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'It's a tremendous opportunity.' Closure of Phillips 66 refinery in South Bay has developers salivating

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'It's a tremendous opportunity.' Closure of Phillips 66 refinery in South Bay has developers salivating

The South Bay is in for a large-scale transformation near the Port of Los Angeles as Phillips 66 shuts down its sprawling refineries and makes way for developers to reimagine the prime real estate.

Potential replacements for the century-old refinery complex covering 650 acres include housing and last-mile distribution centers for e-commerce merchants, both of which are in high demand. There may be shops, restaurants, and sports and entertainment venues.

“It’s a tremendous opportunity,” real estate analyst Jesse Gundersheim said. “Where else are you going to find hundreds of acres of developable land in L.A or coastal California?”

Oil giant Phillips 66 announced last month that late next year it will close the twin refineries in Carson and Wilmington that produce about 8% of the state’s gasoline. About 900 workers currently operate the refinery, which also produces diesel and jet fuel.

The Phillip 66 refinery in Wilmington was built in 1919 and produces produces gasoline, diesel and aviation fuels, which are distributed by pipeline and by truck to customers in California, Nevada, and Arizona. Wilmington has one of the highest ozone levels in the United States.

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(Carolyn Cole/Los Angeles Times)

The refinery’s massive fuel storage tanks, distillation towers and sprawling pipeline have been a long-standing source of community concern. In recent years, complaints of acrid odors, fiery accidents, soot and harmful emissions have gained new resonance as public officials become more sensitive to accusations of environmental damage.

“Phillips 66 in L.A. is an old refinery. It’s had a lot of problems with flaring and fires in recent years and high levels of pollution,” Julia May, senior scientist for Communities for a Better Environment told The Times. “It may have just been out-competed by the rest of the refineries.”

Asked if the site might be more valuable to Phillips 66 as developed real estate than as a refinery, company spokesman Al Ortiz said in an email, “We feel this is the best option for the future of our Los Angeles facilities.”

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Ortiz declined to comment further, saying Phillips 66 is in the preliminary stages of the project and hasn’t set a timeline on how long it might take to redevelop the land.

The oil company did say last month that it has has engaged real estate companies Catellus Development Corp. and Deca Cos. to evaluate potential future uses for the site. Both have taken on industrial land makeovers in the past.

Catellus redeveloped the 200-acre former Pacific Refinery Co. near San Francisco into a residential subdivision called Victoria by the Bay in 2003, a process that involved the removal of contaminants, real estate data provider CoStar said.

Deca has transformed outdated sites to accommodate new technologies. Its 800 Cesar Chavez project on San Francisco’s waterfront converted an aging warehouse into a large electronic vehicle charging and maintenance facility. It opened in 2018.

Deca didn’t respond to a request for comment about potential uses of the Phillips 66 site and Catullus referred inquiries to Phillips 66.

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“Right now, we are focused on running the facilities and collaborating with Catellus and Deca to get the necessary permits to redevelop the site,” said,” Ortiz said.

There is enough land for several uses, said Gundersheim, CoStar’s senior director of market analytics and a specialist in evaluating industrial real estate.

The Carson site may lend itself best to warehouses, which are always in demand around the nearby Port of Los Angeles, the busiest container port in the Western Hemisphere, Gundersheim said. The facilities may be used by importers collecting goods from China before distributing them across the West Coast or by e-commerce companies such as Amazon to store and quickly distribute goods to customers in the South Bay.

The Wilmington refinery site, which is connected to Carson’s plant by a pipeline, may lend itself to housing. It is bordered by golf courses, Los Angeles Harbor College, federally owned land and residential neighborhoods.

There is a model for such redevelopment not far away, Gundersheim said.

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Huntington Beach, which was once a booming oil industry center, has approved construction of 250 residential units alongside a hotel and retail space on the site of a former oil pumping and storage facility on Pacific Coast Highway. It will include single-family homes and apartments intended to be affordable.

Developer Shopoff Realty Investments bought the land in 2016, removed oil tanks and cleaned up the land known as the Magnolia Tank Farm.

The vastly larger Phillips 66 refinery sites may also be turned into a mix of uses that could include golf courses, athletic facilities, shopping centers and entertainment venues blended into new communities with houses and apartments, Gundersheim said.

“This kind of opportunity hasn’t been around for some time,” he said.

Phillips 66, which has operated the refineries since its 2012 spin off from ConocoPhillips, said it would replace their output with sources “inside and outside its refining network” and with renewable diesel and sustainable aviation fuels from its San Francisco Bay Area refinery.

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iPic movie theater chain files for bankruptcy

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iPic movie theater chain files for bankruptcy

The iPic dine-in movie theater chain has filed for Chapter 11 bankruptcy protection and intends to pursue a sale of its assets, citing the difficult post-pandemic theatrical market.

The Boca Raton, Fla.-based company has 13 locations across the U.S., including in Pasadena and Westwood, according to a Feb. 25 filing in U.S. Bankruptcy Court in the Southern District of Florida, West Palm Beach division.

As part of the bankruptcy process, the Pasadena and Westwood theaters will be permanently closed, according to WARN Act notices filed with the state of California’s Employment Development Department.

The company came to its conclusion after “exploring a range of possible alternatives,” iPic Chief Executive Patrick Quinn said in a statement.

“We are committed to continuing our business operations with minimal impact throughout the process and will endeavor to serve our customers with the high standard of care they have come to expect from us,” he said.

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The company will keep its current management to maintain day-to-day operations while it goes through the bankruptcy process, iPic said in the statement. The last day of employment for workers in its Pasadena and Westwood locations is April 28, according to a state WARN Act notice. The chain has 1,300 full- and part-time employees, with 193 workers in California.

The theatrical business, including the exhibition industry, still has not recovered from the pandemic’s effect on consumer behavior. Last year, overall box office revenue in the U.S. and Canada totaled about $8.8 billion, up just 1.6% compared with 2024. Even more troubling is that industry revenue in 2025 was down 22.1% compared with pre-pandemic 2019’s totals.

IPic noted those trends in its bankruptcy filing, describing the changes in consumer behavior as “lasting” and blaming the rise of streaming for “fundamentally” altering the movie theater business.

“These industry shifts have directly reduced box office revenues and related ancillary revenues, including food and beverage sales,” the company stated in its bankruptcy filing.

IPic also attributed its decision to rising rents and labor costs.

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The company estimated it owed about $141,000 in taxes and about $2.7 million in total unsecured claims. The company’s assets were valued at about $155.3 million, the majority of which coming from theater equipment and furniture. Its liabilities totaled $113.9 million.

The chain had previously filed for bankruptcy protection in 2019.

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Startup Varda Space Industries snags former Mattel plant in El Segundo

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Startup Varda Space Industries snags former Mattel plant in El Segundo

In an expansion of its business of processing pharmaceuticals in Earth’s orbit, Varda Space Industries is renting a large El Segundo plant where toy manufacturer Mattel used to design Hot Wheels and Barbie dolls.

The plant in El Segundo’s aerospace corridor will be an extension of Varda Space Industries’ headquarters in a much smaller building on nearby Aviation Boulevard.

Varda will occupy a 205,443-square-foot industrial and office campus at 2031 E. Mariposa Ave., which will give it additional capacity to manufacture spacecraft at scale, the company said.

Originally built in the 1940s as an aircraft facility, the complex has a history as part of aerospace and defense industries that have long shaped the South Bay and is near a host of major defense and space contractors. It is also close to Los Angeles Air Force Base, headquarters to the Space Systems Command.

Workers test AstroForge’s Odin asteroid probe, which was lost in space after launch this year.

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(Varda Space Industries)

Varda is one of a new generation of aerospace startups that have flourished in Southern California and the South Bay over the last several years, particularly in El Segundo, often with ties to SpaceX.

Elon Musk’s company, founded in 2002 in El Segundo, has revolutionized the industry with reusable rockets that have radically lowered the cost of lifting payloads into space. Though it has moved its headquarters to Texas, SpaceX retains large-scale operations in Hawthorne.

Varda co-founder and Chief Executive Will Bruey is a former SpaceX avionics engineer, and the company’s spacecraft are launched on SpaceX’s workhorse Falcon 9 rockets from Vandenberg Space Force Base in Santa Barbara County.

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Varda makes automated labs that look like cylindrical desktop speakers, which it sends into orbit in capsules and satellite platforms it also builds. There, in microgravity, the miniature labs grow molecular crystals that are purer than those produced in Earth’s gravity for use in pharmaceuticals.

It has contracts with drug companies and also the military, which tests technology at hypersonic speeds as the capsules return to Earth.

Its fifth capsule was launched in November and returned to Earth in late January; its next mission is set in the coming weeks. Varda has more than 10 missions scheduled on Falcon 9s through 2028.

For the last several decades, the Mariposa Avenue property served as the research and development center for Mattel Toys. El Segundo has also long been a center for the toy industry as companies like to set up shop in the shadow of Mattel.

The Mattel facility “has always been an exceptional property with a legacy tied to aerospace innovation, and leasing to Varda Space Industries feels like a natural continuation of that story,” said Michael Woods, a partner at GPI Cos., which owns the property.

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“We are proud to support a company that is genuinely pushing the boundaries of what’s possible, and are excited to watch Varda grow and thrive here in El Segundo,” Woods said.

As one of the country’s most active hubs of aerospace and defense innovation, El Segundo has seen its industrial property vacancy fall to 3.4% on demand from space companies, government contractors and technology startups, real estate brokerage CBRE said.

Successful startups often have to leave the neighborhood when they want to expand, real estate broker Bob Haley of CBRE said. The 9-acre Mattel facility was big enough to keep Varda in the city.

Last year, Varda subleased about 55,000 square feet of lab space from alternative protein company Beyond Meat at 888 Douglas St. in El Segundo, which it started moving into in June.

Varda will get the keys to its new building in December and spend four to eight months building production and assembly facilities as it ramps up operations. By the end of next year, it expects to have constructed 10 more spacecraft.

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In the future, Varda could consolidate offices there, given its size. Currently, though, the plan is to retain all properties, creating a campus of three buildings within a mile of one another that are served by the company’s transportation services, Chief Operating Officer Jonathan Barr said.

“We already have Varda-branded shuttles running up and down Aviation Boulevard,” he said.

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How Iran War Is Threatening Global Oil and Gas Supplies

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How Iran War Is Threatening Global Oil and Gas Supplies

Ships near the Strait of Hormuz before and after attacks began

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Note: Times shown are in Iran Standard Time. Some ships in the region transmit false positions and others sometimes stop broadcasting their locations, and may not be reflected in the animation. Ships with sparse location data are shown in a lighter shade. Source: Kpler and Spire.

Every day, around 80 oil and gas tankers typically pass through the Strait of Hormuz, the narrow waterway off Iran’s southern coast that carries a fifth of the world’s oil and a significant amount of natural gas.

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On Monday, just two oil and gas tankers appear to have crossed the strait, according to a New York Times analysis of shipping activity from Kpler, an industry data firm. Since then, one tanker passed through.

“It’s a de facto closure,” said Dan Pickering, chief investment officer of Pickering Energy Partners, a Houston financial services firm. “You’ve got a significant number of vessels on either side of the strait but no one is willing to go through.”

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Tankers have been staying away from Hormuz since the U.S.-Israeli attacks on Iran that began on Saturday. A prolonged conflict could ripple broadly across the global economy, threatening the energy supplies of countries halfway around the world and stoking inflation.

International oil prices have climbed 12 percent since the fighting began, trading Tuesday around $81 a barrel, and natural gas prices have surged in Europe and in Asia.

A senior Iranian military official threatened on Monday to “set on fire” any ships traveling through the Strait of Hormuz. Vessels in the region have already come under attack. Several oil and gas facilities have also been struck or affected by nearby shelling, though the damage did not initially appear to be catastrophic.

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Where ships and energy facilities have been damaged

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Note: Damage as of 2 p.m. Eastern time Tuesday. Source: Kpler, Kuwait National Petroleum Company, Saudi Arabian Ministry of Energy, Planet Labs, QatarEnergy, United Kingdom Maritime Trade Operations and Vanguard Tech.

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A fire broke out Tuesday at a major energy hub in Fujairah, United Arab Emirates, from the falling debris of a downed drone, the authorities said. On Monday, Qatar halted production of liquefied natural gas, or fuel that has been cooled so that it can be transported on ships, after attacks on its facilities.

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Facilities at Ras Tanura oil refinery in Saudi Arabia were on fire on Monday after two Iranian drones were intercepted, according to Saudi Arabia’s Ministry of Energy, causing fragments to fall. Vantor

The sharp reduction in tanker traffic is reducing the supply of oil and gas to world markets, pushing up prices for both commodities. And the longer that ships stay away from the Strait of Hormuz, the less oil and gas get out to the world, which could raise prices even more.

Shipping companies have paused their tankers to protect their crew and cargo, and because insurance companies are charging significantly more to cover vessels in the conflict area.

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On Tuesday, President Trump said that “if necessary,” the U.S. Navy would begin escorting tankers through the strait. He also said a U.S. government agency would begin offering “political risk insurance” to shipping lines in the area.

In addition to tankers, other large vessels regularly go through the strait, including car carriers and container ships. In normal conditions, nearly 160 make the trip each day.

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Some ships in the region turn off the devices that broadcast their positions, while others transmit false locations — making it hard to give a full picture of the traffic in the strait.

The Shiva is a small oil tanker that has repeatedly faked its location, according to TankerTrackers.com, which tracks global oil shipments. It is suspected of carrying sanctioned Iranian oil, according to Kpler. The Shiva was one of the two tankers that crossed the strait on Monday.

The oil and gas that typically move through the strait come from big producing countries like Saudi Arabia, Iraq, Iran and United Arab Emirates, and are exported around the world.

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Where tankers moving through the Strait have traveled

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Note: Tanker paths are since Jan. 1 and include all tankers and gas carriers. Source: Kpler and Spire.

In 2024, more than 80 percent of the oil and gas transported through the Strait of Hormuz went to Asia. China, India, Japan and South Korea were the top importers, according to the U.S. Energy Information Administration.

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Countries have energy stockpiles that could last them into the coming months, but a continued shutdown of the strait could damage their economies.

Several big disruptions have roiled supply chains in recent years, but the tanker standstill in the Strait of Hormuz could have an outsize impact.

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