RESOLUTION NO. 2025-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LOMITA RECOMMENDING THAT THE CITY COUNCIL APPROVE
VESTING TENTATIVE PARCEL MAP NO. 83039 AND SITE PLAN
REVIEW NO. 2122 FOR THE SUBDIVISION OF A LEGAL LOT INTO TWO LOTS AND THE DEVELOPMENT OF A 2,908 SQUARE FOOT,
TWO-STORY, SINGLE-FAMILY RESIDENCE AND A 1,000 SQUARE
FOOT DETACHED ACCESSORY DWELLING UNIT ON EACH
RESULTANT LOT AT 25307 OAK STREET IN THE RESIDENTIAL-LOW-
DENSITY ZONE AND FINDING THE PROJECT CATEGORICALLY
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
THE PLANNING COMMISSION OF THE CITY OF LOMITA DOES HERBY FIND, ORDER, AND RESOLVE AS FOLLOWS:
Section 1. Recitals
A. On October 11, 2021, the Planning Commission held a public hearing to consider Vesting Tentative Parcel Map (VTPM) No 83039 to subdivide an existing legal lot into two lots and made a recommendation to the City Council to approve it subject to conditions.
B. On December 7, 2021, the City Council adopted Resolution No. 2021-42 subject to the conditions of approval in Planning Commission Resolution No. 2021-17.
C. On December 19, 2023, the City Council granted a one-year time extension, which extended the approval to December 7, 2024. The applicant failed to request a second time extension and therefore, the project expired on December 7, 2024.
D. On May 29, 2025, the City of Lomita received an application to reapprove the inadvertently expired VTPM to subdivide an existing legal lot into two lots and added a Site Plan Review (SPR) for the construction of a two-story, single-family residences with a detached accessory dwelling unit on each of the resultant lots.
The owner, Rayn Baksh, 904 Silver Spur Road #454, Rolling Hills Estates, CA 90274 ("Developer") filed the application.
E. The VTPM has been reviewed by the City's consulting civil engineers, Transtech Engineering, and Los Angeles County Fire Department with recommended conditions of approval included in this Resolution.
F. On July 14, 2025, the Planning Commission held a duly noticed public hearing and accepted testimony in regard to the proposed project.
Section 2. Findings. The Planning Commission hereby adopts the above recitals and pursuant to California Government Code Section 66410 et seq., Section 66412.3, Resolution No. 2025-04
(Subdivision Map Act), Lomita Municipal Code Section 11-2.116, and the City's General Plan, based on the entire record betore the Planning Commission and all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:
The proposed subdivision is designed, to the extent feasible, to provide for passive or natural heating or cooling opportunities. (See Gov. Code Section 66473.1.)
The subdivision's design grants a five-foot wide right-of-way dedication, which will provide additional area to plant trees on public property, and thereby cool surfaces, as well as air temperature. The lots and homes will be orientated east- west and will capture the ocean's westerly breezes. Lastly, the lots' sizes and shapes are conforming, which allows for 20-foot front and rear yard setback areas and presents additional planting opportunities.
2. The proposed subdivision and the provisions for its design and improvement are consistent with the general plan for the City of Lomita ("General Plan").
The project site has a General Plan Land Use Designation of Low Density Residential (5.8 to 8.71 units per acre). The two proposed lots have been designed in compliance with lot size requirements and can therefore accommodate future single-family residences as envisioned by the General Plan. Proposals to construct a single-family residence on each lot or to take advantage of recent state housing laws (i.e. Senate Bill 9 or Accessory Dwelling Units), would achieve the minimum density and not exceed the maximum density allowed and is subject to additional review by staff. In addition, the Circulation Element indicates that a local street's right-of-way standard is 60 feet. The subdivision includes a five-foot dedication, which will extend the distance of the right-of-way's centerline to comply with the Circulation Element's minimum right-of-way width standards.
3. The Subject Site is physically suitable for the type and density of development proposed in the Tentative Parcel.
The project site is adequate in size, shape, topography, location, utilities, and other factors to accommodate the proposed two single-family lots. The development will have pedestrian and vehicular accessibility via Oak Street. As the lot is relatively flat, the proposed grade will not exceed 10 percent.
The subdivision design and improvements proposed in the Tentative Parcel Map are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat.
The subject property is located in a fully developed urbanized area that is not adjacent to any marshes, preserves, rivers, forests, lakes and oceans. The General Plan does not identify the site or its surroundings as being a habitat for any sensitive species. Therefore, the subdivision design and improvements Resolution No. 2025-04
cannot conceivably injure fish or wildlife or their habitat.
5. The subdivision design and type of improvements proposed in the Tentative Map are not likely to cause serious public health problems because all development and public improvements will be performed per the requirements of all applicable standards and codes, including the zoning and building codes.
The subdivision design, which divides the lot into two lots, with Lot 1 proposed as 9,308 net square feet and Lot 2 proposed at 9,310 net square feet is not likely to cause serious public health problems. The two new lots adhere to minimum lot size and lot frontage requirements and can be developed for future single- family units, subject to additional and separate review. Any future residential units will be in compliance with applicable standards and codes, including but not limited to building codes, zoning codes, low impact development requirements, Model Water Efficient Landscape requirements, and the City's Public Works and water agency's requirements for utilities and right-of-way improvements.
6. The subdivision design and type of improvements proposed in the Tentative Map will not conflict with easements acquired by the public at large for access through or use of the subject site.
The title report did not contain any access easements held by the public at-large through or use of the property. The map indicates that there is an incidental public utilities easement. The design of the subdivision or the type of improvements will not unreasonably interfere with the free and complete exercise of a public entity and/or public utility rights-of-way.
7. The discharge of waste into an existing sewer system from development proposed in the Tentative Map will not cause a violation of existing requirements prescribed by the local water quality control board.
The design of the subdivision will discharge waste into an existing community sewer system and will not result in violation of existing requirements prescribed by Los Angeles Regional Water Quality Control Board per Division 7 of the Water Code. Los Angeles County Sanitation Districts has confirmed existing sewer service is available.
8. The subdivision and improvements proposed in the Vesting Tentative Parcel Map help the City of Lomita meet its regional housing needs.
The Housing Element noted that more than 32 percent of households in 2013 were overpaying for their housing. Even though any future homes would not be subject to an affordable housing deed restriction, increasing the supply of housing units helps reduce the scarcity of housing and by extension the cost burden.
Resolution No. 2025-04
Pursuant to the City of Lomita Municipal Code (LMC) Section 11-1.70.07, a Site Plan Review is established in order to provide a visual and factual document to determine and regulate the physical layout, design or use of a lot or parcel of land, building or structure.
A site plan review is required to determine whether the proposed development will properly comply with the provisions and development standards. The City may approve a site plan review with or without conditions if it finds that:
The site plan complies with all applicable provisions of this title.
The resultant lots have been designed in compliance with lot size and minimum lot dimension requirements identified in LMC Article 30. Additionally, the proposed single-family residential development is consistent with the property's land use designation.
The site is suitable for the particular use or development intended, and the total development, including the application of prescribed development standards, is arranged as to avoid traffic congestion, will not adversely affect public heath, safety, and general welfare, will not have adverse effects on neighboring property and is consistent with all elements of the General Plan.
The site is zoned R1 which allows for the development of a single-family residence and a detached accessory dwelling unit. The development is consistent with the development standards for residential zones and will not cause traffic congestion. The proposed development is compliant with LMC Article 6 off-street parking requirements. Furthermore, the development will not have adverse effects on the neighboring properties and is consistent with all the elements of the general plan.
3. The development design is suitable and functional. This requirement shall not be interpreted to require a particular style or type of architecture.
The development if consistent with the development standards and requirements of LMC Article 30 and therefore the design is suitable and functional. LMC Article 30 does not specify a requirement to specific architectural type or features for development.
Section 3. The project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) Section 15315 - Minor Subdivision of Lands. Specifically, the division of property in urbanized areas zoned for residential use into four or fewer parcels may be considered exempt so long as the proposal is compliant with the General Plan and zoning, all service and access to the parcels is available, the parcel does not have a slope in excess of 20 percent, and the parcel was not involved in a previous division within the past two years. The proposed project will divide a lot into two lots. Additionally, Section 15303(a) - New Construction or Conversion of Small Structures of the CEQA guidelines, the construction of one single-family residence or a second dwelling unit in a residential zone may be considered exempt from CEQA. The proposed project will include the construction of a single-family dwelling and detached accessory dwelling unit on each lot created. All services and access to the proposed parcels meet local standards and are Resolution No. 2025-04
available. Finally, the parcel was not involved in a division of a larger parcel within the previous two years, and the lot does not have an average slope greater than 20 percent.
Section 4. The Planning Commission of the City of Lomita hereby recommends that the City Council approve VTPM No. 83039 and SPR No. 2122 for the creation of two lots from one and development of a single-family residence and detached accessory dwelling unit on each resultant lot subject to the following conditions:
GENERAL PROJECT CONDITIONS
1. This Vesting Tentative Parcel Map is granted for property described in the application on file with the Planning Department and may not be transferred from one property to another.
2. Pursuant to Lomita Municipal Code Sections 11-2.357 and 11-2.251, this Vesting Tentative Parcel Map, shall automatically become null and void 24 months from the date of its issuance. If the final map has not been recorded prior to expiration date, the Subdivider may apply for an extension in writing to the City of Lomita Planning Commission, provided that the request is received before expiration of the tentative map.
3. The development shall comply with the attached conditions of approval (Attachment 1) developed by the City of Lomita Public Works Department, Quantum Quality Consulting and the County of Los Angeles Fire Department and the Lost Angeles County Sanitation District.
4. Prior to final map recordation, all existing structures shall be demolished to ensure that there are no improvements straddling the new property line.
5. The final map shall not be recorded until there has been compliance with all conditions of approval.
6. Developer agrees, as a condition of adoption of this resolution, at Developers own expense, to indemnify, defend and hold harmless the City and its agents, officers and employees from and against any claim, action or proceeding to attack, review, set aside, void or annul the approval of the resolution or any condition attached thereto or any proceedings, acts or determinations taken, done or made prior to the approval of such resolution that were part of the approval process. Developer's commencement of construction or operations pursuant to the resolution shall be deemed to be an acceptance of all conditions thereof.
7. Removal of existing trees shall be performed outside of the nesting season defined by the California Department of Fish and Wildlife as February through August 15.
8. Developer shall pay all in lieu of dedication fees prior to recording the final map.
9. Developer shall satisfy all parkway tree requirements prior to recording the final Resolution No. 2025-04
map.
10. Approval of Vesting Tentative Map No. 83039 shall expire 24 months after the date of approval by the City Council unless otherwise extended pursuant to applicable law. Prior to expiration, the developer may request in writing to the Community and Economic Development Department an extension of the expiration date for Vesting Tentative Map No. 83039 subject to the review and approval of the City Council or as otherwise provided for under applicable law. The expiration date may be extended for a period or periods of time totaling no more than four years, except as otherwise may be provided for under applicable law. As a condition of any requested extension, the City Council may impose new conditions or revise existing conditions on the approved Tentative Map in accordance with applicable law, as may be recommended by the Community and Economic Development Department in its report or as it may find necessary.
11. Prior to Building and Safety plan check, the proposed detached accessory dwelling units shall be revised to a maximum size of 1,000 square feet.
12. Prior to the issuance of any development permits, the developer shall record a covenant agreement requiring a reciprocal access easement be recorded at the time the resultant lots are not commonly owned. The access easement is for the shared driveway to comply with the fire department access. A draft covenant agreement shall be submitted to the Community and Economic Development Director for review prior to recordation.
PUBLIC WORKS CONDITIONS
13. Developer shall pay the applicable Water Facility Fees.
14. All public improvements including new water service lines, meters, and frontage improvements shall be constructed per the City's Standard Drawings and Standard Specifications. All new and modified utilities shall be placed underground.
15. As required by the Public Works Department, the developer shall submit calculations prepared by a licensed civil engineer, determining the size of the water service laterals, water meters and backflow devices. A separate fire service line may be required. A separate irrigation meter may be required.
16. As acquired by the Public Works Department, each lot will require its own water and sewer service and laterals. New service laterals shall be installed per the City Standard Drawings. Existing unused water service lateral(s) shall be abandoned.
New water service laterals shall not share the same trench as electrical services lines and shall maintain a minimum 2-foot separation.
17. All water meters shall be located outside of the driveway apron. The new location shall be to the satisfaction of the Public Works Director.
Resolution No. 2025-04
18. Remove and replace existing damage curb, gutter, and sidewalk adjacent to the proposed development. Any modification to the driveway location shall require curb, gutter and sidewalk modifications to replace the existing driveway.
19. All project driveways, approaches, and adjacent sidewalk area shall be constructed to meet American Disabilities Act requirements.
20. Civil engineering plans shall be submitted for all right-of-way improvements prior to plan subdivision to the Building and Safety Division.
21. The developer shall obtain an encroachment permit from the City of Lomita, and place bonds as necessary from the City of Lomita for all proposed public improvements, including payment of all plan check and inspection fees.
22. Prior to issuing a grading permit or final map approval, the developer shall either construct or post security for all required public improvements.
PASSED, APPROVED, and ADOPTED by the Planning Commission of the City of Lomita on this 14th day of July, 2025, by the following vote:
AYES: Commissioners Cammarata, Dever, Graf, Vice-Chair Mattingly, and Chair Stephens
NOES: None
ABSENT: Commissioners Santos and Steinbach
Brenda Stiphers
Brenda Stephens, Chairperson
ATTEST:
Adrian Fernandez, Community and Economic Development Director Within 30 days of the date of this decision for an exception, permit, change if zone, or other approval, or by the person the revocation of whose permit, exception, change of zone, or other approval is under consideration, of notice of the action of, or failure to act by, the Commission, any person dissatisfied with the action of, or the failure to act by, the Commission may file with the City Clerk an appeal from such action upon depositing with said Clerk an amount specified by resolution of the City Council.
Any action to challenge the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Code of Civil Procedure Section 109.6.
Attachment 1c
FIRE
COUNTY OF LOS ANGELES FIRE DEPARTMENT
FIRE PREVENTION DIVISION
Land Development Unit
5823 Rickenbacker Road
Commerce, CA 90040
Telephone (323) 890-4293, Fax (323) 890-9783
EPIC-LA NUMBER: FLDU2021006465 PROJECT NUMBER: PM83039
CITY/COMMUNITY: Lomita STATUS: Cleared
PROJECT ADDRESS: 25301 Oak Street DATE: 06/17/2021
Lomita, CA 90717
CONDITIONS
Submit the Final Map to the County of Los Angeles Fire Department Fire Prevention Land Development Unit for review and approval prior to recordation.
For any questions regarding the report, please contact Nancy Rodeheffer at (323) 890-4243 or [email protected].
Reviewed by: Page 1 of 1
Ms. Laura MacMorrat 2 August 26, 2021
fos and Atone gratity Areas are incorporated it ride airple rich are prepared by the south, Coast and Mojave Desert Air Basins as mandated by the CCA. All expansions of Districts' facilities must e sized and service phased in a manner that will be consistent with the SCAG regional growth forecast to he counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The avallabl capacity of the Districts' treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service, but is to advise the developer that the Districts intend to provide this service up to the levels that are legally permitted and to inform the developer of the currently existing capacity and any proposed expansion of the Districts' facilities.
If you have any questions, please contact the undersigned at (562) 908-4288, extension 2708 or at [email protected].
Very truly yours,
Dovira Curry
Donna J. Curry
Customer Service Specialist
Facilities Planning Department
DC:dc
DOC 6279441D05
Robert C. Ferrante
LOS ANGELES COUNTY
Chief Engineer and General Manager
SANITATION DISTRICTS
1955 Workman Mill Road, Whittier, CA 90601-1400
Converting Waste Into Resources Mailing Address: P.O. Box 4998, Whittier, CA 90607-4998 (562) 699-7411 • www.lacsd.org
August 26, 2021
Ref. DOC 6273379
Ms. Laura MacMorran
Associate Planner
City of Lomita
24300 Narbonne Avenue
Lomita, CA 90717
Dear Ms. MacMorran:
Will Serve Letter for Vesting Tentative Parcel Map No. 83032 The Los Angeles County Sanitation Districts (Districts) received your will serve letter request for the subject project on August 2, 2021. The proposed project is located within the jurisdictional boundary of District No. 5. We offer the following comments regarding sewerage service:
1. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to the Districts' Narbonne Avenue Connection Trunk Sewer, located in 250t Street at Oak Street, The Districts' 18-inch diameter trunk sewer has a capacity of
2.9 million gallons per day (mgd) and conveyed a peak flow of 1.2 mgd when last measured in 2017.
2. The wastewater generated by the proposed project will be treated at the Joint Water Pollution Control Plant located in the City of Carson, which has a capacity of 400 mgd and currently processes an average flow of 259.1 mgd.
The expected increase in average wastewater flow from the project site, described in the application as a 2-lot single-family subdivision, is 260 gallons per day. For a copy of the Districts' average wastewater generation factors, go to www.lacsd.org, under Services, then Wastewater Program and Permits, select Will Serve Program, and scroll down to click on the Table 1, Loadings for Each Class of Land Use link.
4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the Districts' Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is a capital facilities fee that is used by the Districts to upgrade or expand the Sewerage System. Payment of a connection fee may be required before this project is permitted to discharge to the Districts' Sewerage System. For more information and a copy of the Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the Districts will determine the user category (eg. Condominium, Single Family home, etc.) that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, the developer should contact the Districts' Wastewater Fee Public Counter at (562) 908-4288, extension 2727.
In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities of the Districts' wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Specific policies included in the development of DOC 6279441.D05
Quantum Quality Consulting, Inc. Attachment 1
Consulting Engineering Services
June 3, 2021
Subject: PARCEL MAP NO. 83039
25307 Oak Street
Laura MacMorran
Assistant Planner
City of Lomita
24300 Narbonne Ave
Lomita, CA 90717
Dear Ms. MacMorran,
Quantum Consulting (QC) has completed the review of the Parcel Map No. 83039 and recommends approval.
If you should have any questions or comments, please feel free to contact me.
Sincerely,
Frank Bigdeli, P.E.
25835 Narbonne Ave. Suite 150, Lomita, CA 90717
P.310.891.3994 F.310.891.3995
www.thequantumeonsulting.com