Agenda Item 9B — Torrance City Council, June 17, 2025 (part 1 of 2)

9B
Date: June 17, 2025
To: Honorable Mayor and Members of the City Council
From: Planning Commission
Michelle Ramirez, Community Development Director
By: Luis E. Velazquez, Planning Associate | [email protected] Subject: Planning Commission and Community Development – Conduct Public Hearing to Consider Appeal of Planning Commission’s Approval of a Precise Plan of Development (PRE23-00013) to Allow the Construction of a New Two-story Single- family Residence with Accessory Dwelling Unit (ADU), on Property Located within the Hillside Overlay in the Single Family Residential District (R-1) Zone at 22209 Susana Avenue (APN 7515-001-025), Deny the Appeal, Adopt RESOLUTION 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 public hearing; and

2. Deny the appeal; and

3. Adopt a RESOLUTION denying the appeal and upholding the Plann ing Commission approval of PRE23-00013 as provided for in Division 9, Chapter 1, Article 41 of the Torrance Municipal Code to allow the construction of a new two -story single -family residence, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue; and

4. Determine a Categorical Exemption from the CEQA; Article 19, Sections 15303 (New Construction).

FUNDING

None required.

DISCUSSION

The project applicant, Douglas Leach (Kirk Feldkamp), requests consideration by the City Council to allow the construction of a new two -story, single-family residence with an ADU, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue.

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Analysis
As the development standards of the R-1 Zone as well as the planning and design provisions of the Hillside Overlay are applicable to the project, discretionary review and approval of the entitlement below is required.

• PRE23-00013 to allow new construction above 14’ in height.

Background
On January 17, 2024, the Planning Commission held a public hearing to consider the residential renovation project. At that meeting, the applicant provided an overview of the project and after some deliberation the applicant requested a continuance to a date uncertain to allow additional time to conduct public outreach and consider design changes to the project. A motion for continuance to a date uncertain was approved by a vote 6-0.

On July 24, 2024, the Planning Commission held a public hearing to consider a revised residential renovation project. At that time the applicant brought forward a design that reduced the overall floor area and alleviated potential view impacts by scaling d own the second floor. After some deliberation the applicant again requested a continuance to a date uncertain to allow additional time to conduct public outreach and potential design changes to the project. A motion for continuance to a date uncertain was approved by a vote 7-0.

On March 03, 2025, the applicant submitted a revised project for a new two -story single-family residence with an ADU. Staff reviewed the revised project and determined it complied with the objective development standards of the R -1 Zone and was consistent with the Low -Density Residential land use designation. In addition, pursuant to the Housing Accountability Act (HAA), Government Code Section 65589.5, staff determined the revised project met the definition of a “housing development project” and therefore only the objective development standards of the TMC could be applied for purposes of evaluating the revised project.

On March 19, 2025. the revised new two -story single-family residence with an ADU project was approved by the Planning Commission. A copy of the Planning Commission staff report has been included as Attachment 5.

City Council Appeal
On April 1, 2025, an appeal was filed by Jennifer and Matthew Minich, residents of 5803 Avenue A, contesting the Planning Commission’s approval of PRE23 -00013 on March 19, 2025. The appellants oppose the construction of a new two-story residence with an ADU at 22209 Susana Avenue, citing concerns related to view obstruction, application of state housing law, and potential impacts to the character of the surrounding Hillside Overlay neighborhood.

In their appeal, the appellants raise objections to the project’s reliance on the HAA, express concern over the loss of protected views from their property and assert that the project sets a precedent for bypassing the intent of the Hillside Overlay throug h nominal ADU additions. They also reference dissatisfaction with the applicant’s community outreach and the City’s ability to apply discretionary findings under current state law.

In addition to requesting that the City Council overturn the Planning Commission’s decision, the appellants urge the City to consider amending the Hillside Overlay Ordinance to incorporate 2 2
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objective development standards. They assert that such revisions would better equip the City to preserve neighborhood character while remaining consistent with the requirements of the HAA.

Housing Accountability Act (HAA) Applicability
Pursuant to Government Code Section 65589.5, also known as the 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. As revised, the proposed two-story single-family residence with an ADU 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 Hillside Overlay involve subjective criteria that require interpretation, such as considerations of neighborhood compatibility and view impacts. These provisions require discretionary interpretation and are therefore not considered objective standards. Consequently, the application of the Hillside Overlay provisions is superseded by the HAA in this instance.

Staff have confirmed that the subject project, as currently submitted, meets all applicable objective development standards of the R -1 Zone, including height, lot coverage, open space, setbacks, and floor area ratio. As such, the project is subject to streamlined review and approval under the HAA.

General Plan Land Use Designation
The site has a General Plan Land Use Designation of Low -Density Residential (R -LO).

Development in the R-LO land use designation is characterized generally by detached one- and two-story single -family residences on individual lots forming a cohesive neighborhood. The proposed construction of a new two-story single-family residence is consistent with the land use designation.

Zoning Designation and Adjacent Land Uses
The project site is designated as R-1 Zone. As shown below, the project site is bounded by four parcels that share the same zoning designation and are developed with similar land uses to the north, south, east and, west.

➢ North: R-1 - Hillside Overlay, One-Story and Two-Story Single-Family Residences ➢ East: R-1 - Hillside Overlay, One-Story and Two-Story Single-Family Residences ➢ South: R-1 - Hillside Overlay, One-Story Single-Family Residences ➢ West: R-1 – City of Redondo Beach
Project Site
The project is situated on a rectangular shape lot measuring 7,020 square feet in area, which exceeds the minimum lot area and minimum dimensions required in the R -1 Zone. The project site is located at the southwest corner of Avenue A and Susana Avenue and is orientated toward east. The building pad of the proposed residence would be raised approximately 10” above the existing grade level at the southern west corner to accommodate for changes in topography. The pad height of the adjacent one-story residence to the south at 22215 Susana Avenue sits slightly below the project site, whereas the pad heights of the one and two -story residences across the street along Avenue A and Susana Avenue are situated above the project site. It should be noted the residences that abut the rear of the project site are located within the City of Redondo Beach. 3 3
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Building Floor Plan
The first floor, measuring 1,310 square feet, features an open -concept layout that seamlessly integrates the kitchen, dining area, and great room, creating a spacious and cohesive living environment. Large sliding doors lead to an outdoor patio, enhancing indoor-outdoor connectivity and maximizing natural light. The design emphasizes functionality and modern living, making it well-suited for entertaining and everyday use. The new garage measures 450 square feet and is orientated towards the east. As previously mentioned, the existing driveway will be repositioned along Susana Avenue to accommodate the new location of the garage and to provide greater separation from the intersection. The second floor area measures 1,816 square feet and features a traditional floor plan with separated rooms for comfort and privacy and that include three bedrooms with personal bathrooms, a playroom and a laundry room. The master bedroom provides access to a 320 square foot balcony, while the playroom has access to a 164 square foot balcony. Staff notes that the project statistics include only one of the decks, however this can be corrected during the plan check process.

Building Setbacks and Site Improvements
The residence will be centered on the lot, providing a 20.8’ front yard setback, a 6.5’ yard setback to the south, a 10.3’ exterior side yard setback to the north, and a 21.42’ rear yard setback. All setbacks meet or exceed the minimum requirements of the R -1 Zone. Additionally, the ADU will have a 5’ exterior side yard setback from the north property line and a 20’ front yard setback from the west property line. An existing retaining wall located in the rear yard area would be reconstructed parallel to the rear property line. Additionally, the site plan indicates a new pool and spa, which would be reviewed under a separate permit at the time of plan check. The existing driveway will be repositioned along Susana Avenue to accommodate the new location of the garage and to provide greater separation from the intersection.

Building Height
The applicant initially proposed a two -story residence with a height of 25.1’, measured from the topmost ridgeline (128.0’) down to the lowest adjacent grade (102.9’). The revised proposal maintains a height of 25.1’, now measured from the updated topmost ridgeline (128.5’) down to the corrected lowest adjacent grade (103.4’) and is within the allowable 27’ height limit for a two-story residence in the R-1 Zone.

Staff notes a discrepancy on the cover sheet and elevation plans, which incorrectly list the lowest adjacent grade as 102.9’ and the height as 25.6’. The revised silhouette certification confirms the correct lowest adjacent grade of 103.4’ and the highest point of elevation as 128.5’. A condition of approval has been added requiring the plans to reflect the correct height of 25.1’ and the lowest adjacent grade of 103.4’ at the time of plan check.

Floor Area, Lot Coverage and Open Space
The total gross floor area of the proposed residence is 4,145 square feet, which includes the garage, volume areas exceeding 17 feet in height, the front porch, and the attached ADU. This results in a Floor Area Ratio (FAR) of 0.59, consistent with the 0.60 maximum allowed in the R-1 Zone. Staff notes that the project is not subject to the 0.50 net interior FAR limit of the Hillside Overlay, as it does not involve remodeling or additions to an existing residence.

The residence covers 2,727 square feet of the lot, or 39.4%, and complies with the 40% maximum lot coverage limit of the R-1 Zone.

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The proposed residence is centrally located on the project site, resulting in substantial open space within the front and rear yard areas . These areas provide a combined total of 4,465 square feet of usable open space, which is equal to 64% of the lot area—exceeding the minimum 33% open space requirement.

Provided below is the project summary of the proposed residence:

22209 Susana Avenue

Proposal
Lot Area 6,918 sf

Proposed Building Height 25.6 ft
Maximum Two-Story Building Height Limit 27 ft

Proposed First Floor Area 1,310 sf
Proposed Second Floor Area 1,816 sf
Proposed Garage Floor Area 450 sf
Proposed Total Floor Area 3,576 sf

Proposed Total Floor Area 3,576 sf
Front Porch 96 sf
Volume Areas > 17’ 118 sf
Accessory Dwelling Unit (ADU) 355 sf
Proposed Floor Area Ratio 4,145 sf (0.59 FAR)
Maximum Floor Area Ratio Limit 4,151 sf (0.60 FAR)

Proposed Lot Coverage 35.6% 2,461 sf
Maximum Lot Coverage Limit 40% 2,767 sf

Proposed Open Space Area 68% 4,705 sf
Minimum Open Space Requirement 33% 2,305 sf

Hillside Overlay
In accordance with Article 41, Chapter 1, Division 9 of the TMC, the Planning Commission, or City Council on appeal, is required to make findings related to the planning and design of the project, including its potential to have a substantial adverse impact on the view, light, air, and privacy of surrounding properties. To assist in the analysis, the applicant constructed a silhouette of the proposed two-story residence, with its height verified by a licensed engineer. Staff conducted site visits on December 26, 2023, January 4, 2024, May 1, 2024, May 8, 2024, and March 11, 2025, to assess the potential for such impacts.

However, as the project involves the construction of a new single -family residence with an ADU on a legal lot and complies with all applicable objective standards of the TMC, it is subject to the provisions of the HAA. Under the HAA, the City may only deny or reduce the density of the project if it finds, based on substantial evidence in the record, that the project would result in a specific, adverse HAA. Under the HAA, the City may only deny or reduce the density of the project if it 5 5
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finds, based impact on public health or safety, and that there is no feasible method to satisfactorily mitigate or avoid that impact.

Prior Hearings and Publications
In accordance with the Torrance Municipal Code (TMC), a notice for a public hearing was made on February 28, 2025, announcing that the Torrance Planning Commission would conduct a public hearing on March 19, 2025, to consider a development application filed by Douglas Leach (Kirk Feldkamp) for approval of PRE23 -00013 to allow the construction of a new two -story residence with an ADU, on property l ocated within the Hillside Overlay in the R -1 Zone at 22209 Susana Avenue. This notice was posted at the site a nd mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice w as published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.

At the public hearing of March 19, 2025 , the Planning Commission reviewed the project, heard public comments, and a motion to approve the project passed a roll call vote of 4 to 2.

Subsequently, an appeal to the City Council was filed on April 1, 2025.

A n otice w as made on June 6, 2025, that City Council would conduct a public hearing on June 17, 2025, to consider an appeal of Planning Commission approval of the project. This notice was posted at the site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a n otice was published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.

Conclusion
Staff have reviewed the revised project and determined the project complies with the objective development standards of the R-1 Zone and is consistent with the R-LO land use designation. In addition, pursuant to the Government Code Section 65589.5 (otherwise known as HAA), staff has determined the revised project meets the definition of a “housing development project”. Therefore, only objective development standards of the TMC can be applied for purposes of evaluating the revised project, and the Hillside Overlay cannot be applied due to their subjective development standards. Therefore, staff recommends denial of the appeal.

ENVIRONMENTAL FINDINGS
Minor alterations of existing structures involving negligible expansion of use are Categorically Exempt by the Guidelines for Implementation of the CEQA; Article 19, Sections 15303 (New Construction).

ATTACHMENTS

1. Resolution for Approval

2. Location and Zoning Map

3. Proofs of Publication and Notification

4. Appeal Filing

5. Planning Commission Staff Report

6. Project Plans
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RESOLUTION NO. 2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL

OF A PRECISE PLAN OF DEVELOPMENT AS PROVIDED
FOR IN DIVISION 9, CHAPTER 1, ARTICLE 41 OF THE

TORRANCE MUNICIPAL CODE TO ALLOW THE

CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY

RESIDENCE, ON PROPERTY LOCATED WITHIN THE

HILLSIDE OVERLAY IN THE SINGLE FAMILY RESIDENTIAL
DISTRICT ZONE AT 22209 SUSANA AVENUE (APN 7515-
001-025).

PRE23-00013: DOUGLAS LEACH (KIRK FELDKAMP)
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on January 17, 2024, to consider an application for a Precise Plan of Development (PRE23-00013) filed by Douglas Leach (Kirk Feldkamp) to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the Single Family Residential District (R-1) Zone at 22209 Susana Avenue (APN 7515-001-025); and WHEREAS, at the request of the applicant, the matter was continued to a date uncertain to allow the applicant additional time for public outreach and project redesign; and WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on July 24, 2024, to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk Feldkamp) to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue (APN 7515- 001-025); and
WHEREAS, at the request of the applicant, the matter was again continued to a date uncertain to allow the applicant additional time for public outreach and project redesign; and WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on March 19, 2025, to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk Feldkamp) to allow the construction of a new two-story single-family residence with an Accessory Dwelling Unit, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue (APN 7515-001-025); and
WHEREAS, at the Planning Commission meeting of March 19, 2025, a motion to approve the project passed by a roll call vote of 4 to 2; and
WHEREAS, an appeal to the City Council was filed on April 1, 2025; and WHEREAS, the City Council of the City of Torrance conducted a public hearing on June 17, 2025, to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk Feldkamp) to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the Single Family Residential District (R-1) Zone at 22209 Susana Avenue (APN 7515-001-025); and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 1, Article 41 and Division 9, Chapter 4, Article 2 of the Torrance Municipal Code (TMC); and
Attachment 1
7 7

WHEREAS, THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEREBY FIND AND DETERMINE AS FOLLOWS:
a) That the property is located at 22209 Susana Avenue (APN 7515-001-025); b) That the property is described as Lot 181 of Tract 17921 as per map recorded in the Office of the Los Angeles County Recorder, State of California; c) That the proposed construction of a new two-story single-family residence is Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15303 (New Construction);
d) That the proposed residence, as revised, meets the definition of a “housing development project” as provided in the Housing Accountability Act (HAA), Government Code Section 65589.5, and therefore only the objective development standards of the TMC can be applied for purposes of evaluating the proposed residence; and e) That the proposed residence, as revised, complies with the objective development standards of the R-1 Zone, as set forth in Article 4, Chapter 1, Division 9 of the Torrance Municipal Code, and is consistent with the Low Density Residential (R-LO) land use designation of the General Plan of the City of Torrance; NOW, THEREFORE, BE IT RESOLVED that PRE23-00013 filed by Douglas Leach (Kirk Feldkamp) to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue (APN 7515-001- 025), on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That the use of the subject property for a single-family residence shall be subject to all conditions imposed in Precise Plan of Development 23-00013 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

2. That if this Precise Plan of Development is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1;

3. That the maximum height of the residence at the highest point of the roof shall not exceed

25.6’ as represented by the survey elevation of 128.50' based on the proposed lowest adjacent grade of 103.40' located at the front of the residence, based on a benchmark elevation of 100’ to located at the northwest corner of the property on the public right of way as shown on the official survey map on file in the Community Development Department. The final height of the proposed residence shall be certified by a licensed surveyor/engineer prior to requesting a framing of roof-sheathing inspection who verifies the entire roof framing and design remains consistent with the elevation heights and roof design approved by the City Council; (Planning)
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4. That a copy of Planning Commission Resolution No. 24-003 shall appear on the building plans associated with the Precise Plan of Development to facilitate coordination and effective implementation of the conditions of approval; (Planning)

5. That the applicant shall continue to work with staff to demonstrate the proposed retaining walls and fences on the property do not exceed the maximum height limits per Code to the satisfaction of the Community Development Director; (Planning)

6. That the applicant shall revise the project plans to accurately reflect the correct building height of 25.1 feet, measured from the topmost ridgeline elevation of 128.5 feet to the lowest adjacent grade of 103.4 feet, at the time of plan check submittal; (Planning)

7. That a landscape plan shall be submitted to the Planning Division for review and approval prior to building permit issuance. The landscape plan shall be prepared in compliance with the latest State Water Efficient Landscape Ordinance and shall utilize drought tolerant California friendly vegetation, shade-producing trees, and shall provide a water efficient irrigation system. The landscape plan shall be implemented prior to occupancy, and landscaping shall be maintained in good condition to the satisfaction of the Community Development Director; (Planning)

8. That the silhouette shall remain in place for at least 15 days through the appeal period, but no more than 45 days after the final public hearing to the satisfaction of the Community Development Director; (Planning)

9. That within 30 days of the final public hearing, the applicant shall return the City’s "Public Notice" sign and stake, provided there is no appeal, to the satisfaction of the Community Development Director; (Planning)

10. That the applicant shall provide 4” minimum contrasting address numeral for residential, condo, etc. uses; (Environmental)

11. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Water)

12. That the applicant shall perform fire hydrant flow test that determines the capability of the public water system to supply the project; (Water)

13. That if fire sprinklers are required, upgrade existing water service to 1" min; and (Water)

14. That all conditions of all other City departments received prior to or during the consideration of this case by the City Council shall be met.

INTRODUCED, APPROVED, and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 3rd day of June 2025.

_______________________________
Mayor George K. Chen
APPROVED AS TO FORM:

Patrick Q. Sullivan, City Attorney ATTEST:
________________________________ _______________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk 9 9
AVE A
AVE B
SUSANA
W
ARM
SIDE

KNOB HILL

SHADYCROFT

CAMINO REAL

SEPULVEDA
ALBERT

5522
R1
5727
R1
5803
R1
5721
R1
22121
R1
5518
R1
5603
R1
5715
R1
22117
R1
5709
R1 5703
R1 5609
R1
5615
R1
5621
R1
22209
R1
22207
R1
22206
R1
22215
R1
22212
R1
22208
R1
22219
R1
22225
R1
22213
R1
22226
R1
22214
R1
22220
R1
22209
R1
22221
R1
22218
R1
5517
R1
22231
R1 22232
R1
22215
R1
22304
R1
22227
R1
22224
R1
22221
R1
22329
R1
22303
R1
22230
R1
22225
R1
22323
R1
22309
R1
22317
R1
22310
R1
22301
R1 22302
R1
22401
R1
22311
R1
22229
R1
22305
R1
22316
R1
22328
R1
22322
R1
22321
R1
22327
R1
22315
R1
22313
R1
22401
R1
22321
R1
22307
R1
22325
R1
22317
R1
22401
R1
22326
R1
22318
R1
22322
R1
22308
R1
22314
R1
22402
R1
22113
R1
22402
R1
R1
R1
5514
R1
22332
R1
22326
R1
22320
R1
22220
R1
22214
R1
22224
R1
22208
R1
22402
R1
22202
R1AVE A
AVE B
SUSANA
W
ARM
SIDE

KNOB HILL

SHADYCROFT

CAMINO REAL

SEPULVEDA
ALBERT

PRE23-00013
22209 Susana Avenue
LEGEND
Notification Area
22209 Susana Ave

LOCATION AND ZONING MAP
0 140 28070
Feet

REDONDO BEACH
Attachment 2
10 10
PRE23-00013 Douglas Leach(CC 06-17-25D. Aoki) - Page 1 of 2 Daily Breeze
2615 Pacific Coast Highway #329
Hermosa Beach, California 90254
(310) 543-6635
0011739378
City of Torrance
3031 Torrance Blvd
Torrance, California 90503

PROOF OF PUBLICATION
(2015.5 C.C.P.)

STATE OF CALIFORNIA
County of Los Angeles
I am a citizen of the United States and
a resident of the County aforesaid; I
am over the age of eighteen years, and
not party to or interested in the above-
entitled matter. I am the principal clerk
of the printer of Daily Breeze, a
newspaper of general circulation,
printed and published in the City of
Torrance*, County of Los Angeles, and
which newspaper has been adjudged a
newspaper of general circulation by the
Superior Court of County of Los
Angeles, State of California, under the
date of June 15, 1945, Decree No.

Pomo C-606. The notice, of which the
annexed is a printed copy (set in type
not smaller than nonpareil), has been
published in each regular and entire
issue of said newspaper and not in any
supplement thereof on the following
dates, to wit:
06/06/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Dated at Hermosa Beach, California
On this 6th day of June, 2025.
______________________________
Signature
*Daily Breeze circulation includes the following
cities: Carson, Compton, Culver City, El
Segundo, Gardena, Harbor City, Hawthorne,
Hermosa Beach, Inglewood, Lawndale,
Lomita, Los Angeles, Long Beach, Manhattan
Beach, Palos Verdes Peninsula, Palos Verdes,
Rancho Palos Verdes, Rancho Palos Verdes
Estates, Redondo Beach, San Pedro, Santa
Monica, Torrance and Wilmington
Attachment 3
11 11
PRE23-00013 Douglas Leach(CC 06-17-25D. Aoki) - Page 2 of 2 12 12
AN APPEAL TO:
□ City Council
12!3 Planning Commission
□ ---------

CITY OF TORRANCE

APPEAL FORM
RETURN TO:

Office of the City Clerk
3031 Torrance Boulevard
Torrance CA 90509-2970
310/618-2870
RE·_P_R_E_2_3-_00_0_1_3_- _o_o_u_G_LA_ S_L_EA_C_H_ (K_IR_K_ FE_L_D_KA_ M_P_) ____ _ (Case Number and Name)
Address/Location of Subject Property 22209 Susanna Avenue {If applicable)
Decision of:

D Administrative Hearing Board
D Airport Commission
D Civil Service Commission
D License Review Board
1K) Planning Commission
D Community Development Director
D Special Development Permit D Environmental Quality & Energy Conservation Commission D Other ___________ _
Date of decision: 3/19/25 ------ Appealing : XI APPROVAL □ DENIAL □ OTHER _______________ _
Reason for Appeal: Be as detailed as necessary. Additional information can be presented at /he hearing.

Al/ach pages as roqwrod wilh additional information and/or signa/11rcs.J Please see attached pagesfor statement of reasons.

Name of Appellant __ J_e_n_n_il_e_r_a_n_d_M_a_tt_h_e_w_ M_i_n_ic_h __________ _ Address of Appellant __ 5_8_0_3_A_v_e_n_u_e_A_, _T_o_rr_a_n_ce_,_C_A_ 9_0_5_05 ______ _ City Clerk x:\wordlfonn s\Fom1 i\ppc al R 03-20 I I rev 3/11 Attachment 4
13 13
Jennifer and Matthew Minich
5803 Avenue A
Torrance, CA 90504
[email protected] (mailto:[email protected])
310-266-3297
March 31 , 2025
Torrance City Council
City of Torrance
3031 Torrance Boulevard
Torrance, CA 90503
Subject: Appeal of Planning Commission Decision - PRE23-00013 - 22209 Susana Ave - Approved March 19, 2025
Dear Honorable Members of the Torrance Planning Commission and City Council, We, Jennifer and Matthew Minich, homeowners at 5803 Avenue A, hereby appeal the Torrance Planning Commission's 4-2 decision on March 19, 2025, to approve the proposed development at 22209 Susana Ave (PRE23-00013). This project-a two-story, 4, 145-square-foot house with a 355-square-foot Accessory Dwelling Unit (ADU)-threatens our protected view of the Palos Verdes Peninsula, violates the Hillside Overlay Ordinance's intent, and sets a perilous precedent for the Hollywood Riviera, Seaside and beyond. We urge you to overturn this approval, reject the developer's exploitation of state law, and uphold Torrance's commitment to its residents over profit-driven overreach.

Background
We bought our home in 2015, drawn by its unobstructed view-a vista of south Torrance and Palos Verdes hills we cherish daily and planned to pass to our children. The Hillside Overlay assured us this view was safeguarded, requiring new developments to minimize intrusion and avoid adverse impacts on neighboring properties. The developers had been before the Commission twice before the Match 19 meeting- once on January 17, 2024 and the second on July 24, 2024. In both meetings a continuance was passed due to the project's severe impact on our view and property value. Each time the Commission directed the developers to revise their plans with neighbor input. Instead, the developers returned with a larger, taller design, tacking on a token ADU to invoke the California Housing Accountability Act (HM) to force approval despite community opposition and the Commission's own reservations.
14 14
Grounds for Appeal

1. Misapplication of the Housing Accountability Act
The developers claim the HAA mandates approval because their 355-square-foot ADU-less than 9% of the house-makes this a "housing development" exempt from the Overlay's standards. This is a sham. The HAA prevents arbitrary denials of legitimate housing, not rubber-stamping manipulative designs. There's no enforceable guarantee this ADU will remain separate; an interior door could connect it to the main house post-construction, negating any housing gain. The California Housing Defense Fund (CalHDF) pressured approval citing housing benefits, but this oversized single residence doesn't meaningfully address California's crisis.

Alternatives-like a single-story house with an ADU-could comply with both HAA and the Overlay, proving this is about profit, not housing.

2. Objective Impact on Our Protected View
The city deems the Overlay's view protections "subjective" under HAA, but the loss is concrete: a 25.1-foot structure (93% of the 27-foot maximum) will block nearly 180 degrees of our sightline-a measurable impact on our property's enjoyment and value. California law recognizes view preservation when tied to clear criteria, as the Overlay does (e.g., "least intrusion"). The Commission's prior denials cited this exact harm (January 2024: "substantial adverse impact"). Our 2023 remodel, approved with no objections for staying below existing height, contrasts starkly with this aggressive design. We invite you to see the silhouette's effect from our home and review attached photos.

3. Developer Bad Faith and Disregard for Community
Three times, the developers ignored our pleas and the Commission's instructions.

After January 2024's denial, the developers did not engage us until a perfunctory April 19, 2024, meeting-where they dismissed our concerns, saying they'd "proceed regardless." Their latest plan maximizes every metric (99.87% BFA, 94.3% FAR, 97.75% lot coverage), prioritizing their value over ours. CalHDF's lawsuit threat 15 15
may have coerced approval, but it doesn't excuse this defiance of Torrance's collaborative ethos.

4. Precedent Risk to the Hollywood Riviera
This approval signals developers can bypass the Overlay by adding nominal ADUs to their plans, opening floodgates to two-story sprawl. Unlike PRE24-00007 (approved January 15, 2025, with no objections), PRE23-00013 has faced consistent resistance. CalHDF's legal posturing amplifies this threat, pressuring Torrance to bow to state mandates over local values. The Overlay, protecting our community since 1977, will crumble, diminishing property values and trust in our government. The Riviera Homeowners Association and neighbors stand with us-hundreds could be affected if this precedent holds.

Request for Relief
We respectfully request the City Council overturn the Planning Commission's decision and deny PRE23-00013. This project mocks prior rulings, exploits state law, and sacrifices our rights for developer gain. If not reversed, we urge the city to challenge the California Department of Housing and Community Development's overreach or amend the Overlay with objective standards-steps other cities have taken successfully. We're prepared to present photos, prior correspondence, and testimony at the hearing, joined by a groundswell of residents who see this as a bellwether for Torrance's future.

Thank you for your time and commitment to our community. Please contact us at 310-266-3297 or [email protected] with questions or to visit our property.

Sincerely,
Jennifer and Matthew Minich
Homeowners
5803 Avenue A
Torrance, CA 90504
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16 16

AGENDA ITEM NO.

8 C

DATE:

March 19, 2025

TO:

Planning Commission

FROM:

Luis Velazquez, Planning A
ssociate

SUBJECT:

22209 Susana Avenue

(APN
7515
-
001
-
025
)

Precise Plan of Development (PRE23
-
0001
3 )

Consideration of a
Precise Plan of
Development to

allow

the construction of a new two
-
story single
-
family residence

with
accessory dwelling unit (ADU)
,

on property located
within the Hillside Overlay in the R
-
1 Zone at
22209 Susana Avenue (APN
7515
-
001
-
025
)
.

RECOMMENDATION

Recommendation of the Community Development Director that Planning Commission conduct a

public
hearing

and

consider adoption of

Resolution No. 24
-
003

for
approv
al

of
a Precise Plan of Development
to
allow
the construction of a new two
-
story single
-
family residence
, on property located

within

the

Hillside

Overlay in the R
-
1 Zone at 22209 Susana Avenue (APN 7515
-
001
-
025)
, and
determine
a

Categorical Exemption
for the project
in accordance with

Guidelines for Implementation of the California
Environmental Quality Act

(CEQA)
; Article 19, Section 1530
3 (
New Construction
)
.

EXECUTIVE SUMMARY

The

project

applicant
,

Douglas Leach (Kirk Feldkamp)
,

request
s approval by the Planning Commission
to allow the construction of a new two
-
story single
-
family residence

with an
accessory dwelling unit
(ADU)
, on property located within the Hillside Overlay in the R -
1 Zone at 22209 Susana Avenue.

The development standards of the R
-
1 Zone (Single Family Residential District) as well as the planning and design provisions of the Hillside Overlay

are applicable to the project
, and therefore require
discretionary
review and approval
of
the following entitlement:

•

Precise Plan of Development (PRE) to allow new construction above 14’ in height .

On January 17, 2024, t
he
Planning Commission held a public hearing to consider the subject request.

At
th
at

meeting
, the applicant
provided an overview of the project
and after some deliberation
the applicant
requested a continuance to
a date uncertain to
allow additional time to
conduct public outreach and
consider design changes to the project
.

A motion
for
continu
ance

to a date uncertain was approved
by
a vote 6
-
0 .

O
n
July

24 , 2024
, the
Planning Commission held a public hearing to consider the revised project.

At that
time the
applicant

brought forward a design that reduced the overall floor area and alleviated potential
view impacts by scaling down the second floor.

After
some deliberation
the applicant requested a
continuance to a date uncertain to allow additional time to conduct public outreach and consider design
changes to the project
. A motion for continuance to a date uncertain was approved by a vote 7 -
0 .

On
M
arch
,
03 , 2025
, the applicant submitted a revised
project
for a new two
-
story single
-
family residence
with an accessory dwelling unit (ADU). Staff has reviewed the revised
project and
determined
the project
complies with the
objective
development standards of the R
-
1 Zone and is consistent with the
Low
-
Density Residential land use
designation
.

In addition
,

pursuant to the Housing Accountability Act (HAA),
Government Code Section 65589.5,
staff has determined the revised project meet
s the definition of a
“housing development project” and
therefore
only the objective development standards of the Torrance Municipal Code can be applied for purposes of
evaluating the revised project
.

Objective standards are
measurable, clear, and do not rel
y on personal judgment or discretion.

In contrast, the
planning and
Attachment 5
17 17
design
provisions of the Hillside Overlay involve subjective criteria that require interpretation, such as considerations of neighborhood compatibility and view impacts.

To that end,
the provisions of the Hillside
Overlay

cannot be applied to evaluate the revised project.

T
herefore, staff recommends
approval of the
project

as revised
.

The balance of this report provides an overview of the

revised

project.

Staff notes a

copy of the previous
staff reports ha
ve

been included as separate attachments (Attachment
6 ,

7 ).

DISCUSSION

Project
Scop
e and
Site

The

revised project

involves

new

two
-
story
residence

with an

attached
two
-
car
garage
and
an
a
ccessory
d
welling
u
nit
(ADU) within the residence.

The project is situated on a rectangular shape lot measuring 7,020
square feet in area, which exceeds
the minimum lot area and minimum dimensions required in the R -
1 Zone.

The project site
is located at
the southwest corner of Avenue A and Susana Avenue and is orientated toward
east
.

The building pad
of the proposed residence would be raised approximately 10” above the existing grade level at the southern west corner to accommodate for changes in topography.

The
pad height of the adjacent one
-
story
residence
to the south at 22215 Susana Avenue sits slightly below the project site, whereas the pad heights of the one and two
-
story residences across the street along Avenue A and Susana Avenue are situated above the project site. Staff notes the residences that ab ut at the

rear

are locate
d within the
City of Redondo Beach
.

Building Setbacks and Site Improvements

The residence is centered on the lot, providing a 20.8
’
front yard setback, a 6.5
’
yard setback to the south,
a 10.
3 ’
exterior side yard setback to the north, and a 21.
42 ’
rear yard setback. All setbacks meet or
exceed the minimum requirements of the R
-
1 Zone.

Additionally
,

the
ADU will have a 5
’
exterior
side
yard
setback
from the
north

p
roperty line

and a 20
’
front yard

setback

from the
west

property line
.

Staff notes
an existing retaining wall
located
in the rear yard area would be reconstructed parallel to the rear property line. The applicant is advised that retaining walls are limited to a maximum 5 ’
i
n height and would be
verified

at the time of plan check.

Staff also notes

that
the
site plan

indicat
es

a new pool

and spa

be
reviewed under a separate permit

at time of plan check
.

The existing driveway will be repositioned along
Susana Avenue to accommodate the new location of the garage and to provide greater separation from
the intersection.

Building Floor Plan

The
first floor
, measuring 1,310 square feet,
features an open
-
concept layout that seamlessly integrates
the kitchen, dining area, and great room, creating a spacious and cohesive living environment. Large sliding doors lead to an outdoor patio, enhancing indoor -
outdoor connectivity and maximizing nat
ural
light. The design emphasizes functionality and modern living, making it well -
suited for entertaining and
everyday use.

The new garage measures 450 square feet and is orientated toward s
the
east
.

As
previously mentioned,

the existing driveway will be r
epositioned along Susana Avenue to accommodate
the new location of the garage and to provide greater separation from the intersection.

T
he second floor
area measures
1,816

square feet and
features a traditional floor plan with separated rooms for comfort and privacy

and that

include
three

bedrooms with personal bathrooms,

a playroom

and a laundry
room.

The master bedroom provides access to a
320

square

foot

balcony, while the playroom has access to a
164

square

foot

balcony.

Staff notes that the project statistics
includes only one of the decks but can be
corrected as part of plan check
.

18 18
Building Height

The applicant initially proposed a two
-
story residence with a height of 25.1
’
, measured from the topmost
ridgeline (128.0’) down to the lowest adjacent grade (102.9’). The revised proposal maintains a height of

25.1 ’
, now measured from the updated topmost ridgeline (128.5’) down to the corrected lowest adjacent grade (103.4’),
and is

within the allowable 27
’

height limit for a two
-
story residence in the R
-
1 Zone.

Staff notes a discrepancy on the cover sheet and elevation plans, which incorrectly list the lowest adjacent grade as 102.9
’

and the height as 25.6
’
. The revised silhouette certification confirms the correct lowest adjacent grade of 103.4’ and the highest point of elevation as 128.5’. A condition of approval has been added requiring the plans to reflect the correct height of 25.1 ’
and the lowest adjacent grade of 103.4’ at
the time of plan check.

Staff notes for properties located within the Hillside Overla y, new construction is
allowed to exceed 14’ in height with approval by the Planning Commission.

Lot Coverage
,
Open Space
, a
nd

Floor Area Ratio

As previously noted, the proposed residence is
centrally positioned on the project site, creating
substantial open space in the front and rear yard areas. The total usable open space in these areas measures 4,465 square feet (64%), exceeding the 33% minimum open space requirement for the R -
1 Zone.

The residence covers 2,727 square feet (39.4%) of the lot, remaining within the 40% maximum lot coverage limit. The total gross floor area of the proposed residence is 4,145 square feet, which includes all floor area
s
,

garage,

volume areas exceeding 17 feet

in height
, the front porch, and the ADU, resulting
in a 0.59 Floor Area Ratio (FAR)
—
within the 0.60 maximum allowed in the R
-
1 Zone.

S
taff notes that the project is not subject to the 0.50 net interior FAR limit of the Hillside Overlay, as it does not
involve remodeling or additions to an existing residence.

Provided below is a summary of the proposed residence:

22209 Susana Avenue

Revised Proposal

Lot Area

6,918

Proposed
Building Height

2 5
.6

Maximum Two
-
Story
Building Height Limit

27 ft

Proposed
First

Floor
Area

1,310

Proposed
Second

Floor A
rea

1,816

Proposed Garage Floor Area

450

Proposed Total Floor Area

3,576

Proposed Total Floor Area

3 ,
576

Front Porch

96 sf

Volume Areas >

17’

118

Accessory Dwelling Unit (ADU)

355

Proposed

Fl
oor Area Ratio

4,145

sf (

0.59 FAR
)

Maximum Floor Area Ratio Limit

4,
1 51

sf (

0.60 FAR
)

Proposed Lot Coverage

35.6 %

2,461
sf

Maximum Lot Coverage Limit

40 %

2,767 sf

Proposed
Open Space Area

68 %

4,705

Minimum Open Space Requirement

33%

2,305
sf

19 19
Hillside Overlay

In accordance with Article 41, Chapter 1, Division 9 of the Torrance Municipal Code, the Planning Commission is required to make a series of findings relating to the planning and design of the project and its potential to have a substantial adverse impact
on the view, light, air, and privacy of properties in the vicinity. The applicant has responded to this requirement in the Hillside Overlay Substantiation Form (Attachment 3). The applicant was also required to
re
construct a silhouette of the proposed two
-
story
residence
, as revised,

to demonstrate potential impacts
.

A licensed engineer has verified the height of
the
revised
silhouette (Attachment

2 )
,

and staff made field assessments on
March
1 1
, 2025
.

It is

important
to note that subjective matters, such as
evaluating
views, light, air, and privacy considerations, are not
applicable in this review process. Only objective, measurable impacts are considered in accordance with state and local regulations. The Planning Commission is required to assess the project based on t hese
objective standards, ensuring the review process remains consistent, transparent, and aligned with both state and local regulations.

Previous assessments of the project and its potential impacts have been included in this review, and the project, as currently proposed, continues to present the same impacts as previously identified.

The property owners at 22213 Shadycroft Avenue previously expressed concerns regarding potential impacts to view and privacy, particularly regarding views of the ocean, trees, streets, and lights in the vicinity resulting from the proposed two
-
story reside
nce, as well as privacy concerns related to the
proposed front balcony. Staff previously determined that the property, located approximately 200 feet east of the proposed residence at a significantly higher elevation than the properties along Susana Avenue
, would not experience a substantial adverse impact on views or privacy due to the elevation difference and distance from 22213 Shadycroft Avenue.

Similarly, the property owner at 5803 Avenue A had previously raised concerns regarding potential view impacts, specifically the obstruction of views of the Palos Verdes Hills due to the proposed two -
story
residence. Based on field assessments conducted at

that time, staff concluded that the silhouette did
obstruct views of the Palos Verdes Hills, and the proposed second story and overall building height appeared to create a significant adverse impact on those views.

Additionally, past assessments included concerns from the property owner at 22206 Susana Avenue regarding potential impacts on views and light, particularly related to views of the neighboring city and homes, as well as reduced natural sunlight during cert
ain seasons. At that time, staff determined that the
proposed residence would not result in a substantial adverse impact on views or light, given its position at a lower elevation and the natural seasonal variations in sunlight. However, with the recent re visions,
the property owner at 22206 Susana Avenue has raised new concerns regarding privacy due to the proposed front balcony. The neighbor indicates that the front balcony may allow direct views into their property, affecting the privacy of their outdoor

areas and living spaces.

Staff acknowledges these
concerns but notes that the front balcony is located far enough from the neighboring property to reduce the impact, and as such, the privacy intrusion is not considered substantial.

The property owner at 22215 Susana Avenue also previously raised privacy concerns, specifically regarding the proposed southeast second
-
floor window and its potential to allow direct views into their rear property, living room, and rear bedroom. Staff’s pr ior assessment concluded that the proposed
residence would not result in a substantial adverse impact on privacy, as the southeast second -
floor
window was intended for a bathroom, and its orientation and height would not create a privacy intrusion.

However
, as the project has been revised, the addition of balconies facing east and west introduces new privacy concerns.

The neighbor indicates that t
hese balconies create additional opportunities for direct views into private outdoor spaces and living areas
at

22215 Susana Avenue. The positioning of the
balconies
worsens

privacy impacts by allowing views into areas that were previously shielded from direct sightlines.

However, since the balconies face east and west, away from the private areas of the neighboring

property, staff does not consider the privacy impacts to be substantial. Given these changes, 20 20
staff acknowledges that the project, as revised, presents some greater privacy impacts than initially assessed, though these impacts are not considered substantial.

CONCLUSION

As
previously
noted in the report, staff has reviewed the revised project and determined the project complies with the objective development standards of the R -
1 Zone and is consistent with the
Low
-
Density Residential land use designation
. In addition, pursuant to the Housing Accountability Act (HAA), Government Code Section 65589.5, staff has determined the revised project meets the definition of a “housing development project” and therefore only the objective development standards of th e Torrance
Municipal Code can be applied for purposes of evaluating the revised project.

Objective standards are
measurable, clear, and do not rely on personal judgment or discretion.

In contrast, the
planning and
design
provisions of the Hillside Overla
y involve subjective criteria that require interpretation, such as considerations of neighborhood compatibility and view impacts.

To that end, the provisions of the Hillside
Overlay cannot be applied to evaluate the revised project. Therefore, staff recommends approval of the project as revised.

FINDINGS OF FACT

AND

CONDITIONS OF APPROVAL

Staff has prepared draft fi
ndings

and conditions of approval

for

consideration by the Planning
Commission

that are
listed
in the attached Resolution

(Attachment 1)
.

CODE REQUIREMENTS

Staff has prepared a partial list of requirements from the Torrance Municipal Code, California Building Code, California Fire Code, et al.
,

that are pertinent to the project
(Attachment
3 ).

Not all requirements
are

provided,

and the applicant is strongly advised to contact each individual Department/Division for

more information
. The requirements are not subject to modification and the Planning Commission cannot

waive or alter the requirements.

PUBLIC NOTICE

In accordance with
the
Torrance Municipal Code, notices of the public hearing were made no less than 10 calendar days before the Planning Commission meeting. Notices were also posted at the project site and

were

mailed
on
February
27 , 202
5 ,
to the registered owner of
properties located within a 500’

radius
of the exterior boundaries of the project site. Notices were also published in the local newspaper (The Daily Breeze)

and posted

on the City of Torrance webpage
.

RIGHT OF APPEAL

In accordance with Torrance Municipal Code Section

96.2.5 , decisions made by the Planning
Commission may be appealed to the City Council within 15 calendar days of adoption of the Resolution.

For more information, please contact the City Clerk’s Office by telephone at (310) 618 -
2870 or email at
[email protected]
.

PROJECT PLANS

T
he
project plans and all related documents are readily available for public review at the Permit Center (Planning Counter)
located at City Hall, 3031 Torrance Boulevard, Torrance CA 90503, during normal business hours open 8:00am to 5:00pm, Monday through Thursday, open alternate Fridays.

Appointments are available by contacting the Planning Division at (310) 618 -
5990.

21 21

ATTACHMENTS

1. Resolution No
.

24 -
003

2. Silhouette Certification

(Revised)

3. Hillside Substantiation Form

4. Code Requirements

5. Correspondence

6. Project Plans (Revised)

7. Previous

Staff Report

and Supplemental Material

(January 17, 2024)

8. Previous Staff Report and
Supplemental Material (July 24, 2024)

STAFF

CONTACT

Luis Velazquez, Planning A
ssociate

[email protected]

22 22
ITEM 8C
ATTACHMENT 1
RESOLUTION NO 24-003
ITEM 8C
ATTACHMENT 1
23 23
PLANNING COMMISSION RESOLUTION NO. 24
-
003

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY

OF TORRANCE, CALIFORNIA, APPROVING A PRECISE PLAN OF
DEVELOPMENT AS PROVIDED FOR IN DIVISION 9, CHAPTER 1,
ARTICLE 41

OF THE TORRANCE MUNICIPAL CODE TO ALLOW

THE CONSTRUCTION OF A NEW TWO
-

STORY SINGLE
-
FAMILY

RESIDENCE, ON PROPERTY LOCATED WITHIN THE HILLSIDE

OVERLAY IN THE R
-
1 ZONE AT 22209 SUSANA AVENUE (APN
7515
-
001
-
025).

PRE23
-
00013: DOUGLAS LEACH (KIRK FELDKAMP)

WHEREAS
, the Planning Commission of the City of Torrance conducted a public hearing on January 17, 2024, to consider an application for a Precise Plan of Development filed by Douglas Leach
(Kirk Feldkamp)
to allow the construction of a new two
-
story single
-
family residence, on property located
within the Hillside Overlay in the R
-
1 Zone at 22209 Susana Avenue (APN 7515
-
001
-
025);

WHEREAS,
at the request of the applicant
the matter was continued to a date uncertain to allow
the applicant additional time for public outreach and project redesign; and

WHEREAS
, the Planning Commission of the City of Torrance conducted a public hearing on July
24 , 2024, to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk
Feldkamp)
to allow the construction of a new two
-
story single
-
family residence, on property located within
the Hillside Overlay in the R
-
1 Zone at 22209 Susana Avenue (APN 7515
-
001
-
025);

WHEREAS,
at the request of the applicant
the matter was continued to a date
uncertain to allow
the applicant additional time for public outreach and project redesign; and

WHEREAS
, the Planning Commission of the City of Torrance conducted a public hearing on March 19, 2025, to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk
Feldkamp)
to allow the construction of a new two
-
story single
-
family residence, on property located within
the Hillside Overlay in the R
-
1 Zone at 22209 Susana Avenue (APN 7515
-
001
-
025); and

WHEREAS,
due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 1, Article 41 of the Torrance Municipal Code; and

WHEREAS
, the Planning Commission of the City of Torrance does hereby find and determine as follows:

That the property is located at
22209 Susana Avenue (APN 7515
-
001
-
025);

That the property is described as Lot 181 of Tract 17921 as per map recorded in the Office of the Los Angeles County Recorder, State of California;

That the proposed
construction of a new two
-
story single
-
family residence is

Categorically Exempt
by the Guidelines for Implementation of the California Environmental Quality Act

(CEQA)
, Article 19,
Section 15303 (New Construction);

That the
proposed residence
, as revised, complies with the objective development standards of the Single Family Residential District (
R
-
1 Zone
)

and is consistent with the Low Density Residential
(R
-
LO) land use
designation of the Land Use Element of the General Plan of the City of Torrance;

That the
proposed residence, as revised, meets the definition of a “housing development project” as provided in the Housing Accountability Act (HAA), Government Code Section 65589.5, and therefore only the objective development standards of the Torrance Municipal C ode can be applied for
purposes of evaluating the proposed residence
;

24 24
f)

That the proposed residence, as revised,
may
result in

a substantial adverse impact upon the view,
light, air, and privacy of other properties in the vicinity because the proposed second

story
may
impact

views of the Palos Verdes hills that are observed from the property at 5803 Avenue A .

However, the
proposed residence, as revised,
meets the definition of a “housing development project” as provided in the Housing Accountability Act (HAA), Government Code Section 65589.5, and therefore only the objective development standards of the Torrance Municipal Code can be applied for purposes of
evaluating the
proposed residenc
e
;

That the proposed residence, as revised,
may have
not

been located, planned, and designed to
minimize the intrusion on views, light, air, and privacy of other properties in the vicinity because the
proposed
second
story
, as revised, may

impact

views of the Palos Verdes hills that are observed
from the property at 5803
Avenue A.

However, the
proposed residence, as revised,
meets the
definition of a “housing development project” as provided in the Housing Accountability Act (HAA), Government Code Section 6558

9.5, and therefore only the objective development standards of the Torrance Municipal Code can be applied for purposes of evaluating the proposed residence
;

That the design of the proposed residence, as revised,
may

not provide an orderly and attractive
development in harmony with other properties in the vicinity because the proposed second story and overall building height
may result in a substantial adverse impact to
views of the Palos Verdes hills
that are observed from the property at 5803 Avenue A
.

That the design of the proposed residence, as revised and conditioned, may

have a harmful impact
upon the land values and investment of other properties in the vicinity because the proposed second story and
overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A .

However, the
proposed residence,
as revised,
meets the definition of a “housing development project” as provided in the Housing Accountability Act (HAA), Government Code Section 65589.5, and therefore only the objective development standards of the Torrance Municipal Code can be applied for purposes of evaluating
the
proposed residence
;

That granting such application, as revised and conditioned, may
be materially detrimental to the public
welfare and to other properties in the vicinity because the proposed second story and overall building height
may result in a substantial adverse impact to
views of the Palos Verdes hills that are observed
from the property at 5803 Avenue A
.

However, the
proposed residence, as revised,
meets the
definition of a “housing development project” as provided in the Housing Accountability Act (HAA), Government C
ode Section 65589.5, and therefore only the objective development standards of the Torrance Municipal Code can be applied for purposes of evaluating the proposed residence
; and

That the proposed residence, as revised and conditioned, may

cause or result in a substantial
adverse height impact on other properties in the vicinity because the proposed second story and overall building
height
may result in a substantial adverse impact to
views of the Palos Verdes hills
that are observed from the property at 5803 Avenue A
.

25 25

WHEREAS
, the Planning Commission by the following roll call vote

APPROVED

PRE23
-
00013,
subject to conditions:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED

that PRE23
-
00013 filed by Douglas Leach (Kirk Feldkamp) to
allow the construction of a new two
-
story single
-
family residence, on property located within the Hillside Overlay in the R
-
1 Zone at 22209 Susana Avenue (APN 7515
-
001
-
025), on file in the Communit
y
Development Department of the City of Torrance, is hereby

APPROVED

subject to the following
conditions:

1. That the use of the subject property for a
single
-
family residence shall be subject to all conditions
imposed in Precise Plan of Development 23
-
00013 and any amendments thereto or modifications
thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code
on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps,

plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

3. That the maximum height of the residence at the highest point of the roof shall not exceed 25.6’ as represented by the survey elevation of 128
.50
' based on the proposed lowest adjacent grade of
10 3
.
40 '
located at the front of the residence, based on a benchmark elevation of 100

to'

located at
the northwest corner of the property on the public right of way as shown on the

official survey map
on file in the Community Development Department. The final height of the proposed residence shall be certified by a licensed surveyor/engineer prior to requesting a framing of roof -
sheathing
inspection who verifies the entire roof fram
ing and design remains consistent with the elevation
heights and roof design approved by the Planning Commission; (Planning)

4. That a copy of Planning Commission Resolution No. 24 -
003 shall appear on the building plans
associated with the Precise Plan of Development to facilitate coordination and effective implementation of the conditions of approval; (Planning)

6. That the applicant shall revise the project plans to accurately reflect the correct building height of

25.1 feet, measured from the topmost ridgeline elevation of 128.5 feet to the lowest adjacent grade of 103.4 feet, at the time of plan check submittal; (
Planning)

7. That a landscape plan shall be submitted to the Planning Division for review and approval prior to building permit issuance. The landscape plan shall be prepared in compliance with the latest State Water Efficient Landscape Ordinance and shall utilize drou ght tolerant California friendly
vegetation, shade
-
producing trees, and shall provide a water efficient irrigation system. The landscape plan shall be implemented prior to occupancy, and landscaping shall be maintained in good condition to the satisfaction

of the
Community Development Director
; (Planning)

26 26

10. That the applicant shall provide 4” minimum contrasting address numeral for residential, condo, etc. uses; (Environmental)

11. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Water)

12. That the applicant shall perform fire hydrant flow test that determines the capability of the public water system to supply the project; (Water)

13. That if fire sprinklers are required, upgrade existing water service to 1" min; and (Water)

14. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met.

Introduced, and adopted this 19th day of March 2025.

ATTEST:

__________________________________ ____________________________________

Secretary, Torrance Planning Commission

Chairperson, Torrance Planning Commission
27 27

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES) ss

CITY OF TORRANCE )

I, LEO OORTS, Secretary to the Planning Commission of the City of Torrance, California, do hereby certify that the foregoing resolution was duly introduced, and adopted by the Planning Commission of the City of
Torrance at a regular meeting of said Commission held on the 19th day of March 2025, by the following roll call vote:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

__________________________________

Secretary, Torrance Planning Commission

28 28
ITEM 8C
ATTACHMENT 2

SILHOUETTE CERTIFICATION (REVISED)
ITEM 8C
ATTACHMENT 2
29 29
City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 Hillside Overlay Silhouette Certification
FOR STAFF USE ONLY – DO NOT COMPLETE BELOW

PLANNING RECORD NUMBER(S) DATE STAMP RECEIVED

REVIEW COMPLETED BY REVIEW COMPLETED DATE

STAFF DETERMINATION
 COMPLETE SILHOUETTE CERTIFICATION
 INCOMPLETE SILHOUETTE CERTIFICATION
I, the undersigned, surveyed the silhouette locat
ed at ___________________________ ( _______________ )

STREET ADD RESS ASSESSOR PARCEL NUMBER
on ___________________________________ , based on the project plans submitted to the City of Torrance

DATE OF SURVEY
by ______________________________________________ on ___________________________________ .

NAME OF PROJECT APPLICANT DATE OF APPLICATION SUBMITTAL The survey was taken from a benchmark located at ______________________________________________

LOCATION OF BE NCHMARK
which established a base elevation of ______________________ .

BASE ELEVATION
The highest point of the silhouette was determined to have an elevation of _______________________ .

HIGHEST EL EVATION POINT OF SILHOUETTE
The project plans indicate the highest point should have an elevation of __________________________ .

HIGHEST EL EVATION POINT OF PROJECT PLANS
The existing lowest adjacent grade was determined to have an elevation of ______________________ .

EXISTING LOW EST ADJACENT GRADE
The project plans indicate the lowest adjacent grade should have an elevation of ______________________ .

PROPOSED LOW EST ADJACENT GRADE
I, the undersigned, hereby certify that the silhouette located at the above-referenced site was constructed and/or surveyed under my supervision and found to be in conformance (± 3 inches) with the design, height, and location shown on the project plans submitted to the Community Development Department and the attached silhouette plan, and that the silhouette was constructed in accordance with the City of Torrance silhouette standards.

OFFICIAL STAMP

SIGNATURE OF REGISTERED LAND SURVEYOR OR CIVIL ENGINEER DATE OF SIGNATURE

PRINT NAME OF REGISTERED LAND SURVEYOR OR CIVIL ENGINEER LICENSE NUMBER

EMAIL ADDRESS TELEPHONE NUMBER
-LTT Stamped L.S. 9806
as shown on attached exibit
PRE23-00013
L. VELAZQUEZ
03/11/2025
By L. Velazquez at 11:25 am, Mar 11, 2025
22209 Susana Ave
7515-001-025
3/7/25
Kirk Feldkamp
3/11/25
22209 Susana Ave, Torrance, CA 9050
100.00'
128.48'
128.50'
101.82
103.40'
Michael Profet
L.S. 9806
[email protected]
310-955-8901
3/11/25
30 30
127.69127.29
127.58
128.30
127.42
128.48
127.76
127.43
124.70
126.80
124.95
124.84
124.69
126.41
126.46
124.59
124.71
124.81
118.92
125.02
124.57
124.83
119.02
126.59
125.88
126.38
126.11
124.85
124.60
124.91
126.13
116.22
124.70
124.73
124.80 125.14
125.09
124.64
117.52 115.71115.81
119.06
119.02
124.74
124.85
2 95.83

96.25 91.35

92.51 93.36

96.78 98.00

41.91'
102.02

96.85 5.28'
101.82
101.33
101.37
101.35

96.33 102.00

97.34 101.61
101.85
DIRT

98.46 101.50
EXISTING LOWEST ADJACENT GRADE 101.82
102.00
102.42
102.76
102.50
TW 102.31
TW 102.29
TF 107.07
TF 107.40
TW 105.14TW 97.05
TW 96.70
TW 105.08
PROPOSED LOWEST ADJACENT GRADE 102.40
TW 105.97
102.11
TW 102.44
TF 108.61
TF 108.62
TW 102.59
27'
102.99
TX 99.44
W=6"
W=13"
TW 100.41
TF 107.37
TW 98.31
101.61
W=17"
101.46
TW 100.29
TW 98.95
101.74
W=5"
TW 99.76
FFTOS 105.13
TF 108.56
TW 104.93
BOS 102.96
TC 101.59
BX 98.75
100.26

98.67 N 84°25'42" E 753.27'
100.00
101.79

94.73 102.36

99.49 102.92

PLANTER
102.94
102.73
101.00
100.75
5 4'
101.67
101.46
C3
103.56
103.86
27'
102.81
103.84
103.56
102.10
103.00
C1
104.00
EG 101.30
102.30
FL 101.13
102.12
101.39

13.90'
103.77

41.95'

2.86'
L1
FL 98.95
EG 99.06

BENCHMARK
N 00°07'34" W 63.10'
105.78
104.95
103.67
103.72
104.64
104.80
102.57
104.92
104.76
104.82
104.76
101.21
104.46
105.04
102.48
1 102.38
105.65
102.97
102.87
104.07
103.55
TOS 104.90BOS 102.11
TF 108.65
BOS 102.56
TC 102.60
TW 103.85
TF 108.55
TF 108.54
PORCH
TW 105.19
TW 105.03
TW 105.08
DIRT
GRASS
TW 105.08
TW 106.07
TF 108.58
102.29
102.06
102.02
101.70
102.53
102.04

4.96'
LOT NO. 181
RH
R.H. 119.11'
F.F. 105.32'
1 STORY STRUCTURE
103.95
103.54
102.80
1409.77'
W
W

PLANTER
103.18
EG 102.28
FL 105.30
EG 105.90
FL 102.13

27.00'
102.68
102.96

24.16'
27'
104.44
104.40
108.61
107.18
108.15
108.56
109.71
110.82
107.00
TC 105.41
TW 105.89
TX 107.71
W=25"
TC 107.01
GRASS
TX 108.51
TX 108.17
105.44

PLANTER
104.79
104.55
EG 105.20
105.15
FL 105.01
105.23
105.00
105.18
105.66
105.86
106.41
107.55
107.29
106.00
106.07
104.34
105.74
106.89
104.79
106.63
106.24

PLANTER
107.73
BX 106.28
126.17'
EG 107.37
BX 107.06
FL 107.28
106.60
EG 108.37
107.50
FL 107.93
108.20
C2
108.44
BX 108.12
107.65 5 4'
27'
FL 108.07
BX 108.18
EG 108.41
N 65°22'04" E 56.32'
107.77
106.50
106.77
105.97

19.64'
FL 106.56
EG 106.82
TX 106.30
TW 106.30
106.05
HIGHEST FLAGGED RIDGE 128.48' SUSANA AVE.

B.O.B. N 00°07'47" W 1535.94'N 00°07'47" W 61.00'
N 89°59'05" E 103.12'
102.00
TW 105.96

AVENUE A

6.47'

20.26'

6.88'

21.79'

36.64'

22.03'

9.66'

5.38'

9.09'
NOTE

THIS SURVEY AND MAP ARE THE PROPERTY OF EAGLE EYE LAND SURVEYING

AND MAY NOT BE MODIFIED, ALTERED, OR CHANGED IN ANY FASHION WITHOUT PRIOR WRITTEN APPROVAL BY E.E. LAND SURVEYING AND THE CLIENT FOR WHOM THE SURVEY WAS PREPARED. THIS PROVISO EXTENDS TO THE

RESULTING PLOT OF SAID MAP AND THE COMPUTER DISC OR E-MAIL OF THAT MAP AS PROVIDED TO THE CLIENT. ANY VIOLATION OF THIS PROVISO WILL VOID

ANY PROFESSIONAL OBLIGATION OR WARRANTY, EITHER EXPRESSED OR IMPLIED, BY EAGLE EYE LAND SURVEYING AS TO SUCH CHANGED MATERIAL.

E.E.

LAND SURVEYING

SILHOUETTE CERTIFICATION
SITE ADDRESS:
22209 Susana Ave, Torrance, CA 90505

FELDKAMP
23-178
3/7/25
APN: 7515-001-025
TRACT NO. 17921
LOT NO. 181
CLIENT:

PROJECT NO.

ASSESSORS'S I.D. NUMBER:

LEGAL DESCRIPTION
DATE:

ABBREVATIONS :

AB AGGREGATE BASE

AC ASPHALT PAVEMENT

AD AREA DRAIN

BM BENCHMARK

BOS BOTTOM OF STAIRS

BOW BACK OF WALK

BRMP BOTTOM OF RAMP

BS BOTTOM OF SLOPE

CB CATCH BASIN

CBW CONCRETE BLOCK WALL

CF CURB FACE

CLF CHAIN LINK FENCE

CONC CONCRETE
E EAST

EG EDGE OF GUTTER

EL ELEVATION

EM ELECTRIC METER

EMH ELECTRIC MANHOLE

EP EDGE OF PAVEMENT

EPB ELECTRIC PULL BOX

EV ELECTRIC VAULT

EVB ELECTRICAL VENTILATION BOX

FF FINISH FLOOR

FG FINISH GRADE

FH FIRE HYDRANT

FL FLOW LINE

FND FOUND

FOW FACE OF WALK

FS FINISHED SURFACE

GB GRADE BREAK

GM GAS METER

GV GAS VALVE

ICV IRRIGATION CONTROL VALVE

IE INVERT ELEVATION

IP IRON PIPE

LP LEAD, TACK & TAG

LT LEAD & TACK

MP METAL POST

N NORTH

NG NATURAL GROUND ELEVATION

O/S OFFSET

OHW OVERHEAD WIRE

PB PULL BOX

PC PROPERTY CORNER

PL PROPERTY LINE

PLS PROFESSIONAL LAND SURVEYOR

PLT PARKING LOT LIGHT

PM PARKING METER POST

PP POWER POLE

PROD PRODUCED

RCE REGISTERED CIVIL ENGINEER

RW RETAINING WALL

S SOUTH

SB SPLASH BOX

SDMH STORM DRAIN MANHOLE

SMH SEWER MANHOLE

SPB SIGNAL PULL BOX

STLT STREET LIGHT

SW SPIKE & WASHER

TBM TEMPORARY BENCHMARK

TC TOP OF CURB

TELMH TELEPHONE MANHOLE

TG TOP OF GRATE ELEVATION

TOS TOP OF STAIRS

TR TREE

TS TRAFFIC SIGNAL

TS TOP OF SLOPE

TW TOP OF WALL

TX/BX TOP/BOTTOM OF X
W WEST

WD-FENCE WOOD FENCE

WI-FENCE WROUGH IRON FENCE

WM WATER METER

WV WATER VALVE

EAGLE EYE LAND SURVEYING

CIVIL ENGINEERING & LAND SURVEYING
1311 MANHATTAN BEACH BLVD.
#4 MANHATTAN BEACH, CA 92780
PHONE (310)955 8901
PREPARED BY:

DRAFTED BY:

MAP ISSUE DATE:

M.A.P.
3/11/25
M.B. 442-44

LICENSED LAND SURVEYOR

ALL MAPS, PLATS, REPORTS, DESCRIPTIONS, OR OTHER

DOCUMENTS ARE PREPARED UNDER THE RESPONSIBLE

CHARGE OF A LICENSED LAND SURVEYOR, LICENSED TO

PRACTICE LAND SURVEYING IN THE STATE OF
CALIFORNIA, MICHAEL PROFET, LS 9806,

PURSUANT TO THE PROFESSIONAL LAND SURVEYOR'S
ACT BUSINESS AND PROFESSIONS CODE SECTION 8700-8805.

N
S
W E
Feet
20100
ASSUMED BENCHMARK:

DESCRIPTION: LTT STAMPED LS 9806 ON 6.00' PL PROD N'LY OP PC EL= 100.00' AS SHOWN HEREON
= POST
L
I
C
E
N
S
E
D
L
A
N
D
S
U
R
V
E
Y
O
R
S
T
A
T
E
O
F
C
A
L
I
F
O
R
N
I
A
9 8
0 6
M
I
C
H
A
E
L
A
.

P
R
O
F
E
T
3/11/25
31 31
ITEM 8C
ATTACHMENT 3

HILLSIDE SUBSTANTIATION FORM
ITEM 8C
ATTACHMENT 3
32 32

ITEM BC
ATTACHMENT 3

HILLSIDE OVERLAY SUBSTANTIATION
ATTACHMENT 3
33 33

CITY OF TORRANCE - COMMUNITY DEVELOPMENT DEPARTMENT
TO BE SUBMITTED WITH HILLSIDE PRECISE PLAN APPLICATION PRE __ _

GIVE FACTS TO SUBSTANTIATE THE FOLLOWING CRITERIA BY WHICH THE PLANNING COMMISSION MAY GRANT THIS HILLSIDE PRECISE PLAN. IT IS

MANDATORY THAT THESE CRITERIA BE MET BEFORE THE CITY MAY LEGALLY GRANT A HILLSIDE PRECISE PLAN: AND, IT IS INCUMBENT UPON THE APPLICANT TO PROVE TO THE SATISFACTION OF THE CITY THAT THE CRITERIA ARE MET:
(To be completed by all applicants)

1. Planning and Design (91.41.6)
a. The following facts demonstrate that the proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity:
111 ~ § ,,,.,..,.,J /J
of -Me IC3
J-t --#?e
;+·
Vi &f.1 1 &x.1s.+
fl- 9afhwe:I-
34 34
C.
d.
(
The following design elements have been employed to provide an orc:Jerly and attractive development in harmony with other properties in the vicinity:
~
• . ~ .Js~/?
The following aspects of the design insure that the de lopment ./ have a harmful impact upon the land values and investment of other properties in the vicinity:
e. Granting this application would not be materially detrimental to the public welfare and to other properties in the vicinity for the following reason (s):

A;@rtlf-,{(/'1 -M{s k<Js~ w r)( h?asl- )ad Va ~ES
dt1d wl'// na+- y'),,a~·veA1 4-(.(;d d//11 lc2//'ariC:;? ' I b I I ' I ' I 'JI 1;! (\-e:.1/J11 1/. . bIrc • ; 1 <::: Ll:91 1 (2:3f u 1 r' A~<;f l"ve:J-,;.yz o..;:, -l-/21s 1;2/J?c::;; ~ •
f. The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity, for the following reasons:
1'b \/1etl..J(
\/ ;,,,-:-; /1 / s
/Jc;f
a//\} Mv✓e ha,,,.ne /1 cc; a
u/27'2 . c11d s+,,,d ,qb,,,e Id
01/2004
35 35
(

2. LIMITATION IN INCREASES IN HEIGHT {91.41.10) (To be completec:t by applicant for a Precise Plan that would increase the height of any part of the building to a height greater than that of the existing building)
a. It is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended except by increasing the height, demonstrated by the following facts:
;fte-~<J.S':!Jk.7?/----LJ~'__f_)_~~u;:.z_~~'l;--112~
a1q.._-11::'Lj/_-64~~":f?l.!JaJL/t.7-+~~~~~
a1~~=---==-...J..,.~'-!--4./6-~"-=="'1'-"-r-i-'=--=-%':'.L'4-.,,L!.L!..¥-_L_J(.~= (s·~~~r~~~C£ll~L-~~~~~~
b. Denial of his pplication would constitute an unreasonable 01/2004
following reason (s):
'vr ,,.
c. Granting this application would not be materially detrimental to the public welfare and to other properties in the vicinity for the following reason (s):
' ) t Jdy
- . a
36 36

3. LIMITATION IN INCREASE IN BUILDING SPACE LOT COVERAGE (91.41.11j (To be completed by applicant for a Precise Plan that would increase the interior floor area of the building to more that 50% of the area of the lot.) a.
b.
01/2004
Denial of this application would constitute an unreasonable hardship for- the following reason (s):

Granting this application would not be materially detrimental to the public welfare and to other properties in the vicinity for the following reason (s):

CITY OF TORRANCE - COMMUNITY DEVELOPMENT DEPARTMENT
37 37
, '
38 38
ITEM 8C
ATTACHMENT 4

CODE REQUIREMENTS
ITEM 8C
ATTACHMENT 4
39 39

CODE REQUIREMENTS

The following is a partial list of Code requirements applicable to the proposed project. Not all Code requirements are provided, and the applicant is strongly advised to contact each individual
department for further clarification. The Planning Commission may not waive or alter the Code requirements. They are provided for information purposes only.

PLANNING

1. Any fence, wall, or hedge within the required front yard setback area of any lot shall not exceed a height of four (4) feet within the first 10’ of the property.

2. That no retaining wall shall be constructed which exceeds five (5) feet in height. If the grade to be retained exceeds five (5) feet, additional retaining walls may be constructed at higher elevations provided a planter area not less than two (2) feet in w idth is
constructed between said retaining walls and is landscaped.

BUILDING AND SAFETY

3. Comply with 2022 CBC, CMC, CEC, CPC & CGBC.

ENGINEERING

4. A Construction and
Excavation Permit (C&E Permit) is required from the Community Development Department, Engineering Permits and Records Division, for any work in the public right
-
of
-
way on Susana Avenue and Avenue A.

5. Close abandoned driveway(s) with full height curb and gutter to match existing (City Code sec. 74.4.4).

6. Construct proposed driveway approach on Susana Avenue per City of Torrance Standards.

ENVIRONMENTAL

7. Bedroom sizes to be as determined per Torrance code (92.20.2).

8. The front yard of any property zoned for
residential use shall not be more than 50%
-
paved
per Torrance code (92.5.14).

9. Water heater shall not encroach into the required parking area.

10. The washer and dryer shall not encroach into the required parking area.

11. The property shall be landscaped prior to final inspection per Torrance code(92.21.9).

PUBLIC WORKS

12. Plant street trees within the City easement. Plant 24” box size Crape Myrtle “Muskogee”, or Gold Medallion trees, one (1) at Susana Avenue and two (2) at Avenue A.

WATER

13. Contact the City of
Torrance Fire Department to determine fire suppression requirements

40 40
ITEM 8C
ATTACHMENT 5

CORRESPONDENCE
ITEM 8C
ATTACHMENT 5
41 41
From: BM
To: Planning Commission; CityCouncil
Subject: PRE23-00013 - ADU abuse
Date: Sunday, March 9, 2025 12:26:11 PM
Please start to fight back. We are lucky to be classified as a charter city. Please use this to our advantage and fight back against Sacramento taking control of our city and our responsibilities to control where our city goes with planning and development.

I strongly oppose this permit. I am resident in the Seaside neighborhood.

Time to start fighting. It will cost money but time City of Torrance fights back like Huntington Beach.

Regards
Brent Maille
42 42
From: Michelle Styczynski-Hamblin
To: Planning Commission
Subject: PUBLIC COMMENT – PRE23-00013 – 22209 Susana Avenue, Torrance Date: Sunday, March 9, 2025 4:46:18 PM
[You don't often get email from Learn why this is important at ]
> Hello
> I am a resident living one house away from 22209 Susana in Redondo beach. The new development that the owner is proposing will look straight into our windows. We heavily oppose this new proposal and believe that it is a huge manipulation of the Housing Accountability Act that the Torrance housing committee must take action on. I’ve been watching this situation develop over the numerous times that this has gone up for discussion and I am sad that it hasn’t been completely put to rest. I hope that this time is the last time that this property comes up for discussion. > My address is 1032 Avenue A.
> Thanks
>
> Sent from my iPhone
43 43
44 44
45 45
46 46
47 47
48 48
effort to build within the requirements of the Overlay Ordinance and address neighbors' concerns. They do not have to be mutually exclusive.

We respectfully urge the Planning Commission to reject this proposal and uphold the principles of the Hillside Overlay Ordinance to protect the rights and character of our neighborhood.

Sincerely,
Robert & Leah Sharp
49 49
50 50
51 51
Now, the developers return with a proposal that does not respect the previous directive. The project height has increased to 25.6 feet, the Floor Area Ratio (FAR) has been maximized to 0.60 (previously 0.53), and the second-story decks on both the west and east ends of the structure have been reintroduced.

Property Impacts
While the proposed project negatively affects the views of many neighbors, it especially impacts our privacy. The elevation of the project at 22209 Susana is several feet higher than our property, and the existing one-story structure already looms over our home as though it were a two-story structure due to the elevation difference. A new two-story house will exacerbate this issue. The project plans also include second-story decks on both the east (garage side) and west (ocean side) of the property, allowing for unobstructed views into our backyard and significantly diminishing the privacy of our home.

Several other reasons why we oppose this project will follow, but it is important to highlight the developers’ disregard for this community and for the Commission's previous guidance.

Disregard for the Community and the Commission
The flagrant disregard for the Commission’s directive, the Hillside Overlay and the residents of the neighborhood is troubling. The developers seem to believe their project will pass the Commission by including a small ADU, which, under an interpretation of the California Housing Accountability Act (HAA), allows the project to be considered a "housing development." This interpretation weakens local ordinances such as the Hillside Overlay and undermines local governance, which should stand up to such abuses of state law.

Reasons to Reject this Project
The Commission should feel compelled to reject this proposal for the following reasons:

1. Abuse of the Spirit and Intent of the HAA
The proposed project uses a loophole in the HAA by including an ADU to subject the project only to objective standards, hence bypassing other local ordinances meant to preserve the community character and the rights of neighbors. The HAA was designed and amended to address affordable housing shortages, not to enable wealthy developers to bypass local protections and build large, upscale homes. If the ADU were included in the initial proposal, we would likely be more inclined to believe the developer was genuinely providing affordable housing rather than using it as a tactic to exploit state law. Given there is also little to stop the owner from later adding an interior door to the enclosed ADU and absorbing the space into the main residence further suggests the intent of the HAA is being abused.

2. State Law's Ambiguity Regarding Single-Family Dwellings with Junior ADUs
According to state law, the proposed ADU should be considered a Junior ADU (JADU) since it is no larger than 500 square feet and is contained within the proposed house (CA Gov. Code, § 66313). The law further states (CA Gov. 52 52
Code, § 66335 (3)) that JADUs must be approved ministerially without discretionary review. However, the law is silent regarding the single-family dwelling that encloses the JADU, suggesting that the proposed project is not exempt from local considerations and the Torrance Planning Commission has the discretion to assess the new single-family dwelling relative to the Hillside Overlay.

3. Legal Dubiousness of Considering Single-Family Homes with an ADU as "Housing Developments"
The interpretation that a project with both a single-family home and an ADU constitutes a "housing development" is legally weak. It has been established that a single ADU or a single-family home alone does not qualify as a housing development under the HAA (Reznitskiy v. County of Marin). The inclusion of a JADU should not legally transform a single-family home into a "housing development," since the JADU is enclosed within the main residence and can have a broad range of built in infrastructure or not (e.g., a separate bathroom).

Such a broad interpretation is dubious given a sole single-family dwelling is not.

4. Disturbing Precedent
Torrance’s Hillside Overlay Ordinance exists to prevent overbuilding in the Hillside and Coastal zone to protect views, light, air, privacy and property values. This ordinance has helped protect these resources of Torrance from the overbuilding and mansionization that has inflicted many surrounding areas of Redondo Beach and the South Bay. The unfortunate approval of a similar project in the Hillside Overlay on January 15, 2025, has set a disturbing precedent. If PRE23-00013 is approved, it will inform developers that they can bypass Hillside Overlay ordinances by including a small ADU or JADU. This will undoubtedly lead to widespread two-story development across the Hollywood Riviera and beyond, irreparably altering Torrance’s unique character, diminishing property values and eroding trust in local governance.

Conclusion
We recognize the developer’s right to improve their property. However, the proposed project shows a blatant disregard for the Commission’s directives and the Hillside Overlay. There is no reason the developer cannot comply with the Overlay and still have a profitable project. The Commission needs to reject this proposal and stand firm and fight loopholes in the HAA that undermine local governance.

Thank you for your time and consideration.

Sincerely,
Neil Morgan
Homeowner, 22215 Susana Avenue
53 53
ITEM 8C
ATTACHMENT 6

PROJECT PLANS (REVISED)
ITEM 8C
ATTACHMENT 6
54 54
2306
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REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

CS
PROPOSED RESIDENCE AND A.D.U. FOR

Landscape for entire property (under separate permit)
Automatic Fire Sprinkler System (under separate permit) Photovoltaic System (under separate permit)

1. 2.

3. 4.

5. 6.

General Project Information
Site Plan
First Floor Plan
Second Floor Plan
Exterior Elevations
Roof Plan
Topographic Survey
CS:

A1:

A2:

A3:

A5:

A7:

TS:

Lot: 181
M.B. 442-44
Legal Description
Height Calculation
Zoning:

Setbacks
Front:

Sides:

Rear:

Height Limit:

Parking:

Type of Construction:

Occupancies:

Number of Stories:

Sprinkler System:

Code Research
R1
20'-0" Average / 15' Minimum
Lot Width @ Midpoint = 65.25'
Therefore Interior South Side
Setback = 6'-6"
10'-0" Mimimum @ Avenue A
20'-0" Minimum
27'-0"/ Max.
2 Enclosed at Garage
V-B
R3 at Living; U at Garage
2 Required Throughout Residence and Garage:

Licensed Installer Shall Submit Shop
Drawings for Approval Prior to Installation
Tract # 17921
APN: 7515-001-025
Lowest Grade at Dwelling = 102.9
DOUGLAS J. LEACH, ARCHITECTS, INC.

Douglas J. Leach
119 W. Torrance Blvd., Suite 24
Redondo Beach, CA 90277
Phone: (310) 372-5580
Fax: (310) 318-5801
ARCHITECT:

Architect & Consultants
STRUCTURAL ENGINEER:

TITLE 24 CALCULATIONS:

SURVEYOR:

First Floor Living
Second Floor Living
Total Main House Living
Garage
Total Area
Decks
Lot Area:

Max. Allowable B.F.A.

Proposed B.F.A.

F.A.R.

Lot Coverage:

Open Space:

A.D.U.:

Areas
1,310 sq. ft.
1,816 sq. ft.
3,126 sq. ft.
450 sq. ft.
3,576 sq. ft.
320 sq. ft.
6,918 sq. ft.
6,918 x 0.6 = 4,151 sq. ft.
3,576 sq. ft. (Total Area) + 96 sq. ft.
(Front Porch) + 118 sq.ft. (Areas > 17' high)
+ 355 sq. ft. (ADU) = 4,145 Proposed <
4,151 sq. ft. Allowable
4,145 sq. ft. / 6,918 sq. ft. = 0.60
2,727.82 sq. ft. / 6,918 sq. ft. = 39.4% < 40%
Required = 1/3 of Lot = 0.333 x 6,918 =
2,304 sq. ft. Min.

Provided = 4,465 sq. ft. > 2,304 sq. ft.
355 sq. ft.

Provided @ Highest Ridge = 128.5
CIVIL ENGINEER:

PERFECT DESIGN
Raymond Meng Zhong
2416 W Valley Blvd.

Alhambra, CA 91803
Phone: (626) 289-8808
PERU CONSULTANTS, INC.

Christian Perez
5061 Rockvalley Rd.

Rancho Palos Verdes, CA 90275
Phone: (562) 270-0811

PARSA & ASSOCIATES
Abdy Parsa
118 S. Catalina Ave.

Redondo Beach, CA 90277
Phone: (310) 318-6769
Fax: (310) 318-6336

EAGLE EYE LAND SURVEYING
Michael Profet
1311 Manhattan Beach Blvd. #4
Manhattan Beach, CA 92780
Phone: (310) 955-8901
SOILS ENGINEER:NORCAL ENGINEERING
10641 Humbolt Street
Los Alamitos, CA 90720
Phone: (562) 799-9469
Fax: (562) 799-9459
Height of Dwelling = 25.6
A.D.U. Setbacks
Front:

Sides:

Rear:
15' Minimum ; 20' Provided
4' Minimum ; 5' Provided
4' Minimum ; 66' Provided
Attachment 6
55 55
102.48
105.04
104.46
101.21
106.05
107.18
108.15
108.56
104.76 104.82 104.76
104.92
104.80
104.64
103.72
103.67
104.95
105.78
102.57
107.00
110.82
111.84
109.71
100.26
102.12
105.15
107.55
101.46102.81103.84
105.18
106.07
107.29
108.44
108.61
103.56
104.79
105.86106.77107.77
106.63107.73
105.44 104.55 103.56
103.77 102.94 102.68 102.36
102.99
102.73102.92
102.42
102.00
101.35
102.02102.04102.53
103.95
103.55
104.07
104.44
104.40
105.97
102.11
102.76
106.24
104.79
106.89
105.74
104.34
106.60
102.87
102.00102.02102.06
102.29
102.96
102.68
102.93
103.18
102.97
101.85
101.61
101.37
101.33101.82101.70 96.85 95.83

96.33 97.34 96.25

96.78 98.46
101.79
101.39102.74
102.30
100.75102.10
103.00
103.86
105.23
106.41
107.65
108.20

91.35 91.54

92.51 93.31

94.23 94.73

93.36 95.87

97.17 98.67 98.11
WW
FL 97.32TX 97.57EG 97.55
BX 97.49BX 98.75FL 98.95TX 99.44EG 99.06FL 101.13TC 101.59EG 101.30 FL 105.01TC 105.41EG 105.20
FL 106.56TC 107.01EG 106.82FL 107.93TX 108.17EG 108.37
FL 108.07TX 108.51EG 108.41
FL 107.28TX 107.71EG 107.37
FL 105.30TX 106.30EG 105.90
FL 102.13TC 102.60EG 102.28
BX 107.06
BX 106.28
BX 108.12
BX 108.18
TF 107.07
TF 107.40
TF 108.61
TF 108.62TF 108.65
TF 108.58TF 108.54
TF 108.55
TW 97.05
TW 96.70
TW 100.29
TW 98.95
GRASS
TW 105.96
TW 105.97
TW 105.08
TW 105.14
TW 100.41
TW 99.76
TW 98.31
W=13"
W=17"
W=5"
W=6"
DIRT
B.O.B. N 00°07'47" W 1535.94'
N 89°59'05" E 103.12'
N 00°07'34" W 63.10'
N 00°07'47" W 61.00'
126.17'
C1
C2

27.00'
N 65°22'04" E 56.32'
N 84°25'42" E 753.27'

2.86'
C3 750.41'

PLANTER
103.54102.80
102.38
105.65
27'
27'
5 4' 27'
27'
SUSANA AVE.
5 4'
27'

AVENUE A

AVENUE A
101.67
101.61
101.74
101.46

99.49 TW 102.29
TW 102.31
102.00
102.50
104.00105.00
106.00
106.50
107.50
101.50

98.00 100.00
101.00
L1
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

A1 SITE PLAN
1/8" = 1'-0"
NORTH
LEGEND
Landscaping
Block Wall
Existing Grade
Proposed Grade
Two Story Element
Setback Line
One Story Element
Cellar
F.C.

T.W.

T.R.

F.F.E
T.C.

F.L.

F.S.

T.CO.

T.P.

T.F.

B.P.

FFE AT FIRST
FLOOR = 103.5

FFE AT SECOND
FLOOR = 114.6
PROPOSED 2-STORY SINGLE FAMILY
RESIDENCE W/ 2 CAR GARAGE
104.5 - FS
105.5 - FS 104.3 - FS 103.1 - FS
Dn
Dn
Dn
103.4 - FS
Slope
Slope
Slope
Slope
STONE
PATIO
103.4 - FS

COVERED
PORCH

6.5'

20.5'

20.87'

10.63' 10'
5'

21.42'

10.3'

5.37'
Outline of Outdoor
Gas Fireplace
Outline of Existing
Concrete Walkway
3'-0" Wide x 6'-0" High
Wood Gate & Fence
Max. 6'-0" High
Conc. Block Wall
w/ Wood Fence above
Outline of New
Retaining Wall
E
S
G
10'
REQ'D
SB
REQ'D
SB
20'
REQ'D
SB
20'
REQ'D
SB
Existing
Retaining Wall
To Be Demolished
AC
AC
Outline of Deck
at Second Floor
Outline of
Second Floor
Outline of
Second Floor
107.0 - FS
105.7 - FS
110.5 - TP
105.25 - FS 4%
108.0 - TW
107.0 - TW
106.0 - TW
103.4 - FG
105.0 - TW
103.0 - TW

SLOPING WALL
102.5 - TW
102.5 - TW
103.25 - T.CO
102.25 - T.CO
103.25 - FC
104.7 - FC
103.5 - TW
104.5 - FS
106.5 - TW
Built New Driveway
Approach per City
Standards
Outline of Existing
Concrete Walkway
Max. 42" High
Pilaster
Max. 42" High
Block Wall at
Front Yard
3'-0" Wide x 6'-0" High
Wood Gate & Fence
Outline of
AC Units
Built-in Barbecue
with Possible
Under Counter
Refrigerator
Outline of Deck
at Second Floor
Outline of
Second Floor
Outline Back
of Garage and
Level Change
Concrete Trash
Yard
Gas Meter: 36"
Clr. from Electric
Meter
Electric Meter: 30"
Min. Clr. Width, 36"
Min. Clr. in Front
Max. 6'-0" High
Conc. Block Wall
w/ Wood Fence above
RIDGE 128.5
RIDGE
127.7
RIDGE 127.7
RIDGE
126.9
RIDGE
127.5
RIDGE
126.5

COVERED
STONE
PATIO

COVERED
PORCH

6.5'x11.5'=

74.75 sq.ft.

4.41'x23.08 =
101.78 sq.ft.

9.83'x45.91' =
451.29 sq.ft.

15.41'x44.66' =
688 sq.ft.

31.25'x15' =
469 sq.ft.

20.5'x46' =
943 sq.ft.

LOT COVERAGE CALCULATION
1/8" = 1'-0"ALLOWABLE = 6,918 X 0.40 = 2,767.60 sq. ft.

PROVIDED = (74.75+101.78+451.29+688+469+943) =
2,727.82 sq.ft. < 2,767.60 sq.ft. OK
103.4 - FC

65.25' @ Lot Midpoint
104.0 - FG
103.4 - FS
103.4 - FG
RIDGE
117.5

6.24'

9.8'
56 56
2306
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REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

A2
1/4" = 1'-0"

FIRST FLOOR PLAN
Main House Living 1,310 sq ft
A.D.U. 355 sq ft
Garage 450 sq ft
61'-2"
20'-9" 4'-9" 20'-6"
56'-8"
14'-6"31'-3"
15'-8"15'-8"
60'-11"
45'-11"
2'-9" 11'-6" 8'-10" 22'-10"
20'-6"15'-6"14'-2"6'-6"
15'-0"
45'-9"
15'-2"
NORTH
Up
Dn
FAUW

KITCHENGREAT ROOM DINING ROOM

COVERED OUTDOOR
LIVING
A.D.U.

LIVING
2 CAR GARAGE
ENTRY
P.R.

A.D.U.

BATH

COVERED PORCH
19'-6"
20'-0"
57 57
A3
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC. 1/4" = 1'-0"

SECOND FLOOR PLAN
Living 1,816 sq ft
45'-9"
12'-9"1'-9"
61'-2"
8'-0" 14'-6" 5'-4" 14'-2" 4'-0"
52'-2"
20'-6"15'-6"14'-2"2'-0"
60'-11"
2'-9" 11'-6" 13'-10" 10'-0" 6'-4"16'-6"
15'-2"46'-0"
13'-9"17'-6"
60'-11"
18"
18"
18"
NORTH
BEDROOM #2
BATH
#2

OPEN TO
BELOW

UPPER HALL

LAUNDRY

MASTER CLOSET
MASTER
BATH
BEDROOM #3
BATH #3

MASTER BEDROOM

PLAYROOM
LINEN
DECK
DECK
slope slope
slope
slope
slope slope
slope slope
Dn
214 sq. ft.
256 sq. ft.
177 sq. ft.
58 58
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

A5
10'-0" 9'-0"
1/4" = 1'-0"

FRONT WEST ELEVATION
9'-0"10'-0"
1/4" = 1'-0"

LEFT SIDE SOUTH ELEVATION
9'-0"10'-0"
1/4" = 1'-0"

RIGHT SIDE NORTH ELEVATION
9'-0"10'-0"
1/4" = 1'-0"

REAR EAST ELEVATION
19 20
21 22
17 18
24 23
Finished grade
See for trim between siding & batts
Sliding french doors w/ muntin bars as
shown - See Floor Plans
Typ. 4x fascia board w/ cut tails @ 31
2:12 as
shown - See rake detail

VERY IMPORTANT NOTES
Framer and general contractor shall verify
exact elevation of highest beam and shall
notify architect of this elevation prior to any
roof framing. Adjustments may be required
with respect to height limit.

See for furr down @ outdoor
covered living
See detail for typ. head @ window
See detail for typ. sill @ window
See detail for head @ door
25Painted wood outlooker beam cut from 6 x 8
2642" high pony wall per
27 See detail for garage door head &
jamb details
28See detail for post between windows
292"x3" batts @ 15" oc. over "Hardie Planking"
ELEVATION NOTES:
1 2
3 4
5 6
7 8
4x rafter tail typ. @ eave per detail
Lightweight concrete singles or class 'B' rated
heavy duty asphalt shingles over 30# felt
Outline of pitch break @ roof
5" Ø half round copper gutter
Wood clad window assembly w/ muntins as
shown at top
2x6 trim/painted around windows unless
noted otherwise - See
Wood clad french door assembly w/ muntins
as shown @ top
6" wide knee bracing - See detail
9 10
11 12
14 15
16 Wood guardrail/painted per
Dutch entry door w/ glass and muntin bars
@ top as shown
17'-0" x 8'-0" sectional roll-up door w/
remote opener and glass in top panels as
shown/painted or stained
13 Exterior stone veneer - See detail &
See detail & for column details
Hardie "Artisan" beveled siding over 15" felt
w/ 7" exposure
Line of existing natural grade at property line
Exterior metal fireplace
14 18
23 28
22 5
25 3
2 8
25 21
7 11
27 10
12 8
2521
4 269
17 12
13 23
28 6
5 2422
25 2
14 18
28 1
4 24 22
6 23
23 23
14 14
17 25
21 14
9 19
8 5
5 16
12 13
6 18
14 21
25 2 2
22 8
7 2020
285
9 9
13 6
18 128.5- RIDGE

25.6 Ft. HEIGHT OF HOUSE
29 29
29 29
22 59
59 2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

ROOF PLAN
1/8" = 1'-0"
Minimum class "A" roof material: Lightweight shingles. Over minimum 2 layers of ASTM D226 Type 1 (#15) asphalt-saturated organic felt, or 1 layer of ASTM D226 Type II (#30) asphalt-saturated organic felt.

Roof Pitch = See Plans
Skylights to be "Bristol Fiberlite" ESR-3177 or approved equal by the Architect and Building Department. Provide flat anodized skylights.

All fireplaces to be provided with approved spark arrestor.

Attic Vent Calculations:

All gutters shall be copper half round w/ 5" Ø

1. 2.

3. 4.

5. 6.

ROOF PLAN NOTES
NORTH
DECK
DECK
3 12:123 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12 3 12:12

PITCH BREAK
2:123 12:12
VALLEY
VALLEY
VALLEY
V.

VALLEY
VALLEY
VALLEY
VALLEY
RIDGE
128.5
RIDGE
127.7
RIDGE
127.7
RIDGE
126.9
RIDGE
127.5
RIDGE
126.5
3 12:123 12:12
RIDGE
117.5
60 60
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

TS
61 61
ITEM 8C
ATTACHMENT 7

PREVIOUS STAFF REPORT AND SUPPLEMENTAL MATERIAL
(JANUARY 17, 2024)
ITEM 8C
ATTACHMENT 7
62 62
AGENDA ITEM NO. BC
CASE TYPE & NUMBER: Precise Plan of Development - PRE23-00013 NAME: Douglas Leach (Kirk Feldkamp)
PURPOSE OF APPLICATION: Request for approval of a Precise Plan of Development to allow the construction of a new two-story single-family residence on property located within the Hillside Overlay in the R-1 Zone.

LOCATION: 22209 Susana Avenue
ZONING: R-1 Single-Family Residential District/ R-H Hillside Overlay ADJACENT ZONING AND LAND USE:

NORTH: R-1 / R-H One and Two-Story Single-Family Residences SOUTH: R-1 / R-H One-Story Single-Family Residences
EAST: R-1 / R-H One and Two-Story Single-Family Residences WEST: City of Redondo Beach
GENERAL PLAN DESIGNATION: Low Density Residential
COMPLIANCE WITH GENERAL PLAN: The site has a General Plan land use designation of Low Density Residential allowing up to nine dwelling units per acre. Development in the Low Density Residential (R-LO) land use designation is characterized generally by detached one and two-story single-family residences on individual lots forming a cohesive neighborhood. The proposed construction of a new two-story single-family residence is consistent with the Low Density Residential land use designation.

EXISTING IMPROVEMENTS AND/OR NATURAL FEATURES: The subject property contains a one-story single-family residence with a two-car garage, constructed in 1954. The property features a downslope at the front northeast corner and has a relatively flat building pad situated below the intersection of Avenue A and Susana Avenue.

ENVIRONMENTAL FINDINGS: In residential zones the construction of a new two-story single family residence is Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act; Article 19, Section 15303.

ANALYSIS:

The project applicant, Douglas Leach, requests approval by the Planning Commission to allow the construction of a new two-story single-family residence on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue. The development standards of the R-1 Zone (Single Family Residential District) as well as the planning and design provisions of the Hillside Overlay are applicable to the project, and therefore require discretionary review and approval of a Precise Plan of Development (PRE) to allow new construction above 14' in height. The balance of this report provides an overview of the project.

Project Site
The project is situated on a rectangular shape lot measuring 7,020 square feet in area, which exceeds the minimum lot area and minimum dimensions required in the R-1 Zone. The project COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. SC
CASE NO. PRE23-00013
63 63
site is located at the southwest corner of Avenue A and Susana Avenue and is orientated toward east. The building pad of the proposed residence would be raised approximately 1 O" above the existing grade level at the southern west corner to accommodate for changes in topography.

The pad height of the adjacent one-story residence to the south at 22215 Susana Avenue sits slightly below the project site, whereas the pad heights of the one and two-story residences across the street along Avenue A and Susana Avenue are situated above the project site. Staff notes the residences that abut at the rear are located within the City of Redondo Beach.

Building Setbacks
The proposed residence is positioned at center of the project site and provides a 20' front yard setback to the front property line, a 6.5' side yard setback to the southerly side property line, a 1 O' side yard setback to the northerly side property line, and a 20' rear yard setback to the rear property line, all which meet or exceed the minimum setback requirements of the R-1 Zone.

Building Height
The proposed residence consists of two floor levels and measures 25.1' in height from the topmost ridgeline (128.0') down to the lowest adjacent grade (102.9) along the rear side of the residence, within the allowable 27' height limit for a two-story residence in the R-1 Zone. Staff notes for properties located within the Hillside Overlay, new construction is allowed to exceed 14' in height with approval by the Planning Commission.

Building Architecture
The proposed residence demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest. Exterior finishes are consistent with new residential construction in the vicinity, as the design features a craftsman style with a combination of shingle siding and composition roof shingles, exposed rafter tails, and trim around the windows. Additional features include a front and rear balcony, which promote quality experience and increased value.

Building Floor Plan
The proposed residence consists of two floor levels and with the common areas located on the ground level and the individual living areas located on the upper level.

The first floor area measures 1,634 square feet and features a contemporary floor plan with open spaces that increase natural light and promote accessibility between different living areas. The first floor contains one bedroom, one bathroom, one half-bathroom, an open kitchen and dining area, a staircase, and a two-car garage. The great room and dining area are positioned at the rear and feature large sliding doors that open toward the rear covered outdoor living area, offering seamless continuity between indoor and outdoor areas. The new garage measures 450 square feet and is orientated toward the front. Staff notes the existing driveway will be repositioned to the south along Susana Avenue to accommodate the new location of the garage and to provide greater separation from the intersection. Staff also notes an existing retaining wall in the rear yard area would be reconstructed parallel to the rear property line. Staff notes the applicant is advised that retaining walls are limited to a maximum 5' in height and would be verified at the time of plan check. Lastly, staff notes a pool and spa are also proposed in the rear yard, which are under a separate permit and would be reviewed at the time of plan check.

The second floor area measures 1,822 square feet and features a traditional floor plan with interior walls that separate different rooms and create smaller spaces for comfort and privacy, COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. BC
CASE NO. PRE23-00013
64 64
such as bedrooms and bathrooms. The second floor contains three bedrooms, three bathrooms, a laundry room, a playroom, a staircase, and a front and rear balcony. The front balcony measures 164 square feet in area and provides a 6.5' setback to the southerly side property line.

The rear balcony measures 318 square feet and provides a 21' setback to the southerly side property line and a 20' setback to the rear property line. Staff notes the rear balcony extends 6' 4" toward the rear beyond the extent of the second story.

Lot Coverage, Open Space, and Floor Area Ratio
As previously noted in the report, the proposed residence is positioned at center of the project site, thus allowing a large open space in the front and rear yard areas. The total usable open space in the front and rear yard areas measure 4,465 square feet (64%), which meets the 33% minimum open space requirement of the R-1 Zone. The total land area covered by the residence measures 2,705 square feet (39%), within the allowable 40% lot coverage limit of the R-1 Zone.

Utilizing gross square feet, the proposed residence measures 3,906 square feet in floor area resulting in a 0.56 Floor Area Ratio (FAR), within the allowable 0.60 FAR limit of the R-1 Zone.

Staff notes the project is not subject to the net interior 0.50 FAR limit of the Hillside Overlay, as it does not involve remodeling or additions to an existing residence. Staff notes a minor discrepancy was identified with the floor area calculations shown on the project plans. Staff recommends a condition of approval that should the project be approved, the applicant will be required to provide the correct floor area calculations as per the staff report on the building plans at the time of plan check.

Provided below is a summary of the proposed residence:
22209.Susana Avenue .

Lot Area
Proposed Building Height
Maximum Two-Story Building Height Limit
Proposed First Floor Area
Proposed Second Floor Area
Propose Garage Floor Area
Proposed Total Floor Area
Proposed Lot Coverage
Maximum Lot Coverage Limit
Proposed Floor Area Ratio
Maximum Floor Area Ratio Limit
Proposed Open Space Area
Minimum Open Space Requirement
7,020 sf

25.1 ft
27 ft
1,634 sf
1,822 sf
450 sf
3,906 sf
39% (2,705 sf)
40% (2,808 sf)

0.56 FAR

0.60 FAR
63% (4,465 sf)
33% (2,340 sf)
CDD RECOMMENDATIONS -1117124
AGENDA ITEM NO. 8C
CASE NO. PRE23-00013
65 65
Hillside Overlay
In accordance with Article 41, Chapter 1, Division 9 of the Torrance Municipal Code, the Planning Commission is required to make a series of findings relating to the planning and design of the project and its potential to have a substantial adverse impact on the view, light, air, and privacy of properties in the vicinity. The applicant has responded to this requirement in the Hillside Overlay Substantiation Form (Attachment 3). The applicant was also required to construct a silhouette of the proposed two-story residence to demonstrate potential impacts A licensed engineer has verified the height of the silhouette (Attachment 4) and staff made field assessments on December 26, 2023 and January 4, 2024.

During the field assessments, staff met with the property owners at 5803 Avenue A, and 22207, 22213 Shadycroft Avenue Staff also attempted to contact the neighboring properties at 5727 Avenue A and 22206, 22212, 22215 Susana Avenue, with the purpose of conducting outreach, sharing the project plans, and for consideration of any potential substantial adverse impacts the proposed residence may have on view, light, air, and privacy. Field assessments were not conducted from other properties located along Avenue A, Susana Avenue, nor Shadycroft Avenue due to their distance away from the project site and, in the judgement of staff, the unlikelihood to have a substantial adverse impact to view, light, air and privacy. In addition, field assessments were not conducted from properties located outside the City of Torrance west of the project site.

Staff notes correspondence was received from 5721, 5803 Avenue A, 22206 Susana Avenue, and 22207, 22213 Shadycroft Avenue (Attachment 6). Staff also notes that additional correspondence was received; however, the return address was not specified. Staff initiated contact with that sender through a phone call and left a message to provide assistance and additional information about the project if needed. Staff also notes the applicant has submitted correspondence that summarizes the project and their efforts at neighbor outreach (Attachment 5). As of the preparation of this report, no new communication has been received.

The property owners at 22207 and 22213 Shadycroft Avenue expressed similar concerns regarding potential impacts to view and privacy, specifically impacts to views of the ocean, trees, streets, and lights in the vicinity resulting from the proposed two-story residence and impacts to privacy resulting from the proposed front balcony. Staff notes the two properties at 22207 and 22213 Shadycroft Avenue are located approximately 200' east of the proposed residence and are situated at a much higher elevation than the properties along Susana Avenue. When standing on the two properties looking west, staff observed the silhouette, neighboring rooftops, trees and streets in the vicinity, and a partial view of the ocean on the horizon. Staff notes the silhouette does not obstruct any views of the ocean. In the judgment of staff, the proposed residence and front balcony would not result in a substantial adverse impact to view nor a substantial adverse impact to privacy due to its position at a lower elevation and the distance away from the residences at 22207 and 22213 Shadycroft Avenue.

The property owner at 5803 Avenue A expressed similar concerns regarding potential impacts to view, specifically impacts to view of the Palos Verdes hills resulting from the proposed two story residence. Staff notes the property at 5803 Avenue A is located across the street approximately 55' north of the proposed residence and is situated above the project site. When standing in the front living room looking south, staff observed the silhouette, neighboring residences, trees in the vicinity, and further away the Palos Verdes hills. Staff notes the silhouette does obstruct views of the Palos Verdes hills. In the judgement of staff, based on field observations, the silhouette placement, and existing site conditions, the proposed two-story COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. BC
CASE NO. PRE23-00013
66 66
residence does appear to produce significant adverse impacts to view of the Palos Verdes hills due to the proposed second story and the overall building height.

Conclusion
In the judgement of staff, the proposed two-story residence does not conform to the planning and design provisions of the Hillside Overlay. Although the project complies with the objective development standards of the R-1 Zone and is consistent with the Low Density Residential land use designation, the proposed two-story residence has not been located, planned, and designed so as to cause the least intrusion on views of other properties in the vicinity. Specifically, the proposed second story and overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A.

Therefore, staff recommends the Planning Commission deny without prejudice the project as currently designed.

The applicant is advised that if the project were to be approved by the Planning Commission, the recommended conditions of approval and Code requirements have been included as an attachment to the staff report (Attachments 6, 7). Staff notes that Code requirements are not subject to modification. Decisions made by the Planning Commission may be appealed to the City Council within 15 calendar days of adoption of the resolution.

PROJECT RECOMMENDATION: DENIAL WITHOUT PREJUDICE
FINDINGS OF FACT IN SUPPORT OF DENIAL OF THE PRECISE PLAN:

Findings of fact in support of denial of the Precise Plan are set forth in the attached Resolution.

RECOMMENDED CONDITIONS, IF PROJECT IS APPROVED:

Recommended conditions of the proposed project are attached.

Planning Assistant
Attachments:

1. Resolution No. 24-003

2. Location and Zoning Map

3. Hillside Overlay Substantiation

4. Silhouette Certification

5. Applicant Correspondence

6. Correspondence

7. Code Requirements

8. Conditions of Approval

9. Project Plans (Limited Distribution)
COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. SC
CASE NO. PRE23-00013
67 67
ITEM 8C
ATTACHMENT 1
RESOLUTION NO. 2024-003
ATTACHMENT 1
68 68
PLANNING COMMISSION RESOLUTION NO. 24-003

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, DENYING WITHOUT

PREJUDICE A PRECISE PLAN OF DEVELOPMENT AS
PROVIDED FOR IN DIVISION 9, CHAPTER 1, ARTICLE 41 OF

THE TORRANCE MUNICIPAL CODE TO ALLOW THE

CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY

RESIDENCE, ON PROPERTY LOCATED WITHIN THE HILLSIDE
OVERLAY IN THE R-1 ZONE AT 22209 SUSANA AVENUE.

PRE23-00013: DOUGLAS LEACH (KIRK FELDKAMP)
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on January 17, 2024, to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk Feldkamp) to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof, all in accordance with the provisions of Division 9, Chapter 1, Article 41 of the Torrance Municipal Code; and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located at 22209 Susana Avenue; b) That the property is described as Lot 181 of Tract 17921 as per map recorded in the Office of the Los Angeles County Recorder, State of California;
c) That denial of a Precise Plan of Development to allow the construction of a new two-story single-family residence in a residential zone is Statutorily Exempt by the Guidelines for Implementation of the California Environmental Quality Act; Article 18, Section 15270; d) That the proposed two-story residence complies with the objective development standards of the R-1 Zone and is consistent with the Low Density Residential designation of the Land Use Element of the General Plan of the City of Torrance;
e) That the proposed two-story residence may have a substantial adverse impact upon the view, light, air, and privacy of other properties in the vicinity because the proposed second story and overall building height would obstruct views of the Palos Verdes hills that are observed from the property at 5803 Avenue A;
f) That the proposed two-story residence has not been located, planned, and designed so as to cause the least intrusion on the views, light, air, and privacy of other properties in the vicinity because the proposed second story and overall building height would obstruct views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; g) That the design of the proposed two-story residence will not provide an orderly and attractive development in harmony with other properties in the vicinity because the proposed second story and overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; 69 69
h) That the design of the proposed two-story residence will have a harmful impact upon the land values and investment of other properties in the vicinity because the proposed second story and overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; i) That granting such application to construct a new two-story residence would be materially detrimental to the public welfare and to other properties in the vicinity because the proposed second story and overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; j) That the proposed two-story residence would cause or result in a substantial adverse height impact on other properties in the vicinity because the proposed second story and overall building may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A;
WHEREAS, the Planning Commission by the following roll call vote DENIED WITHOUT PREJUDICE PRE23-00013:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that PRE23-00013 filed by Douglas Leach (Peter Ventrella) to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue, on file in the Community Development Department of the City of Torrance, is hereby DENIED WITHOUT PREJUDICE.

Introduced, and adopted this 17th day of January 2024.

ATTEST:

Secretary, Torrance Planning Commission Chairperson, Torrance Planning Commission 70 70

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

CITY OF TORRANCE )
I, LEO OORTS, Secretary to the Planning Commission of the City of Torrance, California, do hereby certify that the foregoing resolution was duly introduced, and adopted by the Planning Commission of the City of Torrance at a regular meeting of said Commission held on the 17th day of January 2024, by the following roll call vote:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

Secretary, Torrance Planning Commission
71 71

CODE REQUIREMENTS
The following is a partial list of Code requirements applicable to the proposed project.

Not all Code requirements are provided, and the applicant is strongly advised to contact each individual department for further clarification. The Planning Commission may not waive or alter the Code requirements. They are provided for information purposes only.

PLANNING

1. Any fence, wall, or hedge within the required front yard setback area of any lot shall not exceed a height of four (4) feet within the first 1 0' of the property.

2. That no retaining wall shall be constructed which exceeds five (5) feet in height. If the grade to be retained exceeds five (5) feet, additional retaining walls may be constructed at higher elevations provided a planter area not less than two (2) feet in width is constructed between said retaining walls and is landscaped.

BUILDING AND SAFETY

3. Comply with 2022 CBC, CMC, CEC, CPC & CGBC.

ENGINEERING

4. A Construction and Excavation Permit (C&E Permit) is required from the Community Development Department, Engineering Permits and Records Division, for any work in the public right-of-way on Susana Avenue and Avenue IIA".

5. Close abandoned driveway(s) with full height curb and gutter to match existing (City Code sec. 74.4.4).

6. Construct proposed driveway approach on Susana Avenue per City of Torrance Standards with a maximum 18" driveway width.

7. Verify that all pool safety requirements have been met, including pool clearances, wall height and self-closing and self-latching gates.

8. Provide 20' average front yard setback; no building shall closer than 15' minimum from the property line

9. Provide 5' side yard setback.

10. No portion any building shall be closer than 1 0' to the exterior property line

ENVIRONMENTAL

11. Bedroom sizes to be as determined per Torrance code (92.20.2).

12. The front yard of any property zoned for residential use shall not be more than 50%-paved per Torrance code (92.5.14).

13. Water heater shall not encroach into the required parking area.

14. The washer and dryer shall not encroach into the required parking area.

15. For residential uses, the interior dimensions of a two-car garage shall be 18 ft. wide by 20 ft. deep with no encroachments per Torrance code (93.5.2).

16. The property shall be landscaped prior to final inspection per Torrance code(92.21.9).
72 72

PUBLIC WORKS

17. Plant street trees within the City easement. Plant 24" box size Crape Myrtle "Muskogee", or Gold Medallion trees, one (1) at Susana Avenue and two (2) at Avenue A
WATER

18. Contact the City of Torrance Fire Department to determine fire suppression requirements.
73 73
RECOMMENDED CONDITIONS FOR PRE23-00013, IF APPROVED:

92.27.1;

3. That the applicant shall provide 4" minimum contrasting address numeral for residential, condo, etc. uses; (Environmental)

4. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Water)

5. That the applicant shall perform fire hydrant flow test that determines the capability of the public water system to supply the project; (Water)

6. That if fire sprinklers are required, upgrade existing water service to 1" min; (Water)

7. That a copy of Planning Commission Resolution No. 24-003 shall appear on the building plans associated with the Precise Plan of Development to facilitate coordination and effective implementation of the conditions of approval; (Planning)

8. That the floor area calculations, including deck area, shall be provided on the building plans as calculated per the staff report at the time of plan check; (Planning)

9. That the applicant shall continue to work with staff to demonstrate the proposed retaining walls and fences on the property do not exceed the maximum height limits per Code to the satisfaction of the Community Development Director; (Planning)

10. That the silhouette shall remain in place for at least 15 days through the appeal period, but no more than 45 days after the final public hearing to the satisfaction of the Community Development Director; (Planning)

11. That within 30 days of the final public hearing, the applicant shall return the City's "Public Notice" sign and stake, provided there is no appeal, to the satisfaction of the Community Development Director; and (Planning)

12. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met. 74 74
ITEM 8C
ATTACHMENT 2

LOCATION AND ZONING MAP
ATTACHMENT 2
75 75

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LOCATION AND ZONING MAP
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PRE23-00013
22209 Susana Avenue
Notification Area
22209 Susana Ave
0 70 140
s
Prepared using City of Torrance Community Development Geographic Information System Michelle G. Ramirez, Community Development Director
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76 76

ITEM BC
ATTACHMENT 3

HILLSIDE OVERLAY SUBSTANTIATION
ATTACHMENT 3
77 77

CITY OF TORRANCE - COMMUNITY DEVELOPMENT DEPARTMENT
TO BE SUBMITTED WITH HILLSIDE PRECISE PLAN APPLICATION PRE __ _

GIVE FACTS TO SUBSTANTIATE THE FOLLOWING CRITERIA BY WHICH THE PLANNING COMMISSION MAY GRANT THIS HILLSIDE PRECISE PLAN. IT IS

1. Planning and Design (91.41.6)
a. The following facts demonstrate that the proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity:
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The following design elements have been employed to provide an orc:Jerly and attractive development in harmony with other properties in the vicinity:
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The following aspects of the design insure that the de lopment ./ have a harmful impact upon the land values and investment of other properties in the vicinity:
e. Granting this application would not be materially detrimental to the public welfare and to other properties in the vicinity for the following reason (s):

Granting this application would not be materially detrimental to the public welfare and to other properties in the vicinity for the following reason (s):

CITY OF TORRANCE - COMMUNITY DEVELOPMENT DEPARTMENT
81 81
, '
82 82

ITEM BC
ATTACHMENT 4

SILHOUETTE CERTIFICATION
ATTACHMENT 4
83 83
City of Torrance, Community Development Department Michelle G. Ramirez, Director 3031 Torrance Blvd., Torrance, CA 90503 (31 O) 618-5990 Fax: (310) 618-5829 Height and Location Certification
The survey must be performed by a licensed land surveyor or civil engineer and should be accompanied by a map which shows the location of the bench mark and the locations where the measurements were taken.

The map should also show the location of existing and proposed structures.

SILHOUETTE CERTIFICATION
I have surveyed the silhouette located at __ 22_2_0_9_S_us_a_n_a_A_v_e_, ___________ _ (address)
Torrance, CA 90505 on 10/15/23
(date)
, based on plans submitted to the City of Torrance
by ____ D_o_u-"g_la_s_L_e_a_c_h _______ on October 2, 2023 (applicant/architect) (date)
from a bench mark located at 22209 Susana Ave, Torrance, CA 90505 (address)
. The survey was taken
- L TT Stamped L.S. 9806
as shown on attached exibit
(attached map) which established a base elevation of_1_0:....:0_.0_0_' ______ _ The ridge line/highest point of the roof was determined to have an elevation of 127.82' The plans indicate that the elevation should be ___ 1_2_8_.0_0_' _____ _ I certify that I have measured the location of pertinent features located on the subject property.

Based on the plans submitted to the Community Development Department, I have verified that the silhouette/construction accurately represents the proposed structure in terms of height, building envelope, location on the site, and all setbacks.

OFFICIAL STAMP
Michael Pro/et L.S. 9806
Name (please print) LS/RCE#
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SIGNATURE
31 0-955-8901
PHONE
10/17/23
DATE
Notes:-----------------------------------
09/02
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SILHOUETTE CERTIFICATION
SITE ADDRESS:
22209 Susana Ave, Torrance, CA 90505
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ITEM BC
ATTACHMENT 5

APPLICANT CORRESPONDENCE
ATTACHMENT 5
86 86
Velazquez, Luis
From:

Sent:

To:

Cc:

Subject:

Attachments:

Hi Luis,
Tuesday, January 9, 2024 10:33 PM
Velazquez, Luis
'Doug Leach'
22209 Susanna Avenue
Feldkamp Letter to Planning Commission - 22209 Susana Ave.pdf I'm sending this email on behalf of Doug. See below. Let us know if you have any questions.

Hi Luis,
Please find my letter to the Planning Commission attached as well as the rendering, photos, charts, section drawing through staircase" and a couple screenshots.

Wanted to mention a couple things ...

I took a look at the feasibility of a one-story design on the property. It would not be possible unless one reverted back to 1955 sizes for the living areas, kitchen, bedrooms, etc. This would be an absolute disaster. I also explored the possibility of reducing the second floor significantly and pulling it back to the East. This approach has merit and we feel strongly is the proper and fairest compromise for this property. I want to point out that in the View Equity Ordinance a more comprehensive definition of view is provided. It specifically states that "the term, view does not mean an unobstructed panorama of these features" (hillsides, ocean, skylines, etc.) Please consider all of the above when writing your staff report.

Best regards,
Doug
Kirk Feldkamp
87 87
January 9, 2024
To: City of Torrance Planning Commission
Re: Hillside Overlay for 22209 Susanna Avenue
Dear Planning Commission Members,
This letter has multiple purposes, beginning with providing some project history for the record.

Secondly, we wish to respond to written communication you have received in opposition to this project.

Thirdly, my clients have thoroughly researched this neighborhood with respect to existing two-story homes and prior Hillside Overlay processes that have transpired. Related charts are attached for your reference. Lastly, we wish to inform you of subsequent meetings with neighbors that have occurred since we became aware of a few of the neighbors' complaints.

My clients are a young couple who purchased the property with the intention of building a new home for their family including their small daughter and possible future children. The Feldkamps were well aware that this property was located inside Hillside Overlay boundaries. When they contacted me as a possible Architect for the project, I strongly suggested they speak with contiguous neighbors and adjacent neighbors across both streets (Avenue A and Susana Ave.) before we began the design. Kirk Feldkamp did just that. Additionally, the Feldkamps sent invitations out to neighbors for a Meet & Greet which was held on October 1, 2023, from 10:00 -11:30 a.m. A table was set up in front of the subject property with the plans, and coffee and donuts were served. Encouraged by the initial dialogs with several neighbors, including the owner of 5803 Avenue A, we proceeded with laying out the home before you.

Per my client's research, it is clear that this is NOT a one-story neighborhood. The attached charts reveal that there are 34 two-story homes in this area which involved 31 PRE approvals (see Chart 1). The second chart lists many of the approved heights of these homes (see Chart 2). The project before you proposes a height of 25.1 feet, well within bounds of previous approvals. We will be replacing a dilapidated 1952 house which was apparently abused by the former occupants. Inspection of this property clearly revealed that this is a tear-down house. We will replace this eye sore with a beautiful new Craftsman residence (see attached rendering).

Regarding the written opposition you have received thus far, we would like to make the following points:

The letter from the neighbor at 5721 Avenue A states that she will incur a loss of ocean and city light view. This is far from the truth as evidenced by the attached photo taken in front of her exterior front windows (see attached photo #1). This house is occupied by some very nice renters that we met when my client and I canvassed the area.

The letter from the owner of 22207 Shadycroft Avenue states the proposed home is too high. My client and I met with this couple on December 30, 2023, to further understand the owner's concerns and stood just inside their living room. We saw clearly over the top of the silhouette (see attached photo 88 88
#2). Also, the proposed home is a far cry from a "McMansion" which is often coined verbiage used by opposing neighbors. I have practiced for 37 years and have designed quite a few large mansions; this is definitely not one of them. This neighbor also claims privacy loss will occur. Please keep in mind that this neighbor's rear living room wall is 165 feet from the proposed home with a floor level that appears to be at least 15 feet higher than our proposed second floor. Additionally, a low concrete wall exists at this neighbor's rear property line. To my eye, it seemed very unlikely that the resulting angle would cause any loss of privacy. This property is looking down on the subject property, not vice versa. Once again, please review the attached photo #2.

The owner of 22213 Shadycroft Avenue has expressed concerns regarding view, privacy, and breeze.

This home is also located some 165 feet away from the proposed home. The letter from this neighbor repeatedly refers to my client as "the developer." My client is NOT a developer. The use of this term is intentional to put an untrue spin on my client, as most developers are typically not well received when building in residential areas. Regarding view obstruction, a large tree exists in the rear yard of this resident's westerly neighbor (see attached photo 3), which is currently obstructing the neighbor's view.

Although we have not stood in this neighbor's backyard, I would find it hard to believe that the proposed home affects any substantial vista. We did stand in the adjacent neighbor's rear yard which was formerly discussed. The opposing letter also says the proposed home is towering, yet the proposed height is only 25.1 feet, well under many other previously approved homes in this area. The comment regarding loss of breeze I felt was almost not worthy of response as it is without merit.

The neighbor directly across the subject property at 22206 Susanna Avenue is a renter. He has written an opposing letter and seemed confused about a few things. I am attaching a photo I shot in front of the living room windows. As you can see, the silhouette does not affect any view (see attached photo #4). Additionally, attached photo #5, clearly shows unobstructed views of the Palos Verdes hills.

The owner of 5803 Avenue A, which is directly across the subject property, differs in his recollection of an earlier conversation he had with my client. Per my client, this neighbor stated he would support a two-story home initially but flipped his position after the silhouette was erected. In either event, my client showed this neighbor the proposed exterior elevation after it was developed and the gentleman texted back, "looks beautiful". A screens hot of that text is attached (see photos #6 and #7). Once the silhouette was erected, the neighbor expressed concerns regarding loss of view. My client made several attempts to arrange a meeting so they can discuss the neighbors' concerns and come up with a mutually beneficial solution. My client even offered to have a meeting with me in attendance, so we can discuss revising the drawings to preserve their views, but he ultimately did not agree to a meeting.

Unfortunately, it seemed that the neighbor was not willing to consider any sort of compromise. I also personally met with this neighbor on the afternoon of January 2, 2024. It was a very brief meeting. I was hopeful the neighbor might say that if we pulled the rear of the house back to the east somewhat, then maybe we could come to an agreement. This neighbor began by saying he did not want this new home to be more than a couple feet higher than the existing one-story home. I felt further discussion would not be fruitful given his position which mandates new construction only be a one-story home. I would respectfully refer the Planning Commissioners to the charts provided listing all the two-story homes in this neighborhood. The letter submitted by this neighbor suggests that our silhouette is higher than any horizon view they have in 180 degrees-this is simply not true. The neighbors still have view of the Palos Verdes hills on the west side. In addition, my client informed this neighbor that the tree at the northwest corner of the subject property will be removed, opening more view. 89 89
We also would like to reference the View Equity Ordinance established in 2017, which applies to the Hillside Overlay District. In the Ordinance, "View means a vista of features, bodies of water, beaches, coastline, islands, skylines, mountains, city lights, ridges, hillside terrain, canyons, geologic features and landmarks. The term view does not mean an unobstructed panorama of these features." Attached also please find the letters of support for our project signed by our neighbors.

Thank you for reading through this letter. I am hoping it has been informative. We look forward to our meeting with you on January 17, 2024. Please feel free to call me if you would like further clarification of anything written in this letter.

Sincerely,
Douglas Leach, Architect
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Chart 1
Analysis of Two-Story Homes in Immediate Neighborhood
Number of Homes Two-Story Homes Number of PRE(s)
Street Name Percentage per Street per Street Approved
Avenue A 10 3 30% 3
Susana Ave 51 10 20% 9
Shadycroft Ave 47 5 11% 5
Warmside Ave 45 16 36% 14
Total: 153 34 22% 31
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Chart 2
Two-Story Homes in Immediate Neighborhood & PRE Number
Property Address
Permit or PRE Ridge
Permit Number Building Type PRE Number Date Height
22212 Susana Ave 22.10' Added second story prior to Hillside Overlay 22302 Susana Ave 05/06/08 BL008-00736 First and second story additions to existing single story PRE08 00004 22322 Susana Ave 12/28/07 BL007-02532 Construction of a new two-story single family residence PRE07 00010 22401 Susana Ave 11/03/81 6710 First and second story additions to existing single story pp 81-222 22406 Susana Ave 03/25/09 BLD09-00427 First and second story additions to existing single story PRE08 00021 22413 Susana Ave 02/27/04 BL004-00349 First and second story additions to existing single story PRE03 00027 22508 Susana Ave 08/09/05 BLOOS-01870 Construction of a new two-story single family residence PREOS 00004 22513 Susana Ave 03/27/08 31'-2" BL007-01799 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 07-039 22519 Susana Ave 03/07/90 25' 44565-B First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 90-30 22313 Susana Ave 01/22/86 22' 25391-C First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 86-9 5727 Avenue A 02/14/90 24'-6" 41402-B First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 89-93 5703 Avenue A 07/08/04 Construction of a new two-story single family residence PRE03-00004 5609 Avenue A 02/23/06 GR006-00011 Construction of a new two-story single family residence PREOS-00041 22220 Shadycroft Ave 05/16/77 74662 First and second story additions to existing single story Approved by Hillside Overlay. 22310 Shadycroft Ave 03/20/87 26505-C First and second story additions to existing single story PP86-34 22322 Shadycroft Ave 04/18/97 27' BL097-0641 Second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 96-112 22328 Shadycroft Ave 02/21/89 26' 38968 Construction of a new two-story single family residence PLANNING COMMISSION RESOLUTION NO. 89-46 22502 Shadycroft Ave 11/20/00 26'-9" CMB00-0026 Second story additions to existing single story PRE00-00016 22529 Warmside Ave 10/13/66 48049-B Second story additions to existing single story Built before Hillside Overlay 22516 Warmside Ave 02/23/95 25-8" CMB94-0011 First and second story additions to existing single story PRE93-0015 22510 Warmside Ave 10/20/93 24'-6" BL094-018 Second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 93-73 22504 Warmside Ave 04/18/68 18597 Second story additions to existing single story Built before Hillside Overlay 22419 Warmside Ave 09/30/85 28' 210696 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 85-111 22414 Warmside Ave 01/05/93 BLD91-00809 First and second story additions to existing single story PP90-24 22408 Warmside Ave 11/03/93 25' CMB94-0013 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 93-77 22329 Warmside Ave 12/21/88 23' 40623 Construction of a new two-story single family residence PLANNING COMMISSION RESOLUTION NO. 88-136 22320 Warmside Ave 08/19/87 21' 13026 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 87-82 22317 Warmside Ave 07/19/89 27' 64207 Second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 89-76 22311 Warmside Ave 06/07/89 25'-6" 39820 Construction of a new two-story single family residence PLANNING COMMISSION RESOLUTION NO. 89-56 22314 Warnsude Ave 08/04/02 CMB02-00326 Second story additions to existing single story PRE02-00018 22302 Warmside Ave 06/15/88 24.96' 37768 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 88-67 22225 Warmside Ave 05/16/90 26'-10" 44729 First and second story additions to existing single story pp 90-14 22215 Warmside Ave 05/07/04 CONOS-00385 Construction of a new two-story single family residence PRE03-00037 92 92
22209 Susana Avenue Rendering
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Photo

-
View

from

5721

Avenue

A
C
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Photo

-
View

from
22207

Shadycroft

Avenue
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96 96
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Photo #6
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Photo #7
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December 28, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of 22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated October 6, 2023, for the new house at the property.

I am writing to state that I support the homeowners in their effort to bujld the project .as .shown ,In the drawings.

Sincerely,
Name(s)
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December 28, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of 22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated October 6, 2023, for the new house at the property.
\ am writing to state that I support the homeowners in their effort to build the project as shown in the drawings.

Sincerely,
Name(s)
Signature
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October 1, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated September 28, 2023, for the new house at the property.

I am writing to state that I support the homeowners in their effort to build the project as shown in the drawings.

Sincerely,
Name(s)
Signature
Address
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October 1, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of 22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated September 28, 2023, for the new house at the property.

I am writing to state that I support the homeowners in their effort to build the project as shown in the drawings.

Sincerely,
Name(s)
Signature
Address
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ITEM BC
ATTACHMENT 6

CORRESPONDENCE
ATTACHMENT 6
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Velazquez, Luis
From:

Sent:

To:

Cc:

Subject:

Follow Up Flag:

Flag Status:

From:

CDD Info
Wednesday, January 3, 2024 8:10 AM
Oorts, Leo
Martinez, Oscar; Ramirez, Michelle
FW: compliant against 2 story house building proposal 22209 Susana Avenue, Torrance Follow up
Flagged
Sent: Wednesday, January 3, 2024 1:01 AM
To: CDD Info <[email protected]>
Subject: compliant against 2 story house building proposal 22209 Susana Avenue, Torrance You don't often get email from . Learn why this is important Many of the neighbors living around 22209 Susana Avenue Torrance, CA 90505 are having issues with the two story house the new owners want to build where a one story house has been since the beginning. https://www.google.com/maps/@33.826793.-
118.3740255.3a.75y,245.71 h.90t/data=!3m6! 1 e 1 !3m4! 1 sxaDuAn0ckthjRzZLS2A-kA!2e0!7i 16384!8i8192?entry=ttu We all reside in the hillside overlay area where its hilly and some of us have ocean views so we are very sensitive to any views that are taken away.

There is already much animosity among the neighbors against the new owners who "seem to have some inside pull" because normally, based on the rules, without everyone's signature or the neighboring houses, a 2 story house should not be able to be built if its going to block someone's view.

I've seen the flags waiving in the air and the proposed house is way too big for that little piece ofland and would really block the neighboring houses airy feel. If the neighbors who have lived in their houses for years don't want their view to be negatively impacted then they should have the right to not have things change. I don't want that huge eyesore to be in front ofmy kitchen view. Sorry, I do not approve of this 2 story house being built in front ofmy view.

Even from my house, it would block the airy feel I currently enjoy. Please stop this nonsense and protect the current resident's view as you are supposed to. There were some two story homes built down below on the bottom of the hill, but this house is still somewhat on the hill so it shouldn't have the right to build a 2 story house blocking the views of the houses right in front of it. Please come down and see it yourself and see if it would bother you if you lived right next to it.

If the neighbors have not approved nor signed permission then it should be no able to be built. Why are they getting preferential treatment? Is it because they are in the construction business and have some close ties with the city? Best,
Esther "Star" Kimm
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Velazquez, Luis
From:

Sent:

To:

Cc:

Subject:

Attachments:

Hello Mr. Velazquez,
Matt Minich < >
Tuesday, January 2, 2024 3:32 PM
Velazquez, Luis; CDD Info
Minich Jen
22209 Susana Ave. Hillside Overlay Feedback
22209_Susana_Hillside_overlay_feedback_compressed.pdf
Please find a PDF attached to this email that includes a letter from my wife and I related to the Precise Plan and Hillside Overlay development on 22206 Susana Ave.

If you have any questions please email me or call me at the number below.

Best Regards,
Matt
Matt Minich
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To:

Attention:

City of Torrance
Planning Commission
3031 Torrance Blvd.

Torrance, CA 90503
Luis Velazquez
Planning Assistant
[email protected]
Tel: 310.618.5930
Subject: Precise Plan and Hillside overlay for 22209 Susana Ave, Torrance, CA.

To Whom it may concern,
We are the homeowners directly across Avenue A from the proposed new construction project at 22209 Susana Ave, Torrance, CA. When we purchased the property in 2015, in addition to having a nice community like Torrance to raise our kids, our number one criteria for our house selection was to have a special view. During the purchase process we learned about the hillside overlay rules and consulted with many local experts on how the process works and how it protects us from development that would diminish the view. Given that the rules require any new development not have an adverse impact on our view or land value, we felt confident in purchasing, knowing that we were protected.

The view from our property includes a clear view of south Torrance Seaside valley and an extensive and unobstructed view of Palos Verdes hills. As you can see from the attached pictures, the view is beautiful during the day and is especially beautiful at night with the sparking lights on PV. One other time of day that is exceptional is at sunset when we can watch the sun's reflection of the windows on the hillside. This is a spectacular view and we cherish it tremendously. We get comments from our friends when they come to visit about how amazing the view is.

You may recognize our address because we had plans approved for a remodel in May of 2023. We submitted, and were approved, for a precise plan even though our conservative remodel did not include any new build that was higher than the existing roof. When we went before the planning commission, there was not a single neighbor who raised a concern. There was even a comment by a commissioner that they rarely see a case like this where there are no objections. Part of those plans is to add a window on the front of the house, just to expand the opportunity to see the amazing view that has so much value to us.

It is our understanding that the owners of 22209 Susana have submitted information to you indicating that there were no concerns from neighbors and that the proposed construction would not block the views of neighbors or impact neighborhood beauty. We are writing to make sure you know that this is not accurate and we are strongly opposed to the proposed development.

If the new construction is approved as drawn, the house will go above any horizon that we can see in nearly 180 degrees. It will completely eliminate the view that we so cherish with this property. The development will have a substantial and adverse impact on our enjoyment of the property, the inherent 110
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value in our ownership of the property every day, and the actual value of the property, if we ever chose to sell. We see this property as our forever home and it is not just the view today and the value today that we need to preserve, it is the view for the rest or our lives and hopefully our children's lives.

We met with the new owners/builder a few times and discussed the hillside overlay and planning process. At those meetings we indicated to them that the view was very important to us and we hoped that they would take it into consideration with their plans. They shared the plans with us, but it was very difficult to tell the impact from two dimensional drawings. It was not until the silhouette went up that we were able to determine the negative impact on our view. For the last two months we look every day, with grave concern, at the outline of the house that will take away our valuable view.

The owners told us they told their architect they wanted a modest house around 3,000 feet but the architect convinced them to go bigger. Instead of being conservative and listening to our concerns for our view, they designed a house that went nearly to the maximum values allowed by city rules in every single dimension. Additionally, the second story stretches the entire usable depth of the lot, maximizing the impact on our view of Palos Verdes. You will see below that in each of the key metrics, Height, BFA, Floor Area Ratio and Lot Coverage, the proposed building is stretched to maximum values.

It is very clear that the builders wanted to maximize their value, and in doing so, they are minimizing our value.

In summary:
• The proposed development WILL have an adverse impact upon the view of our property. • The development has NOT been located, planned and designed so as to cause the least intrusion on the views from our property.
• The design WILL have a harmful impact upon the land values and investment of our property. • Granting an application WOULD BE materially detrimental to our property.

For these reasons, we ask that you do not approve the proposed development at 22209 Susana Ave. If you have any questions or want to walk the property, please contact us at the numbers below or via email.

Sincerely,
Matt and Jen Minich
5803 Avenue A
Torrance, CA 90505
Pictures from our property:
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The proposed dimensions:

First Floor Living
Second Floor Living
Total House Living
Garage
Total Area
Decks 320 sq. ft.

Lot Area: 6,918 sq. ft.
1,634 sq. ft.
3,466 sq. ft.
3,466 sq. ft.
450 sq. ft.
3,916 sq. ft.

Max. Allowable B.F.A. 6,918 x 0.6 = 4,151 sq. ft.

Height: 93% of the maximum height allowed
Proposed height : 25.1 feet
Maximum allowed: 27 feet
BFA : 99.87 % of allowable
Proposed 4,146 sq. ft.

Allowable 4,151 sq. ft.

Floor Area Ratio(FAR) : 94.3 % of allowable
3,916 sq. ft./ 6,918 sq. ft.= 0.566
Lot Coverage: 97.75% of allowable
2,705 sq. ft./ 6,918 sq. ft. = 39.10%
Maximum allowed < 40%
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Velazquez, Luis
From:

Sent:

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Subject:

Follow Up Flag:

Flag Status:

Creative Indulgence PH <
Saturday, December 30, 2023 4:54 PM
Velazquez, Luis; Martinez, Oscar; CDD Info
22209 Large rebuild concerns
Flag for follow up
Flagged
Some people who received this message don't often get email from Hello Luis,
. Learn why this is important
I'm writing to you to let you know that I'm concerned about the house that is being built directly across the street from my house at 22206 Susana Ave, Torrance CA 90505. Unfortunately, we have been very busy over the holiday and not able to write sooner. I thought we lived in an area that protected our views etc. from our conversation on the phone that the city was already approving it, what is that all about? It sounds like you just want to move this thing forward without the proper channels. That house is going to completely block all of our views of everything, hills, homes in the distance, lights and the sun and lose our privacy. We don't mind the house being rebuilt, but a huge mansion 4k plus square foot house in built right in front of us, then I notice they are also building a roof top patio on top of that, so then they may need umbrellas or shade on the roof top and they will go even higher and then there is no stopping other builders to come in and move to the next house and so on .. soon I will just be able to look at the houses that are directly across the street from me and lose all value of this house of the view that was protected ?
I thought that a notice had to be posted and show where we can voice our concerns or a hearing. I found out from my neighbors that is Jan 17th, but were not made aware of this and I'm directly across the street ?? When you dropped your card off at my house, I called you because of my concerns with the build, but did not know why you dropped the card off, just thinking there must have been a note or something. When speaking to a contractor friend, I was told that the city would send something out about the build and when checking your website https://www.upholdhillsideoverlay.org/planning-process it says that something would be sent, but I was told by other neighbors we had to get something to you by Jan 3 to count ? We are concerned that not only will we lose our view of the hills behind that location, but also the size of the house they propose to build is going to be a massive eyesore, oversized house that does not fit in this area and understanding it's for just 2 adults and a child. It just doesn't make since that they are building such a big house for only 3 people, to me they are building big to resell, not for the better of the neighborhood only better for them and concerned about my privacy and the noise when they have a roof top party.

It will block the sunsets we enjoy and the views of the houses in the distance and pretty lights at night. I just feel that the breeze and view we get will be obstructed, let alone the property value of our property will decrease as theirs will increase, what they are proposing is Massive build. I would like to see something change at that location, but something more moderate and not completely blocking us. One of my Neighbors tried talking to them and (this is hearsay as I did not hear it myself) when they found out the neighbors didn't like the new plans, wanted to work a deal for them not to show up to the hearing. Honestly, I don't want to have those conversations with the new owners. They show up without warning and want to talk, but I'm not prepared to speak to them. Today they showed up to my house about 12:30pm and I was at work and saw them (on my Ring camera), they were taking photos from my porch. I'm trying to understand the correct process to move forward without conflict from the new owners. Looking forward to a fair solution of the build and consideration of the neighborhood and those around it. 1 119
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91.41.6 PLANNING AND DESIGN.
(Amended by 0-3477)
No construction and no remodeling or enlargement of a building or structure shall be permitted unless the Planning Commission (or the City Council on appeal) shall find that the location and size of the building or structure, or the location and size of the remodeled or enlarged portions of the building or structure, have been planned and designed in such a manner as to comply with the following provisions:
a) The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity;
b) The development has been located, planned and designed so as to cause the least intrusion on the views, light, air and privacy of other properties in the vicinity;
c) The design provides an orderly and attractive development in harmony with other properties in the vicinity; d) The design will not have a harmful impact upon the land values and investment of other properties in the vicinity; e) Granting such application would not be materially detrimental to the public welfare and to other properties in the vicinity; f) The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity.

Thank you,
Pierre Hoffmann
President / Creative Designer

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Velazquez, Luis
From:

Sent:

To:

Subject:

Abrahim and Jenny Bagheri <
Monday, January 1, 2024 8:34 PM
Velazquez, Luis
>
Correction to Opposition to Proposed Second-Story Development at 22209 Susana Ave. - Hillside Overlay - PRE23-00013
You don't often get email from
Hi Luis,
. Learn why this is important
I'd like to note that any reference to the proposed development being 50 feet away should be corrected to approximately 200 feet away.

Thank you.

Abrahim Bagheri and Jennifer Meyer Bagheri
On Fri, Dec 22, 2023 at 3:43 PM Abrahim and Jenny Bagheri< > wrote:

Dear City of Torrance Planning Department, Planning Commission, and City Council:

We have resided in Torrance for nearly 30 years and are writing as concerned owners of a property in the Hillside Overlay, near the proposed second-story development at 22209 Susana Avenue. We purchased our modest 1,430 square foot home on a 6,501 square foot lot in 2017, envisioning it as our forever home where we would raise our two young children. This proposed development poses significant adverse impacts, threatening not only our privacy and cherished views but also the overall aesthetic and ambiance of our beloved neighborhood. We appreciate the need for growth, but firmly believe that this project should be denied for the broader community's well-being.

When we purchased our home, we deliberately chose it for the unique neighborhood character and scenic views. Our real estate agent explicitly informed us about the Hillside Ordinance, underscoring the significance of preserving these valued attributes for all residents.

Having outlined the personal and community significance of this issue, it is essential to now turn to the specific legal framework governing such developments, particularly as delineated in the Torrance Municipal Code.

Noncompliance with Hillside Ordinance:

The Torrance Municipal Code states, in pertinent part:

91.41.6 PLANNING AND DESIGN.
(Amended by 0-3477)
No construction and no remodeling or enlargement of a building or structure shall be permitted unless the Planning Commission (or the City Council on appeal) shall find that the location and size of the building or structure, or the location and size of the remodeled or enlarged portions of the building or structure, have been planned and designed in such a manner as to comply with the following provisions:
a) The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity;
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b) The development has been located, planned and designed so as to cause the least intrusion on the views, light, air and privacy of other properties in the vicinity; c) The design provides an orderly and attractive development in harmony with other properties in the vicinity;
d) The design will not have a harmful impact upon the land values and investment of other properties in the vicinity;
e) Granting such application would not be materially detrimental to the public welfare and to other properties in the vicinity;
f) The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity.

Notably, the municipal code provides that each of these elements are requirements. All of the statements above must be met before a plan is approved. These conditions are not factors and they are not optional.

While opposition letters from neighbors can be informative, they should not be the primary basis for the City's decisions on proposed developments. Enforcing the TMC Hillside Overlay Ordinance is crucial, regardless of the presence or absence of opposition letters, to ensure compliance with TMC section 91.41.6. For instance, on December 21, 2023, Assistant Planner Luis Velazquez indicated his preliminary approval for the two-story house, despite receiving multiple opposition phone calls and a written objection from a neighbor. This stance was taken prior to the issuance of public notices and amid the holiday season. Moreover, despite his site visit, Mr. Velazquez did not raise any concerns about potential view blockages, emphasized the City's disregard for telephonic opposition, and that he would only consider written objections. This approach highlights the urgency for the Planning Commission and City Council to rigorously examine Hillside Ordinance enforcement.

It is essential for fair and transparent decision-making that there be adherence to both the spirit and the letter of the ordinance, not simply selective enforcement methods such as relying solely on letters from neighbors.

Additionally, it is important to recognize the legal precedent set by the case of Village of Euclid, Ohio v.

Ambler Realty Co. (1926) which affirmed the constitutionality of local zoning regulations. This decision upheld the right of local governments to impose zoning laws that restrict building freedoms in order to protect community interests. The case is a clear indication that cities have the authority to regulate developments like the one proposed at 22209 Susana Avenue, especially when such developments threaten the well-being of the neighborhood and its residents.

The Proposed Development Will Adversely Impact View, Light. Air, and Privacy Subsection (a) of TMC section 91.41.6, repeated here, states, "The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity." The proposed development is situated merely 50 feet away from our property line. The proposed development will obstruct our view of the neighborhood trees and greens pace, city lights, rooftops, houses from a distance, and Knob Hill and Avenue A hillsides. A protected view is not limited to the ocean, as the developer suggests in its Substantiation Form. Protected views include views of the hillside, city lights, trees, greenspace, houses from a distance, rooftops, and the sky.

Currently, our home has a panoramic view to the west and northwest that is fundamental to the character and value of our property. This view includes an expanse of neighborhood homes nestled between trees, set against the backdrop of Knob Hill and Avenue A. In the evenings, this vista transforms as the city lights of the homes in the distance turn on, creating a picturesque view. During the holidays, this same view includes Christmas lights on the homes to the west and northwest of us. The proposed development, however, threatens to drastically alter this cherished view.

Positioned just 50 feet from our property line, the new two-story structure would rise prominently into our current 2 125
125
sightline, obstructing significant portions of this scenic panorama. The loss of these views would not only diminish the aesthetic and emotional value of our home but also disrupt the sense of openness and connection to the natural surroundings that we hold dear. The view obstruction would irreversibly change the essence of what makes our house our forever home and would negatively impact the overall character and ambiance of our neighborhood. Attached to this letter, please find photographs that illustrate our current views, demonstrating the significant impact the proposed development would have.

Consider these properties for perspective. They were marketed as having the same views that 22209 Susana Avenue will remove from our home and the neighborhood if the City approves the project. 22332 Warmside Ave.
o This home was marketed as having views of "hills" and "city lights" 22502 Redbeam Ave.
o This home was marketed as having "inspiring city & Palos Verdes views" 22207 Redbeam Ave.
o This home was marketed as having views of "city lights" and a view of the "hills" 24532 Park St.
o This home was marketed as having a view of the "Trees/Woods" and a bedroom with a "wide-open view of the tree tops"
2582 Vista Del Sol, La Verne
o This home was marketed as having "a great view over the rooftops!" 21236 E Cloverland Dr, Covina
o This home was marketed as having "a living room with a view of rooftops." The properties cited above, especially those nearby on Warmside and Redbeam Avenues, are key benchmarks. They show the value added by unique views, including city lights and hills, to our neighborhood.

Even properties a bit further, like on Park St. in Torrance, and those in La Verne and Covina, are relevant.

They highlight that views of trees and rooftops contribute to a home's appeal and value. The proposed development threatens these views. This is not just about our individual views but about preserving the visual character that supports our area's property values.

The proposed development will also have an adverse impact on our backyard privacy because we will no longer be able to comfortably enjoy our backyard without wondering whether the neighbors are peering into our yard from their east-facing French doors and multiple east-facing windows. We spend the majority of our free time outdoors in our backyard enjoying the privacy it provides looking out to the west. This second-story will result in direct, continuous, unmonitored visual access into our backyard and living room. This invasion will pose an undue burden and adverse hardship because our backyard is routinely used by my young children. As parents, we need to ensure the privacy and protection of these minor children.

The open and air ambiance of our backyard will be adversely impacted because the second story will tower above our line of sight in our backyard, living room, and dining area. Currently, facing west, no other home towers at or above our sightline. This was the main reason why we bought this house and decided it was our forever home.
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The proposed development's design, including its retaining wall will restrict air flow and ventilation throughout the neighborhood and into our house. Our west-facing backyard and west-facing living room would be the most affected. Our ocean breeze which is currently unobstructed would be blocked by the proposed development's second-story.

We are just one of the multiple neighbors whose views, light, air, and privacy will be adversely affected. For example, we are aware of at least one neighbor whose view of the entire Palos Verdes Peninsula would be removed if the City approves this development. This is not only unjust but is a clear violation of subsection (a) of 91.41.6.

The Proposed Development is Not in Harmony with Properties in the Vicinity The proposed development will stand out like a sore thumb. Contrary to the developer's claim in their Substantiation Form that there are "many 2 story homes in this vicinity," there are very few two-story homes in this vicinity.

First, the developers fail to specify the addresses of the two-story homes are in the vicinity, how many there are, when they were built, whether they were built before or after the Hillside Overlay ordinance was passed, whether there was any opposition to their development, how far they are from the proposed development, and whether there was any adverse effect on neighboring properties at the time of development. These are questions that we hope the City asks.

According to our preliminary research, out of approximately 52 houses on the block, only nine two-story houses exist. Of those, only four were approved after the Hillside Overlay ordinance was passed, the closest of which is approximately half a block away (12 houses down the street) and approved in 2008, over 15 years ago. Therefore, a two-story design is not common for other properties in the vicinity and permitting this project to move forward will contribute to a feeling that the neighborhood is being overbuilt and mansionized.

Additionally, as stated previously, the pr,oposed development will adversely impact views, light, air, and privacy. Multiple neighbors are in opposition to this development due to the adverse impacts it will cause and because it is not in harmony with the other properties in the vicinity.

The Proposed Development Will Negatively Affect Land Values and Investment of Other Properties The development of a towering 3,456 square foot two-story house will certainly negatively affect land values and investment of other properties.

As explained above in listings of residential single-family homes, real property values are adversely affected when their views of city lights, hills, trees, and rooftops are obstructed by a towering second story-house.

A neighboring house with no views or less views will sell less than a house with full views. A partial hillside view house will sell less than a full hillside view house. Investors are much less likely to invest in a neighborhood where their valuable view can easily be taken away simply by having a developer with no ties to the neighborhood apply for an exemption and obtain approval over multiple neighbors' oppositions.

The City created the Hillside Overlay ordinance to prevent the exact scenario at issue with this proposed development. To approve this development would go against the spirit and intention of those who implemented the ordinance in 1977.

The Proposed Development Will Be Materially Detrimental to the Neighborhood As explained above, the proposed development will adversely affect multiple neighbors' views, air, light, and privacy. It will not be in harmony with the surrounding properties but will cause unfair precedent to mansionize the neighborhood at the expense of neighbors in opposition and neighbors who were denied the same exact request in the past.
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(
The proposed development will adversely impact the neighborhood's character and streetscape. It will crowd the neighboring properties. An unnecessary second level will overshadow smaller, traditional homes, altering the skyline and the sense of open and airy space in the area.

The Proposed Development Will Cause an Adverse Cumulative Impact on Other Properties in the Vicinity
As explained above, the proposed development will not just affect one neighbor. The proposed development has a community-wide adverse impact on the properties in the vicinity because it will obstruct multiple neighbors' views. New owners currently residing in the vicinity relied on the Torrance Municipal Code Hillside Overlay Ordinance when they purchased their home. They believed and currently believe that the City would enforce its rules as written. Torrance residents in the Hillside Overlay are relying on the Planning Commission and City Council to prevent a newcomer developer from steamrolling their plan through the City despite the adverse impacts on longtime established neighbors' property value, view, air, light, and privacy.

I ask that the Planning Commission and City Council members visit the proposed development, look at the silhouettes as they walk along the sidewalk and as they drive along Avenue A heading east off of Prospect. Doing so will show you how out-of-place this towering proposed development will be. It will also show you the large shadows it will cast both on the street, sidewalk, and neighboring properties. Neighbors will be subjected to less sunlight and more darkness if this is built and it will adversely impact the natural light in surrounding homes and public spaces.

The proposed second-story construction also presents broader concerns that affect the entire neighborhood and Hillside Overlay.

The Proposed Development Will Negatively Impact the Ambiance and Character of the Hillside:

Approving this project risks altering the open, airy ambiance that defines the Hillside. Factors such as light, air, views, and privacy, which are cherished by residents, would be compromised, leading to irreversible changes to our community's character. Part of our cherished view includes a view of houses that are some distance away, which gives a feeling of open space, instead of a view of a wall of the neighboring house, which with further development, can become nothing but walls of buildings everywhere you look. Do we really want to mansionize the Hillside Overlay by permitting this development? The Proposed Development is Inconsistent with Past Decisions Involving the Hillside Overlay:

Several neighbors have been denied permission to build two-story homes in this vicinity or were informed upon purchasing their properties about the impossibility of constructing a second story due to the Hillside Overlay ordinance. Granting an exception in this instance would set a precedent that would undermine the integrity of established regulations, would be contrary to law, and would be unfair to all of the neighbors to whom the City denied approval.

The Developers Have Alternative Solutions:

The purported necessity for a second-story dwelling is questionable, given that numerous families successfully reside in smaller homes that can be remodeled to suit modern needs. The proposed construction appears to prioritize individual gain over the broader community's well-being. Has the City determined whether it is feasible to build a single-story house? Has the City run its own calculations to determine whether the proposed development can be built as a single-story house without adversely impacting the view, light, air and privacy of other properties in the vicinity? According to lot square footage of 6,918, it appears feasible to construct a 3,456 square foot single-story house on one level. If it is not, a smaller single-story footprint would not be detrimental to the developer as it has not yet been built and no one is requiring the developer to build such a large house. Is a 3,456 square foot house objectively necessary? What Are the Developers' Intentions?
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The recent purchase of the property in August 2023 raises questions about their awareness of the Hillside restrictions. Opting to build a two-story house in this area, rather than in a zone without such restrictions, suggests an attempt to circumvent regulations to maximize their property value at the expense of their neighbors.

According to the "Substantiation Form" that the proposed developers submitted, they claim they should be allowed to build a two-story house because they:
• Will not hurt the view, light, air, and privacy of any property in the area. • Will not hurt anyone's ocean view.
• Will not hurt any other properties in the area.
• Will not block anyone's light.
• Will not block anyone's breeze.
• Will significantly boost land values.
• Will not negatively affect any Torrance neighbors.
• Will not set a precedent to any other neighbors in the area • Will be financially hurt if they are not allowed to build this second-story house.

The developer's Substantiation Form raises more questions than answers and is unsettling. These responses should prompt the City to ask, what research, if any, did the developers do before making these claims? Unfortunately, the developers failed to mention that the proposed development would obstruct their neighbor's Palos Verdes Peninsula view. They also failed to consider their neighbors' desire for privacy in their homes and backyard. They simply made blanket statements without conducting the appropriate research in an attempt to steamroll this plan through.

The developer claims that a 3,456 square foot two-story house is financially necessary and that not building it will be a financial hardship. This claim is difficult to understand considering that, according to public records, the developers bought the existing house for $1,235,000 in cash.

The developer's "unreasonable hardship" argument has no merit if they bought this house cash and would still have enough money left to tear it down to build a mansion. No one is forcing the developers to build this. They are choosing to build a second story home. They chose to buy in an expensive neighborhood. They are choosing to tear down the existing structure instead of remodeling it or adding onto the existing structure. They are choosing to build up instead of building out. There are other neighborhoods in the Southbay where the developers could have purchased a completely remodeled second-story home without violating the Hillside Overlay ordinance in our City.

Fairness and Consistency:

All residents should be subject to the same regulations and opportunities. Any deviations from established rules should be justified on objective grounds that serve the public interest, rather than benefiting a select few.

For this proposed development, allowing an exception to the established Hillside Overlay ordinance, despite the opposition and adverse impacts, would not only be unfair to other residents but would also undermine the trust in our City's commitment to equitable and responsible development.

In summary, the owners had alternative options to meet their needs without violating the Hillside Overlay ordinance. We respectfully request the Planning Commission and City Council consider these concerns and uphold the Hillside Overlay ordinance's intent to preserve the unique character of our community. We believe in thoughtful development that respects existing regulations and serves the collective interests of Torrance residents.

Due to the foregoing, we respectfully request that the City deny the proposed development. 6 129
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Thank you for your attention to this matter.

Sincerely,
Abrahim Bagheri and Jennifer Meyer Bagheri
22213 Shadycroft Avenue
Torrance, CA 90505
7 130
130
ITEM 8C
ATTACHMENT 8

PREVIOUS STAFF REPORT AND SUPPLEMENTAL MATERIAL
(JULY 24, 2024)
ITEM 8C
ATTACHMENT 8
131
131

AGENDA ITEM NO.

DATE:

July 24
, 2024

TO:

Planning Commission

FROM:

Luis Velazquez, Planning A
ssociate

Leo Oorts, Planning Manager

SUBJECT:

22209 Susana Avenue

(APN
7515
-
001
-
025
)

Precise Plan of Development (PRE23
-
0001
3 )

Consideration of a
Precise Plan of Development to

allow

the construction
of a new two
-
story single
-
family residence
,

on property located within the
Hillside Overlay in the R
-
1 Zone at
22209 Susana Avenue (APN
7515
-
001
-
025
)
.

RECOMMENDATION

Recommendation of the Community Development Director that Planning Commission conduct a

public hearing

and

consider adoption of

Resolution No. 24
-
003

for

approv
al

of
a Precise Plan of Development to
allow
the construction of a new two
-
story single
-
family
residence, on property located

within

the

Hillside

Overlay in the R
-
1 Zone at 22209
Susana Avenue (APN 7515
-
001
-
025)
, and
determine
a

Categorical Exemption
for the
project
in accordance with

Guidelines for Implementation of the California Environmental Quality Act

(CEQA)
; Article 19, Section 1530
3 (
New Construction
)
.

EXECUTIVE SUMMARY

The

project

applicant
,

Douglas Leach (Kirk Feldkamp)
,

request
s approval by the Planning
Commission
to allow the construction of a new two
-
story single
-
family residence, on
property located within the Hillside Overlay in the R
-
1 Zone at 22209 Susana Avenue.

The development standards of the R
-
1 Zone (Single Family Residential District) as well
as the planning and design provisions of the Hillside Overlay

are applicable to the project
,
and therefore require discretionary
review and approval
of
the following entitlement:

•

Precise Plan of Development (PRE) to allow new
construction above 14’ in height
.

On January 17, 2024, t
he
Planning Commission held a public hearing to consider the subject request.

At th
at

meeting
, the applicant
provided an overview of the project
and
after some deliberation
the applicant
requested a continuance to
a date uncertain to
allow
additional time to
conduct public outreach and
consider design changes to the project
.

A
motion
for
continu
ance

to a date uncertain was approved
by a vote 6
-
0 .

A
copy of the
previous

staff report has been included as an attachment

(Attachment
3 ).

Since that meeting,
the applicant has been working with staff on potential design changes to the project

that include
reducing
the
total floor area from 3,906 square feet down to
3,675 square feet, as well as lowering the
overall height from 25.1
’

down to 24.6
’
.

132
132
O
n
April 12, 2024
, t
he applicant submitted revised plans and a revised Silhouette Certification Form
.

Staff has
thoroughly reviewed the

project
, as revised,

and
has
determined the project
is consistent with the Low
-
Density Residential land use
designation

and
complies with the objective development standards of the R -
1 Zone

as
well as
the planning and design provisions of the Hillside Overlay , an
d does not require
further
environmental

review
.

Staff notes a recommendation for denial had previously
been made

for the original project
; however,

staff is now recommending approval of the
revised project.

The balance of this report provides an overview of the

revised

project.

DISCUSSION

Building Floor Plan

The first floor area measures
1,640

square feet and features a contemporary
, open

floor
plan that increase
s

natural light and promote
s

accessibility between different living areas.

The first floor contains
a guest

bedroom

and

bathroom, one half
-
bathroom, an open
kitchen
,

dining area

and great room
, and a two
-
car garage. The great room and dining
area are positioned at the rear and feature large sliding doors that open toward the rear covered outdoor living area, offering seamless continuity between indoor and outdoor areas. The new garage me
asures 450 square feet and is orientated toward
s
the
east
.

Staff notes the existing driveway will be repositioned along Susana Avenue to accommodate the new location of the garage and to provide greater separation from the intersection.

T
he second floor area measures
1,585

square feet and
features a traditional
floor plan with separated rooms for comfort and privacy

and that

include two bedrooms
with personal bathrooms, a
main
suite, and a laundry room.

Building Setbacks

and Site Improvements

The residence is centered on the lot, providing a 20.12 ’

front yard setback, a 6.5
’

side
yard setback to the south, a 10.63
’

exterior
side yard setback to the north, and a 21.39
’

rear yard setback. All setbacks meet or exceed the minimum requirements of the R -
1 Zone
.

Staff notes an existing retaining wall in the rear yard area would be reconstructed parallel to the rear property line.

T
he applicant is advised that retaining walls are limited to a maximum 5’ in height and would be verified at the time of plan check.

Staff
also
notes

the cover sheet indicat
es

a
new
pool
is

part of the scope of work
; however, the
applicant has confirmed
th
at

note was
inadvertently

kept on the plans. Staff has added
a

condition
of
approval
that
requir
es
the applicant to remove the new pool from the scope
of work at t
he time of plan check.

Building Height

As previously mentioned, th
e applicant had
originally
proposed
a two
-
story residence
measuring

25.1’ in height from the topmost ridgeline (128.0’) down to the lowest adjacent grade (102.9
’
)
.

The proposed
two
-
story
residence
, as revised,

has been lowered and
measures 24.
6 ’ in height from the topmost ridgeline (12
7 .0’) down to the lowest adjacent
grade (102.
4 ’
),
and is
within the allowable 27’ height limit for a two
-
story residence in the
R
-
1 Zone. Staff notes for properties located within the Hillside Overlay, new construction is allowed to exceed 14’ in height with approval by the Planning Commission.

133
133
Lot Coverage
,
Open Space
, a
nd

Floor Area Ratio

As previously noted in the report, the proposed residence is positioned at center of the project site, thus allowing a large open space in the front and rear yard areas. The total usable open space in the front and rear yard areas measure 4,705

square feet (
68 %),
which
exceeds
the 33% minimum open space requirement of the R
-
1 Zone. The total land
area covered by the residence measures
2,461

square feet (3
6 %), within the allowable
40% lot coverage limit of the R
-
1 Zone. Utilizing gross square feet, the propo
sed
residence measures
3,675

square feet in floor area resulting in a 0.
53 Floor Area Ratio
(FAR), within the allowable 0.60 FAR limit of the R
-
1 Zone. Staff notes the project is not
subject to the net interior 0.50 FAR limit of the Hillside Overlay, as it does not involve remodeling or additions to an existing residence
.

Provided below is a summary of the proposed residence:

22209 Susana Avenue

Revised Proposal

Original Proposal

Lot Area

6,918

Proposed
Building Height

24.6 ft

25.1 ft

Maximum Two
-
Story Building Height Limit

27 ft

Proposed
First

Floor
Area

1,640

1,634

Proposed
Second

Floor A
rea

1,585

1,822

Proposed Garage Floor Area

450

Proposed Total Floor Area

3,675

3,906

Proposed Lot Coverage

35.6 %

2,461
sf

39%

2,705 sf

Maximum Lot
Coverage Limit

40 %

2,767 sf

40 %

2,767

Proposed Floor Area Ratio

0.53 FAR

0.56 FAR

Maximum Floor Area Ratio Limit

0.60 FAR

Proposed Open Space Area

68 %

4,705

63%

4,465 sf

Minimum Open Space Requirement

33%

2,305
sf

33%

2,305 sf

Hillside Overlay

In accordance with Article 41, Chapter 1, Division 9 of the Torrance Municipal Code, the Planning Commission is required to make a series of findings relating to the planning and design of the project and its potential to have a substantial adverse impact on the view,
light, air, and privacy of properties in the vicinity. The applicant has responded to this requirement in the Hillside Overlay Substantiation Form (Attachment 3).

The applicant
was also required to
re
construct a silhouette of the
proposed two
-
story residence
, as
revised,

to demonstrate potential impacts
.

A licensed engineer has verified the height of
the
revised
silhouette
(Attachment
2 )
,

and staff made field assessments on May 1,
2024,

134
134
and May
8, 2024
.

Staff notes t
he applicant also

conduct
ed

additional outreach to ensure
the proposed residence
, as revised,

did not adversely affect any neighbors.

During the most recent field assessments, staff met with the property owners at 22206 and 22215 Susana Avenue and 5803 Avenue A

with the purpose of conducting outreach,
sharing the revised plans, and for consideration of any potential substantial adverse impacts the proposed residence may have on view, light, air, and privacy. Staff also contacted the neighboring property owner at
22212 Susana Avenue to discuss the project
plans and assess any potential impacts. The property owner at 22212 Susana Avenue
did

not express any concerns.

Field assessments were not conducted from other properties located along Avenue A, Susana Avenue, nor
Shadycroft Avenue due to their distance away from the project site, changes in elevation, and in the judgement of staff, the unlikelihood to have a substantial adverse impact to view, light, air and privacy. In addition, field assessments were not conducte
d from properties located outside the City of Torrance west of the project site.

Staff met with
the property owner of 5803 Avenue A to discuss the reconstructed silhouette and
consideration of any potential substantial adverse impacts the proposed residence may have on view, light, air, and privacy.

When standing in the front living room
looking south, staff observed the
reconstructed
silhouette, neighboring residences, trees
in the vicinity, and further away the Palos Verdes hills.

Staff noted the new silhouette

alleviated a portion of the
prior
view concern thus allowing
a
greater
vie
w of
the
southwestern

Palos Verdes Hills
.

The property owner expressed that while the
re are
improvements to
view, the southeastern perspective remains obstructed, leading to continued opposition to the project.

While acknowledging that a portion of the existing
view will be obstructed, the applicant has made efforts

to mitigate this impact by reducing
the height and second
-
floor area
.

The efforts include reducing

the floor area from 1,822
square feet to 1,585 square feet

and

removing the second
-
floor balconies

which brought
the second floor 25
’
-
5”

inward.

Additionally, the

applicant

lower
ed

the height by adjusting
the lowest proposed grade from 102.9
’

to 102.4
’
and

reducing the

height by 6
”
, bringing
the total height reduction to
12”
.

the
judgement of staff, based on field observations,
the silhouette placement, and existing site
conditions, the proposed two
-
story residence
,
as revised,

does
not
appear to produce significant adverse impacts to view of the Palos Verdes hills.

The property owner at 22206 Susana Avenue expressed concerns regarding the impact on view and light, specifically
to

views of the neighboring city and homes, along with the reduction of natural sunlight during certain seasons. In the judgment of staff, the proposed residence would not result in a substantial adverse impact on view or light due to the
position
of the
proposed residence

at a lower elevation and the natural variation in sunlight throughout the year.

The property owner at 22215 Susana Avenue expressed concerns regarding the impact on privacy, specifically due to the proposed southeast second -
floor window

that

would
allow direct views into their rear property, living room, and rear bedroom.

In the judgment
of staff, the proposed residence would not result in a substantial adverse impact to privacy since the

proposed southeast second
-
floor window

is
intended
for a bathroom
as well as

the orientation and height of the window

and
would not result

privacy intrusion.

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135

CONCLUSION

In judgement of staff,

the proposed two
-
story residence
, as revised,

conforms to the
planning and design
provisions of the Hillside Overlay and would not have a substantial adverse impact on the view, light, air, and privacy of other properties in the vicinity. For example, the

proposed two
-
story residence
has been revised

to reduce the
overall

height
and
size of the
second floor area
, thus limiting the potential to have a substantial adverse impact to
view
.

The project
, as revised,

is compatible with surrounding homes and is an
appropriate use for this neighborhood. The subject request , as revised,

also
compl
ies
with the objective development standards of the R
-
1 Zone and is consistent with the Low
-
Density Residential land use designation.

Staff recommends approval of the
revised
project, as conditioned.

FINDINGS OF FACT

AND

CONDITIONS OF APPROVAL

Staff has prepared draft fi
ndings

and conditions of approval

for

consideration by the
Planning Commission

that are
listed
in the attached Resolution

(Attachment 1)
.

CODE REQUIREMENTS

Staff has prepared a partial list of
requirements from the Torrance Municipal Code,
California Building Code, California Fire Code, et al.
,

that are pertinent to the project
(Attachment
5 ). Not

all requirements are

provided,

and the applicant is strongly advised
to contact each individual Department/Division for

more information
. The requirements
are not subject to modification and the Planning Commission cannot

waive or alter the
requirements.

PUBLIC NOTICE

were

mailed
on
July

11 , 2024,
to the

registered owner
of properties located within a 500’

radius of the exterior
boundaries of the project site.

Notices were also published in the local newspaper (The Daily Breeze)

and posted

on the
City of Torrance webpage
.

RIGHT OF APPEAL

In accordance with Torrance Municipal Code Section

96.2.5 , decisions made by the
Planning Commission may be appealed to the City Council within 15 calendar days of adoption of the Resolution. For more information, please contact the City Clerk’s Office by telephone at (310) 618
-
2870 or email at
[email protected]
.

PROJECT PLANS

T
he
project plans and all related documents are readily available for public review at the Permit Center (Planning Counter) located at City Hall, 3031 Torrance Boulevard, Torrance CA
90503, during normal business hours open 8:00am to 5:00pm, Monday 136
136
through Thursday, open alternate Fridays. Appointments are available by contacting the Planning Division at (310) 618
-
5990.

ATTACHMENTS

1. Resolution No
.

24 -
003

2. Silhouette Certification

(Revised)

3. Previous

Staff Report

and Supplemental Material

(
January 17, 2024
)

4. Project Plans

(Revised)

5. Code Requirements

6. Correspondence

STAFF

CONTACT

Luis Velazquez, Planning A
ssociate

[email protected]

Leo Oorts, Planning Manager

[email protected]

137
137
ITEM 8C
ATTACHMENT 1
RESOLUTION NO. 24-003
ITEM 8C
ATTACHMENT 1
138
138
PLANNING COMMISSION RESOLUTION NO. 24
-
003

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, APPROVING A

PRECISE PLAN OF DEVELOPMENT AS PROVIDED FOR IN
DIVISION 9, CHAPTER 1, ARTICLE 41

OF THE TORRANCE

MUNICIPAL CODE TO ALLOW THE CONSTRUCTION OF A

NEW TWO
-

STORY SINGLE
-

FAMILY RESIDENCE, ON

PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY IN
THE R
-
1 ZONE AT 22209 SUSANA AVENUE

(APN 7515
-
001
-
025)
.

PRE23
-
00013: DOUGLAS LEACH (KIRK FELDKAMP)

WHEREAS
, the Planning Commission of the City of Torrance conducted a public hearing on
January
17,

2024
,

to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk Feldkamp)
to allow the construction of a new
two
-
story single
-
family
residence, on property located within the Hillside Overlay in the R -
1 Zone at 22209 Susana
Aven
ue (
APN 7515
-
001
-
025)
;

WHEREAS,
the matter was continued
to a date uncertain

to allow the applicant additional
time for public outreach

and project redesign
; and

WHEREAS
, the Planning Commission of the City of Torrance conducted a public hearing on
July 24
, 2024
,

to consider an application for a Precise Plan of Development filed by Douglas
Leach (Kirk Feldkamp)
to allow the construction of a new two
-
story single
-
family residence, on
property located within the Hillside Overlay in the R
-
1 Zone at 22209 Susana Avenue

(APN 7515
-
001
-
025)
; and

WHEREAS
, the Planning Commission of the City of Torrance does hereby find and determine as follows:

That the property is located at
22209 Susana Avenue

(APN 7515
-
001
-
025)
;

That the property is described as Lot 181 of Tract 17921 as per map recorded in the Office of the Los Angeles County Recorder, State of California;

That the proposed
construction of a
new
two
-
story single
-
family residence is

Categorically
Exempt by the Guidelines for Implementation of the California Environmental Quality Act, Article 19, Section 15303
(
New Construction
)
;

That the
proposed residence
, as revised

and conditioned
,

complies with the objective
development standards of the R
-
1 Zone to the extent applicable, and is consistent with the Low Density Residential designation of the Land Use Element of the General Plan of the City of Torrance;

That the proposed residence, as
revised and
conditioned, will not have a substantial adverse
impact upon the view, light, air, and privacy of other properties in the vicinity because the proposed two
-
story residence
, as revised,

has been designed to preserve existing views of
the Palos Verdes hills that are observed from the property at 5803 Avenue A;

139
139
f)

That the proposed

residence
, as revised, has been located, planned, and designed to minimize the intrusion on views, light, air, and privacy of other properties in the vicinity because the project includes a reduction in overall height and a decrease in the second -
floor
area to addr
ess and alleviate view obstruction concerns.

In addition, the rear balcony was

removed from the project plans to further alleviate the view obstruction concerns.

These
revisions ensure that the new residence causes the least int rusion on the views from adjacent
properties, thus limiting potential adverse impacts on surrounding properties. ;

That the design

of the proposed residence
, as
revised and
conditioned, provides an orderly
and attractive development in harmony with other properties in the vicinity because the
architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest
and
the proposed exterior design elements are in
keeping with the architecture and finishes of other recently developed properties;

That the design

of the proposed residence
, as
revised and
conditioned, will not have a harmful
impact upon the land values and investment of other properties in the vicinity

because the
proposed residence will be constructed in such a way that there is no exposure to public view of plumbing, electrical, mechanical equipment, ducts, pipes or other construction appurtenances normally associated with a residential structure, and

will not result in a
substantial change in the physical conditions which exist in the area
;

That granting such application, as
revised and
conditioned, would not be materially
detrimental to the public welfare and to other properties in the vicinity because a single -
family
residence is an appropriate use for this property and the proposed residence, as conditioned, has been designed so as to
limit potential adverse impacts to view, light, air, and privacy; and

That the proposed residence, as
revised and
conditioned, would not cause or result in a
substantial adverse

cumulative impact on other properties in the vicinity because it conforms to the Low Density Residential designation of the Land Use Element of the General Plan of the City of Torrance and the residence has been designed so as to limit potential adverse i
mpacts to view, light, air, and privacy;

WHEREAS
, the Planning Commission by the following roll call vote APPROVED PRE23 -
00013, subject to conditions:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED

(APN 7515
-
001
-
025)
, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That the use of the subject property for a single family residence shall be subject to all conditions imposed in Precise Plan of Development 23
-
00013 and any amendments thereto
or modifications thereof as may be approved from time to time pursuant to Secti on 92.28.1
et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or 140
140
constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting

approval;

3. That the maximum height of the residence at the highest point of the roof shall not exceed

24.6’ as represented by the survey elevation of 127' based on the proposed lowest adjacent grade of
102.4' located at the front of the residence
, based on a benchmark elevation of
100' located at the northwest corner of the property on the public right of way as shown on the official survey map on file in the Community Development Department. The final height
of the proposed residence shall be certified by a licensed surveyor/engineer prior to requesting a framing of roof
-
sheathing inspection who verifies the entire roof framing and design remains consistent with the elevation heights and roof design app roved by the
Planning Commission; (Planning)

4. That a copy of Planning Commission Resolution No. 24 -
003 shall appear on the building
plans associated with the Precise Plan of Development to facilitate coordination and effective implementation of the conditions of approval; (Planning)

5. That the height calculations
, scope of work and L
owest
A
djacent
G
rade

shall be corrected

as
noted in

the staff report

and
shall be
provided on the building plan

set at the time of plan
check
; (Planning)

6. That the applicant shall continue to work with staff to demonstrate the proposed retaining walls and fences on the property do not exceed the maximum height limits per Code to the satisfaction of the Community Development Director; (Planning)

7. That a landscape plan shall be submitted
to the Planning
Division for
review and approval
prior to building permit issuance. The landscape plan shall be prepared in compliance with the latest State Water Efficient Landscape Ordinance and shall utilize drought tolerant California friendly vegetation, shade
-
producing trees, an
d shall provide a water efficient
irrigation system. The landscape plan shall be implemented prior to occupancy, and landscaping shall be maintained in good condition to the satisfaction

of the Planning
Manager; (Planning)

10. That the applicant shall provide 4” minimum contrasting address numeral for residential, condo, etc. uses; (Environmental)

11. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Water)

141
141

12. That the applicant shall perform fire hydrant flow test that determines the capability of the public water system to supply the project; (Water)

13. That if fire sprinklers are required, upgrade existing water service to 1" min; and (Water)

14. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met.

Introduced, and adopted this
24 th day of J
uly

2024.

ATTEST:

__________________________________ ____________________________________

Secretary, Torrance Planning Commission

Chairperson, Torrance Planning Commission
142
142

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES) ss

CITY OF TORRANCE )

I, LEO OORTS, Secretary to the Planning Commission of the City of Torrance, California, do hereby certify that the foregoing resolution was duly introduced, and adopted by the Planning Commission of the City of Torrance at a regular meeting of said Commission held on the 24 th day of J
uly

2024, by the following roll call vote:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

__________________________________

Secretary, Torrance Planning
Commission

143
143
ITEM 8C
ATTACHMENT 2

SILHOUETTE CERTIFICATION (REVISED)
ITEM 8C
ATTACHMENT 2
144
144
City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 Hillside Overlay Silhouette Certification
FOR STAFF USE ONLY – DO NOT COMPLETE BELOW

PLANNING RECORD NUMBER(S) DATE STAMP RECEIVED

REVIEW COMPLETED BY REVIEW COMPLETED DATE

STAFF DETERMINATION
 COMPLETE SILHOUETTE CERTIFICATION
 INCOMPLETE SILHOUETTE CERTIFICATION
I, the undersigned, surveyed the silh
ouette located at ___________________________ ( _______________ )

STREET AD DRESS ASSESSOR PARCEL NUMBER
on ___________________________________ , based on the project plans submitted to the City of Torrance

DATE OF SURVEY
by ______________________________________________ on ___________________________________ .

NAME OF PROJECT APP LICANT DATE OF APPLICATION SUBMITTAL The survey was taken from a benchmark located at ______________________________________________

LOCATION OF B ENCHMARK
which established a base elevation of ______________________ .

BAS E ELEVATION
The highest point of the silhouette was determined to have an elevation of _______________________ .

HIGHEST ELEVATION POINT OF SILHOUETTE
The project plans indicate the highest point should have an elevation of __________________________ .

HIGHEST E LEVATION POINT OF PROJECT PLANS
The existing lowest adjacent grade was determined to have an elevation of ______________________ .

EXISTING LO WEST ADJACENT GRADE
The project plans indicate the lowest adjacent grade should have an elevation of ______________________ .

PROPOSED LO WEST ADJACENT GRADE
I, the undersigned, hereby certify that the silhouette located at the above-referenced site was constructed and/or surveyed under my supervision and found to be in conformance (± 3 inches) with the design, height, and location shown on the project plans submitted to the Community Development Department and the attached silhouette plan, and that the silhouette was constructed in accordance with the City of Torrance silhouette standards.

OFFICIAL STAMP

SIGNATURE OF REGISTERED LAND SURVEYOR OR CIVIL ENGINEER DATE OF SIGNATURE

PRINT NAME OF REGISTERED LAND SURVEYOR OR CIVIL ENGINEER LICENSE NUMBER

EMAIL ADDRESS TELEPHONE NUMBER
-LTT Stamped L.S. 9806
as shown on attached exibit
PRE23-00013
Luis Velazquez
May 12, 2024

RECEIVED
By Luis Velazquez at 11:56 am, 7/11/24
22209 Susana Ave, Torrance, CA 90505
7515-001-025
4/17/24
Kirk Feldkamp
4/11/24
22209 Susana Ave, Torrance, CA 9050
100.00'
126.90'
127.00'
101.82
102.40'
Michael Profet
L.S. 9806
[email protected]
310-955-8901
4/19/24
04/19/2024
145
145
102.48
105.04
104.46
101.21
106.05
107.18
108.15
108.56
104.76
104.82
104.76
104.92
104.80
104.64
103.72
103.67
104.95
105.78
102.57
107.00
110.82
109.71
100.26
102.12
105.15
107.55
101.46
102.81
103.84
105.18
106.07
107.29
108.44
108.61
103.56
104.79
105.86
106.77
107.77
106.63
107.73
105.44
104.55
103.56
103.77
102.94
102.36
102.99
102.73
102.92
102.42
102.00
101.35
102.02
102.04
102.53
103.95
103.55
104.07
104.44
104.40
105.97
102.11
102.76
106.24
104.79
106.89
105.74
104.34
106.60
102.87
102.00
102.02
102.06
102.29
102.96
102.68
103.18
102.97
101.85
101.61
101.37
101.33
101.82
101.70

96.85 95.83

96.33 97.34

96.25 96.78

98.46 101.79
101.39
102.74
102.30
100.75
102.10
103.00
103.86
105.23
106.41
107.65
108.20

91.35 92.51

94.73 93.36

98.67 W
W
RH
FF
1 STORY STRUCTURE
F.F. 105.32'
R.H. 119.11'
LOT NO. 181
BX 98.75
FL 98.95
TX 99.44
EG 99.06
FL 101.13
TC 101.59
EG 101.30
FL 105.01
TC 105.41
EG 105.20
FL 106.56
TC 107.01
EG 106.82
FL 107.93
TX 108.17
EG 108.37
FL 108.07
TX 108.51
EG 108.41
FL 107.28
TX 107.71
EG 107.37
FL 105.30
TX 106.30
EG 105.90
FL 102.13
TC 102.60
EG 102.28
BX 107.06
BX 106.28
BX 108.12
BX 108.18
TOS 104.90 BOS 102.56
BOS 102.11
TOS 105.13BOS 102.96
TW 105.19
TW 105.03
TW 105.08
TW 105.08
TW 106.07
TW 106.30
TW 103.85
TW 102.44
TW 102.59
TF 108.56
TF 107.37
TF 107.07
TF 107.40 TF 108.61
TF 108.62 TF 108.65
TF 108.58 TF 108.54
TF 108.55
TW 97.05
TW 96.70
TW 100.29
TW 98.95
GRASS

PLANTER

PLANTER
TW 105.96TW 105.97
TW 105.08 TW 105.14
TW 105.89
TW 104.93
TW 100.41
TW 99.76
TW 98.31
W=13"
W=17"
W=5"
W=6"
W=25"
GRASS
DIRT
DIRT
B.O.B. N 00°07'47" W 1535.94'
N 89°59'05" E 103.12'
N 00°07'34" W 63.10'
N 00°07'47" W 61.00'
126.17'
1409.77'
C1
C2

27.00'
12 BENCHMARK
PORCH
N 65°22'04" E 56.32'
N 84°25'42" E 753.27'

2.86'
C3

4.96'

5.28'

13.90'

19.64'

24.16'41.91'

41.95'

PLANTER
103.54
102.80
102.38
105.65
5 4'
27'
27'
SUSANA AVE.
5 4'
27'27'

AVENUE A
101.67
101.61
101.74
101.46

99.49 TW 102.29
TW 102.31
102.00
102.50
104.00 105.00
106.00
107.50
101.50

98.00 100.00
101.00
L1

21.21'

9.76'
EXISTING LOWEST ADJACENT GRADE 101.82
HIGHEST FLAGGED RIDGE 127.82
126.10
123.23
123.03
123.06
125.23
123.03
125.18
125.82
123.06
123.16123.03
123.24
123.03126.90
125.44
124.20126.73123.03
123.12
125.90
124.50
114.65
115.01
113.00
113.10 113.13
113.01
113.42 113.41
113.32
123.02
123.02
125.57
123.03 123.00
125.97
113.60
115.83115.85

20.32'

14.73'

10.73'

20.79'

6.47'6.55'

36.52'
105.66
106.50
PROPOSED LOWEST ADJACENT GRADE 102.40
NOTE

THIS SURVEY AND MAP ARE THE PROPERTY OF EAGLE EYE LAND SURVEYING

AND MAY NOT BE MODIFIED, ALTERED, OR CHANGED IN ANY FASHION WITHOUT PRIOR WRITTEN APPROVAL BY E.E. LAND SURVEYING AND THE CLIENT FOR WHOM THE SURVEY WAS PREPARED. THIS PROVISO EXTENDS TO THE

RESULTING PLOT OF SAID MAP AND THE COMPUTER DISC OR E-MAIL OF THAT MAP AS PROVIDED TO THE CLIENT. ANY VIOLATION OF THIS PROVISO WILL VOID

ANY PROFESSIONAL OBLIGATION OR WARRANTY, EITHER EXPRESSED OR IMPLIED, BY EAGLE EYE LAND SURVEYING AS TO SUCH CHANGED MATERIAL.

E.E.

LAND SURVEYING

SILHOUETTE CERTIFICATION
SITE ADDRESS:
22209 Susana Ave, Torrance, CA 90505

FELDKAMP
23-178
4/17/24
APN: 7515-001-025
TRACT NO. 17921
LOT NO. 181
CLIENT:

PROJECT NO.

ASSESSORS'S I.D. NUMBER:

LEGAL DESCRIPTION
DATE:

ABBREVATIONS :

AB AGGREGATE BASE

AC ASPHALT PAVEMENT

AD AREA DRAIN

BM BENCHMARK

BOS BOTTOM OF STAIRS

BOW BACK OF WALK

BRMP BOTTOM OF RAMP

BS BOTTOM OF SLOPE

CB CATCH BASIN

CBW CONCRETE BLOCK WALL

CF CURB FACE

CLF CHAIN LINK FENCE

CONC CONCRETE
E EAST

EG EDGE OF GUTTER

EL ELEVATION

EM ELECTRIC METER

EMH ELECTRIC MANHOLE

EP EDGE OF PAVEMENT

EPB ELECTRIC PULL BOX

EV ELECTRIC VAULT

EVB ELECTRICAL VENTILATION BOX

FF FINISH FLOOR

FG FINISH GRADE

FH FIRE HYDRANT

FL FLOW LINE

FND FOUND

FOW FACE OF WALK

FS FINISHED SURFACE

GB GRADE BREAK

GM GAS METER

GV GAS VALVE

ICV IRRIGATION CONTROL VALVE

IE INVERT ELEVATION

IP IRON PIPE

LP LEAD, TACK & TAG

LT LEAD & TACK

MP METAL POST

N NORTH

NG NATURAL GROUND ELEVATION

O/S OFFSET

OHW OVERHEAD WIRE

PB PULL BOX

PC PROPERTY CORNER

PL PROPERTY LINE

PLS PROFESSIONAL LAND SURVEYOR

PLT PARKING LOT LIGHT

PM PARKING METER POST

PP POWER POLE

PROD PRODUCED

RCE REGISTERED CIVIL ENGINEER

RW RETAINING WALL

S SOUTH

SB SPLASH BOX

SDMH STORM DRAIN MANHOLE

SMH SEWER MANHOLE

SPB SIGNAL PULL BOX

STLT STREET LIGHT

SW SPIKE & WASHER

TBM TEMPORARY BENCHMARK

TC TOP OF CURB

TELMH TELEPHONE MANHOLE

TG TOP OF GRATE ELEVATION

TOS TOP OF STAIRS

TR TREE

TS TRAFFIC SIGNAL

TS TOP OF SLOPE

TW TOP OF WALL

TX/BX TOP/BOTTOM OF X
W WEST

WD-FENCE WOOD FENCE

WI-FENCE WROUGH IRON FENCE

WM WATER METER

WV WATER VALVE

EAGLE EYE LAND SURVEYING

CIVIL ENGINEERING & LAND SURVEYING
1311 MANHATTAN BEACH BLVD.
#4 MANHATTAN BEACH, CA 92780
PHONE (310)955 8901
PREPARED BY:

DRAFTED BY:

MAP ISSUE DATE:

M.A.P.
4/19/24
M.B. 442-44

LICENSED LAND SURVEYOR

ALL MAPS, PLATS, REPORTS, DESCRIPTIONS, OR OTHER

DOCUMENTS ARE PREPARED UNDER THE RESPONSIBLE

CHARGE OF A LICENSED LAND SURVEYOR, LICENSED TO

PRACTICE LAND SURVEYING IN THE STATE OF
CALIFORNIA, MICHAEL PROFET, LS 9806,

PURSUANT TO THE PROFESSIONAL LAND SURVEYOR'S
ACT BUSINESS AND PROFESSIONS CODE SECTION 8700-8805.

N
S
W E
Feet
20100
ASSUMED BENCHMARK:

DESCRIPTION: LTT STAMPED LS 9806 ON 6.00' PL PROD N'LY OP PC EL= 100.00' AS SHOWN HEREON
= POST
L
I
C
E
N
S
E
D
L
A
N
D
S
U
R
V
E
Y
O
R
S
T
A
T
E
O
F
C
A
L
I
F
O
R
N
I
A
9 8
0 6
M
I
C
H
A
E
L
A
.

P
R
O
F
E
T
4/19/24
Photo
Location
Typical
146
146
ITEM 8C
ATTACHMENT 3

PREVIOUS STAFF REPORT AND SUPPLEMENTAL MATERIAL
(JANUARY 17, 2024)
ITEM 8C
ATTACHMENT 3
147
147
AGENDA ITEM NO. BC
CASE TYPE & NUMBER: Precise Plan of Development - PRE23-00013 NAME: Douglas Leach (Kirk Feldkamp)
PURPOSE OF APPLICATION: Request for approval of a Precise Plan of Development to allow the construction of a new two-story single-family residence on property located within the Hillside Overlay in the R-1 Zone.

LOCATION: 22209 Susana Avenue
ZONING: R-1 Single-Family Residential District/ R-H Hillside Overlay ADJACENT ZONING AND LAND USE:

ANALYSIS:

Project Site
The project is situated on a rectangular shape lot measuring 7,020 square feet in area, which exceeds the minimum lot area and minimum dimensions required in the R-1 Zone. The project COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. SC
CASE NO. PRE23-00013
148
148
site is located at the southwest corner of Avenue A and Susana Avenue and is orientated toward east. The building pad of the proposed residence would be raised approximately 1 O" above the existing grade level at the southern west corner to accommodate for changes in topography.

The pad height of the adjacent one-story residence to the south at 22215 Susana Avenue sits slightly below the project site, whereas the pad heights of the one and two-story residences across the street along Avenue A and Susana Avenue are situated above the project site. Staff notes the residences that abut at the rear are located within the City of Redondo Beach.

Building Floor Plan
The proposed residence consists of two floor levels and with the common areas located on the ground level and the individual living areas located on the upper level.

The second floor area measures 1,822 square feet and features a traditional floor plan with interior walls that separate different rooms and create smaller spaces for comfort and privacy, COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. BC
CASE NO. PRE23-00013
149
149
such as bedrooms and bathrooms. The second floor contains three bedrooms, three bathrooms, a laundry room, a playroom, a staircase, and a front and rear balcony. The front balcony measures 164 square feet in area and provides a 6.5' setback to the southerly side property line.

Utilizing gross square feet, the proposed residence measures 3,906 square feet in floor area resulting in a 0.56 Floor Area Ratio (FAR), within the allowable 0.60 FAR limit of the R-1 Zone.

Provided below is a summary of the proposed residence:
22209.Susana Avenue .

25.1 ft
27 ft
1,634 sf
1,822 sf
450 sf
3,906 sf
39% (2,705 sf)
40% (2,808 sf)

0.56 FAR

0.60 FAR
63% (4,465 sf)
33% (2,340 sf)
CDD RECOMMENDATIONS -1117124
AGENDA ITEM NO. 8C
CASE NO. PRE23-00013
150
150
Hillside Overlay
In accordance with Article 41, Chapter 1, Division 9 of the Torrance Municipal Code, the Planning Commission is required to make a series of findings relating to the planning and design of the project and its potential to have a substantial adverse impact on the view, light, air, and privacy of properties in the vicinity. The applicant has responded to this requirement in the Hillside Overlay Substantiation Form (Attachment 3). The applicant was also required to construct a silhouette of the proposed two-story residence to demonstrate potential impacts A licensed engineer has verified the height of the silhouette (Attachment 4) and staff made field assessments on December 26, 2023 and January 4, 2024.

The property owner at 5803 Avenue A expressed similar concerns regarding potential impacts to view, specifically impacts to view of the Palos Verdes hills resulting from the proposed two story residence. Staff notes the property at 5803 Avenue A is located across the street approximately 55' north of the proposed residence and is situated above the project site. When standing in the front living room looking south, staff observed the silhouette, neighboring residences, trees in the vicinity, and further away the Palos Verdes hills. Staff notes the silhouette does obstruct views of the Palos Verdes hills. In the judgement of staff, based on field observations, the silhouette placement, and existing site conditions, the proposed two-story COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. BC
CASE NO. PRE23-00013
151
151
residence does appear to produce significant adverse impacts to view of the Palos Verdes hills due to the proposed second story and the overall building height.

Therefore, staff recommends the Planning Commission deny without prejudice the project as currently designed.

PROJECT RECOMMENDATION: DENIAL WITHOUT PREJUDICE
FINDINGS OF FACT IN SUPPORT OF DENIAL OF THE PRECISE PLAN:

Findings of fact in support of denial of the Precise Plan are set forth in the attached Resolution.

RECOMMENDED CONDITIONS, IF PROJECT IS APPROVED:

Recommended conditions of the proposed project are attached.

Planning Assistant
Attachments:

1. Resolution No. 24-003

2. Location and Zoning Map

3. Hillside Overlay Substantiation

4. Silhouette Certification

5. Applicant Correspondence

6. Correspondence

7. Code Requirements

8. Conditions of Approval

9. Project Plans (Limited Distribution)
COD RECOMMENDATIONS-1/17/24
AGENDA ITEM NO. SC
CASE NO. PRE23-00013
152
152
ITEM 8C
ATTACHMENT 1
RESOLUTION NO. 2024-003
ATTACHMENT 1
153
153
PLANNING COMMISSION RESOLUTION NO. 24-003

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, DENYING WITHOUT

PREJUDICE A PRECISE PLAN OF DEVELOPMENT AS
PROVIDED FOR IN DIVISION 9, CHAPTER 1, ARTICLE 41 OF

THE TORRANCE MUNICIPAL CODE TO ALLOW THE

CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY

RESIDENCE, ON PROPERTY LOCATED WITHIN THE HILLSIDE
OVERLAY IN THE R-1 ZONE AT 22209 SUSANA AVENUE.

PRE23-00013: DOUGLAS LEACH (KIRK FELDKAMP)
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on January 17, 2024, to consider an application for a Precise Plan of Development filed by Douglas Leach (Kirk Feldkamp) to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof, all in accordance with the provisions of Division 9, Chapter 1, Article 41 of the Torrance Municipal Code; and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located at 22209 Susana Avenue; b) That the property is described as Lot 181 of Tract 17921 as per map recorded in the Office of the Los Angeles County Recorder, State of California;
c) That denial of a Precise Plan of Development to allow the construction of a new two-story single-family residence in a residential zone is Statutorily Exempt by the Guidelines for Implementation of the California Environmental Quality Act; Article 18, Section 15270; d) That the proposed two-story residence complies with the objective development standards of the R-1 Zone and is consistent with the Low Density Residential designation of the Land Use Element of the General Plan of the City of Torrance;
e) That the proposed two-story residence may have a substantial adverse impact upon the view, light, air, and privacy of other properties in the vicinity because the proposed second story and overall building height would obstruct views of the Palos Verdes hills that are observed from the property at 5803 Avenue A;
f) That the proposed two-story residence has not been located, planned, and designed so as to cause the least intrusion on the views, light, air, and privacy of other properties in the vicinity because the proposed second story and overall building height would obstruct views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; g) That the design of the proposed two-story residence will not provide an orderly and attractive development in harmony with other properties in the vicinity because the proposed second story and overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; 154
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h) That the design of the proposed two-story residence will have a harmful impact upon the land values and investment of other properties in the vicinity because the proposed second story and overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; i) That granting such application to construct a new two-story residence would be materially detrimental to the public welfare and to other properties in the vicinity because the proposed second story and overall building height may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A; j) That the proposed two-story residence would cause or result in a substantial adverse height impact on other properties in the vicinity because the proposed second story and overall building may result in a substantial adverse impact to views of the Palos Verdes hills that are observed from the property at 5803 Avenue A;
WHEREAS, the Planning Commission by the following roll call vote DENIED WITHOUT PREJUDICE PRE23-00013:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

Introduced, and adopted this 17th day of January 2024.

ATTEST:

Secretary, Torrance Planning Commission Chairperson, Torrance Planning Commission 155
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

Secretary, Torrance Planning Commission
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CODE REQUIREMENTS
The following is a partial list of Code requirements applicable to the proposed project.

PLANNING

1. Any fence, wall, or hedge within the required front yard setback area of any lot shall not exceed a height of four (4) feet within the first 1 0' of the property.

2. That no retaining wall shall be constructed which exceeds five (5) feet in height. If the grade to be retained exceeds five (5) feet, additional retaining walls may be constructed at higher elevations provided a planter area not less than two (2) feet in width is constructed between said retaining walls and is landscaped.

BUILDING AND SAFETY

3. Comply with 2022 CBC, CMC, CEC, CPC & CGBC.

ENGINEERING

4. A Construction and Excavation Permit (C&E Permit) is required from the Community Development Department, Engineering Permits and Records Division, for any work in the public right-of-way on Susana Avenue and Avenue IIA".

5. Close abandoned driveway(s) with full height curb and gutter to match existing (City Code sec. 74.4.4).

6. Construct proposed driveway approach on Susana Avenue per City of Torrance Standards with a maximum 18" driveway width.

7. Verify that all pool safety requirements have been met, including pool clearances, wall height and self-closing and self-latching gates.

8. Provide 20' average front yard setback; no building shall closer than 15' minimum from the property line

9. Provide 5' side yard setback.

10. No portion any building shall be closer than 1 0' to the exterior property line

ENVIRONMENTAL

11. Bedroom sizes to be as determined per Torrance code (92.20.2).

12. The front yard of any property zoned for residential use shall not be more than 50%-paved per Torrance code (92.5.14).

13. Water heater shall not encroach into the required parking area.

14. The washer and dryer shall not encroach into the required parking area.

15. For residential uses, the interior dimensions of a two-car garage shall be 18 ft. wide by 20 ft. deep with no encroachments per Torrance code (93.5.2).

16. The property shall be landscaped prior to final inspection per Torrance code(92.21.9).
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PUBLIC WORKS

17. Plant street trees within the City easement. Plant 24" box size Crape Myrtle "Muskogee", or Gold Medallion trees, one (1) at Susana Avenue and two (2) at Avenue A
WATER

18. Contact the City of Torrance Fire Department to determine fire suppression requirements.
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RECOMMENDED CONDITIONS FOR PRE23-00013, IF APPROVED:

92.27.1;

3. That the applicant shall provide 4" minimum contrasting address numeral for residential, condo, etc. uses; (Environmental)

4. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Water)

5. That the applicant shall perform fire hydrant flow test that determines the capability of the public water system to supply the project; (Water)

6. That if fire sprinklers are required, upgrade existing water service to 1" min; (Water)

8. That the floor area calculations, including deck area, shall be provided on the building plans as calculated per the staff report at the time of plan check; (Planning)

12. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met. 159
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ITEM 8C
ATTACHMENT 2

LOCATION AND ZONING MAP
ATTACHMENT 2
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ITEM BC
ATTACHMENT 3

HILLSIDE OVERLAY SUBSTANTIATION
ATTACHMENT 3
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CITY OF TORRANCE - COMMUNITY DEVELOPMENT DEPARTMENT
TO BE SUBMITTED WITH HILLSIDE PRECISE PLAN APPLICATION PRE __ _

GIVE FACTS TO SUBSTANTIATE THE FOLLOWING CRITERIA BY WHICH THE PLANNING COMMISSION MAY GRANT THIS HILLSIDE PRECISE PLAN. IT IS

1. Planning and Design (91.41.6)
a. The following facts demonstrate that the proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity:
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The following design elements have been employed to provide an orc:Jerly and attractive development in harmony with other properties in the vicinity:
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The following aspects of the design insure that the de lopment ./ have a harmful impact upon the land values and investment of other properties in the vicinity:
e. Granting this application would not be materially detrimental to the public welfare and to other properties in the vicinity for the following reason (s):

Granting this application would not be materially detrimental to the public welfare and to other properties in the vicinity for the following reason (s):

CITY OF TORRANCE - COMMUNITY DEVELOPMENT DEPARTMENT
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ITEM BC
ATTACHMENT 4

SILHOUETTE CERTIFICATION
ATTACHMENT 4
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City of Torrance, Community Development Department Michelle G. Ramirez, Director 3031 Torrance Blvd., Torrance, CA 90503 (31 O) 618-5990 Fax: (310) 618-5829 Height and Location Certification
The survey must be performed by a licensed land surveyor or civil engineer and should be accompanied by a map which shows the location of the bench mark and the locations where the measurements were taken.

The map should also show the location of existing and proposed structures.

OFFICIAL STAMP
Michael Pro/et L.S. 9806
Name (please print) LS/RCE#
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SIGNATURE
31 0-955-8901
PHONE
10/17/23
DATE
Notes:-----------------------------------
09/02
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ITEM BC
ATTACHMENT 5

APPLICANT CORRESPONDENCE
ATTACHMENT 5
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Velazquez, Luis
From:

Sent:

To:

Cc:

Subject:

Attachments:

Hi Luis,
Please find my letter to the Planning Commission attached as well as the rendering, photos, charts, section drawing through staircase" and a couple screenshots.

Wanted to mention a couple things ...

Best regards,
Doug
Kirk Feldkamp
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January 9, 2024
To: City of Torrance Planning Commission
Re: Hillside Overlay for 22209 Susanna Avenue
Dear Planning Commission Members,
This letter has multiple purposes, beginning with providing some project history for the record.

Secondly, we wish to respond to written communication you have received in opposition to this project.

Regarding the written opposition you have received thus far, we would like to make the following points:

The letter from the owner of 22207 Shadycroft Avenue states the proposed home is too high. My client and I met with this couple on December 30, 2023, to further understand the owner's concerns and stood just inside their living room. We saw clearly over the top of the silhouette (see attached photo 173
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#2). Also, the proposed home is a far cry from a "McMansion" which is often coined verbiage used by opposing neighbors. I have practiced for 37 years and have designed quite a few large mansions; this is definitely not one of them. This neighbor also claims privacy loss will occur. Please keep in mind that this neighbor's rear living room wall is 165 feet from the proposed home with a floor level that appears to be at least 15 feet higher than our proposed second floor. Additionally, a low concrete wall exists at this neighbor's rear property line. To my eye, it seemed very unlikely that the resulting angle would cause any loss of privacy. This property is looking down on the subject property, not vice versa. Once again, please review the attached photo #2.

The owner of 22213 Shadycroft Avenue has expressed concerns regarding view, privacy, and breeze.

Unfortunately, it seemed that the neighbor was not willing to consider any sort of compromise. I also personally met with this neighbor on the afternoon of January 2, 2024. It was a very brief meeting. I was hopeful the neighbor might say that if we pulled the rear of the house back to the east somewhat, then maybe we could come to an agreement. This neighbor began by saying he did not want this new home to be more than a couple feet higher than the existing one-story home. I felt further discussion would not be fruitful given his position which mandates new construction only be a one-story home. I would respectfully refer the Planning Commissioners to the charts provided listing all the two-story homes in this neighborhood. The letter submitted by this neighbor suggests that our silhouette is higher than any horizon view they have in 180 degrees-this is simply not true. The neighbors still have view of the Palos Verdes hills on the west side. In addition, my client informed this neighbor that the tree at the northwest corner of the subject property will be removed, opening more view. 174
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We also would like to reference the View Equity Ordinance established in 2017, which applies to the Hillside Overlay District. In the Ordinance, "View means a vista of features, bodies of water, beaches, coastline, islands, skylines, mountains, city lights, ridges, hillside terrain, canyons, geologic features and landmarks. The term view does not mean an unobstructed panorama of these features." Attached also please find the letters of support for our project signed by our neighbors.

Sincerely,
Douglas Leach, Architect
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Chart 1
Analysis of Two-Story Homes in Immediate Neighborhood
Number of Homes Two-Story Homes Number of PRE(s)
Street Name Percentage per Street per Street Approved
Avenue A 10 3 30% 3
Susana Ave 51 10 20% 9
Shadycroft Ave 47 5 11% 5
Warmside Ave 45 16 36% 14
Total: 153 34 22% 31
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Chart 2
Two-Story Homes in Immediate Neighborhood & PRE Number
Property Address
Permit or PRE Ridge
Permit Number Building Type PRE Number Date Height
22212 Susana Ave 22.10' Added second story prior to Hillside Overlay 22302 Susana Ave 05/06/08 BL008-00736 First and second story additions to existing single story PRE08 00004 22322 Susana Ave 12/28/07 BL007-02532 Construction of a new two-story single family residence PRE07 00010 22401 Susana Ave 11/03/81 6710 First and second story additions to existing single story pp 81-222 22406 Susana Ave 03/25/09 BLD09-00427 First and second story additions to existing single story PRE08 00021 22413 Susana Ave 02/27/04 BL004-00349 First and second story additions to existing single story PRE03 00027 22508 Susana Ave 08/09/05 BLOOS-01870 Construction of a new two-story single family residence PREOS 00004 22513 Susana Ave 03/27/08 31'-2" BL007-01799 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 07-039 22519 Susana Ave 03/07/90 25' 44565-B First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 90-30 22313 Susana Ave 01/22/86 22' 25391-C First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 86-9 5727 Avenue A 02/14/90 24'-6" 41402-B First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 89-93 5703 Avenue A 07/08/04 Construction of a new two-story single family residence PRE03-00004 5609 Avenue A 02/23/06 GR006-00011 Construction of a new two-story single family residence PREOS-00041 22220 Shadycroft Ave 05/16/77 74662 First and second story additions to existing single story Approved by Hillside Overlay. 22310 Shadycroft Ave 03/20/87 26505-C First and second story additions to existing single story PP86-34 22322 Shadycroft Ave 04/18/97 27' BL097-0641 Second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 96-112 22328 Shadycroft Ave 02/21/89 26' 38968 Construction of a new two-story single family residence PLANNING COMMISSION RESOLUTION NO. 89-46 22502 Shadycroft Ave 11/20/00 26'-9" CMB00-0026 Second story additions to existing single story PRE00-00016 22529 Warmside Ave 10/13/66 48049-B Second story additions to existing single story Built before Hillside Overlay 22516 Warmside Ave 02/23/95 25-8" CMB94-0011 First and second story additions to existing single story PRE93-0015 22510 Warmside Ave 10/20/93 24'-6" BL094-018 Second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 93-73 22504 Warmside Ave 04/18/68 18597 Second story additions to existing single story Built before Hillside Overlay 22419 Warmside Ave 09/30/85 28' 210696 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 85-111 22414 Warmside Ave 01/05/93 BLD91-00809 First and second story additions to existing single story PP90-24 22408 Warmside Ave 11/03/93 25' CMB94-0013 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 93-77 22329 Warmside Ave 12/21/88 23' 40623 Construction of a new two-story single family residence PLANNING COMMISSION RESOLUTION NO. 88-136 22320 Warmside Ave 08/19/87 21' 13026 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 87-82 22317 Warmside Ave 07/19/89 27' 64207 Second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 89-76 22311 Warmside Ave 06/07/89 25'-6" 39820 Construction of a new two-story single family residence PLANNING COMMISSION RESOLUTION NO. 89-56 22314 Warnsude Ave 08/04/02 CMB02-00326 Second story additions to existing single story PRE02-00018 22302 Warmside Ave 06/15/88 24.96' 37768 First and second story additions to existing single story PLANNING COMMISSION RESOLUTION NO. 88-67 22225 Warmside Ave 05/16/90 26'-10" 44729 First and second story additions to existing single story pp 90-14 22215 Warmside Ave 05/07/04 CONOS-00385 Construction of a new two-story single family residence PRE03-00037 177
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22209 Susana Avenue Rendering
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Photo #6
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Photo #7
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December 28, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of 22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated October 6, 2023, for the new house at the property.

I am writing to state that I support the homeowners in their effort to bujld the project .as .shown ,In the drawings.

Sincerely,
Name(s)
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December 28, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of 22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated October 6, 2023, for the new house at the property.
\ am writing to state that I support the homeowners in their effort to build the project as shown in the drawings.

Sincerely,
Name(s)
Signature
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October 1, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated September 28, 2023, for the new house at the property.

I am writing to state that I support the homeowners in their effort to build the project as shown in the drawings.

Sincerely,
Name(s)
Signature
Address
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October 1, 2023
Dear Members of the Planning Commission of the City of Torrance, I am a neighbor of Mr. and Mrs. Feldkamp, the owners of 22209 Susana Ave, Torrance, CA. I have seen the construction documents by Doug Leach Architects dated September 28, 2023, for the new house at the property.

I am writing to state that I support the homeowners in their effort to build the project as shown in the drawings.

Sincerely,
Name(s)
Signature
Address
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ITEM BC
ATTACHMENT 6

CORRESPONDENCE
ATTACHMENT 6
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Velazquez, Luis
From:

Sent:

To:

Cc:

Subject:

Follow Up Flag:

Flag Status:

From:

Sent:

To:

Cc:

Subject:

Attachments:

If you have any questions please email me or call me at the number below.

Best Regards,
Matt
Matt Minich
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To:

Attention:

City of Torrance
Planning Commission
3031 Torrance Blvd.

Torrance, CA 90503
Luis Velazquez
Planning Assistant
[email protected]
Tel: 310.618.5930
Subject: Precise Plan and Hillside overlay for 22209 Susana Ave, Torrance, CA.

If the new construction is approved as drawn, the house will go above any horizon that we can see in nearly 180 degrees. It will completely eliminate the view that we so cherish with this property. The development will have a substantial and adverse impact on our enjoyment of the property, the inherent 195
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value in our ownership of the property every day, and the actual value of the property, if we ever chose to sell. We see this property as our forever home and it is not just the view today and the value today that we need to preserve, it is the view for the rest or our lives and hopefully our children's lives.

It is very clear that the builders wanted to maximize their value, and in doing so, they are minimizing our value.

Sincerely,
Matt and Jen Minich
5803 Avenue A
Torrance, CA 90505
Pictures from our property:
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The proposed dimensions:

First Floor Living
Second Floor Living
Total House Living
Garage
Total Area
Decks 320 sq. ft.

Lot Area: 6,918 sq. ft.
1,634 sq. ft.
3,466 sq. ft.
3,466 sq. ft.
450 sq. ft.
3,916 sq. ft.

Max. Allowable B.F.A. 6,918 x 0.6 = 4,151 sq. ft.

Height: 93% of the maximum height allowed
Proposed height : 25.1 feet
Maximum allowed: 27 feet
BFA : 99.87 % of allowable
Proposed 4,146 sq. ft.

Allowable 4,151 sq. ft.

Floor Area Ratio(FAR) : 94.3 % of allowable
3,916 sq. ft./ 6,918 sq. ft.= 0.566
Lot Coverage: 97.75% of allowable
2,705 sq. ft./ 6,918 sq. ft. = 39.10%
Maximum allowed < 40%
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Velazquez, Luis
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Flag Status:

Thank you,
Pierre Hoffmann
President / Creative Designer

You Think of it and we make it.

When sending vector artwork, please use PDF, Ai, EPS file formats. JPG, BMP or other picture files can be used, but may result in a substandard print or engraving. If non-vector or grainy poor-quality artwork is provided to Creative Indulgence, the customer is responsible to provide the correct format or pay for artwork to be corrected, Please see Artwork Requirement section on our website. A 25% cancellation fee will be charged for any order canceled or a dispute is made on a credit card order 2 205
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because, artwork files provided were not in the correct format. Please note that providing a PDF does not mean the artwork is a vector. If a .jpeg or .png file is sent inside a PDF, the artwork is still a raster file and not a true vector,
When a proof is sent, please double check for spelling or typo errors. Once you give final approval, it will be considered in production. If any changes are made after your approval and we have already created the project you are responsible for any extra costs. If your item(s) are picked up by a delivery service or someone other than yourself all costs for delivery or pick-up is your responsibility, even remakes.

Any order or project claimed/ Completed or not after 120 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)
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Velazquez, Luis
From:

Sent:

To:

Subject:

Thank you.

Abrahim Bagheri and Jennifer Meyer Bagheri
On Fri, Dec 22, 2023 at 3:43 PM Abrahim and Jenny Bagheri< > wrote:

Dear City of Torrance Planning Department, Planning Commission, and City Council:

Noncompliance with Hillside Ordinance:

The Torrance Municipal Code states, in pertinent part:

91.41.6 PLANNING AND DESIGN.
(Amended by 0-3477)
No construction and no remodeling or enlargement of a building or structure shall be permitted unless the Planning Commission (or the City Council on appeal) shall find that the location and size of the building or structure, or the location and size of the remodeled or enlarged portions of the building or structure, have been planned and designed in such a manner as to comply with the following provisions:
a) The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity;
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b) The development has been located, planned and designed so as to cause the least intrusion on the views, light, air and privacy of other properties in the vicinity; c) The design provides an orderly and attractive development in harmony with other properties in the vicinity;
d) The design will not have a harmful impact upon the land values and investment of other properties in the vicinity;
e) Granting such application would not be materially detrimental to the public welfare and to other properties in the vicinity;
f) The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity.

Additionally, it is important to recognize the legal precedent set by the case of Village of Euclid, Ohio v.

Positioned just 50 feet from our property line, the new two-story structure would rise prominently into our current 2 210
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sightline, obstructing significant portions of this scenic panorama. The loss of these views would not only diminish the aesthetic and emotional value of our home but also disrupt the sense of openness and connection to the natural surroundings that we hold dear. The view obstruction would irreversibly change the essence of what makes our house our forever home and would negatively impact the overall character and ambiance of our neighborhood. Attached to this letter, please find photographs that illustrate our current views, demonstrating the significant impact the proposed development would have.

Even properties a bit further, like on Park St. in Torrance, and those in La Verne and Covina, are relevant.

The open and air ambiance of our backyard will be adversely impacted because the second story will tower above our line of sight in our backyard, living room, and dining area. Currently, facing west, no other home towers at or above our sightline. This was the main reason why we bought this house and decided it was our forever home.
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The proposed development's design, including its retaining wall will restrict air flow and ventilation throughout the neighborhood and into our house. Our west-facing backyard and west-facing living room would be the most affected. Our ocean breeze which is currently unobstructed would be blocked by the proposed development's second-story.

The Proposed Development Will Be Materially Detrimental to the Neighborhood As explained above, the proposed development will adversely affect multiple neighbors' views, air, light, and privacy. It will not be in harmony with the surrounding properties but will cause unfair precedent to mansionize the neighborhood at the expense of neighbors in opposition and neighbors who were denied the same exact request in the past.
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The proposed development will adversely impact the neighborhood's character and streetscape. It will crowd the neighboring properties. An unnecessary second level will overshadow smaller, traditional homes, altering the skyline and the sense of open and airy space in the area.

The proposed second-story construction also presents broader concerns that affect the entire neighborhood and Hillside Overlay.

The Proposed Development Will Negatively Impact the Ambiance and Character of the Hillside:

The Developers Have Alternative Solutions:

The purported necessity for a second-story dwelling is questionable, given that numerous families successfully reside in smaller homes that can be remodeled to suit modern needs. The proposed construction appears to prioritize individual gain over the broader community's well-being. Has the City determined whether it is feasible to build a single-story house? Has the City run its own calculations to determine whether the proposed development can be built as a single-story house without adversely impacting the view, light, air and privacy of other properties in the vicinity? According to lot square footage of 6,918, it appears feasible to construct a 3,456 square foot single-story house on one level. If it is not, a smaller single-story footprint would not be detrimental to the developer as it has not yet been built and no one is requiring the developer to build such a large house. Is a 3,456 square foot house objectively necessary? What Are the Developers' Intentions?
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The recent purchase of the property in August 2023 raises questions about their awareness of the Hillside restrictions. Opting to build a two-story house in this area, rather than in a zone without such restrictions, suggests an attempt to circumvent regulations to maximize their property value at the expense of their neighbors.

Fairness and Consistency:

Due to the foregoing, we respectfully request that the City deny the proposed development. 6 214
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Thank you for your attention to this matter.

Sincerely,
Abrahim Bagheri and Jennifer Meyer Bagheri
22213 Shadycroft Avenue
Torrance, CA 90505
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Velazquez, Luis
From:

Sent:

To:

Subject:

Follow Up Flag:

Flag Status:

Dorothy Loomes <
Saturday, December 23, 2023 11 :38 AM
Planning Commission
22209 Susanna, Torrance
Follow up
Completed
>
[You don't often get email from . Learn why this is important at https://aka. ms/Lea rnAboutSenderldentification ]
Member of the Planning Commission for the City of Torrance I am writing to state that I do not support the building of a large two story project as shown in the drawing at 22209 Susana, Torrance, CA. This development will adversely impact our views of the ocean, city lights and hills potentially reducing my property value. The Planning commissions primary concern is with the orderly growth of the community and I think this project is in direct opposition to the 1984/1985 Hillside Ordinance.

Thank you for your consideration,
Dorothy Loomes
5721 Avenue A
Torrance, CA 90505
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Velazquez, Luis
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Flag Status:
[You don't often get email from
Robert Sharp <
Tuesday, December 19, 2023 1 :08 PM
Planning Commission
>
Opposition to building plan for 22209 Susana Ave. Torrance, Ca 90505 Follow up
Completed
. Learn why this is important at
https://a ka. ms/LearnAboutSenderldentification ]
I reside at 22207 Shadycroft Ave. in Torrance. This house has been in my family since 1970, I grew up here. My husband and myself are now the current owners.

I am writing in opposition for the approval of a 2 story residence at 22209 Susana Ave. in Torrance. I have seen the proposed plan and feel that is in gross violation regarding view obstruction, light and airflow, infringement of privacy, all resulting in decreased property values under the Hillside Overlay ordinance.

I have seen the substantiation form that the owner's made for 22209 Susana. In it they state that no ocean views exist in this area. I have an ocean view, and although it wouldn't be effected, my right to privacy would.

When I look to the west from my living room, instead of seeing a lovely dotted hillside, I will be facing a rather large Mc Mansion, or "eyesore". The residents of said property would be able to see into my living room which consists of 64 panes of glass, and if a deck was added to the Susana property, which is a strong likelihood, then it would be even worse.

By approving this plan, there will potentially be backlash from other residents who in the past have been denied the right to add another story to their existing property. The Hillside Overlay ordinance should be fair for all who reside within it.

The proposed plan does not fit this Seaside community that is characterized by its open and airy landscape.

If the owner's wanted this type of house, they should have purchased in an area like Manhattan Beach.

I do not wish to see our community become another Manhattan Beach.

Thank you.

Sincerely,
Leah Sharp
22207 Shadycroft Ave.

Torrance, CA 90505
217
217

ITEM SC
ATTACHMENT 7

CODE REQUIREMENTS
Attachment 7
218
218

CODE REQUIREMENTS
The following is a partial list of Code requirements applicable to the proposed project. Not all Code requirements are provided, and the applicant is strongly advised to contact each individual department for further clarification. The Planning Commission may not waive or alter the Code requirements. They are provided for information purposes only.

PLANNING

1. Any fence, wall, or hedge within the required front yard setback area of any lot shall not exceed a height of four (4) feet within the first 1 O' of the property.

2. That no retaining wall shall be constructed which exceeds five (5) feet in height. If the grade to be retained exceeds five (5) feet, additional retaining walls may be constructed at higher elevations provided a planter area not less than two (2) feet in width is constructed between said retaining walls and is landscaped.

BUILDING AND SAFETY

3. Comply with 2022 CBC, CMC, CEC, CPC & CGBC.

ENGINEERING

4. A Construction and Excavation Permit (C&E Permit) is required from the Community Development Department, Engineering Permits and Records Division, for any work in the public right-of-way on Susana Avenue and Avenue "A".

5. Close abandoned driveway(s) with full height curb and gutter to match existing (City Code sec. 74.4.4).

6. Construct proposed driveway approach on Susana Avenue per City of Torrance Standards with a maximum 18" driveway width.

7. Verify that all pool safety requirements have been met, including pool clearances, wall height and self-closing and self-latching gates.

8. Provide 20' average front yard setback; no building shall closer than 15' minimum from the property line

9. Provide 5' side yard setback.

10. No portion any building shall be closer than 1 O' to the exterior property line

ENVIRONMENTAL

11. Bedroom sizes to be as determined per Torrance code (92.20.2).

12. The front yard of any property zoned for residential use shall not be more than 50%-paved per Torrance code (92.5.14).

13. Water heater shall not encroach into the required parking area.

14. The washer and dryer shall not encroach into the required parking area.

15. For residential uses, the interior dimensions of a two-car garage shall be 18 ft. wide by 20 ft. deep with no encroachments per Torrance code (93.5.2).

16. The property shall be landscaped prior to final inspection per Torrance code(92.21.9).

PUBLIC WORKS

17. Plant street trees within the City easement. Plant 24" box size Crape Myrtle "Muskogee", or Gold Medallion trees, one (1) at Susana Avenue and two (2) at Avenue A. 219
219
WATER

18. Contact the City of Torrance Fire Department to determine fire suppression requirements. 220
220

ITEM SC
ATTACHMENT 8

CONDITIONS OF APPROVAL
Attachment 8
221
221
RECOMMENDED CONDITIONS FOR PRE23-00013, IF APPROVED:

3. That the applicant shall provide 4" minimum contrasting address numeral for residential, condo, etc. uses; (Environmental)

4. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Water)

5. That the applicant shall perform fire hydrant flow test that determines the capability of the public water system to supply the project; (Water)

6. That if fire sprinklers are required, upgrade existing water service to 1" min; (Water)

8. That the floor area calculations, including deck area, shall be provided on the building plans as calculated per the staff report at the time of plan check; (Planning)

12. That all conditions of all other City departments received prior to or during the consideration of this case by the Planning Commission shall be met.
222
222
ITEM 8
C

ATTACHMENT
9 PROJECT PLANS (LIMITED

DISTRIBUTION
)

223
223

20.5'x46' =
943 sq.ft.
,--------------------------,
I
/ i
I
I
I 31.25'x15' =
469 sq.ft.

I
I
I

15.41'x44.66' =
688 sq.ft. I

9.83'x46.66' =•
459 sq.ft. \

3.5'x5' =
18 s\ft.
\
2'X11.5': I
23 sq.ft. \
\
I
\
I
I
/
I /
L _______________________________ ,,,.,,

LOT COVERAGE CALCULATION
1/8" = 1'-0" ALLOWABLE= 6,918 X 0.40 = 2,767.60 sq. ft.

PROVIDED = (23+105+18+459+688+459+943) =
2,705 sq.ft. < 2,767.60 sq.ft. OK
Max. 6'-0" High
Cone. Block Wall
w/ Wood Fence above
Outline of Deck -----,
at Second Floor
Outline of
AC Units
Built-in Barbecue ---~
with Possible
Under Counter
Refrigerator
Outline of
Second Floor
Outline Back ----~
of Garage and
Level Change
Electric Meter: 30"
Min. Cir. Width. 36"
Min. Cir. in Front
Gas Meter: 36" ----
Cir. from Electric
Meter
Concrete Trash
Yard
3'-0' Wide x 6'-0' High
Wood Gate & Fence
Built New Driveway
Approach per City
Standards
Outline of Deck
at Second Floor
Outline of
Second Floor
Outline of Outdoor
Gas Fireplace
--------------Outline of Existing
~ Concrete Walkway
••••••• •• to"°""' &,,u.,
Concrete Walkway
Max. 6'-0" High
Cone. Block Wall
wt Wood Fence above
Outline of
Second Floor
3'-0" Wide x 6'-0" High
Wood Gate & Fence
Stepping Stones
LEGEND
LJLandscaping
One Story Element
LJ Two Story Element
Cellar
C==::J BlockWall
Existing Grade
Proposed Grade
•-SetbackUne
F.C. Finished Concrete
T.W. Top of Walt
T.R. Top of Railing
F.F.E Finished Floor Elevation
T.C. Top of Curb
F.L. Flo•MineatStreet
F.S. FinshedSurfaco
T,CO. Top of Coping
T.P. Top of Pilaster
T.F. Top or Fence
8-P. Bollom of Pool
® Sprinkler Valve
® E!ectnc Meter
@) Water Meter
@ Gas Meter
NORTH
=~cc.-!,~----c~-c-=,_Occ-" P_L_A_N _______ ____,®

0. :i;
;:l
C _,
w u.
!
C
z
"' iE ;;
ffi z
6 :::c: I-
~ <..>
~w
....,
en
I-
< :::c:
~ <..>
:::, ex:
0 c<
2306
A1
OF
224
224
22209 Susana Avenue Rendering
225
225
ITEM 8C
ATTACHMENT 4

PROJECT PLANS
ITEM 8C
ATTACHMENT 4
226
226
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

PROPOSED RESIDENCE FOR

KIRK AND PAM FELDKAMP
22209 Susana Ave., Torrance
Sheet Index
Scope of Work
Demolish existing residence (under separate permit)
Provide temporary power pole (under separate permit)
Construct New 2-story, single family residence w/ 2 car garage New Pool and landscape for entire property (under separate permit) Automatic Fire Sprinkler System (under separate permit) Photovoltaic System (under separate permit)

1. 2.

3. 4.

5. 6.

General Project Information
Site Plan
First Floor Plan
Second Floor Plan
Previous Second Floor Plan
(For Reference Only)
Exterior Elevations
Roof Plan
Topographic Survey
CS:

A1:

A2:

A3:

A3a:

A5:

A7:

TS:

Lot: 181
M.B. 442-44
Legal Description
Height Calculation
Zoning:

Setbacks
Front:

Sides:

Rear:

Height Limit:

Parking:

Type of Construction:

Occupancies:

Number of Stories:

Sprinkler System:

Licensed Installer Shall Submit Shop
Drawings for Approval Prior to Installation
Tract # 17921
APN: 7515-001-025
Lowest Grade at Dwelling = 102.9
DOUGLAS J. LEACH, ARCHITECTS, INC.

Douglas J. Leach
119 W. Torrance Blvd., Suite 24
Redondo Beach, CA 90277
Phone: (310) 372-5580
Fax: (310) 318-5801
ARCHITECT:

Architect & Consultants
STRUCTURAL ENGINEER:

TITLE 24 CALCULATIONS:

SURVEYOR:

First Floor Living
Second Floor Living
Total House Living
Garage
Total Area
Decks
Lot Area:

Max. Allowable B.F.A.

Proposed B.F.A.

F.A.R.

Lot Coverage:

Open Space:

Areas
1,640 sq. ft.
1,585 sq. ft.
3,225 sq. ft.
450 sq. ft.
3,675 sq. ft.
0 sq. ft.
6,918 sq. ft.
6,918 x 0.6 = 4,151 sq. ft.
3,675 sq. ft. (Total Area) + 112 sq. ft.
(Front Porch) = 3,787 Proposed <
4,151 sq. ft. Allowable
3,675 sq. ft. / 6,918 sq. ft. = 0.53
2,461 sq. ft. / 6,918 sq. ft. = 35.6% < 40%
Required = 1/3 of Lot = 0.333 x 6,918 =
2,304 sq. ft. Min.

Provided = 4,705 sq. ft. > 2,304 sq. ft.

Provided @ Highest Ridge = 128.0
CIVIL ENGINEER:

PERFECT DESIGN
Raymond Meng Zhong
2416 W Valley Blvd.

Alhambra, CA 91803
Phone: (626) 289-8808
PERU CONSULTANTS, INC.

Christian Perez
5061 Rockvalley Rd.

Rancho Palos Verdes, CA 90275
Phone: (562) 270-0811

PARSA & ASSOCIATES
Abdy Parsa
118 S. Catalina Ave.

Redondo Beach, CA 90277
Phone: (310) 318-6769
Fax: (310) 318-6336

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

A1 SITE PLAN
1/8" = 1'-0"
NORTH
LEGEND
Landscaping
Block Wall
Existing Grade
Proposed Grade
Two Story Element
Setback Line
One Story Element
F.C.

T.W.

T.R.

F.F.E
T.C.

F.L.

F.S.

T.CO.

T.P.

T.F.

B.P.

Finished Concrete
Top of Wall
Top of Railing
Finished Floor Elevation
Top of Curb
Flowline at Street
Finshed Surface
Top of Coping
Top of Pilaster
Top of Fence
Bottom of Pool
Sprinkler Valve
Electric Meter
Water Meter
Gas Meter
S
E
W
G
Outline of New
Retaining Wall
Existing
Retaining Wall
To Be Demolished
Built New Driveway
Approach per City
Standards
Outline of Existing
Concrete Walkway
Outline of
Second Floor
Outline Back
of Garage and
Level Change
Concrete Trash
Yard
Gas Meter: 36"
Clr. from Electric
Meter
Electric Meter: 30"
Min. Clr. Width, 36"
Min. Clr. in Front

COVERED
STONE
PATIO

COVERED
PORCH
2'x13'=
26 sq.ft.

4.41'x23.83 =
105 sq.ft.

9.83'x46.66' =
459 sq.ft.

15.41'x44.66' =
688 sq.ft.
16'x15' =
240 sq.ft.

20.5'x46' =
943 sq.ft.

LOT COVERAGE CALCULATION
1/8" = 1'-0"
ALLOWABLE = 6,918 X 0.40 = 2,767.60 sq. ft.

PROVIDED = (26+105+459+688+240+943) =
2,461 sq.ft. < 2,767.60 sq.ft. OK
102.48
105.04
104.46
101.21
106.05
107.18
108.15
108.56
104.76 104.82 104.76
104.92
104.80
104.64
103.72
103.67
104.95
105.78
102.57
107.00
110.82
111.84
109.71
100.26
102.12
105.15
107.55
101.46102.81103.84
105.18
106.07
107.29
108.44
108.61
103.56
104.79
105.86106.77107.77
106.63107.73
105.44
103.56
103.77 102.94 102.68 102.36
102.99
102.73102.92
102.42
102.00
101.35
102.02102.04102.53
103.95
103.55
104.07
104.44
104.40
105.97
102.11
102.76
106.24
104.79
106.89
105.74
104.34
106.60
102.87
102.00102.02102.06
102.29
102.96
102.68
102.93
103.18
102.97
101.85
101.61
101.37
101.33101.82101.70 96.85 95.83

96.33 97.34 96.25

96.78 98.46
101.79
101.39102.74
102.30
100.75102.10
103.00
103.86
105.23
106.41
107.65
108.20

91.35 91.54

92.51 93.31

94.23 94.73

93.36 95.87

27.00'
N 65°22'04" E 56.32'
N 84°25'42" E 753.27'

2.86'
C3 750.41'

PLANTER
103.54102.80
102.38
105.65
27'
27'
5 4' 27'
27'
SUSANA AVE.
5 4'
27'

AVENUE A

AVENUE A
101.67
101.61
101.74
101.46

99.49 TW 102.29
TW 102.31
102.00
102.50
104.00105.00
106.00
106.50
107.50
101.50

98.00 100.00
101.00
L1

FFE AT FIRST
FLOOR = 102.5

FFE AT SECOND
FLOOR = 113.6
PROPOSED 2-STORY SINGLE FAMILY
RESIDENCE W/ 2 CAR GARAGE
103.5 - FS
105.0 - FS
103.8 - FS
102.2 - FS
Dn
Dn
Dn
102.4 - FS
Slope
Slope
Slope
Slope
Slope
STONE
PATIO
102.4 - FS

COVERED
PORCH

6.5'

20.5'

20.12'

10.57'

10.63' 10'

21.39'

10.3'

5.37'
Outline of Outdoor
Gas Fireplace
Outline of Existing
Concrete Walkway
3'-0" Wide x 6'-0" High
Wood Gate & Fence
Max. 6'-0" High
Conc. Block Wall
w/ Wood Fence above
E
S
G
10'
REQ'D
SB
REQ'D
SB
20'
REQ'D
SB
20'
REQ'D
SB
Outline of
Second Floor
107.0 - FS
105.2 - FS
110.5 - TP
104.25 - FS 3.75%
108.0 - TW
107.0 - TW
107.0 - TW
106.0 - TW
102.4 - FG
105.0 - TW
103.0 - TW

SLOPING WALL
102.0 - TW
102.0 - TW
102.75 - FC
102.4 - FS
103.7 - FC
103.0 - TW
104.0 - FS
106.0 - TW
Max. 42" High
Pilaster
Max. 42" High
Block Wall at
Front Yard
Stepping Stones
3'-0" Wide x 6'-0" High
Wood Gate & Fence
Outline of Slim AC
Units
Max. 6'-0" High
Conc. Block Wall
w/ Wood Fence above
RIDGE 127.0
RIDGE
126.2
RIDGE
126
102.9 - FC

65.25' @ Lot Midpoint
RIDGE
125.5
Outline of
Lower Roof at
Covered Patio
RIDGE
116
ACAC
228
228
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

A2 1/4" = 1'-0"

FIRST FLOOR PLAN
Living 1,640 sq ft Garage 450 sq ft
61'-2"
20'-9" 4'-9" 20'-6"
52'-2"
29'-8"16'-1"
61'-8"
46'-8"
2'-0" 13'-0" 8'-10" 22'-10"
20'-6"15'-6"14'-2"2'-0"
15'-0"
45'-9"
15'-2"
NORTH
Up
Dn
FAUW

KITCHENGREAT ROOM DINING ROOM

COVERED OUTDOOR
LIVING

GUEST BEDROOM
2 CAR GARAGE
ENTRY
P.R.

GUEST
BATH

COVERED PORCH
19'-6"
20'-0"
203 sq. ft.
229
229
A3
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC. 1/4" = 1'-0"

SECOND FLOOR PLAN
Living 1,585 sq ft
45'-9"
16'-0"9'-6"
61'-2"
3'-8" 8'-6" 15'-6" 8'-8"
52'-2"
20'-6"10'-0"14'-2"2'-0"
61'-8"
13'-6" 10'-4" 5'-11" 6'-6" 25'-5"
15'-0"46'-2"
61'-8"
18"
NORTH
20'-3"
5'-6"
Outline of Previous
Upper Deck Design
Outline of Previous
2nd Floor Design

UPPER HALL
BEDROOM #3
slope slope
Dn
179 sq. ft.

LAUNDRY

MASTER BEDROOM
225 sq. ft.

BEDROOM #2
171 sq. ft.

BATH #2

MASTER CLOSET
MASTER
BATH
Outline of Previous
2nd Floor Design
Outline of Building
Line Below
Outline of Previous
2nd Floor Design
9'-10"
BATH #3
W.I.C.
230
230
A3a
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REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC. 1/4" = 1'-0"

PREVIOUS SECOND FLOOR PLAN (FOR REFERENCE ONLY)
Living 1,822 sq ft
45'-9"
12'-9"1'-9"
61'-2"
8'-0" 14'-6" 5'-4" 14'-2" 4'-0"
52'-2"
20'-6"15'-6"14'-2"2'-0"
61'-8"
3'-6" 11'-6" 13'-10" 10'-0" 6'-4"16'-6"
15'-2"46'-0"
13'-9"17'-6"
61'-8"
18"
18"
18"
NORTH
BEDROOM #2
BATH
#2

OPEN TO
BELOW

UPPER HALL

LAUNDRY

MASTER CLOSET
MASTER
BATH
BEDROOM #3
BATH #3

MASTER BEDROOM

PLAYROOM
LINEN
DECK
DECK
slope slope
slope
slope
slope slope
slope slope
Dn
214 sq. ft.
256 sq. ft.
177 sq. ft.
231
231
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

A5 1/4" = 1'-0"

FRONT WEST ELEVATION
1/4" = 1'-0"

LEFT SIDE SOUTH ELEVATION
1/4" = 1'-0"

RIGHT SIDE NORTH ELEVATION
1/4" = 1'-0"

See for furr down @ outdoor
covered living
See detail for typ. head @ window
See detail for typ. sill @ window
See detail for head @ door
25Painted wood outlooker beam cut from 6 x 8
See detail for garage door head &
jamb details
See detail for post between windows
2"x3" batts @ 15" oc. over "Hardie Planking"
ELEVATION NOTES:
1 2
3 4
5 6
7 8
4x rafter tail typ. @ eave per detail
Lightweight concrete singles or class 'B' rated
heavy duty asphalt shingles over 30# felt
5" Ø half round copper gutter
Wood clad window assembly w/ muntins as
shown at top
2x6 trim/painted around windows unless
noted otherwise - See
6" wide knee bracing - See detail
9 10
11 12
14 15
16 Dutch entry door w/ glass and muntin bars
@ top as shown
17'-0" x 8'-0" sectional roll-up door w/
remote opener and glass in top panels as
shown/painted or stained
13 Exterior stone veneer - See detail &
See detail & for column details
Hardie "Artisan" beveled siding over 15" felt
w/ 7" exposure
Line of existing natural grade at property line
Exterior metal fireplace
10'-0" 9'-0"
9'-0"10'-0"
Outline of Previous
2nd Floor Design
9'-0"10'-0"
9'-0"10'-0"
Outline of Previous
2nd Floor Design
25 25
2 2
2 2
2 2
2 2
1 1
1 1
1 1
1 1
3 3
3 3
44 4
4 4
4 4
5 5
5 5
5 5 5
5 6
6 6
6 2020
77 7
7 7
8 8
8 8
8 8 8
9 10
11 12
12 13
13 13
14 14
14 14
14 16
17 17
18 18
18 18
1919
21 21
21 21
21 22
2222
23 23
23 23
24 24
25 127.0- RIDGE
102.4 F.G.

Lowest
Adjacent Grade

24.6 Ft. HEIGHT OF HOUSE
15 15
15 15 3
3 232
232
2306
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REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

Roof Pitch = See Plans
Skylights to be "Bristol Fiberlite" ESR-3177 or approved equal by the Architect and Building Department. Provide flat anodized skylights.

All fireplaces to be provided with approved spark arrestor.

Attic Vent Calculations:

All gutters shall be copper half round w/ 5" Ø

1. 2.

3. 4.

5. 6.

ROOF PLAN NOTES
NORTH
RIDGE 127.0
RIDGE
126.2
RIDGE
126
RIDGE
125.5
RIDGE
116 3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
3 12:12
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
233
233
2306
OF

REVISION

REVISED

PRINTED
OWNER: KIRK AND PAM FELDKAMP JOB ADDRESS: 22209 SUSANA AVE TORRANCE 119 W. TORRANCE BLVD.,
REDONDO BEACH, CALIFORNIA 90277
PHONE:

FAX:

SUITE 24
(310) 372-5580
(310) 318-5801
THESE PLANS ARE COPYRIGHTED AND THE DESIGN IS THE SOLE PROPERTY OF DOUGLAS LEACH, ARCHITECTURE, INC.

TS
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ITEM 8C
ATTACHMENT 5

CODE REQUIREMENTS
ITEM 8C
ATTACHMENT 5
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CODE REQUIREMENTS

PLANNING

1. Any fence, wall, or hedge within the required front yard setback area of any lot shall not exceed a height of four (4) feet within the first 10’ of the property.

BUILDING AND SAFETY

3. Comply with 2022 CBC, CMC, CEC, CPC & CGBC.

ENGINEERING

5. Close abandoned driveway(s) with full height curb and gutter to match existing (City Code sec. 74.4.4).

6. Construct proposed driveway approach on Susana Avenue per City of Torrance Standards.

ENVIRONMENTAL

7. Bedroom sizes to be as determined per Torrance code (92.20.2).

8. The front yard of any property zoned for
residential use shall not be more than 50%
-
paved
per Torrance code (92.5.14).

9. Water heater shall not encroach into the required parking area.

10. The washer and dryer shall not encroach into the required parking area.

11. The property shall be landscaped prior to final inspection per Torrance code(92.21.9).

PUBLIC WORKS

12. Plant street trees within the City easement. Plant 24” box size Crape Myrtle “Muskogee”, or Gold Medallion trees, one (1) at Susana Avenue and two (2) at Avenue A.

WATER

13. Contact the City of
Torrance Fire Department to determine fire suppression requirements

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ITEM 8C
ATTACHMENT 6

CORRESPONDENCE
ITEM 8C
ATTACHMENT 6
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1 Velazquez, Luis
From: Abrahim and Jenny Bagheri < >
Sent: Tuesday, July 16, 2024 2:37 PM
To: Velazquez, Luis
Cc: Oorts, Leo
Subject: Public Comment for Staff Report - (PRE23-00013) - 22209 Susana Ave.

Attachments: Living Room and Backyard View.jpg; Living Room and Backyard View 2.jpg; Backyard View.jpg; Backyard View 2.jpg; Appraisal May 2024.pdf; Public Opposition.pdf Dear Planning Commission, Mr. Oorts, and Mr. Valazquez:

We have resided in Torrance for over 30 years and are writing as concerned owners of a property in the Hillside Overlay, just two homes away from the proposed second story development at 22209 Susana Avenue (“proposed development”). We purchased our modest 1,430 square foot home on a 6,501 square foot lot in 2018, envisioning it as our forever home where we would raise our children.

This proposed development poses significant adverse impacts, threatening not only our privacy and cherished views but also the overall aesthetic and ambiance of our beloved neighborhood. We appreciate the need for growth, but not at the expense of benefiting one neighbor to the detriment of others.

I. Noncompliance with Hillside Ordinance and Adverse Impact on View, Light, Air, and Privacy Torrance Municipal Code (TMC) section 91.41.6 states that no construction or remodeling shall be permitted unless the Planning Commission finds that it complies with the following provisions:
 a) No adverse impact on view, light, air, and privacy.  b) Least intrusion on views, light, air, and privacy.  c) Harmony with other properties in the vicinity.
 d) No harmful impact on land values and investments.
 e) Not materially detrimental to public welfare and other properties.  f) No adverse cumulative impact on other properties.

These elements are requirements, not factors. Additionally, TMC section 91.41.7(d) states that “The Planning Director has determined that the proposed development will not have an adverse effect on other properties in the vicinity, and there is no significant public controversy thereon.” A. Harm to Neighbors and Community
Currently, our home has a view to the west and northwest that is fundamental to the character and value of our property. This view includes neighborhood homes nestled between trees set against the backdrop of Knob Hill and Avenue A. In the evenings, city lights create a picturesque view, and during the holidays, the lights add to the charm. The proposed development, positioned just 150 feet from our property line, will obstruct significant portions of this view, including trees, greenspace, city lights, rooftops, and hillsides. This obstruction will diminish the aesthetic and value of our home, disrupting Some people who received this message don't often get email from . Learn why this is important 238
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2 the sense of openness and natural surroundings and fundamentally altering the character and value of our property.

The proposed second-story will invade our backyard and living room privacy with windows having a direct line of sight into these areas. This design will restrict air flow, obstructing the ocean breeze currently flowing into our home. Multiple neighbors’ views, light, air, and privacy will also be adversely affected.

Consider these properties for perspective. Upon being advertised for sale, these properties were marketed on the MLS for their views of the city, hillside, rooftops, and trees:
 22332 Warmside Ave.: Views of “hills” and “city lights”  22502 Redbeam Ave.: “Inspiring city & Palos Verdes views”  22207 Redbeam Ave.: Views of “city lights” and “hills”  24532 Park St.: View of “Trees/Woods”
 2582 Vista Del Sol, La Verne: “A great view over the rooftops!”  21236 E Cloverland Dr, Covina: “A living room with a view of rooftops” The proposed development threatens these views, impacting not just our individual view but the visual character of the neighborhood.

Compared to the total number of homes on each nearby street, there are very few two-story homes in the vicinity. This development will contribute to a feeling of overbuilding and mansionization, which is not harmonious with the neighborhood. A towering, approximately 3,400 square foot two-story house in a sea of modest single-story homes will negatively affect land values of the affected homes.

Properties with obstructed views sell for less. Investors will be less likely to invest in a neighborhood where views can be easily obstructed, contrary to the Hillside Overlay ordinance’s intention.

The development will crowd neighboring properties, altering the skyline and sense of open space. It will also cast large shadows, reducing natural light in surrounding homes and public spaces.

B. Adverse Cumulative Impact on Properties
The proposed development will adversely impact multiple neighbors’ views, light, air, and privacy.

New owners relied on the Hillside Overlay Ordinance when purchasing their homes, believing the City would enforce its rules. Additionally, pursuant to TMC section 91.41.7(d), significant public controversy exists, as evidenced by the attached petition with 120 signatures and other letters of opposition.

According to the attached certified appraiser’s report, the proposed development will cause a significant loss of value to our house amounting to $46,050, violating TMC section 91.41.6 (d). This substantial loss further supports denying the development. Additionally, sections 91.41.6 (e) and (f) indicate that the development should not be materially detrimental to public welfare or cause adverse cumulative impacts. The loss of $46,050 is significant.

Imagine the cumulative impact that this proposed development will have by causing the loss of value of multiple properties in the vicinity. This could lead to potential legal and financial challenges on multiple fronts as homeowners seek remedies for their losses. We urge the city to consider these serious implications carefully and act to preserve the character and value of our neighborhood. 239
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3 II. Conclusion
We respectfully request the Planning Commission deny the proposed development as it is currently designed to preserve our community’s unique character. Thank you for your attention to this matter.

Attachments:

1. Appraisal

2. Four photos showing view obstruction

3. Significant Public controversy

Sincerely,
Abrahim and Jennifer Bagheri

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Appraiser License
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 243
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SUPPLEMENTAL #2 TO AGENDA ITEM SC
DATE:

TO:

FROM:

SUBJECT:

January 17, 2024
Members of the Planning Commission
Planning Division
Correspondence
Please find attached correspondence for Agenda Item No. BC. The attached correspondence was submitted after the item was completed.

Prepared by,
Luis Velazquez
Planning Assistant
Attachments:

1. Correspondence
COD RECOMMENDATION -1/17/24
AGENDA ITEM NO. 8C
CASE NO. PRE23-00013
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   

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  
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
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
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 
      
      
                    
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
  
 
 
 
  
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     

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
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
  
 
 
 
    

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   
  
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       
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APPRAISAL OF REAL PROPERTY
Single Family Residence
Exterior/Interior Inspection

LOCATED AT
22213 Shadycroft Ave
Torrance , CA 90505
Tract# 17921 Lot 129; ParcelQuest

OPINION OF VALUE
1,525,000
AS OF
01/04/2024
BY
John Grichine
Northstar Appraisal Services
4 Clearwater
Irvine, CA 92604
(949) 231-7989/(310)962-4123
[email protected]
www.northstarappraiser .com
Form GA1V - 'TOTAL' appraisal software by a la mode, inc. - 1-800-ALAMODE 257
257
Northstar Appraisal Services
FROM:

John Grichine, Reside ntial & Comme rcial Appraiser , License #AR033389 Cert ified Appraiser with Northsta r Appraisal Serv ices (FHA approved) 4 Clearwate r
Irvin e , CA 92604
www .northstarappra iser.com I [email protected] Telephone Number. (949) 231-7989 ;(310) 962-4123 Fax r.Jmber:

E-Mail:

Fax r.Jmber:

DESCRIPTION
Legal Description: Tract# 17921 Lot 129 ; ParcelQuest
FEES

INVOICE
Internal order #: 24-003 / U
Lender case #:

Client File#:
-
FHA/VA case #:

Main File # on lorm: 24-003/ U
other File# on form:

Federal Tax 10:

Employer ID:
state: CA Zip: 90505
Interior /Exterior inspections , Form GP Residentia l, USPAP-compliant residential app raisa l report of a Single Family Residence located in Torrance , CA. Estimate of current fair marl<et va lue and of diminution of value due to a potential future obstruction of coastline , lights and hills views due to an expansion of a single family dwelling right across the street.

PAYMENTS
Check#: Date: Description:

Check#: Date: Description:

Thank You For The Opport unity To Be Of Service
Form NIV5D - 'TOTAL' appraisal software by a la mode, inc.• 1-800-ALAMODE 258
258
-
File No.: 24-003 I U
The Cost Approach was not developed for this appraisal.

Support for the opinion of sne value (summary of comparable land sales or other methods for estimating sne value): The cost approach was not developed due to the availability of ample comparable sale data. The development and implementation of the cost approach is not necessary in order to develop credible and reliable valuation results when there is ample comparable sale data. There was also a scarcity of comparably-sized and comparably-zoned residential vacant land sales in the immediate marl(el area and which sold within 12 months of the effective dale of this valuation assignment.

ESTIMATED REPRODUCTION OR O REPLACEMENT COST NEW OPINION OF SITE VALUE --------------------------------- =$ Q Source of cost data: n/a DWELLING Sq.Ft @ $ =$
~,...a_u_al~ity_r_ati_·ng~from __ co_st_s_e_lVl_·ce_: _____ Eff_e_cti_·v_e_da_te_o_f_co_s_td_a_ta_: ______ +-__________ Sq~.F_l_@_$ ____________ =_$ ____ --, o. Comments on Cost Approach (gross living area calculations, depreciation, etc.): Sq.Ft @ S =$ ~ I_T~h~e~co=s=t~a~p=p"-ro=a=c=h~w=a=s~n=o~td=e=v~e=lo=pe=d=-~T..,_h=e~d=e=v=e=lo=p"-m=e=n=t=a=n=d~----~----------Sq~.F_l__,@,_S ____ ~=-=~$ ____ --, li;1_i"'m"'p=le=m=e'-'n,,ta""ti=o'-'n__,o,.,_f.,,th=e=co=s=t__,a,.p,,p"'ro=a=c"-h'-'i"'s..,_n=o"-t'-'n=ec=e=s=s=a=ry._,,to'-'d=e=t=e'-'rm=in=e__,a,__ 1----------- S'-'q"--.F-"-t__,@'-'-S----~ =-=-'$------1 8I.c=r=e=d=ib=le=a=nd~re=l=ia=b=le=m=a=rk=e=t~v=a=lu=e~wh=e=n"-=th=e=r=e=is=am=p=le~c=o=m=pa=r=a=b=le'--- ~-----------------~=-=_$ ____ --, sales data. There was also a lack of comparably-sized and Garage/Carport Sq.Ft@$ =$ comparably-zo ned vacant land sales in the immediate market area Total Estimate of Cost-New =$ and which sold within 12 months of the effective date of this valuation Less Physical Functional External assignment. The exclusion of the cost approach to value has no Depreciation =$ adversity on subject's estimated value opinion or marketab ility. Depreciated Cost of Improvements ------------------------ =$ "As-is" Value of Sne lmprovemenls -- ------------------- - -- =$ Years INDICATED VALUE BY COST APPROACH =S
:i:: INCOME APPROACH TO VALUE tt develo The Income Approach was not developed for this appraisal. ~ ,_E_s_tim_a_te_d_M_o_nth_ly~M_ark_e_t_Re_n_t S _________ X_Gr_os_s_R_e_nt_M_u_lti~pl_ier _________ =_S ___________ lnd_i_cat_ed_ V_al_ue_b__,y_ln_c_ome_ A..,PP~roa_c-th iil Summary of Income Approach ~ncluding support for malket rent and GRM): The income approach was not requested by the clienVowner and thus was ~ I_n~o=t~d=e=v=e=lo=p=ed= . ..,_T=h=er=e~i=s__,a=n~a=b=u=n=d=a=n=ce~o~f=co=m=p=a=ra=b=le=sa=l=e=s=d=a=ta=-~T..,_h=e~e=x=c=lu=s=io=n~o=f~t=h=e..,_in=c=o=m=e~a~p~pr=o=a=c=h__,to==v=a=lu=e__,h=a=s~n=o=ne=g=a=t=iv=e~e=ff=e=c"-t=o=n _ _ I subject's established value opinion or marketability . Subject was owner-occup ied as of the effective date of this valuation assignment and ~ I_d=i=d__,n=o=t~g=e=n=er=a=te~a=ny~re=n=t=a~I i=n=co=m=e~. _______________________________________ 1 ~ 1-------------------------------------------------- 1 Q :::,
PROJECT INFORMATION FOR PUDs (ii applicable)
Legal Name of Project: n/a
Describe common elements and recreational facilities:

The Subject is part of a Planned Unn Development
n/a
o. 1- --------------------------------------------------- - 1 Indicated Value by: Sales Comparison Approach S 1 525 ooo Cost Approach (tt developed) S Income Approach (ii developed) S Final Reconciliation Emphasis was placed on the sales comparison approach, which best reflects recent action of willing buyers and willing sellers in the open market.

The subject was owner-occupied as of the effective date of this appraisal assignment The subject is located in a predominately owner-occupied SFR area. The cost approach was not developed due to an abundance of adequate comparable sales data. The income approach was not requested by the clienVowner and thus was not z developed. There is an abundance of comparable sales data. The exdusion of the income approach to value has no negative effect on subject's established value opi1 Q or marketabir
!c This appraisal is made ~ "as is", D subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvemenls have been ;;;! completed, D subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, D subject to lzl the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair. 0 irl i----------------------------------------------------- 1 IE: 1=~--------------------------------------------------- 1 ~ This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.

Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assull1!tions and Limiting Conditions, and Appraiser's Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is: S 1 ,525,000 , as of: 01/04/2024 , which is the effective date of this appraisal.

H indicated above, this Opinion of Value is subject to Hypothetical Condttions and/or Extraordinary Assull1!tions included in this report. See attached addenda ~ A true and complete copy of this report contains -2§_ pages, including exhibns which are z prope~y understood wnhout reference to the information contained in the complete report. considered an integral part of the report. This appraisal report may not be !il Attached Exhibns:
5 ~ Scope of Work
~ ~ Map Addenda
ci: ~ H thetical Conditions
~ Limiting CondJCertifications
~ Additional Sales
~ E.xtraordina Assum tions
Client Contact Abrahim M Bagheri
~ Narrative Addendum
D Cost Addendum
□
~ Photograph Addenda
D Rood Addendum
□
Client Name: Abrahim M Bagheri
~ Sketch Addendum
D Manul. House Addendum
□
E-Mail: ba heri.abrahim mail.com Address: 22213 Shad croft Ave Torrance CA 90505 APPRAISER SUPERVISORY APPRAISER (if required)
or CO-APPRAISER (if applicab le)
U)
w
IE:
i= Supenrisory or
ci: Co-Appraiser Name:
t5 Northstar Appraisa l Services Company:
iii Phone: (949)231-7989/(310)962-4123 Fax: ___________ Phone: _________ _ Fax: ----------E-Mail: John@NorthstarAppra iser.com E-Ma~: ______________________ _ Date of Report (Signature): ~0~1/'-'1~4~/2~0~2~4____________ Date of Report (Signature):

License or Certification # : AR033389 State: J;,A__ License or Certification # : State: ------------Designation: Designation:

Expiration Date of License or Certification: _0_7_/1_0_/2~0=2~4-----=-- Expiration Date of License or Certification:

Inspection of Subject ~ Interior & Exterior D Exterior Only D None Inspection of Subject: D Interior & Exterior D Exterior Only D None Date of Inspection: 01 /04/2024 Date of Inspection:
(ml RESIDENTIAL
CopyrightC 2007 by a la mode, i>c. This form may be reproduced unmodified without written pennission, however, a la mode, inc. must be acknowtedged and crt:dited.

Form GPRES2 - 'TOTAL' appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 259
259
Certifications
Bagheri
File No.: 24-003 I U
Ill
w
Property Address: 22213 Shad croft Ave City: Torrance State: CA Zip Code: 90505 Client Address:

Appraiser. John Grichine Address:

APPRAISER'S CERTIFICATION
I certify that, to the best of my knowledge and belief:
- The statements of fact contained in this report are true and correct - The credibility of this report, for the stated use by the staled user(s), of the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. - I have no bias with respect lo the property that is the subject of this report or lo the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related lo the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance lo the person(s) signing this certification.

Additional Certifications:

DEFINITION OF MARKET VALUE*:

Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite lo a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus.

Implicit in this definition is the consummation of a sale as of a specified dale and the passing of title from seller to buyer under conditions whereby:

1. Buyer and seller are typically motivated;

2. Both parties are well informed or well advised and acting in what they consider their own best interests;

3. A reasonable time is allowed for exposure in the open mar1<et;

4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and

5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.
* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System (FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS), and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FAS, and FDIC on June 7, 1994, and in the lnteragency Appraisal and Evaluation Guidelines, dated October 27, 1994.

Client Name: --------
Address:

SUPERVISORY APPRAISER (if required)
or CO-APPRAISER (if applicable)
~ Supervisory or
~ Appraiser Co-Appraiser Name:
~ Company: Northstar Appraisa l Services Company:
111 Phone: (949)231 -7989/ (310)962-4123 Fax: __________ Phone: _________ _ Fax: ----------E-Mail: John@Northsta rAppraiser.com E-Mail: _____________________ _ Date Report Signed: ~0~1/~1~4~/2=0=2~4____________ Date Report Signed:

License or Certification #: AR033389 State: ~ License or Certification #: State: ------------Designation: Designation:

Expiration Date of License or Certification: ~0~7/~1~0~/2=0=2~4 _______ _ Expiration Date of License or Certification:

Inspection of Subject ~ Interior & Exterior D Exterior Only D None Inspection of Subject: D Interior & Exterior D Exterior Only D None Date of Inspection: 01 /04/2024 Date of Inspection:
(ml RESIDENTIAL
Copyright@ 2007 by a la mode, ilc. This form may be reproduced ulV110dificd without written permission, however, a la mode, inc. must be acknowledged and credited.

Form GPRES2AD- 'TOTAi..' appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 260
260
Supplemental Addendum File No 24-003 I U
I Rnrrnwer n/a
Prooertv Address 22213 Shadvcroft Ave
Citv Torrance Countv Los Anqeles State CA Zip Code 90505 I I ender/r.li•nt

1. "other" in the neighborhood land use represents government-owned land, open and green areas, fire & police stations, parks, etc. This land use has no adversity on subject's value or marketability.

2. Estimated exposure time for the subject property is 40 days on the market and with the assistance of a licensed and experienced real estate professional with knowledge of subject's market area.

3. I have pertormed No services, as an appraiser or in any other capacity, regarding the property that is the subject of this appraisal assignment within the three-year period immediately preceding acceptance of this assignment.

Comparables Search Criteria:

The search criteria were ranked in order of importance as follows: #1 . Location; the closest and most locationally similar (interior lot location with limited and minor local traffic and noise) closed sales were selected, preferably from within the subject's immediate neighborhood and within 1 mile of the subject property. #2: GLA and property Lot size; SF Rs with a GLA of between 1,100 and 1,800 sf and with a lot size of between 4,000 and 8,000 sf were preferred and selected, as were available. #3: Views; Properties with limited and obstructed coastline views were thought-after and utilized, as were available. #4: Construction age. #5: Property condition, improvements , upgrades/updates, any needed repairs and overall physical appeal. #6: Recency of sale; most recently closed sales were preferred and selected (most recent as of the effective date of this appraisal) . #7. Construction quality, construction style & overall appeal. #8. LoUsite qualities , improvements , features and characteristics (i.e. patio, balcony, pool, spa, blin Bbq, etc).

Hypothetical Conditions and Extraordinary Assumptions:

An extraordinary assumption is being made that the subject's site has no contamination or any other adverse conditions that were not observab le at the time of inspection.
•• Commentary regarding the diminution of value of the subject property due to an obstruction of its views. •• The proposed addition of a second floor to a single-family residence located at 22209 Susana Ave, approximately 150 feet from the subject property (located behind the subject and obstructs the view from the backyard) would create an obstruction of approximate ly 800 square feet; The addition is expected to be about 45 feet in length and 17 feet in height, per proposed plans made available by the client. This 800 square foot wall would predominantly obstruct views of hills, city lights and several mature trees, including palm trees. The addition would also infringe on the privacy of the subject property by creating windows and other observation points (multiple east-facing windows and east-facing balcony) from the 2nd level of the newly (proposed) constructed dwelling area. The diminished privacy would in effect negatively impact the value of the subject property , as well as surrounding properties whose views are also blocked and whose privacy is also diminished. Subject property enjoys views of approximately 120 degrees, stretching all the way to the coastline and of the surrounding hillside and city lights. In terms of the negative impact on the horizontal plane, the estimated 45 linear feet would block approximately 10% of this view, if not more. The impact to the vertical component , which is estimated to be approximately 17 feet, accounts for a smaller percentage of the blocked view than does the 45 linear feet along the horizontal plane. The reduced privacy also diminishes the values of the subject and surrounding properties. I anticipate that the points brought forward above will decrease subject's estimated value opinion by approximately 3%. This multiplier is extracted from market data, as well as taking into account the numbers and statistics mentioned above, concerning the proposed construction areas and the like. My experience in valuations in subject's market area and the familiarity of impact on a property's values due to obstruction of coastline, city lights and hills views, as well as the negative impact on a property due to a loss in privacy , contributed to my estimate of a 3% loss in property value. The subject property's estimated value opinion as of 01/04/2024 without any obstruction of views or impact on privacy from its aforementioned neighbor is $1,525,000. The proposed development at 22209 Susana Ave, if constructed , will cause a significant negative impact on the views, privacy and property value of the subject property resulting in an estimated 3% diminution of value, which constitutes a $45,750 loss in estimated value of the subject property. Should the proposed development be of larger size and create a larger obstruction to the view and a greater loss in privacy, my estimated diminution of value of the subject property may also change. It was also my observation after driving through this neighborhood that majority of single family residences in subject's neighborhood are 1-story. Hence, adding a 2nd story to the property on 22209 Susana Ave, would intertere with the aesthetics and style of subject's neighborhood .

Form SUP - 'TOTAL' appraisal software by a la mode, inc. - 1-800-ALAMODE 261
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Subject Photos
Borrower n/a
Property Address 22213 Shadvcrofl Ave
City Torrance County Los Anaeles State CA Zip Code 90505 Lender/Client
View obstruction View obstruction
View obstruction View obstruction
View obstruction View obstruction
Form PICINT6 - 'TOTAL' appraisal software by a la mode, inc. - 1-800-ALAMODE 262
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BUREAU OF REAL ESTATE APPRAISERS

REAL ESTATE APPRAISER LICENSE
John . Gricbine
has successfully met the requirements for a license as a residential real estate appraiser in the tale of California and is therefore, entitled to use the title:
ertified Re idential Real Estate Appraiser"
This license has been is ued in accordance with the provision of the Real E tate Apprai ers' Licen ing and ertification Law.

BREA APPRAISER IDE TIFICATIO UMBER: AR 033389
Effective Date: July 11, 2022
Date Expires: July I 0, 2024
Loretta Dillon Deputy Bureau Chief, BREA
3066..' II
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concern that removal of the wall will adversely affect the structural integrity of our wall. The elevation drop-off to the west of my family's property and the project's is steep. Mitigation of damage to wall would be costly and disruptive. b. Pool
This project calls for a pool to be built on the project's northwest comer of its backyard. In our view this location is an inappropriate location due to the proximity to the property line and elevation gradient to the west of the property.

If you have any questions, please do not hesitate to contact me.

Sincerely,
Neil Morgan
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Velazquez. Luis
From:

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Subject:
lou croucier < >
Tuesday, January 16, 2024 12:15 PM
Velazquez, Luis
Creative Indulgence PH; Suzanne croucier; Josie Auer
Re: Abstraction View
I You don't often get email from Learn why this is important Sent from Yahoo Mail for iPhone
On Tuesday, January 16, 2024, 12:13 PM, lou croucier - wrote:

Luis Croucier 22206 Susana Ave Torrance. CA. 90505
1/16/2024
City of Torrance
Luis Velazquez Planning Assistant - Community Development Dept. 3031 Torrance Blvd. Torrance, CA 90503
Dear Mr. Luis Velazquez,
I am writing to inform you that I, Luis Croucier, the owner of the property located at 22206 Susana Ave .. Torrance. CA 90505. have authorized my tenant, Pierre Hoffmann to act as my representative in all matters pertaining to the proposed development located at 22209 Susana Ave .. Torrance. CA 90505.

I'm concerned about the house that is being built directly across the street from the house I own at 22206 Susana Ave, Torrance CA 90505. I wanted to build 2 stories many years ago and was not able to, it seems to me that it would be very unfair if the location at 22209 was allowed to go 2 stories and I was not.

I have full confidence in Mr. Hoffmann to convey my views and interests regarding this matter. Pierre Hoffmann has my permission to attend meetings, participate in discussions, and provide input on my behalf.

Please consider all communications from Pierre Hoffmann regarding this development as representing my position as the property owner.

Thank you for your attention to this matter. Should you require any further information or co- not hesitate to contact me at -
llll orbyemail-
Please copy all correspondence with Mr. Hoffmann
1 268
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Sincerely,
Luis Croucier
Sent from Yahoo Mail for iPhone
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Authentlslgn ID: 2B8B65D9-BFB4-EE11-BEA 1-«>45B0D8973C
Luis Croucier 22206 Susana Ave Torrance, CA, 90505
1/1/2024
City of Torrance
Luis Velazquez Planning Assistant - Community Development Dept. 3031 Torrance Blvd. Torrance, CA 90503
Dear Mr. Luis Velazquez,
I am writing to inform you that I, Luis Croucier, the owner of the property located at 22206 Susana Ave., Torrance, CA 90505, have authorized my tenant, Pierre Hoffmann to act as my representative in all matters pertaining to the proposed development located at 22209 Susana Ave., Torrance, CA 90505 .

I have full confidence in Mr. Hoffmann to convey my views and interests regarding this matter. Pierre Hoffmann has my permission to attend meetings , participate in discussions, and provide input on my behalf.

Please consider all communications from Pierre Hoffmann regarding this development as representing my position as the property owner.

Thank you for your attention to this matter. Should you require any further information or confirmation, please do not hesitate to contact me at or by email
Please copy all correspondence with Mr. Hoffmann
Sincerely,
0 1/16/2 4
Luis Croucier
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Velazquez. Luis
From:

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To:

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Attachments:

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I You don't often get email from
Tuesday, January 16, 2024 5:00 PM
Planning Commission; [email protected]
Supplemental Public Comment for Staff Report - Item SC (PRE23-00013) Opposition to 22209 Development Signatures.pdf; Petition • Save Seaside_ Stop the 22209 Susana Ave. Development! • Change.pdf
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Dear Mr. Oorts and Mr. Velazquez,
Would you please include this email in the Supplemental to Agenda Item SC (January 17, 2024 hearing), and distribute copies of the documents to the Members of the Planning Commission for their review prior to the opening of the hearing? I am writing to supplement my initial opposition and respond to the Planning Department's findings, which concluded that there is no substantial loss of view or privacy for our property. According to a report from a certified appraiser, hard copies of which will be provided at the Planning Commission meeting on January 17, 2024, the proposed development will cause a significant loss of value to our house in the amount of $50.000-$60.000. This number will increase if the development obstructs more square footage than currently proposed. This certified appraiser's report demonstrates that the proposed development is in violation of TMC section 91.41.6 ( d) which states, "The design will not have a harmful impact upon the land values and investment of other properties in the vicinity." Therefore, this is an additional reason for which the proposed development should be denied.

Additionally, according to 91.41.6, (e) and (f), the development should not be materially detrimental to the public welfare and to other properties in the vicinity and should not cause or result in an adverse cumulative impact on other properties in the vicinity. Please find a petition showing 120 signatures of individuals who are in opposition to this project.

Sincerely,
Leah Sharp
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1/16/24, 4:52 PM
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Hey Neighbors!
Let's Keep Our seaside Charm! say NO to the 22209 Susana Ave. Overbuild! W~re a proud community from the Hillside Overlay area and we need YOUR voice! https://www.change.org/p/save-seasidEHtop-the-22209-susana-avtMtevelopment 200
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1/16/24, 4:52 PM Petition • Save Seaside: Stop the 22209 Susana Ave. Development! • Change.org A massive two-story development at 22209 Susana Avenue is threatening the heart of our Seaside neighborhood - our stunning views, cherished privacy, and the unique character we all love.

Why Should You Care?
o Views at Risk: Say goodbye to those gorgeous panoramas! o Privacy Gone: Your backyard haven? Not so private anymore. o Neighborhood Charm Under Siege: This isn't just a building, it's a threat to the entire Hillside Overlay.

Here"s What's at Stake:
o Legal Noncompliance: We believe this development violates the Torrance Municipal Code (Section 91.41.6) which mandates that any new development must not negatively impact the view, light, air; and privacy of other properties. These protections have been In place since the 1980s, but are now being threatened by projects !Ike this one.
o Community-Wide Impact: It's not just about one property; this sets a dangerous precedent for future developments, potentially altering our entire neighborhood's landscape. o Historic Character Loss: Our neighborhood Is known for Its unique views of the hillsides and sunsets which are being threatened by this development. We chose to live here because of Its beauty and the protections It offered our views and privacy, not to see It changed by oversized constructions.

This Isn't just about one house - It's about setting a dangerous trend that could reshape our community forever. We respect growth and development, but not at the cost of our community's character; property value, and well-being.

Staying Informed and Holding Offlclals Accountable:
o Your Vote Matters: We'll track how each commissioner and city council member votes on this Issue.

This Information Is crucial, especially come election time. Our collective memory will serve as a reminder of who stood by our community's values.
o We commit to keeping you updated every step of the way. You'll know exactly what's happening, when It's happening.

What Can You Do?
o Sign this petition!
l!ll 116 people signed this week
Share this petition
Together; We Make a Difference!
If you wish to voice your concerns to the City Planning Office In Torrance regarding this development Join us at the Planning Commission Hearing on January 17th, 2024, at 6:30 PM.

Please: Submit Concerns to City of Torrance Assistant Planner [email protected] The case number Is PRE23-00013.

Meeting at Council Chambers, City Hall 3031 Torrance Blvd. Torrance, CA 90503 Thanks for standing with us. Let's keep our community special.

For more Information, visit SaveSeaslde.com
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Name City State Postal Cod Country
Abrahim Bagheri us
Pierre Hoffmann Torrance CA 90505 us
Leah Sharp Torrance CA 90505 us
Abrahim Bagheri us
Suzanne Croucier Los Angeles CA 90004 us
jill angelichio charlotte 28204 us
Donna Wright Los Angeles CA 90003 us
Luis Croucier Torrance CA 90505 us
Tom Croucier Los Angeles CA 90004 us
Esther Kimm Torrance CA 90505 us
Gina Kang Torrance CA 90503 us
Joshua Pak Torrance CA 90505 us
Samantha Lee Torrance CA 90503 us
Bibi Karim Jacksonville 32255 us
Diane Botelho Torrance CA 90503 us
Daniel Kimm Redondo Beach CA 90278 us
Ronald Botelho Torrance CA 90503 us
David Sorenson Torrance CA 90505 us
Wally Lee Las Vegas CA 92660 us
Jennifer Bagheri Torrance CA 90503 us
tina Loiacano Sanpedro CA 90731 us
Lisa lmbro Redondo Beach CA 90278 us
Tamie Peck Redondo Beach CA 90277 us
Sandra Villalva Hawthorne CA 90250 us
Alice Evans Los Angeles CA 90044 us
Mildred Bagheri Torrance CA 90505 us
Jeanett Bass Torrance CA 90503 us
Song Yeh Los Angeles CA 90063 us
Kamila Espinal New York 10040 us
Christiane Ruiz Torrance CA 90505 us
Jon Inwood Brooklyn NV 11226 us
Doreen Flores Grants Pass 97526 us
Austin Ward Corvallis OR 97330 us
Sofia Martinez Wilmington CA 90744 us
Jeshua Dorshorst Delta Junction 3046 us
Gary Maclean Torrance CA 90503 us
Georgina McGovern Bao Rancho Palos VerdE CA 90275 us
Kelly Dewing Wedel Torrance CA 90503 us
Sandra Curtis Torrance CA 90505 us
Abiguel Sorenson Torrance CA 90505 us
Monique Leon WINSTON SALEM 27107 us
Karen Rinehart Redondo Beach CA 90277 us
Robert Sharp Torrance CA 90503 us
Brittany Maccarrone Torrance CA 90503 us
Lisa Maccarrone Torrance CA 90503 us
Vivian Viveros Torrance CA 90505 us
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Sylvia Wilkinson El Segundo CA 90245 us
Ryan Schnalzer Albuquerque NM 87114 us
Paul Monson Redondo Beach CA 90277 us
BruceGeam Torrance CA 90504 us
JoeC New York 10011 us
Tricia Blanco Torrance CA 90505 us
Jetson Bates North Hollywood 91601 us
Rowan Schnalzer Albuquerque NM 87114 us
Charliee Tinsley Los Angeles 90043 us
Adam Kaluba Burleson 76028 us
Thomas Gahan Torrance CA 90505 us
Robert Lindstrom Altadena CA 91001 us
Karena Chrissanthos Scottsdale AZ. 85251 us
Maria Cominis Cypress CA 90630 us
Henry Lindstrom Redondo Beach CA 90277 us
Thomas Marcus Redondo Beach CA 90277 us
Tina Blakeman Torrance CA 90503 us
Elsie Sanchez Costa Mesa 92627 us
Leona Prelvukaj us
Jillynne Riccardo APOLLO BEACH 33572-266 us
Lindy Lekavich Torrance CA 90503 us
Maria Marsella Torrance CA 90505 us
loreen trevino Redondo Beach CA 90277 us
Sara McKown Torrance CA 90277 us
Neil Morgan Torrance CA 90505 us
Dean Maners Torrance CA 90277 us
CamieGv Beaverton 97223 us
Saquan Miller Spartanburg 29301 us
Camille Chelf Torrance CA 90503 us
Kaylee Frank Prescott 86302 us
patrick kim Los Angeles CA 90037 us
G. Joseph Buck Torrance CA 90503 us
bellissa gomez Sanantonio 728772 us
Ruth Vogel Torrance CA 90503 us
Jane Noll Palos Verdes Estate CA 90274 us
Peggy Kuida Torrance CA 90277 us
Elizabeth Madigan Whalen San Pedro CA 90731 us
Kristin Hwang Torrance CA 90505 us
David Kelley Torrance CA 90505 us
Alana Preziosi Swedesboro 8085 us
Alex Aires Prairie Village 66208 us
Mason King Miami 33147 us
casidhe coy San Antonio 78245 us
Yul Reese Powder Springs 30127 us
Crunchy Hero Wylie 75098 us
Forquetta Cooper Carencro 70520 us
Olivia Turner san antonio 78023 us
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ezequiel dominguez Georgetown 78628 us
Adler Wiley Seguin 78155 us
Ruben Ranjel San Antonio 78250 us
Ronald Moore Glen Burnie 21061 us
Amy Hernandez San Antonio 78239 us
Jim Thomas Frisco 75034 us
Karen Morris Palos Verdes Estate CA 90274 us
Theresa Hardesty Torrance CA 90503 us
Trae Garcia Elmendorf 78222 us
Christian Blanchard Prosper 75078 us
Kingston Norwood McKinney 75071 us
Sophia Ortiz San Antonio 78204 us
Diane Davis Santa Ana CA 92704 us
kel sel Pasadena 91105 us
hihaha Dallas 75270 us
Grace Chin Torrance CA 90503 us
Michelle Salas Corona 92882 us
Erika Rikhiram Clermont 34711 us
Don't Worry San Antonio 78229 us
Sayboupha Phonexayphova Redondo Beach CA 90278 us
Christine Rinehart Redondo Beach CA 90277 us
Madeline Van Leuvan Torrance CA 90505 us
Macy Grim Jacksonville FL 32224 us
Faith Joe Morrow 30260 us
Tammy Hall Oak Creek 53154 us
Della Moochi Spring 77382 us
Stan Rinehart Redondo Beach CA 90277 us
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1 Velazquez, Luis
From: Creative Indulgence PH <
Sent: Tuesday, July 16, 2024 12:48 PM
To: Velazquez, Luis; lou croucier; Suzanne Croucier
Subject: Re: 22209 Large rebuild concerns
Attachments: 1000037616.jpg; 1000037359.jpg; Living room view.jpg; Living room sitting in chair.jpg; dining table view.jpg; 1000037988.jpg
Importance: High
Hello Luis,

I'm writing to you to let you know that I'm concerned about the house at 22209 Susana Ave, Torrance CA 90505. The changes that were made to the new silhouette for our view has only reduced the sky very slightly lower than before and still clearly blocks the entire hill side views of Redondo Beach which still completely blocks all of our views of hills, homes in the distance, lights and the sun and lose our privacy. I can't show any current sunset images, as it is foggy this time of the year. We are afraid that after this home is approved, others will follow and soon our views will be blocked by houses.

It will block the sunsets we enjoy and the views of the houses in the distance and pretty lights at night when sitting at our dining table at any hour of the day. I just feel that the breeze and view we get will be obstructed, let alone the property value of our property will decrease as theirs will increase. I would like to see something change at that location, but something more moderate and not completely blocking us. Looking forward to a fair solution of the build and consideration of the neighborhood and those around it.

We will be at the July 24th meeting

Resident at 22206 Susana Ave, Torrance
From: Velazquez, Luis <[email protected]>
Sent: Monday, July 15, 2024 7:41 AM
To: Creative Indulgence PH <
Subject: Re: 22209 Large rebuild concerns

Hello Pierre,

As mentioned before, comments can be received at any time. I have included an excerpt from our Planning Commission | City of Torrance webpage below for deadlines.

PUBLIC COMMENTS
Members of the public may provide comments related to any items on the meeting agenda. Oral comments are limited to two minutes per speaker for items on the agenda and limited to one minute per speaker for items not on the agenda. Everyone interested in speaking on an agenda item will be heard at the Planning Commission 283
283
2 meeting. Speakers are asked to come forward to the podium, speak clearly, and provide their name and address for the record. Meetings are audio recorded. Language translation services are not available. If presenting handout material to the Planning Commission, please provide 10 color copies to staff before speaking.

Written comments may be submitted via email to [email protected]. Written comments may also be delivered by mail or submitted in-person to the Permit Center (Planning Counter) in the Community Development Department located at the above referenced address, open 8:00am to 5:00pm, Monday through Thursday, open alternate Fridays. Comments must include in the subject line “Public Comment” and the record number and project address. Comments must be pertinent to the agenda item and must not include personal remarks. All personal signatures, personal addresses, personal te lephone numbers and personal email addresses must be omitted or will be redacted. Repetitive comments and/or duplicate copies of petitions and flyers are neither necessary nor helpful.

Comments that are submitted no later than 5:00pm on Tuesday one week before the meeting will be attached to the agenda item and posted on the City webpage.

Comments that are submitted no later than 5:00pm on Tuesday the day before the meeting will be included as a supplemental agenda item and will be posted on the City webpage on the day of the meeting.

Comments that are submitted after 5:00pm on Tuesday the day before the Planning Commission meeting will be filed with the public record.

LUIS VELAZQUEZ
Planning Associate - Community Development Department
310-618-5930 | [email protected]
TorranceCA.Gov |
Facebook |
Twitter |
Instagram
This email, and any attachments to it, may contain confidential information and is intended for the sole use of the intended recipient(s). If you are not the intended recipient, or believe that you may have received this email in error, please notify the sender and delete this email and any attachments.

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

From: Creative Indulgence PH <
Sent: Friday, July 12, 2024 1:42 PM
To: Velazquez, Luis <[email protected]>
Subject: Re: 22209 Large rebuild concerns

Hello Luis,

We noticed a sign was put up today, when do you need letters in by ? I was hoping to here back from Pam and Kirk, but after my email from May 22, 2024 I never heard back from them ?

I sent another today, to try and communicate to them of our concerns and are waiting for a reply.

Thank you,
Pierre Hoffmann
President / Creative Designer

CREATIVE INDULGENCE
Over 37 Years in Business, EST. 1987
284
284
3 http://www.Like2Create.com Online Payments can be done here Please Click Address for directions
721 S Pacific Coast Hwy
Redondo Beach, CA 90277

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups are after 2pm everyday) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Any order or project claimed/ Completed or not after 90 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

From: Velazquez, Luis <[email protected]>
Sent: Friday, July 5, 2024 3:27 PM
To: Creative Indulgence PH <
Subject: Re: 22209 Large rebuild concerns

Hi Pierre,

No updates at this time, the project is still tentatively scheduled for July 24th.

Best,
285
285
4 LUIS VELAZQUEZ
Planning Associate - Community Development Department
310-618-5930 | [email protected]
TorranceCA.Gov |
Facebook |
Twitter |
Instagram
This email, and any attachments to it, may contain confidential information and is intended for the sole use of the intended recipient(s). If you are not the intended recipient, or believe that you may have received this email in error, please notify the sender and delete this email and any attachments.

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

From: Creative Indulgence PH <
Sent: Friday, July 5, 2024 2:02 PM
To: Velazquez, Luis <[email protected]>
Subject: Re: 22209 Large rebuild concerns

Hello Luis

Hope you enjoyed your July 4th holiday... just checking in yo see if you have any updates on 22209 Susana.

Thanks
Pierre Hoffmann

Sent via the Samsung Galaxy S24 Ultra, an AT&T 5G smartphone Get Outlook for Android
From: Velazquez, Luis <[email protected]>
Sent: Thursday, June 13, 2024 7:45:25 AM
To: Creative Indulgence PH <
Subject: Re: 22209 Large rebuild concerns

Good morning Pierre,

At this time I have no updates. The project is tentatively scheduled for 7/24 but there is a possibility that date might change. Once the date is confirmed, mailers will go out to residents in the notification area and a sign (Posting) will be placed on the property.

Best,

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

From: Creative Indulgence PH <
Sent: Wednesday, June 12, 2024 9:29 PM
To: Velazquez, Luis <[email protected]>
Subject: Re: 22209 Large rebuild concerns
286
286
5 Hello Luis,

Just checking in, haven't heard anything about the build ? Pam Feldkamp emailed me in May and I responded to her a few days after her email, but never heard back from her again.

Do you have any updates ?

Thank you,
Pierre Hoffmann
President / Creative Designer

CREATIVE INDULGENCE
Over 37 Years in Business, EST. 1987
http://www.Like2Create.com Online Payments can be done here Please Click Address for directions
721 S Pacific Coast Hwy
Redondo Beach, CA 90277

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups are after 2pm everyday) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Any order or project claimed/ Completed or not after 90 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
287
287
6 More info on Artwork requirements (click Here)

From: Velazquez, Luis <[email protected]>
Sent: Wednesday, May 1, 2024 10:28 AM
To: Creative Indulgence PH <
Subject: Re: 22209 Large rebuild concerns

Hi Pierre,

I just wanted to confirm you will be available around 2:45 PM today. I will be at the site and will give you a call if the previous meeting goes longer or if done early.

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

From: Creative Indulgence PH <
Sent: Tuesday, April 30, 2024 2:00 PM
To: Velazquez, Luis <[email protected]>
Subject: Re: 22209 Large rebuild concerns

Hello,

Ok do you mind calling me at 310-530-6716, I have a shop 5 mins away (address below) I will plan on coming home about 2:45 tomorrow

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups on Fridays are 1pm to 6pm only) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.
288
288
7 Large or Small, Simple or Complex, We get the Job Done! Signs - Printing - Engraving - Graphic Design - Awards - Banners - Lighting - Awnings - Glass - Mirror - Creative Projects, Project Management & more You think of it, we make it.....
310-530-6716

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Any order or project claimed/ Completed or not after 90 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

From: Velazquez, Luis <[email protected]>
Sent: Tuesday, April 30, 2024 1:01 PM
To: Creative Indulgence PH <
Subject: Re: 22209 Large rebuild concerns

Hi Pierre,

I will be at a neighbor's property from 2:15 PM to 2:45 PM. Can I stop by after that assessment?

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

From: Creative Indulgence PH <
Sent: Tuesday, April 30, 2024 11:40 AM
To: Velazquez, Luis <[email protected]>
Cc: lou croucier <
Subject: Re: 22209 Large rebuild concerns
289
289
8 Hello Luis,

Wednesday May 1 tomorrow ? Yes, please advise what time would be convenient for you and I will make arrangements to meet you.

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
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Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Any order or project claimed/ Completed or not after 90 days will be VOID - No Refunds or Credits.

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More info on Artwork requirements (click Here)

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9 From: Velazquez, Luis <[email protected]>
Sent: Tuesday, April 30, 2024 9:42 AM
To: Creative Indulgence PH <
Cc: lou croucier <
Subject: Re: 22209 Large rebuild concerns

Hello Pierre,

I have included some information from our Planning Commission page below regarding public comments.

Should you observe any potential adverse effects on your view, light, air, or privacy due to the project, please don't hesitate to inform me. I'd be more than happy to schedule a visit to your property and conduct a thorough assessment. I will be visiting a neighbor on Wednesday at 2:00 PM if you'd like me to stop by.

City of Torrance - Planning Commission

PUBLIC COMMENTS
Members of the public may provide comments related to any items on the meeting agenda. Oral comments are limited to two minutes per speaker for items on the agenda and limited to one minute per speaker for items not on the agenda. Everyone interested in speaking on an agenda item will be heard at the Planning Commission meeting. Speakers are asked to come forward to the podium, speak clearly, and provide their name and address for the record. Meetings are audio recorded. Language translation services are not available. If presenting handout material to the Planning Commission, please provide 10 color copies to staff before speaking.

Comments that are submitted no later than 5:00pm on Tuesday one week before the meeting will be attached to the agenda item and posted on the City webpage. Comments that are submitted no later than 5:00pm on Tuesday the day before the meeting will be incl uded as a supplemental agenda item and will be posted on the City webpage on the day of the meeting. Comments that are submitted after 5:00pm on Tuesday the day before the Planning Commission meeting will be filed with the public record.

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

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10 From: Creative Indulgence PH <
Sent: Monday, April 29, 2024 6:29 PM
To: Velazquez, Luis <[email protected]>
Cc: lou croucier <
Subject: Re: 22209 Large rebuild concerns

Hello Luis,

When do you need letters and images in by ?

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups on Fridays are 1pm to 6pm only) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Creative Indulgence is not responsible for any mistakes made on approved artwork or designs. All designs created by Creative Indulgence it is the property of Creative Indulgence, Inc. unless design work is paid in full. If artwork was supplied at a discount or free, the vector art is the property of Creative Indulgence, Inc. Refund Policy on orders cancelled during the design process are subject to 292
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11 a 25% refund fee. Orders cancelled during the Production process are subject to an 80% refund fee.

Any order or project claimed/ Completed or not after 90 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

From: Creative Indulgence PH <
Sent: Monday, April 29, 2024 5:56 PM
To: Velazquez, Luis <[email protected]>
Cc: lou croucier <
Subject: Re: 22209 Large rebuild concerns

Hello Luis,

My concerns are that our view and the value of the home will decrease with the structure blocking our current view of the hill side behind the home and losing about 30 mins of sun when the sun sets, especially in the winter months when days are shorter and we will lose the sun sooner if they are approved to build a 2 story home. Many years ago, Luis Croucier tried to build a two-story home but was rejected because of the Hillside ordinance rules. He remodeled and raised his roof line up a bit to add the storage space in the attic, but was not allowed to build two stories, because he was going to block the neighbors in the back of his house. Feels very unfair for the home at 22209 to be built completely blocking all of our views. I have not yet looked at the plans, but privacy is a concern too.

I look forward to meeting with you on May 8th and if I'm available earlier I will let you know. Thank you for your time with this matter.

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups on Fridays are 1pm to 6pm only) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

Large or Small, Simple or Complex, We get the Job Done! Signs - Printing - Engraving - Graphic Design - Awards - Banners - Lighting - Awnings - Glass - Mirror - Creative Projects, Project Management & more You think of it, we make it.....
310-530-6716
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12 All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Any order or project claimed/ Completed or not after 90 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

From: Velazquez, Luis <[email protected]>
Sent: Tuesday, April 23, 2024 10:39 AM
To: Creative Indulgence PH <
Cc: lou croucier <
Subject: Re: 22209 Large rebuild concerns

Hello Pierre,

The plans are available for your review at the Planning Counter at your earliest convenience. I will be in on May 8th, so I would just ask that you give me time to add to my calendar. The plans are currently being reviewed by staff to ensure they meet development standards as well as applicable codes.

I would encourage you to send me an email with your concerns and I will schedule a site visit to conduct an assessment of the said concerns.

LUIS VELAZQUEZ
Planning Assistant - Community Development Department
310-618-5930 | [email protected]
TorranceCA.Gov |
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This email, and any attachments to it, may contain confidential information and is intended for the sole use of the intended recipient(s). If you are not the intended recipient or believe that you may have received this email in error, please notify the se nder and delete this email and any attachments.

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

From: Creative Indulgence PH <
Sent: Tuesday, April 23, 2024 10:25 AM
To: Velazquez, Luis <[email protected]>
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13 Cc: lou croucier <
Subject: Re: 22209 Large rebuild concerns

Hello Luis,

I'm a bit surprised they submitted the plans, when many neighbors that were impacted before, are still affected. Many neighbors went to the meet and greet this past Saturday and shared their concerns. I was not able to attend the meet and greet, so I sent the owners at 22209 Susana Ave an email advising them that I still had the same blocked view. I would be happy to share the email with you, I have not yet received a reply from them. I did notice the silhouette was slightly lower than before, but still completely blocking the view. I'm hopeful the Hillside Ordinance is upheld with this project, not fair to allow someone to completely block the current view, within this area.

I would like to look at the plans, currently I'm working on projects for the city of Redondo Beach. Would May 8th work or would you need me to come in sooner? I don't want to miss any deadlines or limits of the process.

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups on Fridays are 1pm to 6pm only) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

When sending vector artwork, please use PDF, Ai, EPS file formats. JPG, BMP or other picture files can be used, but may result in a substandard print or engraving. If non-vector or grainy poor-quality artwork is provided to Creative Indulgence, the customer is responsible to provide the correct format or pay for artwork to be corrected. Please see Artwork Requirement section on our website. A 25% cancellation fee will be charged for any order canceled or a dispute is made on a credit card order because, artwork files provided were not in the correct format. Please note that providing a PDF does not mean the artwork is a vector. If a .jpeg or .png file is sent inside a PDF, the artwork is still a raster file and not a true vector.
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14 When a proof is sent, please double check for spelling or typo errors. Once you give final approval, it will be considered in production. If any changes are made after your approval and we have already created the project you are responsible for any extra costs. If your item(s) are picked up by a delivery service or someone other than yourself all costs for delivery or pick-up is your responsibility, even remakes.

Any order or project claimed/ Completed or not after 90 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

From: Velazquez, Luis <[email protected]>
Sent: Tuesday, April 23, 2024 9:28 AM
To: Creative Indulgence PH <
Cc: lou croucier <
Subject: Re: 22209 Large rebuild concerns

Hello Pierre,

I wanted to touch base with you regarding 22209 Susana Ave. I have received updated plans from the applicant and have gotten confirmation that a silhouette has been constructed.

Please let me know if you'd like to discuss the project and any impacts this project might create. The plans are available to review at the Planning Counter at your request.

Any review, reliance, disclosure, copying, storing, distribution, forwarding without express permission, or use of the contents of the information received in error is strictly prohibited.

From: Creative Indulgence PH <
Sent: Monday, January 15, 2024 4:38 PM
To: Velazquez, Luis <[email protected]>
Subject: Re: 22209 Large rebuild concerns

Hello,

Just checking never heard back from you, can you please advise?

Thank you,
Pierre
You don't often get email from Learn why this is important 296
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15 From: Creative Indulgence PH <
Sent: Friday, January 12, 2024 10:39 AM
To: Velazquez, Luis <[email protected]>
Subject: Re: 22209 Large rebuild concerns

Hello Luis,

This is Pierre Hoffmann at 22206 Susana Ave, Torrance. I saw your report and that you tried to contact me to evaluate my house regarding the build across the street but was not able to contact me. How did you try to contact me? I do work 6 days a week and can be reached at 310-530-6716 anytime

Can we please set up a meeting before the hearing so you can see my concerns?

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups on Fridays are 1pm to 6pm only) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Any order or project claimed/ Completed or not after 120 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

From: Velazquez, Luis <[email protected]>
Sent: Tuesday, January 2, 2024 10:15 AM
To: Creative Indulgence PH <
Subject: Re: 22209 Large rebuild concerns

Good Morning Pierre,

Thank you for your email. You may send in any comments as early as the day before the scheduled hearing date. Every concern, correspondence, email, etc. will be taken into consideration.

Our staff reports are done in advance to allow time for staff to review and provide corrections. Anything received before completing the report will be addressed and assessed promptly. Staff is tasked with assessing the impacts and making sure it meets the Hillside criteria and current development standards.

A posting will be at the project site on Friday, January 5 th to give formal notice and confirmation of the hearing date. (January 17th).

Please feel free to give me a call at 310-618-5930 for any outstanding questions or concerns.

BEST REGARDS,

LUIS VELAZQUEZ
Planning Assistant - Community Development Dept.

From: Creative Indulgence PH <
Sent: Saturday, December 30, 2023 5:03 PM
To: Velazquez, Luis <[email protected]>; Martinez, Oscar <[email protected]>; CDD Info <[email protected]>
Subject: Re: 22209 Large rebuild concerns

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17 Sorry forgot to attach photos

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups on Fridays are 1pm to 6pm only) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

Any order or project claimed/ Completed or not after 120 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

Some people who received this message don't often get email from Learn why this is important 299
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18 From: Creative Indulgence PH <
Sent: Saturday, December 30, 2023 4:54 PM
To: [email protected] <[email protected]>; [email protected] <[email protected]>; [email protected] <[email protected]> Subject: 22209 Large rebuild concerns

Hello Luis,

I'm writing to you to let you know that I'm concerned about the house that is being built directly across the street from my house at 22206 Susana Ave, Torrance CA 90505. Unfortunately, we have been very busy over the holiday and not able to write sooner. I thought we lived in an area that protected our views etc. from our conversation on the phone that the city was already approving it, what is that all about? It sounds like you just want to move this thing forward without the proper channels. That house is going to completely block all of our views of everything, hills, homes in the distance, lights and the sun and lose our privacy. We don't mind the house being rebuilt, but a huge mansion 4k plus square foot house in built right in front of us, then I notice they are also building a roof top patio on top of that, so then they may need umbrellas or shade on the roof top and they will go even higher and then there is no stopping other builders to come in and move to the next house and so on.. soon I will just be able to look at the houses that are directly across the street from me and lose all value of this house of the view that was protected ?

I thought that a notice had to be posted and show where we can voice our concerns or a hearing. I found out from my neighbors that is Jan 17th, but were not made aware of this and I'm directly across the street ?? When you dropped your card off at my house, I called you because of my concerns with the build, but did not know why you dropped the card off, just thinking there must have been a note or something. When speaking to a contractor friend, I was told that the city would send something out about the build and when checking your website https://www.upholdhillsideoverlay.org/planning-process it says that something would be sent, but I was told by other neighbors we had to get something to you by Jan 3 to count ?

We are concerned that not only will we lose our view of the hills behind that location, but also the size of the house they propose to build is going to be a massive eyesore, oversized house that does not fit in this area and understanding it's for just 2 adults and a child. It just doesn't make since that they are building such a big house for only 3 people, to me they are building big to resell, not for the better of the neighborhood only better for them and concerned about my privacy and the noise when they have a roof top party.

91.41.6 PLANNING AND DESIGN.
(Amended by O-3477)
No construction and no remodeling or enlargement of a building or structure shall be permitted unless the Planning Commission (or the City Council on appeal) shall find that the location and size of the building or structure, or the location and size of the 300
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19 remodeled or enlarged portions of the building or structure, have been planned and designed in such a manner as to comply wit h the following provisions:
a) The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity;
b) The development has been located, planned and designed so as to cause the least intrusion on the views, light, air and privacy of other properties in the vicinity;
c) The design provides an orderly and attractive development in harmony with other properties in the vicinity; d) The design will not have a harmful impact upon the land values and investment of other properties in the vicinity; e) Granting such application would not be materially detrimental to the public welfare and to other properties in the vicinity; f) The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity.

Thank you,
Pierre Hoffmann
President / Creative Designer

10:00 am to 6:00 pm
Monday to Friday (Item Pick-ups on Fridays are 1pm to 6pm only) Limited Saturday by Appointment (Closed Sunday)

Our Store is OPEN
We may be closed, when working on offsite projects.

You Think of it and we make it.

All non Labor projects will incur the required 9.5% California Sales Tax, some quotes may not include the sales tax, but will be charged, unless you provide a valid resale certificate.

When a proof is sent, please double check for spelling or typo errors. Once you give final approval, it will be considered in production. If any changes are made after your approval and we have already created the project you are responsible for any extra costs. If your item(s) are picked up by a delivery service or someone other than yourself all costs for delivery or pick-up is your responsibility, even remakes. 301
301
20 Creative Indulgence is not responsible for any mistakes made on approved artwork or designs. All designs created by Creative Indulgence it is the property of Creative Indulgence, Inc. unless design work is paid in full. If artwork was supplied at a discount or free, the vector art is the property of Creative Indulgence, Inc. Refund Policy on orders cancelled during the design process are subject to a 25% refund fee. Orders cancelled during the Production process are subject to an 80% refund fee.

Any order or project claimed/ Completed or not after 120 days will be VOID - No Refunds or Credits.

More info on Artwork requirements (click Here)
More info on Artwork requirements (click Here)

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SUPPLEMENTAL #1 TO AGENDA ITEM 8C

DATE: March 19, 2025

TO: Members of the Planning Commission

FROM: Luis Velazquez, Planning Associate

SUBJECT: 22209 Susana Avenue
Precise Plan of Development (PRE23-00013)

Consideration of a Precise Plan of Development to allow the construction of a new two -story single -family residence with accessory dwelling unit (ADU), on property located within the Hillside Overlay in the R -1 Zone at 22209 Susana Avenue (APN 7515-001-025).

SUPPLEMENTAL
Please find attached correspondence received after distribution of the meeting agenda and staff report.

ATTACHMENTS:

1. Correspondence
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From: James Lloyd
To: Planning Commission
Cc:

Subject: Public comments re items 8c and 8d for 3/19/25 Planning Commission meeting Date: Tuesday, March 18, 2025 2:54:11 PM
Attachments: Torrance - 22209 Susana Avenue - HAA Letter.pdf Torrance - 1407-1455 Crenshaw Blvd - HAA Letter.pdf
You don't often get email from . Learn why this is important Dear Torrance Planning Commission:

The California Housing Defense Fund (“CalHDF”) submits the attached public comments regarding items 8c and 8d for the Planning Commission meeting scheduled for 3/19/25:
the proposed 2-unit housing development project at 22209 Susana Avenue; and the proposed 35-unit housing development project at 1407-1455 Crenshaw Blvd, which includes four units for moderate income households.

Sincerely,
James M. Lloyd
Director of Planning and Investigations
California Housing Defense Fund
CalHDF is grant & donation funded
Donate today - https://calhdf.org/donate/
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Mar 18, 2025

City of Torrance
3031 Torrance Blvd.

Torrance, CA 90503

Re: Proposed Housing Development Project at 22209 Susana Avenue

By email:

[email protected]

Cc:

Dear Torrance Planning Commission:

The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its obligation to abide by all relevant state housing laws when evaluating the proposed 2-unit housing development project at 22209 Susana Avenue. These laws include the Housing Accountability Act (“HAA”), California Environmental Quality Act (“CEQA”) guidelines, and SB

9. The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless findings can be made regarding specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density unless, again, such written findings are made. (Ibid.) As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan.

The City must therefore approve the project unless it makes written findings regarding health and safety as mentioned above – which it cannot do since the preponderance of the evidence in the record does not support such findings. (Ibid.)

Additionally, the project is exempt from state environmental review pursuant to section 15303 of the CEQA Guidelines. And recent caselaw from the California Court of Appeal affirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.).

360 Grand Ave #323, Oakland 94610
www.calhdf.org
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Finally, SB 9 obliges the City to process the application ministerially without a public hearing: “A proposed housing development containing no more than two residential units within a single-family residential zone shall be considered ministerially, without discretionary review or a hearing,” provided it meets the criteria provided in this section of law. (Gov. Code, § 65852.21, subd. (a).) The State Department of Housing and Community Development has issued a
fact sheet
(see page 4) that confirms the plain language of the
statute in this regard.

As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public benefit: it will bring new customers to local businesses; it will enhance the city’s tax base; and it will reduce displacement of existing residents into homelessness. While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the City to approve it, consistent with its obligations under state law.

CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at

www.calhdf.org
.

Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations

2 of 2
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March 18, 2025

To: Mayor George Chen, Councilmembers Aurelio Mattucci, Jon Kaji, Brigett Lewis, Asam Sheikh, Sharon Kalani, Jeremy Gerson, Community Development Director Michelle Ramirez, City Manager Aram Chaparyan

Good morning,

I have some issues with the home at 22902 Susana Drive, which is item 8C on tomorrow’s Planning Commission agenda. I noticed that this is not the first time this owner has come before the commission. Twice before, the same owner (Leach) has come to Planning asking for a second story addition on this property. Both times it was denied. Now he is asking for a two-story JADU, but the the square footage of the JADU is not included in the plans! The plans state that there will be 2- car garage, then a 3-car garage. Is this structure the garage? Even if it is a true separate structure for a renter, the problem here is that after any JADU is finished, the interior wall can be taken down, and it will become a 2-story addition, which is what Mr. Leach wanted in the first place. Nobody is going to come back from planning to see if it still has a separate address and mini-kitchen. Nobody will really be able to know that the wall is down and that it has become a single home.

Other nearby cities have taken a different approach regarding JADUs..

Manhattan Beach, for example, says in their Residential Ordinance District (ROD) that the maximum size of an ADU can only be 500 sq feet, which eliminates the possibility completely of a second story.

Considering that the home on Susana Drive is located in the Hillside Overlay District, Torrance should have done the same thing and limited

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the square footage of ADUs to prevent any 2-story ADUs from being built, at least in the Overlay District.

Also, the proposed building has a significantly larger second story than the first story. The ground floor is 1310 sq ft. and the second story is pushed out to 1876 sq ft, so the largest mass of the house is on the second floor. This includes the JADU and a strange 96 sq.ft. deck on the front of the house, on top of the first floor. The deck directly faces the home across the street, which is the only view that the homeowner will gain. The neighbor, who is on an uphill slope, may have to put up with the residents on the deck, maybe looking at their house, maybe playing music or having a spirited conversation or a party closer to their backyard patio and dining table. 96 feet seems large for a balcony, so I am calling it a deck. Since the city of Torrance planning department has never determined what is the appropriate size for a balcony (unlike neighboring cities) they are calling it a balcony and leaving this decision to the neighbors and the Planning Commission.

Finally, the home on Susana Ave. is within the borders of the Hillside Overlay District, which has been used since 1977 as a measure to solve these kinds of disputes. The additional restrictions of the HOO were originally to preserve views, and residents have relied on this ordinance to also maintain their light, air and privacy. This home is NOT built within the restrictions of the HOO, only the R-1 code. Nothing in the plans states how this home fits in the Overlay District.

I firmly believe it would be a mistake to approve the home, and would like to see the new plans denied by the Planning Commission, and if necessary, City Council.

Sincerely,
Judy Brunetti, past president,
Riviera Homeowners Assoc.
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From: Creative Indulgence PH
To: Velazquez, Luis; Planning Commission; CDD Info
Cc: Suzanne Croucier; lou croucier
Subject: PRE23-00013 – 22209 Susana Avenue, Torrance
Date: Tuesday, March 18, 2025 3:24:26 PM
Importance: High
Dear Members of the Planning Commission:

We urge you to deny the Precise Plan of Development (PRE23-00013) for 22209 Susana Avenue. The applicant originally proposed constructing an approximately 4000 sq. ft. two-story single-family residence without an Accessory Dwelling Unit (ADU) during hearings on January 17, 2024, and again on July 24, 2024. During these hearings, the applicant stated their intent was solely to build a primary residence for family use. To address neighborhood concerns, the applicant previously removed balconies to partially alleviate neighbors' privacy concerns, demonstrating an initial willingness to cooperate with neighbors. Additionally, in or around July 2024, during a site visit on the roof with the applicant, the applicant openly stated he did not prefer to use the ADU route to obtain approval to build his single-family

residence but would do so if he had to.

After significant

push back by the community and public

controversy regarding this
project, the applicant for the first time proposes adding a 355 sq ft ADU explicitly to bypass the Hillside Overlay guidelines, some of which are objective and enforceable.

The intent behind this modification explicitly circumvents important provisions of the Hillside Overlay, including objective and subjective standards articulated in Torrance Municipal Code Section 91.41.6.

Furthermore, the recent court opinion in Reznitskiy v. County of Marin (2022) clearly establishes that single-family home projects do not fall under the Housing Accountability Act (HAA). As initially proposed, this was a single-family home project all along. This means the city's subjective Hillside Overlay standards still apply and should be considered. Therefore, the City's reliance on the HAA to exclude these standards is legally incorrect.

Even if the City's position is that this is a "housing development project", then the City should use 91.41.7 as its objective standard to deny anything above two stories and to impose a one-story limit to the supposed two units the applicant now claims they want to achieve.

Two units are feasible as a one-story housing development project.

The City
can also use any applicable objective portions of 91.41.6 such as relying on the loss of property value as evidence by neighbors' appraisals.

Instead, the City has completely
disregarded the Hillside Overlay Ordinance when there were other options available.

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This will set a precedent for any future homeowners in the Hillside Overlay to build their project to the max simply by adding a tiny junior ADU.

If the City wrongly approves this project, then any approval should require a recorded deed restriction requiring that the ADU remain permanently separate from the primary unit, prohibiting future openings between the units, and mandating occupancy by a separate household with low-income status as defined by applicable affordability standards. This would help ensure the ADU truly serves its intended purpose as affordable housing, rather than simply being a loophole for circumventing local planning rules.

Approval of this project as proposed would contradict the applicant's prior representations and misapply state and local law. We respectfully request that the Planning Commission deny the application, enforce all relevant local laws, and preserve the intent of the Hillside Overlay Ordinance.

Thank you,
Pierre Hoffmann
(Luis Croucier)
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From: Ron Botelho
To: Planning Commission
Subject: PRE23-0013 Ave A and Susana
Date: Tuesday, March 18, 2025 11:46:45 AM
You don't often get email from Learn why this is important I live at 22208 Shadycroft Ave, a corner house in Hillside overlay area, just east of the proposed development. My wife and I have done extensive remodels to our home we bought in 1997, so Im very familiar with the planning

process in Torrance. We kept our remodels to
one story, based on conversations with neighbors at the time, who would have opposed a 2- story we were contemplating at the time.

We respect the views in this wonderful neighborhood, and our 1 story remodels through the years have served us well.

The proposed development on Ave A and Susana is highly opposed by neighbors as you know. Us neighbors have already voiced our strong opinion opposing this monstrosity development, but yet a 3rd planning commision meeting is scheduled for Wed Mar 19. These new buyers and their arrogant architect are now trying to push this through again using their proposed ADU as leverage. It is now up to you planning commision leads to make the right decision here and reject this proposed development. This decision is very important to maintain the integrity of the hillside overlay, and not set a future precedent.

This proposed development sitting on a corner lot near top of hill is ridiculous, and stands out as a silhouette, blocking views of ocean and PV peninsula. Many of our neighbors who we talk to and live with on a daily basis, are also opposed to this monstrosity. This can not be accepted. Please make the right decision here,

regardless of the states' push for ADU's.

This development is NOT suitable for this area and a corner lot location.

Sincerely;
-Ron Botelho
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From: Neil Morgan
To: Planning Commission; Velazquez, Luis
Subject: PUBLIC COMMENT – PRE23-00013 – 22209 Susana Avenue, Torrance Date: Tuesday, March 18, 2025 10:57:32 AM
Neil Morgan and Family
22215 Susana Avenue &
Torrance, CA 90505
310.488.8576

March 18, 2025
Torrance Planning Commission
City of Torrance
3031 Torrance Boulevard
Torrance, CA 90503

Subject: Opposition to Proposed Development PRE23-00013 at 22209 Susanna Avenue, Torrance, 90505 (corner of Avenue A & Susana Avenue).

Proposed Hearing Date: March 19, 2025
Dear Members of the Torrance Planning Commission,
My family and I are homeowners at 22215 Susana Avenue, the property directly to the south of the proposed project PRE23-00013 at 22209 Susanna Avenue. We have previously written a letter in opposition of this project scheduled for a hearing with the Planning Commission on 19 March 2025. A number of issues were provided in our letter, including the project’s
negative

impact on my property’s privacy and blockage
of light and space. Enclosed are pictures from my property to be submitted as part of the record.

There are two sets of pictures included- a series from May of 2024 taken prior to the second hearing with the silhouette from the previous design and similar pictures taken in March of 2025 with the current silhouette. It should be noted that the pictures taken in May of 2024 are a subset of those submitted to City Staff in 2024.

The current PRE23-00013 staff report acknowledges there is a loss of privacy due to second story windows and the re-introduced second story decks but does not consider the privacy impacts to be ‘substantial’. I respectfully disagree. These will be a

substantial
invasion of what little privacy my property affords and urge the Planning Commission to
reject

the two-story proposal.

Sincerely,
Neil Morgan
Homeowner, 22215 Susana Avenue
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Enclosures: Seven attached jpegs from 22215 Susana Ave, Torrance 90505. 316
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From:

To: Planning Commission
Subject: PUBLIC COMMENT - PRE23-00013-22209 Susana Avenue, Torrance Date: Tuesday, March 18, 2025 8:02:26 AM
You don't often get email from . Learn why this is important Please DO NOT approve the use of an ADU loophole to bypass the Hillside Overlay Ordinance

protection at 22209 Susanna Avenue, or anywhere else.

I have lived in the overlay area for 45 years.

My second floor roof line was one
of the first to be drastically altered to conform with the new ordinance.

I have
lived very happily with the results, ever since... and others can, also.

Without going into the drastic effects that any such development would inflict near my property (blocking garden sun, robbing pool privacy, etc), you would also be robbing me of

my "natural" (as opposed to "acquired") view, and its
value.

My particular view has been present since God invented the dirt I stand on.

No man's money or whimsy

should be allowed to alter that, especially by
merely aligning with

the State's recent imperative, attempting to reduce
housing costs by mandating increased density.

Torrance must fight against any superseding

entity trying to force such a great
city to throw away guidelines, like the Hillside Overlay (and Foliage Ordinance), that helped to create and maintain that greatness.

Isn't Torrance legally fighting the State's mandated housing quota increases?

This should be part of that fight - or even an independent one, if needs be.

Please fight this and deny the application.

Lorraine Haynes and Family
22214 Warmside Avenue
Torrance, CA 90505
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From:

To: Planning Commission
Subject: Public Comment: PRE23-00013, 22209 Susana Ave., Torrance Date: Monday, March 17, 2025 10:20:15 PM
You don't often get email from . Learn why this is important Dear Torrance Planning Commission,

I am writing to share my concerns about the proposed precise plans (PRE23- 00013) for the property located at 22209 Susana Avenue in the city of Torrance.

On Sunday, March 16th I visited the site and spoke with several neighbors whose homes will be impacted by the increased height and size of this project.

This is the third attempt to push this project through.

Twice before,
the Planning Commission has denied the plans, despite changes made, including the removal of all of the proposed terraces to abate privacy issues.

In this third iteration the terraces are back in the plans, as well as an addition of a junior ADU, which was never part of the first two precise plan submissions.

One could easily consider this last-minute inclusion of an ADU as a convenient potential work-around to avoid conflict with the Hillside Overlay and push the plans to be solely considered as a “housing development project.”

I would propose this ADU addition is being submitted in bad faith, to serve as a foil against the project being assessed for what is it:

a disproportional and
inconsiderate construction effort against the surrounding community and a misrepresentation of the true intent for ADUs as an element towards providing more affordable housing options in the city of Torrance.

If the Commission is going to be limited to assessing the project based on objective standards, I can attest that I observed the view looking south from the home of Matt Minich (at 5803 Avenue A in Torrance), who will lose more than 50% of his current view of the Palos Verdes peninsula.

This amount of view loss
is clearly substantial and objective, not subjective, and was described by staff as having a significant adverse impact to Matt’s property.

The impact of these current plans on the surrounding homes affects the panoramic views of their coastline community, and once again brings privacy issues to the homes located at 22206 Susana, 22213 Shadycroft Avenue, and 22215 Susana Avenue.

Additionally, several neighbors had the impact of the
proposed plans considered by an appraiser, and the change in valuations was substantial, some approaching a $60,000 reduction in their home’s value due to view loss and privacy issues.
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I urge the Planning Commission to once again deny the approval of these plans, which are out of harmony with the neighborhood and conflict with the both the spirit and intent of the Hillside Overlay, which should not be disregarded due to a manipulation of the clear intent of this project: to win by any means.

Sincerely,
Elizabeth Spatz
President, Riviera Homeowners Association
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From: Cara Furman
To: Planning Commission
Subject: PUBLIC COMMENT – PRE23-00013 – 22209 Susana Avenue, Torrance Date: Monday, March 17, 2025 10:30:02 AM
You don't often get email from . Learn why this is important Dear Planning Commission,
We are writing to let you know that we are opposed to the current iteration of the proposed remodel at 22209 Susana Avenue and to urge you to reconsider approving the project in its present form.

Many years ago, we undertook a similar journey of remodeling our home on Susana Avenue. Like the current homeowners, we wanted to create a dream home that would meet our needs. It was a long and sometimes challenging process, but we worked closely with the Planning Department and our neighbors to ensure that our home balanced our vision with the city’s requirements. We met personally with those on all sides of our property, including those on Shadycroft. We listened to their concerns and adjusted where possible—shifting windows, altering balconies, and addressing privacy issues. As a result, when our project came before the Planning Commission, there were no objections.

The case of 22209 Susana, however, is different. This is now the third iteration of their plans, and while previous versions incorporated neighborhood feedback, the current proposal disregards all prior input. This version reverses previous compromises and is larger and more imposing than any prior design, showing an apparent disregard for neighborhood input while exploiting a zoning loophole. This approach sets a troubling precedent, signaling that applicants can exploit loopholes to

circumvent reasonable
neighborhood concerns.

It is disappointing that instead of engaging constructively, the applicants have chosen a path that fosters division before they have even broken ground. One must ask: Why begin a long-term presence in a neighborhood with antagonism rather than cooperation? And given the abrupt shift in their approach, what are their true intentions? Is this truly their dream home, or is this simply a speculative project designed to maximize resale value at the expense of the community?
To be clear, we are not advocating against their right to build. We understand the desire to create a home that suits one’s needs—our family has been in their position. However, homeownership is also about contributing to a community, not disregarding it. We urge the Planning Commission to encourage this applicant to return to the spirit of collaboration and build a home that reflects their aspirations and the community's good faith. If left unchallenged, this project will set a dangerous precedent for future developments, opening the door to unchecked mansionization that erodes the very fabric of Torrance's residential communities.

Thank you for your time and consideration.

David and Cara Furman
22302 Susana Avenue
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From: CAMILLE CHELF
To: Velazquez, Luis
Cc: CAMILLE CHELF
Subject: PRE23-00013
Date: Monday, March 17, 2025 10:28:06 AM
You don't often get email from . Learn why this is important TO : City of Torrance
RE: case # PRE23-00013
City of Torrance,
I wanted to reach out to voice my concern about the project on the corner of Susana and Ave. A in South Torrance. I understand this project has already been rejected twice but now the owner has found a loop hole with the addition of an ADU on the property. This project still goes against the Hillside Overlay Protection which was created so people could not build a 2 story large home and infringe on neighbors views ; privacy, breeze and sunlight.

I live at 22517 Shadycroft Ave. in the seaside overlay area. If my neighbor to the south of me built a 2 story home, my view of the Palos Verdes peninsula would be gone. The reason I purchased my property was for the view. I was aware of the Hillside Overlay Protection rule when I bought the house so I knew my home would be protected. Now, this new project on Susana is infringing on this rule/protection and I strongly oppose it. If this passes, future home owners could use this project as an example to build the same type of home /

2 story, and destroy neighbors views, privacy, breeze and sunlight.

Please consider my input when you analyze the project.

Sincerely,
Camille Chelf
This email may contain PRIVILEGED and CONFIDENTIAL information and is intended solely for the attention and internal use of the named addressee(s). If you are not the intended recipient, you are not authorized to and must not disclose, copy, distribute or retain this 325
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From: joedsl
To: Planning Commission
Subject: Public Comment to Agenda Item 8C for Planning Commission hearing on March 19, 2025, re: 22209 Susana Avenue
Date: Monday, March 17, 2025 10:19:51 AM
Attachments: Public Comment re Planning Commission Agenda Item 8C, March 19, 2025-typo corrected.pdf Would you please correct a "typographical error" error in the Public Comment to Agenda Item 8C for Planning Commission hearing on March 19, 2025, re: 22209 Susana Avenue, that I previously submitted to you.

On
page 2 of my Public Comment, in the paragraph located in the middle of the page 2 that begins with the words:

"If any of the Members of the
Planning Commission...", incorrectly makes two references to "item 5C", which should, instead, refer to "item 8C".

I have attached a copy of the Public Comment, in which I have made the corrections, identified as "Public Comment re: Planning Commission Agenda Item 8C, March 19, 2025-typo corrected.pdf".

Sincerely,
G. Joseph Buck

- Resident of the Hillside for 41 years
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Public Comment re: Planning Commission Agenda Item 8C, March 19, 2025-typo corrected
I submit the following Public Comment to the Planning Commission for its consideration in connection with Planning Commission Agenda Item 8C, set for March 19, 2025.

With respect to Agenda Item 8C, I obtained a copy of a response from Luis Velazquez, Planning Associate, Community Development Department, that he provided to a neighbor living near the property in question. In his response, Luis Velazquez, stated:
"The ADU is exempt from the Hillside provisions; however, the overall project now qualifies as a housing development under state law. As a result, the Housing Accountability Act (HAA) takes precedence in the review process. This
means the project must be evaluated based on objective
standards, and discretionary provisions—such as those in the Hillside Overlay—cannot be applied to deny the
project."
In this circumstance, I have no understanding as to why the matter is scheduled for consideration (as Agenda Item 8C) by the Planning Commission.

The notice of the hearing that was posted by the City described item 8C in the following manner:

"Consideration of a Precise Plan of Development to allow the construction of a new two-story single-family
residence with accessory dwelling unit (ADU), on property located within the Hillside Overlay in the R-1 Zone at
22209 Susana Avenue (APN 7515-001-025)."
....
"a public hearing and consider adoption of Resolution No. 24-003 for approval of a Precise Plan of Development to allow the construction of a new two-story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 22209 Susana Avenue (APN 7515-001-
025)."
Followed by the recommendation:
"Recommendation of the Community Development Director that

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Torrance City CouncilJune 17, 2025

Torrance City Council
June 17, 2025