1128 -23 subject to the conditions of approval attached thereto (“Conditions”), contingent upon adoption and effectiveness of this Ordinance. By this Ordinance, based on the findings set forth herein and the administrative record as a whole, the City Council sees fit and intends to find a Class 32 Categorical Exemption from CEQA with respect to DA No. 33-23 and approve DA No. 33-23 for the Project, subject to the Conditions.
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CARSON DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. The above recitals are true and correct and are hereby incorporated into this Ordinance as findings of fact.
Section 2. CEQA.
The City Council further finds that, as demonstrated by substantial evidence in the record including the Class 32 Categorical Exemption Memorandum attached hereto as Exhibit “ B” and incorporated herein by this reference, the Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332, Class 32 (In -Fill Development Projects), as the Project meets all the required criteria of this CEQA categorical exemption. Specifically, and as further detailed below and in the Class 32 Categorical Exemption Memorandum: (i) The Project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations; (ii) The proposed de velopment is within the City of Carson’s jurisdictional boundaries and the Project site is not larger than five acres and is substantially surrounded by urban uses; (iii) the Project site has no value as habitat for endangered, rare of threatened species; (iv) The Project site can be adequately serviced by all required utilities and public services; and (v) approval of the Project will not result in any significant effects related to traffic, noise, air quality or water quality. No exception to the categori cal exemption applies under CEQA Guidelines Section 15300.2 . Separately, and independent from the Class 32 categorical exemption, the analysis in the attached Class 32 Categorical Exemption Memorandum demonstrates that the Project does not have the potential to cause a significant effect on the environment and is therefore also exempt from further CEQA review pursuant to CEQA Guidelines Section 15061(b)(3).
Section 3. Based upon all oral and written reports and presentations made by City staff, Developer, and members of the public, including any attachments and exhibits, t he City Council hereby finds that:
(a) The Agreement is consistent with the provisions of Government Code Sections 65864 through 65869.5.
(b) The Agreement is consistent with the General Plan. The Property is located in the Heavy Industrial Land Use designation, which as stated in the General Plan Land Use
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Element is intended to provide for the full range of industrial uses that are acceptable within the community, but whose operations are more intensive and may have nuisance or hazardous characteristics, which for reasons of health, safety, environmental effects, or general welfare, are best segregated from other uses, and uses handling hazardous materials would be permitted only with proper safeguards and a conditional use permit . The Project, which involves hazardous materials, has been subjected to a conditional use permit requirement and Conditions imposing the proper safeguards . The required conditions of approval set forth in CMC 9141.1 have been incorporated into the Conditions. The Project is designed to the highest professional and industry standards to protect against risks to public health and safety, and includes features such as 25’ setbacks from all property lines and a 13’ high perimeter blast wall engineered to withstand any explosion from the prop osed facility. The Project has also successfully completed Los Angeles County Fire Department (LAFD) Alternative Materials or Methods Review (AMMR) , and the Conditions include and require compliance with all recommended LAFD conditions, including but not limited to all conditions in its AMMR results last updated as December 11, 2025 , and as may be further amended. The Agreement also advances the following General Plan goals and policies, without limitation: LUR-G-1, LUR-G-15, CIR-G-5, CSES-P-27, CSES-P-33, CSES P-34, OSEC- G-14, and OSEC-P-29.
(c) The Agreement provides for a project that is located within an area suitable for the proposed use. The Property is approximately 3 acres. This is large enough to accommodate the Project with none of the battery enclosures being located within 35’ of any property line, which is necessary for health and safety purposes. The Property is also located in a heavy industrial area, and has no a djacency to existing or planned residential areas. The Project operations will not involve heavy trucking or a significant amount of traffic trips, because the operation will be remotely monitored and will only require intermittent on -site maintenance, except that per the Conditions, one monitoring technician will be required to be on site at all times. As a result, there will be very few employees on -site. Sufficient parking spaces are provided on -site to meet this minimal need.
(d) The Agreement provides for a public convenience through significant monetary benefits which will contribute directly or indirectly to programs and services designed to provide for the health, safety and welfare of the public, thereby exhibiting good land use practices. These contributions are specified in Article 3 of the Agreement.
(e) The Agreement will not be detrimental to public health, safety or general welfare, nor will it adversely affect the orderly development or property values for the Property or areas surrounding it.
(f) The Agreement is in compliance with the procedures established by the City as required by Government Code Section 65865(c).
(g) The Agreement in Article 6 provides for an annual review to ensure good faith compliance with the terms of the Agreement, as required in Section 65865.1 of the Government Code.
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(h) The Agreement specifies the contents required by Government Code Section 65865.2, including without limitation the term of the Agreement in Section 2.1 and other Project details in Recital D.
(i) The Agreement includes conditions, terms, restrictions and requirements for development of the Property in Article s 3 -5 (without limitation) and as permitted in Section 65865.2 of the Government Code.
(j) The Agreement contains provisions in Article 7 for termination of the Agreement prior to expiration of its term.
(k) The Agreement provides for amendment or cancellation in whole or in part, by mutual consent of the parties to the Agreement or their successors in interest, as required in Section 65868 of the Government Code.
(l) The Agreement is in the best public interest of the City and its residents. (m) The Developer holds the requisite legal or equitable interest in the Property pursuant to Government Code Section 65865(a), as the Developer currently has a leasehold interest in the Property.
Section 4. Based on the aforementioned findings, the City Council hereby approves DA No. 33-23, a copy of which is attached hereto as Exhibit “C” and incorporated herein by this reference, and authorizes its execution by the Mayor and all action necessary to comply with its terms. The Conditions shall apply to the Agreement as provided in the Agreement.
Section 5. This Ordinance shall take effect on the 30 th day following its adoption by the City Council . However, if and when the Agreement should terminate pursuant to Article 7 thereof, this Ordinance will automatically terminate concurrently therewith without any action needing to be taken by the City Council.
Section 6. Pursuant to Government Code Section 65868.5, the City Clerk shall record a copy of the Agreement with the Los Angeles County Recorder’s office within 10 days after execution thereof.
Section 7. The City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Ordinance as hereby adopted shall remain in full force and effect.
Section 8. The Mayor, City Manager, and City Clerk, or their respective designees, are authorized and directed to take such actions and execute such documents and certifications as may be necessary to implement and effect execution, recordation and enforcement of this Ordinance and the Agreement.
01007.0632 2126949.1 5/6/2026
Section 9. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance or a summary of this Ordinance to be published in a newspaper of general circulation in the City of Carson in accordance with Section 314 of the City’s Charter.
01007.0632 2126949.1 5/6/2026
PASSED, APPROVED and ADOPTED this _____ day of ______________, 2026.
___________________________
Lula Davis-Holmes, Mayor
ATTEST:
______________________________
Dr. Khaleah K. Bradshaw, City Clerk
APPROVED AS TO FORM
___________________________
Sunny K. Soltani, City Attorney
01007.0632 2126949.1 5/6/2026
EXHIBIT “A”
PROPERTY LEGAL DESCRIPTION
[to be attached]
01007.0005 2101001.3
CITY OF CARSON
01007.0632 2126949.1 5/6/2026
EXHIBIT "B”
CLASS 32 CATEGORICAL EXEMPTION MEMORANDUM
[to be attached]
Memorandum
Date: December 8, 2025
To: McKina Alexander, Senior Planner, City of Carson
From: Jason Brandman, Vice President/Director
Cecilia So, Associate Director
Subject: Class 32 Exemption Memorandum for the Griffith Energy Storage Project
INTRODUCTION
The purpose of this California Environmental Quality Act (CEQA) Class 32 Infill Exemption memorandum is to determine whether the proposed Griffith Energy Storage Project (proposed project) meets all the criteria for such an exemption as set forth in CEQA Guidelines Section 15332 (Infill Development Projects). As evaluated herein, the proposed project would be consistent with all criteria listed in CEQA Section 15332 and would not trigger any of the disqualifying exceptions listed in CEQA Section 15300.2.
Separately, and independently, from the infill exemption, this memorandum also demonstrates that the proposed project would not have a significant effect on the environment and is, therefore, not subject to CEQA pursuant to Section 15061(b)(3).
EXISTING CONDITIONS
Project Location and Existing Setting
The approximately 3-acre project site is located at 18800 South Broadway Avenue, in the City of Carson, in Los Angeles County, California (Exhibit 1 and Exhibit 2). The project site is located on Assessor’s Identification Number (AIN) 7339-014-009. The project site is currently developed with an existing industrial/topsoil supplier operation. Buildings on the project site include a single-story, 1,399-square- foot building on the northwest corner of the property. Additionally, the project site has been developed with concrete paving and gravel surfaces; concrete and wooden walls; several concrete soil bunkers; and an access gate.
Surrounding Land Uses
Surrounding land uses include existing industrial uses to the north, east, south, and west. The Southern California Edison (SCE) NOLA substation is located directly adjacent to the site to the east and the Kaiser Permanente Carson Medical Offices are located to the northwest. Residential uses are located approximately 395 feet to the east, across South Main Street. !
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