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CC SR 20260707 D - Border IssuesCITY COUNCIL MEETING DATE: 07/07/2026 AGENDA REPORT AGENDA HEADING: Consent Calendar AGENDA TITLE: Consider the first biannual 2026 Border Issues report. RECOMMENDED COUNCIL ACTION: (1)Receive and file the first biannual report on the status of Border Issues for 2026. FISCAL IMPACT: None Amount Budgeted: N/A Additional Appropriation: N/A Account Number(s): N/A ORIGINATED BY: Megan Barnes, Senior Administrative Analyst REVIEWED BY: none APPROVED BY: Ara Mihranian, AICP, City Manager ATTACHED SUPPORTING DOCUMENTS: A.City Council Policy No. 34 (page A-1) B.March 2026 Daily Breeze story on George F Canyon Nature Center (page B-1) C.April 2026 Daily Breeze story on West Harbor (page C-1) D.May 2026 Daily Breeze story on Diamond Gateway (page D-1) E.Notice of Preparation of an EIR for the Diamond Gateway Project (page E-1) F.April 2026 Daily Breeze story on Serenity Recovery Campus town hall (page F-1) G.May 2026 letter from Councilmember McOsker regarding Serenity Recovery Campus (page G-1) H.April 2026 open letter from Fred Brown Recovery Services (page H-1) I.June 2026 letters to Councilmember McOsker from Fred Brown Recovery Services (page I-1) J.City of Long Beach F&M Bank Amphitheater FAQs (page J-1) K.November 2025 Long Beach Planning Commission staff report (page K-1) L.June 2026 cease-and-desist letter to the City of Long Beach (page L-1) M.May 2026 Torrance Planning Commission staff report (page M-1) N.Project plans for mixed-use development on Hawthorne Boulevard near Rolling Hills Road (page N-1) O.June 2026 Caltrans press release on Vincent Thomas Bridge overnight closures (page O-1) 1 P. February 2026 Clearwater Project update (page P-1) Q. May 2026 Clearwater Project update (page Q-1) R. March 2026 Clearwater Project update (page R-1) BACKGROUND: According to City Council Policy No. 34 (Attachment A), twice a year, Staff presents the City Council with a report on various development projects along the City’s borders that may potentially affect residents and businesses of Rancho Palos Verdes. These “Border Issues” reports are typically presented at the second City Council meeting in June and December. (Tonight’s report was delayed by one meeting due to competing Staff projects.) This is the first biannual report on the status of Border Issues for 2026 and includes an update on the following projects: Palos Verdes Estates • Palos Verdes Drive West Corridor Project Rolling Hills • Rancho Del Mar Affordable Housing Overlay Zone • Proposed residence at 77 Portuguese Bend Road Rolling Hills Estates • George F Canyon Nature Center Renovation Project • The Brickwalk Residences • The Residences at Peninsula Center Los Angeles / San Pedro • Proposed leasing of the Defense Fuel Support Point San Pedro for commercial fueling operations and ball field land transfer • Ponte Vista development on a former Navy housing site on Western Avenue • Issues and events related to the Rancho LPG butane storage facility • San Pedro Waterfront Project (West Harbor) • Five Points Union Project • Serenity Recovery Campus (new) Long Beach F&M Bank Amphitheater (new) Torrance • Proposed 18-unit mixed-use development on Hawthorne Boulevard near Rolling Hills Road Intercity Projects • Caltrans Vincent Thomas Bridge Deck Replacement Project 2 • Clearwater Project The full current status report and archived reports are available on the City’s website at: http://www.rpvca.gov/781/Border-Issues-Status-Report DISCUSSION: Current Border Issues Palos Verdes Drive West Corridor Project (Palos Verdes Estates) There has been no change in the status of the Palos Verdes Drive West Corridor Project, which aims to alleviate traffic congestion along the Palos Verdes Drive West corridor in the City of Palos Verdes Estates, including its intersections with Via Corta an d Palos Verdes Drive North. The project has not been discussed by the Traffic Safety Committee or City Council since 2024. City of Palos Verdes Estates staff hope to receive authorization from LA Metro, which is providing Measure M grant funding, to move forward with a revised scope of work this summer. Staff will continue to monitor this issue in future Border Issues Status Reports. Rancho Del Mar Affordable Housing Overlay Zone (Rolling Hills) There has been no change in the status of the Rancho Del Mar Affordable Housing Overlay Zone in the City of Rolling Hills, a mixed -use, multi-family overlay zone on a 31- acre site owned by the Palos Verdes Peninsula Unified School District (PVPUSD) at 38 Crest Road West, which is included in Rolling Hills’ 6th Cycle Housing Element. The overlay zone allows the addition of up to 16 multi-family units by-right, including low- and very low-income units, in an area west of the Palos Verdes Peninsula Transit Authority (PVPTA) facility. According to staff at the City of Rolling Hills, the City previously received informal inquiries about developing the site. However, no plans have been submitted. Given the lack of movement on this project for the past few years, Staff will remove this project from future Border Issues staff reports but will bring it back in the event plans are submitted. 77 Portuguese Bend Road (Rolling Hills) There has been no change in the status of the proposed residential development located at 77 Portuguese Bend Road in the City of Rolling Hills (referred to as the Shen Residence). The proposed project consists of the construction of an 8,847 -square-foot single-family residence, a 2,427-square-foot guesthouse, a 2,766-square-foot pool area, and the re- alignment and potential modification of an existing road and driveway into the ease ment area located between residences at 73 and 74 Portuguese Bend Road. The home would 3 include two 2-car garages, four bedrooms, four bathrooms and two half-bathrooms. Amenities would include an open central courtyard, a gym/workshop, a breakfast nook, a laundry room, and a pantry. The guesthouse would include an open pond courtyard, one bedroom, one bathroom and one half-bathroom. The pool area would include a swimming pool with a pool gate, jacuzzi, walkway, and pool deck. The proposed project would also include a 450-square-foot stable, a 550-square-foot corral, and a trash enclosure near the northern boundary of the project footprint. The City previously provided comments on a Notice of Intent (NOI) to adopt an initial study and mitigated negative declaration (IS/MND) for the project that was released by the City of Rolling Hills in December 2022. Rolling Hills planning staff previously indicated that the next step was for the applicant’s geotechnical engineer to review and prepare responses to comments. It was Staff's understanding that there was a possibility that the project notice may be reissued due to information that needed to be corrected and updated. This would give the City’s Community Development Department Staff another opportunity to provide comments. Given the lack of movement on this project for the past few years, Staff will remove this project from future Border Issues staff reports but will bring it back in the event of future movement. George F Canyon Nature Center Renovation Project (Rolling Hills Estates) On March 31, 2026, the City of Rolling Hills Estates and the Palos Verdes Peninsula Land Conservancy (Land Conservancy) held a groundbreaking ceremony for the George F Canyon Nature Center on the southwest corner of Palos Verdes Drive North and Palos Verdes Drive East (Attachment B). The 3,300-square-foot facility will replace the previous center, which was demolished earlier this year. It will feature flexible learning spaces and interactive exhibits highlighting local flora and fauna. While Phase One focuses on the main facility, Phase Two will include an outdoor learning pavilion and an accessible ramp to improve connections into the canyon and trail system. Construction began in March 2026 and is expected to be completed in summer 2027. Programming at George F Canyon will continue during construction at a reduced level to ensure public safety. The City and the Land Conservancy plan to continue select offerings, including guided hikes, native plant sales, and limited educational programming, with the canyon trail remaining open to the public. Staff will continue to monitor this issue in future Border Issues Status Reports. The Brickwalk Residences (Rolling Hills Estates) There has been no change in status on the Brickwalk Residences, a 407-unit mixed-use development proposed for Indian Peak Road and Deep Valley Drive near Crenshaw Boulevard in Rolling Hills Estates on the border with Rancho Palos Verdes. A limited environmental review for the project remains underway. However, it is Staff’s 4 understanding that the document — an Addendum to the General Plan Update Programmatic EIR — is not likely to go before the Rolling Hills Estates Planning Commission until late 2026 or early 2027. City of Rolling Hills Estates planning staff is coordinating with the City of Rancho Palos Verdes Community Development and Public Works Departments. As a result, two additional intersections were added to the project’s Traffic Impact Study: Indian Peak Road/Crenshaw Boulevard and Crestridge Road/Crenshaw Boulevard. Proposed by property owner Rolling Hills Capital, LLC, the project calls for the demolition of existing buildings and the construction of 407 residential units (including 29 very low - income units, qualifying for a 30% density bonus) in three eight -story buildings and one six-story building on a 10.42-acre site located at 655-815 Deep Valley Drive and 924-950 Indian Peak Road, where a landslide occurred in 1997. Additionally, 3,249 square feet of retail and 503 parking spaces are proposed. An 8-acre portion of the site is identified as an Opportunity Area in the land use element of the City’s 2040 General Plan, which considers infill and redevelopment potential in five areas in the City’s Commercial District. The proposed residential development, under the Opportunity Area, includes 245 one- bedroom/one-bathroom units, 83 two-bedroom/two-bathroom units, and 79 three- bedroom/three-bathroom units, all for rent. Access and improvements at the Indian Peak Road site will require coordination with the City of Rancho Palos Verdes as Indian Peak Road and Crenshaw Boulevard are within the City’s jurisdiction. To accommodate the density bonus and proposed height maximum of 96.5 feet, the developer is requesting a waiver for the site’s 44-foot height limit. Rolling Hills Capital, LLC submitted a preliminary application for the project under Senate Bill No. 330 on February 7, 2024, and a development application on August 5, 2024. Staff will continue to monitor this issue in future Border Issues Status Reports. The Residences at Peninsula Center (Rolling Hills Estates) There has been no change in the status of the Residences at Peninsula Center, a proposed 90-unit residential development on a 2-acre portion of the Peninsula Shopping Center in Rolling Hills Estates, located at 27525 Norris Center Drive. According to City of Rolling Hills Estates planning staff, Phoenix-based real estate development company Vestar has not yet applied for building permits. The project calls for the demolition of an existing vacant 7,000-square-foot building (which may have been used as a bank in the past) located on Norris Center Drive at a driveway entering the Peninsula Center, and the construction of 90 units in a 206,514-square-foot, five-story podium structure with a maximum overall height of 68 feet. The proposed residential development is called The Residences at Peninsula Center, and all units would be for rent. This includes 57 one-bedroom units and 33 two-bedroom units, with 15% of the units reserved for moderate income households (9 units total). The project would 5 provide a total of 240 parking spaces, with 85 spaces provided as shared public/private parking on the ground floor. Staff will continue to monitor this issue in future Border Issues Status Reports. Defense Fuel Support Point San Pedro (San Pedro) Staff has no update on the status of two pending leases for Defense Fuel Support Point San Pedro (DFSP), the sprawling, inactive U.S. Navy fuel tank farm on North Gaffey Street (which borders the City on a stretch of Western Avenue) and an 8 -acre Marine Terminal about five miles southeast in the Port of Long Beach. In February 2026, the Navy issued a Notice of Intent to Award a Sole Source Contract for environmental remediation services at the Main Terminal site in San Pedro. According to the notice, work was anticipated to be performed through September 30, 2026. Staff has requested an update on estimated timelines for both leases and will share it as late correspondence if received prior to tonight’s meeting. No additional information about the leases is available due to Department of Defense solicitation regulations. Once they are signed, the Navy will be able to provide additional information. Staff will continue to monitor this issue in future Border Issues Status Reports. Ponte Vista (formerly Highpark) Project (San Pedro) Home building continues at Ponte Vista, the 676-unit project on 61.4 acres of former Navy property along Western Avenue in San Pedro across from Green Hills Memorial Park, and consists of single-family homes, townhomes, and flats. Staff has requested an update on construction, as well as the number of homes sold and occupied, and will share it as late correspondence if received prior to tonight’s meeting. Staff will continue to monitor this issue in future Border Issues Status Reports. Rancho LPG Butane Storage Facility, Los Angeles (San Pedro) There has been no change in the status of Rancho LPG, the facility on North Gaffey Street in San Pedro, where 25 million gallons of butane are stored in two aboveground tanks. Another five horizontal storage tanks each hold 60,000 gallons of propane. Rancho LPG has long been the subject of concerns from residents of San Pedro, the Eastview area of Rancho Palos Verdes, and others about safety and the potential for a catastrophic explosion. Plains All American Pipeline, which owns the facility, has defended its safety record and procedures. 6 Staff continue to monitor the Five Points Union Project, which is planned to include the Rancho LPG property in the redevelopment of the site, and the facility’s butane tanks removed. That project is discussed later in this report as a separate Border Issue. Staff will continue to monitor this issue in future Border Issues Status Reports. San Pedro Waterfront Project (West Harbor) (Port of Los Angeles) Construction continues on the West Harbor development at the site of the former Ports O’ Call Village in San Pedro, which will include 375,000 square feet of restaurants, retail, office, open space, and entertainment over 42 acres. West Harbor includes an approximately 6,200-seat, 100,000-square-foot-amphitheater, which was approved by the Los Angeles Board of Harbor Commissioners in June 2025. West Harbor will open in phases over the next year, ramping up in activity with special events and community gatherings as more tenants open their doors. Tenants that have already opened include San Pedro Fish Market Landing, Harbor Breeze Cruises, Wheel Fun Rentals, and San Pedro Ocean Sports. West Harbor will host its first major event at the amphitheater on July 14-15 and July 18-19, serving as an official Los Angeles World Cup 26 Fan Zone. The Fan Zone will utilize a temporary stage and screen. The permanent venue is still in development, and no concerts have been announced. According to the Daily Breeze, the North Park portion of West Harbor, which includes recreational tenants and a Ferris wheel, is expected to be completed by early 2027 (Attachment C). Staff will continue to monitor this issue in future Border Issues Status Reports. Five Points Union Project (Los Angeles) An EIR remains under development for Five Points Union, a mixed -use project over 444 acres on the 650-acre, century-old Phillips 66 oil refinery complex in Carson and Wilmington. The Wilmington site borders north San Pedro along Anaheim Street, North Gaffey Street, and John S. Gibson Boulevard . Five Points Union, the portion that falls within the portion of the site in the City of Los Angeles, also includes the redevelopment of the Rancho LPG site on North Gaffey Street in San Pedro, which is just south of the refinery. In May 2026, the Daily Breeze reported that Phillips 66’s selected developer, Catellus- Deca, LLC, submitted plans to the City of Carson for the portion of the refinery that falls within that city on Sepulveda Boulevard, about five miles away from the Wilmington site (Attachment D). Dubbed Diamond Gateway, the project calls for the demolition of the Carson Plant and the construction of six industrial buildings used for warehousing over 223 acres with a combined total of approximately 3.91 million square feet. A Notice of Preparation for an EIR for the Diamond Gateway project was issued on April 13, 2026 (Attachment E) and a public scoping meeting was held on April 29. The public comment period for the NOP was extended to June 11. 7 The EIRs for both projects within the Phillips 66 footprint are expected to take a few years to complete. Staff will continue to monitor this issue in future Border Issues Status Reports. Serenity Recovery Campus (San Pedro) On April 14, 2026, City staff attended a town hall meeting hosted by Los Angeles City Councilmember Tim McOsker regarding the proposed conversion of the nearly 150,000 - square-foot former Little Sisters of the Poor senior care site on Western Avenue (between 25th and 19th Streets) into the Serentiy Recovery Campus, a substance abuse recovery center (Attachment F). Two weeks earlier, City Staff met with a representative from the proposed new owner and operator of the facility, San Pedro-based nonprofit Fred Brown Recovery Services, to learn more about the proposal. During the town hall, Fred Brown representatives provided more information about the proposed facility and received feedback and questions from a packed audience at Peck Park that included L.A. County Supervisor Janice Hahn. Conversion of the site into the Serenity Recovery Campus would be funded by a pending $73.4 million grant under Proposition 1, which is a $6.4 billion behavioral health bond measure passed by California voters in 2024. Capital development projects funded by Prop 1 have “use by right” designation — meaning they are not subject to local zoning and do not require a conditional use permit or discretionary review. The grant would cover acquisition, construction, and rehabilitation of the property, but would not cover operating costs. Fred Brown representatives reiterated that the conversion would not involve new construction or expansion, but would include renovations, noting that no new building is currently anticipated, but that plans are subject to change. The facility would include 106 in-patient beds, approximately 200 outpatient “chairs” with 900 “slots” — whose clients would be transported to and from the site — and 16 short-term beds (defined as up to seven days) for veterans. Residential stays would range from 30-90 days and the facility would serve patients with Medi-Cal. The representatives stated that a prior proposed senior housing covenant for the site has been cleared from the property’s title and does not preclude the project. If the grant is awarded, a 30 -year encumbrance on the property would limit its use to the intended behavioral health purposes. Fred Brown received a notice of conditional award of the grant in March 2026. The organization anticipates the facility being turned over in 2027 and completing renovations before slowly becoming fully operational by 2030. Fred Brown said it is in discussions with about 70 current residents of an assisted living facility on the site about potential transition plans. Five to seven nuns also remain living on-site. During the town hall, neighboring residents expressed myriad concerns with the project, its proximity to schools, and a lack of project details and community outreach. Fred Brown representatives stated 24/7 security would be provided and expressed willingn ess to 8 create a neighborhood advisory committee to keep open lines of communication moving forward. Councilmember McOsker, who opposes the project, submitted public records requests to the state seeking Fred Brown’s application materials. He also sent letters raising concerns to state officials, including Attorney General Rob Bonta. In his latest update, Councilmember McOsker noted that if the state grant is officially awarded to Fred Brown, there is no appeal process (Attachment G). Fred Brown has also issued communications, including an open letter to the community (Attachment H) and a response to Councilmember McOsker (Attachment I). The organization also announced it has raised $217,005 for predevelopment, planning, and community engagement efforts related to the proposed campus. Community demonstrations outside the facility are ongoing. Staff will continue to monitor this project in future Border Issues Status Reports. F&M Bank Amphitheater (Long Beach) In August 2024, the City of Long Beach Department of Development and Economic Opportunity issued a Request for Proposals (RFP) for the operation and management of a future amphitheater on the city’s waterfront. The amphitheater was pursued as part of an effort to diversify the Long Beach economy with new revenue streams to offset declining oil revenue, with music, entertainment, and tourism identified as key growth areas. The city took the approach of building the venue as a temporary facility so it could more quickly and cost-effectively enter the market and fill a gap identified in a market analysis (Attachment J). The temporary facility may remain operational for up to 10 years, with the possibility of extension, as the city explores a potential permanent venue. On April 1, 2025, the Long Beach City Council selected Los Angeles -based venue management company Legends Global as the operator the city-owned amphitheater. Legends Global operates 13 similar facilities nationwide, including the Greek Theater. On November 6, 2025, the Long Beach Planning Commission approved a Site Plan Review Permit, Conditional Use Permit (CUP), and Administrative Use Permit for the 11,000-seat amphitheater located on 7.1 acres of an existing surface parking area near the Queen Mary (Attachment K). Public outreach for the project and the Planning Commission public hearing was focused in the City of Long Beach and the waterfront area. Unlike the forthcoming West Harbor waterfront amphitheater in the Port of Los Angeles, no supplemental EIR was performed for the Long Beach amphitheater. City of Long Beach staff determined that no further environmental review was required for the venue due to its consistency with a previously certified General Plan Land Use and Urban Design Elements (LUE/UDE) Program and because it is subject to the adopted LUE/UDE Mitigation Monitoring and Reporting Program (MMRP). According to the city of Long Beach, no formal design effort has begun for a future permanent venue, and any such venue would comply with CEQA. A groundbreaking ceremony for the amphitheater was held in January 2026, and in late May, a naming rights deal was announced officially branding the venue the F&M Bank 9 Amphitheater. According to a city press release, the venue is expected to host up to 40 concert-scale events per year. The November 2025 Planning Commission staff report states that during the initial year of operation, the event venue is anticipated to host approximately 84 large-scale event days and approximately 20 smaller, single -day events, such as symphonies and community events. The venue held its inaugural concert on June 6, headlined by rap legend and Long Beach native Snoop Dogg. Following the concert, City of Rancho Palos Verdes staff began receiving several complaints from residents primarily of the Eastview and Miraleste neighborhoods about noise — specifically described as bass vibrations — from the amphitheater reaching their homes. City staff shared these complaints with the Long Beach Department of Economic Development and Opportunity, requesting information on mitigation efforts and what more could be done to reduce impacts. According to the City of Long Beach, the amphitheater was constructed under the city’s 1990 Port Master Plan as an approved use, and a formal noise study was not required due to the design and construction of the venue facing uninhabited port land/water and the Pacific Ocean. Long Beach city staff stated that the venue uses modern speaker line arrays that control vertical and horizontal direction of sound, and that the venue stage was designed to direct sound over the port directed toward Catalina Island/Pacific Ocean to the south. Concerts are to conclude before 11 p.m. The City of Long Beach has several sound monitoring devices along the downtown, adjacent neighborhoods and the Queen Mary that alert staff. If those readings reach 80 decibels, special event staff are notified to adjust in real time, if possible, or to facilitate future adjustments. If a later complaint is made, staff could refer to the sound measurements taken during the event. For complaints coming from a location without a sound monitoring device, the city may send ground teams to take measurements during those events. Following the inquiry from the City of RPV after the inaugural concert on June 6, a ground team was deployed to Rancho Palos Verdes to measure noise levels during the Insomniac Festival at the Queen Mary, which also utilized the amphitheater stage, on the weekend of June 19. City of Long Beach staff stated that the festival uses much more sound equipment than the amphitheater and cautioned that past measurements from the Peninsula related to the larger music festivals did not show significant noise impacts and the measured sound was not any louder than the highest ambient noise recorded in the area. City of Long Beach staff advised that Rancho Palos Verdes residents can share their noise concerns with F&M Bank Amphitheater through a contact form on the venue’s website, noting that Long Beach’s Noise Ordinance outlines a complaint procedure that requires a person to reside in, or own property in, the vicinity of the alleged noise intrusion. RPV City staff received additional complaints and observed social media posts from residents about noise from the Insomniac Festival on June 19, particularly about bass rattling their homes. One resident shared his own sound measurements with RPV City Staff, stating that at one point during a sound check, the bass reached 89 decibels. RPV City Staff notified the Department of Economic Development and Opportunity about the 10 additional complaints, and the Department stated that the ground team took sound measurements and observations from over a half a dozen locations during multiple shows and that the city will provide a summary of those findings once its review is completed. Long Beach city staff noted that while initial findings did not warrant it, some adjustments would be made to the show during the weekend of June 27. On June 24, the RPV City Attorney sent a cease-and-desist letter to the City of Long Beach providing formal notice of ongoing excessive amplified sound and low frequency vibration impacts from the amphitheater and respectfully demanding immediate corrective action to mitigate the significant impacts of concerts on RPV residents (Attachment L). As of the writing of this report, the City of Long Beach had not yet provided the summary of the ground team’s findings, nor responded to the cease-and-desist letter. Updates received after the publishing of this report and prior to tonight’s meeting will be shared as late correspondence. Staff will continue monitoring this issue in future Border Issues Status Reports. Mixed-Use Residential Development on Hawthorne Boulevard Near Rolling Hills Road (Torrance) On May 19, 2026, the Torrance City Council upheld an appeal denying a proposed 20- unit mixed-use development along the east side of Hawthorne Boulevard just north of Rolling Hills Road located on seven vacant parcels within the city’s Hillside Overlay Area (Attachment M). Silhouettes outlining the visual impacts of the proposed project first went up in 2022. The project was later revised to include 20 senior-citizen residential units (including one very low-income unit) and 1,608 square feet of commercial space (Attachment N). It did not require an environmental review because City of Torrance planning staff determined it met the parameters of CEQA Guidelines Section 15332, meaning it is considered an “infill” development project. This exemption is intended to promote infill development, which is defined by the Governor’s Office of Planning and Research as “building within unused and underutilized lands within existing development patterns, typically but not exclusively in urban areas.” The project was approved by the Torrance Planning Commission on December 17, 2025, and an appeal was filed on January 2, 2026, challenging whether the project adequately addressed a variety of life and safety issues. The appeal hearing was heard by the Torrance City Council on May 19, with the Council voting against a staff recommendation and siding with the appellants, upholding the appeal and denying the project. The Council was scheduled to adopt resolutions formally upholding the appeal on June 23. However, the item was pulled from the agenda and is expected to return at a future meeting. Staff will continue to monitor this issue in future Border Issues Status Reports. 11 Vincent Thomas Bridge Deck Replacement Project (Caltrans) Caltrans continues to perform pre-construction work for the Vincent Thomas Bridge Deck Replacement Project, which aims to preserve the 60-year-old suspension bridge’s structural integrity and enhance overall safety by replacing the deck and upgrading barriers, railings, and seismic sensors. Caltrans has been implementing overnight bridge closures in preparation for a 16-month full bridge closure anticipated to begin this fall. The long-term closure will result in major traffic impacts to commuters, including those traveling between the Palos Verdes Peninsula and Long Beach/Orange County. As part of the pre-construction work, ongoing overnight closures are alternating between the eastbound and westbound directions and will continue throughout summer 2026, with only one direction fully closed at a time. Daytime construction activities do not require bridge closures. During the eastbound overnight closures, traffic is detoured via Pacific Coast Highway to Route 103 to Route 47 (Attachment O). The full bridge closure during construction is expected to begin in November 2026 and last through winter 2027/2028, reopening before the 2028 Olympic Games. Staff will continue to monitor this issue in future Border Issues Status Reports. Clearwater Project (Los Angeles County Sanitation Districts) In February 2026, the Los Angeles County Sanitation Districts (LACSD) announced that crews had re-entered the Clearwater tunnel and arrived safely to within 135 feet of where a portion collapsed beneath Western Avenue just south of Weymouth Avenue in San Pedro (but in close proximity to Rancho Palos Verde s) in July 2025 (Attachment P). Construction on the new, 7-mile-long underground tunnel from Carson to San Pedro had been halted since the incident, which temporarily trapped 31 workers. The new tunnel is being constructed to address concerns related to aging infrastructure, earthquake standards, and preventing overflow in the Joint Outfall System (JOS), the main sewer system that collects and treats wastewater from over 5 million people in the Los Angeles basin, including the South Bay. In May 2026, LACSD reported that the tunnel’s integrity was deemed safe and a contractor had restored air and power to enable workers to perform cleanup so the breach can be stabilized and repaired (Attachment Q). That work remains underway, with periodic lane closures on Western Avenue. Limited construction has resumed at Royal Palms Beach in San Pedro, where work had been halted in 2025 due to the discovery of Indigenous artifacts at the sit e. The work includes borings to help reinforce existing infrastructure to prepare for the next major phase of construction that will connect the new tunnel to the existing outfall pipe system (Attachment R). A timeline for that phase of the project is to be announced. 12 Staff will continue to monitor this issue in future Border Issues Status Reports. CONCLUSION: Staff recommend the City Council receive and file this first 2026 Border Issues Status Report. ALTERNATIVES: In addition to the Staff recommendation, the following alternative actions are available for the City Council’s consideration: 1. Identify additional development projects along the City’s borders for inclusion in future Border Issues Status Reports. 2. Take other action, as deemed appropriate by the City Council. 13 CITY COUNCIL POLICY NUMBER: 34 DATE ADOPTED: 09/04/01 (Amended 10/18/16 and 4/20/21) SUBJECT: Border Issues POLICY: It shall be the policy of the City Council that it shall be briefed from time-to-time, but not less than biannually, regarding “Border Issues” that have the potential to adversely impact residents of the City of Rancho Palos Verdes. “Border Issues” consist of individual projects that are likely to have direct impacts on City residents on their own, as well as projects that, together with other projects, could create cumulative impacts to City residents. The procedure for addressing such issues shall be as follows: 1)When City Staff receives notices or other information regarding proposed projects that are located outside of the City’s borders but with the potential to impact City residents, City Staff shall report such information to the City Council as described in Section No. 3 below. Such proposed projects shall include, but not be limited to, proposed land use development projects, events, or special uses in the neighboring cities and communities of Rolling Hills, Rolling Hills Estates, Palos Verdes Estates, San Pedro, Lomita and unincorporated L os Angeles County. 2)Reports to the City Council on any such “Border Issue” proposed project shall include a description of the proposed project and the current status of the proposed project. 3)Updates on Border Issues shall be provided to the City Council from time -to- time via the City Manager’s Weekly Administrative Report, and at least biannually as an item on a City Council meeting agenda. These updates shall also be provided to the general public and interested parties via the City’s Border Issues Status Report listserv and on the Border Issues Status Report page (http://www.rpvca.gov/781/Border-Issues-Status-Report) on the City’s website. 4)Upon receipt of notices or other information regarding potential Border Issues, Staff may take one or any combination of the following actions: A)Determine that no potential impacts would result to City residents and take no further action regarding the item; A-1 City Council Policy No. 34 Border Issues Page 2 B)Determine that potential impacts may result to City residents and coordinate with other City departments to identify what these impacts are, and to provide comments to the public agency, project proponent and/or property owner regarding these impacts and Staff’s recommendations to address them; or, C)Determine that significant adverse impacts may result to City residents and present the Border Issue to the City Council to possibly establish a City position on the proposed project and give specific direction to Staff. 5)Unless otherwise directed by the City Council, Staff will have the ability to take one or more of the following actions: A)Respond to any CEQA notices; B)Attend any public hearings, workshops or any other informational meetings on the proposed project; or, C)Meet with representatives of the lead agency proposing the project. 6)Projects shall remain on the status report until the item s are deemed closed. A-2 A groundbreaking ceremony to celebrate the future home of the George F Canyon Nature CenterA groundbreaking ceremony to celebrate the future home of the George F Canyon Nature Center took place March 31, 2026, in Rolling Hills Estates. Pictured are Palos Verdes Peninsula Landtook place March 31, 2026, in Rolling Hills Estates. Pictured are Palos Verdes Peninsula Land Conservancy Executive Director Adrienne Mohan, Councilmember Debby Stegura,Conservancy Executive Director Adrienne Mohan, Councilmember Debby Stegura, Assemblymember Al Muratsuchi, Councilmember Britt Huff, Councilmember Velveth Schmitz andAssemblymember Al Muratsuchi, Councilmember Britt Huff, Councilmember Velveth Schmitz and Mayor Frank V Zerunyan (Photo by Michael Hixon/SCNG)Mayor Frank V Zerunyan (Photo by Michael Hixon/SCNG) LOCAL NEWSLOCAL NEWS Rolling Hills Estates celebratesRolling Hills Estates celebrates groundbreaking for George F. Canyongroundbreaking for George F. Canyon Nature CenterNature Center Center is expected to open by next summerCenter is expected to open by next summer • • NewsNews B-1 By By MICHAEL HIXONMICHAEL HIXON | | mhixon@scng.commhixon@scng.com | The Beach Reporter | The Beach Reporter PUBLISHED: PUBLISHED: March 31, 2026 at 3:39 PM PDTMarch 31, 2026 at 3:39 PM PDT | UPDATED: | UPDATED: March 31, 2026 at 6:30 PM PDTMarch 31, 2026 at 6:30 PM PDT A groundbreaking ceremony to celebrate the future home of the new George F. CanyonA groundbreaking ceremony to celebrate the future home of the new George F. Canyon Nature Center took place Tuesday in Rolling Hills Estates.Nature Center took place Tuesday in Rolling Hills Estates. Rolling Hills Estates Mayor Frank V. Zerunyan said the Nature Center will be a “hub forRolling Hills Estates Mayor Frank V. Zerunyan said the Nature Center will be a “hub for education, community gathering and environmental stewardship.”education, community gathering and environmental stewardship.” “We’re investing in this place as it will serve as a gateway to the great outdoors, hopefully“We’re investing in this place as it will serve as a gateway to the great outdoors, hopefully for generations to come, as it had been for several generations previously,” Zerunyanfor generations to come, as it had been for several generations previously,” Zerunyan said. “This project certainly reflects what is possible at all levels of government,said. “This project certainly reflects what is possible at all levels of government, community organizations and dedicated partners come together around a sharedcommunity organizations and dedicated partners come together around a shared vision.”vision.” Adrienne Mohan, Palos Verdes Peninsula Land Conservancy executive director, said theAdrienne Mohan, Palos Verdes Peninsula Land Conservancy executive director, said the Nature Center, as a “gateway to the whole Peninsula,” “will open doors for discovery,Nature Center, as a “gateway to the whole Peninsula,” “will open doors for discovery, connection and fostering love of nature.”connection and fostering love of nature.” B-2 MORE FROM OURMORE FROM OUR NEWSROOMNEWSROOM “It’s a place where families will come to explore, where neighbors can gather, and,“It’s a place where families will come to explore, where neighbors can gather, and, perhaps most importantly, a place for young people,” Mohan said. “Because when kidsperhaps most importantly, a place for young people,” Mohan said. “Because when kids have the opportunity to step outside into nature, and they get their shoes a little dirty,have the opportunity to step outside into nature, and they get their shoes a little dirty, they smell the freshness of trees, catch a glimpse of wildlife, they’re going to developthey smell the freshness of trees, catch a glimpse of wildlife, they’re going to develop curiosity, build empathy, and begin to see themselves as part of something bigger.”curiosity, build empathy, and begin to see themselves as part of something bigger.” The Nature Center will feature custom kiosks, multimedia content and interactive exhibitsThe Nature Center will feature custom kiosks, multimedia content and interactive exhibits “highlighting the area’s unique flora, fauna, geology and natural history, Zerunyan said.“highlighting the area’s unique flora, fauna, geology and natural history, Zerunyan said. The design of the Nature Center has “sustainability in mind,” Zerunyan said, includingThe design of the Nature Center has “sustainability in mind,” Zerunyan said, including “energy efficiency systems, photovoltaic panels, the drought tolerant native landscaping,“energy efficiency systems, photovoltaic panels, the drought tolerant native landscaping, electric,” along with vehicle charging stations.electric,” along with vehicle charging stations. The The building of the Nature Center was done through the help of community donationsbuilding of the Nature Center was done through the help of community donations and volunteer work as well as county and state fundingand volunteer work as well as county and state funding .. State Sen. Ben Allen was able to secure $1.2 million in funding; Los Angeles CountyState Sen. Ben Allen was able to secure $1.2 million in funding; Los Angeles County Supervisor Janice Hahn’s office committed $500,000; and the San Gabriel and Lower LosSupervisor Janice Hahn’s office committed $500,000; and the San Gabriel and Lower Los Angeles Rivers and Mountains Conservancy awarded a $424.200 grant. The city of RollingAngeles Rivers and Mountains Conservancy awarded a $424.200 grant. The city of Rolling Hills also donated its Proposition 68, the Parks and Water Bond Act of 2018, funds toHills also donated its Proposition 68, the Parks and Water Bond Act of 2018, funds to support to new Nature Center.support to new Nature Center. “There’s something so visceral about man’s relationship with nature, and yet for so many“There’s something so visceral about man’s relationship with nature, and yet for so many of our young people growing up in this massive urban conurbation, that distance startsof our young people growing up in this massive urban conurbation, that distance starts to grow,” said Allen at the ceremony. “It’s hard to connect with nature, and yet we know itto grow,” said Allen at the ceremony. “It’s hard to connect with nature, and yet we know it makes such a difference to your mental health, to your your own sense of self worth,makes such a difference to your mental health, to your your own sense of self worth, your ability to disconnect and your ability to manage the stresses of life.”your ability to disconnect and your ability to manage the stresses of life.” While the Nature Center is closed, with completion expected by summer 2027, the natureWhile the Nature Center is closed, with completion expected by summer 2027, the nature trail continues to remain open and the PVPLS still hosts nature walks the first Saturday oftrail continues to remain open and the PVPLS still hosts nature walks the first Saturday of the month as well as other events.the month as well as other events. For more information, visit For more information, visit pvplc.orgpvplc.org .. B-3 By By DONNA LITTLEJOHNDONNA LITTLEJOHN | | dlittlejohn@scng.comdlittlejohn@scng.com | Daily Breeze | Daily Breeze PUBLISHED: PUBLISHED: April 13, 2026 at 3:49 PM PDTApril 13, 2026 at 3:49 PM PDT | UPDATED: | UPDATED: April 16, 2026 at 5:27 PM PDTApril 16, 2026 at 5:27 PM PDT Rendering of West Harbor amphitheater in San Pedro. (Rendering Courtesy of Los Angeles SportsRendering of West Harbor amphitheater in San Pedro. (Rendering Courtesy of Los Angeles Sports & Entertainment Commission – LASEC).& Entertainment Commission – LASEC). NEWSNEWS West Harbor waterfront gettingWest Harbor waterfront getting ready to roll out, will includeready to roll out, will include advanced ‘green’ initiativesadvanced ‘green’ initiatives • • NewsNews C-1 As San Pedro’s new waterfront prepares for its debut this summer, the $500 million, 42-As San Pedro’s new waterfront prepares for its debut this summer, the $500 million, 42- acre development is also preparing to implement a “Think Blue/Go Green” initiative thatacre development is also preparing to implement a “Think Blue/Go Green” initiative that will bring solar canopies, electric vehicle charging stations and other environmentalwill bring solar canopies, electric vehicle charging stations and other environmental elements to the mile-long attraction.elements to the mile-long attraction. The plans, announced ahead of — and weaving into — Earth Day on April 22 will alsoThe plans, announced ahead of — and weaving into — Earth Day on April 22 will also make use of sustainable materials and waste reduction strategies, developers said.make use of sustainable materials and waste reduction strategies, developers said. ADVERTISEMENT It will be a big summer debut ahead for San Pedro’s long-awaited new waterfront. WestIt will be a big summer debut ahead for San Pedro’s long-awaited new waterfront. West Harbor’s public opening comes with its role as an official Harbor’s public opening comes with its role as an official Los Angeles World Cup 26 FanLos Angeles World Cup 26 Fan ZoneZone viewing location at the harbor-facing amphitheater in July. viewing location at the harbor-facing amphitheater in July. Fan Zone event detailsFan Zone event details are slated to be announced. are slated to be announced. And after years in the making — the Port of Los Angeles approved the framework in 2009And after years in the making — the Port of Los Angeles approved the framework in 2009 — the venue that replaces the long-standing Ports O’ Call Village will have various events— the venue that replaces the long-standing Ports O’ Call Village will have various events throughout the summer.throughout the summer. Led by Jerico Development and The Ratkovich Company — two long-standing, family-Led by Jerico Development and The Ratkovich Company — two long-standing, family- owned Los Angeles real estate firms — in partnership with SSA Marine and the Port ofowned Los Angeles real estate firms — in partnership with SSA Marine and the Port of Los Angeles, the project spans 1 mile of direct waterfront access.Los Angeles, the project spans 1 mile of direct waterfront access. Developers are counting on the development to be a big local and tourist draw, with theDevelopers are counting on the development to be a big local and tourist draw, with the hope of “reimagining the LA Waterfront as Southern California’s next great coastalhope of “reimagining the LA Waterfront as Southern California’s next great coastal destination,” as it is described in a recent news release.destination,” as it is described in a recent news release.C-2 “West Harbor will begin welcoming visitors to the San Pedro waterfront this summer with“West Harbor will begin welcoming visitors to the San Pedro waterfront this summer with its first major event, serving as an official Los Angeles World Cup 26 Fan Zone at theits first major event, serving as an official Los Angeles World Cup 26 Fan Zone at the forthcoming amphitheater on July 14-15 and July 18-19,” Eric Johnson, senior partnerforthcoming amphitheater on July 14-15 and July 18-19,” Eric Johnson, senior partner executive, said in written responses to questions. “As an Official Fan Zone, West Harborexecutive, said in written responses to questions. “As an Official Fan Zone, West Harbor will feature live match broadcasts on large screens, sponsor activations, food andwill feature live match broadcasts on large screens, sponsor activations, food and beverage, entertainment and interactive fan experiences along the waterfront.”beverage, entertainment and interactive fan experiences along the waterfront.” It will be, he said, the inaugural public event at the venue’s 6,220-seat, harbor-facingIt will be, he said, the inaugural public event at the venue’s 6,220-seat, harbor-facing amphitheater developed in partnership with Nederlander Concerts. It also will beamphitheater developed in partnership with Nederlander Concerts. It also will be introduced as a new waterfront “gathering” place for all-day events.introduced as a new waterfront “gathering” place for all-day events. And part of the waterfront’s overall vision, developers said, has always included theAnd part of the waterfront’s overall vision, developers said, has always included the environmental initiatives weaved into the design.environmental initiatives weaved into the design. The venue, for starters, will feature “a landscaped waterfront environment withThe venue, for starters, will feature “a landscaped waterfront environment with predominantly drought-tolerant and native vegetation,” developers said.predominantly drought-tolerant and native vegetation,” developers said. But there is more to rounding out that vision.But there is more to rounding out that vision. Supported by $65 million in Commercial Property Assessed Clean Energy financing, theSupported by $65 million in Commercial Property Assessed Clean Energy financing, the project will incorporate energy-efficient buildings and systems that exceed federalproject will incorporate energy-efficient buildings and systems that exceed federal performance standards. Alignment with rigorous state, local and LEED requirements hasperformance standards. Alignment with rigorous state, local and LEED requirements has enabled a majority of construction costs to qualify for C-PACE eligibility, developers said.enabled a majority of construction costs to qualify for C-PACE eligibility, developers said. “At the core of West Harbor, we are focused on reconnecting the community to the“At the core of West Harbor, we are focused on reconnecting the community to the waterfront and contributing to a more thoughtful, long-term approach to how the LAwaterfront and contributing to a more thoughtful, long-term approach to how the LA Waterfront evolves over time,” Johnson said in a written statement. “That includesWaterfront evolves over time,” Johnson said in a written statement. “That includes working closely with the Port of Los Angeles to advance water efficiency, carbonworking closely with the Port of Los Angeles to advance water efficiency, carbon reduction and waste minimization, helping ensure the waterfront remains a place wherereduction and waste minimization, helping ensure the waterfront remains a place where locals and visitors can gather for generations to come.”locals and visitors can gather for generations to come.” Measures include water efficiency through low-flow fixtures, enhanced energyMeasures include water efficiency through low-flow fixtures, enhanced energy performance, 65% construction waste diversion and the use of low-VOC materialsperformance, 65% construction waste diversion and the use of low-VOC materials (products contain reduced levels of volatile organic compounds, carbon-based chemicals(products contain reduced levels of volatile organic compounds, carbon-based chemicals that vaporize at room temperature, causing odors and health issues).that vaporize at room temperature, causing odors and health issues). “Sustainability has been a core consideration in every aspect of West Harbor’s planning“Sustainability has been a core consideration in every aspect of West Harbor’s planning and execution,” Johnson said. “From infrastructure to tenant partnerships, every decisionand execution,” Johnson said. “From infrastructure to tenant partnerships, every decision has been guided by long-term environmental performance, alongside a commitment tohas been guided by long-term environmental performance, alongside a commitment to working with our community, local partners and tenants to advance a high standard ofworking with our community, local partners and tenants to advance a high standard of environmental stewardship.”environmental stewardship.” Tenants also are participating.Tenants also are participating. C-3 Harbor Breeze Cruises, the development’s master water-side tenant, has launched ElHarbor Breeze Cruises, the development’s master water-side tenant, has launched El Escudo, a state-of-the-art parallel-hybrid passenger vessel that advances cleaner harborEscudo, a state-of-the-art parallel-hybrid passenger vessel that advances cleaner harbor operations. The vessel is touted as representing a new benchmark in maritimeoperations. The vessel is touted as representing a new benchmark in maritime innovation, offering emissions-free harbor cruises, and is supported by the installation ofinnovation, offering emissions-free harbor cruises, and is supported by the installation of the first commercial vessel electric charging station at the Port of Los Angeles.the first commercial vessel electric charging station at the Port of Los Angeles. “Harbor Breeze Cruises is currently operating a range of harbor tours and whale“Harbor Breeze Cruises is currently operating a range of harbor tours and whale watching experiences,” Johnson said. “The company is also advancing El Escudo, its newwatching experiences,” Johnson said. “The company is also advancing El Escudo, its new 350-guest, eco-friendly vessel has moved beyond the production shed and is progressing350-guest, eco-friendly vessel has moved beyond the production shed and is progressing toward water trials ahead of its planned 2026 launch.”toward water trials ahead of its planned 2026 launch.” “Once complete,” he added, “El Escudo will support a range of experiences, from harbor“Once complete,” he added, “El Escudo will support a range of experiences, from harbor tours to private events and educational voyages, and is designed to operate completelytours to private events and educational voyages, and is designed to operate completely emission-free during harbor tours. The vessel will make its home port at West Harbor inemission-free during harbor tours. The vessel will make its home port at West Harbor in the Port of Los Angeles, positioning it as a centerpiece for water activities and a beaconthe Port of Los Angeles, positioning it as a centerpiece for water activities and a beacon for sustainable tourism in Southern California.”for sustainable tourism in Southern California.” Dan Salas, owner and operator of Harbor Breeze Cruises, said he is excited to launch ElDan Salas, owner and operator of Harbor Breeze Cruises, said he is excited to launch El Escudo.Escudo. “This vessel sets a new standard for passenger vessels,” he said, “not only in design and“This vessel sets a new standard for passenger vessels,” he said, “not only in design and build quality, but in propulsion technology that moves the industry toward a cleanerbuild quality, but in propulsion technology that moves the industry toward a cleaner future.”future.” Additional sustainability measures integrated across the development include:Additional sustainability measures integrated across the development include: Solar canopies, currently under construction by tenant True Green Capital, will be usedSolar canopies, currently under construction by tenant True Green Capital, will be used in the main parking areas and generate approximately 1.2 megawatts of electricity,in the main parking areas and generate approximately 1.2 megawatts of electricity, delivered to the Los Angeles Department of Water and Power grid and offsetting thedelivered to the Los Angeles Department of Water and Power grid and offsetting the majority of on-site power consumption. They will also provide shade to help mitigatemajority of on-site power consumption. They will also provide shade to help mitigate the “heat island” effect.the “heat island” effect. EV charging stations will support more sustainable transportation, backed by aEV charging stations will support more sustainable transportation, backed by a dedicated 1-megawatt transformer that expands capacity to approximately 22 timesdedicated 1-megawatt transformer that expands capacity to approximately 22 times above current code requirements.above current code requirements. Sustainable materials and waste reduction will use a comprehensive approach thatSustainable materials and waste reduction will use a comprehensive approach that prioritizes reusable, recyclable and biodegradable food ware, eliminates polystyrene,prioritizes reusable, recyclable and biodegradable food ware, eliminates polystyrene, and reduces single-use plastics. Collaboration with the Surfrider Foundation’s Oceanand reduces single-use plastics. Collaboration with the Surfrider Foundation’s Ocean Friendly Restaurants Program will further support environmentally responsibleFriendly Restaurants Program will further support environmentally responsible practices.practices. Designed to achieve LEED Silver certification, West Harbor’s initial phase has achievedDesigned to achieve LEED Silver certification, West Harbor’s initial phase has achieved certification, with Phase 1B currently being processed for the designation. The projectcertification, with Phase 1B currently being processed for the designation. The project incorporates advanced energy management, water efficiency measures and sustainableincorporates advanced energy management, water efficiency measures and sustainable materials. It is all expected to produce approximately a 53% reduction in water use, 94%materials. It is all expected to produce approximately a 53% reduction in water use, 94% waste diversion and an estimated 131 metric tons of CO2 emissions avoided annually.waste diversion and an estimated 131 metric tons of CO2 emissions avoided annually.C-4 The venue is also linking up with the Los Angeles Maritime Institute and AltaSea forThe venue is also linking up with the Los Angeles Maritime Institute and AltaSea for hands-on maritime and environmental education and partnerships to benefit students.hands-on maritime and environmental education and partnerships to benefit students. Phased openings are slated to begin rolling out this summer. A harbor promenade,Phased openings are slated to begin rolling out this summer. A harbor promenade, boutique amusement park, and mix of dining and entertainment are planned, withboutique amusement park, and mix of dining and entertainment are planned, with tenants including the San Pedro Fish Market — with its permanent building launchingtenants including the San Pedro Fish Market — with its permanent building launching construction in 2027 — and a new satellite location for Hollywood landmark Yamashiro.construction in 2027 — and a new satellite location for Hollywood landmark Yamashiro. Other elements include pickleball and padel courts, immersive art experiences, andOther elements include pickleball and padel courts, immersive art experiences, and waterfront attractions.waterfront attractions. The new amphitheater, Johnson said, will use a turf material rather than live grassThe new amphitheater, Johnson said, will use a turf material rather than live grass following an “exhaustive” study of what would work best in the setting.following an “exhaustive” study of what would work best in the setting. “The surface is manufactured using recycled materials with organic infills such as cork or“The surface is manufactured using recycled materials with organic infills such as cork or ground walnut shells rather than recycled rubber and is recyclable at the end of itsground walnut shells rather than recycled rubber and is recyclable at the end of its lifecycle,” he said. “Our focus remains on delivering a year-round accessible venue thatlifecycle,” he said. “Our focus remains on delivering a year-round accessible venue that supports a wide range of performances and community programming as part of thesupports a wide range of performances and community programming as part of the broader West Harbor development.”broader West Harbor development.” It’s not the only new amphitheater locally.It’s not the only new amphitheater locally. The The Long Beach AmphitheaterLong Beach Amphitheater, an 11,000-capacity open-air venue near the Queen Mary,, an 11,000-capacity open-air venue near the Queen Mary, will officially debut June 6 with a grand opening concert headlined by Snoop Dogg, awill officially debut June 6 with a grand opening concert headlined by Snoop Dogg, a Long Beach native whose career has long been tied to the city’s music history.Long Beach native whose career has long been tied to the city’s music history. It will be the city’s first large-scale outdoor music venue and a new destination for liveIt will be the city’s first large-scale outdoor music venue and a new destination for live entertainment along the waterfront, designed to reflect Long Beach’s cultural identity. Itentertainment along the waterfront, designed to reflect Long Beach’s cultural identity. It will host concerts, community events and festivals throughout the year.will host concerts, community events and festivals throughout the year. By contrast, West Harbor’s amphitheater will be smaller but designed to be moreBy contrast, West Harbor’s amphitheater will be smaller but designed to be more intimate.intimate. “West Harbor’s 6,200-seat amphitheater is intentionally scaled to complement the“West Harbor’s 6,200-seat amphitheater is intentionally scaled to complement the waterfront setting and the broader development, creating a more intimate, community-waterfront setting and the broader development, creating a more intimate, community- oriented experience,” Johnson said. “The venue prioritizes connection to the harbororiented experience,” Johnson said. “The venue prioritizes connection to the harbor through its open-air design, allowing it to function as both an everyday gathering placethrough its open-air design, allowing it to function as both an everyday gathering place and a venue for live events.”and a venue for live events.” In other forthcoming plans and openings:In other forthcoming plans and openings: C-5 Trump turns AmeriTrump turns Ameri kickoff into a campkickoff into a campa rally on the Nationarally on the Nationa Wednesday, June 24Wednesday, June 24 LA Council looks toLA Council looks to 2022 ban on oil dril2022 ban on oil drill citywidecitywide Tuesday, June 23Tuesday, June 23 Alex Freeman, 21-yAlex Freeman, 21-ye son of NFL standouson of NFL standout Freeman, scores forFreeman, scores for Friday, June 19Friday, June 19 MORE FROM OURMORE FROM OUR NEWSROOMNEWSROOM “North Park” recreational tenants and SkyStar Ferris Wheel are expected to“North Park” recreational tenants and SkyStar Ferris Wheel are expected to be completed by early 2027.be completed by early 2027. Along with the World Cup debut, additional events, restaurants andAlong with the World Cup debut, additional events, restaurants and attractions will continue to debut across the waterfront destination in theattractions will continue to debut across the waterfront destination in the months ahead.months ahead. A series of openings will take place over the course of the coming year along withA series of openings will take place over the course of the coming year along with openings of restaurants, and attractions will continue to debut across the waterfrontopenings of restaurants, and attractions will continue to debut across the waterfront destination.destination. Plans are also under discussion to move the town’s Plans are also under discussion to move the town’s Fourth of July fireworks show fromFourth of July fireworks show from Cabrillo Beach to the new waterfrontCabrillo Beach to the new waterfront venue, but there is no confirmation or updates on venue, but there is no confirmation or updates on those discussions. This year’s Independence Day also marks the nation’s 250th birthday.those discussions. This year’s Independence Day also marks the nation’s 250th birthday. For more information, visit For more information, visit WestHarborLA.comWestHarborLA.com and follow @westharborla on Instagram and follow @westharborla on Instagram and West Harbor on Facebook.and West Harbor on Facebook. C-6 By By MADELINE ARMSTRONGMADELINE ARMSTRONG | | marmstrong@scng.commarmstrong@scng.com PUBLISHED: PUBLISHED: May 18, 2026 at 8:00 AM PDTMay 18, 2026 at 8:00 AM PDT | UPDATED: | UPDATED: May 18, 2026 at 5:19 PM PDTMay 18, 2026 at 5:19 PM PDT The now-shuttered Phillips 66 Los Angeles Refinery in Carson on Friday, February 27, 2026. (PhotoThe now-shuttered Phillips 66 Los Angeles Refinery in Carson on Friday, February 27, 2026. (Photo by Drew A. Kelley, Press-Telegram/SCNG)by Drew A. Kelley, Press-Telegram/SCNG) The wait is over — kind of.The wait is over — kind of. NEWSNEWS Plans for Phillips 66 refineryPlans for Phillips 66 refinery redevelopment in Carson announcedredevelopment in Carson announced • • NewsNews D-1 A development application has been submitted for the decommissioned Phillips 66A development application has been submitted for the decommissioned Phillips 66 refinery site in Carson. The refinery site in Carson. The century-old refinerycentury-old refinery was was closed at the end of last yearclosed at the end of last year, but the, but the speculation over what will replace the industrial behemoth has been happening since thespeculation over what will replace the industrial behemoth has been happening since the closure announcement in October 2024.closure announcement in October 2024. And now, the much-anticipated plans have been revealed for Carson, though the actualAnd now, the much-anticipated plans have been revealed for Carson, though the actual project likely remains a ways off. Following the demolition at the site, six industrialproject likely remains a ways off. Following the demolition at the site, six industrial buildings will be constructed for “general warehousing, high-cube fulfillment, and/orbuildings will be constructed for “general warehousing, high-cube fulfillment, and/or transload land uses,” according to the development application from Catellus-Deca, LLCtransload land uses,” according to the development application from Catellus-Deca, LLC on behalf of Phillips 66.on behalf of Phillips 66. The project, dubbed the Diamond Gateway, will span about 223 acres with 3.91 millionThe project, dubbed the Diamond Gateway, will span about 223 acres with 3.91 million square feet of building floor area. In addition to the industrial buildings, there will also besquare feet of building floor area. In addition to the industrial buildings, there will also be two on-site parking lots for truck or trailer parking and electric vehicle charging.two on-site parking lots for truck or trailer parking and electric vehicle charging. Additional site improvements will include internal circulation drive aisles, truck loadingAdditional site improvements will include internal circulation drive aisles, truck loading areas, parking for employees, vendors and visitors; as well as landscaping, signage andareas, parking for employees, vendors and visitors; as well as landscaping, signage and utility infrastructure.utility infrastructure. This is only part of the entire Phillips 66 Los Angeles Refinery site, however. The defunctThis is only part of the entire Phillips 66 Los Angeles Refinery site, however. The defunct refinery spans 659 acres across two facilities, one in Carson and the other in Wilmington,refinery spans 659 acres across two facilities, one in Carson and the other in Wilmington, connected by a five-mile pipeline. But when it comes to redevelopment, the planning isconnected by a five-mile pipeline. But when it comes to redevelopment, the planning is split by jurisdiction. This is largely because Carson decided it wanted to have a say.split by jurisdiction. This is largely because Carson decided it wanted to have a say. After the closure announcement in 2024, Carson quickly placed a moratorium on projectAfter the closure announcement in 2024, Carson quickly placed a moratorium on project proposals and passed a general plan amendment that gives City Council final approval ofproposals and passed a general plan amendment that gives City Council final approval of redevelopment plans.redevelopment plans. D-2 Since that moratorium went into place, Mayor Lula Davis-Holmes said, Carson hasSince that moratorium went into place, Mayor Lula Davis-Holmes said, Carson has required the site to have a specific plan that keeps land-use discretion with the Cityrequired the site to have a specific plan that keeps land-use discretion with the City Council, has hired environmental consultants to assess the site and another consultant toCouncil, has hired environmental consultants to assess the site and another consultant to monitor the decommissioning process to ensure Phillips 66 follows all state and federalmonitor the decommissioning process to ensure Phillips 66 follows all state and federal laws.laws. There will also be a development agreement with the city that will “propose communityThere will also be a development agreement with the city that will “propose community benefits (such as financial contributions toward city initiatives and projects that supportbenefits (such as financial contributions toward city initiatives and projects that support infrastructure throughout the city),” according to the MOU.infrastructure throughout the city),” according to the MOU. This agreement has not yet been reached.This agreement has not yet been reached. Phillips 66, for its part, has said it will work with Carson and all regulatory agencies toPhillips 66, for its part, has said it will work with Carson and all regulatory agencies to complete the level of remediation deemed necessary and achievable, a companycomplete the level of remediation deemed necessary and achievable, a company spokesperson said. “This oversight will continue during and after future redevelopmentspokesperson said. “This oversight will continue during and after future redevelopment work,” the spokesperson said in a statement, “which is in the very early stages ofwork,” the spokesperson said in a statement, “which is in the very early stages of processing.”processing.” While the development plan for the Carson portion of the site is just being announced,While the development plan for the Carson portion of the site is just being announced, the plans for the Wilmington portion of the site (which is in the city of Los Angeles) havethe plans for the Wilmington portion of the site (which is in the city of Los Angeles) have been in the works for months.been in the works for months. L.A. has largely taken a back seat, letting Phillips 66 dictate redevelopment as long as itL.A. has largely taken a back seat, letting Phillips 66 dictate redevelopment as long as it complies with state environmental, development and zoning regulations.complies with state environmental, development and zoning regulations. L.A. Councilmember Tim McOsker, whose 15th District includes Wilmington, did notL.A. Councilmember Tim McOsker, whose 15th District includes Wilmington, did not respond to multiple requests for comment. But when the refinery’s closure was firstrespond to multiple requests for comment. But when the refinery’s closure was first announced, in 2024, McOsker said L.A. will work “closely with Phillips 66, their employeesannounced, in 2024, McOsker said L.A. will work “closely with Phillips 66, their employees and our community to make sure that we’re supporting all who are impacted.”and our community to make sure that we’re supporting all who are impacted.” The proposed plan is a massive mixed-use project, The proposed plan is a massive mixed-use project, called Five Points Unioncalled Five Points Union , which would, which would feature retail, outdoor space, indoor sports complexes and much more.feature retail, outdoor space, indoor sports complexes and much more. “The proposed redevelopment of these properties transforms industrial properties that“The proposed redevelopment of these properties transforms industrial properties that have been inaccessible to the public for nearly a century into a publicly accessible Townhave been inaccessible to the public for nearly a century into a publicly accessible Town Center with restaurants, playgrounds, outdoor gathering spaces and sports facilities,” theCenter with restaurants, playgrounds, outdoor gathering spaces and sports facilities,” the Phillips 66 spokesperson said. “In addition, a Commerce Center will provide new jobs toPhillips 66 spokesperson said. “In addition, a Commerce Center will provide new jobs to fuel economic prosperity.fuel economic prosperity. “Redevelopment maximizes the value of the land for both shareholders and the“Redevelopment maximizes the value of the land for both shareholders and the community,” the spokesperson added, “(and) creates potential synergy with theircommunity,” the spokesperson added, “(and) creates potential synergy with their proximity to the Port of Los Angeles and reduces emissions.”proximity to the Port of Los Angeles and reduces emissions.” But no matter what is built on the decommissioned sites, But no matter what is built on the decommissioned sites, hefty environmentalhefty environmental remediation will be neededremediation will be needed , according to environmental attorney Ann Alexander., according to environmental attorney Ann Alexander. D-3 “The reality is that is never possible,” Alexander said in a Wednesday interview about“The reality is that is never possible,” Alexander said in a Wednesday interview about restoring the land to a pre-refinery state. “It’s not possible with most industrial sites andrestoring the land to a pre-refinery state. “It’s not possible with most industrial sites and certainly not with something like a refinery.”certainly not with something like a refinery.” For more than a century, the refinery has been polluting the surrounding groundwaterFor more than a century, the refinery has been polluting the surrounding groundwater and air in areas that are now residential.and air in areas that are now residential. And with the refinery producing toxic chemicals such as gasoline, diesel, aviation fluid,And with the refinery producing toxic chemicals such as gasoline, diesel, aviation fluid, petroleum coke, propane, butane, elemental sulfur and food-grade carbon dioxide, thosepetroleum coke, propane, butane, elemental sulfur and food-grade carbon dioxide, those living in the area have reported increased health issues like asthma and even cancer.living in the area have reported increased health issues like asthma and even cancer. The Phillips 66 Carson refinery, in fact, has contributed to about 64% of the excess cancerThe Phillips 66 Carson refinery, in fact, has contributed to about 64% of the excess cancer risk in the area, according to the U.S. Environmental Protection Agency, and therisk in the area, according to the U.S. Environmental Protection Agency, and the Wilmington site is even worse — with almost 87% of excess cancer risk being traced backWilmington site is even worse — with almost 87% of excess cancer risk being traced back to the refinery.to the refinery. Rainbow Yeung, a spokesperson with the South Coast Air Quality Management District,Rainbow Yeung, a spokesperson with the South Coast Air Quality Management District, has said that air pollution in the area surrounding the refinery is not only higher thanhas said that air pollution in the area surrounding the refinery is not only higher than other parts of the South Coast Air Basin, but also has some of the highest pollutionother parts of the South Coast Air Basin, but also has some of the highest pollution burdens in the entire nation.burdens in the entire nation. “These areas have nicknames,” said K Sanchez, a research and organizing assistant with“These areas have nicknames,” said K Sanchez, a research and organizing assistant with the Asian Pacific Environmental Network. “There’s the asthma boulevard; there’s thethe Asian Pacific Environmental Network. “There’s the asthma boulevard; there’s the cancer corridor.”cancer corridor.” And in 2024, a federal grand jury And in 2024, a federal grand jury returned an indictment against Phillips 66returned an indictment against Phillips 66 for illegally for illegally dumping close to 800,000 gallons of toxic wastewater from the Carson facility into thedumping close to 800,000 gallons of toxic wastewater from the Carson facility into the L.A. County sewer system.L.A. County sewer system. The L.A. Water Board, meanwhile, has had its eye on the Carson refinery since 1994,The L.A. Water Board, meanwhile, has had its eye on the Carson refinery since 1994, when a troubling discovery was made beneath the facility — a 13-foot deep “lake of oil.”when a troubling discovery was made beneath the facility — a 13-foot deep “lake of oil.” Since then, Phillips 66 has been ordered to pump out the toxic waste and treat theSince then, Phillips 66 has been ordered to pump out the toxic waste and treat the contaminated water.contaminated water. But the refinery, Alexander has said, is nowhere near finished cleaning up what wasBut the refinery, Alexander has said, is nowhere near finished cleaning up what was discovered in 1994, which itself may pale in comparison to what is discovered once alldiscovered in 1994, which itself may pale in comparison to what is discovered once all equipment is removed.equipment is removed. “The contamination that they describe, in particular at the Carson site, is pretty“The contamination that they describe, in particular at the Carson site, is pretty catastrophically bad,” Alexander said. “They’ve been looking at the water quality andcatastrophically bad,” Alexander said. “They’ve been looking at the water quality and finding that there is some pretty heavy contamination there that’s going to have to befinding that there is some pretty heavy contamination there that’s going to have to be dealt with.”dealt with.” The Phillips 66 spokesperson said the company has complied with all regulationsThe Phillips 66 spokesperson said the company has complied with all regulations imposed by the L.A. Water Board, EPA and AQMD.imposed by the L.A. Water Board, EPA and AQMD. D-4 “Phillips 66 has leveraged various resources and continuously worked with regulators to“Phillips 66 has leveraged various resources and continuously worked with regulators to address environmental impacts over the years,” the spokesperson said in a writtenaddress environmental impacts over the years,” the spokesperson said in a written statement. “It’s also important to note that Phillips 66 has systems in place to confine,statement. “It’s also important to note that Phillips 66 has systems in place to confine, control and recover groundwater.”control and recover groundwater.” Toxic levels of dangerous chemicals, however, have been found in both groundwater andToxic levels of dangerous chemicals, however, have been found in both groundwater and soil, creating a large plume spanning the majority of the property and producingsoil, creating a large plume spanning the majority of the property and producing benzene, a known carcinogen, in addition to gasoline chemicals.benzene, a known carcinogen, in addition to gasoline chemicals. Ensuring the site is cleaned up is a top priority for those who live near the refinery.Ensuring the site is cleaned up is a top priority for those who live near the refinery. “Most of all, what they want is remediation,” Sanchez said. “They want to be able to know“Most of all, what they want is remediation,” Sanchez said. “They want to be able to know that they’re not just being left with a lake of oil; they’re not just being left with a cloud ofthat they’re not just being left with a lake of oil; they’re not just being left with a cloud of smog.”smog.” The development application does not yet outline specific remediation methods, likelyThe development application does not yet outline specific remediation methods, likely because it is unknown until the equipment is removed and because remediatingbecause it is unknown until the equipment is removed and because remediating contamination of this magnitude is largely unprecedented.contamination of this magnitude is largely unprecedented. The Shell Carson refinery, for example, operated as a refinery for almost 70 years beforeThe Shell Carson refinery, for example, operated as a refinery for almost 70 years before converting to a distribution terminal in 1992 and cleanup efforts are still ongoing.converting to a distribution terminal in 1992 and cleanup efforts are still ongoing. About 1 million pounds of petroleum hydrocarbons, 205,000 cubic yards of contaminatedAbout 1 million pounds of petroleum hydrocarbons, 205,000 cubic yards of contaminated soil, 989,000 gallons of oil, and more than 900 million gallons of contaminated water andsoil, 989,000 gallons of oil, and more than 900 million gallons of contaminated water and other liquids have been removed from the Shell site since 1992, said L.A. Water Boardother liquids have been removed from the Shell site since 1992, said L.A. Water Board spokesperson Ailene Voisin.spokesperson Ailene Voisin. But there is still no estimated date, Voisin said, for when the cleanup will be done.But there is still no estimated date, Voisin said, for when the cleanup will be done. That is why Davis-Holmes directed Carson staff in October to create a task force ofThat is why Davis-Holmes directed Carson staff in October to create a task force of environmental experts, city officials and community members to get ahead of theenvironmental experts, city officials and community members to get ahead of the process. The task force, though, has not been created yet because “the city is currentlyprocess. The task force, though, has not been created yet because “the city is currently discussing its structure internally,” according to Nathan Freeman, director of Communitydiscussing its structure internally,” according to Nathan Freeman, director of Community & Economic Development for Carson.& Economic Development for Carson. “The project is currently under active review, including evaluation of the Environmental“The project is currently under active review, including evaluation of the Environmental Impact Report (EIR) and supporting technical studies,” Freeman said in a statement. “AtImpact Report (EIR) and supporting technical studies,” Freeman said in a statement. “At this stage, it would be premature to express the City’s position or speculate on potentialthis stage, it would be premature to express the City’s position or speculate on potential outcomes before the full record has been evaluated. Staff’s role is to conduct an objectiveoutcomes before the full record has been evaluated. Staff’s role is to conduct an objective review of the project, including environmental analysis, public input, and potentialreview of the project, including environmental analysis, public input, and potential impacts, so decision makers have complete information when the matter comes forwardimpacts, so decision makers have complete information when the matter comes forward for consideration.”for consideration.” Sanchez, however, said that APEN has been disappointed in the city’s outreach efforts. ASanchez, however, said that APEN has been disappointed in the city’s outreach efforts. A public meeting, for example, took place two weeks ago to discuss the Diamond Gatewaypublic meeting, for example, took place two weeks ago to discuss the Diamond Gateway project, but the only community members present were those that APEN solicited.project, but the only community members present were those that APEN solicited.D-5 2026 Elections: Here2026 Elections: Here most recent resultsmost recent results Torrance municipaTorrance municipal Wednesday, June 24Wednesday, June 24 El Camino College nEl Camino College n after Olympian Geoafter Olympian Geo StanichStanich Friday, June 19Friday, June 19 Braid Theory at AltBraid Theory at Alta San Pedro showcaseSan Pedro showcase for climate solutionfor climate solution Thursday, June 18Thursday, June 18 MORE FROM OURMORE FROM OUR NEWSROOMNEWSROOM “We were a little blindsided,” Sanchez said. “The whole point of that task force being“We were a little blindsided,” Sanchez said. “The whole point of that task force being made would be for the community to have a say from day one on what the process wasmade would be for the community to have a say from day one on what the process was going to be and what the site was going to look like.”going to be and what the site was going to look like.” There will be no more public scoping meetings, Freeman said, but the community canThere will be no more public scoping meetings, Freeman said, but the community can submit any comments, concerns or questions on the project until June 11. After that,submit any comments, concerns or questions on the project until June 11. After that, there will be a formal environmental impact review process and a review by city staff.there will be a formal environmental impact review process and a review by city staff. “We are trying to say that no matter where you are in the process, no matter what the“We are trying to say that no matter where you are in the process, no matter what the process is and no matter what level of technological knowledge a resident has or not,process is and no matter what level of technological knowledge a resident has or not, they deserve to be there,” Sanchez said. “They deserve to have their concerns heard andthey deserve to be there,” Sanchez said. “They deserve to have their concerns heard and really, genuinely engaged with because they are the ones who are going to have to livereally, genuinely engaged with because they are the ones who are going to have to live with the demolition and they are the ones who are going to have to live with thewith the demolition and they are the ones who are going to have to live with the development.”development.” Public comments on the proposed development can be submitted to McKina Alexander,Public comments on the proposed development can be submitted to McKina Alexander, Carson’s planning manager, by emailing Carson’s planning manager, by emailing malexander@carsonca.govmalexander@carsonca.gov and and planning@carsonca.govplanning@carsonca.gov, or calling 310-952-1761, ext. 1326. Comments can also be, or calling 310-952-1761, ext. 1326. Comments can also be mailed to City Hall, 701 E. Carson St.mailed to City Hall, 701 E. Carson St. D-6 City of Carson Page 1 Notice of Preparation Diamond Gateway Project NOTICE OF PREPARATION OF AN ENVIRONMENTAL IMPACT REPORT AND NOTICE OF PUBLIC SCOPING MEETING Diamond Gateway Date: April 13, 2026 To: Office of Land Use and Climate Innovation, Responsible Agencies, Trustee Agencies, Organizations, and Interested Parties From: City of Carson, Community & Economic Development Department, Planning Division Subject: Notice of Preparation of an Environmental Impact Report and Notice of Public Scoping Meeting for the Diamond Gateway Project This Notice of Preparation (NOP) has been prepared to notify the Office of Land Use and Climate Innovation (LCI), Responsible and Trustee Agencies, organizations, and interested parties that the City of Carson (City), as Lead Agency pursuant to the California Environmental Quality Act (CEQA), will prepare an Environmental Impact Report (EIR) to evaluate the potential environmental effects associated with the Diamond Gateway Project. The Project involves demolition of the Phillips 66 Los Angeles Refinery, Carson Plant, located at the current street address of 1520 E. Sepulveda Boulevard, and subsequent redevelopment of the site involving the construction and operation of six (6) industrial buildings with a combined total of approximately 3.91 million square feet (s.f.) of building floor area. The Project is briefly summarized below to inform comments on this NOP and the scope of environmental analysis in the EIR. The City is requesting input from Responsible and Trustee Agencies, organizations, and interested parties regarding (1) the scope and content of the environmental analysis to be included in the EIR, and (2) the significant environmental issues and reasonable alternatives and mitigation measures that should be addressed in the EIR, in accordance with CEQA Guidelines Section 15082. This NOP also serves to facilitate consultation with any persons or organizations that may be concerned with the environmental effects of the Project in accordance with CEQA Guidelines Section 15083. PROJECT TITLE: Diamond Gateway PROJECT APPLICANT: Catellus-Deca, LLC PROJECT LOCATION: The Project Site comprises Assessor Parcel Numbers (APNs) 7315-002-007 and -021 and is located at the existing street address of 1520 E. Sepulveda Boulevard in the City of Carson, Los Angeles County, California. The approximately 223-acre Project Site served as the Phillips 66 Los Angeles Refinery Carson Plant (Carson Refinery), which ceased fuel production and was idled at the end of 2025. The Project Site’s location is shown on Figure 1, Project Location, and Figure 2, Aerial Photograph. E-1 City of Carson Page 2 Notice of Preparation Diamond Gateway Project PROJECT DESCRIPTION: The Project involves demolition of the Carson Refinery and redevelopment of the subject property with warehouse and distribution land uses. The discretionary approvals required from the City of Carson to implement the Project include a Specific Plan, Conditional Use Permit, Site Plan and Design Review, Vesting Tentative Tract Map, Sign Plan, and Development Agreement. A summary of the activities required to construct and operate the Project is provided below. Actions required to idle the Carson Refinery and maintain/preserve its equipment in a pre-demolition state are not a part of the Project evaluated in the EIR. This includes removal of all hydrocarbon inventory from the Project Site and the depressurizing and cleaning of all storage units and pipelines, which will be completed prior to the commencement of Project activities. Demolition Proposed demolition activities would include the removal of all structures, equipment, and buildings within the Project Site, which includes approximately 16 buildings, 45 storage tanks, and refining machinery and associated equipment. Refining machinery and equipment may be partially or fully dismantled and transported to other facilities for reuse. Below-ground infrastructure within the Project Site owned or controlled by Phillips 66, including foundations, pipelines, and utilities, would be removed as part of the Project; pipelines and associated infrastructure traversing the Project Site that are owned and operated by third parties would be either retained, removed, or quitclaimed in place. The Project Applicant estimates that demolition activities would occur six (6) days per week for approximately 12 months. Demolition activities would produce waste materials that would be stockpiled on site, then either recycled and reused on site, hauled off site and recycled, or hauled off site for disposal. Unstained and unpainted concrete would be crushed on site and used as backfill. Demolition waste materials transported off site would be transported to facilities that are approved or permitted to process the specific waste type (e.g., ferrous and non-ferrous scrap, construction and demolition debris). Demolition activities would produce hazardous waste requiring special handling and disposal at permitted facilities, including an estimated 12,000+ cubic yards of asbestos-containing materials and up to 575,000 cubic yards of contaminated soil. All construction waste hauled from the Project Site is expected to travel by truck; however, the Applicant is exploring the possibility of removing construction waste from the Project Site by rail. Recipient sites for hazardous demolition waste have not been identified but will be disclosed in the EIR. Construction Following demolition, the Project Site is proposed to be redeveloped through the construction and operation of six (6) industrial buildings with a combined total of approximately 3.91 million s.f. of building floor area. The buildings could be constructed in a single phase (estimated to last approximately 2.5 years) or could be constructed in multiple phases (estimated to last up to approximately 5.5 years). Project construction would require mass grading of the Project Site, utility and infrastructure installation, fine grading and foundation construction, building construction, and the installation of paving, landscaping, lighting, and signage. Grading activities are expected to balance; but, for analysis purposes, the EIR will conservatively evaluate up to 570,000 cubic yards of soil export and import. Construction activities would occur primarily during the daytime; however, concrete pouring (for building foundations and tilt-up wall panels) would occur at night. Construction activities would occur on the Project Site six (6) days per week. Construction activities also may include one or more of the following off-site improvements, which will be addressed in the EIR: 1) roadway, wet utility, and dry utility improvements within E. Sepulveda Boulevard adjacent to the Project Site; 2) wet utility connection to Alameda Street; 3) roadway and wet E-2 City of Carson Page 3 Notice of Preparation Diamond Gateway Project utility improvements to the Interstate 405 (I-405) / Alameda Street exit and the Alameda Street / 223rd Street intersection; 4) roadway improvements and wet utility improvements to the Alameda Street / Sepulveda Street intersection/ramp; and 5) roadway improvements to the Interstate 710 (I-710) / Willows Street intersection. Construction activities for off-site improvements could occur during daytime and/or nighttime hours, up to six (6) days per week. Proposed Development The Project’s proposed six (6) industrial buildings are intended to be used for general warehousing, high-cube fulfillment, and/or transload land uses. The Project’s design also includes two (2) on-site parking lots that could be used for truck or trailer parking and/or electric vehicle charging. Related site improvements to support proposed land uses would include but not be limited to internal circulation drives/drive aisles, truck loading areas, automobile parking for the Project’s employees, vendors, and visitors, landscaping, signage, and utility infrastructure. Access to/from the Project Site would be provided from two (2) driveways connecting to E. Sepulveda Boulevard. The potential user(s) of the Project’s buildings and parking lots are not currently known; thus, for conservative purposes, the EIR will assume that the Project would be operational 24 hours per day, 365 days per year. The conceptual site plan for the Project is illustrated on Figure 3, Conceptual Site Plan, and a statistical summary is provided below. Diamond Gateway Development Summary Land Use Acreage Building Floor Area 205.5 14.3 -- Project Total 222.9 3,913,419 s.f. *Approximately 2.4 acres within the Diamond Gateway development site would be reserved for a water treatment facility required by Cleanup and Abatement Order 94-139. EIR SCOPE CEQA Guidelines Sections 15060(d) and 15063 grant lead agencies the ability to bypass preparation of an Initial Study when an EIR is clearly required for a project. The City of Carson, in its capacity as Lead Agency for the proposed Project, has determined that the Project has the potential to result in significant environmental effects and will commence work directly on an EIR that will address the topics listed below in lieu of preparing an Initial Study: • • • • • • • • • • • • • • E-3 City of Carson Page 4 Notice of Preparation Diamond Gateway Project • • • • • • The EIR will disclose the Project’s effects on the environment, identify potentially significant environmental impacts, identify feasible mitigation measures to reduce or eliminate potentially significant environmental impacts, and discuss potentially feasible alternatives to the Project that may lessen or eliminate potentially significant Project-related impacts. PUBLIC COMMENT PERIOD AND PUBLIC SCOPING MEETING This notice and related information may be accessed electronically at the following website: https://cms3.revize.com/revize/carsonca/news_detail_T4_R592.php Pursuant to CEQA Guidelines Section 15082(b), the City has established a 30-day period for submitting responses to this NOP, from April 13, 2026 to May 12, 2026. Because of the time limit mandated by State law, your response must be sent as soon as possible but no later than 30 days after receipt of this notice. With this NOP and the public scoping meeting, the City’s intent is to inform the public of the nature and extent of the proposed Project and to solicit guidance regarding the scope and content of the EIR. During the 30-day public scoping period, the City will hold a public scoping meeting on April 29, 2026, at 6:00 p.m. at the Carson Event Center, Dominguez Ballroom, at 801 Carson Street, Carson, CA 90745. The purpose of the public scoping meeting is to provide an additional opportunity for agencies, organizations, and interested parties to provide scoping comments in person on what environmental issues should be addressed in the EIR. All public agencies, organizations, and interested parties are encouraged to attend and participate in this meeting. The scoping meeting is not a public hearing, and no decisions on the proposed Project will be made at this meeting. Public comments will be collected and will be limited to identifying issues pertaining to the Project’s potential environmental effects. The City and Project Applicant will not be required to provide an immediate response to any concerns raised at the scoping meeting. Concerns related to potential environmental effects will be addressed in the forthcoming EIR, including those raised at the scoping meeting. All scoping comments must be received in writing by 5:00 p.m. on May 12, 2026, which marks the end of the 30-day public scoping period. All written comments should indicate an associated contact person for the agency or organization, if applicable, and reference the Project name in the subject line. Pursuant to CEQA, responsible and trustee agencies are requested to indicate their respective statutory responsibilities in connection with the proposed Project when responding. Please mail or email comments and direct any questions to the following contact person: McKina Alexander, Planning Manager City of Carson Community & Economic Development Department, Planning Division 701 East Carson Street Carson, CA 90745 Email: malexander@carsonca.gov and planning@carsonca.gov Phone: 310-952-1761 extension 1326 Attachments: Location Map, Aerial Photograph, Conceptual Site Plan E-4 Carson Los Angeles Long Beach %&'(110 %&'(710 %&'(405 ·|}þ47 ·|}þ1 ·|}þ103 E Sepulveda Blvd Ala m e d a S t / S R 4 7 E Lomita Blvd E 223rd St S W i l m i n g t o n A v e # Project Site Cerritos C h a n n e l Pacific Ocean # Project Site ^_ LOS ANGELESCOUNTYLOS ANGELESCOUNTY ORANGECOUNTYORANGECOUNTY RIVERSIDECOUNTYRIVERSIDECOUNTY SAN BERNARDINOCOUNTYSAN BERNARDINOCOUNTY Project Location 0 2,000 4,0001,000 Feet Source(s): Esri, Los Angeles County (2025)Figure 1 m=-- 1 I ~~ ---------' E-5 ·|}þ47 E Lomita Blvd N B l i n n A v e Uni o n P a c i f i c R R Un i o n P a c i f i c R R E Sepulveda Blvd S W i l m i n g t o n A v e Ala m e d a S t / S R 4 7 # Project Site Aerial Photograph 0 500 1,000250 Feet Source(s): Esri, Los Angeles County (2025), Nearmap Imagery (January 2026)Figure 2 E-6 Conceptual Site PlanNottoScale Figure 3 E 236th StE 236th St Wilm i n g t o n A v e Wilm i n g t o n A v e Wil m i n g t o n A v e Wil m i n g t o n A v e S A l a m e d a S t S A l a m e d a S t S A l a m e d a S t S A l a m e d a S t E Realty StE Realty St CITY OF CARSONCITY OF CARSON CITY OF LOS ANGELESCITY OF LOS ANGELES E Sepulveda BlvdE Sepulveda Blvd E Sepul v e d a B l v d E Sepul v e d a B l v d Do m i n g u e z C h a n n e l Do m i n g u e z C h a n n e l E Lomita BlvdE Lomita Blvd Metro Metro LOT A LOT B 00 BUILDING 6 BUILDING 1 BUILDING 2 BUILDING 3 BU I L D I N G 4 BU I L D I N G 5 WATER TREATMENT AREA (NOT PART OF PROJECT)UTILITY LOT 850850 E-7 By By DONNA LITTLEJOHNDONNA LITTLEJOHN | | dlittlejohn@scng.comdlittlejohn@scng.com | Daily Breeze | Daily Breeze PUBLISHED: PUBLISHED: April 15, 2026 at 2:46 PM PDTApril 15, 2026 at 2:46 PM PDT | UPDATED: | UPDATED: April 15, 2026 at 6:20 PM PDTApril 15, 2026 at 6:20 PM PDT A woman holds an information pamphlet provided by Fred Brown’s Recovery Services during a townA woman holds an information pamphlet provided by Fred Brown’s Recovery Services during a town hall meeting in San Pedro on Tuesday, April 14, 2026. (Photo by Raphael Richardson, Contributinghall meeting in San Pedro on Tuesday, April 14, 2026. (Photo by Raphael Richardson, Contributing Photographer)Photographer) NEWSNEWS Town hall on Fred Brown proposalTown hall on Fred Brown proposal draws hundreds in San Pedrodraws hundreds in San Pedro • • NewsNews F-1 A demonstration opposing the Fred Brown Recovery center at the former Little Sisters of the Poor on Western Avenue inA demonstration opposing the Fred Brown Recovery center at the former Little Sisters of the Poor on Western Avenue in San Pedro drew an estimated 300 people on Sunday, April 12, 2026. (Courtesy Photo)San Pedro drew an estimated 300 people on Sunday, April 12, 2026. (Courtesy Photo) Plans to open a substance abuse center at the site of the former Little Sisters of the PoorPlans to open a substance abuse center at the site of the former Little Sisters of the Poor home in San Pedro drew mostly shouts of opposition — but also some cheers of supporthome in San Pedro drew mostly shouts of opposition — but also some cheers of support — from hundreds of residents who turned out to voice their opinions at a town hall— from hundreds of residents who turned out to voice their opinions at a town hall meeting on Tuesday night, April 14.meeting on Tuesday night, April 14. An estimated 500 people, with standing room only, packed the Peck Park Auditorium forAn estimated 500 people, with standing room only, packed the Peck Park Auditorium for a more-than three-hour meeting called by Los Angeles Councilmember Tim McOsker.a more-than three-hour meeting called by Los Angeles Councilmember Tim McOsker. Long lines of speakers went throughout the night during the meeting. The atmosphereLong lines of speakers went throughout the night during the meeting. The atmosphere at times was heated, as many from the audience also shouted comments in response toat times was heated, as many from the audience also shouted comments in response to speakers.speakers. The proposal by Fred Brown Recovery Services Inc. has especially galvanized the SouthThe proposal by Fred Brown Recovery Services Inc. has especially galvanized the South Shores community of San Pedro, with many saying it will lead to more crime, is too closeShores community of San Pedro, with many saying it will lead to more crime, is too close to schools and will affect property values in San Pedro’s most attractive ocean-sideto schools and will affect property values in San Pedro’s most attractive ocean-side neighborhoods. Opponents organized a sidewalk demonstration — which drew aboutneighborhoods. Opponents organized a sidewalk demonstration — which drew about 300 — in front of the building at the center of the controversy, 2100 S. Western Ave., two300 — in front of the building at the center of the controversy, 2100 S. Western Ave., two days earlier.days earlier. F-2 McOsker’s town hall meeting included presentations by Fred Brown and set aside the restMcOsker’s town hall meeting included presentations by Fred Brown and set aside the rest of the evening to take open public comment. Those attending were given written surveysof the evening to take open public comment. Those attending were given written surveys to fill out and hand back to the council office, asking if the signer supported or opposedto fill out and hand back to the council office, asking if the signer supported or opposed the proposal or was neutral.the proposal or was neutral. On Wednesday, McOsker said he remains opposed to the project, which developed as aOn Wednesday, McOsker said he remains opposed to the project, which developed as a result of a proposition approved by California voters in 2024 that provides $6.4 billion inresult of a proposition approved by California voters in 2024 that provides $6.4 billion in bonds to finance behavioral health treatment.bonds to finance behavioral health treatment. “This is such a large project for a small nonprofit to take on,” he said in a follow-up“This is such a large project for a small nonprofit to take on,” he said in a follow-up telephone interview. “It seems beyond their ability.”telephone interview. “It seems beyond their ability.” He also said he is concerned that some 70 people now in the facility’s elderly andHe also said he is concerned that some 70 people now in the facility’s elderly and memory care center at Little Sisters — which has closed, though another owner is inmemory care center at Little Sisters — which has closed, though another owner is in place — would be displaced should the plans go through.place — would be displaced should the plans go through. McOsker has provided a list of state agencies and officials for residents to contact toMcOsker has provided a list of state agencies and officials for residents to contact to express concerns.express concerns. The measure, as written, bypasses many of the steps required by Los Angeles for suchThe measure, as written, bypasses many of the steps required by Los Angeles for such projects that give local communities more information about potential impacts, McOskerprojects that give local communities more information about potential impacts, McOsker said.said. “It’s understandable that folks are frustrated,” McOsker said. “There’s been so little“It’s understandable that folks are frustrated,” McOsker said. “There’s been so little information on this project.”information on this project.” Some portions of the Fred Brown presentation during the town hall indicated the plansSome portions of the Fred Brown presentation during the town hall indicated the plans would proceed, drawing shouts such as “Never!” from the audience.would proceed, drawing shouts such as “Never!” from the audience. Roxanna Natale-Brown, the widow of founder Fred Brown, said the program provides aRoxanna Natale-Brown, the widow of founder Fred Brown, said the program provides a chance to bring more people in off the streets. The recovery program’s co-founder, Al Ahl,chance to bring more people in off the streets. The recovery program’s co-founder, Al Ahl, treated former first lady Betty Ford in 1973, according to information provided by thetreated former first lady Betty Ford in 1973, according to information provided by the group.group. The recovery program has operated several small homes in San Pedro for a couple ofThe recovery program has operated several small homes in San Pedro for a couple of decades and the group is a member of the San Pedro Chamber of Commerce.decades and the group is a member of the San Pedro Chamber of Commerce.F-3 2026 Elections: Here2026 Elections: Here most recent resultsmost recent results Torrance municipaTorrance municipal Wednesday, June 24Wednesday, June 24 MORE FROM OURMORE FROM OUR NEWSROOMNEWSROOM But little had been shared publicly about the new plan to acquire the Little SistersBut little had been shared publicly about the new plan to acquire the Little Sisters buildings over the past several months.buildings over the past several months. Fred Brown Recovery already has received a tentative award from the state and hasFred Brown Recovery already has received a tentative award from the state and has received a check list to complete before receiving funds that would be used to purchasereceived a check list to complete before receiving funds that would be used to purchase the Little Sisters of the Poor property.the Little Sisters of the Poor property. If final funding is received, the group’s literature said, project completion would beIf final funding is received, the group’s literature said, project completion would be required by June 2031.required by June 2031. Fred Brown speakers said there is currently a shortfall of beds in the South Bay andFred Brown speakers said there is currently a shortfall of beds in the South Bay and surrounding areas for those looking to recover from drug or alcohol addictions.surrounding areas for those looking to recover from drug or alcohol addictions. Full capacity of the future center, proponents said, would be 175 to 200 and no newFull capacity of the future center, proponents said, would be 175 to 200 and no new construction is planned. The location, said Mark Malone, director of administration forconstruction is planned. The location, said Mark Malone, director of administration for Fred Brown, offers the recommended “campus model” with three or more buildings on aFred Brown, offers the recommended “campus model” with three or more buildings on a single property.single property. It will be a licensed and monitored environment, with no “free roaming” into theIt will be a licensed and monitored environment, with no “free roaming” into the community, staff members said; random drug and alcohol testing will be part of thecommunity, staff members said; random drug and alcohol testing will be part of the routine.routine. Visitors will also be supervised and screened, staff members said.Visitors will also be supervised and screened, staff members said. Many speakers mentioned a temporary drug-and-alcohol residential program, notMany speakers mentioned a temporary drug-and-alcohol residential program, not connected to Fred Brown, that was in the building temporarily a few months ago andconnected to Fred Brown, that was in the building temporarily a few months ago and caused problems in the neighborhood. One speaker, a retired Los Angeles Policecaused problems in the neighborhood. One speaker, a retired Los Angeles Police Department captain, said more study needs to be done on potential neighborhoodDepartment captain, said more study needs to be done on potential neighborhood impacts, noting that police staffing is down.impacts, noting that police staffing is down. F-4 TIM McOSKER Councilmember, 15th District 200 N. Spring St., Room 475 Los Angeles, CA 90012 May 29, 2026 Dear Neighbors, This is to provide you with an update regarding the proposed Fred Brown Recovery Services (FBRS) Serenity Recovery Campus Project at 2100 South Western Avenue. Before and after the Town Hall I hosted on April 14, my team and I have been documenting your concerns with state officials, and I have expressed my own written opposition to the project. I have recently heard from a number of constituents who asked whether community opposition will have any effect, or whether this project is a "done deal." I want to be unequivocally clear: this project is not a done deal. The state agency administering the program FBRS is applying through is still evaluating and considering the project. The grant awarded to FBRS by the California Department of Health Care Services (DHCS) through the Behavioral Health Continuum Infrastructure Program (BHCIP) Round 2 is considered a “conditional award.” According to the information we received from the DHCS, the conditional award is undergoing final verification and evaluation to determine project eligibility. According to the state, grant funding will only be awarded if DHCS can successfully conduct an in- depth verification of FBRS's eligibility, clear title of the property, match funding amounts, and fulfillment of all program requirements. DHCS anticipates notifying final awardees, of which FBRS is one among several others, on a rolling basis between the Fall and Winter of this year. If FBRS fails to comply with program and funding requirements, DHCS will rescind the conditional award and reallocate the funds to another applicant. Under the Behavioral Health Infrastructure Bond Act of 2024 (AB 531), DHCS holds all final authority and makes the ultimate determination on these awards. However, it is also important to know that the process does not allow for an appeal process. Any opposition or support must be expressed before the state makes the final decision. I have been unable to support the proposed project since the first bits of information came out about it late last calendar year. Since then, we have sought accurate and clear information on the proposal for most of this year. With what we know today about the proposed project, I can say this applicant is incapable of providing the service described in the application, and this site is inappropriate for the described operations. While I have supported other Fred Brown Recovery Services activities within Council District 15 in the past, I am aware of their capacity, and I know there are limits to what such a small, local nonprofit can achieve. This proposal far exceeds FBRS’s track record and capacity, being priced G-1 Council District 15 Neighbors May 29, 2026 Page 2 200 N. Spring St., Room 475 Los Angeles, CA 90012 and sized at many multiples larger than anything they have ever attempted in the history of their operations. Further, any new facility, by any applicant, must be compatible in both use and scale with the surrounding neighborhood. In this case, I do not see the correct alignment of capacity or scale. Regarding the current process, FBRS is solely responsible for obtaining all necessary state and local ordinance approvals, as well as required facility licenses, for this proposed 122-bed and 1,012-outpatient-slot facility. The statutory scheme that FBRS and the state are using for this project seeks to limit the city’s discretion to regulate the use, but does not eliminate our authority. For that reason, I have directed applicable city departments to assess the land use and any and all applicable regulations relating to the use, apply the local law that is intended to protect the status of the senior residents at the site, detail our ability to mitigate environmental impacts of the proposed project, and evaluate the financial transaction with the current owner, given that these are public dollars. The state and the applicant have made this a difficult process and have treated the local community as an opponent, not a partner. From the outset, this proposal has lacked the candid transparency and honest community outreach that residents deserve. In fact, my office had to assert our legal rights and made public records requests to compel the state to provide basic application materials because the Fred Brown organization would not. My office has actively raised our community's specific concerns to our state legislators and to DHCS during this post-conditional award process. FBRS has conveyed to the DHCS that they are committed to community engagement and have established an advisory board committee and internal task force. However, we have not been provided any information about the creation of this advisory board, the makeup of its membership, its outreach to the community, or when meetings will occur. We also directly asked the DHCS about the transition plan for the seniors currently residing and receiving care at the Oceanview Assisted Living facility. DHCS confirmed during their review that the current Residential Care Facility for the Elderly (RCFE) licensee, 9 Gem Capital Group, LLC, planned to relocate the existing occupants. However, DHCS has explicitly directed FBRS that absolutely no movement of the senior occupants shall occur at this stage of the process while the award remains conditional. This uncertainty and lack of transparent, candid information only erodes public confidence, what little there is, in the process and the project. I will continue to monitor DHCS's final evaluation process closely, press for the transparency our neighborhoods deserve, and keep you updated as we learn more in the coming months. Please continue to share your thoughts with our state representatives, the office of the Governor, and the state agencies during this evaluation period. Your voice remains crucial to this process. Sincerely, TIM McOSKER Councilmember, 15th District G-2 FRED BROWN’S RECOVERY SERVICES, INC. A Non-Profit Organization 2033 S. Crescent Ave. San Pedro, CA 90731 Phone (310) 519-8723 Fax (310) 519-1309 PROJECT TIMELINE This is not an immediate-use facility. If the project moves forward, development and operations will occur in phases over several years, consistent with State requirements and funding timelines. Initial steps include acquisition, planning, and site preparation Any use of the site would occur gradually and in stages , based on readiness, licensing, and regulatory approval Renovations and occupancy would occur over time, with full capacity not anticipated until approximately 2030 This phased approach allows for careful planning, facility upgrades, staffing, coordination with local systems, and full regulatory review before services are expanded. We want to address questions that have arisen following the recent release of materials related to the proposed Serenity Recovery Campus. We understand this project has generated strong reactions. Some members of the community may oppose a facility like this regardless of how it is designed or operated. We recognize that, and we respect that not everyone will agree. At the same time, many people are seeking clear, factual information to better understand what is being proposed. This letter is intended for those who want to engage on that basis. Our goal is to provide straightforward explanations, clarify areas of confusion, and continue an open and transparent dialogue as this project develops. AN OPEN LETTER TO THE SAN PEDRO COMMUNITY SERENITY RECOVERY CAMPUS Some of the most confusing figures in the application are references to “slots” and 224,100 “individuals served annually.” A “slot” does not represent a person. It is a technical term used by the State to describe a single treatment session using a chair in a treatment room. These are standardized reporting metrics used across State-funded behavioral health facilities. For Example: One person attending 3 sessions per day for 7 days would count as 21 slots UNDERSTANDING “SLOTS” H-1 “JUSTICE-INVOLVED” PATIENTS The application notes that a high percentage of patients may be “justice-involved.” This term does not mean individuals are being released from prison into the facility. It means that, at some point, individuals may have had some interaction with the justice system. To be clear: This is not a prison release program It is not a diversion program Admission is based solely on clinical need and eligibility The Serenity Recovery Campus is designed as a structured, supervised treatment environment, consistent with how Fred Brown’s Recovery Services has operated in San Pedro for more than 40 years. Key Operational Points: No walk-ins — all clients are screened and authorized before admitted Residents are not permitted unsupervised entry or exit Facilities are staffed 24/7 with controlled access and monitoring Clients are generally transported to and from the facility The program operates under state and county licensing and oversight While this is not a locked facility, it is also not an open one. Structured supervision and program requirements govern all movement and activity. The campus layout allows for a controlled environment that is largely separate from surrounding uses. Over more than four decades in San Pedro, FBRS has maintained working relationships with local law enforcement and emergency services, and those partnerships will continue. FBRS also maintains the highest level of accreditation, which includes review of safety protocols and operational capacity. A dedicated community hotline will be maintained and monitored to ensure that any concerns can be quickly addressed. FACILITY OPERATIONS AND SAFETY Because a single chair can be used multiple times per day, these figures add up quickly and do not reflect the number of people on site at any given time . The “224,100” figure is based on this methodology and does not represent actual individuals receiving care. What is more meaningful: The facility is designed to serve approximately 175–200 outpatient visits on any given day This capacity would be phased in gradually over time H-2 CURRENT RESIDENTS OF THE SITE We also want to address questions about the seniors currently living at the property. FBRS is not the current operator of the facility and has never operated at the site Decisions regarding resident transitions are the responsibility of the current owner and provider We have been advised that the provider operates other assisted living facilities and is managing that process Additional Context: Residency is typically transitional, with many residents staying 8 months to 2 years Approximately 32 residents lived at the facility one year ago; there are currently 76 That sale was below what many would consider market value and reflected the seller’s preference for a buyer who would continue a care-based use Our understanding is that, following that acquisition, the facility faced significant operational and financial challenges As a result, the property was transferred to an entity controlled by Mr. Dror at a similar price point While the details of that transaction are not ours to speak to, this helps explain why the property changed hands without a significant increase in price After that acquisition: The new owners believed the property was worth significantly more based on market conditions and potential future use An independent appraisal was conducted by Partners , a recognized firm used in State-related transactions That appraisal valued the property at over $40 million, based on standard industry practice of evaluating highest and best use For Context: The appraisal was conducted by a third-party firm with an established track record It was not created by or controlled by Fred Brown’s Recovery Services The valuation reflects standard appraisal methodology based on market potential We understand why the difference between past sales and the current appraisal raises questions. At the same time, the appraisal process follows standard real estate practices. THE PROPERTY AND APPRAISAL We’ve heard questions about the property’s sale history and current valuation, and we want to address that directly. The property was sold in 2019 by the Little Sisters of the Poor to Grace Mercado for approximately $20 million, with financing provided by Brian Dror H-3 Relocation process: Any transition is overseen by the California Department of Social Services (DSS). The operator and ownership have indicated they will: Provide comparable assisted living options Cover relocation-related costs Obtain DSS approval for the process Timing: Any transition would occur over time—not immediately Continuity of care remains an important consideration, and we are committed to supporting a thoughtful and coordinated process. We recognize that this is a significant project, and that it raises important questions. We also believe that: Expanding access to treatment is necessary Structured, supervised care helps people stabilize and recover Providing treatment is a more constructive alternative than leaving individuals without support This project is still several years away from operation. That time will be used to: Continue engaging with the community Refine plans and operations Work with regulatory agencies Ensure responsible design and operations Establish clear community protocols We are committed to continuing this conversation in a clear, factual, and transparent way. MOVING FORWARD We know that not everyone will agree with this project. But for those who are open to understanding it, we will continue to provide information, answer questions, and engage in good faith as the process moves forward. Sincerely, Fred Brown’s Recovery Services FRED BROWN’S RECOVERY SERVICES, INC. A 501(c)(3) California nonprofit public benefit corporation FOR MORE INFORMATION serenityrecoverycampus.org H-4 FRED BROWN’S RECOVERY SERVICES, INC. A Non-Profit Organization 2033 S. Crescent Ave. San Pedro, CA 90731 Phone (310) 519-8723 Fax (310) 519-1309 June 01, 2026 Councilmember Tim McOsker Los Angeles City Council, District 15 200 N. Spring Street Los Angeles, CA 90012 Dear Councilmember McOsker, We appreciate your continued engagement regarding the proposed Serenity Recovery Campus and your recent May 29, 2026 community update letter. We respect your right to oppose this project and understand that you believe this is the wrong location for it. At the same time, we feel compelled to respond to several recurring assertions that we believe are misleading, incomplete, or unsupported by the facts. Reasonable people can disagree about land use and neighborhood compatibility. But those disagreements should still be grounded in accurate information and fair characterization of the project and our organization. Capacity and Licensing Your letter again states that Fred Brown’s Recovery Services (FBRS) is “incapable” of operating a facility of this scale. You are, of course, entitled to your opinion. But the evaluation of behavioral health providers is not determined by elected officials—it is determined by the professional licensing, accreditation, and oversight agencies specifically charged with assessing provider qualifications, operational readiness, staffing, safety, and compliance. FBRS has operated in San Pedro for more than 40 years and continues to receive the highest levels of accreditation and licensing oversight from County and State authorities, including as recently as last month. Moreover, Proposition 1 was passed specifically to expand behavioral health treatment capacity across California. Nearly every BHCIP recipient is expanding services and operational scale. FBRS has already participated in County-supported capacity-building efforts and has repeatedly stated that any expansion would occur gradually, over several years, and only as permitted by State and County licensing authorities. No facility can operate beyond the capacity approved by regulators. That is the purpose of the licensing and accreditation process. It is also difficult to reconcile your current position with your strong prior support for another FBRS proposal elsewhere in San Pedro. While that project was smaller in scale, your support at that time strongly suggests that the central issue here is not whether FBRS is a qualified provider, but whether this particular neighborhood is willing to accept a facility of this kind. Docusign Envelope ID: 71790604-AD7F-8CE0-81FA-792521BA1498 I-1 Councilmember Tim McOsker June 01, 2026 Page 2 of 4 Community Outreach and Transparency Your letter also states that FBRS has treated the community “as an opponent, not a partner,” and suggests that we failed to engage transparently with the public. Respectfully, that characterization omits important context. FBRS informed your office in October 2025 that it intended to pursue this opportunity. During the many months before the project became public, your office never advised us that our outreach efforts were inadequate, nor did you request broader public engagement during the conditional application process. In January 2026, FBRS gave the leadership of the South Shores Community Association a detailed briefing on the proposal, after which the Association invited FBRS to present to its Board. We accepted and asked several times to be placed on the agenda, but each request to schedule that presentation was denied. FBRS has answered every request for additional information and responded to every question raised, yet none of those responses has been shared or posted publicly by SSCA. Additionally, since the project became public in March, FBRS has participated extensively in community engagement efforts, including: The Town Hall organized by your office Neighborhood Council meetings Chamber and community events Public release of detailed fact sheets, project overviews, and open letters addressing operational, safety, timeline, and funding questions Reasonable people can disagree about the appropriate timing and scope of outreach surrounding a conditional State award that remains years away from operation. But the suggestion that FBRS has somehow refused engagement with the community is simply not accurate. Public Records and the BHCIP Application Your letter also criticizes FBRS for not voluntarily releasing its BHCIP application before it was obtained through a Public Records Act request. The reality is straightforward: the application was submitted as part of a conditional State funding process involving evolving assumptions, preliminary operational projections, and technical terminology that was always expected to change over time as the project developed. FBRS believed it was more responsible to communicate finalized and verified operational information directly to the community rather than release draft planning assumptions that could easily be misunderstood outside the technical context of a State application process. In fact, much of the confusion surrounding “slots,” patient counts, and operational projections stems directly from the release of technical application materials that were never intended to function as public-facing project summaries. Had we understood the application would be released at that stage of the process, we would have voluntarily provided it. Fred Brown’s Recovery Services, Inc. Docusign Envelope ID: 71790604-AD7F-8CE0-81FA-792521BA1498 I-2 Councilmember Tim McOsker June 01, 2026 Page 3 of 4 Community Advisory Committee Your letter also states that FBRS “has established” a Community Advisory Committee while simultaneously suggesting that no such body exists. To clarify: FBRS has publicly stated that it intends to establish such a committee as the project develops. We have never represented that the committee is already operational. Given the high level of public interest surrounding the project, we believe it is important to establish that committee thoughtfully and deliberately, with appropriate community representation and clearly defined scope and responsibilities. Current Residents of the Site Finally, your letter again raises concerns regarding the current senior residents at the site while omitting several important facts that have already been publicly clarified. FBRS is not the operator of the existing assisted living facility and is not responsible for resident relocation decisions. The property itself was already facing transition decisions independent of this proposal, and any future relocation process remains the responsibility of the current owner and operator under oversight of the California Department of Social Services. FBRS has repeatedly stated that: We will not require access to the site until at least next year Full project occupancy is not anticipated until approximately 2030 We do not intend to be the cause of disruption to current residents Moving Forward We understand and respect that you oppose this project. We also understand that many members of the community may continue to oppose it regardless of the information provided. But public opposition should still be grounded in accurate and complete information. FBRS remains committed to engaging transparently, continuing community outreach, and participating in a factual discussion about the project as the State’s review process continues. SIGNATURE PAGE TO FOLLOW Fred Brown’s Recovery Services, Inc. Docusign Envelope ID: 71790604-AD7F-8CE0-81FA-792521BA1498 I-3 Councilmember Tim McOsker June 01, 2026 Page 4 of 4 Fred Brown’s Recovery Services, Inc. Michael Axelrod, CADC II President Roxanna Natale-Brown, LAADAC, CCJP, CA-CCS, SAP Executive Director Richard S. Merrick, M.D., DFASAM, ABAM Medical Director Mark Malone Director of Administration Fred Brown’s Recovery Services, Inc. Docusign Envelope ID: 71790604-AD7F-8CE0-81FA-792521BA1498 I-4 ECONOMIC DEVELOPMENT & OPPORTUNITY Expand All Collapse All Amphitheater Project Frequently Asked Questions Why is the City developing an amphitheater? The City is focused on diversifying its economy, strengthening existing sectors and creating new revenue streams to offset declining oil revenue. Through the Grow Long Beach Initiative, music, entertainment, and tourism have been identified as key growth areas. As part of this effort, the City is developing a new amphitheater to generate new revenue. Additionally, the City is working on an Entertainment Strategic Plan and has established a new Revenue Innovation and Strategic Enhancements Division in Economic Development & Opportunity to support these activities. How is the City paying for the amphitheater? Will it issue debt? The City will not issue debt to fund the project. Instead, it will use available funds from the Tidelands Funds Group, which currently has sufficient resources to cover the project’s costs. These expenses will be repaid to the Tidelands Funds through the venue’s projected net operating profit. This approach eliminates the need for the City to incur debt and avoids interest payments on issued debt. Why aren’t these funds being used for other essential City services? Unlike the City’s General Fund, Tidelands Funds can only be used within the Tidelands area. Therefore, they cannot be used for citywide services like police and fire protection, street maintenance, or homelessness programs. That said, the project is expected to generate additional tax revenue to the City which can fund citywide services. How will the City recover the costs of developing an amphitheater? Home »Economic Developm… »Waterfront Develop… »Amphitheater FAQ J-1 The costs of developing an amphitheater will be reimbursed primarily through the venue’s net operating profit. Net profit is substantially supported by food and beverage revenue and ticket sales. The investment payoff period is estimated at three to five years. What are the potential economic benefits of developing an amphitheater? The amphitheater presents a unique revenue-generating opportunity for the City in the Tidelands area. It will also provide additional economic benefits through increased sales tax, transient occupancy tax, and parking revenue. Local businesses, hotels, and City-owned parking facilities are expected to see a boost from the spending by amphitheater attendees. Once the initial capital expense to develop the amphitheater is paid off, the project is expected to generate net revenue as part of the City’s strategy to offset declining oil revenue. These funds may be used to support ongoing improvements at the Queen Mary site, including ship maintenance, revenue-generating projects, overall site development, and address critical operating needs in the Tidelands. Revenue generated at the site must be used exclusively for Tidelands purposes. However, the project is also expected to drive indirect tax revenue growth from increased visitor spending at hotels, restaurants, and retail establishments throughout the City, which can be used for any General Fund purpose that may be used to continue to deliver city services throughout the community. Who will own the amphitheater? The City will oversee the development and retain ownership of the amphitheater. Who will operate the amphitheater? The City selected Legends Global to operate the amphitheater. Legends Global will be responsible for three major categories of responsibility under the Amphitheater Operator Agreement. Initially, they will provide pre-opening services which will include contributing to pre-construction design review, operational and business planning, sales and marketing and event booking. Once the venue is complete, Legends Global will transition to amphitheater management, which includes financial management services, marketing, selling naming rights and sponsorships, event booking, guest services, event management, facility maintenance, and capital planning. Legends Global will also provide food and beverage services, supported by their affiliated company SAVOR. SAVOR will provide a full range of services including concession operations, premium hospitality services, catering, and management of third-party food and beverage venders. Legends Global is a leading global venue and live experiences company. The company operates and invests in some of the world’s most important stadiums, arenas, convention centers, and theaters. Legends Global manages 13 outdoor amphitheaters including The Greek Theater in Los Angeles, California. Legends Global also operates the Long Beach Convention and Entertainment Center. The J-2 company conducts over 20,000 live events annually, across sports, music, and entertainment, at over 400 venues, serving over 160 million guests worldwide. Why is the amphitheater temporary and not permanent? The City conducted a market analysis before moving forward with the development of an amphitheater. The analysis identified an immediate opportunity to create a new outdoor music venue with a capacity of approximately 11,000, addressing a market gap in the Los Angeles metropolitan area. In parallel, the City is engaged in long-term planning to explore future development and design opportunities for Downtown Long Beach and the Queensway Highway area. To enter the amphitheater market more quickly and cost-effectively, the City opted to develop a temporary amphitheater. This approach allows for an earlier market entry while assessing the potential return on investment of a permanent venue as broader planning efforts continue. Provide a description of how the amphitheater will be designed and constructed as a temporary venue. The amphitheater will be developed as a modular, temporary venue that is designed to look and feel like a permanent structure. This approach allows for quick installation and the flexibility to dismantle or relocate the venue as needed. This temporary venue represents the first phase of the amphitheater project, serving as an interim solution while the City continues to plan for a more permanent, long-term facility. Will the City lease the amphitheater property and venue to the operator? No, Legends Global will operate the amphitheater and the City will retain control of the site. It was important for the City to retain the ability to coordinate activities and respond to impacts across the Queen Mary campus. Will paying for an amphitheater impact other approved City projects in the Tidelands? No. The amphitheater’s capital costs are not being borrowed from any specific Tidelands project. Instead, they are being drawn down from the existing Tidelands Funds cash balance. These funds will not be allocated to other Tidelands projects until after the amphitheater’s projected operating surpluses repay the upfront capital expenditure required to develop the amphitheater. How will the City address traffic issues and improve circulation in the area? The City has extensive experience managing traffic for large crowds, as it already hosts major music festivals and events in the area. To further improve transportation and mobility options, the City will work with Legends Global and event promoters to implement shuttle services and establish a designated ride share drop-off and pick-up location to improve navigation for visitors. The City is J-3 also exploring opportunities for new directional signage and wayfinding to improve the visitor experience. How will the City address noise issues for the amphitheater? The amphitheater stage is being strategically positioned to direct noise away from Downtown Long Beach residences and businesses. The City will work closely with Legends Global to address any noise concerns that may arise. While the area already hosts large music festivals, the amphitheater will introduce a more consistent concert schedule. The City recognizes residents’ concerns and is committed to exploring measures to minimize potential impacts. Will the amphitheater be developed on all or a portion of Harry Bridges Memorial Park? The amphitheater will not include Harry Bridges Memorial Park, which will remain open to the public except during permitted special events. When will the amphitheater open? The amphitheater’s first concert season is anticipated to begin in spring 2026. J-4 AGENDA ITEM No. 3 Community Development Planning Bureau 411 West Ocean Boulevard, 3rd Floor, Long Beach, CA 90802 (562) 570-6194 November 6, 2025 CHAIR AND PLANNING COMMISSIONERS City of Long Beach California RECOMMENDATION: Determine that the project is consistent with and within the scope of the project previously analyzed as part of General Plan Land Use and Urban Design Elements (LUE/UDE) Program Environmental Impact Report (SCH No. 2015051054) and subject to the LUE/UDE Mitigation Monitoring and Reporting Program and warrants no further environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15183; Approve a Site Plan Review (SPR25-022), and adopt the proposed findings and conditions of approval related thereto, to allow the construction of an amphitheater event venue (Long Beach Amphitheater) with approximately 11,000 seats (with additional standing-room areas accommodating up to 12,000 persons in total capacity) on an approximately 7.1-acre site at the Queen Mary leasehold, currently used as a paved surface parking lot, located at 1051 Queens Highway within the Subarea 4 of Queensway Bay Planned Development (PD-21) District; Approve a Conditional Use Permit (CUP25-013), and adopt the proposed findings and conditions of approval related thereto, to allow the on-premises sale and consumption of alcoholic beverages (Alcoholic Beverage Control [ABC] Types 47, 58, 68, and 77 Licenses) at the event venue; and, Approve an Administrative Use Permit (AUP25-015), and adopt the proposed findings and conditions of approval related thereto, for the adjustment of parking requirements pursuant to Section 21.41.223 of the Zoning Regulations that would allow for implementation of a parking management plan and Transportation Demand Management (TDM) measures for event days at the event venue. (District 1) APPLICANT: City of Long Beach, Economic Development and Opportunity Department c/o Joseph Rodriguez-Jozwiak, Development Project Manager II 411 Ocean Boulevard, 10th floor Long Beach, CA 90802 (Case No. 2508-01) DISCUSSION The City of Long Beach’s (City) Economic Development and Opportunity Department (Applicant) is requesting a Site Plan Review (SPR) Permit, Conditional Use Permit (CUP), and Administrative Use Permit (AUP) for the development of an approximately 11,000-seat (with additional standing-room areas accommodating up to 12,000 attendees in total capacity) amphitheater event venue (Long K-1 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 2 of 18 Beach Amphitheater) with ancillary facilities and improvements at an approximately 7.1-acre site with the Queen Mary leasehold that is currently a paved surface parking lot and is located at 1051 Queens Highway. The project proposes use of prefabricated structures, including a main performance stage, premium box seating, bleacher-style seating, food and beverage serving units, merchandise stands, sanitary units, lounges, and administrative offices. The food and beverage serving units will involve the sale of alcoholic beverages. The proposed project is expected to be constructed by Summer 2026 and is anticipated to operate for an initial ten-year period, with the option to extend. For the past several years, the project site and surrounding area have been actively used as an event and staging space for a wide range of special events, including Insomniac music festivals, Fourth of July fireworks, the Dark Harbor Halloween Festival, and New Year’s Eve celebrations, serving up to 30,000 visitors on single peak event days. The Queen Mary, a designated national historic landmark, has long served as a cornerstone of tourism and cultural programming in Long Beach. Building on this legacy, the project seeks to further enhance the visitor experience by introducing a purpose- built, adaptive event venue that provides a more organized, safe, and engaging environment for entertainment and community gatherings of various scales. The Long Beach Amphitheater is proposed to host concerts and live performances, serving as a regional destination for entertainment. This event venue’s initial operational year is expected to serve approximately 300,000 annual attendees by hosting approximately 84 days of large-scale concerts, alongside a variety of smaller-scale activities such as symphonies and community events. Future growth is anticipated as additional weekend and mid-week performances may be introduced. The Long Beach Amphitheater is a large and essential component of the City’s larger Grow Long Beach strategy to improve economic activity and the City’s budget revenues as oil operations and revenues decline. Project Location The Queen Mary leasehold is a visitor serving area that encompasses a 22-acre area, located in the southeast portion of Pier H in the Port of Long Beach (POLB). The Project Site is an approximately 7.1-acre, pie-shaped portion within the leasehold and currently functions as an existing surface parking lot (Attachment A – Vicinity Map). The Project Site is southwest of the Queen Mary, a National Historic Landmark, 347-room hotel with restaurant and banquet facilities, and a major tourist attraction. The Project Site is bounded by Queens Highway to the west, the Queen Mary and waterfront area to the southeast, Harry Bridges Memorial Park to the northwest, the Carnival Cruise Terminal to the southeast, and Piers G and J (port-related uses) located to the southwest. The Project Site is entirely paved, with light poles and ornamental landscaping consisting of shrubs and trees (Attachment B – Site Photos). Approximately 660 existing parking spaces are located within the Project Site and will be removed to accommodate the proposed project. These parking spaces are currently utilized primarily for Queen Mary visitors and employees; on an as-needed basis, the spaces have also been used to accommodate patrons of special events and Carnival Cruises. Additionally, the Project Site is already regularly utilized as an event, staging, and storage space for special events. It should be noted that, currently, the north portion of the project site contains cargo shipping containers which are used to store equipment for special events. An existing K-2 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 3 of 18 parking lot abutting the Queen Mary and waterfront is located north of the Project Site and has approximately 700 parking spaces that predominantly serve visitors to the Queen Mary, including hotel guests. The Project Site can be accessed from Queens Highway and Harbor Plaza primarily for passenger vehicles. The existing public roadways have been utilized to facilitate the access of various modes of transportation, such as event shuttles, personal vehicles, rideshares, bikes, and pedestrians. Queens Highway is the primary access point to the Project Site with an existing controlled access gate to the site with four lanes leading to the Queen Mary leasehold and three lanes to the Carnival Cruise Ship Terminal. The right three lanes of the controlled entry merge into two lanes and lead to Windsor Way, which is the primary access point to parking and loading areas for the Carnival Cruise Ship Terminal. In addition, the Project Site is also accessible by water through water taxis operated by Long Beach Transit. Bicycle and pedestrian access to the area is available over the Queensway Bridge, which includes bike lanes and sidewalks, that lead to a bike lane on Queensway Drive and Harbor Plaza and a pedestrian walkway along the waterfront that connect to the Project Site via Harry Bridges Memorial Park. The Project Site is located within Subarea 4 of the Queensway Bay Planned Development District (PD-21) and is designated as Waterfront (WF) PlaceType in the General Plan Land Use Element (LUE), which supports recreational and entertainment uses. The Project Site is also regulated by the 1990 Port Master Plan (1990 PMP) which identifies the Project Site and its surrounding area as part of Planning District 7 (Queensway Bay), an area intended to integrate maritime operations, entertainment, tourism, commercial, and recreational uses. The City (Property Owner) owns the Project Site (Queen Mary leasehold) which is under the management of the Economic Development and Opportunity Department (Economic Development and Opportunity). On April 1, 2025, the City Council authorized a contract with Legends Global (Operator) for future event operations. The selected Operator currently operates 13 similar facilities nationwide, including the Greek Theater. Pursuant to the agreement, the Operator will be responsible for providing a full range of services for the facility for an initial five-year period, including managing daily operations, sales, marketing, event booking, guest services, food and beverage services, facility management, capital planning and more. The Operator will work closely with City staff from the Economic Development and Opportunity, as well as the Office of Special Events and Filming to ensure orderly, efficient, and compliant operation of the proposed event venue. Project Description The proposed project involves the construction of a prefabricated amphitheater event venue and associated concession and support areas. The event venue will include approximately 11,000 fixed seats with additional standing-room areas accommodating up to 12,000 people in total capacity (Attachment C – Project Plans). The facilities include a main performance stage, premium box seating, bleacher-style seating, food and beverage serving units, merchandise stands, sanitary units, lounges, and administrative offices. It should be noted that the project involves necessary site clearance and preparation work, such as removal of existing curbs, tree removal, and concrete repair. K-3 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 4 of 18 During the initial year of operations, the event venue is anticipated to host approximately 84 large- scale event days and approximately 20 smaller, single-day events, such as symphonies and community events. To minimize potential conflicts with Carnival Cruise passenger arrivals and departures within the Queen Mary leasehold, events will primarily be scheduled during evening hours. The Applicant and the Operator will coordinate proactively with adjacent leaseholders and major event organizers in the waterfront and Downtown areas, such as the Grand Prix and the Long Beach Marathon, to align calendars and implement adequate traffic and operations plans that prevent or minimize service conflicts. Further, the Applicant and the Operator will comply with the noise standards set forth in Chapter 8.80 of Long Beach Municipal Code (LBMC). Noise levels will be monitored at nearby sensitive receptors (primarily residences and hotels), and a publicly accessible complaint hotline and webform will be provided on both the event and City websites. The stage location and orientation funnels noise away from residences, and no issues are expected with noise or disturbance across the water in the downtown and downtown shoreline areas. If exceedances or verified noise complaints occur, corrective actions, including but not limited to real-time volume adjustments or schedule refinements, will take place, and the corrective actions will be documented. The performance stage and grandstands are the key structures of the project. The proposed grandstands measure roughly 36 feet in height at the topmost point, while the stage structure reaches approximately 51 feet in height. Spectator seating is supported by a prefabricated metal scaffolding system designed for strength, modularity, and efficient assembly/disassembly. In addition, it is worth noting that standing room will be provided immediately below the main stage for premium ticket holders. Landscaping, including trees in box and in-ground planters, will be provided within and near the project boundary. Site lighting will consist of performance lighting, pedestrian-scale wayfinding and egress lighting, and limited security illumination. The lighting fixtures will primarily operate only during event periods and necessary safety windows. The proposed project will also incorporate clearly marked accessible routes, emergency egress paths, and Americans with Disability Act (ADA)- compliant features. The Operator will deliver end-to-end venue services, including programming and booking, marketing and ticketing, facility maintenance and custodial, guest services, security and crowd management, traffic/parking and Transportation Demand Management (TDM) measures, and food and beverage, to ensure safe, clean, efficient, and high-quality operations. Programming will center on large-scale concerts and live performances, supplemented by smaller community events to keep the calendar active and accessible. For each event, the Operator will address matters, such as staffing, ingress/egress, emergency response, medical services, ADA accessibility, acoustic solutions, litter abatement and post-event sweeps, alcohol service protocols, and incident logging/reporting. Pursuant to the operator’s agreement with the City, operations will be coordinated closely with City departments and partner agencies, including but not limited to Economic Development and Opportunity, Police, Fire, Public Works, Community Development and the Health and Human Services Departments, the Office of Special Events and Filming, Long Beach Transit (LBT), and adjacent leaseholders within the Queen Mary leasehold, to refine plans, troubleshoot issues, and align with permit conditions. K-4 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 5 of 18 With regard to the project design, it emphasizes adaptability, efficiency, and sustainability in both construction and operation. Although the event venue is intended to operate for only an initial term of five to ten years, with the possibility of extension, the City has conducted a comprehensive review and analysis to ensure the project’s design is compatible with the surrounding area, adequately addresses parking and transportation management, ensures protection or replacement of existing trees and landscaping, and provides equitable and efficient access for all users. Further discussion of these topics is provided below. Adaptable and Strategic Design and Layout The project’s design and layout emphasizes adaptability, visitor experience, and safety through the use of a modular stage, bleacher units, and support trailers (including portable toilets, a lounge, and offices) that can be quickly assembled, rearranged, or removed to accommodate the specific spatial and programming requirements of each event. Open-air areas and shade structures will be provided to create gathering spaces, facilitate pedestrian circulation, and enhance visitor experience during daytime performances. To ensure public safety and operational efficiency, an on-site emergency access lane will bisect the event venue, providing unimpeded entry for first responders and service vehicles. It is also important to note that the stage is purposely oriented to showcase the Queen Mary and the Downtown Long Beach skyline as a dramatic backdrop, delivering an immersive visual experience for attendees while generating organic, location-based social media exposure that markets the City, the Queen Mary, and the Long Beach Amphitheater itself. Further, it is important to note that the stage and speakers will be oriented to face the Ports of Long Beach and Los Angeles, thereby minimizing potential noise and vibration impacts on residential buildings in Downtown Long Beach. The stage and grandstands of the proposed event venue will be constructed using modular metal scaffolding, which allows for flexibility, efficient installation, and potential reconfiguration to accommodate various event types. The General Plan LUE and Urban Design Element (UDE) call for context-sensitive, quality, and sustainable development. The proposed metal scaffolding system will be visible and read as utilitarian, the predominantly heavy-industrial setting provides a compatible backdrop that substantially reduces its perceived visual intrusion. Nevertheless, City staff has explored reasonable measures to minimize potential visual impacts and soften the project’s appearance. As proposed and conditioned, the applicant will be required to incorporate public art elements, such as murals, sculptural panels, or creative lighting displays, into or near the rear façade to create a more visually engaging feature that complements the waterfront environment to the extent feasible. In addition, tree plantings, including box and in-ground planting, will help to soften views. Collectively, the existing industrial character of the surrounding area, combined with these design interventions, will ensure that the amphitheater harmonizes with its setting and advances the City’s goal of fostering a vibrant and visually cohesive waterfront destination. With regards to the goal of sustainable development, it should also be noted that the prefabricated nature of the proposed structures would reduce construction waste—especially given their short anticipated service life. At the end of that service life, the components can be disassembled and K-5 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 6 of 18 either recycled or relocated far more readily than conventional site-built construction, minimizing demolition debris and facilitating material reuse. Tree Removal and Replanting The project site contains existing ornamental shrubs and trees. Of these, 40 trees are proposed for removal as they directly conflict with the proposed structures, including grandstands and stage, as well as the ingress/egress, emergency access lanes, and queuing areas. The applicant has voluntarily agreed to provide replacement trees at one-to-one ratio, aiming to recover the site vegetation coverage and improve the visual character of the overall project and streetscape quality. 20 replacement trees will be planted in-ground to establish durable canopy while the remainder will be placed in boxed planters to provide flexible near-term screening and shading. This interim solution can enable easy repositioning and eventually transplanting in ground as operations are refined. As conditioned, appropriate tree species (such as, Ceanothus, Toyon, Western Redbud, Coast Live Oak, or Manzanita) will be selected for form and canopy density to introduce layered greenery that softens the appearance of the proposed metal scaffolding system, reduces glare and contrast at the waterfront edge, and diminishes the perceived bulk and height of the proposed structures. Collectively, the replacement trees serve as a purposeful design treatment that integrates the event venue into the waterfront-industrial context and improves compatibility with views from the adjacent waterfront promenade and across Queensway Bay. Site Circulation and Transportation Demand Management The proposed Long Beach Amphitheater has been designed to provide a multitude of choices in terms of how the property will be accessed and to maximize access through alternative forms of transportation including transit, shuttles, walking, biking and rideshare. The proposed amphitheater has been designed to take advantage of a waterfront location accessible by a variety of transportation modes. The Project Site is served by bus service directly to the Queen Mary property, which is provided by LBT. Downtown Long Beach, which is located across the Queensway Bridge from the project site, is considered a high quality transit area with access to several bus routes and the Metro A-Line. The Downtown area is also well served by pedestrian, bicycle and micro-transit services. Additionally, the successful “park once” strategy implemented through the City’s Downtown Plan since at least 2012 is supported by a number of City owned off-street parking structures. Therefore, visitors to the Downtown have access to a variety of transportation options. Development of the proposed amphitheater operations has been informed by extensive review and planning to incorporate and build upon the Downtown’s transportation amenities to provide the ability to deploy a flexible, event-specific approach that incorporates multimodal transportation options to accommodate event circulation and minimize vehicular travel and congestion by encouraging access to the venue by bus, walking, biking, boat and via shuttles across the Queensway Bridge. The proposed project’s Site Circulation Plan is designed to facilitate access primarily by bus, shuttle and rideshare given the limited number of on-site parking spots (Refer to Attachment C – Project Plans). Designated pick-up/drop-off areas will be provided to accommodate event shuttles, LBT buses, and rideshare vehicles, while on-site parking will be minimal and reserved primarily for K-6 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 7 of 18 employees, event promoter, VIPs, and accessible parking needs. To prevent site congestion and ensure operational efficiency, as discussed earlier in this staff report, general parking will be mainly located off-site and connected to the event venue via frequent shuttle service provided by the Operator, as well as transit services by LBT. Traffic control officers stationed at key merge points and intersections will direct vehicles, manage curbside loading zones, and maintain traffic flow and pedestrian safety. Additionally, the Applicant and Operator will implement a comprehensive Parking Management and TDM program aiming to encourage multi-modal transportation, stagger peak hour arrival, and facilitate orderly pedestrian flows. As part of the TDM program, the operator will be required to work in close collaboration with the City to implement and evaluate multi-modal transportation and off-site parking strategies which will be necessary to support venue operations (Attachment D – Operational Statement). Since future events will heavily rely on shuttle services to transport patrons between off-site parking locations and the event venue, the shuttle circulation route has been strategically designed to minimize congestion and reduce travel times and distance. The primary pickup and drop-off location will be located along the western curb of Harry Bridges Memorial Park along Harbor Plaza, as this is anticipated to maximize the shuttles’ operational efficiency by eliminating the shuttle’s needs for traveling around the entire Project Site’s perimeter. To maintain operational flexibility and manage potential surges in demand, the southern curb f the Harry Bridges Memorial Park will be utilized as a secondary pickup and drop-off option. Further, as proposed and conditioned, during and following the first year, with data and feedback collected from day-to-day operation of the event venue, the traffic design features, offsite parking management and TDM measures will be reviewed by the Community Development Director in coordination with the Amphitheater Transportation Advisory Group to determine if any adjustments or refinements are necessary. Site Access and Onsite Parking As described above, the goal of the access strategy is to encourage multi-modal transportation options for site access. The City has hosted many large entertainment events within the Queen Mary Leasehold for more than seven years, many of which exceed the proposed capacity of the event venue (up to 12,000 attendees). For each of these large events, the implementation of TDM strategies with limited onsite parking has found success given the Queen Mary Leasehold’s location situated on a peninsula with limited primary access points. As such, the majority of attendees are expected to utilize offsite parking locations, such as parking facilities in Downtown Long Beach, at the Long Beach Airport, and other designated areas. In addition to designated shuttles, a new LBT bus stop will be provided onsite. The Operator is committed to promoting and facilitating the use of various alternative transportation modes, including bicycles, water taxis, public buses, and geofenced rideshare services. The proposed project does not include the development of new parking spaces. The onsite operations for the Queen Mary and the event venue would share approximately 400 existing surface parking spaces for onsite parking. The shared parking lots are located between Queen Mary and Project Site and east of the Project Site. Under existing conditions on non-event days and during K-7 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 8 of 18 nighttime, the parking lot is only partially utilized. The existing, onsite parking lots will be utilized to provide up to 400 parking spaces for employees, artists, promoters, prepaid VIP parking, and individuals requiring ADA accessible parking with the Queen Mary leasehold. Queen Mary guests will have access to the lot during their stay. Due to the shared use of the parking lot and the use of TDM strategies to adjust the standard parking requirements, an AUP is required pursuant to Section 21.41.223 of the Zoning Regulations. The strategy of reducing onsite parking and reliance on alternative transportation is designed to make traffic conditions more controllable and prevent severe congestion at the main access points. As a condition of approval, the Operator will be required to develop and distribute comprehensive traffic and wayfinding information to event attendees prior to each event, further ensuring efficient access. Parking, while not an environmental issue under California Environmental Quality Act (CEQA), is a concern on the Queen Mary leasehold. The other uses in the area, the Queen Mary itself, Carnival operations, and future retail and entertainment uses all need an active parking and transportation strategy. This work is underway on a separate path related to the larger vision for the entire Queen Mary leasehold. The Long Beach Amphitheater is not dependent on this future coordinated effort to further activate and enhance the Queen Mary Island experience. Green Energy and Sustainability The Project has been reviewed for consistency with the Long Beach Climate Action Plan (LBCAP). Specifically, the Project has integrated sustainable design features called for in the LBCAP by incorporating green energy solutions and landscaping enhancements into the overall project design. As proposed and conditioned, the Applicant will be required to enroll in and participate in a green energy program for the project’s electricity supply, including but not limited to Southern California Edison’s Green Rate Program and the Long Beach Community Solar Program, or an equivalent program approved by the Community Development Director. If enrollment in these programs becomes infeasible, the applicant shall join a waitlist if available, and propose an alternative renewable energy solution subject to the review and approval of the Community Development Director. Additionally, minimization of on-site parking and the implementation of TDM measures, as noted above, furthers implementation of the LBCAP through reduced reliance on automobiles and maximization of alternative forms of transportation. Required Entitlements The City maintains policies and procedures that require certain projects to obtain necessary discretionary approvals to ensure consistency with adopted plans, codes, and policies. Prior to the commencing of construction, the proposed project must secure the following key approvals: 1.A SPR is required, pursuant to Section 21.25.502 of the Zoning Regulations and PD-21. The approving authority is the Planning Commission. 2.A CUP is required for the sale of alcoholic beverages pursuant to Section 21.37.170 of the Zoning Regulations. The approving authority is the Planning Commission. 3.An AUP is required pursuant to Section 21.41.223 of the Zoning Regulations for the adjustment of parking requirements that would allow for implementation of a parking K-8 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 9 of 18 management plan and TDM measures for event days. The Planning Commission will review the AUP in conjunction with the aforementioned project approvals. 4.Harbor Development Permit is required as the Project Site is located within the Pier H area of the POLB’s Jurisdiction which is governed by the 1990 PMP. The approving authority is the Board of Harbor Commissioners. Site Plan Review The project has been found to be compliant with the required findings related to harmonious design, tree preservation, public improvements, and TDM (Attachment E – Site Plan Review Findings). Highlights of the project’s compliance include: 1. Harmonious Design: The event venue employs a cohesive, context-sensitive design that activates the waterfront with coordinated stagecraft and event lighting while respecting key views of the Queen Mary and the Downtown skyline. Modular grandstands and prefabricated elements read as a unified composition; public-facing art, creative lighting, and supplemental landscaping soften the utilitarian scaffolding and improve the pedestrian edge along Queensway Bay. The venue’s height, massing, and orientation toward the Ports are compatible with the surrounding maritime/industrial context and help minimize off-site visual and noise effects. 2. Robust TDM: The Operator will implement a comprehensive TDM program to promote multimodal access and discourage single-occupancy vehicle trips. Measures include but not limited to infrastructure to accommodate various modes of transportation, accessible transportation information, staggered peak hour arrival, and partnership with City departments and LBT. The Operator will provide high-frequency shuttles to move patrons from off-site parking to the event venue. Bicycle access will be supported with event-scaled parking area, lighting, and security; transit use will be reinforced through a new or upgraded bus stop shelter, seating, lighting, and signage. The Operator will monitor mode split, queue/egress times, and curb performance, and will adjust service levels and routing through an Amphitheater Traffic Advisory Group to ensure continuous improvement and responsiveness to observed conditions. 3. Tree Preservation: Removal of 40 trees is unavoidable and the minimum necessary to deliver a safe, functional event venue. The trees slated for removal are limited to locations that directly conflict with essential structures, ingress and egress, emergency access lanes, utility corridors, and staging/queuing areas. No feasible alternative layout would both preserve these trees and meet operational and safety standards. To offset the vegetation loss, the applicant has voluntarily agreed to implement a 1:1 replacement program with climate-appropriate species, including irrigation, establishment care, and survivorship monitoring to facilitate effective vegetation recovery. Remaining trees will be protected during construction, with nesting-season protocols observed. Based on the foregoing analysis and conditions of approval, the required SPR findings can be made for this project (Attachment F - Conditions of Approval). Conditional Use Permit K-9 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 10 of 18 The applicant is requesting multiple Alcoholic Beverage Control (ABC) License Types (47, 58, 68, and 77) within the project's food and beverage service areas. The ABC License Types are described in Table 1, ABC License Types. These license types allow minors to be on the premises and must offer food options during the service of alcoholic beverages. Table 1: ABC License Types ABC License Type ABC License Description Type 47 – On-Sale General – Eating Place Issued to restaurants. Authorizes the sale of beer, wine, and distilled spirits for consumption on the licensed premises. Authorizes the sale of beer and wine for consumption off the licensed premises. Must operate and maintain the licensed premises as a bona fide eating place. Must maintain suitable kitchen facilities and must make actual and substantial sales of meals for consumption on the premises. Minors are allowed on the premises. This license type is subject to Responsible Beverage Service (RBS) requirements and requires alcohol servers and managers of alcohol servers to be RBS certified. Type 58 – Caterer’s Permit This permit allows certain licensees to cater alcoholic beverages off-site. For further information regarding a caterer’s permit, please see our Caterer’s Permit page. This license type is subject to RBS requirements and requires alcohol servers and managers of alcohol servers to be RBS certified. Type 68 – Portable Bar License These licenses are issued to premises licensed with a permanent Type 47, 48, 50, 51, 52, 57, or 70 license and allow for the sale and service of beer, wine, and distilled spirits from portable bars within the licensed premises. Each portable bar must be licensed and may be moved to different rooms or areas of the licensed premises. This license type is subject to RBS requirements and requires alcohol servers and managers of alcohol servers to be RBS certified. Type 77 – Event Permit This permit allows certain licensees to sell beer, wine and distilled spirits for consumption on property adjacent to the licensed premises that is owned or under the control of the licensee. This license type is subject to RBS requirements and requires alcohol servers and managers of alcohol servers to be RBS certified. The proposed project proposes to sell alcoholic beverages during events. Due to the configurable modular concessions, the site layout may be refined from the orientation shown on the project plans based on different event types. Alcohol service will be provided under a rigorously managed program centered on safety and compliance. Identification is checked at every purchase, and only guests 21 years old and older may buy, possess, or consume alcohol onsite. Alcohol sales begin up to two hours before showtime and end 30 minutes before the projected conclusion. Operations feature clear signage on ID requirements, service limits, and penalties; continuous monitoring for over-service; and incident referral to security and law enforcement as needed. Additionally, security and crowd management include metal detectors, bag checks, no re-entry, adequate police and in-house security staffing, and designated queuing with stanchions to maintain ADA-compliant, staggered entry and protect emergency lanes. Sustainability measures prioritize original manufacturer containers for about 80 percent of beverages and use biodegradable or recyclable cups for the remainder, supported by prominent recycling bins, staff training, and guest education to reduce waste. Additional guest-safety programs include designated-driver initiatives, alcohol-free seating, on-call taxis, and proactive assistance for impaired patrons. K-10 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 11 of 18 In accordance with Section 21.25.201 of the Zoning Regulations, the purpose of a CUP is to allow the review of certain uses to ensure that it is compatible with the adjacent uses or can be made compatible with the surrounding uses, with conditions of approval. In order to grant approval of a CUP, there are a number of conditions that must be met for uses proposing alcohol beverage sales. These conditions include requirements that the site comply with the required off-street parking; there is not an overconcentration of alcohol licenses within the Census Tract, the use is not located in a reporting district with a high crime rate as reported by the Long Beach Police Department (LBPD); and the use is not in proximity to schools and parks. Section 21.25.209 of the Zoning Regulations allows these conditions to be waived subject to written findings.1 Pursuant to Chapter 21.52 of the Zoning Regulations, establishments selling alcoholic beverages must be located at least 500 feet from any public school or park, unless in the greater downtown area. The PD-21 area is adjacent to, but outside the greater downtown area. While the site is over two miles from the nearest school, it is approximately 100 feet from Harry Bridges Memorial Park. This park differs from the traditional neighborhood, community, or regional park by its remote location from residential uses and its designation as an events park in a nonresidential area of the City. The park is formally designated as an events park and hosts multiple visitor-serving events, including alcohol-themed events and gatherings. The amphitheater will operate primarily at night, and alcohol service will be strictly confined within the venue boundary. It is also important to note that, as proposed and conditioned, security and cleaning staff will ensure that consumption does not spill over into the park or detrimentally affect public safety. Pursuant to Chapter 21.52 of the Zoning Regulations, establishments selling alcoholic beverages shall not be located in a reporting district with more than the recommended maximum concentration of the applicable on or off-premises sales use, as specified by the State ABC Board, nor in an area with a high crime rate as reported by the LBPD. The State ABC calculates and defines the “undue concentration" of licenses in the census tract based on a ratio of the number of licenses in a census tract compared to the average number of licenses in a County as a whole. This ratio is a guideline, not a prohibition. The statistical formula was devised as a one-size-fits-all standard, generalized to apply to areas throughout California. It does not take into account the unique characteristics of individual Census Tracts. Furthermore, the definition does not mean that the ABC, or any other agency, analyzed a particular Census Tract and determined that it experienced harmful effects from the licenses already existing or that will result in harmful effects at the issuance of a new license. Instead, "undue concentration" serves as a guideline for ABC, together with the unique characteristics of each census tract and premises, in determining whether issuance of the license would serve the "public convenience or necessity." In 2020, the site’s Census Tract, Census Tract 9800.33 has a very small resident population of approximately 89 persons (Source: Census Data) despite its large geographic area, as it is predominantly visitor-serving, commercial, and industrial in character. 1 Section 21.25.209 of the Zoning Regulations - Conditions required by Division II of Chapter 21.52 may be waived but only if the waiver of those conditions will not conflict with other required findings, provided that conditions necessary for the protection of public health, safety and welfare may not be waived under any circumstances. K-11 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 12 of 18 The California Department of ABC recommends a maximum of zero on-premises sale alcohol licenses for this census tract based on the current population within the tract. There are currently 29 existing licenses for on-premises sales within this Census Tract (Attachment G - ABC License Map). The 29 existing ABC licenses in the tract that currently support established entertainment, recreational, and visitor-oriented uses. In this context, issuance of new ABC licenses for the proposed project would not be detrimental to the public health, safety, or welfare and would be consistent with the surrounding land use pattern and the area’s intended visitor-serving function. The operator will implement a comprehensive security and operations plan, including age verification, staff training, on-site security, and monitoring, to ensure the safe and orderly sale and consumption of alcoholic beverages and to prevent nuisance conditions. Moreover, the project site is substantially separated from the nearest residential neighborhoods, reducing the potential for alcohol-related conflicts with sensitive receptors. The site is located within Police Reporting District 021 within the South Division. The citywide average for all crimes is 110. Pursuant to Section 21.15.1338 of the Zoning Regulations, "high crime" means a crime rate in a crime reporting district that is 20 percent above the City-wide average for all crimes. The threshold for high crime is 132, and the reported crime for the district is 102. For this reason, this area is not designated as a high crime area. LBPD has reviewed the CUP request for this location and has no objection to its approval. Conditions pertaining to lighting and security have been included to maintain safe conditions within the surrounding community. Due to the context of the site and the visitor-serving orientation, the waiver of the conditions related to overconcentration and distancing to Harry Bridges Memorial Park will not conflict with other required findings. With adherence to these operational and design conditions, as well as compliance with all applicable ABC regulations for responsible alcohol service, City staff finds that the requested CUP would not result in significant adverse impacts to surrounding land uses or the community (Attachment H – CUP Findings). The onsite sale and consumption of alcoholic within an enclosed event venue with onsite security is not anticipated to cause substantial adverse effects on the neighboring land uses with the recommended conditions. The project site is located on the Queen Mary Leasehold, surrounded primarily by tourism, hospitality, and industrial uses and at a substantial distance from the nearest residential neighborhood. Additionally, the establishment of this event venue continues the pattern of having large-scale entertainment events at this location including alcohol service. Therefore, staff recommend that the Planning Commission approve the CUP, subject to conditions of approval. Administrative Use Permit The project proposes to construct the event venue on an existing surface parking lot. The existing surface parking lot is utilized on an intermittent basis for large events and overflow parking for the Queen Mary uses. Under current conditions, the parking lot is underutilized for daily demand of onsite use and often is empty. The proposed project aims to activate an underutilized lot for a dedicated event venue. K-12 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 13 of 18 As described above, the project would maintain approximately 400 on-site parking spaces in the existing surface parking lot abutting the Queen Mary and coastline. The City has had experience and success in hosting past large events at the Queen Mary Leasehold using TDM programing to move patrons effectively. As such, the majority of event attendees are anticipated to arrive and depart the event venue via event shuttles and other alternative modes of transportation, including bikes, rideshare, buses, and water taxi. Pursuant to Section 21.41.223 of the Zoning Regulations, the minimum number of required parking spaces for a nonresidential use may be reduced through approval of an AUP, provided that an adequate parking and TDM plan is in place. To justify the requested parking adjustment, as discussed in other sections of this staff report, the applicant has submitted a comprehensive Parking and TDM Plan, which outlines strategies to minimize single- occupancy vehicle trips and manage transportation and parking demand effectively. In this case, while the AUP is required for a parking “reduction”, the project is actually providing adequate parking spaces albeit through off-site spaces that don’t “count” within the provisions of the Zoning Code. This approach is consistent with other similar venues such as the Greek Theater, Hollywood Bowl, and others. Event attendees will have the option to utilize multiple off-site parking facilities located within downtown Long Beach and beyond, with dedicated shuttle services linking these locations to the Project Site. The Applicant and the Operators propose to explore additional off-site parking locations beyond the city boundary during Year 1 of the operation. As proposed and conditioned, the applicant will also provide preferential vanpool parking for employees, adequate bicycle parking facilities, and wayfinding and informational materials to promote multimodal transportation options. These measures collectively ensure that circulation and access will remain adequate while supporting the City’s broader sustainability and mobility goals. For these reasons, as further discussed in City staff finds that with the imposition of the recommended conditions of approval, the project meets all required findings, demonstrating consistency with the applicable regulations, ensuring no detriment to public health, safety, or welfare, and complying with applicable conditional use requirements (Attachment I– AUP Findings). Regulatory Framework and Compliance Findings of consistency with planning and policy documents are required for the various entitlements listed above. This section summarizes plan consistency, which is further articulated in the required findings. General Plan Consistency: The Project is in substantial compliance with the Long Beach General Plan. The project site has a WF PlaceType and is zoned PD-21. The WF PlaceType is composed of a variety of unique places along the City’s shoreline; each of the Waterfront districts supports tourism by leveraging waterfront development and improving coastal access. The intent of PD-21 is to provide a framework to guide and control development in the Queensway Bay area to create a visitor- serving destination for recreational and commercial users. The proposed amphitheater project would be consistent with the intent of the WF PlaceType and PD-21 zoning as the project would provide an K-13 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 14 of 18 entertainment use, support tourism by leveraging waterfront development, and create a visitor- serving destination for recreational and commercial users. Some of the relevant General Plan Goals and Objectives are listed and discussed in the below table. The attached findings aid well as the General Plan Consistency Analysis contained within the Compliance Checklist (Attachment J – Compliance Checklist PECC04-25) further articulate plan consistency. Table 2: General Plan Consistency General Plan Policy Number Policy Findings Land Use Element Policy 3-1 Implement land use regulations and economic development strategies that will help diversify the local economy and expand job growth. Accommodate a mix of industries in Long Beach, including high technology, telecommunications, aerospace, green technology, renewable energy, healthcare, higher education, manufacturing, port and shipping, professional services, restaurants, entertainment and the film industry. The Project will result in a new, major entertainment venue that will serve approximately 300,000 visitors annually, thereby generating employment opportunities and stimulating local economic growth. Additionally, as the City phases out oil drilling, this Amphitheater is anticipated to diversify City revenue streams, foster sustainable land-use practices, and advance the City’s long- term objectives for economic growth. MOP Policy 1-9 Increase mode shift of transit, pedestrians, and bicycles. MOP Policy 5-2 Reduce vehicle miles traveled (VMT) and vehicle trips through the use of alternative modes of transportation and TDM. MOP Policy 6-11 Encourage the use of transit, carpooling, and walking to reduce the need for parking. The Proposed TDM/ Temporary Traffic Control (TTC) strategies would be consistent with these policies which encourage the use of alternative modes of transportation to reduce parking demand and VMT. MOG Policy 14- 4 Encourage ridesharing activities within the Harbor District to reduce VMT and parking space requirements in compliance with the South Coast Air Quality Management District requirements. Specific to the Harbor area where the project site is located, this project encourages rideshare and reduces VMT through the proposed TDM program and through provision of limited on-site parking Mobility Element IM-25 Continue to upgrade the City’s designation as a bike-friendly city to Platinum status. The Applicant proposed to provide and expand a bikeshare hub near the Project Site and will promote cycling and bikeshare use as a primary means for accessing the venue. Mobility Element IM-38 Include LBT early in the City’s SPR process to ensure transit facilities are well integrated into the development project. Planning staff engaged LBT in the Conceptual SPR Process and the formal SPR process to incorporate relevant comments and requirements into the final project design. LBT is a required member of the proposed Amphitheater Transportation Advisory Group to help maximize use of transit facilities during K-14 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 15 of 18 Table 2: General Plan Consistency General Plan Policy Number Policy Findings operation. This approach ensures sufficient accommodation for transit services. Mobility Element IM-37 Actively support and assist LBT in the implementation of design guidelines for bus shelters and other bus stop amenities. The Applicant proposes to provide a new bus stop in accordance with the standards of LBT. Queensway Bay Plan (PD-21): The Project Site is within Subarea 4 of the PD-21 District, where entertainment attractions such as the Long Beach Amphitheater are allowed. The design complies with PD-21 building requirements, fostering a bright, festive ambiance through strategic lighting that highlights the stage. While PD-21 allows structures up to 200 feet in height southwest of Queens Highway, the topmost point of the proposed structures will reach only 51 feet which is within the height limit. Regarding parking, access, and pedestrian safety, these topics are discussed above and carefully analyzed as part of the environmental review. Due to the need to accommodate a large number of event attendees (up to 12,000 per event), the Applicant will implement robust traffic demand management and temporary traffic control strategies to facilitate safe and efficient ingress and egress. Additionally, an AUP is requested to adjust the parking requirements pursuant to Section 21.41.223 of the Zoning Regulations. 1990 PMP: The Project complies with the 1990 PMP, which designates the site within Planning District 7 (Queensway Bay). In this district, the 1990 PMP calls for the promotion of tourist-serving uses that complement but do not impede ongoing maritime operations. By siting the event venue on an existing surface parking lot, the Project minimizes land disturbance and impacts on the POLB’s operations. Moreover, the event venue’s modular design offers operational flexibility: sections can be installed and removed seasonally or as needed. It is important to note that the compliance with the 1990 PMP and other relevant POLB development standards will be further discussed and evaluated as part of the Harbor Development Permitting Process by the Port/Harbor Commission. The event venue is located within the jurisdiction of the POLB, which operates under the 1990 PMP. As such, the project is not subject to the Local Coastal Program, as the POLB’s 1990 PMP serves as the governing framework for land use and development within the project area. Additionally, it should be noted that the proposed project is a city project subject to the City's Project Labor Agreement. Therefore, all construction on site will meet prevailing wage standards, pursuant to the City's labor agreement policies. PUBLIC HEARING NOTICE A total of 35 Public Hearing notices were distributed to property owners and occupants within a 1000- foot radius and the surrounding leaseholders on October 23, 2025, in accordance with the K-15 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 16 of 18 requirements of Chapter 21.21 of the Zoning Regulations. Notification for the project included distribution of the notice to an interested parties list and the posting of the notice in four public locations at the project site. No comments were received at the time the report was prepared. Beyond meeting the baseline public noticing requirements, City staff hosted a Community Open House on June 4, 2025, in the downtown shoreline area, which included a feedback station about the Long Beach Amphitheater as part of the “Everyone’s Shoreline” public open house on the draft vision for the Downtown Waterfront. In addition, Economic Development and Opportunity staff proactively conducted outreach to existing lessees, businesses and to nearby residents throughout the greater waterfront area to share information about the upcoming Long Beach Amphitheater. Additionally, it should be noted that, On October 27, 2025, the Ocean Residents Community Association (ORCA) hosted a social event at Beach Hut Deli (180 E. Ocean Blvd.), where staff from the Department of Economic Development and Opportunity (Applicant) staffed an information table to answer questions and present details on the proposed Long Beach Amphitheater project. Approximately 20–30 residents participated between 6:00 p.m. and 8:00 p.m., with Councilmember Zendejas in attendance; members of the Downtown Residents Association were also present and expressed support. The residents are generally supportive of the discussions that focused on topics including the project’s location at the Queen Mary leasehold, the stage orientation facing away from nearby residences, and the parking and transportation strategies (eg. Multimodal transportation and water taxis). Overall, both residents and business owners expressed strong support for the Project, recognizing it as a cornerstone investment in the City’s broader strategy for economic development and cultural revitalization. As the City transitions away from oil production and seeks to diversify its revenue streams, the project provides a timely and visible pathway toward sustainable economic growth. It is anticipated to generate hundreds of direct and indirect jobs during construction and operation, while invigorating adjacent sectors such as hospitality, dining, and tourism. Beyond its economic contributions, the Project is also anticipated to advance the City’s vision of establishing Long Beach as the “Capital of Coastal Entertainment.” Further, the Project is expected to enhance local quality of life by offering residents access to world-class performances close to home-reducing the locals’ need to travel outside the City for major events. While the Project has been met with broad enthusiasm, community concerns, such as potential traffic impacts, have been analyzed. ENVIRONMENTAL REVIEW The project has been reviewed for compliance with the CEQA. Pursuant to the CEQA Guidelines, the project has been determined to be consistent with, and within the scope of, the analysis contained in the previously certified General Plan LUE/UDE Program Environmental Impact Report (EIR) (State Clearinghouse No. 2015051054) (Attachment K – LUE/UDE Program EIR). The project is subject to the adopted LUE/UDE Mitigation Monitoring and Reporting Program (MMRP), and all applicable mitigation measures identified therein shall be implemented as part of this project. In accordance with Section 15183 of the CEQA Guidelines, which applies to projects consistent with a community K-16 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 17 of 18 plan or zoning for which an EIR has been certified, a streamlined review process is followed. A CEQA Compliance Checklist (refer to Attachment J) was prepared to document the project’s consistency with the LUE/UDE Program EIR and analyze if the project would result in any peculiar or new substantial environmental impacts. The checklist provides a detailed analysis of the project’s potential environmental impacts, drawing upon comprehensive project materials and technical studies, including but not limited to: project plans, transportation analyses, biological assessments addressing both terrestrial and marine resources, and a site-specific geotechnical report. The analysis concludes that the project would not result in new, substantial environmental impacts than those identified in the certified LUE/UDE Program EIR. There are several topical areas within the LUE/UDE Program EIR that require the implementation of mitigation measures to reduce those impacts as applicable (Attachment L – LUE/UDE Mitigation Monitoring and Reporting Program). Those topical areas requiring mitigation include Air Quality, Greenhouse Emissions, Noise, and Transportation/Traffic. All mitigation measures are included as conditions of approval for the proposed project. For each mitigation measure recommended in the LUE/UDE Program EIR that applies to the applicant’s proposal, specifications are made that identify the action required and the monitoring that must occur. In addition, the party responsible for verifying compliance with individual mitigation measures is identified. Below is a summary of conclusions for the most relevant environmental topics analyzed in the compliance checklist and supporting technical studies for the proposed project: Biological Resources: The analysis of Biological Resources concluded that the project poses minimal risk to local marine and bird life. Species, such as yellow warbler, yellow western bat, Cooper’s hawks, California sea lions, and bottlenose dolphins, are expected to be present on or near the project site. The Biological studies suggested that these species will unlikely be impacted by the operation of the proposed project as no in-water construction is proposed and appropriate conditions regarding pre-construction surveys will be enforced during bird nesting seasons. Noise and Lighting: The amphitheater will operate under a rigorous Noise Control and Monitoring Plan with strict event limits and curfew hours. The key site consideration is the orientation of the stage and primary speakers toward the Ports of Long Beach and Los Angeles, an area with high ambient noise, to minimize impact on downtown residents, with lighting similarly managed to confine illumination away from the water. Traffic and Transportation: The Level of Service (LOS) analysis identified temporary deficiencies at several intersections. Pursuant to the LUE Program EIR, this is acceptable as a statement of overriding considerations for the LUE Program EIR was approved recognizing that some intersections may have reduced LOS due to buildout of the LUE. Additionally, the operator will implement robust TDM and TTC strategies to minimize these effects, noting that the site historically accommodates large-scale events and existing conditions are not expected to be exacerbated. Lastly, although a VMT analysis was not required due to the timing of the prior Program EIR, a qualitative study concluded that the amphitheater would not result in substantial VMT increases on a per-event basis and could even reduce regional VMT by capturing local demand that would otherwise travel to venues in Los Angeles or Orange County. K-17 CHAIR AND PLANNING COMMISSIONERS November 6, 2025 Page 18 of 18 Based on the discussion and analysis provided herein, City staff finds that the Project qualifies for the streamlined environmental review process pursuant to CEQA Guidelines Section 15183, and, therefore, no further environmental review is required. Specifically, the Project would not result in any environmental effects peculiar to the Project or the subject site, would not introduce any significant effects not previously analyzed in the prior Program EIR, would not create any new or more severe off-site or cumulative impacts beyond those disclosed in the Program EIR, and would not cause any previously identified significant effects to become more severe as a result of substantial new information. Respectfully submitted, ATTACHMENTS: ATTACHMENT A – VICINITY MAP ATTACHMENT B – SITE PHOTOS ATTACHMENT C – PROJECT PLANS ATTACHMENT D – OPERATIONAL STATEMENT ATTACHMENT E – SITE PLAN REVIEW FINDINGS ATTACHMENT F – CONDITIONS OF APPROVAL ATTACHMENT G – ABC LICENSE MAP ATTACHMENT H – CONDITIONAL USE PERMIT FINDINGS ATTACHMENT I – ADMINISTRATIVE USE PERMIT FINDINGS ATTACHMENT J – LUE/UDE PROGRAM EIR ATTACHMENT K –CEQA COMPLIANCE CHECKLIST PECC04-25 ATTACHMENT L – LUE/UDE PROGRAM EIR MMRP GLEN JIA, AICP PROJECT PLANNER ALEJANDRO SANCHEZ-LOPEZ ADVANCE PLANNING OFFICER MARYANNE CRONIN ZONING ADMINISTRATION OFFICER ALISON SPINDLER-RUIZ, AICP PLANNING BUREAU MANAGER CHRISTOPHER KOONTZ, AICP DIRECTOR OF COMMUNITY DEVELOPMENT K-18 01203.0005 2158937.6 William W. Wynder | wwynder@awattorneys.com p (949) 223-1170 | d (310) 527-6667 | awattorneys.com 1 Park Plaza, Suite 1000 | Irvine, CA 92614 June 24, 2026 SENT VIA E-MAIL citymanager@longbeach.gov; johnny.vallejo@longbeach.gov district1@longbeach.gov; district2@longbeach.gov; district3@longbeach.gov district4@longbeach.gov; district5@longbeach.gov; district6@longbeach.gov district7@longbeach.gov; district8@longbeach.gov; district9@longbeach.gov ONLY Honorable Mayor & Councilmembers, City of Long Beach; Mr. Tom Modica, Long Beach City Manager & Mr. Johnny Vallejo, Deputy Director of Economic Development 411 W. Ocean Blvd. Long Beach, CA 90802 Subject: FORMAL NOTICE AND DEMAND TO CEASE AND DESIST— Excessive Amplified Sound / Vibration Impacts from Long Beach Amphitheater Events (1051 Queens Highway); Demand for Immediate Compliance with LBMC § 8.80 and Conditions of Approval (Case No. 2508-01; SPR25-022, CUP25-013, AUP25-015; Nov. 6, 2025) Honorable Mayor & Councilmembers, Long Beach City Council; Mr. Tom Modica, Long Beach City Manager & Mr. Johnny Vallejo, Deputy Director of Economic Development: We are the City Attorney for the City of Rancho Palos Verdes. In that capacity, we have been directed by the City Manager to reach out to the Long Beach City Council and City Manager to provide formal notice of ongoing excessive amplified sound and low- frequency vibration impacts from events at the Long Beach Amphitheater at/near 1051 Queens Highway and to respectfully demand immediate corrective action to mitigate the significant impacts of concerts at this venue of the residents of the City of Rancho Palos Verdes. During amphitheater events on June 18, 2026, this past weekend, and during the kick-off concert featuring Snoop Dogg, amplified sound—particularly bass—was experienced by dozens of residents in the City of Rancho Palos Verdes, resulting in calls L-1 June 24, 2026 01203.0005 2158937.6 and emails to the City Council and City Manager voicing concerns and complaints regarding excessive concert amplified sound. These residents described the bass impacts as “house-shaking” and disruptive to their quiet enjoyment and quality of life especially during the night-time hours. The complaints the City of Rancho Palos Verdes received were from residents on the eastern portion of the City at the following geographic locations: Colt Road; Montereina Drive; Rockinghorse Road; Toscanini Drive; Via Colinita; Vista Madera; Vista Mesa Drive; Calle Aventura; Palos Verdes Drive East; Miraleste Drive; Coach Road; Surrey Lane; Crownview Drive; Saddle Road; Avenida del Mesa; Via Siena; Via Lorenzo; Delasonde Drive; Vía Canada; Vía Velardo; Jaybrook Drive; Knoll View; Crestridge Road; Vía Subida; Vía Ciega; Golden Spur Lane; Sparta Drive East near Vigilance Drive; Circle Drive; Crest Road and Diamonte Lane. The noise and low-frequency bass complaints were further underscored at the residence of Mr. Trevor Fedele as “house-shaking” and disruptive inside his home. Evidence of these disruptions provided by Mr. Fedele, include the following:  https://docs.google.com/presentation/d/1MgK_VQ- d8NApq_UKdFKgqdOoT7U_m8rE/edit?usp=sharing&ouid=10771922944307182 2731&rtpof=true&sd=true  https://drive.google.com/file/d/10dGLA_0y7_fDT5tFft0uiNOUkfDKTIEn/view?usp =sharing We are advise that a member of the Rancho Palos Verdes City staff has been in contact with your Department of Economic Development, which deployed a ground team over the weekend to measure noise levels from the Peninsula. We are further advised that unspecified “adjustments” will be made for this up-coming weekend’s event/concert. While we have not yet seen the results of this assessment nor the impact of the adjustments, these efforts are acknowledged. Notwithstanding the foregoing, the “Long Beach Amphitheater Project” is subject to the Conditions of Approval (Conditions of Approval; Attachment K; Attachment L) for 1051 Queens Highway, Case No. 2508-01 (SPR25-022, CUP25-013, AUP25-015) dated November 6, 2025, including:  Special Condition 4: Noise levels “shall not exceed applicable noise standards specified in LBMC § 8.80, unless authorized by a Special Event Permit,” and the Applicant must maintain/implement the approved Noise Monitoring and Control Plan. L-2 June 24, 2026 01203.0005 2158937.6  Special Condition 5: The Applicant/Operator must actively monitor noise “at multiple sensitive receptor locations” using calibrated equipment and on-site staff; upon exceedance must immediately implement corrective actions (including reducing amplified sound/modifying configurations); must establish a dedicated noise reporting hotline and email displayed on the event website; and must document/investigate/correct complaints within seven (7) business days.  The City’s CEQA documentation (PECC 04-25, Noise section) reflects the project’s analysis and representations regarding compliance with LBMC § 8.80 thresholds and anticipated impacts at nearby sensitive receptors. Effective immediately, and on behalf of the City of Rancho Palos Verdes, we respectfully request the City and its concert/event operator(s) do the following: 1. Cease and desist from operating amplified sound at levels/configurations that cause exceedances at sensitive receptors and/or unreasonable low-frequency vibration impacts. 2. Implement and enforce the approved Noise Monitoring and Control Plan with real-time monitoring at multiple sensitive receptor locations within the City of Rancho Palos Verdes during all events, using calibrated equipment and qualified staff with authority to order immediate reductions. 3. Immediately implement corrective actions for bass/low-frequency propagation (including subwoofer deployment limits, directional control, cardioid arrays, stage orientation changes, EQ/limiters, and enforceable caps), and confirm the operational constraints that will be used going forward. 4. Provide written confirmation to Mr. Ara Mihranian, AICP, City Manager of the City of Rancho Palos Verdes (aram@rpvca.gov), within ten (10) business days of the date of this letter, the following information: o whether any concert was authorized any deviation from LBMC § 8.80; o the monitoring locations, metrics (e.g., Leq/Lmax), time-weighting, and thresholds applied; o equipment make/model and calibration documentation; o the monitoring data from those locations, including for June 18, 2026; o the corrective-action protocol and who has authority to reduce levels during shows; o the required noise hotline and email and where they are posted. L-3 June 24, 2026 01203.0005 2158937.6 5. Preserve all evidence and records relating to noise monitoring, permits, complaints, investigations, and corrective actions for events from the inception of your event concerts to present, including raw meter data/logs, staff notes, communications, and contractor reports. Thank you for your attention to these matters. The material adverse impacts of your concerts/events are having a detrimental effect on our community residents. As a good neighbor, we feel certain that you have no intention of causing these impacts. However, they must be timely ameliorated. Very truly yours, William W. Wynder for ALESHIRE & WYNDER, LLP Copies: (via e-mail only) Honorable Mayor & Councilmembers, Rancho Palos Verdes; Ara Mihranian, AICP, City Manager; Brandy Forbes, AICP Community Development Director; Megan Barnes Senior Administrative Analyst L-4 9B Date: May 19, 2026 To: Honorable Mayor and Members of the City Council From: Planning Commission Michelle Ramirez, Community Development Director By: Yolanda Gomez, Planning Associate | YGomez@TorranceCA.gov Subject: Planning Commission and Community Development – Conduct a Public Hearing and Adopt RESOLUTIONS to Deny the Appeal and for the Approval of a Series of Entitlements to Allow the Construction of a New Mixed-Use Development Comprised of 20 Senior Residential Apartments and 1,608 Square Feet of Commercial Space on Property Located on the East Side of Hawthorne Boulevard, Approximately 200 Feet North of Rolling Hills Road (APNs: 7547-004-010 through 7547-004-046) and Determine a Categorical Exemption from the California Environmental Quality Act (CEQA). Expenditure: None. RECOMMENDATION Recommendation of the Planning Commission and Community Development Director that City Council: 1. Conduct a public hearing; and 2. Deny the appeal; and 3. Adopt RESOLUTIONS for the approval of CUP21-00018 in conjunction with a Density Bonus, DVP21-00001, PRE21-00009, and DIV21-00009 to allow the construction a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 sq. ft. of commercial space, on property located within the R-H Overlay in the H-WT Zone, on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-010 through 7547-004-046); and 4. Determine a Categorical Exemption from the California Environmental Quality Act (CEQA); Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions). FUNDING None required. DISCUSSION Project Overview The project applicant, Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), requests approval by the City Council to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet (sq. ft.) of commercial space, on property located within the R-H Overlay and the HBCSP-WT Zone. 1 M-1 City Council May 19, 2026 Page 2 The primary issue on appeal is whether the project addresses life and safety issues, as noted on the Appeal Form (Attachment 3). The applicant has submitted a project utilizing the State’s Density Bonus parameters and a housing development project under the State’s Housing Accountability Act, which only allows review of objective development standards. The State provides strict compliance in approving these types of projects, so long as there is no substantial evidence in the record, that the project would result in a specific adverse impact upon the public health or safety, and that there is no feasible method to mitigate or avoid the impact. The appellant contends that life and safety issues would exist if the project were approved. As discussed below, staff has determined that the specific life and safety issues mentioned in the appeal would be reviewed during the plan check process, if approved, and would not be applicable to review, in the determination of the project. Staff recommends that City Council deny the appeal and approve the subject entitlements, as conditioned. General Plan Land Use Designation The project site has a General Commercial (C-GEN) General Plan Land Use Designation, which is intended to permit a wide range of commercial uses. A mixed-use development is deemed consistent with the C-GEN land use designation. Zoning Designation and Adjacent Land Uses The project site is designated as within the R-H and in the HBCSP-WT. The project site is bound by five parcels, with only the southern parcel matching both zoning designations, and developed with a multi-tenant business office. While the other four parcels are also in the R-H, they are not zoned HBCSP-WT, but Single Family Residential (R-1), and are developed with single family residential homes. Project Site The project site is undeveloped with vegetation and exposed dirt. It is located on the east side of Hawthorne Boulevard, approximately 200 feet (ft.) north of the northeast corner of Hawthorne Boulevard and Rolling Hills Road. The shape of the combined seven parcels will be irregular, with a jagged contour along the south at approximately 140 ft. at its widest, which tapers to a point at the northernmost boundary. The property slopes sharply downward towards the north and northeast, providing various descending grades, with a culvert and well, at the bottom of the property, providing limited building pad area. The portion, near the street, slopes gradually downward from south to north, following the street slope and follows the curves of the street. The subject site provides a combined area of 24,635 sq. ft. (0.57 acre). Immediately south of the subject property is the Rolling Hills Business Centre, at the northeast corner of Hawthorne Boulevard and Rolling Hills Road, which was developed circa 1999, and is a three-story commercial office development, with a parking field, immediately adjacent to the proposed site. This property is situated higher than the subject site, as Hawthorne Boulevard slopes upward from north to south and curves clockwise starting from approximately Newton Street, past the subject site, and past Rolling Hills Road to the City’s southern boundary. 2 M-2 City Council May 19, 2026 Page 3 Immediately to the north and northeast, downslope and adjacent to the subject site are single family residences, located within the R-H Overlay. The four homes on the south side of Eleda Drive were constructed in 1976, as were many homes in the tract in this vicinity. These properties are situated substantially lower than the subject site, at approximately 22-ft. below the front property line of the project, at the southernmost portion, along Hawthorne Boulevard. Eleda Drive is a cul-de-sac, west of Madison Street. A large and steep hill, with a flat face, known as Butcher’s Hill, is located on the west side of Hawthorne Boulevard. It is at a higher elevation than the proposed site and is undeveloped with vegetation. Housing Accountability Act Applicability Pursuant to Government Code Section 65589.5, also known as the Housing Accountability Act (HAA), the City’s review of the revised project is limited to objective development standards as defined by local ordinance. The HAA is intended to significantly limit the ability of local agencies to disapprove, or conditionally approve, housing development projects that comply with applicable, objective general plan, zoning, and subdivision standards and criteria. It applies to housing development projects that consist of residential units and mixed-use developments when two-thirds or more of the square footage is designated for residential use. Therefore, this project qualifies as a “housing development project” under the HAA. The HAA defines objective standards as those that are measurable, clear, and do not rely on personal judgment or discretion. In contrast, the planning and design provisions of the R-H Overlay involve subjective criteria that require interpretation, such as considerations of neighborhood compatibility and view or privacy impacts. These provisions require discretionary interpretation and are therefore not considered objective standards. Consequently, the application of the R-H Overlay provisions is superseded by the HAA. Per the appellant’s contention, the HAA might not apply since this project depends on discretionary approvals, not objective standards. According to the Torrance Municipal Code (TMC), a series of entitlements are required to approve this project. While subjective development standards are the norm in reviewing these entitlements, based on the State’s directives, local municipalities may not review subjective development standards on projects deemed as housing development projects utilizing the HAA. The City Council has the ultimate responsibility to review these projects and determine whether they qualify under the HAA. Density Bonus As provided for in State Density Bonus Law (Government Code Section 65915 – 65918), the project includes a Density Bonus application with one concession and two waivers noted below. Staff has determined the project complies with State Density Bonus Law and is entitled to receive the related benefits. The project site is located within the HBCSP-WT Zone, which permits mixed-use developments with a base density of 27 Dwelling Units (DU)/acre. The Senior Citizen Housing Development Standard allows up to 58 DU/acre, as 750 sq. ft. of land is required per DU. The project site measures 0.57 acres, with 20 units proposed, the project provides 35 DU/acre and is less than the maximum density. Therefore, the applicant is not asking to exceed the permitted density and did not opt to exercise the density bonus portion of the law but applied for the Density Bonus to utilize State concessions and waivers. The project is providing one affordable unit (5% of 20 base density units) reserved for the very low-income level. 3 M-3 City Council May 19, 2026 Page 4 Based on the number of affordable units provided (one), the project is entitled to receive one concession, and the reduction of commercial space (less than 25% of total gross area required by the HBCSP-WT) was chosen by the applicant, at 1,608 sq. ft., which amounts to approximately seven percent of total gross area. The minimum would be 6,050 sq. ft. at 25%. State waivers are unlimited and may be requested when existing development standards would make construction of the project physically infeasible. Each waiver request must provide justification for the need and scope of each waiver. The proposed plans provide the justification. The applicant’s waiver requests include the following: (1) reduction in the setback adjacent to residential properties from 20-ft. to 10-ft. at the lower basement garage level required by HBCSP- WT; and (2) reduction in the front yard average setback from 20-ft to 8.35-ft., and minimum dimension from 10-ft. to 6-ft., reduction in the south side yard setback from 5-ft. to 1’-6” required by the R-3 (Senior Citizen development standard). A third waiver was initially requested for height and shown on the plans; however, it was withdrawn, and a revised Waiver justification was provided by the applicant via email). Based on State Density Bonus code, section 65915, subsection (p), the applicant may combine residential guest parking with the commercial parking requirement. Previously, staff had included the sharing of guest parking as a requirement for a Conditional Use Permit (CUP) and now notes the removal of the CUP requirement for the shared parking. It should be noted that concessions and waivers are not subject to subjective review. Per the project scope, no other concessions, incentives or waivers have been incorporated into the project. In accordance with State Density Bonus Law, if the project is approved, the applicant will be required to record a Density Bonus Housing Agreement to memorialize the approved density bonus allowance, incentives, concessions, and/or waivers of development standards, development standards and uses, parking allowances, and any other terms and conditions relative to the project that have been included in the attached Resolutions. Hillside Overlay The proposed project requires approval of a Precise Plan of Development (PRE) to allow a development that exceeds the following: 0.50 Floor Area Ratio (FAR), one-story, 14-ft. in height, and may have an adverse effect on other properties in the vicinity and where there is significant public controversy. The GP designation allows a maximum FAR of 1.0 for mixed use developments. The project provides a FAR of 0.98, is a three-story, and provides a height of 42 ft. six inches, from basement floor to top of roof. 4 M-4 City Council May 19, 2026 Page 5 Staff visited both the commercial and residential properties that contacted the City with a request for a site visit, and while staff agrees that the proposed project provides substantial impacts to view (commercial property) and light, air and privacy (residential properties), staff may not consider these impacts in their review and recommendation, as they are considered subjective and would violate the State’s law. Neither would have adverse effects on other properties related to view, light, air and privacy, and where significant public controversy exists specified in the R-H Ordinance be applicable to projects classified as HAA housing development projects. While the R-H parameters were not specified in the appeal, members of the public discussed them in previous hearings and in the correspondence attached in previous staff reports. The City Council may approve the above project’s design and parameters via the PRE, using only objective development standards. Life and Safety Issues The following items were listed on the appeal form (Attachment 3), and are summarized below: •Parking: Street (right-of-way), visitor, and delivery truck parking were specified, and referenced a lack of street parking, and the U-turn driveway entrance. Staff does not require street parking for any entitled projects. Applicants must provide on-site parking and on-site loading areas. Staff provided Conditions of Approval regarding this requirement. The project meets the parking requirements on-site, as conditioned, and as mentioned earlier, the applicant has employed a State Waiver to share the residential guest parking with the commercial parking. Therefore, staff does not deem a lack of street parking as a life and safety issue. While staff agrees that the design of the driveway entrance is not ideal, it has been reviewed by City staff and determined to be acceptable. Therefore, it is not considered a life and safety issue. •Excavation and Construction Activities: Staff notes that a soils report and method of excavation, grading and construction will be required during the plan check process, prior to issuance of any Building or Grading Permits, should the project be approved. Plan checkers will require and review all pertinent documents and plans to satisfy all California Building Code (CBC) or other applicable regulations and requirements. As this review is done after the conceptual approval of this project, it is not currently considered a life and safety issue, during consideration of this project. •Existing Monitoring Well and Drainage: Similar to the above response, the condition of the well and runoff/drainage will be reviewed during the plan check process, prior to issuance of any Building or Grading Permits. Therefore, this issue is not considered a life and safety issue during consideration of this project. •Size of Project vs. Parcel Size: The project meets and/or exceeds the zoning requirements of the applicable development standards, and as mentioned in the Density Bonus paragraph, provides less than the maximum density allowed per City codes. Structural loads and calculations are not reviewed during the Planning entitlement process, but will be reviewed during the plan check process, to ensure compliance with the CBC or other applicable regulations and requirements, prior to issuance of any Building or Grading Permits. Therefore, this issue is not considered a life and safety issue during consideration of this project. 5 M-5 City Council May 19, 2026 Page 6 As summarized above, none of the items listed on the appeal form are deemed life and safety issues; additionally, no substantial evidence has been presented that the project would result in a specific adverse impact upon the public health or safety that needed to be addressed during the consideration of this project or provide resolutions. Most of the items will be addressed during the plan check process by City professionals who have this purview or are conditioned to comply with the noted department’s requirements, as indicated on the attached Resolutions (Attachment 1). Should the applicant be unable to comply with staff’s corrections during the plan check process, the project will not be issued Building or Grading Permits to proceed. Therefore, these concerns are not considered by staff in their current recommendation to the City Council, and the City Council may not review them during the consideration of this project. Conclusion The applicant has provided a plan that complies with most of the TMC requirements and HBCSP- WT Mixed-Use Development Standards. The applicant has requested concessions and waivers of the State Density Bonus law, as previously described. In the judgment of staff, the project is considered consistent with the HBCSP-WT zoning district, and the C-GEN land use designation, to the extent that review is permitted by the State. In addition, pursuant to the HAA, staff has determined the revised project meets the definition of a “housing development project”. Additionally, by utilizing the State’s Density Bonus laws, only objective development standards of the TMC can be applied for purposes of evaluating the revised project, and the R-H Overlay cannot be applied due to their subjective development standards. Lastly, the life and safety issues provided by the appellant are typical building/grading issues that would be addressed during the plan check process, should the proposed project be approved, and are not reviewed during the Planning entitlement process. Staff, therefore, recommends that the City Council deny the appeal and approve the project, as conditioned. Prior Hearings and Publications Three previous hearings were held, and all were in accordance with TMC and noticing procedures, as described below. This project was previously scheduled to be heard by the Planning Commission at their meeting date of April 17, 2024. However, the applicant requested a continuance to continue working with Fire Department staff on access issues and the project’s layout. The Planning Commission granted an indefinite continuance, without hearing the matter, by a vote of 6-0. This item was rescheduled and heard by the Planning Commission at their meeting date of November 19, 2025. Following public testimony and deliberation, the Commission voted (3-1) to continue the hearing indefinitely so that the applicant could provide additional information regarding the appropriate number of elevators for the project, mechanical room size, potential utility issues, and traffic concerns. This item was rescheduled and heard by the Planning Commission at their meeting date of December 17, 2025. Following public testimony and deliberation, the Commission voted (4-1) to approve the project. A copy of the staff report, resolutions, and minutes from this meeting are included as attachments to this staff report. 6 M-6 City Council May 19, 2026 Page 7 A timely appeal by the appellant was filed on January 2, 2026. In accordance with the TMC, a notice of public hearing was made no less than 10 calendar days before the City Council meeting held on May 19, 2026, to consider an appeal of Planning Commission approval of a series of entitlements for the subject project. This notice was also posted at the project site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice was published in the local newspaper (The Daily Breeze). ENVIRONMENTAL FINDINGS The project is deemed Categorically Exempt per CEQA Guidelines; Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions). ATTACHMENTS 1. Resolutions for Approval 2. Location and Zoning Map 3. Appeal Filing 4. Project Plans 5. Planning Commission Meeting Minutes Excerpt (December 17, 2025, November 19, 2025, April 17, 2024) 6. Planning Commission Staff Reports and Supplemental Reports (December 17, 2025, November 19, 2025, April 17, 2024) 7. Correspondence (Post-Planning Commission Meetings) 8. Proof of Publication and Notification 7 M-7 W:\DWGS\C0018\C0018.20 Graphics\C0018.25-SketchUp\C0018.25.B-Images\21-0520 Revised Views\21-0519 Model 23-Scene 20 copy.jpg No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) SD00 36 ATTACHMENT 4 N-1 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) PROJECT DESCRIPTION: TWO LEVELS OF TYPE V RESIDENTIAL - SENIOR APARTMENTS AND ONE LEVEL OF TYPE I CONCRETE PARKING / OFFICE ZONING SUMMARY PROJECT SITE NFORMATION APN #ADDRESS ZONE LOT AREA (SF)LOT AREA (ACRE) SETBACKS ALLOWED PROPOSED NOTES NORTH - SIDE EAST (ADJ. RESIDENTIAL) - REAR WEST (HAWTHORNE) - FRONT SOUTH - SIDE DENSITY - 58 DU / ACRE SENIOR HOUSING DESCRIPTION QUANTITYPLAN 7547-004-049 EAST SIDE OF HOWTHORNE BLVD.. 210FT NORTH OF 24,635 H-WT/HS 36 DU/ACRE FLOOR AREA RATIO (F.A.R.)0.98 NUMBER OF STORIES N/A 2 STORY + BASEMENT BUILDING HEIGHT 45'42'-6' PARKING SUMMARY REQUIRED RESIDENTIAL PROVIDED GROSS AREA (SF)TOTAL GROSS AREA (SF) 1 BED / 1 BATH 15 608 9,120A1 DESCRIPTIONPLAN 1ST LEVEL RESIDENTIAL / LOBBY / MAIL / STAIR AND CIRCULATION / OFFICE / AMENITY 2ND LEVEL GROSS AREA (SF) TOTAL OPEN SPACE COMMON OPEN SPACE PRIVATE OPEN SPACE 1,800 S.F. (90 S.F. X 20 DU) OPEN SPACE SUMMARY REQUIRED PROPOSED NOTES 1 CAR/DU 20 STALLS 25 STALLS 1 NOTES TOTAL 0.565 822 S.F. @ AMENITY SPACE SHEET INDEX ARCHITECTURE COVER SHEET 01A PROJECT SUMMARY 01B CONCESSIONS & WAIVERS - TENTATIVE PARCEL MAP (FOR REFERENCE) 02 LEVEL P-1 -BUILDING PLAN 03A LEVEL 1 - BUILDING PLAN 03B LEVEL 1 - SITE PLAN EXHIBITS 04 LEVEL 2 - BUILDING PLAN 04R ROOF PLAN 05 UNIT PLANS 06 ELEVATIONS 07 ELEVATIONS 08 SECTION 09 PERSPECTIVE VIEW 10 PERSPECTIVE VIEW 11A PERSPECTIVE VIEW 11B PERSPECTIVE VIEW - 2 523 1,046A2 PRIVATE DECK (SF) 90 90 TOTAL 20 OFFICE 1,608 / 333 = 4.8 STALLS1 CAR / 333 SF 25 STALLS 10' (AVG. OF 8.35') TOTAL UNIT SUMMARY BUILDING SUMMARY 11,050 12,050 8,562 S.F. OFFICE RESIDENTIAL 156' 20' 6' (AVG. OF 8.35') 10' OFFICE RESIDENTIAL 0' 10' 0' - - 20' 0' 0' TOTAL PRIVATE DECK (SF) 1,350 180 1,800 - 42'-6' TO T.O. STAIR 11,050 200 S.F. / DU = 20 X 200 = 4,000 S.F. 5 STALLS 6,762 S.F. PROJECT TEAM: DEVELOPER NAME: ZS DEVELOPMENT CORP. ADDRESS: 11646 PRAIRIE AVE. HAWTHORNE, CA 99250 MAIL:P.O.BOX 2062 HAWTHORNE, CA 99251 CONTACT: ZEINA AWAD PHONE: 310.863.1273 EMAIL:ZSDevelop@gmail.com ARCHITECT NAME:BSB DESIGN ADDRESS: 970 WEST 190TH ST #250 TORRANCE, CA 90502 CONTACT: DIRK THELEN PHONE: 424.266.6935 FAX:310.217.0425 EMAIL:dthelen@bsbdesign.com NUMBER OF RESIDENTIAL UNITS 32 DU 20 DU RESIDENTIAL / STAIR AND CIRCULATION / AMENITY REQUIRED 25% OF TOTAL BUILDING AREA : 24,200 X %25 = 6,050 S.F. GROSS AREA (SF) PROVIDED OFFICE AREA 1,608 S.F. TOTAL 24,200 2,350 S.F. OF SLOPED AREAS 3,590 S.F. OF FLAT AREAS ROLLING HILLS RD., TORRANCE CA CITY OF TORRANCE MUNICIPAL CODE 95.3.45 SENIOR CITIZEN HOUSING 20 STALLS HEIGHT SHALL BE MEASURED FROM THE LOWEST ADJACENT GRADE 1 DU / 750 S.F. OF LAND CITY OF TORRANCE MUNICIPAL CODE 95.3.45 SENIOR CITIZEN HOUSING 1 BED / 1 BATH GUEST PARKING 1 / 5 DU = 4 GUEST PARKING IS SHARED WITH OFFICE 1 704 704A3 90 901 BED / 1 BATH P1 LEVEL LOBBY / STAIR AND CIRCULATION / BIKE STORAGE / TRASH ROOM / ELEC. ROOM 2,100 PROJECT SUMMARY 1 BED / 1 BATH 2 590 1,180A1-alt 90 180 4,000 S.F. SD01A REFER TO SHEET SD03B FOR BREAKDOWN OF COMMON OPEN SPACE AREAS. REFER TO SHEET SD03B FOR AVERAGE SETBACK CALCS. 37 N-2 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) CONCESSION & WAIVER NARRATIVE SD01B 38 N-3 EL E D A C/ L DR . (220 ' ) (215 ' ) (210 ' ) (212 ' ) (214 ' ) (216 ' ) (218 ' ) (222 ' ) (225 ' ) C/ L EXISTING P / L R = 1 0 5 0 ' HAWTHORNE BLVD . RO L L I N G H I L L S R O A D (220') (21 9 ) (2 1 9 ) (21 5 ) (21 8 ) (21 6 ) (220') (21 0 ' ) (20 0 ' ) (20 5 ' ) (21 0 ' ) (215 ' ) PROPOSED LOT1 VACANT LOT (21 5 ' ) (20 5 ' ) GROSS AREA=24,635 SQ. FT. NET AREA=22,561 SQ. FT. PROPOSED P / L R = 1 0 6 2 ' C/L R = 1000' EXISTING POLE10NEW POLE11 EXISTING SEWER LINE SEWER L A T E R A L SEWER LATERAL AREA DRAIN 6'' PVC STORM DRAIN CATCH BASIN CATCH BASIN LEGEND: CATCH BASIN SEWER MANHOLE 8'' PVC SEWER PIPE 6'' PVC STORM DRAIN AREA DRAIN SEWER MH CITY SEWER EASEMENT PROPOSED 8'' PVC SEWER LINE 39 N-4 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) scale: 1/16" = 1'-0" 160 4832 64 N 10 ' - 0 " RE A R S E T B A C K . 20'- 0 " ADJ . T O R E S I D E N T I A L REA R S E T B A C K 6'- 0 " EA S E M E N T 10'-0"SIDE SE T B A C K 158'-0" PROPOSED NORTH SETBACK 12 ' - 0 " EXISTING 2-STORY STRUCTURE EXISTING 2-STORY STRUCTURE EXISTING 1-STORY STRUCTURE EXISTING 2.5-STORY OFFICE BUILDING 1'-6" 6'- 0 " SE T B A C K 21 5 . 0 0 ' 21 4 . 0 0 ' 22 0 . 0 0 ' 22 1 . 0 0 ' 22 2 . 0 0 ' 21 8 . 0 0 ' 21 6 . 0 0 ' 21 7 . 0 0 ' PAR K I N G L E V E L P - 1 10' SET BACK ON GROUND LEVEL PROPERTY LINE PROPOSED CURB EXISTING POLE TO BE RELOCATED EXISTING CURB NEW POLE LOCATION LANDSCAPE SIDEWALK LEGEND STAIR 1 FROM LEVEL P-1 TO LEVEL L-2 STAIR 2 FROM LEVEL L-1 TO LEVEL L-2 STAIR 3 FROM LEVEL P-1 TO LEVEL L-1 STAIR 4 FROM LEVEL L-1 TO ROOF BUILDING PLAN LEVEL P-1 SD02 EXISTING PL NEW PL STAIR 4 ELEV 1 STAIR 1 STAIR 3 LANDSCAPE F.F. 2 0 7 . 5 0 ' UP 10'-0" AT RES I D E N T I A L LEVEL L - 1 21 9 . 0 0 ' TRASH RM LOA D I N G RESIDE N T RESIDE N T RESIDE N T RESIDE N T RESIDE N T RESIDE N T RESIDE N T HC HC RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T RE S I D E N T CO M M E R C I A L CO M M E R C I A L CO M M E R C I A L RE S I D E N T CO M M E R C I A L COMMERCIAL LANDSCAPE LANDS C A P E BIKE STORAGE RM ELECTRICAL / MECH RM COMMERCIAL PARKING LEVEL P-1 5 SPACES RESIDENTIAL 20 SPACES GREEN SCREEN ELEVATOR ROOM STORAGE 10' x 25' LOADING / TRASH HAW T H O R N E B L V D 40 N-5 BB A A No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) scale: 1/16" = 1'-0" 160 4832 64 N 10 ' - 0 " RE A R S E T B A C K . 20'- 0 " ADJ . T O R E S I D E N T I A L REA R S E T B A C K 6'- 0 " EA S E M E N T 10'-0"SIDE SE T B A C K 20 ' 0 " AD J . T O R E S I D E N T I A L RE A R S E T B A C K 158'-0" PROPOSED NORTH SETBACK UP DN 12 ' - 0 " EXISTING 2-STORY STRUCTURE EXISTING 2-STORY STRUCTURE EXISTING 1-STORY STRUCTURE EXISTING 2.5-STORY OFFICE BUILDING HAW T H O R N E B L V D 10'-0" 6'- 0 " SE T B A C K 21 9 . 0 0 ' 21 5 . 0 0 ' 21 4 . 0 0 ' 22 0 . 0 0 ' 22 1 . 0 0 ' 22 2 . 0 0 ' 21 8 . 0 0 ' 21 6 . 0 0 ' 21 7 . 0 0 ' 10 ' - 0 33'-0" COM M E R C I A L 10' SET BACK ON GROUND LEVEL 20' SET BACK ON SECOND LEVEL 10' SET BACK PROPERTY LINE PROPOSED CURB EXISTING POLE TO BE RELOCATED EXISTING CURB NEW POLE LOCATION LANDSCAPE SIDEWALK 1,60 8 S F LEGEND STAIR 1 FROM LEVEL P-1 TO LEVEL L-2 STAIR 2 FROM LEVEL L-1 TO LEVEL L-2 STAIR 3 FROM LEVEL P-1 TO LEVEL L-1 STAIR 4 FROM LEVEL L-1 TO ROOF SITE PLAN LEVEL L-1 SD03A EXISTING PL NEW PL STAIR 4 ELEV 1 STAIR 1 STAIR 2 STAIR 3 LANDSCAPE F.F. 2 2 0 . 0 0 ' PRIVATE DECK A-2 A-1 A-1 A-1 A-1A-1A-1A-1 AME N I T Y S P A C E 411 S F F.F. 2 2 0 . 0 0 ' LANDSCAPE LANDS C A P E DN DN PARKING ACCESS 10' x 25' LOADING / TRASH RETAINING WALL LANDSCAPE (SIN G L E T E N A N T ; T B D ) TRASH RM STO. RECREATION / FITNESS A-1 alt SINGLE TENANT COMMERCIAL SPACE, TO BE DETERMINED TRANSFORMER +/- 1 6 7 ' - 0 " E X T E N T O F B L D G . PO I N T A 22 3 ' T . O . C . PO I N T B 21 6 ' T . O . C . SLO P E O F S T R E E T : 7 ' - 0 " SLO P E P E R C E N T A G E : 4 . 2 % ( 7 ' / 1 6 7 ' ) 10 ' - 0 " 41 N-6 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) scale: 1/16" = 1'-0" 160 4832 64 N 10 ' - 0 " RE A R S E T B A C K . 20'- 0 " ADJ . T O R E S I D E N T I A L REA R S E T B A C K 6'- 0 " EA S E M E N T 10'-0"SIDE SE T B A C K 20 ' 0 " AD J . T O R E S I D E N T I A L RE A R S E T B A C K 158'-0" PROPOSED NORTH SETBACK UP DN 6'- 0 " EXISTING 2-STORY STRUCTURE EXISTING 2-STORY STRUCTURE EXISTING 1-STORY STRUCTURE EXISTING 2.5-STORY OFFICE BUILDING HAW T H O R N E B L V D 10'-0" 6'- 0 " SE T B A C K 21 9 . 0 0 ' 21 5 . 0 0 ' 21 4 . 0 0 ' 22 0 . 0 0 ' 22 1 . 0 0 ' 22 2 . 0 0 ' 21 8 . 0 0 ' 21 6 . 0 0 ' 21 7 . 0 0 ' SITE PLAN EXHIBITS SD03B A-2 A-1 A-1 A-1 A-1A-1A-1A-1 DN DN A-1 alt CALCULATION: SUM OF: (WIDTH OF A PART) X (SETBACK OF THAT PART) = (AREA A)+(AREA B)+(AREA 1)+(AREA 2)+(AREA 3)+(AREA 4)+(AREA 5) AVERAGE SETBACK CALCULATION 10 ' - 0 " GR A D E CH A N G E OF + / - 5 ' 14 ' - 0 " 75'-2 " 10'-9 " 11'-2 " 9'- 9 " 13 ' - 1 0 " 49'-2 " 9'-4" (ARE A 2 ) (ARE A 1 ) (ARE A 3 ) (ARE A 4 ) (ARE A 5 ) 6'- 1 0 " = (51.3x6)+(57.1x25)+(9.3x14)+(49.2x6.8)+(75.2x6)+(10.75x13.8)+(11.2x9.75) = (307.8)+(1,427.5)+(130.2)+(334.56)+(451.2)+(148.35)+(109.2) = 2,908.81 SQ. FT. MAXIMUM OF WIDTH OF BUILDING: = LOT WIDTH - REQUIRED SIDE YARDS = 358.25 - 10 = 348.25 FT AVERAGE SETBACK: = 2,908.81 / 348.25 = 8.35 FT SLOPED AREAS: 2,350 SF (COMMON) FLAT AREAS: 3,590 SF (COMMON) OPEN SPACE LEGEND AMENITY SPACE (L1&L2): 822 SF (COMMON) PRIVATE DECKS (L1&L2): 1,800 SF (PRIVATE) COM M E R C I A L 1,60 8 S F F.F. 2 2 0 . 0 0 ' AME N I T Y S P A C E 411 S F F.F. 2 2 0 . 0 0 ' (SIN G L E T E N A N T ; T B D ) 198'-1" 70' - 4 " 37'- 8 " GRA D E C H A N G E O F + / - 1 5 ' 19 ' - 2 " 14 2 ' - 6 " 21 ' - 9 " 10 ' - 0 " 10 ' - 0 " 34 ' - 4 " 215' 200' 1,400 SF 2,190 SF 30'-0" 11 ' - 1 1 " 18 ' - 7 " 12 ' - 6 " 24'-11 "29'-5" 20'- 0 " 380 SF 1,970 SF 210' 205' 166'-2" 57'-1 " 51'-4 " (ARE A A ) (ARE A B ) 25 ' - 0 " 6'- 0 " 54'-6 " 42 N-7 BB A A No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) scale: 1/16" = 1'-0" 160 4832 64 N 10 ' - 0 " RE A R S E T B A C K . 20'- 0 " ADJ . T O R E S I D E N T I A L REA R S E T B A C K 10'-0"SIDE SE T B A C K 20 ' 0 " AD J . T O R E S I D E N T I A L RE A R S E T B A C K 158'-0" PROPOSED NORTH SETBACK UP 12 ' - 0 " 10'-0" 10' SET BACK ON GROUND LEVEL 20' SET BACK ON SECOND LEVEL 10' SET BACK PROPERTY LINE LEGEND STAIR 1 STAIR 4 ELEV 1 STAIR 1 FROM LEVEL P-1 TO LEVEL L-2 STAIR 2 FROM LEVEL L-1 TO LEVEL L-2 STAIR 3 FROM LEVEL P-1 TO LEVEL L-1 STAIR 4 FROM LEVEL L-1 TO ROOF BUILDING PLAN LEVEL L-2 SD04 STAIR 3 A-2 A-1 A-1 A-1 A-1A-1A-1A-1A-1 alt A-1 A-3 AME N I T Y S P A C E 411 S F F.F. 2 3 3 . 0 0 ' F.F. 233.00' STAIR 2 6'- 0 " EA S E M E N T 6'- 0 " SE T B A C K TRASH RM STO. RECREATION / LOUNGE 43 N-8 BB A A No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) scale: 1/16" = 1'-0" 160 4832 64 N 10 ' - 0 " RE A R S E T B A C K . 20'- 0 " ADJ . T O R E S I D E N T I A L REA R S E T B A C K 10'-0"SIDE SE T B A C K 20 ' 0 " AD J . T O R E S I D E N T I A L RE A R S E T B A C K 158'-0" PROPOSED NORTH SETBACK 12 ' - 0 " 10'-0" 10' SET BACK ON GROUND LEVEL 20' SET BACK ON SECOND LEVEL 10' SET BACK PROPERTY LINE STAIR 1 BUILDING PLAN ROOF LEVEL SD04R 6'- 0 " EA S E M E N T 6'- 0 " SE T B A C K ROOF ACCESS CONDENSING UNITS WITH ISOLATION PAD TYP. ROOF MEMBRANE TRAFFIC PAD UNIT OUTLINE BELOW TYP. 44 N-9 05 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) 12 scale: 1/4" = 1'-0" 40 8 16 PLAN A-1 1 BEDROOM + 1 BATH GROSS AREA: 608 S.F. DECK AREA: 90 S.F. deck 11'-3" x 8'-3" living room 11'-3" x 12'-0" kitchen D/W REF.ENTRY bath W/D coat L w.i.c. bedroom 11'-10" x 10'-0" 30 ' - 0 " 12'-51 2" 24'-0" UNIT PLANS SD05 12'-51 2" 24'-0" 27 ' - 3 1 2" 12'-51 2" 24'-0" 19 ' - 4 1 2" 32 ' - 3 " 30 ' - 0 " 2' - 8 1 2" 25 ' - 8 1 2" 27 ' - 3 1 2" 2' - 8 1 2" 15'-83 4" 27'-1 1 4" 30 ' - 0 " 17 ' - 1 1 6364" 30'-7 " 8'-11 2" 27'-3 " 9'-4" 9'-9" PLAN A-1 alt 1 BEDROOM + 1 BATH GROSS AREA: 590 S.F. PLAN A-2 1 BEDROOM + 1 BATH GROSS AREA: 523 S.F. DECK AREA: 90 S.F. PLAN A-3 1 BEDROOM + 1 BATH GROSS AREA: 704 S.F. DECK AREA: 90 S.F.DECK AREA: 93 S.F. deck 11'-3" x 8'-3" deck 11'-3" x 8'-3" deck 11'-1" x 8'-3" W/D W/D W/D bath bath bath D/W D/W D/W REF. REF. REF. kitchen kitchen kitchen L coat coat closet closetcloset living room living / dining 11'-3" x 14'-3" living room 11'-3" x 11'-0"11'-3" x 12'-0" bedroom 11'-10" x 10'-0" bedroom 11'-10" x 10'-0" bedroom 14'-8" x 11'-0" sto.sto. 45 N-10 06 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) scale: 1/8" = 1'-0" 0 8 16 24 32 N 2 1 HAWT H O R N E B L V D . 1 - SOUTH ELEVATION 2 - WEST ELEVATION LEGEND VINYL WINDOW CEMENTITIOUS SIDINGS 1 2 3 4 5 TREX RAILING STUCCO METAL CANOPY6 METAL RAILING GLASS RAILING7 METAL FRAME8 METAL GRILL9 PRIVACY SCREEN10 PRECAST CONCRETE11 SIGNAGE12 LEVEL P-1 207.50' LEVEL L-1 220.0' 12 ' - 6 " LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5' 10 ' - 0 " 11 ' - 0 " 3' - 6 " LEVEL P-1 207.50' LEVEL L-1 220.0' 12 ' - 6 " LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5' 10 ' - 0 " 11 ' - 0 " 3' - 6 " EXIST. GRADE 222.0' EXIST. GRADE 222.0' METAL SIGNAGE13 14 METAL SIDING15 22 ' - 6 " TO T . O . P A R A P E T 28 ' - 0 " T.O. STAIR 250.0' 28 ' - 0 " T.O. STAIR 250.0' 1 1 245107111 12 9 1 4 56 7 METAL SCREEN AT GARAGE FOR VENTILATION 2 15 ELEVATIONS SD06 22 ' - 6 " TO T . O . P A P A P E T T.O. PARAPET 244.5' T.O. CURB 217.5' 27 ' - 0 " TO T . O . P A R A P E T 37 ' - 0 " 46 N-11 07 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) scale: 1/8" = 1'-0" 0 8 16 24 32 N 4 3a HAWT H O R N E B L V D . 3a - NORTH ELEVATION 4 - EAST ELEVATION 1 4 2 1 11 2 LEVEL P-1 207.50' LEVEL L-1 220.0' 12 ' - 6 " LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5' 10 ' - 0 " 11 ' - 0 " 3' - 6 " T.O. STAIR 250.0' 37 ' - 0 " 30 ' - 0 " 24 ' - 6 " LEVEL P-1 207.50' LEVEL L-1 220.0' 12 ' - 6 " LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5' 10 ' - 0 " 11 ' - 0 " 3' - 6 " 24 ' - 6 " 1 1 159171011144 1 ELEVATIONS SD07 LEGEND VINYL WINDOW CEMENTITIOUS SIDINGS 1 2 3 4 5 TREX RAILING STUCCO METAL CANOPY6 METAL RAILING GLASS RAILING7 METAL FRAME8 METAL GRILL9 PRIVACY SCREEN10 PRECAST CONCRETE11 SIGNAGE12 METAL SIGNAGE13 14 METAL SIDING15 METAL SCREEN AT GARAGE FOR VENTILATION 3b 3b - NORTH-EAST ELEV. 17 T.O. CURB 217.5' 27 ' - 0 " TO T . O . P A R A P E T 27 ' - 6 " TO T . O . P A R A P E T FIN. GRADE 217.0' T.O. PARAPET 244.5' EXISTING GRADE 210' 34 ' - 6 " TO T . O . P A R A P E T T.O. PARAPET 244.5' 47 N-12 220 11 ' - 0 " 24 ' - 6 " TO P O F P A R A P E T 10 ' - 0 " Top of Parapet Level L-2 Level L-1 220.00' 231.00' 241.00' Roof 244.50' 207.5 11 ' - 0 " 10 ' - 0 " 12 ' - 6 " Top of Parapet Level P-1 Level L-2 Level L-1 207.50' 220.00' 231.00' 241.00' Roof 244.50' 24 ' - 6 " TO P O F P A R A P E T 220.50 215214 213 220 218 220 205 221 211 11 ' - 0 " 10 ' - 0 " Top of Parapet 12 ' - 6 " Level P-1 Level L-2 Level L-1 207.50' 220.00' 231.00' 241.00' Roof 244.50' 207.5 11 ' - 0 " 10 ' - 0 " 12 ' - 6 " Top of Parapet Level P-1 Level L-2 Level L-1 207.50' 220.00' 231.00' 241.00' Roof 244.50' 37 ' - 0 " TO P O F P A R A P E T 200 23 ' - 6 " TO P O F P A R A P E T 39 ' - 6 " 08 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) N A A B B 1 - BUILDING SECTION - A UNIT PARKING LEVEL P-1 10' BUILDING SETBACK PROPERTY LINE 10'-0" A-1 UNIT A-1 PRIVATE DECK PL FENCE ENTRANCE DRIVE UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 2 - BUILDING SECTION - B UNIT PARKING LEVEL P-1 20' SET BACK ON SECOND LEVEL 10' SET BACK ON GROUND LEVEL PROPERTY LINE BUILDING SETBACK EXISTING PROPERTY LINE NEW PROPERTY LINE (AFTER DEDICATION 6'-0" 12'-0" 10'-0" 20'-0" A-1 UNIT A-1 UNIT A-1 PRIVATE DECK 2:1 PL FENCE HAWTHORNE BLVD CURB GREEN SCREEN BUILDING SECTIONS SD08 scale: 1" = 10'-0" 100 3020 40 48 N-13 09 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) N 1 VIEW 01 HAWT H O R N E B L V D . PERSPECTIVE SD09 49 N-14 10 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) N VIEW 02 HAWT H O R N E B L V D . 2 PERSPECTIVE SD10 50 N-15 11 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) N VIEW 3a HAWT H O R N E B L V D . PERSPECTIVE SD11A 3a 51 N-16 11 No. MU210521 Date.09.24.2025 CITY OF TORRANCE - CALIFORNIAWALTERIA (C0018) N VIEW 3b HAWT H O R N E B L V D . PERSPECTIVE SD11B 3b 52 N-17 Home Caltrans Near Me District 7 District 7 Current Projects Caltrans to Begin Vincent Thomas Bridge Deck Replacement Project on March 23 Overnight Closures of Vincent Thomas Bridge in San Pedro Overnight Closures of Vincent Thomas Bridge in San Pedro State of California • Department of Transportation Traffic Advisory Date: June 17, 2026 District: 7, Los Angeles and Ventura Counties Contact: Diana Jimenez FOR IMMEDIATE RELEASE Overnight Closures of Vincent Thomas Bridge in San Pedro Electrical work to occur on eastbound Vincent Thomas Bridge on June 26 SAN PEDRO — Caltrans (District 7) will implement overnight closures of westbound State Route 47 (SR- 47) at Vincent Thomas Bridge between Ferry Street and Harbor Boulevard beginning Sunday night, June 21. Closures will occur nightly from 10:45 p.m. to 6:45 a.m., Sunday night through Friday morning. The westbound SR-47 on-ramp at Ferry Street will also be closed during these overnight closures. Construction activities include installing an under-deck shield and a work platform that will provide crews access to the bridge deck from multiple locations in advance of the full bridge closure scheduled for November 1, 2026. During the westbound overnight closures, traffic will be detoured via SR- 47 to Route 103 to Pacific Coast Highway to Route 110. (See map below) Additionally, eastbound SR-47 at Vincent Thomas Bridge (SR-47) will be closed between Harbor Boulevard and Ferry Street from 10:45 p.m. Friday, June 26, until 6:45 a.m. the following morning to allow crews to perform electrical work. During the eastbound overnight closures, traffic will be detoured via Pacific Coast Highway (PCH) to Route 103 to Route 47. (See map below) This work is part of the Vincent Thomas Bridge Deck Replacement Project. A critical infrastructure project totaling $752.8 million, the deck replacement will require partial and full closures of the bridge over the next two years. More information is available at the project website . Skanska-CEC Joint Venture is the general contractor for the project. About Caltrans Contact Us ADA Certification Request ADA Compliant Documents  Settings  Translate  News  Work with Caltrans  Programs  Caltrans Near Me  Search O-1 Due to weather or operational factors, the schedule is subject to change, including dates and times, the number of closures, and other details. Motorists should expect delays when utilizing the Vincent Thomas Bridge and use Caltrans Quickmap to review current traffic conditions before traveling. Caltrans reminds drivers to exercise increased caution near the closure and Slow for the Cone Zone. Detour route for westbound overnight closures Detour route for eastbound overnight closures ### | CleanCA.com | #BeWorkZoneAlert | X | Facebook | YouTube | Statewide Campaigns ADA Access Adopt-A-Highway Amber Alert Be Work Zone Alert CAL FIRE Cal OES: Power Outage and Fire Recovery Resources California Climate Investments California Connected California Transportation Plan 2050 O-2 Tunnel Construction Feb 11 Tunnel Recovery and Re-Entry Update Make it stand out Whatever it is, the way you tell your story online can make all the difference. Home ContactUpdatesAboutOutreach P-1 (562) 908-4288 x2300 www.lacsd.org Los Angeles County Sanitation Districts (877) 300- WATER ClearwaterProj ect@lacsd.org Clearwater Project © 2026 Los Angeles County Sanitation Districts. All rights reserved. SIGN UP FOR EMAIL UPDATES Traffic Notice for Western Avenue for Saturday, February 21 Western Avenue Traffic Update for The Week of February 16, 2026 As of 2/11/2026, Tunnel crews have re-entered the Clearwater tunnel and arrived safely to within 135 feet of where the breach occurred inside on July 9, 2026. We are pleased to report safety and engineering inspections of the tunnel’s integrity up to this point (approximately five miles in) have detected no safety concerns. CalOSHA must approve human entry up to the exact location of the breach so that the Sanitation Districts’ contracted tunnel experts and engineers can determine the best and safest method to access and repair the breach. The first stage of this process will be to safely remove or pump out water that has accumulated behind the breach debris, remove the debris itself, and stabilize the tunnel in this specific area. This work is being assisted by visual inspections using drones and a remotely operated vehicle (ROV) equipped with cameras. Completion of re-entry and stabilization of this breach area, under CalOSHA review and approval, is expected to last several months and will be slow and methodical to ensure the safety of everyone assisting in this repair and recovery work. P-2 Tunnel Construction May 26 Tunnel Recovery and Re-Entry Update May 2026 Crews use small excavator inside the tunnel to remove the slurry fill pumped in to stabilize breach area. 5/26/2026: Tunnel crews are actively at work inside the Clearwater tunnel near where the breach occurred on July 9, 2026. We are pleased to report tunnel integrity is fine and the contractor has Home ContactUpdatesAboutOutreach Q-1 (562) 908-4288 x2300 www.lacsd.org Los Angeles County Sanitation Districts (877) 300- WATER ClearwaterProj ect@lacsd.org Clearwater Project © 2026 Los Angeles County Sanitation Districts. All rights reserved. SIGN UP FOR EMAIL UPDATES Western Avenue Traffic Alert for June 30 Western Avenue Traffic Alert for Week of May 11 restored air and power all the way to this area so workers can operate safely. CalOSHA still oversees and approves each step of work being performed. The slurry fill pumped down into the tunnel from Western Avenue May 13 & 14 was successful. Workers are engaged in chipping this fill away to safely drain the remaining ground water trapped in the tunnel and remove the fallen debris from the breach. Limited space for workers and equipment means this part of the process - five miles inside the tunnel - will be slow and methodical as material is brought out of the tunnel and water continues to drain. Once this part of the work is complete, the contractor will move to the next step of stabilizing and repairing of the actual breach. Q-2 Royal Palms Beach Mar 17 Limited Construction Resumes at Royal Palms Beach The Los Angeles County Sanitation Districts will resume limited construction activities for the Clearwater Tunnel project at Royal Palms Beach beginning March 16. We are resuming worksite preparation, including soil borings to help reinforce existing infrastructure. This work is necessary to prepare for the next major phase of construction to connect the new tunnel to our existing outfall pipe system. Working hours for this phase of construction is scheduled Monday through Friday from 7:00 a.m. to 3:30 p.m. Home ContactUpdatesAboutOutreach R-1 (562) 908-4288 x2300 www.lacsd.org Los Angeles County Sanitation Districts (877) 300- WATER ClearwaterProj ect@lacsd.org Clearwater Project © 2026 Los Angeles County Sanitation Districts. All rights reserved. SIGN UP FOR EMAIL UPDATES Work on Western Avenue Shifts to Nighttime Drilling on Western Avenue Extended to Saturdays There is currently no timeline to begin the next phase of major construction at Royal Palms Beach which will involve significantly more equipment and activity. Residents and businesses in the area will be notified well in advance of our full mobilization before that activity resumes. R-2