RESOLUTION NO. 2025-31
A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF LOMITA, CALIFORNIA, APPROVING VESTING TENTATIVE PARCEL MAP NO.
83039 AND SITE PLAN REVIEW NO. 1222 FOR THE SUBDIVISION OF
ONE LOT INTO TWO AND CONSTRUCTION OF A SINGLE-FAMILY
RESIDENCE AND ACCESSORY DWELLING UNIT ON EACH
RESULTANT LOT LOCATED AT 25307 OAK STREET IN THE
RESIDENTIAL-FAMILY ZONE
THE CITY COUNCIL OF THE CITY OF LOMITA, CALIFORNIA, DOES HEREBY FIND, ORDER AND RESOLVE AS FOLLOWS:
Section 1. Recitals.
A. On December 7, 2021, the City Council of the City of Lomita considered an application for Vesting Tentative Parcel Map (VTPM) No. 83039 to subdivide an existing 19,148 square-foot, single-family residential lot into two 9,310 square-foot lots. Ryan Baksh, 904 Silver Spur Road #454, Rolling Hills Estates, CA 90274 filed the application (“Applicant”).
B. On December 7, 2021, the City Council adopted Resolution No. 2021-42 approving VTPM No. 83039, 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 extension to VTPM No. 83039. The VTPM was set to expire on December 7, 2024. No extension was subsequently submitted and therefore, the application expired.
D. On May 29, 2025, Mr. Baksh submitted a new application for the previously approved VTPM and Site Plan Review (SPR) No. 1222 for the construction of a 2,908 square-foot, two-story, single-family residence and 1,000 square foot, single-story, detached accessory dwelling unit (ADU) on each newly created lot.
E. On July,14, 2025, the Planning Commission adopted Resolution No. 2025-04, recommending the City Council approves VTPM No. 83039 and SPR No. 1222, subject to conditions of approval.
F. Vesting Tentative Map No. 83039 has been reviewed by the City’s Public Works Department and the City’s consulting engineers (Transtech Engineers). The recommended conditions of approval from these specialists were added to the resolution.
Section 2. Findings.
Resolution No. 2025-31
The City Council hereby adopts the above recitals and pursuant to California Government Code Section 66410 et seq., Section 66412.3, (Subdivision Map Act), Section 11-2.116 of the Lomita Municipal Code, and the City’s General Plan, based on the entire record before the City Council and all written and oral evidence presented to the City Council, the City Council finds as follows:
1. 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 eastwest 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"), (See Gov. Code Section 66474; Lomita Municipal Code Section 2.116.) The project site has a General Plan Land Use Designation of Low Density Residential (10.89 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-ofway’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. (See Gov. Code Section 66474; Lomita Municipal Code Section 2.116.)
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.
4. The subdivision design and improvements proposed in the Tentative Parcel Map are not likely to cause substantial environmental damage nor substantially Resolution No. 2025-31
injure fish or wildlife or their habitat. (See Gov. Code Section 66474; Lomita Municipal Code Section 2.116.)
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 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. (See Gov. Code Section 66474; Lomita Municipal Code Section 2.116.) 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 singlefamily units, subject to additional and separate reviews. Any future residential units are not likely to cause serious public health problems. 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. (See Gov. Code Section 66474; Lomita Municipal Code Section 2.116.)
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. (See Gov. Code Section 66474.6.)
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 Resolution No. 2025-31
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. (See Gov. Code Section 66412.3)
The Housing Element noted that more than 32% 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.
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:
1. 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.
2. 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 health, 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 66 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 Resolution No. 2025-31
functional. LMC Article 30 does not specify a requirement to specific architectural type or features for development.
Section 3. Environmental Review.
The project is categorically exempt pursuant to the California Environmental Quality Act (CEQA), Article 19, 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. Additionally, pursuant to Section 15303(a) – New Construction or Conversion of Small Structures of the CEQA Guidelines, the construction of one singlefamily residence or a second dwelling unit in a residential zone may be considered exempt from CEQA review. The proposed project will divide a residential parcel into two residential parcels and include the construction of a 2-story single-family residential home and accessory dwelling unit on each lot created. Both parcels conform to the General Plan and zoning requirements and require no variances. In addition, all services and access to the proposed parcels meet local standards and are available. Finally, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the lot does not have an average slope greater than 20 percent. This type of project is exactly the type of single-family-use project that is intended and expected for this site per the Lomita Municipal Code and General Plan. There are not any unusual aspects that would disqualify it from the categorical exemption.
Section 4. The City Council of the City of Lomita hereby approves VTPM No. 83039 and SPR No. 1222, subject to the following conditions:
GENERAL PROJECT CONDITIONS
1. The property shall be developed substantially as shown on the plans labeled “Attachment 5” for Lot 1 and “Attachment 6” for Lot 2.
2. The applicant shall abide by the conditions of approval within Planning Commission Resolution No. 2025-04.
3. The subdivision shall comply with Title 11 of the Lomita Municipal Code.
4. Removal of existing trees shall be performed outside of the nesting season defined by the California Department of Fish and Wildlife as February 1 through August
15. 5. Applicant agrees, as a condition of adoption of this resolution, at Applicant’s 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 Resolution No. 2025-31
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.
6. Approval of Vesting Tentative Map No. 83039 shall expire 24 months after the date of approval by the City Council, which is August 19, 2027, 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 (4) 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.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Lomita hereby approves VTPM No. 83039 and SPR No. 1222. The decision of the City Council is final and conclusive as to all things involved.
PASSED, APPROVED AND ADOPTED, this 19th day of August 2025.
Mark A. Waronek, Mayor
APPROVED AS TO FORM: Trevor Rusin, City Attorney
Kathleen Horn Gregory, City Clerk
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.
Persons wishing to challenge the City’s final action in Superior Court may be limited to raising only those issues they or someone else raised the public hearing or in written correspondence delivered to the City at or before the public hearing.