Agenda Item 9A — Torrance City Council, August 19, 2025

9A
Date: August 19, 2025
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director
By: Luis E. Velazquez, Planning Associate | [email protected] Subject: Planning Commission and Community Development – Conduct Public Hearing and Adoption of RESOLUTIONS For Denial of an Appeal of the Planning Commission’s Approval of Conditional Use Permits (CUP24 -00012, CUP24-00013) to Allow the Construction of Two Industrial Buildings Totaling 276,300 Square Feet on a 14.02- Acre Site, in Conjunction with a Division of Lot (DIV24-00004) to Consolidate Three Existing Parcels into Two Parcels, and Adoption of Mitigated Negative Declaration (EAS24-00001) on Property Located in the Heavy Manufacturing District (M-2 Zone) at 2160 West 190th Street (APNs 7352 -016-001, 7352-016-002, and 7352 -016- 003); and Deny the Appeal , Adopt RESOLUTIONS, Upholding the Planning Commission’s Actions, and Affirming the Adoption of Mitigated Negative Declaration (EAS24-00001). 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 RESOLUTIONS denying the appeal and upholding the Planning Commission's approval of CUP24-00012, CUP24-00013, and DIV24-00004, and affirming the adoption of a Mitigated Negative Declaration (EAS24 -00001), in accordance with Division 9, Chapter 5, Article 1 and Division 9, Chapter 2, Article 29 of the Torrance Municipal Code (TMC), to allow the construction of two industrial buildings totaling approximately 276,300 square feet on a 14.02-acre site and the consolidation of three existing parcels into two.

FUNDING

None required.

DISCUSSION

The project applicant, RREEF America, LLC, is requesting City Council consideration to allow the development of two industrial buildings totaling approximately 276,300 square feet on a 14.02- acre site. The proposal also includes a Division of Lot to consolidate three existing parcels into two parcels. The subject property is located in the M -2 Zone at 2160 West 190th Street. The project is referred to as the “Sequoia Commerce Center Project.” 1 City Council
August 19, 2025

Page 2 ends

In accordance with the California Environmental Quality Act (CEQA), an Environmental Assessment (EAS24-00001) was prepared for the project. Based on the analysis, a Mitigated Negative Declaration (MND) was adopted by the Planning Commission on May 7, 2025, determining that all potential environmental impacts could be mitigated to a less -than-significant level.

Analysis
As the development standards of the M-2 Zone are applicable to the project, discretionary review and approval of the entitlements below is required.
• CUP24-00012, CUP24-00013 to allow construction of a manufacturing, storage, or office building 15,000 square feet or greater in size; and
• DIV24-00004 to allow the consolidation of three parcels in two.

Background
On May 7, 2025, the Planning Commission held a public hearing to consider the proposed industrial project. During the hearing, the applicant presented an overview of the project, including its key components and intended operations. Following public testimony and deliberation , the Commission voted unanimously (7-0) to approve the project.

City Council Appeal
On May 15, 2025, an appeal was filed by the Supporters Alliance for Environmental Responsibility (SAFER), contesting the Planning Commission’s approval of CUP24-00012, CUP24 -00013, DIV24-00004, and EAS24-00001, which occurred on May 7, 2025.

The appeal challenges the City’s adoption of the IS/MND (Attachment 7) for the Sequoia Commerce Center project, asserting that the environmental review fails to adequately analyze potential adverse environmental impacts. SAFER contends that the IS/MND is insufficient under CEQA and requests that the City prepare a full Enviro nmental Impact Report (EIR). These concerns were outlined in SAFER’s comment letter submitted to the Planning Commission on May 7, 2025, prior to its decision. Staff notes that this letter was submitted the day of the meeting and was not included in the published agenda packet or supplemental materials . The letter was submitted as part of the appeal (Attachment 10).

SAFER’s appeal primarily challenges the City’s adoption of the Initial Study/Mitigated Negative Declaration (IS/MND), asserting that it fails to adequately evaluate air quality and hazardous materials impacts and therefore necessitates preparation of a ful l Environmental Impact Report (EIR). However, staff has thoroughly reviewed the appeal and the accompanying technical memorandum and concludes that the issues raised do not constitute substantial evidence of a potentially significant impact. The appeal pre sents generalized concerns and legal citations but does not identify new information or credible expert analysis demonstrating a fair argument that the project will result in a significant environmental effect. All potential impacts were appropriately studied, and mitigation measures have been identified and adopted to reduce those impacts to less-than-significant levels.

A detailed staff response to the appeal’s CEQA related claims is provided under Response to Appeal of Environmental Determination.

2 City Council
August 19, 2025

Page 3 ends

Response to the Appeal of Environmental Determination
In response to the CEQA-related appeal submitted by SAFER, staff offers the following detailed clarification and rebuttal. SAFER’s claims focus primarily on alleged deficiencies in the City’s air quality and hazardous materials analysis.

1. Air Quality Analysis
The appeal asserts that the IS/MND failed to adequately evaluate the air quality impacts of the project, particularly under a Warehousing Scenario with seven day-per-week operations. However, the IS/MND included a conservative and reasonable analysis based on a Manufacturing Scenario with robust operational assumptions. The five day workweek assumption aligns with standard CEQA modeling practices and reflects typical operational conditions at comparable industrial sites. The applicant has not proposed round the clock warehousing activity. The project proposal included construction of two shell warehouse buildings. If future tenants propose materially different operations that would alter the impact profile, they would be subject to additional discretionary review and CEQA compliance. Therefore, staff finds that the air quality analysis in the IS/MND is sufficient and that the appe al does not present substantial evidence of a potentially significant air quality impact.

2. Hazardous Materials Assessment
The appeal contends that the IS/MND did not adequately address potential contamination from the adjacent Torrance Refinery. However, the IS/MND relies on a Phase I Environmental Site Assessment (ESA) prepared by a qualified environmental professional, which includes a detailed review of historical site uses, surrounding industrial operations, and regulatory records. The ESA identified no recognized environmental conditions directly linked to the refinery. While the site’s industrial history was noted, any residual risks are addressed through Mitigation Measures (MM) HM-1 and HM-2, which are consistent with professional standards and City requirements. As such, staff finds that the environmental setting was appropriately characterized and the potential for hazardous materials impacts has been adequately assessed.

3. Adequacy of Mitigation Measures HM-1 and HM-2
The appeal argues that MM HM-1 and HM-2, as outlined in the Mitigation Monitoring and Reporting Program (MMRP) (Attachment 8) lack specificity and fail to meet CEQA’s standard for enforceable and effective mitigation. However, HM-1 requires the installation of an engineered vapor barrier beneath all new buildings, while HM -2 mandates implementation of a site specific Soil Management Plan during grading and excavation.

These measures are enforceable through the conditions of approval and the City’s permitting process. Although the appeal references supplemental guidance from the Department of Toxic Substances Control (DTSC), that guidance does not undermine the validity of the mitigation approach identified in the IS/MND. Additionally, the project site is not subject to active oversight by DTSC. Staff finds that the proposed mitigation program is appropriate, effective, and consistent with CEQA requirements.

In conclusion, staff finds that the IS/MND ion provides a thorough and defensible analysis of all potential environmental impacts. The appeal does not meet the evidentiary threshold necessary to warrant preparation of an EIR. Staff recommends that the City Council uphold the Planning Commission’s decision to adopt the MND and deny the appeal.

3 City Council
August 19, 2025

Page 4 ends

General Plan Land Use Designation
The project site has a General Plan land use designation of Business Park (I-BP), which allows a maximum FAR of 0.6. Development in the I-BP land use designation is characterized by a mixture of business, professional and medical office, research and development, and light industrial uses.

The proposed warehouse and office building is consistent with the Business Park land use designation.

Zoning Designation and Adjacent Land Uses
The project site is designated as M -2 Zone . The adjacent parcels to the south , west, and east share the same zoning designation and are developed as warehouses and a refinery. The adjacent parcels to the north are designated as Single-Family Residential District (R-1 Zone) developed with single-family residences. The zoning and surrounding land uses are shown in the Location and Zoning Map (Attachment 2).

NORTH: R-1 Single-Family Residences
SOUTH: M-2 Light Industrial Building
EAST: M-2 Professional Office Building
WEST: M-2 Oil Refinery
Project Site
The project site is parallel to 190th Street, rectangular in shape and relatively flat. The project site comprises three parcels totaling approximately 14.02 acres, currently developed with 12 buildings totaling 275,635 square feet, along with landscaped parking areas and drive aisles. Multiple tenants for various uses currently occupy the buildings including chemical manufacturer, surgical device manufacturer, compressor parts sales, specialty packing and logistics, pharmacy, flooring manufacturer, clothing designer, and general offices . There are no outstanding natural features on the site.

The Project site is located within an urbanized environment with nearby industrial, commercial, and residential uses. Surrounding land uses include residential uses to the north across West 190th Street, commercial buildings to the south across 195th Street, commercial building to the east, and the Torrance Refinery to the west across Van Ness Avenue.

Division of Lot
The project involves DIV24-00004 to allow the consolidation of three parcels into two. Staff reviewed the map and found its design and improvements are consistent with the General Plan and in compliance with the Subdivision Map Ordinance of the TMC as well as the Subdivision Map Act of the State of California.

Site Design and Building Architecture
Building 1 would be located in the northern portion of the project site, while Building 2 would be situated in the southern portion. The proposed project complies with the design guidelines of the M-2 Zone, which emphasize appropriate scale, placement, and architectural compatibility with the surrounding area. The project enhances the existing industrial character by introducing a tilt -up warehouse that integrates seamlessly with the adjacent industrial buildings to the east and south.

The building incorporates modern industrial design elements consistent with recent architectural trends within the City and the region.

Page 5 ends

for generous setbacks from all property lines. Notably, a 92 -foot setback along 190th Street provides a substantial buffer from the public realm, enhancing the project's compatibility with its surroundings.

The architectural design features articulated building masses, varied elevations, and modulated rooflines to enhance visual interest. The building's exterior will feature tilt -up concrete panels, painted and scored to create wall plane variation and add vi sual appeal. The primary field color of the building will be Sherwin -Williams Origami White, complemented by a light accent color of Essential Gray. The ribbed concrete panels will incorporate accent colors of Downing Slate, with darker accent areas utilizing Iron Ore, creating a dynamic contrast while maintaining an industrial aesthetic. The building’s canopies will be finished with clear anodized Alucobond, while the glazing will feature PPG SolarCool Pacifica clear anodized storefront. These elements, to gether with the varied color palette, help create a visually appealing and modern industrial design that blends with the surrounding area.

Additionally, the project includes a comprehensive landscaping plan, with plantings along the building façade and throughout the parking lot. The largest landscape buffer will be located along Van Ness Avenue and 190th Street, contributing to a softened pedestrian scale and reducing the visual impact of the proposed development.

Building Use and Development Standards
The project consists of two industrial buildings, with Building 1 located in the northern portion of the site and Building 2 in the southern portion. Both buildings are designed to accommodate either warehousing or manufacturing uses, consistent with the p ermitted uses in the M -2 Zone. While the site plan allocates specific square footage to warehousing and manufacturing, the final mix of uses may vary based on tenant needs.

Under a warehousing use, Building 1 will provide 120,466 square feet of warehouse space, including 15,000 square feet of ancillary office space, while Building 2 will feature 155,834 square feet of warehouse space with 15,000 square feet of office space. If a tenant were to incorporate manufacturing, a potential configuration could allocate 69,000 square feet of Building 1 for manufacturing, with the remaining 36,466 square feet used for warehousing and 15,000 square feet for office space. Similarly, Build ing 2 could include 95,000 square feet of manufacturing space, 45,834 square feet of warehousing, and 15,000 square feet of office space. However, the actual distribution of uses will be determined by future tenants.

The office components are strategically positioned at the corners of each building to optimize functionality and accessibility. Building 1 is designed with 16 dock doors along its east elevation, while Building 2 will have 28 dock doors on its east -facing side. The buildings are designed to ensure all business operations occur within enclosed spaces, except for traff ic movement, parking, and loading/unloading activities at designated bays and trailer parking stalls. Per contemporary industry standards, non-diesel-powered equipment such as yard trucks, hostlers, pallet jacks, and forklifts will be used for cargo handling.

The project features building heights that are consistent with the M-2 development standards and that demonstrate transition and scale to maintain conformity with the neighboring structures. The project proposes a maximum building height of 45’ to the topmost portion of the roof with portions dropping to 43’ and 41’ to enhance articulation. Staff notes the M -2 Zone does not identify a maximum building height and instead refers to the Building Code of the City of Torrance.

5 City Council
August 19, 2025

Page 6 ends

The project features building setbacks that are consistent with the M -2 development standards and complimentary to the neighboring industrial buildings. The building setbacks have been designed to achieve clear and recognizable transitions by providing wi de landscape setbacks along 190th Street and Van Ness Avenue that offer broad separation from the public right of way.

The project features landscaping that is consistent with the development standards of the TMC and that make a positive contribution to the aesthetics and function of the site. The TMC requires no less than five percent of a parking lot comprising more than 20 parking spaces to be landscaped. The proposed project provides a total of 13.43% of parking lot landscaping, totaling 82,000 square feet, well beyond the minimum required. The project incorporates landscape setbacks along the site perimeter that provid e an attractive view from the street and a softened human scale for pedestrians. Landscaping is distributed around the base of proposed building and alongside the public right of way as well as the parking areas. Staff notes that the preliminary landscaping plans indicate new trees are proposed along the eastern property line. During a site visit, staff observed existing trees located within the adjacent parcel to the east that may interfere with the placement or growth of the proposed trees. To address this potential conflict, a condition has been added requiring tree diamonds along the eastern parking stalls to ensure proper tree spacing and health.

Parking
The project provides on -site parking for two industrial buildings, with capacity designed to accommodate industrial uses. Parking requirements are calculated based on a range of potential tenant uses, including office, warehouse, and manufacturing space. The site is divided into two parcels, each containing one of the proposed buildings.

Under the warehouse scenario, Building 1 requires 130 spaces and Building 2 requires 257 spaces, for a total of 387 required spaces. In this scenario, both proposed buildings meet or exceed their respective parking requirements. Under the manufacturing sce nario, Building 1 requires 257 parking spaces and provides 256, resulting in a shortfall of one space. Building 2 requires 328 spaces and provides 329, resulting in a surplus of one space. While Building 1 reflects a minor deficiency, the overall project w ould meet the parking requirement with no net shortfall.

Conclusion
In the judgment of staff, the project remains consistent with the development standards of the M- 2 Zone and the I -BP land use designation, which allows for traditional industrial uses such as manufacturing, warehousing, and distribution. The proposed buildings are similar in scale to others in the area and reflect the industrial character of the surrounding neighborhood.

The project design incorporates contemporary architectural features, including modulation of building massing and articulated façades, that enhance visual interest and are consistent with current regional industrial design trends. The proposed building height is compatible with existing nearby structures and represents a physical and aesthetic improvement to the site.

Environmental impacts associated with the project were thoroughly evaluated through an IS/MND, which concluded that, with implementation of the identified mitigation measures, no significant impacts would result. The Planning Commission adopted the MND (EAS24 -00001) on May 7, 2025.

Furthermore, the project supports business and employment growth within the City and aligns with General Plan goals to promote viable industrial development and employment -generating uses.
6 City Council
August 19, 2025

Page 7 ends

For these reasons, staff recommends that the City Council deny the appeal, affirm the Planning Commission’s adoption of the MND, and uphold the project approvals subject to conditions.

ENVIRONMENTAL FINDINGS

Environmental Assessment
As the final decision -making body for the Sequoia Commerce Center project, the City Council also assumes the role of Lead Agency under CEQA. In this capacity, the Council is responsible for evaluating the adequacy of the MND adopted by the Planning Commission and determining whether it remains the appropriate environmental document for the project. As part of this review, the Council must consider the entire administrative record, including technical reports, comment letters, and the appeal, to determine whether substantial evidence exists that the project may result in a significant environmental impact. If no such evidence is present and mitigation measures have been incorporated to reduce all potential impacts to less than significant levels, adoption of the MND remains appropriate under CEQA.

In accordance with the CEQA, the potential environmental impacts associated with the project were assessed in an IS/MND that was prepared by T&B Planning, Inc. for the City of Torrance, as the Lead Agency (Attachment 7).

The IS/MND, through its various technical studies (i.e., air quality, noise, sewer, traffic), substantiates that the potential environmental impacts associated with the implementation and operation the project would be reduced to less than significant with the incorporation of MMs that are monitored and enforced by a MMRP (Attachment 8).

The IS/MND found that construction and operation of the project would result in either no impact or less than significant impact in the following topics of environmental analysis:

Aesthetics, Agriculture and Forestry Resources, Air Quality, Biological Resources, Energy, Greenhouse Gas Emissions, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Services Systems, and Wildfire.

The IS/MND found that implementation and operation of the project would result in less than significant impacts with the incorporation of mitigation measures in the following topics of environmental analysis:

Cultural Resources, Geology and Soils, Hazards & Hazardous Materials, and Tribal Cultural Resources.

A copy of the IS/MND and all project documents incorporated by reference were circulated for public review and comment during a 30-day period that began on March 6, 2025 and ended April 7, 2025, and were made readily available at the City of Torrance Permi t Center, as well as the State Clearinghouse webpage and the City webpage (https://bit.ly/SequoiaCommerceCenter).

The IS/MND and all project documents were made available for public review during a 30 -day comment period from March 6, 2025, to April 7, 2025, through the City’s Permit Center, its website (https://bit.ly/SequoiaCommerceCenter), and the State Clearinghouse. Public notice was provided via a Notice of Intent (NOI) filed with the State Clearinghouse and the Los Angeles County Registrar -Recorder/County Clerk, published in the Daily Breeze , mailed to property owners within 500 feet of the project site, and posted at the project site and at City Hall (Attachment 3).
7 City Council
August 19, 2025

Page 8 ends

A total of three comment letters were received during the review period, two from public agencies and one from a member of the public. Although CEQA does not require formal responses to comments on a draft MND, staff prepared a “Response to Comments” (Attachment 9) to provide additional information to the decision -making body. No new substantial issues were identified, and the comments did not raise significant environmental concerns not already addressed in the IS/MND.

Based on the full record, staff concludes that all environmental impacts have been adequately assessed, and with mitigation, the project would not result in significant effects on the environment. Recirculation of the MND is not required.

Environmental Determination
In the judgment of staff, the IS/MND and the accompanying Response to Comments adequately address all environmental issues raised during the review period and in the appeal. No new substantial evidence has been presented that would invalidate the findings of the MND. All potential impacts can be mitigated to a less-than-significant level and will be enforced through the MMRP.

Therefore, staff recommends that the City Council adopt the MND and affirm that it remains the appropriate environmental document for the project under CEQA.

ATTACHMENTS

1. Resolutions for Approval

2. Location and Zoning Map

3. Proofs of Publications and Notification

4. Planning Commission Staff Report (May 7, 2025)

5. Planning Commission Resolutions No. 25-033, 25-034, 25-035, 25-036

6. May 7, 2025 Meeting Minutes

7. Initial Study/Mitigated Negative Declaration (Available online at https://bit.ly/SequoiaCommerceCenter)

8. Mitigation Monitoring and Reporting Program (Available online at https://bit.ly/SequoiaCommerceCenter)

9. Response to Comments (Available online at
https://bit.ly/SequoiaCommerceCenter)

10. Appeal Filing and Comment Letter – SAFER

11. Project Plans

8 RESOLUTION NO. 25-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL OF

A CONDITIONAL USE PERMIT AS PROVIDED FOR IN
DIVISION 9, CHAPTER 5, ARTICLE 1 OF THE TORRANCE

MUNICIPAL CODE TO ALLOW THE CONSTRUCTION OF A
120,466 SQUARE FOOT INDUSTRIAL WAREHOUSE

BUILDING ON PROPERTY LOCATED IN THE HEAVY
MANUFACTURING ZONE AT 2160 W. 190TH STREET.

CUP24-00012: RREEF AMERICA, LLC (IPERS SEQUOIA COMMERCE CENTER) WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on May 7, 2025 to consider an application filed by RREEF America, LLC (IPERS Sequoia Commerce Center) for adoption of a Mitigated Negative Declaration (MND) in accordance with the California Environmental Quality Act (CEQA), and for approval of a Conditional Use Permit (CUP24-00012) to allow the construction of a 120,466 square foot industrial warehouse building, in conjunction with a Division of Lot (DIV24-00004) to consolidate three existing parcels into two parcels, on property located in the Heavy Manufacturing (M-2) Zone at 2160 West 190th Street, referred to as the Sequoia Commerce Center Project; and WHEREAS, based on all the evidence found and public testimony considered the Planning Commission of the City of Torrance by roll call vote approved a motion to adopt a Mitigated Negative Declaration for the Sequoia Commerce Center Project; and WHEREAS, at the Planning Commission meeting of May 7, 2025, a motion to approve the project passed by a roll call vote of 7 to 0; and
WHEREAS, an appeal to the City Council was filed on May 15, 2025; and WHEREAS, the City Council of the City of Torrance conducted a public hearing on August 19, 2025, to consider an application filed by RREEF America, LLC (IPERS Sequoia Commerce Center) for adoption of a MND in accordance with CEQA, and for approval of a CUP24-00012 to allow the construction of a 120,466 square foot industrial warehouse building, in conjunction with a DIV24-00004 to consolidate three existing parcels into two parcels; 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 5, Article 1 and Division 9, Chapter 2, Article 29 of the Torrance Municipal Code (TMC); and
WHEREAS, the City Council of the City of Torrance does hereby find and determine as follows:
a) That the property is located at 2160 W. 190th Street (APNs 7352-016-001, 7352-016- 002, and 7352-016-003);
b) That the subject parcel (APN 7352-016-001) is described “*TR=PART OF THE RANCHO SAN PEDRO ALLOTTED TO MANUEL DOMINGUEZ*LOT COM W ON S LINE OF 190TH ST 2038.47 FT FROM W LINE OF WESTERN AVE (PER C S 8192) TH S 638.5 FT TH W 426 FT TH N ON E LINE OF VAN NESS AVE AND E ON SD S LINE TO BEG POR OF MARIE DE LOS REYES DOMINGUEZ 638.94 ACS ALLOT” as per map recorded in the Office of the Los Angeles County Recorder, State of California; 9 ATTACHMENT 1
c) That the subject parcel (APN 7352-016-002) is described as “*TR=PARCEL MAP AS PER BK 67 PG 3 OF P M LOT 1” as per map recorded in the Office of the Los Angeles County Recorder, State of California;
d) That the subject parcel (APN 7352-016-003) is described as “*TR=PARCEL MAP AS PER BK 67 PG 3 OF P M LOT 2” as per map recorded in the Office of the Los Angeles County Recorder, State of California;
e) That the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, as the environmental impacts associated with the project have been assessed through an Initial Study/Mitigated Negative Declaration (IS/MND) in accordance with the CEQA. The project would not have a significant effect on the environment when mitigation measures are incorporated and therefore an MND was adopted;
f) That the project is conditionally permitted within the M-2 Zone and complies with the objective development standards of the Torrance Municipal Code and is consistent with the Business Park (I-BP) land use designation of the General Plan of the City of Torrance; g) That the project, as conditioned, will not impair the integrity and character of the M-2 Zone because the project is compatible with the surrounding industrial and commercial uses that include industrial buildings to the south and east, and the petroleum refinery to the west;
h) That the project site is physically suitable for the project, as conditioned, because the project site is situated within an urbanized environment and already served by all necessary utilities and public services, and because the relatively flat topography and existing access to public right-of-way support the proposed development without requiring substantial site alteration;
i) That the project, as conditioned, will be compatible with existing and proposed future land uses within the M-2 Zone and the general area in which the project is to be located because the project site is surrounded by urban uses that include industrial buildings to the south and east, and the petroleum refinery to the west; j) That the project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan because the project is located within the I-BP land use designation, which is characterized by manufacturing industries which process raw or extracted substances, or which use hazardous materials. Permitted uses include traditional industrial processes such as manufacturing, processing, warehousing, packaging or treatment of products;
k) That the project, as conditioned, will not discourage the appropriate existing or planned future use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest;
l) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure the project is not detrimental to public health and safety because the project site is situated within an urbanized environment and is already served by all necessary utilities and public services. In addition, the project applicant is required to pay development impact fees to offset the incremental increase in the demand for public services;
10 m)That there will be adequate provisions for public access to serve the project, as conditioned, because the project site is bounded by three streets, thus allowing fire truck access throughout the project site, and parking provided on site exceeds the minimum requirement for onsite parking, ensuring sufficient circulation and accessibility for tenants, visitors, and emergency services;
n) That the location, size, design, and operating characteristics of the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the objective development standards of the M-2 Zone and is consistent with the I-BP land use designation; o) That the project, as conditioned, will not produce any or all of the following results:
• Damage and nuisance from noise, smoke odor, dust or vibration, • Hazard from explosion, contamination or fire,
• Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles; and
NOW, THEREFORE, BE IT RESOLVED that CUP24-00012 filed by RREEF AMERICA, LLC (IPERS Sequoia Commerce Center) to allow the construction of a 120,466 square foot industrial warehouse building on property located in the M-2 Zone at 2160 West 190th Street, referred to as the Sequoia Commerce Center Project, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That use of the subject property shall be subject to all conditions imposed in CUP24-00012; 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 TMC 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 City Council relied in granting approval;

2. That if CUP24-00012 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 applicant shall defend, indemnify, and hold harmless the City of Torrance and its agents, officers, and employees from and against any claim, action, or proceeding against the City agency or its agents, officers, or employees to attack, set aside, void, or annul an approval by the City including, without limitation, an action by an advisory commission, appeal board, or legislative body concerning this discretionary approval. The defense and indemnification shall include the payment of all legal costs incurred on behalf of the City in connection with the application, and the defense of any claim, action, or proceeding challenging the approval of this Conditional Use Permit or the project. The City will promptly notify the applicant of any claim, action, or proceeding and agrees to cooperate to the extent required for an effective defense. In the event a legal challenge to the discretionary approval is successful, and an award of attorney fees is made to the challenger, the applicant shall be responsible to pay the full amount of such an award;

4. That a copy of City Council Resolutions and the Mitigation Monitoring and Reporting Program (MMRP) shall appear on all grading plans, building plans, construction specifications, and bid 11 documents associated with the project to facilitate coordination and effective implementation of the conditions of approval and the mitigation measures; (Planning)

5. That a copy of the MMRP with wet blue ink signature of the property owner or legal agent shall be submitted to the Community Development Department for recordkeeping prior to issuance of the grading permit; (Planning)

6. That all mitigation measures and regulatory compliance measures identified in the MMRP shall be adhered to and implemented during the compliance period; (Planning)

7. That all loading and unloading shall be performed within the buildings, directly into trucks parked at approved loading dock areas; (Planning)

8. That all trucks and shipping containers shall be stored within the designated truck courts and limited to the approved loading bays; (Planning)

9. That no stacking of shipping containers or similar storage containers shall be permitted onsite; (Planning)

10. That no truck terminal, truck stop, or similar operation shall be permitted on-site; (Planning)

11. That no truck rental, truck repair or maintenance operation, or similar use shall be permitted; (Planning)

12. That truck parking shall only be permitted in the designated 4 loading docks. No shipping/cargo containers shall be stored within the designated passenger vehicle parking spaces or on the street; (Planning)

13. That all materials including but not limited to, product inventories, cargo, pallets, and loading equipment shall be stored inside the building and shall not be stored within the parking lot areas, loading docks of outside of the building; (Planning)

14. That no outdoor or exterior telephones, vending machines, kiosks, storage containers, publication racks, collection and/or donation bins, etc., shall be permitted on-site; (Planning)

15. That no chain link fence or similar fence type shall be permitted outside of the buildings, nor visible from any public Rights-of-Way; (Planning)

16. That a roof plan shall be submitted to the Community Development Director for approval prior to the issuance of any building permits. The roof plan shall ensure all roof appurtenances, such as ducts and vents, mechanical equipment, electrical boxes, meters, pipes, transformers, air conditioners and any and all other equipment on the roof shall be completely screened from public view by parapet walls, designed as an integral part of the facade, to the satisfaction of the Community Development Director. Such equipment or screening material shall be constructed in such a manner that noises emanating from the roof appurtenances shall not be audible beyond the property lines; (Planning)

17. That all windows/glazing below an elevation of 10 feet shall be provided with a protective film or other technology to prevent graffiti. In addition, protective film or equivalent anti-graffiti measures shall be applied to all corner office entryways; (Planning)

18. That any future request for a Wireless Antenna Facility shall require separate approval and would provide for all related equipment cabinets to be located within the existing structure or undergrounded; (Planning)

19. That the warehouse shall not be used for cold storage purposes unless and until additional environmental review is conducted pursuant to the CEQA, and such use is reviewed and approved by the Community Development Department; (Planning) 12 20. That the total floor area devoted to manufacturing shall not exceed 69,000 square feet. Any future expansion of floor area beyond this limit shall require prior review and approval by the Community Development Department to assess compliance with parking requirements; (Planning)

21. That no fuel facilities, other than propane tanks, shall be permitted, and that the location of such tanks shall not be visible from 190th Street, 195th Street and Van Ness Avenue; (Planning)

22. That all electrical switchgear cabinets, fire risers, etc., shall be designed within the interior of the subject buildings, and shall be shown on the final Building Plans, and that any exterior doors/wails for this equipment shall be designed as an integral part of the facade, matching color and materials to the satisfaction of the Community Development Director; (Planning)

23. That electrical transformers shall not be located within the front setback areas along Van Ness Avenue and within the side yard setback areas along 190th Street and 195th Street. The applicant shall continue to work with Fire, Engineering and Planning Staff for the siting and painting of all exterior equipment, including, but not limited to, electrical transformers and double-check detectors/backflow assembly equipment, and shall be shown on the final Building Plans; and that any equipment that is required to be sited aboveground shall be screened with enclosures that match the materials and finishes of the main building facades and/or vegetation to the satisfaction of the Community Development Director, (Planning)

24. That during all construction activities a telephone number shall be available for receiving complaints and general inquiries relating to the construction of the project. The telephone number shall be posted in two conspicuous locations along the project site perimeter prior to the issuance of grading permits to the satisfaction of the Community Development Director; (Planning)

25. That during all construction activities the project site shall be secured with perimeter fencing and screened with a decorative wrap approved by the Community Development Director. The perimeter fencing and decorative wrap shall be installed prior to the issuance of grading permits and maintained in good condition to the satisfaction of the Community Development Director; (Planning)

26. That an exterior photometric lighting plan shall be submitted with the building plan set for review prior to permit issuance. The lighting plan shall be prepared in compliance with the California Green Code (CGC) and shall ensure that all parking areas and pathways are provided with adequate illumination, security lights that are non-glaring, and that all building lights are properly shaded and reflected to prevent excess lighting onto adjacent uses and public streets. Lighting values at property line shall not exceed 1 foot candle. Light fixtures in the uncovered parking area shall not exceed 15 feet in height and shall be positioned in line with the parking striping so as not to prevent vehicle overhang or obstruction; (Planning)

27. That a roof plan shall be included with the building plan set for review prior to permit issuance.

The roof plan shall identify the parapet heights and setbacks to ensure that all roof appurtenances, such as ducts and vents, all mechanical equipment, electrical boxes, meters, pipes, transformers, air conditioners and all other equipment on the roof are completely screened from public view. Equipment screening shall be compatible with the building exterior finish and color and shall be constructed in such a manner that noise emanating from the roof appurtenances is not audible beyond the property line or from adjacent properties; (Planning)

28. That a site plan shall be submitted with the building plan set for review prior to permit issuance.

The site plan shall identify the placement, design, and screening of all utility and related equipment, including but not limited to any transformer, panel, meter, backflow preventer, 13 double detector check assembly, fire riser, etc. Screening shall comply with all utility company and emergency access requirements to the satisfaction of the Community Development Director; (Planning)

29. That a landscape plan shall be submitted to the Community Development Department for approval, prior to the issuance of any Building Permits associated with the subject project.

The landscape plan shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. The plan shall utilize drought resistant California friendly vegetation, shade-producing trees, and shall provide state-of-the-art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all aboveground equipment and parking lot shall be screened with vegetation of sufficient height and texture to provide an effective screen, to the satisfaction of the Community Development Director, including vegetation screens from headlights positioned toward the adjacent uses and street frontages. The landscape plan shall include the off-site parkways on Van Ness Avenue, 190th street and 195th street and shall be implemented prior to occupancy, and shall be maintained to the satisfaction of the Community Development Director. That the landscape plan shall comply with the latest State Water Efficient Landscape Ordinance; (Planning)

30. That all trees planted within the project site shall not be less than 24-inch box in size, and that all shrubs not be less than 1 gallon in size, with the placement, and quantity of all plantings to the satisfaction of the Community Development Director; (Planning)

31. That a digital sample of the exterior building materials, finishes, and color shall be submitted with the building plan set for review prior to permit issuance. The exterior building materials, finishes, and color shall have a cohesive design to the satisfaction of the Community Development Director; (Planning)

32. That the applicant shall revise the landscape plan and site plan to incorporate tree diamonds at intervals of one tree for every four spaces along the eastern row of parking stalls, consistent with minimum tree spacing requirements. The placement and spacing of tree diamonds shall be designed to avoid conflicts with existing trees located on the adjacent eastern parcel, to the satisfaction of the Community Development Director prior to the issuance of building permits; (Planning)

33. That the applicant shall demonstrate compliance with the City’s Transportation Demand Management (TDM) Ordinance on the submitted plans at the time of Building and Safety plan check review; (Transportation Planning)

Additionally, the plan shall demonstrate how the main entrance and exit along Van Ness Avenue will be controlled, including the placement of stop signs, yield signs, and directional signage, as no such features are currently depicted on the submitted plans. The applicant shall also consider the implementation of right-turn-only movements at the eastern driveway along 190th Street and at the driveways along Van Ness Avenue, given the proximity of the signalized intersection at 195th Street; (Transportation Planning)

35. That the project shall comply with current Green Code’s Tier 1 Requirements; (Building and Safety)
14 36. That upon completion of the project, the applicant shall hire a Certified Access Specialist (CASp) to verify that the project is in compliance with California Building Code (CBC). All deficiencies shall be addressed to the satisfaction of the Building Official; (Building and Safety)

37. That the applicant shall provide 9" (minimum) contrasting address numerals for the proposed buildings; (Environmental)

38. That the applicant shall install on-site bicycle racks and submit placement plan and bicycle rack detail to the satisfaction of Environmental Division; (Environmental/Transportation Planning)

39. That the applicant shall install rooftop numbers in order to assist law enforcement and other emergency personnel locate the property. The numbers should be four feet high and two feet wide, spaced one foot apart, be parallel to the street and be a non-reflective color that contrasts the color of the roof; (Environmental/Police)

40. That the applicant shall verify whether a Master Sign Program is on file for the property. If no such program exists, the applicant shall prepare and submit a new Master Sign Program in compliance with TMC 911.5.020, including a 1–2-page summary outlining the proposed signage standards and guidelines; (Environmental)

41. That the applicant shall ensure that all signage—including new, modified, or revised signs— is reviewed and approved by the Environmental Division, with appeal rights to the Planning Commission, or shall comply with an approved Master Sign Program on file; (Environmental)

42. That the applicant shall construct the trash enclosure with a metal barrier roof covering to prevent rainwater intrusion, in compliance with current National Pollutant Discharge Elimination System (NPDES) requirements and shall be submitted as part of the building plan check submittal; (Environmental/Planning)

43. That the applicant shall provide appropriate bins or containers within the trash enclosure for the separation, storage, and retrieval of refuse and recyclable materials; (Environmental)

44. 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)

45. That all proposed and/or existing water meters larger than two inch, double check detector assemblies and reduced pressure backflow assemblies shall be located above ground on private property near the public right-of-way and shall be screened from public view with approved plant material. Final location of said facilities and landscape screening shall be incorporated into water, fire and landscape plan for review prior to BUILDING PERMIT ISSUANCE. Landscape screening shall provide access to water and fire department at all times and be maintained diligently to the satisfaction of the Fire Marshal; (Water)

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

47. That the project site landscaping shall be irrigated with recycled water. Please contact West Basin Municipal Water District, the producer and permit holder for recycled water distribution use in this area, at 310-660-6208 for assistance developing plans and coordinating with California Department of Health Services; (Water)

48. That portion of the southwest corner of the proposed Parcel 2 shall be dedicated to the City of Torrance for street and highway purposes. The back of walk shall line up with the property line along Van Ness Avenue and 195th Street. See City of Torrance standard T114; (Engineering)
15 49. That the applicant/developer shall design and construct a private storm drain system to public standards. The storm drain plans prepared by a professional engineer, shall be submitted by the applicant/developer to the Engineering Division of Community Development Department for review and approval prior to issuance of grading permit. Private storm drain to be constructed prior to occupancy; (Engineering)

50. That proposed driveways on 190th St., Van Ness Ave., and 195th St. shall be constructed to a commercial radius type driveways minimum 30 feet wide, with depressed back of walk, and wheelchair ramps; (Engineering)

51. That a hydrology study shall be submitted to and approved by the Community Development Department, Engineering Division prior to approval of the grading plan. The study shall include method of detaining the difference between the 10-year and 50-year storm. Determine proposed building finished floor elevation with adequate freeboard; (Engineering)

52. That separate sewer laterals shall be provided for each building to the public sewer mainline.

The existing sewer lateral shall be videoed and video submitted to the Engineering Division of the Community Development Department prior to the issuance of the building permit. The existing sewer lateral shall be replaced if damage is found; (Engineering)

53. That the applicant shall submit a sewer study discussing the new development's impact on the public sewer system. The study shall include flow monitoring data and be approved by the Engineering Division of the Community Development Department prior to issuance of grading permit. The applicant shall design and construct improvements to the public sewer system as per recommendations of the approved study prior to occupancy; (Engineering)

54. That the applicant shall contact the City of Torrance Fire Department to determine fire suppression requirements; (Engineering)

55. That a fire meter and double check valve assembly shall be installed at each fire service connection to the public main, if on-site fire hydrants are installed; (Engineering)

56. That all domestic services shall be protected by a reduced pressure principle assembly; (Engineering)

57. That the existing fire hydrant on 190th St. and the existing fire hydrant at the southeast corner of 190th St. and Van Ness Ave. shall be upgraded to 3-port fire hydrants with break-off check valves; (Engineering)

58. The applicant shall ensure that the business name and address are clearly visible from the street; (Police)

59. The applicant shall install non-glare security lighting throughout the parking lot to enhance visibility and safety; (Police)

60. The applicant shall secure all gates on the property with a Knox Box lock system that provides access to both the Police and Fire Departments; (Police)

61. The applicant shall install all entry and exit points, loading docks, and parking areas as shown on the approved plans. The Police Department recommends that video surveillance systems be compatible with Open Network Video Interface Forum (ONVIF) standards to allow selective or universal access to live camera feeds by law enforcement in the event of an active crime or emergency situation; (Police)

62. The applicant shall remove and replace all existing Ficus trees located within the parkway.

Street trees shall be planted in every existing vacant tree well within the parkway. All vegetation within the parkway shall not exceed 18 inches in height and shall be free of thorns; and (Streetscape)
16 63. 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 19th day of August 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 17 RESOLUTION NO. 25-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL OF

A CONDITIONAL USE PERMIT AS PROVIDED FOR IN
DIVISION 9, CHAPTER 5, ARTICLE 1 OF THE TORRANCE

MUNICIPAL CODE TO ALLOW THE CONSTRUCTION OF A
155,834 SQUARE FOOT INDUSTRIAL WAREHOUSE

BUILDING ON PROPERTY LOCATED IN THE HEAVY
MANUFACTURING ZONE AT 2160 W. 190TH STREET.

CUP24-00013: RREEF AMERICA, LLC (IPERS SEQUOIA COMMERCE CENTER) WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on May 7, 2025 to consider an application filed by RREEF America, LLC (IPERS Sequoia Commerce Center) for adoption of a Mitigated Negative Declaration (MND) in accordance with the California Environmental Quality Act (CEQA), and for approval of a Conditional Use Permit (CUP24-00013) to allow the construction of a 155,834 square foot industrial warehouse building in conjunction with a Division of Lot (DIV24-00004) to consolidate three existing parcels into two parcels on property located in the Heavy Manufacturing (M-2) Zone at 2160 West 190th Street, referred to as the Sequoia Commerce Center Project; and WHEREAS, based on all the evidence found and public testimony considered the Planning Commission of the City of Torrance by roll call vote approved a motion to adopt a Mitigated Negative Declaration for the Sequoia Commerce Center Project; and WHEREAS, at its meeting on May 7, 2025, the Planning Commission adopted a motion to approve the project by a roll call vote of 7 to 0; and
WHEREAS, an appeal to the City Council was filed on May 15, 2025; and WHEREAS, the City Council of the City of Torrance conducted a public hearing on August 19, 2025, to consider an application filed by RREEF America, LLC (IPERS Sequoia Commerce Center) for adoption of a Mitigated Negative Declaration (MND) in accordance with the CEQA, and for approval of a CUP24-00013 to allow the construction of a 155,834 square foot industrial warehouse building in conjunction with a DIV24-00004 to consolidate three existing parcels into two parcels; 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 5, Article 1 and Division 9, Chapter 2, Article 29 of the Torrance Municipal Code (TMC); and
WHEREAS, the City Council of the City of Torrance does hereby find and determine as follows:
a) That the property is located at 2160 W. 190th Street (APNs 7352-016-001, 7352-016- 002, and 7352-016-003);
b) That the subject parcel (APN 7352-016-001) is described “*TR=PART OF THE RANCHO SAN PEDRO ALLOTTED TO MANUEL DOMINGUEZ*LOT COM W ON S LINE OF 190TH ST 2038.47 FT FROM W LINE OF WESTERN AVE (PER C S 8192) TH S 638.5 FT TH W 426 FT TH N ON E LINE OF VAN NESS AVE AND E ON SD S LINE TO BEG 18 POR OF MARIE DE LOS REYES DOMINGUEZ 638.94 ACS ALLOT” as per map recorded in the Office of the Los Angeles County Recorder, State of California; c) That the subject parcel (APN 7352-016-002) is described as “*TR=PARCEL MAP AS PER BK 67 PG 3 OF P M LOT 1” as per map recorded in the Office of the Los Angeles County Recorder, State of California;
d) That the subject parcel (APN 7352-016-003) is described as “*TR=PARCEL MAP AS PER BK 67 PG 3 OF P M LOT 2” as per map recorded in the Office of the Los Angeles County Recorder, State of California;
e) That the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, as the environmental impacts associated with the project have been assessed through an Initial Study/Mitigated Negative Declaration (IS/MND) in accordance with the CEQA. The project would not have a significant effect on the environment when mitigation measures are incorporated and therefore an MND was adopted;
f) That the project is conditionally permitted within the M-2 Zone and complies with the objective development standards of the Torrance Municipal Code and is consistent with the Business Park (I-BP) land use designation of the General Plan of the City of Torrance; g) That the project, as conditioned, will not impair the integrity and character of the M-2 Zone because the project is compatible with the surrounding industrial and commercial uses that include industrial buildings to the south and east, and the petroleum refinery to the west;
h) That the project site is physically suitable for the project, as conditioned, because the project site is situated within an urbanized environment and already served by all necessary utilities and public services, and because the relatively flat topography and existing access to public right-of-way support the proposed development without requiring substantial site alteration;
i) That the project, as conditioned, will be compatible with existing and proposed future land uses within the M-2 Zone and the general area in which the project is to be located because the project site is surrounded by urban uses that include industrial buildings to the south and east, and the petroleum refinery to the west; j) That the project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan because the project is located within the I-BP land use designation, which is characterized by manufacturing industries which process raw or extracted substances, or which use hazardous materials. Permitted uses include traditional industrial processes such as manufacturing, processing, warehousing, packaging or treatment of products;
k) That the project, as conditioned, will not discourage the appropriate existing or planned future use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest;
l) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure the project is not detrimental to public health and safety because the project site is situated within an urbanized environment and is already served by all necessary utilities and public services. In addition, the project applicant is required to 19 pay development impact fees to offset the incremental increase in the demand for public services;
m)That there will be adequate provisions for public access to serve the project, as conditioned, because the project site is bounded by three streets, thus allowing fire truck access throughout the project site, and parking provided on site exceeds the minimum requirement for onsite parking, ensuring sufficient circulation and accessibility for tenants, visitors, and emergency services;
n) That the location, size, design, and operating characteristics of the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the objective development standards of the M-2 Zone and is consistent with the I-BP land use designation; o) That the project, as conditioned, will not produce any or all of the following results:
• Damage and nuisance from noise, smoke odor, dust or vibration, • Hazard from explosion, contamination or fire,
• Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles; and
NOW, THEREFORE, BE IT RESOLVED that CUP24-00013 filed by RREEF AMERICA, LLC (IPERS Sequoia Commerce Center) to allow the construction of a 155,834 square foot industrial warehouse building on property located in the M-2 Zone at 2160 West 190 th Street, referred to as the Sequoia Commerce Center Project, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That use of the subject property shall be subject to all conditions imposed in CUP24- 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 TMC 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 City Council relied in granting approval;

2. That if CUP24-00013 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;