9C
Date: August 19, 2025
To: Honorable Mayor and Members of the City Council
From: Planning Commission
Michelle G. Ramirez, Community Development Director
By: Robert Garcia, Planning Manager | [email protected] Subject: Planning Commission and Community Development – Conduct a Public Hearing and Consider Adoption of RESOLUTION for the Denial of a Modification (MOD23- 00010) of a Previously Approved Division of Lot (DIV14-00006) to Amend an Open Space Easement (Note A) for Purposes Related to Solar Panels and Associated Equipment and Perimeter Fencing, on Property Located within the Hillside Overlay in the Open Area – Planting – Parking District (P-1) Zone at 2550 Pacific Coast Highway and Determine a Statutory Exemption from the California Environmental Quality Act (CEQA). Expenditure: None.
RECOMMENDATION
Recommendation of the Planning Commission and Community Development Director that City Council:
1. Conduct a public hearing; and
2. Adopt a RESOLUTION for the denial of MOD23-00010 of previously approved DIV14- 00006 to amend an open space easement (Note A) for purposes related to solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway; and
3. Determine a Statutory Exemption for denial of MOD23-00010 in accordance with the Guidelines for Implementation of the California Environmental Quality Act (CEQA); Article 18, Section 15270 (Projects Which Are Disapproved).
FUNDING
None required.
DISCUSSION
The project applicant, JWG Consulting (Saunders Property Company), requests consideration by the City Council for the approval of MOD23-000010 of previously approved DIV14-00006 to amend an open space easement for purposes related to ground-mounted solar panels and associated equipment and perimeter fencing on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway. The development standards of the Torrance Municipal Code (TMC) are applicable to the project, and therefore require discretionary review and approval of MOD23-00010 to amend the previously approved Division of Lot (DIV14-00006). 1 City Council
August 19, 2025
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9 Application Background
In 2023, a development application was filed by JWG Consulting (Saunders Property Company) for MOD23-00010 of previously approved DIV14-00006 to amend an open space easement in conjunction with the construction of ground-mounted solar panels and associated equipment and perimeter fencing on the project site. At that time of application filing the TMC did not contain a permitting process nor development standards for roof-top and ground-mounted solar energy systems (solar panels). In order to proceed with the application, staff recognized there was a need to codify provisions for solar energy systems. In February 2025, the City Council adopted amendments to the TMC, via Ordinance No. 3944, that established an administrative permitting process and development standards for solar energy systems (Attachment 5).
Following the approval of Ordinance No. 3944, the applicant submitted a conceptual plan intended for reference only that illustrates ground-mounted panels on the project site (Attachment 11). Upon review staff determined the conceptual plan for ground-mounted panels would comply with the development standards for solar energy systems and would be subject to a separate administrative permitting process. Additionally, staff determined that such installation would not be subject to the planning and design provisions of the Hillside Overlay and not require the approval of a Minor Hillside Exemption permit or other form of discretionary review. As a matter of State law, the permitting process for solar energy systems is limited to those standards and regulations necessary to ensure that such installation will not have a specific, adverse impact upon public health or safety. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. In contrast, the planning and design provisions of the Hillside Overlay involve subjective criteria that require interpretation, such as considerations for neighborhood compatibility and view impacts. To that end, the provisions of the Hillside Overlay have the potential to create an unreasonable barrier and therefore cannot be applied to evaluate the proposed modification nor to review the conceptual plan. Therefore, the project description was revised to focus solely on the proposed amendment to the open space easement.
On May 21, 2025, the Planning Commission denied MOD23-00010. A copy of the Planning Commission staff report, resolution, and minutes have been included as Attachments 13, 14, 15.
City Council Appeal
On June 4, 2025, an appeal was filed by Skyline Park, LLC, and Skyline Park Land, LLC, property owners of 2550 Pacific Coast Highway, contesting the Planning Commission’s denial of MOD23- 00010 on May 21, 2025 (Attachment 12).
General Plan Land Use Designation
The project site has a General Plan land use designation of PUB, which provides for open space, land owned by public agencies and jurisdictions, and land owned by private entities for uses which serve the community, such as utilities. A policy objective of the PUB land use designation is to preserve, protect, and maintain open space, parks, and recreation facilities as desirable land uses, recognizing that such uses contribute to the high quality of life in Torrance (Land Use Policy
9.1, Attachment 4). The PUB land use designation is implemented by the P-1 Zone and the Public Use District (P-U) Zone.
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August 19, 2025
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9 Zoning Designation
The project site has a zoning designation of P-1 Zone and Hillside Overlay, which allow landscaping, parks and recreation, and the development of parking lots subject to discretionary approval. In accordance with the TMC, ground-mounted solar panels and associated equipment are allowed in the P-1 Zone as well as the Hillside Overlay subject to an administrative permitting process and provided that such installation complies with the setback requirements and the height limits of the zone as well as local regulations for public health and safety.
Adjacent Land Uses and Zoning Designations
The project site is located on undeveloped land at the southern portion of the Skyline Mobile Home Park and bounded by different land uses that are consistent with various zoning designations (Attachment 2). To the north are mobile homes, to the south is Alta Loma Park, to the east are single family residences and a golf course located within the City of Rolling Hills Estates, and to the west are single family residences.
➢NORTH: R1-PP Hillside Overlay Mobile Homes (Skyline Mobile Home Park) ➢SOUTH: PU Hillside Overlay Public Park (Alta Loma Park) ➢EAST: Single Family Residences
(City of Rolling Hills Estates)
➢WEST: R-1 Hillside Overlay Single Family Residences Existing Site Improvements and Natural Features
The project site is located on undeveloped land at the southern portion of the Skyline Mobile Home Park, atop a slope and north of Alta Loma Park (public park). The project site is irregular shaped and measures approximately 3.99 acres, in which approximately 1.5 acres would be developed with ground-mounted solar panels and associated equipment including perimeter fencing. The project site contains seasonal grasses and native shrubs and features a gentle slope from southwest to northeast, followed by a steep slope and canyon (Dead Horse Canyon) that descend approximately 70’ to the mobile home park situated below. Scenic views of the Los Angeles basin and surrounding mountains are observed from the project site due to its elevation and topography. No candidate, sensitive or special status species are known to occupy the project site as per the Community Resources Element of the General Plan. Aerial imagery dating to 1965 shows the project site has historically remained undeveloped (Attachment 3). Access to the project site is solely through a secured gate at Alta Loma Park via Delos Drive, with no direct internal access to the mobile home park.
Staff notes the project site is recognized as a portion of the mobile home park, albeit undeveloped, and is subject to the jurisdiction of the California Department of Housing and Community Development (HCD) for the issuance of building permits, health and safety, property maintenance, among other regulations.
Division of Lot (DIV14-00006)
In 2014, the Planning Commission approved DIV14-00006 for Tentative Parcel Map No. 72793 to allow a consolidation of multiple parcels into one parcel for the Skyline Mobile Home Park (Attachment 7, 8). The consolidation resulted in one parcel measuring 36.81 acres and included the placement of an open space easement on 3.99 acres of undeveloped land at the southern portion of the mobile home park, north of Alta Loma Park. The open space easement was required by the City of Torrance in relation to the Chandler/Rolling Hills Country Club Project, which had proposed to preserve the southern portion of the mobile home park as natural land and 3 City Council
August 19, 2025
5 3
9 that involved a land swap between the City of Torrance and the City of Rolling Hills Estates (Attachment 6). The open space easement was recorded on Parcel Map No. 72793 (Attachment 9) without specified terms, such as timespan and classification of open space, however, based on the project description for the Chandler/Rolling Hills Country Club Project such easement is intended to remain in perpetuity and serves as a restriction, through limitation of future use, to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation.
Modification to Parcel Map No. 72793
The project involves a modification to the open space easement, identified as Note A on Parcel Map No. 72793, by adding language that would allow the use of solar panels and associated equipment including the installation of perimeter fencing (Attachment 10). Approval of the modification would confer the right for the applicant to proceed with a subsequent administrative permit application filing for the installation of ground-mounted solar panels and followed by review from HCD for the issuance of building permits.
As mentioned, although the open space easement was recorded without specified terms, based on the project description for the Chandler/Rolling Hills Country Club Project such easement is intended to remain in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation. In the judgment of staff, the proposed modification conflicts with the intent of the open space easement and is deemed not consistent with the PUB land use designation and policies to preserve, protect, and maintain open space.
Ground-Mounted Solar Panels
As noted earlier in the report, the applicant submitted a conceptual plan intended for reference only that illustrates ground-mounted panels on the project site (Attachment 11). The solar panels are situated within an irregular shaped area that measures approximately 1.5 acres, atop the slope and north of Alta Loma Park. The solar energy system contains 712 panels that are angled toward the south and positioned east to west across 12 parallel rows and provide a 10’ setback to the nearest property line. The design features a low height ground-mounted installation with the topmost portion of the solar panels extending 2’ 4” above the ground surface, and a new chain link fence measuring 2’ 6” in height along the site perimeter atop the slope. According to the applicant, other installations for associated equipment and conduit would be located down slope near the mobile homes. Staff notes the conceptual plan does not identify the location of associated equipment located near the mobile homes nor access to the project site from Alta Loma Park. Additionally, the conceptual plan does not identify any changes to grade elevation that may result from site preparation activities for the installation of ground-mounted solar panels.
Hillside Overlay
As noted earlier in the report, the planning and design provisions of the Hillside Overlay cannot be applied to evaluate the project. As a matter of State law, the permitting process for solar energy systems is limited to those standards and regulations necessary to ensure that such installation will not have a specific, adverse impact upon public health or safety. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. In contrast, the planning and design provisions of the Hillside Overlay involve subjective criteria that require interpretation, such as considerations for neighborhood compatibility and view impacts. To that end, the provisions of 4 City Council
August 19, 2025
5 3
9 the Hillside Overlay have the potential to create an unreasonable barrier and therefore cannot be applied to evaluate the proposed modification nor to review the conceptual plan through an administrative permitting process. Therefore, the project description was revised to focus solely on the proposed amendment to the open space easement.
Prior Hearings and Publications
In accordance with the TMC, a notice for a public hearing was made no less than 10 calendar days before the Planning Commission meeting held on May 21, 2025, to consider a development application filed by JWG Consulting (Saunders Property Company) for approval of MOD23-00010 of previously approved DIV14-00006 to amend an open space easement (Note A) for purposes related to solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway. This notice was also posted at the project site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice was published in the local newspaper (The Daily Breeze) and posted on the City of Torrance Planning Commission webpage.
At the public hearing, the Planning Commission reviewed the subject request, heard public comments, and a motion to deny MOD23-00010 passed a roll call vote of 5 ayes to 2 noes (Attachments 13, 14, 15). Subsequently, an appeal to the City Council was filed on June 4, 2025 (Attachment 12).
A notice for a public hearing was made no less than 10 calendar days before the City Council meeting held on August 19, 2025, to consider an appeal of Planning Commission denial of MOD23-00010. This notice was also posted at the project site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice was published in the local newspaper (The Daily Breeze) (Attachment 16).
Conclusion
Staff have reviewed the project and determined the proposed modification to the previously approved Division of Lot would conflict with the intent of the open space easement and is deemed not consistent with the PUB land use designation and policies to preserve, protect, and maintain open space. Although the open space easement was recorded without specified terms, such as timespan and classification of open space, based on the project description for the Chandler/Rolling Hills Country Club Project, such easement is intended to remain in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation. For these reasons, staff recommend denial of the project.
ENVIRONMENTAL FINDINGS
The denial of a project is deemed Statutorily Exempt per CEQA Guidelines; Article 18, Section 15270 (Projects Which Are Disapproved).
ATTACHMENTS
1. Resolution
2. Location and Zoning Map
3. Aerial Imagery (April 15, 1965)
5 City Council
August 19, 2025
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9 4. Excerpt from General Plan Land Use Element
5. Ordinance No. 3944
6. Excerpt from Chandler/Rolling Hills Country Club Project Final Environmental Impact Report
7. Planning Commission Resolution No. 14-057 (DIV14-00006)
8. Tentative Parcel Map No. 72793
9. Parcel Map No. 72793
10. Project Plan
11. Conceptual Plan
12. Appeal Filing
13. Planning Commission Staff Reports (May 21, 2025)
14. Planning Commission Resolution No. 23-079 (May 21, 2025)
15. Planning Commission Minutes Excerpt (May 21, 2025)
16. Proof of Publication and Notification (Material Available) 6 RESOLUTION NO. 25-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 28 AND DIVISION 9, CHAPTER 2,
ARTICLE 29 OF THE TORRANCE MUNICIPAL CODE, FOR THE
DENIAL OF MODIFICATION (MOD23-00010) OF A PREVIOUSLY
APPROVED DIVISION OF LOT (DIV14 -00006), ON PROPERTY
LOCATED WITHIN THE HILLSIDE OVERLAY IN THE OPEN
AREA – PLANTING – PARKING DISTRICT (P-1) ZONE AT 2550
PACIFIC COAST HIGHWAY.
MOD23-00010: JWG CONSULTING (SAUNDERS PROPERTY COMPANY) WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on May 21, 2025 to consider an application filed by JWG Consulting (Saunders Property Company) for the consideration of MOD23-00010 for previously approved DIV14-00006 to amend an open space easement (Note A) for purposes related to ground-mounted solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway; and
WHEREAS, at the Planning Commission meeting of May 21, 2025, a motion for denial of MOD23-00010 passed by a vote of 5 ayes and 2 noes; and
WHEREAS, an appeal to the City Council was filed on June 4, 2025; and WHEREAS, the City Council of the City of Torrance conducted a duly noticed public hearing on August 19 , 2025 to consider an application filed by JWG Consulting (Saunders Property Company) for the consideration of MOD23-00010 for previously approved DIV14-00006 to amend an open space easement (Note A) for purposes related to ground -mounted solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway; 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 2, Article 28 and Division 9, Chapter 2, Article 29 of the Torrance Municipal Code; and
WHEREAS, the City Council of the City of Torrance does hereby find and determine as follows:
a) That the project site is located on undeveloped land atop a slope and north of Alta Loma Park (public park) at the southern portion of Skyline Mobile Home Park at 2550 Pacific Coast Highway;
b) That the project site is described as “BEING A SUBDIVISION OF PORTION OF LOTS 2 AND 4 OF TRACT NO. 9765 , AS PER MAP RECORDED IN BOOK 170, PAGES 10 THROUGH 12, INCLUSIVE OF MAPS AND PORTION OF LOTS 140, 141, 142, 153, AND 154 OF TRACT NO. 15, AS PER RECORDED IN BOOK 12, PAGE 189 OF MAPS ” in the Office of the Los Angeles County Recorder, State of California;
c) That the project , together with provisions for its design and improvement , is deemed not consistent with the General Plan land use designation of Public/Quasi -Public/Open Space (PUB), which provides for open space, land owned by public agencies and jurisdictions, and land owned by private entities for uses which serve the community, such as utilities. In 7 ATTACHMENT 1
addition, the project is deemed not consistent with Land Use Policy 9.1 to preserve, protect, and maintain open space, parks, and recreation facilities as desirable land uses, recognizing that such uses contribute to the high quality of life in Torrance; d) That the site is not suitable for the project and may interfere with the orderly development of the City as provided for in the Official Land Use Plan because the project is deemed not consistent with the PUB land use designation and policies to preserve, protect, and maintain open space. In addition, although the open space easement was recorded without specified terms, such as timespan and classification of open space, based on the project description for the Chandler/Rolling Hills Country Club Project such easement is intended to remain in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation; and e) That the denial of the project is deemed Statutorily Exempt per the Guidelines for Implementation of the California Environmental Quality Act (CEQA); Article 18, Section 15270 (Projects Which Are Disapproved).
NOW, THEREFORE, BE IT RESOLVED that MOD23-00010 filed by JWG Consulting (Saunders Property Company) for the consideration of Modification of a previously approved Division of Lot (DIV14-00006) to amend an open space easement (Note A ) for purposes related to ground- mounted solar panels and associated equipment and perimeter fencing , on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway, on file in the Community Development Department of the City of Torrance, is hereby DENIED.
INTRODUCED 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
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R1
2658
R1
2531
R1
2530
R1
26015
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25807
R1
2518
R1
25920
R1
26110
R12525
R1
25941
R1
2616
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2621
R1
2660
R1
2521
R1
2525
R1
2521
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2521
R1
2517
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2510
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25522
R3
25526
R3
2645
R1
2641
R1
2637
R1
2633
R1
2617
R1
2625
R1
26143
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26005
R1
2658
R1
2654
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2650
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R1 2638
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2630
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25514
R3
25942
R1
26019
R1
2657
R1 2649
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R1 2629
R1
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R1
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R1
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R3-PP
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.
LEGEND
2550 Pacific Coast Highway
Notification Area
LOCATION AND ZONING MAP
MOD23-00010
2550 Pacific Coast Highway
0 380 760190
Feet
CITY OF ROLLING HILLS ESTATES
CITY OF LOMITA
ALTA LOMA
PARK
9 ATTACHMENT 2
10 11
ATTACHMENT 4
12 ORDINANCE NO. 3944
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AMENDING CHAPTER 2 OF
DIVISION 9 BY ADD¡NG A NEW SECTION 92.2.12,
AMENDING CHAPTER 2 OF DIVISION 9 BY ADDING A
NEW SECTION 92.2.13, PERTAINING TO SOLAR ENERGY
SYSTEMS AND EXPEDITED PERMITTING PROCESS FOR
ELECTRTC VEHTCLE SUPPLY EQUTPMENT (EVSE)
C¡TYWIDE
WHEREAS, the Torrance Municipal Code currently does not expressly permit ground mounted solar energy systems in the City of Torrance; and
WHEREAS, the regulation solar energy systems will further the goals of the City of Torrance General Plan Land Use Objectives to promote compatible land use patterns and high quality, attractive, residential neighborhoods; and
WHEREAS, solar energy systems further the goals of the City of Torrance Strategic Plan as Torrance is committed to increasing the adoption of solar energy systems within the City; and WHEREAS, on October 8,2015, the State of California adopted Assembly Bill 1236 (AB 1236), which requires local agencies to adopt an ordinance that creates an expedited, streamlined permitting process for electric vehicle charging stations; and WHEREAS, an expedited, streamlined permitting process for electric vehicle charging stations facilitates infrastructure for charging of electric vehicles and supports the City's carbon reduction goals;
WHEREAS, an expedited, streamlined permitting process for electric vehicle charging stations supports the State's (or City's) carbon reduction goals by fast-tracking charging infrastructure installations that the public needs to observe physically in place to motivate further investment in EVs; and
WHEREAS, prior to the adoption of this Ordinance, the City of Torrance processed electrical vehicle charging station permits pursuant to procedures implemented by the Community Development Department; and
WHEREAS, the City Council of the city of Torrance has held publicly advertised hearings on the matter; and
THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEAREBY ORDAIN AS FOLLOWS:
SECTION 1
That Section 92.2.12 of Chapter 2 of Division 9 is added to the Torrance Municipal Code to read in its entirety as follows:
1 t-
13 ATTACHMENT 5
'SECTION 92.2.12 SOLAR ENERGY SYSTEMS
a) PURPOSE
1) The purpose of the solar energy system standards is to encourage investment in solar energy systems on all parcels in the City, both residential and nonresidential, while providing guidelines for the installation of those systems that are consistent with the architectural and building standards of the City. All solar energy systems shall comply with all applicable provisions of the City of Torrance Codes and the standards of this chapter. b) DEFTNTïONS
1) "Solar energy system" has the same meaning as set forth in paragraphs (1) and (2) of subdivision (a) of Section 801.5 of the California Civil Code. 2) Roof-mounted solar energy system. Asolar energy system that is structurally mounted to the roof of a structure.
3) Ground-mounted Energy Systems. A solar energy system that is structurally mounted to the ground and is not roof mounted. A solar carport or canopy shall be considered a ground-mounted solar energy system.
c) STANDARDS FOR ROOF-MOUNTED SOLAR ENERGY COLLECTORS
Roof-mounted solar energy collectors shall be installed and maintained in accordance with the following requirements:
1) Roof-mounted solar energy collectors shall comply with the height and setback requirements in the zoning district where such property is located. 2) All solar energy system appurtenances such as, but not limited to, plumbing, water tanks, and support equipment shall be screened to the maximum extent possible without compromising the effectiveness of the solar collectors and shall be painted a color similar to the color of the surface upon which they are mounted. lf panels are used as screening, they shall contain a finish and color consistent with the building's exterior walls. Solar collectors are exempt from the screening and color provisions of this subsection; solar inverter boxes and A/C disconnect boxes are exempt from the color provision of this subsection.
d) STANDARDS FOR GROUND-MOUNTED SOLAR ENERGY COLLECTORS Ground-mounted solar energy collectors shall be installed and maintained in accordance with the following requirements:
1) Location. Ground-mounted solar energy collectors are permitted in all zoning districts, provided that such installation is in compliance with any setback requirements in the zoning district where such property is located.
2) Height. The maximum height of a ground-mounted solar energy collector system shall comply with the height requirements in the zoning district where such property is located.
3) Parking. Solar carports and canopy energy systems shall not result in a net loss of any required parking.
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2 14
e) PERMITTING
1) Roof-Mounted Energy Systems. Roof-Mounted energy systems that comply with the height and setback requirements of the zoning district where such property is located shall be reviewed and approved through the City's Building Permit process. 2) Ground - Mounted Energy Systems. Ground mounted systems less than three feet above grade shall be permitted by the of the Community Development Director through the Administrative Planning Permit approval process. Ground mounted energy systems exceeding three feet in height shall be reviewed and approved based on the standards of the zoning district where such property is located. 0 EXCEPTTON
Notwithstanding anything set forth herein, the regulations set forth in this article shall not preclude the establishment of solar energy systems proposed in accordance with state or federal law."
SECTION 2
That Section 92.2.13 of Chapter 2 of Division 9 is added to the Torrance Municipal Code to read in its entirety as follows:
..SECTION 92.2.13 EXPEDITED PERMITTING PROCESS FOR ELECTRIC VEHICLE
CHARGING EQUIPMENT
a) Purpose
The intent and purpose of this article is to adopt an expedited, streamlined permitting process for electric vehicle charging stations that complies with Government Code Section 6580.71, to achieve timely and cost-effective installations. This article is designed to encourage the use of electric vehicles by removing what the State Legislature considers to be unreasonable barriers, thus minimizing costs to property owners and the city, and expanding the ability of property owners to install electric vehicle charging systems and electric vehicle charging spaces. This article allows the City to achieve these goals while protecting the public health and safety. b) Definitions.
For purposes of this chapter, the following words and phrases shall have the following meanings:
1) Approved, Deemed, (for the purposes of this Article) means the Building and Safety Division determined each item within the application contained all requested and relevant information pursuant to the review procedures set forth in this Article and the application is prepared for permit issuance.
2) Complete, Deemed, (for the purposes of this Article) means an applicant has submitted all items listed on the Application Checklist used upon the date the application is received, including all required plans and full payment of all required fees, and the Building and Safety Division has determined each item contains all requested and relevant information pursuant to the review procedures set forth in this Article. The specific review period begins with either the initial or each resubmission of an application. 3) "Electric vehicle charging station" or "charging station" means any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on the effective date of this article and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle. 3 15
Level 1 (L1) equipment provides charging through a 120-volt (V) alternating current (AC) plug, is standard on vehicles, can be portable and does not require the installation of charging equipment. L1 charging generally takes eight (8) to 12 hours to completely charge a fully depleted battery. L1 charging is typically used in residential settings.
Level 2 (L2) equipment provides charging through a 240-Y AC plug and requires installation of charging equipment. L2 charging equipment is compatible with all electric vehicles and plug-in electric hybrid vehicles. L2 charging generally takes four (4) to six (6) hours to completely charge a fully depleted battery. L2 charging is commonly found in residential settings, parking areas, places of employment and commercial settings.
lll. Level 3 (13) or direct current fast charging (DCFC) equipment is not compatible with all vehicles, and the charge itself is not accepted by all vehicles. L3 charging can provide half-a-charge in approximately 20 minutes. They are typically used in commercial settings, and providers often charge a fee.
4) "Electric vehicle (EV) capable space" means a vehicle space which is provided with a branch circuit, any necessary raceways, both underground and/or surface mounted, to accommodate EV charging, terminating in a receptacle or a charger. 5) "Feasible method to satisfactorily mitigate or avoid the specific adverse impact" includes, but is not limited to, any cost-effective method, condition or mitigation imposed by the City on another similarly situated application in a prior successful application for a similar permit.
6) "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. 7) "Electronic submittal" means the utilization of one or more of the following:
L Electronic mail or email.
ll. Facsimile.
lll. The internet.
8) "Administrative Planning Permit" means an approval from the city's planning department, as allowed in the Torrance Municipal Code, by verifying the proposed use, structure and/or equipment complies with the city's land use requirements. c) Applicability
This article applies to the permitting of all electric vehicle charging stations in the city. Electric vehicle charging stations legally established or permitted prior to the effective date of this article are not subject to its requirements unless physical modifications or alterations are undertaken that materially change the size, type, or components of an electric vehicle charging station in such a way as to require new permitting. Routine operation and maintenance or like for like replacements with no structural alterations shall not require a permit. 4 16
d) Technical review
1) ln the technical review of a charging station permit application, consistent with Government Code Section 65850.7, the Building Official shall not condition the approval for any such permit on the approval of such system by an association, as that term is defined by Civil Code Section 4080.
2) Prior to submitting an application for processing, the applicant shall verify that the installation of an electric vehicle charging station will not have specific, adverse impact to public health and safety and building occupants. Verification by the applicant includes but is not limited to: electrical system capacity and loads; electrical system wiring, bonding and overcurrent protection; building infrastructure affected by charging station equipment and associated conduits; areas of charging station equipment and vehicle parking.
3) Anchorage of either floor-mounted or wall-mounted electric vehicle charging stations shall meet the requirements of the California Building or Residential Code as applicable per occupancy, and the provisions of the manufacturer's installation instructions. Mounting of charging stations shall not adversely affect building elements. 4) CAL Green Standards. When the requirements of this Article differ from those of the California Green Building Standards Code, the stricter of the two shall apply. e) DevelopmentStandards
1) Landscaping.Any displaced landscaping must be restored or replaced and follow the applicable landscaping standards of the zoning district or overlay. 2) Setback. Charging Stations within manufacturing zoning districts, commercial zoning districts or overlays shall be set back at least 10 feet from a street frontage, and 10 feet from any property line that is adjacent to a residential use or district. When possible, the equipment must be located either away from public view, within landscaped areas, or use innovative camouflaging techniques for equipment.
3) Charging Stations pedestals within commercial, manufacturing, or multifamily shall be designed a manner to protect the visual character of the city through careful design, siting, landscaping and innovative camouflaging techniques for electrical charging station equipment. Charging Stations are encouraged to be embedded or co-locate with other features such as functional parking lot lighting, bollards, information signs, planter lighting, etc.
4) Charging stations shall be designed to minimize potential damage by accidents, vandalism, and to be safe for use in inclement weather. 5) Charging Stations shall be a minimum of 24" clear from the face of a curb, parking curb, or wheel stop.
6) Cords shall be retractable or have a place to hang the connector and cord sufficiently above grade. Any cords connecting the charger to a vehicle shall be configured so that it does not cross a driveway, sidewalk, passenger unloading, or create a trip/fall hazard. 5 17
7) Enclosure of Equipment. Equipment must be enclosed with all equipment and conduit shall be screened on all sides with solid material architecturally compatible with the main structure.
8) Existing parking lots. Shall comply with EV charging space requirements if the entire parking lot is being reconstructed based on the total number of parking spaces. lf only a portion of the parking lot is being reconstructed, the EV charging space requirements shall be based only on the number of spaces being reconstructed. 9) Conversion of existing parking area to charging spaces. lf a portion or an existing parking area is proposed to convert existing spaces to charging spaces, (or accessible charging spaces), a reduction of required parking may be permissible if the applicant cannot place the supplemental equipment elsewhere on the property due to site specific constraints.
The equipment may be placed within the parking area, however, the applicant shall select a mixture of on-menu mitigation measures that are available to offset the reduction of existing parking spaces. This is not intended to reduce required parking for a proposed change in use that increases parking demand.
On-Menu Reduction of Parking Spaces
Mitiqation Measure Ratios
Short{erm Bicycle parking spaces 4 Short-term Bicycle spaces: 1 Parking space Longterm Bicycle parking spaces 2 Short{erm Bicycle spaces: 1 Parking space Landscape Planters 150 sq. ft. of Landscape: 1 Parking space Open Space (i.e. park, picnic area,
botanic garden, play area, etc.)
120 sq. ft. of Open Space: 1 Parking space
Motorcycle Parking Motorcycle parking may substitute for up to five percent of the required parking spaces. Each
motorcycle space must be at least four feet wide
and seven feet deep, and can accommodate two-
wheeled motorized vehicles, including scooters,
mopeds, and similar vehicles.
On-menu mitigation measures can be added, changed, altered, or removed at the discretion of the Community Development Director. Other mitigation measures not identified, can be reviewed and determined if the mitigation measure is permissible and the reduction value by the Community Development Director. 10) Other Development Standards. For all other development standards not specified in this Section, the development standards of the underlying zoning district shall apply. f) Duties of Building and Safety Division and Building Official 1) The Building Official shall implement an expedited, streamlined permitting process and adopt a checklist of all requirements which electric vehicle charging stations shall comply with in order to be eligible for expedited review.
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6 18
2) Electric vehicle charging stations shall be eligible for expedited review as provided in this chapter.
3) All documents required for submission of an expedited electric vehicle charging station system shall be made available on the city's publicly accessible website. 4) Electronic submittal of the required permit application and documents via email, the city's website, or facsimile shall be made available to all electric vehicle charging station permit applicants.
5) The Building and Safety Division shall adopt a standard plan and checklist of all requirements with which electric vehicle charging stations shall comply to be eligible for expedited review.
6) The electric vehicle charging station permit process, standard plans, and checklist shall substantially conform to the recommendations for expedited permitting, including the checklist and standard contained in the most current version of the "Plug-in Electric Vehicle lnfrastructure Permitting Checklist" of the Zero-Emission Vehicles in California:
Community Readrness Guidebook published by the Governor's Office of Planning and Research.
7) All fees prescribed for the permitting of electrical vehicle charging stations shall comply with Government Code Section 17556.
8) Appeals. Decisions of the Building Official may be appealed to the City Council g) Expedited review and inspection requirements
1) For an application for electric vehicle charging stations that meets the requirements of the approved checklist and standard plan, the Building and Safety Division shall review an application for completeness within five (5) business days ((for review of 1 - 25 EV Chargers) and ten (10) business days (for review of 26 or more charging stations). Once an application is deemed complete, the Building and Safety Division will review the application and issue a building permit or other non-discretionary permit within 20 business days (for review of 1 - 25 EV Chargers) and 40 business days (for review of 26 or more charging stations), as shown in the following chart:
Review Times
#of
Stations
Review
Charging
Under Business Days to be deemed
"Complete"
Business Days to be deemed
"Approved"
1-25 5 20
26 or more 10 40
The Building and Safety Division shall issue a building permit or other non-discretionary permit within three (3) business days following the receipt of an application be deemed approved. The expedited, streamlined permitting process and checklist refers to the recommendations contained in the most current version of the "Plug-ln Electric Vehicle 7 19
lnfrastructure Permitting Checklist" of the Zero-Emission Vehicles in California:
Community Readiness Guidebook as published by the Governor's Office of Planning and Research. The checklist adopted by the city shall be published on the city's website. The Building Official may require the applicant to apply for an electric vehicle charging station use permit only if the official finds, based on substantial evidence, the electric vehicle charging station could have a specific, adverse impact upon the public health and safety.
Such decisions may be appealed to the planning commission by filing a written appeal pursuant to Article 5, Chapter 1, Division 1 of this Code, commencing at 11.5.1. 2) Review of the application for a permit for an electric vehicle charging station shall be limited to the Building Official's review of local, state and federal building health and safety requirements. lf the Building Official determines that the permit application is incomplete, he or she shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.
3) lf a planning administrative action is required pursuant to subsection (h) of this section, the Building Official may deny the application if the Building Official makes written findings based upon substantive evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. Such written findings shall include the basis for the rejection of the potential feasible alternative for preventing adverse impact. Such decisions may be appealed to the planning commission as provided in this chapter.
4) Any condition imposed on an application shall be designed to mitigate the specific, any potential adverse impact upon the health or safety at the lowest possible cost. The city shall use its best efforts to ensure the selected method, condition, or mitigation to meet the intent of AB 1236, AB 970, AB 1100 and any other applicable laws. 5) lf an application for an electric vehicle charging station is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permitting shall be sent to the applicant within the applicable review times identified in subsection (g) of this article. 6) The Building Official shall allow for electronic submittal of permit applications covered by this article and associated supporting documentation. ln accepting such permit applications, the Building Official shall also accept electronic signatures on all forms, applications, and other documentation in lieu of a wet signature by any applicant. 7) A permit application that satisfies the information requirements in the City's adopted checklist shall be deemed complete and be promptly processed. Upon confirmation by the Building Official that the permit application and supporting documents meets the requirements of the city's adopted checklist and is consistent with all applicable laws and health and safety standards, the Building Official shall approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the electric vehicle charging station until it passes final inspection by the City. 8) Only one inspection shall be required, and it shall be performed by the Building and Safety Division for electric vehicle charging stations eligible for expedited review. 8 20
9) The inspection shall be done in a timely manner and should combine inspections of multiple trades if feasible. An inspection shall be scheduled within two business days of a request.
10)lf an electric vehicle charging station fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this chapter. h) Electric Vehicle Charging Station Administrative Permit and Appeals 1) lf the Building Official determines, based on substantial evidence, that the electric vehicle charging station could have a specific, adverse impact upon the public health or safety, the Building Official shall make written findings to support this determination and shall require the applicant to apply for an administrative planning permit. 2) lf the Building Official requires an administrative planning permit, the Community Development Director shall approve an application for an administrative planning permit to install an electric vehicle charging station, provided that the Community Development Director is able to make the findings set forth in Torrance Municipal Code Section 95.1.6. 3) Appeals. Decisions of the Community Development Director may be appealed to the Planning Commission pursuant to the provisions of Torrance Municipal Code Section
92.30.11 . The decision of the Planning Commission may be appealed to the City Council pursuant to the provisions of Article 5, Chapter 1, Division 1 of this Code, commencing at Section 11.5.1.
i) Electric vehicle charging station installation requirements 1) Electric vehicle charging station equipment shall meet the requirements of the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories, and rules of the Public Utilities Commission or a Municipal Electric Utility Company regarding safety and reliability.
2) lnstallation of electric vehicle charging stations and associated wiring, bonding, disconnecting means and overcurrent protective devices shall meet the requirements of Article 625 and all applicable provisions of the California Electrical Code. 3) lnstallation of electric vehicle charging stations shall be incorporated into the load calculations of all new or existing electrical services and shall meet the requirements of the California Electrical Code. Electric vehicle charging equipment shall be considered a continuous load.
j) Administrative Planning Permit Review
1) An Administrative Planning Permit shall be required if, based on substantial evidence, a finding is made that the charging station would have a specific, adverse impact upon the public health, safety and generalwelfare.
2) Any conditions on a Planning Administrative Approval shall be solely imposed in order to mitigate the specific, adverse impact upon the public health or safety and shall do so at the lowest cost possible.
9 21
3) New and proposed electric charging stations shall be subject to the applicable City of Torrance residential and non-residential development standards, and design guidelines. 4) New and proposed electric charging stations shall be designed in a manner to protect the visual character of the city through careful design, siting, landscaping and innovative camouflagi ng techniques for electrical charging station equipment. " sEciloN 3
Any provisions of the Torrance Municipal Code or its appendices, or any other ordinances of the City inconsistent with this ordinance to the extent of the inconsistencies and no further, are repealed.
sEcTtoN 4
lf any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason deemed or held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this Ordinance.
The City Council of the City of Torrance hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or other portions might subsequently be declared invalid or unconstitutional.
sEcTtoN 5
Any person violating any of the provisions of this Ordinance will be guilty of an infraction, and upon conviction will be subject to a fine as provided for in Section 36900 of the California Government Code.
sEcTroN 6
This Ordinance shall take effect thirty (30) days after the date of its adoption. Within fifteen (15) days following adoption, this Ordinance or a summary of this ordinance if authorized by the City Council, will be published at least once in the Daily Breeze, a newspaper of general circulation, published and circulated in the City of Torrance.
INTRODUCED and APPROVED this 28th day of January 2025
ADOPTED and PASSED this 11th day of February 2025.
George Chen
APPROVED AS TO FORM
PATRICK Q. SULL City Attorney ATTEST:
T Strader, Assistant City Attorney Po
L0
22 23
TORRANCE CITY COUNCIL ORDINANCE NO. 3944
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF TORRANCE
)
)
)
SS
iTl
l, Rebecca Poirier, City Clerk of the City of Torrance, California, do hereby certify that the foregoing Ordinance was duly introduced and approved by the City Council of the City of Torrance at a regular meeting held on the 28th day of January 2025 and adopted and passed by said Council at a regular meêting held on 11th day of February 2025 by the following roll call vote:
AYES: COUNCILMEMBERS Gerson, Kaji, Kalani, Lewis, ltdattucci, Sheikh and NOES:
ABSTAIN:
RECUSED
ABSENÏ
COUNCILMEMBERS
COUNCILMEMBERS
COUNCILMEMBERS
COUNCILMEMBERS
Mayor Chen
None.
None.
None.
None.
Date
Rebecca Poirier, MMC
City Clerk of the City of Torrance
1,t
24 City of Rolling Hills Estates 2.0-1 Chandler Ranch /Rolling Hills Country Club Project
2.0 PROJECT DESCRIPTION
In brief summary, the proposed project consists of redeveloping/reusing the existing Chandler’s Palos Verdes Sand and Gravel facility (Chandler’s) and the adjacent Rolling Hills Country Club with the following:
114 single-family homes, 113 of which would be within a new residential community; A reconfigured/relocated 18-hole golf course;
A new clubhouse complex that includes a 61,411-square feet (ft2) structure; and 3.9 acres set aside as natural open space.
The details of the proposed project and the project site are described below, including the project location, site characteristics, project objectives, and project characteristics . This chapter also describes the cumulative scenario and the intended uses of the EIR.
2.1 PROJECT
LOCATION
The project site consists of the
existing Rolling Hills Country Club,
the Chandler’s Palos Verdes Sand
and Gravel facility (Chandler’s), and
adjacent vacant land. The Country
Club and Chandler’s facility make up
a large majority of the 228-acre site.
These facilities are respectively
located at 26311 and 27000 Palos
Verdes (PV) Drive East between
Pacific Coast Highway and PV Drive
North in the Cities of Rolling Hills
Estates and Torrance, Los Angeles
County, California.
Table 2.1 provides additional details
of the project’s location; and Figures
2.1 and 2.2 illustrate the regional
location of the Cities of Rolling Hills
Estates and Torrance and the
location and boundaries of the
project site, respectively.
Table 2.1
Project Location
Existing Use Rolling Hills Country Club, Chandler’s
Palos Verdes Sand and Gravel facility,
and vacant land.
Street Address 26311 and 27000 Palos Verdes Drive
East (between Pacific Coast Highway
and Palos Verdes Drive North)
City Rolling Hills Estates and Torrance
County, State Los Angeles County, California
Assessor Parcel Numbers 7536-028-007 thru 008, 7536-028-010, 7551-101-3007, 7551-101-3015 thru
3017, 7551-101-3020 thru 3025, 7551-
101-3037 thru 3038, 7551-101-3072
thru 3074, 7551-101-4006 thru 4007,
7551-102-6010 thru 6012, and 7551-
102-6014
Acreage 228
Shape Irregular
Thomas Guide Map Page 793
USGS 7.5” Quadrangle Torrance, California
Section/Township/Range Unsectioned / 4S / 14W
Latitude/Longitude 33°46’58” N / 118°19’36” W
Within 2 Miles:
State Highways SR 1 (Pacific Coast Highway)
Waterways Palos Verdes Reservoir, Machado Lake,
and Canada de Palos Verdes
Airports Torrance Municipal Airport
Railways None
Schools Dapplegray Elementary, Peninsula
Heritage, Crestwood Street Elementary,
Miraleste Intermediate, Rancho Vista
Elementary, Soleado Elementary, and
Rolling Hills Montessori
25 ATTACHMENT 6
2.0 Project Description
City of Rolling Hills Estates 2.0-2 Chandler Ranch /Rolling Hills Country Club Project Figure 2.1 Regional Location Map
26 2.0 Project Description
City of Rolling Hills Estates 2.0-3 Chandler Ranch /Rolling Hills Country Club Project Figure 2.2 Project Location Map
27 2.0 Project Description
City of Rolling Hills Estates 2.0-4 Chandler Ranch /Rolling Hills Country Club Project
2.2 SITE CHARACTERISTICS
2.2.1 SITE CONDITIONS AND EXISTING USES
The 228-acre project site currently consists of the Chandler’s facility, the Rolling Hills Country Club, and surrounding undeveloped land. These uses are described below. Figure 2.3 (an aerial photograph of the project site) and Photographs 2.1 - 2.8 depict the site conditions and existing uses.
CHANDLER’S PALOS VERDES SAND AND GRAVEL FACILITY
The Chandler’s facility, in operation since the 1920’s, was a sand and gravel mine that has been used primarily as an inert landfill since the early 1970’s. Due to mining and landfill activities, the majority of the Chandler’s facility consists of a large oval-shaped quarry pit.
In addition to landfill activities, the Chandler’s fa cility currently includes four mine/landfill-related structures totaling 19,677 ft 2, a recycled building materials storage area, and a concrete batch plant.
The four structures onsite consist of the Chandler’ s office building along PV Drive East and three maintenance sheds within the quarry pit. The Chan dler’s facility is largely devoid of vegetation except for remnant patches of coastal sage scrub along some of the quarry slopes and an area of disturbed/pioneer riparian vegetation surrounding a drainage outlet and settling basin.
ROLLING HILLS COUNTRY CLUB
The Rolling Hills Country Club is a private golf an d tennis club that has been in operation for more than 40 years. The Rolling Hills Country Club includes an 18-hole golf course (6,112 yards in length), a 25,847-ft 2 club house, pro shop, and various anc illary golf course related buildings.
Vegetation on the Rolling Hills Country Club consis ts of maintained grasses, landscaping, and scattered trees.
UNDEVELOPED LAND ONSITE
The undeveloped land involved in the proposed project lies above the western rim of the mine pit and includes Dead Horse Canyon. Portions of th is land consist of flat areas with maintained vegetative cover, while other portions are slopi ng and covered with dense brush. Dead Horse Canyon and surrounding slopes are proposed to be set aside as natural open space.
28 2.0 Project Description
City of Rolling Hills Estates 2.0-5 Chandler Ranch /Rolling Hills Country Club Project Figure 2.3 Aerial Photograph of the Project Site
29 2.0 Project Description
City of Rolling Hills Estates 2.0-6 Chandler Ranch /Rolling Hills Country Club Project Photographs 2.1 - 2.4 (Clockwise from top left) Views of the Chandler’s Palos Verdes Sand and Gravel Facility
30 2.0 Project Description
City of Rolling Hills Estates 2.0-7 Chandler Ranch /Rolling Hills Country Club Project Photographs 2.5 - 2.8 (Clockwise from top left) Views of the Dead Horse Canyon Area (Photograph 2.5) and the Rolling Hills Country Club (Photographs 2.6 - 2.8)
31 2.0 Project Description
City of Rolling Hills Estates 2.0-8 Chandler Ranch /Rolling Hills Country Club Project
2.2.2 LAND USE DESIGNATIONS
The existing Zoning and General Plan designati ons of the site are described below and depicted on Figures 2.4 and 2.5, respectively. See Section 3. 8 Land Use and Planning for additional detail regarding the site’s land use designations.
ZONING DESIGNATIONS
The project site lies within the following zones:
Rolling Hills Estates Zones
Q (Quarry)
A (Agricultural)
C-R (Commercial-Recreational)
RA-20,000
Torrance Zones
A-1 (Light Agricultural)
R-1 (Single-Family Residence)
GENERAL PLAN DESIGNATIONS
The project site lies within the following General Plan designations:
Rolling Hills Estates General Plan
Commercial Recreation
Very Low Density Residential
Torrance General Plan
Public/Quasi-Public/Open Space
Portions of the project site also fall within the following overlay designations of the Rolling Hills Estates General Plan:
Horse Overlay
Cultural Resources Overlay
32 2.0 Project Description
City of Rolling Hills Estates 2.0-9 Chandler Ranch /Rolling Hills Country Club Project Hazards Management Overlay
Scenic Corridor Overlay
2.2.3 TOPOGRAPHY AND EARTH MATERIALS
Geographically, the project site lies in
the extreme northern portion of the
Palos Verdes Peninsula and on the
north-facing flanks of the Palos
Verdes Hills overlooking the Los
Angeles Basin. In general, the Palos
Verdes Hills are made up of exposed
marine shale of the Miocene
Monterrey Formation, which overlies
Mesozoic Catalina schist. The
project site is made up of a variety of
earth materials including clay, silts,
sands, and artificial fills. See Table
2.2. See also Section 3.5 Geology and
Soils for greater detail regarding site’s
earth materials.
The topography of the project site is
characterized by the Chandler’s quarry pit and the ge ntly rolling hills that make up the existing golf course. Table 2.3 identifies the site’s elevation range and notable landforms onsite.
The oval-shaped quarry pit onsite is in the process of being filled through Chandler’s inert landfill operations. Currently, the bottom of the quarry ra nges from approximately 145-165 feet (ft) above mean sea level (amsl). The rim of the quarry pit is formed by a modified natural ridgeline on the north with a maximum elevation of approximately 227 ft amsl; a modified natural ridgeline on the south with a maximum elevation of
approximately 355 ft amsl; Chandler’s
material storage area on the east with
a pad elevation of 200-205 ft amsl;
and a natural ridgeline on the west
with a maximum elevation of
approximately 375 ft amsl.
The gently rolling hills that make up
the existing golf course are
comprised of north and northeast
trending ridgelines with intervening
valleys. Elevations on the top of the
ridgelines range from approximately
300-355 ft amsl; and the valleys
generally drain from southwest to
Table 2.2
Geology and Soil Conditions
Soils Artificial fill (AF), Landslide Debris
(Qls), Colluvium (Qcol), Talus (Qtal),
Alluvium (Qal), Terrace Deposits (Qt)
Bedrock Units Palos Verdes Sand (Qpv), San Pedro
Sand (Qsp), Lomita Marl (Qlm),
Repetto Siltston (Tr), Malaga Mudstone
(Tm)
Geologic Structures Gaffey Anticline (i.e., an upward curing bedrock fold) and Syncline (i.e, a
downward curving bedrock fold), which
trend northwest across the central
southern portion of the site
Faults None onsite; the Palos Verdes fault
zone lies immediately to the northeast
of the site
Source: Beblet & Associates, Inc. December 18, 2002. Phase I – Geological and Geotechnical Engineering Study, Potential Development Areas Within the Chandler’s P.V. Sand and Gravel Company Property, Adjacent Trust Properties, and the Rolling Hills Country Club, Rolling Hills Estates, California.
Table 2.3
Topographic Conditions
Elevation Range Approximately 145 ft* amsl to 375 ft
amsl
Notable Landforms Quarry Pit in the center of the
Chandler’s facility
Gently rolling ridgelines and
intervening valleys that make up
the existing golf course
Bent Spring Canyon between two
ridgelines on the golf course in the
southwest corner of the site
Dead Horse Canyon adjacent to
A l t a L o m a P a r k i n t h e n o r t h w e s t corner of the site
* Due to Chandler’s inert landfill operations, the quarry pit has been and continues to be filled. As such, the IS/NOP identified the lowest elevation of the site to be less than 75 ft amsl.
33 2.0 Project Description
City of Rolling Hills Estates 2.0-10 Chandler Ranch /Rolling Hills Country Club Project northeast, with elevations ranging from approximately 280-220 ft amsl.
2.2.4 SITE DRAINAGE
Stormwater and surface water onsite generally flow from south/southwest to north/northeast (i.e., from the Palos Verdes Hills towards the Los Angele s Basin). The vast majority of the site falls within one of two main watersheds – the Chand ler quarry pit watershed and the PV Drive East watershed.
The Chandler quarry pit collects flows from the majo rity of the site west of PV Drive East. These flows include Bent Spring Creek and its tributaries, as well as stormwater sheet flows from the golf course. Surface water collected in the quarry pit pe rcolates into the groundwater. If the quarry pit reaches its water retention capacity, water is outlet to the regional storm drain system through a 60- inch reinforced concrete pipe (RCP) located on th e north side of the quarry rim at the southern terminus of Pennsylvania Drive.
PV Drive East and its drainage improvements co llect stormwater flows from the entire portion of the project site east of this roadway, as well as th e portion of the project site that flanks the roadway on the west. Stormwater collected in PV Drive East outflows into the regional drainage system via a drain pipe that flows north within the PV Drive Ea st right-of-way (r-o-w) and continues north into the Oak Street r-o-w.
See Section 3.7 Hydrology and Water Quality for additional details regarding the site’s drainage.
2.2.5 SURROUNDING LAND USES
The project site lies within a primarily residential suburban area of Los Angeles County, encompassing land within the Cities of Rolling H ills Estates and Torrance and bordering the City of Lomita. The project site is surrounded by primarily residential land uses on all sides, including single-family neighborhoods in Rolling Hills Esta tes to the east and south, single-family neighborhoods in Torrance to the west, and single-family, multi-family, and mobile home land uses in Lomita and Torrance to the north. The spec ific land uses surrounding the project site are depicted in Figure 2.6 and described below.
The Chandler’s portion of the site is immediately bounded on the north by the City of Lomita’s Cypress Street Reservoir and a Chevron pipeline easement; on the south by the Rolling Hills Country Club golf course; on the east by PV Drive East; and on the west by Alta Loma Park and single-family homes along Delos and Richville Drives in Torrance. Beyond the pipeline easement to the north of Chandler’s are mobile homes along Valley View Drive in Torrance; single-family homes along Saddle View Drive, Steed Court, and Pennsylva nia Drive in Lomita; multi- and single-family uses along Viana Avenue, Cypress Street, and Lucile Avenue in Lomita; and the Los Angeles County Sheriff Department’s Lomita Station. On the oppos ite side of PV Drive East from the Chandler’s facility are single-family homes along Bridlewood Circle.
PV Drive East continues south from the Chandler’s facility through the Rolling Hills Country Club golf course, with golf holes on both sides of the roadway. On the east side of PV Drive East are the Club’s clubhouse, pro shop, practice areas, parking lot, and several golf holes. East of these facilities are single-family homes along Vist a Real Drive and the Jack Kramer Tennis Club. South of the 34 2.0 Project Description
City of Rolling Hills Estates 2.0-11 Chandler Ranch /Rolling Hills Country Club Project clubhouse is a small area of residentially zoned va cant land leading to PV Drive North and, beyond, the Palos Verdes Reservoir. On the west side of PV Drive East, opposite from the clubhouse, are two golf holes extending north to Club View Lane. These holes are bounded by a parking lot on the south and on the west by single-family homes along Dapplegray and Silverbit Lanes.
The balance of the golf course is located north of Club View Lane on the west side of PV Drive East. This portion of the golf course is bou nded by the Chandler’s facility on the north and northeast, PV Drive East on the east, single-family homes along Club View Lane to the south, the Linden H. Chandler Preserve to the southwest, and single-family homes along Delos Drive in Torrance to the west.
35 2.0 Project Description
City of Rolling Hills Estates 2.0-12 Chandler Ranch /Rolling Hills Country Club Project Figure 2.4 Existing Zoning Designations
36 2.0 Project Description
City of Rolling Hills Estates 2.0-13 Chandler Ranch /Rolling Hills Country Club Project Figure 2.5 Existing General Plan Designations
37 2.0 Project Description
City of Rolling Hills Estates 2.0-14 Chandler Ranch /Rolling Hills Country Club Project Figure 2.6 Surrounding Land Uses
38 39
ATTACHMENT 7
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BEING A PORTION OF LOTS 2 AND 4 OF TRACT 9765, AS PER MAP RECORDED IN BOOK 170 PAGES 10 TO 12 INCLUSIVE OF MAP AND PORVON OF LOTS 140, 141, 142, 153 AND J54 OF TRACT NO. 15. AS PER MAP RECORDED IN BOOK 12 PACE 189 OF MAPS. BOTH IN THE CITY OF TORRANCE, COUNTY OF LOS ANGELES. STATE OF CAUFORNIA. IN THE OFHCE OF THE COUNTY RECORDER OF SAID COUNTY. "J
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NOTES
1. EXISTING ZONING DESIGNATION: CITY OF TORRANCE: A1 (LIGHT AGRICULTURE), R1 (SINGLE FAMILY RESIDENTIAL) R1-PP (SINGLE FAMILY RESIDENTIAL - PRECISE PLAN ON FILE) R3 (LIMITED MULTI-FAMILY RESIDENTIAL).
EXISTING LAND USE: TRAILER PARK AND OPEN SPACE.
PROPOSED ZONING: CITY OF TORRANCE: P-t AND RT-PP.
PROPOSED LAND USE: LOT 1 (EXISTING TRAILER PARK - 32.82 AC.) TO REMAIN, AND OPEN SPACE EASEMENT (3.99 AC.).
THE LAND IS NOT SUBJECT TO OVERFLOW. INUNDATION, OR FLOOD HAZARD.
SCHOOL DISTRICT: TORRANCE UNIFIED SCHOOL DISTRICT.
THIS PROJECT IS WITHIN THE TORRANCE TRANSIT DEPARTMENT AUTHORITY.
THIS PROJECT IS WITHIN THE TORRANCE FIRE DEPARTMENT SERVICE DISTRICT.
THIS PROJECT IS WITHIN THE TORRANCE PUBLIC LIBRARY DISTRICT.
THIS TPM DOES NOT PROPOSE ANY DEVELOPMENT.
PARCEL SUMT^ARY
NUMBER LAND USE
EXISTING RESIDENTIAL (TRAILER PARK). OPEN SPACE EASEMENT
UTILITY CONTACTS
ELECTRIC
GAS
WATER/SEWER
SANITATION
TELEPHONE
CABLE
SOUTHERN CALIFORNIA EDISON
(800) 990- 7788
SOUTHERN CAUFORNIA GAS COMPANY
(800) 427-2000
TORRANCE MUNICIPAL WATER DEPARTMENT
^J?0; 78T-6900
CITY OF TORRANCE PUBLIC WORKS DEPARTMENT-SANITATION DIVISION (310) 781-6900
AT&T
(800J JTO-2S55
TIME WARNER CABLE
(855) 5S0-S5)S
VERIZON
(800) 440-8000
ASSESSOR'S PARCEL NO.
ALL OF:
APN 7536-
APN 7536-
APN 7536-
APN 7536-
APN 7536-
APN 7536-
•028-003
028-004
■028-005
■028-006
■028-009
-028-0 f 7
A PORTION OF:
APN 7536-028-007
APN 7536-028-070
APN 7536-028-012
STATEiySENT OF OWNERSHIP
I HEREBY STATE THAT THIS MAP WAS PREPARED UNDER MY
SUPERVISION AND THAT THE OWNER OF RECORD HAS KNOWLEDGE
OF AND CONSENTS TO THE FILING OF THIS MAP.
DATE
NO. 49118
Exp. 9/30/14
DATE
W.O.
MARCH 19, 2014
2726-4X
CROSS AREA 36.81 AC.±
CONTOUR INTERVAL
TOTAL LOTS ____
5’
MAP DATE IDENTIFIER
DATE OF LATEST CHANGE TO THIS MAP
3/19/14 BY: RMS
DATE OF THIS PLOT
03/19/14
PREPARED FOR:
Chandler Ranch Properties, LLC
26311 Palos Verdes Drive
Rolling Hills, CA 90274
310-784-2920
PREPARED BY:
HUNSAKER & ASSOCIATES
IRVINE, INC.
PLANNING ■ ENGINEERING ■ SURVEYING
Three Hughes ■ Irvine, CA 92618 ■ PH: (949) 583-1010 ■ FX: (949) 583-0759 uj
§
§
PLOTTED BY: Rose Smiljanich DATE: Mar. 19, 2014
Sheet 1 of 1
11:25:55 AM FILE: F:\0080\Planning\0A_Project\Exh_TPM\80P-TPW 72793-OS-MobilePark.dwq 3/19/2014
42 ATTACHMENT 8
43 ATTACHMENT 9
44 45
46 ALLOW FOR THE USE OF SOLAR PANELS, AND OTHER RELATED EQUIPMENT AND THE INSTALLATION OF PROTECTIVE FENCING. 47 ATTACHMENT 10
48 ATTACHMENT 11
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50 ATTACHMENT12
7¿n:r:3*Jtqïi
June 4,2025Direct Dial
Email:
Reply to:
File No:
949.851.7607
gpowers@acksontidus. law
lrvine Office
10493-128783
VIA EMAIL (rpoírie{òTorranceCA.eovt ønd PERSONAL SERWCE Hon. Mayor and City Council
City of Torrance
c/o Rebecca Poirier, City Clerk
3031 Torrance Blvd.
Torrance, CA 90503
Re: Skyline Solar Project - Appeal of Planning Commission Denial Dear Honorable Mayor and City Councilmembers:
We represent Skyline Park, LLC, and Skyline Park Land, LLC (collectively, "Skyline" or "Applicant"), the owner of property located at 2550 Pacific Coast Highway, Torrance, CA (the "Property"), in connection with its application to construct and install a ground-mounted solar energy system and associated equipment (the ooProject") on a portion of its Property pursuant to State law and the City of Torrance's recently-adopted solar ordinance.
At the Planning Commission meeting on May 21, 2025, City staff took the position that an open space note on the tract map for the Property needed to be amended as part of approving this Project, and recommended denial of the map note amendment. Staffls position improperly pushed this solar project into a discretionary review process despite the fact that State law requires this project to be approved in a ministerial manner unless certain findings can be made based on substantial evidence in the record (which they were not, as discussed in more detail below). Further, Staff interpreted the law incorrectly with respect to the map note, and recommended that it be treated as if it were a conservation easement (which it is not, also discussed in more detail below).
Unfortunately, the Planning Commission followed staffls recommendation to deny, which resulted in an improper and illegal de facto denial of a solar energy system, in violation of the Solar Rights Act and local laws. Therefore, Skyline hereby appeals the Planning Commission's denial of this solar energy system Project to the City Council, and requests that the City Council overturn the improper and illegal de facto denial of this Project. 51 Honorable Mayor and City Council
City of Torrance
June 4,2025
Page2
I. NOTICE OF APPEAL1
Name of Applicant / Appellant: Skyline Park, LLC, and Skyline Park Land, LLC2 Address and Telephone Number of Applicant: Mike Misera, 4040 MacArthur Blvd., Suite 300, Newport Beach, CA92660. Telephone: 949-251-0444, ext.ll2 Grounds for Appeal: On May 21,2025 (Agenda Item No. 8A), the Planning Commission for the City of Tonance ("City") took improper discretionary action to prevent the approval and construction of Skyline's solar energy system Project. By denying a note amendment on a tract map, the Planning Commission's action resulted ina defacto denial of the Project that was not in compliance or consistent with applicable State and local laws (including, but not limited to, the Solar Rights Act, the City's General Plan, the City's Zoning Code, the City's recently-adopted solar ordinance, and State laws relating to open space easements), and was improperly subjective and arbitrary in violation of applicable laws. The Planning Commission's actions resulted in an illegal end-run around the very limited grounds under which a City may deny a solar energy system project under State law.
Requested Action: That the City Council overturns the Planning Commission's decision and allow this solar energy system project to move forward in accordance with the law. il. The Planninq Commission's Decision Resulted in an ImBropgr and lllegal De Isela Denial of this Solar Enersv Svstem Proiect. in Direct Violation of State and Local Laws.
a. The Plannins Commission failed to make proper findinss, based on substantial evidence in the record, to denv the amendment to the open space note on the tract map, therebv resultinq in an illeqal de.fqcto denial o-f a solqr enerw $)stem.
Under the Solar Rights Ac¡ which is State law and codified at Government Code 65850.5, et seq., Skyline's proposed solar project qualifies as a "solar energy system." The Solar Rights Act states, in pertinent part, "Solar energy system has the same meaning set forth in paragraphs (1) and (2) of subdivision (a) of Section 801.5 of the Civil Code." (1d., at subd. úX4).)3 Section 801.5, subdivision (aXl) of the Civil Code defînes a "solar energy system" in relevant part as follows:
I We request that this appeal letter be included in the administrative record for this matter. 'fWG Consulting (Saunders Property Company) frled the application for this project as the agent for Skyline. 3 Importantly, the City's recently adopted solar ordinance (Ordinance No. 3944) (the "Solar Ordinance") also defines "solar energy system" has having "the same meaning as set forth in paragraphs (1) and (2) of subdivision (a) of Section 801.5 of the California Civil Code." Therefore, it is undisputed that this definition applies under both State law and the City's Solar Ordinance."
52 Honorable Mayor and City Council
City of Torrance
June 4,2025
"(a) As used in this section, "solar energy system" means either of the following that is designed to serve one utility retail customer on the same property, more than one utilifu r
søme propertv, one utility retail customer on the same, adjacent, or contiguous properties
the same, ødìøcent or contíeuous propertíes, and ís not desígned for Drocurement of e :
(l) Anv solar collector or other solar energy device whose primary purpose is to provide for the collection, storage, and distribution of solarenergyforspaceheating,spacecooling,9!3@,
or water heating."
(Emphasis added.)
It is undisputed that the proposed solar project is intended to serve the Skyline Mobile Home Park and its residents. As stated in Civil Code section 801.5, subdivision (a), Skyline's proposed project would collect and generate electricity for oomore than one utility retail customer on the same property," or "more than one utility retail customer on adjacent or contiguous properties." Further, it is undisputed that Skylines proposed solar project is a "solar collector" with the "primary purpose is to provide for the collection ... and distribution of ... solar energy for electric generation...'o (1d., at subd. (a)(1).) It is also undisputed that Skyline's proposed solar project is 'onot designed for procurement of electricity by an electric utility" since Skyline is not an electric utility - it is a private entity that owns land that contains a mobile home park, for which it wants to construct a solar energy system to provide electric power. Thus, the proposed solar project falls squarely within the definitions of a "solar energy system" for purposes of the Solar Rights Act and the City's Solar Ordinance.
The California Legislature has enacted legislation and policies to promote ooall feasible uses of alternative energy supply sourcas," including solar energy. (Pub. Resources Code, $ 25980; Gov. Code, $ 65850.5.) "[I]t is the policy of the state to promote and encourage the use of solar energy systems and to remove obstøcles thereto." (Civ. Code, $ 714, subd. (b) [emphasis added].) "Applications to install solar energy systems must be ødmínístrutívelv approved by cities or counties, although a use permit may be required if the governing body makes specified findings of adverse impacts on public health or safety." (Gov. Code, $ 65850.5, subd. (b); Health & Saf. Code, $ 17959.1 [emphasis added].)" This type of project is not subject to discretionary review. Section 65850.5, subdivision (b) of the Solar Rights Act provides, ooA city or county shall ødmínístratìvelv appr applications to install solar energy systems through the issuance of a building permit or símílør nondíscret¡onorv p :' (Emphasis added.) Moreover, subdivision (c) states the following with respect to the required findings a decision-making body must make in order to deny a solar energy system (including de facto denials, such as here): [The decision-making body 53 Honorable Mayor and City Council
City of Tonance
June 4,2025
must]"make written findings based upon substantíal evídence ín the record that the proposed installation would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. The findings shall include the basis for the rejection of potential feasible alternatives of preventing the adverse impact." (Emphasis added.)
In addition, subdivision (c) of Government Code section 65850.5 provides the onlv prounds for which a municipality can legally deny a solar energy system:
ooA city ...may not deny an application for a use permit to install a solar energy system unless it makes written flrndings based upon substantial evidence in the record that the proposed installation would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. The findings shall include the basis for the rejection of potential feasible alternatives of preventing the adverse impact."
Government Code section 65850.5, subdivision CX5), defines a "specific adverse impact as follows: "'Specific, adverse impact' means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete." ÇiÐÅ!gÍ@. ødm¡tted ìn íts Staff Report to lhe Planníns Comm¡ss
no such findíngs, much less anv findíngs of denìal based on substøntìal evídence ìn the record. Instead, Staff and the Planning Commission used the open space map nete as an illegal end-run around the requisite findings under the Solar Rights Act to deny this solar energy system Project.
The Resolution adopted by the Planning Commission contains no such findings to support its de facto denial of this Project, but rather relies entirely on a map note amendment as the basis to deny the Project. This amounts to an end-run around the very limited legal ways to deny this solar energy system Project under the Solar Rights Act. In other words, using the puqported need for an amendment to a map note as away to push the Project into a discretionary reviewprocess, just so the Project can beprevented from happening, is adefacto denial of this solar energy system in violation of State law. In fact, the Planning Commission Resolution to effectively "kill" this Project contained no findings at all - it only contains recitals (which are a Page 2 of the May 2 I't Planning Commission Staff Report states, "As a matter of State law, the permitting process for solar energy systems is limited to those standards and regulations necessary to ensure that such installation will not have a specific, adverse impact upon public health or safety. A oospecific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete." 54 Honorable Mayor and City Council
City of Torrance
June 4,2025
not incorporated into any formal findings), and a denial - completelv devoíd of the requisile requírements to legallv denv thís Proiect.
The Planning Commission cannot legally hide behind the purported need for an amendment to a note on a tract map as legal grounds to deny this Project. Such action is an end-run to circumvent State law on this matter and deny a solar energy system project without the proper legal basis or findings that are based on substantial evidence in the record, as required under the Solar Rights Act. Based on this, the City Council must overturn the Planning Commission's decision and allow this solar energy system project to move forward in compliance with State law.
The Citv's Solar Ordinance, l4lhich Was Adopted Earlier This Yeqr, Encourages New Solar Pro-ìects in the Cilv and States That this Project is Permitted In All Zones In the Ciû.
The City Council adopted the City's Solar Ordinance just a few months ago, in February of 2025. Section 92.2.72, subdivision (d) of the City's Solar Ordinance provides the standards for ground mounted solar energy collectors, such as this Project. It states, "Ground-mounted solarenergycollectorsaÎew!4!@,providedthatsuchinstallationisin compliance with any setback requirements in the zoning district where such property is located.'o (Emphasis added.) In other words, ground mounted solar energy collection systems are a permítted use - not a prohibited use or a conditionally permitted use - in all zones in the City, including the P-l zone where the Project site is located. Further, the Project has been designed to comply with all applicable objective development standards, including height and setbacks.
According to the City's solar ordinance, 'o[s]olar energy systems further goals of the City's Strategic Plan." (Solar Ord., p. l.) Moreover, the City is purportedly "committed to increasing the adoption of solar energy systems within the City." (1d ) Despite all of this, the Planning Commission all but completely ignored the recently-adopted Solar Ordinance at its }y'ray 2l'r meeting. There was much discussion on just about anything and everything except the Solar Ordinance (with Chairman David Kartsonis even going so far to say (after the public hearing was closed and the applicant could no longer comment) that approving the map note amendment would "overturn the open space easement" that had been dedicated on the tract map. This is obviously incorrect, as nobody is asking for any easements to be extinguished in connection with this solar energy system Project.
Why did the City go to so much time, cost, and trouble to adopt its Solar Ordinance, just to flagrantly ignore it three months after its adoption? Why is the recently-adopted Solar Ordinance not even mentioned in the Planning Commission's Resolution to deny the amendment to the map note to allow this solar project to move forward? We request that the City Council honor the process and intent of the City's Solar Ordinance, and do what the Solar b.
55 Honorable Mayor and City Council
City of Torance
June 4,2025
Ordinance says it will do -oofurther the City's strategic plan," and be 'ocommitted to increasing the adoption of solar energy systems within the City."
c.The City's General PlanAUqM
The City's General Plan expressly contemplates and allows for solar energy systems in open space in the City. Quoting directly from page 2 of the May 21't Planning Commission Staff report, it states, "The project site has a General Plan land use designation of PUB, which provides for open space, land owned by public agencies and jurisdictions, g@Jø!g!g!-þ!. orívøte entítìes for uses whích serve the communítv. such as utílíties."(Emphasis added.) This statement from the General Plan is exactly what the Project is - utilities that will serve the community (i.e., a solar energy system that will collect and generate electricity to serve the entire Skyline Ranch Mobile Home Park community) that is located on land owned by private entities (i.e., Skyline). In addition, the Project will provide relief to the City's electric infrastructure and power grid by serving an entire community, which the City's system must currently serve. It will be a "use which serves the community, such as utilities," just as the General Plan contemplates as a proper use in open space in the City. d. The Project is Expressht Permitted in the Zoning for the Propertv.
The Property for the Project is located in the City's P-l Zone and also the Hillside Overlay Zone. Per subdivision (d)(l) of the Solar Ordinance, ground-mounted solar energy collectors (which are considered to be a "solar energy system" under the Solar Ordinance) are ooW,!@,providedthatsuchinstallationisincompliancewithany setback requirements in the zoning district where such property is located." (Emphasis added.) Thus, the Project is permitted in the P-I Zone and Hillside Overlay Zone as long as it complies with applicable setback requirements, which it does.
e. Denvins the map note amendment regardinp open space is not lesal or proper gtoundsfor stopping this solar energt¡ s:¿stem Project. 1The Note on the Tract Map Does Not Meet the Requirements Under State Law to be an Effective and Enforceable Open Space Easement.
The "open space easement" purportedly created by the map note does not even meet State law requirements to be a valid and enforceable open space easement. Government Code section 51075, subdivision (d) requires the following in relevantpart to create a valid and enforceable open space easement:
"An open-space easement shall contaín a cov with the City running with the land ... that the landowner shall not construct or permit the construction of improvements except those for which 56 Honorable Mayor and City Council
City of Torrance
June 4,2025
the right is expressly reserved in the instrument provided that such reservation would not be inconsistent with the purposes of this chapter..."
As City staff admitted in the Planning Commission Staff Report, the note on the map about the open space easement contains no such covenants or reservations whatsoever (despite the fact that Government Code section 51075(d) mandates it). The Staff Report conectly stated, ..Theopenspaceeasementwasrecorded@],Thus,thepurported..open space easement" does not even meet the minimum requirements to qualify as an ooopen space easemento'under State law. Yet, the professed open space easement map note was the sole basis that the Planning Commission used to deny the project, as opposed to what is required under the law (i.e., specific findings of specifrc adverse impactss upon the public health and safety that cannot be avoided, . Based on this
alone, the Planning Commission's action must be overturned by the City Council.
2. Nothine prohibits or restricts the City from Amendine the MapNolc Srn49 it Contains No Restrictions and Does not Equate to a Conservation Easement. and Using the Map Note as a Means to Achieve a De Faclo Denial of this Solar Project Violates State Law.
In addition to not meeting the minimum requirements to create a valid "open space easement" under the Government Code (as discussed above), the map note also does not rise to the level of being a conservation easement as that term is defined in section 815.1 of the Civil Code. "Conservation Easement" is defined in pertinent part as ooany limitation in a deed, will, or other instrument in the form of an easement, restriction, covenant, or condition ... and the purpose of which is to retain land predominantly in its natural, scenic, historical, agricultural, forested, or open-space condition."
The map note regarding the open space easement contains no such limitations, restrictions, covenants, or conditions to retain the land predominantly in its natural, scenic, historical agricultural, forested, or open-space condition. Moreover, the City's General Plan expressly contemplates this sort of use in open space, stating, "The project site has a General Plan land use designation of PUB, which provides for open space, land owned by public agencies and jurisdictions, and lønd owned bv prívøte entítíes for uses whích serve the communítv, such as utìlítíes." (Emphasis added.)
Again, an "open space easement" must contain g¿plgÊ.restrictions and reservations that run with the land - the map note does not. Additionally, a conservation easement must contain limitations, restrictions, covenants or conditions for the primary purpose to retain the land predominantly in its natural, scenic, historical, agricultural, forested, or open space condition - 5 Again, as stated at the Planning Commission hearing, a "specific adverse impacf is defrned as follows: ooospecific, adverse impact' means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete."
57 Honorable Mayor and City Council
City of Torrance
June 4,2025
Page I
the map note does not. The map note regarding open space contains none of these things, and by StafPs own admission, was recorded "without specified terms." Staff improperly convinced the Planning Commission that this map note equates to a conservations easement that requires that the open space remain untouched, despite the General Plan expressly contemplating this sort of use in open space, and the Solar Ordinance permitting this use in all zoning districts in the City, and State law requiring that this Project be reviewed in a mínísteríølmanner, without discretion.
The only thing City staff could provide to support its recommendation to not amend the map note to expressly allow for this Project was, in staffs subjective opinion, that it is "generallv understoù that such easement remains in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-l Zone andthe PUB land use designation. Additionally, the open space easement møv have served to protect people and private property from potential natural hazards caused by the steep slope and canyon." (Planning Commission Staff Report, pp. 3 and 4.) These statements are subjective, not objective, and fall far short from the findings required under State law to legally deny a solar energy system project. Furthermore, the administrative record certainly does not contain substantial evidence of any health and safety risk to the public that cannot be avoided under any circumstanceo as also required under State law to legally deny a solar energy system project.
III. Conclusion
Simply put, the map note about the open space easement contains no restrictions on the City's ability to amend the note. The General Plan contemplates this useo the City's zoning allows for the use, the City's Solar Ordinance encourages this use, and State law says solar energy systems must be approved through a'onondiscretionary" administrative process unless the City can make the requisite findings of impacts to health and safety based on substantial evidence in the record (which the City cannot). Neither the Staff Report nor the Planning Commission Resolution contained any such findings, and instead relied on staffls purported "general understanding" of what staff thought the map note's intent was (without any legal basis for support). Not only is the map note an improper basis to kill this Project, but the City has an actual duty under State law to allow the Project to move forward, and to not use discretion or subjectivity as an improper way to achieve a de facto denial of a solar energy system Project.
If you have any questions, please contact me at the telephone number above Sincerely
Gregory P. Powers, Esq.,
JACKSON TIDUS, aLaw Corporation
58 Honorable Mayor and City Council
City of Torrance
June 4,2025
ccMike Misera ([email protected])x
*via email only
59 AGENDA ITEM NO. 8A
DATE: May 21, 2025
TO: Planning Commission
FROM: Leo Oorts, Senior Planner
SUBJECT: 2550 Pacific Coast Highway
Modification (MOD23-00010)
Consideration of Modification (MOD23-00010) for previously approved Division of Lot (DIV14-00006) to amend an open space easement (Note A) for purposes related to solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the Open Area – Planting – Parking District (P-1) Zone at 2550 Pacific Coast Highway.
RECOMMENDATION
Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider adoption of Resolution No. 23-079 for the denial of MOD23-00010 for previously approved DIV14-00006 to amend an open space easement (Note A) for purposes related to solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway, and determine a Statutory Exemption for denial of the project in accordance with Guidelines for Implementation of the California Environmental Quality Act (CEQA); Article 18, Section 15270 (Projects Which Are Disapproved).
EXECUTIVE SUMMARY
The project applicant, JWG Consulting (Saunders Property Company), requests approval by the Planning Commission to modify previously approved DIV14-00006 to amend an open space easement for purposes related to ground-mounted solar panels and associated equipment and perimeter fencing on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway.
The development standards of the Torrance Municipal Code (TMC) are applicable to the project, and therefore require discretionary review and approval of the following entitlement:
Modification (MOD23-00010) to amend a previously approved Division of Lot (DIV14-00006).
Staff has reviewed the project and determined the proposed MOD23-00010 to the previously approved DIV14-00006 would conflict with the intent of the open space easement and is deemed not consistent with the Public/Quasi-Public/Open Space (PUB) land use designation and policies to preserve, protect, and maintain open space. Therefore, staff recommends denial of the project. The balance of this report provides an overview of the project.
DISCUSSION
Application Background
In 2023, a development application was filed by JWG Consulting (Saunders Property Company) for MOD23-00010 of previously approved DIV14-00006 to amend an open space easement in conjunction with the construction of ground-mounted solar panels and associated equipment and perimeter fencing on the project site. At that time of application filing the TMC did not contain a permitting process nor development standards for roof-top and ground-mounted solar energy systems (solar panels). In order to proceed with the application, staff recognized there was a need to codify provisions for solar energy systems. In February 2025, the City Council adopted amendments to the TMC via Ordinance No. 3944
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ATTACHMENT 13
that established an administrative permitting process and development standards for solar energy systems (Attachment 5). Subsequently, the applicant submitted a conceptual plan intended for reference only that illustrates ground-mounted panels on the project site (Attachment 9). Upon review staff determined the conceptual plan for ground-mounted panels would comply with the development standards for solar energy systems and would be subject to a separate administrative permitting process.
Additionally, staff determined that such installation would not be subject to the planning and design provisions of the Hillside Overlay and not require the approval of a Minor Hillside Exemption permit or other form of discretionary review. As a matter of State law, the permitting process for solar energy systems is limited to those standards and regulations necessary to ensure that such installation will not have a specific, adverse impact upon public health or safety. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. In contrast, the planning and design provisions of the Hillside Overlay involve subjective criteria that require interpretation, such as considerations for neighborhood compatibility and view impacts. To that end, the provisions of the Hillside Overlay have the potential to create an unreasonable barrier and therefore cannot be applied to evaluate the proposed modification nor to review the conceptual plan. Therefore, the project description has been revised to focus solely on the proposed amendment to the open space easement.
Environmental Determination
The denial of a project is deemed Statutorily Exempt per CEQA Guidelines; Article 18, Section 15270 (Projects Which Are Disapproved).
General Plan Land Use Designation
The project site has a General Plan land use designation of PUB, which provides for open space, land owned by public agencies and jurisdictions, and land owned by private entities for uses which serve the community, such as utilities. A policy objective of the PUB land use designation is to preserve, protect, and maintain open space, parks, and recreation facilities as desirable land uses, recognizing that such uses contribute to the high quality of life in Torrance (Land Use Policy 9.1, Attachment 6). The PUB land use designation is implemented by the P-1 Zone and the Public Use District (P-U) Zone.
Zoning Designation
The project site has a zoning designation of P-1 Zone and Hillside Overlay, which allow landscaping, parks and recreation, and the development of parking lots subject to discretionary approval. In accordance with the TMC, ground-mounted solar panels and associated equipment are allowed in the P- 1 Zone as well as the Hillside Overlay subject to an administrative permitting process and provided that such installation complies with the setback requirements and the height limits of the zone as well as local regulations for public health and safety.
Adjacent Land Uses and Zoning Designations
The project site is located on undeveloped land at the southern portion of the Skyline Mobile Home Park and bounded by different land uses that are consistent with various zoning designations (Attachment 2).
To the north are mobile homes, to the east are single family residences and a golf course located within the City of Rolling Hills Estates, to the south is Alta Loma Park, and to the west are single family residences.
NORTH: R1-PP Hillside Overlay Mobile Homes (Skyline Mobile Home Park) SOUTH: PU Hillside Overlay Public Park (Alta Loma Park) EAST: Single Family Residences (City of Rolling Hills Estates) WEST: R-1 Hillside Overlay Single Family Residences
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Existing Site Improvements and Natural Features
The project site is located on undeveloped land at the southern portion of the Skyline Mobile Home Park, atop a slope and north of Alta Loma Park (public park). The project site is irregular shaped and measures approximately 3.99 acres, in which approximately 1.5 acres would be developed with ground-mounted solar panels and associated equipment including perimeter fencing. The project site contains seasonal grasses and native shrubs and features a gentle slope from southwest to northeast, followed by a steep slope and canyon (Dead Horse Canyon) that descend approximately 70’ to the mobile home park situated below. Scenic views of the Los Angeles basin and surrounding mountains are observed from the project site due to its elevation and topography. No candidate, sensitive or special status species are known to occupy the project site as per the Community Resources Element of the General Plan. Aerial imagery dating to 1965 shows the project site has historically remained undeveloped (Attachment 3). Access to the project site is solely through a secured gate at Alta Loma Park via Delos Drive, with no direct internal access to the mobile home park.
Staff notes the project site is recognized as a portion of the mobile home park, albeit undeveloped, and is subject to the jurisdiction of the California Department of Housing and Community Development (HCD) for the issuance of building permits, health and safety, property maintenance, among other regulations.
Division of Lot (DIV14-00006)
In 2014, the Planning Commission approved a DIV14-00006 to allow a consolidation of multiple parcels into one parcel for the Skyline Mobile Home Park (Attachment 4). The consolidation resulted in one parcel measuring 36.81 acres and included the placement of an open space easement on 3.99 acres of undeveloped land at the southern portion of the mobile home park, north of Alta Loma Park. The open space easement was required by the City of Torrance in relation to the Chandler/Rolling Hills Country Club Project, which had proposed to preserve the southern portion of the mobile home park as natural land and that involved a land swap between the City of Torrance and the City of Rolling Hills Estates (Attachment 7). The open space easement was recorded without specified terms, such as timespan and classification of open space, however, based on the project description for the Chandler/Rolling Hills Country Club Project it is generally understood that such easement remains in perpetuity and serves as a restriction, through limitation of future use, to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation. Additionally, placement of the open space easement may have served to protect people and private property from potential natural hazards caused by the steep slope and canyon.
Modification to Parcel Map No. 72793
The project involves a modification to the open space easement, identified as Note A on Parcel Map No. 72793, by adding language that would allow the use of solar panels and associated equipment including the installation of perimeter fencing (Attachment 8). Approval of the modification would confer the right for the applicant to proceed with a subsequent administrative permit application filing for the installation of ground-mounted solar panels and followed by review from HCD for the issuance of building permits.
As mentioned, although the open space easement was recorded without specified terms, based on the project description for the Chandler/Rolling Hills Country Club Project it is generally understood that such easement remains in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation. Additionally, placement of the open space easement may have served to protect people and private property from potential natural hazards caused by the steep slope and canyon. In the judgment of staff, the proposed modification conflicts with the intent of the open space easement and is deemed not consistent with the PUB land use designation and policies to preserve, protect, and maintain open space.
Ground-Mounted Solar Panels
As noted earlier in the report, the applicant submitted a conceptual plan intended for reference only that illustrates ground-mounted panels on the project site (Attachment 9). The solar panels are situated within an irregular shaped area that measures approximately 1.5 acres, atop the slope and north of Alta Loma Park. The solar energy system contains 712 panels that are angled toward the south and positioned
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east to west across 12 parallel rows and provide a 10’ setback to the nearest property line. The design features a low height ground-mounted installation with the topmost portion of the solar panels extending 2’ 4” above the ground surface, and a new chain link fence measuring 2’ 6” in height along the site perimeter atop the slope. According to the applicant, other installations for associated equipment and conduit would be located down slope near the mobile homes.
Staff notes the conceptual plan does not identify the location of associated equipment located near the mobile homes nor access to the project site from Alta Loma Park. Additionally, the conceptual plan does not identify any changes to grade elevation that may result from site preparation activities for the installation of ground-mounted solar panels.
Hillside Overlay
As noted earlier in the report, the planning and design provisions of the Hillside Overlay cannot be applied to evaluate the project. As a matter of State law, the permitting process for solar energy systems is limited to those standards and regulations necessary to ensure that such installation will not have a specific, adverse impact upon public health or safety. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. In contrast, the planning and design provisions of the Hillside Overlay involve subjective criteria that require interpretation, such as considerations for neighborhood compatibility and view impacts. To that end, the provisions of the Hillside Overlay have the potential to create an unreasonable barrier and therefore cannot be applied to evaluate the proposed modification nor to review the conceptual plan through an administrative permitting process. Therefore, the project description has been revised to focus solely on the proposed amendment to the open space easement.
CONCLUSION
Staff has reviewed the project and determined the proposed modification to the previously approved Division of Lot would conflict with the intent of the open space easement and is deemed not consistent with the PUB land use designation and policies to preserve, protect, and maintain open space. Although the open space easement was recorded without specified terms, such as timespan and classification of open space, based on the project description for the Chandler/Rolling Hills Country Club Project it is generally understood that such easement remains in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation. Additionally, the open space easement may have served to protect people and private property from potential natural hazards caused by the steep slope and canyon. For these reasons, staff recommends denial of the project.
Staff notes correspondence related to the project that was previously submitted is attached to the staff report (Attachment 10).
FINDINGS OF FACT
Staff has prepared draft findings for consideration by the Planning Commission that are listed in the attached Resolution (Attachment 1).
PUBLIC NOTICE
In accordance with the TMC, 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 May 9, 2025, 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.
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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 Resolutions.
For more information, please contact the City Clerk’s Office by telephone at (310) 618-2870 or email at [email protected].
PROJECT PLANS
The 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.
ATTACHMENTS
1. Resolution No. 23-079
2. Location and Zoning Map
3. Aerial Imagery (April 15, 1965)
4. Resolution No. 14-057 (DIV14-00006)
5. Ordinance No. 3944
6. Excerpt from General Plan Land Use Element
7. Excerpt from Chandler/Rolling Hills Country Club Project Final Environmental Impact Report
8. Project Plan
9. Conceptual Plan
10. Correspondence
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ITEM 8A
ATTACHMENT 1
Resolution No. 23-079
ITEM 8A
ATTACHMENT 1
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PLANNING COMMISSION RESOLUTION NO. 23-079
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TORRANCE, CALIFORNIA, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 28 AND DIVISION 9, CHAPTER 2, ARTICLE 29
OF THE TORRANCE MUNICIPAL CODE, FOR THE DENIAL OF A
MODIFICATION (MOD23-00010) OF A PREVIOUSLY APPROVED
DIVISION OF LOT (DIV14-00006), ON PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY IN THE OPEN AREA – PLANTING –
PARKING DISTRICT (P-1) ZONE AT 2550 PACIFIC COAST HIGHWAY.
MOD23-00010: JWG CONSULTING (SAUNDERS PROPERTY COMPANY) WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on May 21, 2025 to consider an application filed by JWG Consulting (Saunders Property Company) for the consideration of MOD23-00010 for previously approved DIV14-00006 to amend an open space easement (Note A) for purposes related to ground-mounted solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway; 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 2, Article 28 and Division 9, Chapter 2, Article 29 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 project site is located on undeveloped land atop a slope and north of Alta Loma Park (public park) at the southern portion of Skyline Mobile Home Park at 2550 Pacific Coast Highway; b) That the project site is described as “BEING A SUBDIVISION OF PORTION OF LOTS 2 AND 4 OF TRACT NO. 9765, AS PER MAP RECORDED IN BOOK 170, PAGES 10 THROUGH 12, INCLUSIVE OF MAPS AND PORTION OF LOTS 140, 141, 142, 153, AND 154 OF TRACT NO. 15, AS PER RECORDED IN BOOK 12, PAGE 189 OF MAPS” in the Office of the Los Angeles County Recorder, State of California;
c) That the project, together with provisions for its design and improvement, is deemed not consistent with the General Plan land use designation of Public/Quasi-Public/Open Space (PUB), which provides for open space, land owned by public agencies and jurisdictions, and land owned by private entities for uses which serve the community, such as utilities. In addition, the project is deemed not consistent with Land Use Policy 9.1 to preserve, protect, and maintain open space, parks, and recreation facilities as desirable land uses, recognizing that such uses contribute to the high quality of life in Torrance;
d) That the site is not suitable for the project and may interfere with the orderly development of the City as provided for in the Official Land Use Plan because the project is deemed not consistent with the PUB land use designation and policies to preserve, protect, and maintain open space. In addition, although the open space easement was recorded without specified terms, such as timespan and classification of open space, based on the project description for the Chandler/Rolling Hills Country Club Project it is generally understood that such easement remains in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation. Additionally, placement of the open space easement may have served to protect people and private property from potential natural hazards caused by the steep slope and canyon;
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e) That the denial of the project is deemed Statutorily Exempt per the Guidelines for Implementation of the California Environmental Quality Act (CEQA); Article 18, Section 15270 (Projects Which Are Disapproved); and
WHEREAS, the Planning Commission of the City of Torrance by the following roll call vote DENIED MOD23-00010, as follows:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
NOW, THEREFORE, BE IT RESOLVED that MOD23-00010 filed by JWG Consulting (Saunders Property Company) for the consideration of a Modification of a previously approved Division of Lot (DIV14-00006) to amend an open space easement (Note A) for purposes related to ground-mounted solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway, on file in the Community Development Department of the City of Torrance, is hereby DENIED.
INTRODUCED and ADOPTED at the regular meeting of the Planning Commission of the City of Torrance held on the 21st day of May 2025.
ATTEST:
__________________________________ ___________________________________ Secretary, Torrance Planning Commission Chairman, Torrance Planning Commission
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss
CITY OF TORRANCE )
I, ROBERT GARCIA, 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 21st day of May 2025, by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
__________________________________
Secretary, Torrance Planning Commission
9 68
ITEM 8A
ATTACHMENT 2
Location and Zoning Map
ITEM 8A
ATTACHMENT 2
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BRIAN
PACIFIC COAST
DALEMEAD
CREST
NEARCLIFF
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HIGHCLIFF
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LEGEND
2550 Pacific Coast Highway
Notification Area
LOCATION AND ZONING MAP
MOD23-00010
2550 Pacific Coast Highway
0 380 760190
Feet
CITY OF ROLLING HILLS ESTATES
CITY OF LOMITA
ALTA LOMA
PARK
11 70
ITEM 8A
ATTACHMENT 3
Aerial Imagery (April 15, 1965)
ITEM 8A
ATTACHMENT 3
12 71
13 72
ITEM 8A
ATTACHMENT 4
Resolution No. 14-057 (DIV14-00006)
ITEM 8A
ATTACHMENT 4
14 73
15 74
16 75
17 76
ITEM 8A
ATTACHMENT 5
Ordinance No. 3944
ITEM 8A
ATTACHMENT 5
18 77
ORDINANCE NO. 3944
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AMENDING CHAPTER 2 OF
DIVISION 9 BY ADD¡NG A NEW SECTION 92.2.12,
AMENDING CHAPTER 2 OF DIVISION 9 BY ADDING A
NEW SECTION 92.2.13, PERTAINING TO SOLAR ENERGY
SYSTEMS AND EXPEDITED PERMITTING PROCESS FOR
ELECTRTC VEHTCLE SUPPLY EQUTPMENT (EVSE)
C¡TYWIDE
WHEREAS, the Torrance Municipal Code currently does not expressly permit ground mounted solar energy systems in the City of Torrance; and
WHEREAS, the regulation solar energy systems will further the goals of the City of Torrance General Plan Land Use Objectives to promote compatible land use patterns and high quality, attractive, residential neighborhoods; and
WHEREAS, solar energy systems further the goals of the City of Torrance Strategic Plan as Torrance is committed to increasing the adoption of solar energy systems within the City; and WHEREAS, on October 8,2015, the State of California adopted Assembly Bill 1236 (AB 1236), which requires local agencies to adopt an ordinance that creates an expedited, streamlined permitting process for electric vehicle charging stations; and WHEREAS, an expedited, streamlined permitting process for electric vehicle charging stations facilitates infrastructure for charging of electric vehicles and supports the City's carbon reduction goals;
WHEREAS, an expedited, streamlined permitting process for electric vehicle charging stations supports the State's (or City's) carbon reduction goals by fast-tracking charging infrastructure installations that the public needs to observe physically in place to motivate further investment in EVs; and
WHEREAS, prior to the adoption of this Ordinance, the City of Torrance processed electrical vehicle charging station permits pursuant to procedures implemented by the Community Development Department; and
WHEREAS, the City Council of the city of Torrance has held publicly advertised hearings on the matter; and
THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEAREBY ORDAIN AS FOLLOWS:
SECTION 1
That Section 92.2.12 of Chapter 2 of Division 9 is added to the Torrance Municipal Code to read in its entirety as follows:
1 t-
19 78
'SECTION 92.2.12 SOLAR ENERGY SYSTEMS
a) PURPOSE
1) The purpose of the solar energy system standards is to encourage investment in solar energy systems on all parcels in the City, both residential and nonresidential, while providing guidelines for the installation of those systems that are consistent with the architectural and building standards of the City. All solar energy systems shall comply with all applicable provisions of the City of Torrance Codes and the standards of this chapter. b) DEFTNTïONS
1) "Solar energy system" has the same meaning as set forth in paragraphs (1) and (2) of subdivision (a) of Section 801.5 of the California Civil Code. 2) Roof-mounted solar energy system. Asolar energy system that is structurally mounted to the roof of a structure.
3) Ground-mounted Energy Systems. A solar energy system that is structurally mounted to the ground and is not roof mounted. A solar carport or canopy shall be considered a ground-mounted solar energy system.
c) STANDARDS FOR ROOF-MOUNTED SOLAR ENERGY COLLECTORS
Roof-mounted solar energy collectors shall be installed and maintained in accordance with the following requirements:
1) Roof-mounted solar energy collectors shall comply with the height and setback requirements in the zoning district where such property is located. 2) All solar energy system appurtenances such as, but not limited to, plumbing, water tanks, and support equipment shall be screened to the maximum extent possible without compromising the effectiveness of the solar collectors and shall be painted a color similar to the color of the surface upon which they are mounted. lf panels are used as screening, they shall contain a finish and color consistent with the building's exterior walls. Solar collectors are exempt from the screening and color provisions of this subsection; solar inverter boxes and A/C disconnect boxes are exempt from the color provision of this subsection.
d) STANDARDS FOR GROUND-MOUNTED SOLAR ENERGY COLLECTORS Ground-mounted solar energy collectors shall be installed and maintained in accordance with the following requirements:
1) Location. Ground-mounted solar energy collectors are permitted in all zoning districts, provided that such installation is in compliance with any setback requirements in the zoning district where such property is located.
2) Height. The maximum height of a ground-mounted solar energy collector system shall comply with the height requirements in the zoning district where such property is located.
3) Parking. Solar carports and canopy energy systems shall not result in a net loss of any required parking.
l''.-r
i.,
I
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i:
l
2 20
79 e) PERMITTING
1) Roof-Mounted Energy Systems. Roof-Mounted energy systems that comply with the height and setback requirements of the zoning district where such property is located shall be reviewed and approved through the City's Building Permit process. 2) Ground - Mounted Energy Systems. Ground mounted systems less than three feet above grade shall be permitted by the of the Community Development Director through the Administrative Planning Permit approval process. Ground mounted energy systems exceeding three feet in height shall be reviewed and approved based on the standards of the zoning district where such property is located. 0 EXCEPTTON
Notwithstanding anything set forth herein, the regulations set forth in this article shall not preclude the establishment of solar energy systems proposed in accordance with state or federal law."
SECTION 2
That Section 92.2.13 of Chapter 2 of Division 9 is added to the Torrance Municipal Code to read in its entirety as follows:
..SECTION 92.2.13 EXPEDITED PERMITTING PROCESS FOR ELECTRIC VEHICLE
CHARGING EQUIPMENT
a) Purpose
The intent and purpose of this article is to adopt an expedited, streamlined permitting process for electric vehicle charging stations that complies with Government Code Section 6580.71, to achieve timely and cost-effective installations. This article is designed to encourage the use of electric vehicles by removing what the State Legislature considers to be unreasonable barriers, thus minimizing costs to property owners and the city, and expanding the ability of property owners to install electric vehicle charging systems and electric vehicle charging spaces. This article allows the City to achieve these goals while protecting the public health and safety. b) Definitions.
For purposes of this chapter, the following words and phrases shall have the following meanings:
1) Approved, Deemed, (for the purposes of this Article) means the Building and Safety Division determined each item within the application contained all requested and relevant information pursuant to the review procedures set forth in this Article and the application is prepared for permit issuance.
2) Complete, Deemed, (for the purposes of this Article) means an applicant has submitted all items listed on the Application Checklist used upon the date the application is received, including all required plans and full payment of all required fees, and the Building and Safety Division has determined each item contains all requested and relevant information pursuant to the review procedures set forth in this Article. The specific review period begins with either the initial or each resubmission of an application. 3) "Electric vehicle charging station" or "charging station" means any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on the effective date of this article and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle. 3 21
80 Level 1 (L1) equipment provides charging through a 120-volt (V) alternating current (AC) plug, is standard on vehicles, can be portable and does not require the installation of charging equipment. L1 charging generally takes eight (8) to 12 hours to completely charge a fully depleted battery. L1 charging is typically used in residential settings.
Level 2 (L2) equipment provides charging through a 240-Y AC plug and requires installation of charging equipment. L2 charging equipment is compatible with all electric vehicles and plug-in electric hybrid vehicles. L2 charging generally takes four (4) to six (6) hours to completely charge a fully depleted battery. L2 charging is commonly found in residential settings, parking areas, places of employment and commercial settings.
lll. Level 3 (13) or direct current fast charging (DCFC) equipment is not compatible with all vehicles, and the charge itself is not accepted by all vehicles. L3 charging can provide half-a-charge in approximately 20 minutes. They are typically used in commercial settings, and providers often charge a fee.
4) "Electric vehicle (EV) capable space" means a vehicle space which is provided with a branch circuit, any necessary raceways, both underground and/or surface mounted, to accommodate EV charging, terminating in a receptacle or a charger. 5) "Feasible method to satisfactorily mitigate or avoid the specific adverse impact" includes, but is not limited to, any cost-effective method, condition or mitigation imposed by the City on another similarly situated application in a prior successful application for a similar permit.
6) "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. 7) "Electronic submittal" means the utilization of one or more of the following:
L Electronic mail or email.
ll. Facsimile.
lll. The internet.
8) "Administrative Planning Permit" means an approval from the city's planning department, as allowed in the Torrance Municipal Code, by verifying the proposed use, structure and/or equipment complies with the city's land use requirements. c) Applicability
This article applies to the permitting of all electric vehicle charging stations in the city. Electric vehicle charging stations legally established or permitted prior to the effective date of this article are not subject to its requirements unless physical modifications or alterations are undertaken that materially change the size, type, or components of an electric vehicle charging station in such a way as to require new permitting. Routine operation and maintenance or like for like replacements with no structural alterations shall not require a permit. 4 22
81 d) Technical review
1) ln the technical review of a charging station permit application, consistent with Government Code Section 65850.7, the Building Official shall not condition the approval for any such permit on the approval of such system by an association, as that term is defined by Civil Code Section 4080.
2) Prior to submitting an application for processing, the applicant shall verify that the installation of an electric vehicle charging station will not have specific, adverse impact to public health and safety and building occupants. Verification by the applicant includes but is not limited to: electrical system capacity and loads; electrical system wiring, bonding and overcurrent protection; building infrastructure affected by charging station equipment and associated conduits; areas of charging station equipment and vehicle parking.
3) Anchorage of either floor-mounted or wall-mounted electric vehicle charging stations shall meet the requirements of the California Building or Residential Code as applicable per occupancy, and the provisions of the manufacturer's installation instructions. Mounting of charging stations shall not adversely affect building elements. 4) CAL Green Standards. When the requirements of this Article differ from those of the California Green Building Standards Code, the stricter of the two shall apply. e) DevelopmentStandards
1) Landscaping.Any displaced landscaping must be restored or replaced and follow the applicable landscaping standards of the zoning district or overlay. 2) Setback. Charging Stations within manufacturing zoning districts, commercial zoning districts or overlays shall be set back at least 10 feet from a street frontage, and 10 feet from any property line that is adjacent to a residential use or district. When possible, the equipment must be located either away from public view, within landscaped areas, or use innovative camouflaging techniques for equipment.
3) Charging Stations pedestals within commercial, manufacturing, or multifamily shall be designed a manner to protect the visual character of the city through careful design, siting, landscaping and innovative camouflaging techniques for electrical charging station equipment. Charging Stations are encouraged to be embedded or co-locate with other features such as functional parking lot lighting, bollards, information signs, planter lighting, etc.
4) Charging stations shall be designed to minimize potential damage by accidents, vandalism, and to be safe for use in inclement weather. 5) Charging Stations shall be a minimum of 24" clear from the face of a curb, parking curb, or wheel stop.
6) Cords shall be retractable or have a place to hang the connector and cord sufficiently above grade. Any cords connecting the charger to a vehicle shall be configured so that it does not cross a driveway, sidewalk, passenger unloading, or create a trip/fall hazard. 5 23
82 7) Enclosure of Equipment. Equipment must be enclosed with all equipment and conduit shall be screened on all sides with solid material architecturally compatible with the main structure.
8) Existing parking lots. Shall comply with EV charging space requirements if the entire parking lot is being reconstructed based on the total number of parking spaces. lf only a portion of the parking lot is being reconstructed, the EV charging space requirements shall be based only on the number of spaces being reconstructed. 9) Conversion of existing parking area to charging spaces. lf a portion or an existing parking area is proposed to convert existing spaces to charging spaces, (or accessible charging spaces), a reduction of required parking may be permissible if the applicant cannot place the supplemental equipment elsewhere on the property due to site specific constraints.
The equipment may be placed within the parking area, however, the applicant shall select a mixture of on-menu mitigation measures that are available to offset the reduction of existing parking spaces. This is not intended to reduce required parking for a proposed change in use that increases parking demand.
On-Menu Reduction of Parking Spaces
Mitiqation Measure Ratios
Short{erm Bicycle parking spaces 4 Short-term Bicycle spaces: 1 Parking space Longterm Bicycle parking spaces 2 Short{erm Bicycle spaces: 1 Parking space Landscape Planters 150 sq. ft. of Landscape: 1 Parking space Open Space (i.e. park, picnic area,
botanic garden, play area, etc.)
120 sq. ft. of Open Space: 1 Parking space
Motorcycle Parking Motorcycle parking may substitute for up to five percent of the required parking spaces. Each
motorcycle space must be at least four feet wide
and seven feet deep, and can accommodate two-
wheeled motorized vehicles, including scooters,
mopeds, and similar vehicles.
On-menu mitigation measures can be added, changed, altered, or removed at the discretion of the Community Development Director. Other mitigation measures not identified, can be reviewed and determined if the mitigation measure is permissible and the reduction value by the Community Development Director. 10) Other Development Standards. For all other development standards not specified in this Section, the development standards of the underlying zoning district shall apply. f) Duties of Building and Safety Division and Building Official 1) The Building Official shall implement an expedited, streamlined permitting process and adopt a checklist of all requirements which electric vehicle charging stations shall comply with in order to be eligible for expedited review.
1..),
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t..- .1
t.l
6 24
83 2) Electric vehicle charging stations shall be eligible for expedited review as provided in this chapter.
3) All documents required for submission of an expedited electric vehicle charging station system shall be made available on the city's publicly accessible website. 4) Electronic submittal of the required permit application and documents via email, the city's website, or facsimile shall be made available to all electric vehicle charging station permit applicants.
5) The Building and Safety Division shall adopt a standard plan and checklist of all requirements with which electric vehicle charging stations shall comply to be eligible for expedited review.
6) The electric vehicle charging station permit process, standard plans, and checklist shall substantially conform to the recommendations for expedited permitting, including the checklist and standard contained in the most current version of the "Plug-in Electric Vehicle lnfrastructure Permitting Checklist" of the Zero-Emission Vehicles in California:
Community Readrness Guidebook published by the Governor's Office of Planning and Research.
7) All fees prescribed for the permitting of electrical vehicle charging stations shall comply with Government Code Section 17556.
8) Appeals. Decisions of the Building Official may be appealed to the City Council g) Expedited review and inspection requirements
1) For an application for electric vehicle charging stations that meets the requirements of the approved checklist and standard plan, the Building and Safety Division shall review an application for completeness within five (5) business days ((for review of 1 - 25 EV Chargers) and ten (10) business days (for review of 26 or more charging stations). Once an application is deemed complete, the Building and Safety Division will review the application and issue a building permit or other non-discretionary permit within 20 business days (for review of 1 - 25 EV Chargers) and 40 business days (for review of 26 or more charging stations), as shown in the following chart:
Review Times
#of
Stations
Review
Charging
Under Business Days to be deemed
"Complete"
Business Days to be deemed
"Approved"
1-25 5 20
26 or more 10 40
The Building and Safety Division shall issue a building permit or other non-discretionary permit within three (3) business days following the receipt of an application be deemed approved. The expedited, streamlined permitting process and checklist refers to the recommendations contained in the most current version of the "Plug-ln Electric Vehicle 7 25
84 lnfrastructure Permitting Checklist" of the Zero-Emission Vehicles in California:
Community Readiness Guidebook as published by the Governor's Office of Planning and Research. The checklist adopted by the city shall be published on the city's website. The Building Official may require the applicant to apply for an electric vehicle charging station use permit only if the official finds, based on substantial evidence, the electric vehicle charging station could have a specific, adverse impact upon the public health and safety.
Such decisions may be appealed to the planning commission by filing a written appeal pursuant to Article 5, Chapter 1, Division 1 of this Code, commencing at 11.5.1. 2) Review of the application for a permit for an electric vehicle charging station shall be limited to the Building Official's review of local, state and federal building health and safety requirements. lf the Building Official determines that the permit application is incomplete, he or she shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.
3) lf a planning administrative action is required pursuant to subsection (h) of this section, the Building Official may deny the application if the Building Official makes written findings based upon substantive evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. Such written findings shall include the basis for the rejection of the potential feasible alternative for preventing adverse impact. Such decisions may be appealed to the planning commission as provided in this chapter.
4) Any condition imposed on an application shall be designed to mitigate the specific, any potential adverse impact upon the health or safety at the lowest possible cost. The city shall use its best efforts to ensure the selected method, condition, or mitigation to meet the intent of AB 1236, AB 970, AB 1100 and any other applicable laws. 5) lf an application for an electric vehicle charging station is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permitting shall be sent to the applicant within the applicable review times identified in subsection (g) of this article. 6) The Building Official shall allow for electronic submittal of permit applications covered by this article and associated supporting documentation. ln accepting such permit applications, the Building Official shall also accept electronic signatures on all forms, applications, and other documentation in lieu of a wet signature by any applicant. 7) A permit application that satisfies the information requirements in the City's adopted checklist shall be deemed complete and be promptly processed. Upon confirmation by the Building Official that the permit application and supporting documents meets the requirements of the city's adopted checklist and is consistent with all applicable laws and health and safety standards, the Building Official shall approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the electric vehicle charging station until it passes final inspection by the City. 8) Only one inspection shall be required, and it shall be performed by the Building and Safety Division for electric vehicle charging stations eligible for expedited review. 8 26
85 9) The inspection shall be done in a timely manner and should combine inspections of multiple trades if feasible. An inspection shall be scheduled within two business days of a request.
10)lf an electric vehicle charging station fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this chapter. h) Electric Vehicle Charging Station Administrative Permit and Appeals 1) lf the Building Official determines, based on substantial evidence, that the electric vehicle charging station could have a specific, adverse impact upon the public health or safety, the Building Official shall make written findings to support this determination and shall require the applicant to apply for an administrative planning permit. 2) lf the Building Official requires an administrative planning permit, the Community Development Director shall approve an application for an administrative planning permit to install an electric vehicle charging station, provided that the Community Development Director is able to make the findings set forth in Torrance Municipal Code Section 95.1.6. 3) Appeals. Decisions of the Community Development Director may be appealed to the Planning Commission pursuant to the provisions of Torrance Municipal Code Section
92.30.11 . The decision of the Planning Commission may be appealed to the City Council pursuant to the provisions of Article 5, Chapter 1, Division 1 of this Code, commencing at Section 11.5.1.
i) Electric vehicle charging station installation requirements 1) Electric vehicle charging station equipment shall meet the requirements of the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories, and rules of the Public Utilities Commission or a Municipal Electric Utility Company regarding safety and reliability.
2) lnstallation of electric vehicle charging stations and associated wiring, bonding, disconnecting means and overcurrent protective devices shall meet the requirements of Article 625 and all applicable provisions of the California Electrical Code. 3) lnstallation of electric vehicle charging stations shall be incorporated into the load calculations of all new or existing electrical services and shall meet the requirements of the California Electrical Code. Electric vehicle charging equipment shall be considered a continuous load.
j) Administrative Planning Permit Review
1) An Administrative Planning Permit shall be required if, based on substantial evidence, a finding is made that the charging station would have a specific, adverse impact upon the public health, safety and generalwelfare.
2) Any conditions on a Planning Administrative Approval shall be solely imposed in order to mitigate the specific, adverse impact upon the public health or safety and shall do so at the lowest cost possible.
9 27
86 3) New and proposed electric charging stations shall be subject to the applicable City of Torrance residential and non-residential development standards, and design guidelines. 4) New and proposed electric charging stations shall be designed in a manner to protect the visual character of the city through careful design, siting, landscaping and innovative camouflagi ng techniques for electrical charging station equipment. " sEciloN 3
Any provisions of the Torrance Municipal Code or its appendices, or any other ordinances of the City inconsistent with this ordinance to the extent of the inconsistencies and no further, are repealed.
sEcTtoN 4
lf any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason deemed or held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this Ordinance.
The City Council of the City of Torrance hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or other portions might subsequently be declared invalid or unconstitutional.
sEcTtoN 5
Any person violating any of the provisions of this Ordinance will be guilty of an infraction, and upon conviction will be subject to a fine as provided for in Section 36900 of the California Government Code.
sEcTroN 6
This Ordinance shall take effect thirty (30) days after the date of its adoption. Within fifteen (15) days following adoption, this Ordinance or a summary of this ordinance if authorized by the City Council, will be published at least once in the Daily Breeze, a newspaper of general circulation, published and circulated in the City of Torrance.
INTRODUCED and APPROVED this 28th day of January 2025
ADOPTED and PASSED this 11th day of February 2025.
George Chen
APPROVED AS TO FORM
PATRICK Q. SULL City Attorney ATTEST:
T Strader, Assistant City Attorney Po
L0
28 87
TORRANCE CITY COUNCIL ORDINANCE NO. 3944
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF TORRANCE
)
)
)
SS
iTl
l, Rebecca Poirier, City Clerk of the City of Torrance, California, do hereby certify that the foregoing Ordinance was duly introduced and approved by the City Council of the City of Torrance at a regular meeting held on the 28th day of January 2025 and adopted and passed by said Council at a regular meêting held on 11th day of February 2025 by the following roll call vote:
AYES: COUNCILMEMBERS Gerson, Kaji, Kalani, Lewis, ltdattucci, Sheikh and NOES:
ABSTAIN:
RECUSED
ABSENÏ
COUNCILMEMBERS
COUNCILMEMBERS
COUNCILMEMBERS
COUNCILMEMBERS
Mayor Chen
None.
None.
None.
None.
Date
Rebecca Poirier, MMC
City Clerk of the City of Torrance
1,t
29 88
ITEM 8A
ATTACHMENT 6
Excerpt from General Plan Land Use Element
ITEM 8A
ATTACHMENT 6
30 89
31 90
32 91
ITEM 8A
ATTACHMENT 7
Excerpt from Chandler/Rolling Hills Country Club Project Final Environmental Impact Report
ITEM 8A
ATTACHMENT 7
33 92
City of Rolling Hills Estates 2.0-1 Chandler Ranch /Rolling Hills Country Club Project
2.0 PROJECT DESCRIPTION
In brief summary, the proposed project consists of redeveloping/reusing the existing Chandler’s Palos Verdes Sand and Gravel facility (Chandler’s) and the adjacent Rolling Hills Country Club with the following:
114 single-family homes, 113 of which would be within a new residential community; A reconfigured/relocated 18-hole golf course;
A new clubhouse complex that includes a 61,411-square feet (ft2) structure; and 3.9 acres set aside as natural open space.
The details of the proposed project and the project site are described below, including the project location, site characteristics, project objectives, and project characteristics . This chapter also describes the cumulative scenario and the intended uses of the EIR.
2.1 PROJECT
LOCATION
The project site consists of the
existing Rolling Hills Country Club,
the Chandler’s Palos Verdes Sand
and Gravel facility (Chandler’s), and
adjacent vacant land. The Country
Club and Chandler’s facility make up
a large majority of the 228-acre site.
These facilities are respectively
located at 26311 and 27000 Palos
Verdes (PV) Drive East between
Pacific Coast Highway and PV Drive
North in the Cities of Rolling Hills
Estates and Torrance, Los Angeles
County, California.
Table 2.1 provides additional details
of the project’s location; and Figures
2.1 and 2.2 illustrate the regional
location of the Cities of Rolling Hills
Estates and Torrance and the
location and boundaries of the
project site, respectively.
Table 2.1
Project Location
Existing Use Rolling Hills Country Club, Chandler’s
Palos Verdes Sand and Gravel facility,
and vacant land.
Street Address 26311 and 27000 Palos Verdes Drive
East (between Pacific Coast Highway
and Palos Verdes Drive North)
City Rolling Hills Estates and Torrance
County, State Los Angeles County, California
Assessor Parcel Numbers 7536-028-007 thru 008, 7536-028-010, 7551-101-3007, 7551-101-3015 thru
3017, 7551-101-3020 thru 3025, 7551-
101-3037 thru 3038, 7551-101-3072
thru 3074, 7551-101-4006 thru 4007,
7551-102-6010 thru 6012, and 7551-
102-6014
Acreage 228
Shape Irregular
Thomas Guide Map Page 793
USGS 7.5” Quadrangle Torrance, California
Section/Township/Range Unsectioned / 4S / 14W
Latitude/Longitude 33°46’58” N / 118°19’36” W
Within 2 Miles:
State Highways SR 1 (Pacific Coast Highway)
Waterways Palos Verdes Reservoir, Machado Lake,
and Canada de Palos Verdes
Airports Torrance Municipal Airport
Railways None
Schools Dapplegray Elementary, Peninsula
Heritage, Crestwood Street Elementary,
Miraleste Intermediate, Rancho Vista
Elementary, Soleado Elementary, and
Rolling Hills Montessori
34 93
2.0 Project Description
City of Rolling Hills Estates 2.0-2 Chandler Ranch /Rolling Hills Country Club Project Figure 2.1 Regional Location Map
35 94
2.0 Project Description
City of Rolling Hills Estates 2.0-3 Chandler Ranch /Rolling Hills Country Club Project Figure 2.2 Project Location Map
36 95
2.0 Project Description
City of Rolling Hills Estates 2.0-4 Chandler Ranch /Rolling Hills Country Club Project
2.2 SITE CHARACTERISTICS
2.2.1 SITE CONDITIONS AND EXISTING USES
The 228-acre project site currently consists of the Chandler’s facility, the Rolling Hills Country Club, and surrounding undeveloped land. These uses are described below. Figure 2.3 (an aerial photograph of the project site) and Photographs 2.1 - 2.8 depict the site conditions and existing uses.
CHANDLER’S PALOS VERDES SAND AND GRAVEL FACILITY
The Chandler’s facility, in operation since the 1920’s, was a sand and gravel mine that has been used primarily as an inert landfill since the early 1970’s. Due to mining and landfill activities, the majority of the Chandler’s facility consists of a large oval-shaped quarry pit.
In addition to landfill activities, the Chandler’s fa cility currently includes four mine/landfill-related structures totaling 19,677 ft 2, a recycled building materials storage area, and a concrete batch plant.
The four structures onsite consist of the Chandler’ s office building along PV Drive East and three maintenance sheds within the quarry pit. The Chan dler’s facility is largely devoid of vegetation except for remnant patches of coastal sage scrub along some of the quarry slopes and an area of disturbed/pioneer riparian vegetation surrounding a drainage outlet and settling basin.
ROLLING HILLS COUNTRY CLUB
The Rolling Hills Country Club is a private golf an d tennis club that has been in operation for more than 40 years. The Rolling Hills Country Club includes an 18-hole golf course (6,112 yards in length), a 25,847-ft 2 club house, pro shop, and various anc illary golf course related buildings.
Vegetation on the Rolling Hills Country Club consis ts of maintained grasses, landscaping, and scattered trees.
UNDEVELOPED LAND ONSITE
The undeveloped land involved in the proposed project lies above the western rim of the mine pit and includes Dead Horse Canyon. Portions of th is land consist of flat areas with maintained vegetative cover, while other portions are sloping and covered with dense brush. Dead Horse Canyon and surrounding slopes are proposed to be set aside as natural open space.
37 96
2.0 Project Description
City of Rolling Hills Estates 2.0-5 Chandler Ranch /Rolling Hills Country Club Project Figure 2.3 Aerial Photograph of the Project Site
38 97
2.0 Project Description
City of Rolling Hills Estates 2.0-6 Chandler Ranch /Rolling Hills Country Club Project Photographs 2.1 - 2.4 (Clockwise from top left) Views of the Chandler’s Palos Verdes Sand and Gravel Facility
39 98
2.0 Project Description
City of Rolling Hills Estates 2.0-7 Chandler Ranch /Rolling Hills Country Club Project Photographs 2.5 - 2.8 (Clockwise from top left) Views of the Dead Horse Canyon Area (Photograph 2.5) and the Rolling Hills Country Club (Photographs 2.6 - 2.8)
40 99
2.0 Project Description
City of Rolling Hills Estates 2.0-8 Chandler Ranch /Rolling Hills Country Club Project
2.2.2 LAND USE DESIGNATIONS
The existing Zoning and General Plan designati ons of the site are described below and depicted on Figures 2.4 and 2.5, respectively. See Section 3. 8 Land Use and Planning for additional detail regarding the site’s land use designations.
ZONING DESIGNATIONS
The project site lies within the following zones:
Rolling Hills Estates Zones
Q (Quarry)
A (Agricultural)
C-R (Commercial-Recreational)
RA-20,000
Torrance Zones
A-1 (Light Agricultural)
R-1 (Single-Family Residence)
GENERAL PLAN DESIGNATIONS
The project site lies within the following General Plan designations:
Rolling Hills Estates General Plan
Commercial Recreation
Very Low Density Residential
Torrance General Plan
Public/Quasi-Public/Open Space
Portions of the project site also fall within the following overlay designations of the Rolling Hills Estates General Plan:
Horse Overlay
Cultural Resources Overlay
41 100
2.0 Project Description
City of Rolling Hills Estates 2.0-9 Chandler Ranch /Rolling Hills Country Club Project Hazards Management Overlay
Scenic Corridor Overlay
2.2.3 TOPOGRAPHY AND EARTH MATERIALS
Geographically, the project site lies in
the extreme northern portion of the
Palos Verdes Peninsula and on the
north-facing flanks of the Palos
Verdes Hills overlooking the Los
Angeles Basin. In general, the Palos
Verdes Hills are made up of exposed
marine shale of the Miocene
Monterrey Formation, which overlies
Mesozoic Catalina schist. The
project site is made up of a variety of
earth materials including clay, silts,
sands, and artificial fills. See Table
2.2. See also Section 3.5 Geology and
Soils for greater detail regarding site’s
earth materials.
The topography of the project site is
characterized by the Chandler’s quarry pit and the ge ntly rolling hills that make up the existing golf course. Table 2.3 identifies the site’s elevation range and notable landforms onsite.
The oval-shaped quarry pit onsite is in the process of being filled through Chandler’s inert landfill operations. Currently, the bottom of the quarry ra nges from approximately 145-165 feet (ft) above mean sea level (amsl). The rim of the quarry pit is formed by a modified natural ridgeline on the north with a maximum elevation of approximately 227 ft amsl; a modified natural ridgeline on the south with a maximum elevation of
approximately 355 ft amsl; Chandler’s
material storage area on the east with
a pad elevation of 200-205 ft amsl;
and a natural ridgeline on the west
with a maximum elevation of
approximately 375 ft amsl.
The gently rolling hills that make up
the existing golf course are
comprised of north and northeast
trending ridgelines with intervening
valleys. Elevations on the top of the
ridgelines range from approximately
300-355 ft amsl; and the valleys
generally drain from southwest to
Table 2.2
Geology and Soil Conditions
Soils Artificial fill (AF), Landslide Debris
(Qls), Colluvium (Qcol), Talus (Qtal),
Alluvium (Qal), Terrace Deposits (Qt)
Bedrock Units Palos Verdes Sand (Qpv), San Pedro
Sand (Qsp), Lomita Marl (Qlm),
Repetto Siltston (Tr), Malaga Mudstone
(Tm)
Geologic Structures Gaffey Anticline (i.e., an upward curing bedrock fold) and Syncline (i.e, a
downward curving bedrock fold), which
trend northwest across the central
southern portion of the site
Faults None onsite; the Palos Verdes fault
zone lies immediately to the northeast
of the site
Source: Beblet & Associates, Inc. December 18, 2002. Phase I – Geological and Geotechnical Engineering Study, Potential Development Areas Within the Chandler’s P.V. Sand and Gravel Company Property, Adjacent Trust Properties, and the Rolling Hills Country Club, Rolling Hills Estates, California.
Table 2.3
Topographic Conditions
Elevation Range Approximately 145 ft* amsl to 375 ft
amsl
Notable Landforms Quarry Pit in the center of the
Chandler’s facility
Gently rolling ridgelines and
intervening valleys that make up
the existing golf course
Bent Spring Canyon between two
ridgelines on the golf course in the
southwest corner of the site
Dead Horse Canyon adjacent to
A l t a L o m a P a r k i n t h e n o r t h w e s t corner of the site
* Due to Chandler’s inert landfill operations, the quarry pit has been and continues to be filled. As such, the IS/NOP identified the lowest elevation of the site to be less than 75 ft amsl.
42 101
2.0 Project Description
City of Rolling Hills Estates 2.0-10 Chandler Ranch /Rolling Hills Country Club Project northeast, with elevations ranging from approximately 280-220 ft amsl.
2.2.4 SITE DRAINAGE
Stormwater and surface water onsite generally flow from south/southwest to north/northeast (i.e., from the Palos Verdes Hills towards the Los Angele s Basin). The vast majority of the site falls within one of two main watersheds – the Chand ler quarry pit watershed and the PV Drive East watershed.
The Chandler quarry pit collects flows from the majo rity of the site west of PV Drive East. These flows include Bent Spring Creek and its tributaries, as well as stormwater sheet flows from the golf course. Surface water collected in the quarry pit pe rcolates into the groundwater. If the quarry pit reaches its water retention capacity, water is outlet to the regional storm drain system through a 60- inch reinforced concrete pipe (RCP) located on th e north side of the quarry rim at the southern terminus of Pennsylvania Drive.
PV Drive East and its drainage improvements co llect stormwater flows from the entire portion of the project site east of this roadway, as well as th e portion of the project site that flanks the roadway on the west. Stormwater collected in PV Drive East outflows into the regional drainage system via a drain pipe that flows north within the PV Drive Ea st right-of-way (r-o-w) and continues north into the Oak Street r-o-w.
See Section 3.7 Hydrology and Water Quality for additional details regarding the site’s drainage.
2.2.5 SURROUNDING LAND USES
The project site lies within a primarily residential suburban area of Los Angeles County, encompassing land within the Cities of Rolling Hills Estates and Torrance and bordering the City of Lomita. The project site is surrounded by primarily residential land uses on all sides, including single-family neighborhoods in Rolling Hills Esta tes to the east and south, single-family neighborhoods in Torrance to the west, and single-family, multi-family, and mobile home land uses in Lomita and Torrance to the north. The spec ific land uses surrounding the project site are depicted in Figure 2.6 and described below.
The Chandler’s portion of the site is immediately bounded on the north by the City of Lomita’s Cypress Street Reservoir and a Chevron pipeline easement; on the south by the Rolling Hills Country Club golf course; on the east by PV Drive East; and on the west by Alta Loma Park and single-family homes along Delos and Richville Drives in Torrance. Beyond the pipeline easement to the north of Chandler’s are mobile homes along Valley View Drive in Torrance; single-family homes along Saddle View Drive, Steed Court, and Pennsylva nia Drive in Lomita; multi- and single-family uses along Viana Avenue, Cypress Street, and Lucile Avenue in Lomita; and the Los Angeles County Sheriff Department’s Lomita Station. On the oppos ite side of PV Drive East from the Chandler’s facility are single-family homes along Bridlewood Circle.
PV Drive East continues south from the Chandler’s facility through the Rolling Hills Country Club golf course, with golf holes on both sides of the roadway. On the east side of PV Drive East are the Club’s clubhouse, pro shop, practice areas, parking lot, and several golf holes. East of these facilities are single-family homes along Vist a Real Drive and the Jack Kramer Tennis Club. South of the
43 102
2.0 Project Description
City of Rolling Hills Estates 2.0-11 Chandler Ranch /Rolling Hills Country Club Project clubhouse is a small area of residentially zoned va cant land leading to PV Drive North and, beyond, the Palos Verdes Reservoir. On the west side of PV Drive East, opposite from the clubhouse, are two golf holes extending north to Club View Lane. These holes are bounded by a parking lot on the south and on the west by single-family homes along Dapplegray and Silverbit Lanes.
The balance of the golf course is located north of Club View Lane on the west side of PV Drive East. This portion of the golf course is bou nded by the Chandler’s facility on the north and northeast, PV Drive East on the east, single-family homes along Club View Lane to the south, the Linden H. Chandler Preserve to the southwest, and single-family homes along Delos Drive in Torrance to the west.
44 103
2.0 Project Description
City of Rolling Hills Estates 2.0-12 Chandler Ranch /Rolling Hills Country Club Project Figure 2.4 Existing Zoning Designations
45 104
2.0 Project Description
City of Rolling Hills Estates 2.0-13 Chandler Ranch /Rolling Hills Country Club Project Figure 2.5 Existing General Plan Designations
46 105
2.0 Project Description
City of Rolling Hills Estates 2.0-14 Chandler Ranch /Rolling Hills Country Club Project Figure 2.6 Surrounding Land Uses
47 106
ITEM 8A
ATTACHMENT 8
Project Plan
ITEM 8A
ATTACHMENT 8
48 107
ALLOW FOR THE USE OF SOLAR PANELS, AND OTHER RELATED EQUIPMENT AND THE INSTALLATION OF PROTECTIVE FENCING.
49 108
ITEM 8A
ATTACHMENT 9
Conceptual Plan
ITEM 8A
ATTACHMENT 9
50 109
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52 111
ITEM 8A
ATTACHMENT 10
Correspondence
ITEM 8A
ATTACHMENT 10
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AGENDA ITEM NO. 8A (SUPPLEMENTAL NO. 1)
DATE: May 21, 2025
TO: Planning Commission
FROM: Leo Oorts, Senior Planner
SUBJECT: 2550 Pacific Coast Highway
Modification (MOD23-00010)
Consideration of Modification (MOD23-00010) for previously approved Division of Lot (DIV14-00006) to amend an open space easement (Note A) for purposes related to solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the Open Area – Planting – Parking District (P-1) Zone at 2550 Pacific Coast Highway.
SUPPLEMENTAL
Please find attached correspondence received after distribution of the meeting agenda and staff report.
Staff continues to recommend denial of the project.
ATTACHMENTS
1. Correspondence
1 180
2 181
PLANNING COMMISSION RESOLUTION NO. 23-079
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TORRANCE, CALIFORNIA, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 28 AND DIVISION 9, CHAPTER 2, ARTICLE 29
OF THE TORRANCE MUNICIPAL CODE, FOR THE DENIAL OF A
MODIFICATION (MOD23-00010) OF A PREVIOUSLY APPROVED
DIVISION OF LOT (DIV14-00006), ON PROPERTY LOCATED WITHIN
THE HILLSIDE OVERLAY IN THE OPEN AREA - PLANTING -
PARKING DISTRICT (P-1) ZONE AT 2550 PACIFIC COAST HIGHWAY.
MOD23-00010: JWG CONSULTING (SAUNDERS PROPERTY COMPANY) WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on May 21, 2025 to consider an application filed by JWG Consulting (Saunders Property Company) for the consideration of MOD23-00010 for previously approved DIV14-00006 to amend an open space easement (Note A) for purposes related to ground-mounted solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway; 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 2, Article 28 and Division 9, Chapter 2, Article 29 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 project site is located on undeveloped land atop a slope and north of Alta Loma Park (public park) at the southern portion of Skyline Mobile Home Park at 2550 Pacific Coast Highway; b) That the project site is described as "BEING A SUBDIVISION OF PORTION OF LOTS 2 AND 4 OF TRACT NO. 9765, AS PER MAP RECORDED IN BOOK 170, PAGES 10 THROUGH 12, INCLUSIVE OF MAPS AND PORTION OF LOTS 140,141,142,153, AND 154 OF TRACT NO. 15, AS PER RECORDED IN BOOK 12, PAGE 189 OF MAPS" in the Office of the Los Angeles County Recorder, State of California;
c) That the project, together with provisions for its design and improvement, is deemed not consistent with the General Plan 'Iand use designation of Public/Quasi-Public/Open Space (PUB), which provides for open space, land owned by public agencies and jurisdictions, and land owned by private entities for uses which serve the community, such as utilities. In addition, the project is deemed not consistent with Land Use Policy 9.1 to preserve, protect, and maintain open space, parks, and recreation facilities as desirable land uses, recognizing that such uses contribute to the high quality of life in Torrance;
d) That the site is not suitable for the project and may interfere with the orderly development of the City as provided for in the Official Land Use Plan because the project is deemed not consistent with the PUB land use designation and policies to preserve, protect, and maintain open space. In addition, although the open space easement was recorded without specified terms, such as timespan and classification of open space, based on the project description for the Chandler/Rolling Hills Country Club Project it is generally understood that such easement remains in perpetuity to preserve the historical, natural, and scenic character of the undeveloped land in accordance with the P-1 Zone and the PUB land use designation. Additionally, placement of the open space easement may have served to protect people and private property from potential natural hazards caused by the steep slope and canyon;
182
ATTACHMENT 14
e) That the denial of the project is deemed Statutorily Exempt per the Guidelines for Implementation of the California Environmental Quality Act (CEQA); Article 18, Section 15270 (Projects Which Are Disapproved); and
WHEREAS, the PlanningCommissionofthe CityofTorrance bythefollowing rollcallvote DENIED MOD23-00010, asfollows:
AYES: COMMISSIONERS:ANUNSON, BORGIALLI, KARTSONIS,OBEJAS, TURNER.
NOES: COMMISSIONERS: RIGGS,YEH.
ABSENT: COMMISSIONERS: NONE.
ABSTAIN: COMMISSIONERS: NONE.
NOW, THEREFORE, BE IT RESOLVED that MOD23-00010 filed by JWG Consulting (Saunders Property Company) for the consideration of a Modification of a previously approved Division of Lot (DIV14-00006) to amend an open space easement (NoteA) for purposes related to ground-mounted solar panels and associated equipment and perimeter fencing, on property locatedwithin the Hillside Overlay in the P-1 Zone at 2550 Pacific Coast Highway, on file in the Community Development Departmentof the City ofTorrance, is hereby DENIED.
INTRODUCEDandADOPTED atthe regular meetingofthe PlanningCommissionofthe City of Torrance heldonthe 21st day of May2025.
etary, Torrance PlanningCommission
airman,Torrance PlanningCommission
183
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss
CITY OF TORRANCE )
I, ROBERT GARCIA, 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 21st day of May 2025, by the following roll call vote:
AYES: COMMISSIONERS: ANUNSON, BORGIALLI, KARTSONIS, OBEJAS, TURNER.
NOES: COMMISSIONERS: RIGGS, YEH.
ABSENT: COMMISSIONERS: NONE.
ABSTAIN: COMMISSIONERS: NONE.
184
Brittney Jenkins
0 Planning
Commission
Recording Secretary
May 21, 2025
I
NDEX
TORRANCE
PLANNING
COMMISSION
–
MAY
21 ,
2025
SUBJECT
PAGE
OPENING
CEREMONIES
1. Call to Order / Roll Call
1 2.
Flag Salute
1 3.
Posting of the Agenda
1 4.
Withdrawn,
Postponed
, and / or
Supplemental Items
1 5.
ORAL COMMUNICATION
S
1 6.
CONSENT CALENDAR
1 6A.
Approval of Minutes:
April 2, 2025
1 -
2 7.
ADMINISTRATIVE MATTERS
2 8.
HEARINGS
2 8A.
MOD23
-
00010: JWG CONSULTING (SAUNDERS PROPERTY COMPANY)
Res. No.
23 -
07 2
-
4 8B
.
VAR24
-
00001: ROBERT OSBORN (KBSS MANAGEMENT, LLC)
4 -
5 8C
.
PRE25
-
00001: LANE DESIGN (KEVIN AND KELLI REA)
Res. No. 25
-
037
5 -
6 9
.
RESOLUTIONS
6 10.
COMMISSION ORAL COMMUNICATIONS
6 11.
ADJOURNMENT
6 At
9:02
p
.m
., Commissioner
Obejas
moved to adjourn the meeting to Wednesday,
June 18
,
202
5 ,
at 6:30 p.m.
in the
LeRoy J. Jackson
Council Chambers
.
185
ATTACHMENT 15
Brittney Jenkins
1 Planning
Commission
Recording Secretary
May 21, 2025
May
21 , 2025
MINUTES OF
A
REGULAR MEETING OF THE
TORRANCE
PLANNING
COMMISSION AGENDA
1. CALL MEETING TO ORDER
The Torrance
Planning
Commission
convened
in a regular session
at
6:3
0 p.m. on
We
d
nesd
ay,
May
21 , 2025
,
in the
LeRoy J. Jackson
Council Chambers
3031 Torrance Boulevard
Torrance, CA 9050
3 ROLL CALL
Present:
Commissioner
s
Anunson
,
Borgialli,
Obejas,
Riggs,
Turner
,
Yeh
,
and Chair Kartsonis
.
Absent:
None.
Also Present:
Planning
Manager
Robert Garcia
,
Senior Planner
Leo Oorts
,
Planning Assistant Dominique Allen,
Planning Associate Natalie
Niemeyer
,
Building Official Uykheang Keo,
Engineering Services
Manager Anthony Maatubang,
Associate Engineer
Ghassan
Chehab
,
Supervising Plans Examiner Rigoberto Torres,
Senior
Fire
Prevention Specialist
Chris Rhodes
,
Assistant
City Attorney
Tatia
Strader
, and Community Development Director Michelle Ramirez
.
2. FLAG SALUTE
Chair
Anunson
led the Pledge of Allegiance.
3. REPORT
OF THE COMMUNITY DEVELOPMENT
STAFF ON THE POSTING OF THE
AGENDA
Planning Manager
Garcia
stated
that
the agenda
was posted on the Public Notice Board
at
3031 Torrance B
oulevard
and on the City’s Website on
Thursday
,
May 1
5 , 2025
.
4. ANNOUNCEMENT OF WITHDRAWN, DEFERRED, AND/OR
SUPPLEMENTAL ITEMS
Planning Manager
Garcia
reported
a
Supplemental Item
for
Item
8 A
with a request
to have
the Item moved to the end of the Agenda, a Supplemental Item for Item 8C, and a request for the Commission to adjourn to Wednesday, June 18,
2025,
as there are no Items
scheduled
for the
Wednesday, June 4, 2025 meeting.
MOTION
: Commissioner
Obejas
moved to
take
Item 8
A
out of order and placed at the
end of the Agenda
. Commissioner
Turner
seconded the motion;
a roll call vote
reflected
7 -
0 approva
l
.
5. ORAL COMMUNICATIONS
None.
6 .
CONSENT CALENDAR
6 A.
APPROVAL OF MINUTES
:
APRIL
2 , 2025
MOTION
: Commissioner
Borgialli
moved to
approve the
April
2 , 2025 minutes as
presented.
Commissioner
Obejas
seconded the motion;
a roll call vote
reflected
7 -
0 approva
l
.
186
Brittney Jenkins
2 Planning
Commission
Recording Secretary
May 21, 2025
7 .
ADMINISTRATIVE MATTERS
-
None.
8. HEARINGS
8A.
COMMUNITY DEVELOPMENT
–
CONDUCT A PUBLIC HEARING TO CONSIDER
APPROVAL OF
MOD23
-
00010: JWG CONSULTING (SAUNDERS PROPERTY
COMPANY)
Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of a Modification to a previously approved Division of Lot (DIV14
-
00006) to amend an open space easement (Note A) for purposes related
to solar panels and associated equipment and perimeter fencing, on property located within the Hillside Overlay in the Open Area
–
Planting
–
Parking District (P
-
1)
Zone at 2550 Pacific Coast Highway. If approved, the project is Categorically Exempt from the California Environmental Quality Act (CEQA) per Guidelines Section 15332 –
In
-
Fill
Development Projects. If denied, the project is Statutorily Exempt from CEQA per Guidelines Section 15270
–
Projects Which Are Disapproved. (Res. No. 23
-
079)
Item 8A was discussed after Item 8B and Item 8C.
Planning Manager Oorts presented Item 8A
, referencing the staff report that provided an
application background explaining why the project description was revised and no longer considered in the provisions of the Hillside Overlay. Staff’s recommendation has not changed and continues to recommend
denial of the project.
Chair Kartsonis disclosed he visited the site and that decisions will be based on evidence presented and personal observations.
Chair Kartsonis disclosed that a meeting was made with the applicant for him
approximately a year ago to speak on the project
regarding
any questions or concerns, but at that
time there were no questions or concerns
discussed.
Chair Kartsonis stated that his decisions will
be based on evidence presented and personal observations.
Commissioner Riggs disclosed that he met the architect, walked around the site, and spoke on where the solar panels were going to be. Commissioner Riggs stated that his decisions will be based on evidence presented.
Commissioner Yeh disclosed that he visited the site and will base decisions on evidence presented.
Commissioner Borgialli disclosed that he visited the site, looked at different vantage points, and will base decisions on criteria presented.
Commissioner Turner disclosed that she spoke with the applicant approximately a year ago and had a conversation on the solar panel development, visited the site, and stated
that she
will base decisions on evidence presented.
Mike Misera, representative for Sk
y
line Mobile Home Park
, spoke on the project stating
that the project benefits the City
as it will relieve stress on the electrical grid.
He
stated that t
he
proposed
system
would
get the entire mobile home park to a net zero and
that
excess power
could
be distributed through
out
the City.
G
reg Powers, Chief Operating Officer of Jackson Tidus, referenced the City of Torrance ’s
General Plan
, staff report,
and Solar Ordinance to support the project.
Mr. Powers noted that he
disagrees with staff’s opinion of general understandings.
187
Brittney Jenkins
3 Planning
Commission
Recording Secretary
May 21, 2025
Mr. Powers requested that the Commission honor the process and intent of the City’s Solar Ordinance as the project is a green, renewable, carbon -
free energy source, and is permitted
in every zone in the City
as
expressed in the General Plan Use designated for this site.
John Paulson stated that he disagrees with comments by the applicant’s counsel and that
the solar panels the applicant is trying to install
does not
qualif
y
as a public utility. Mr. Paulson
suggested to place the solar panels on top of the units and not behind the residence.
BJ Patel stated that he bought his property for the unobstructed, open space view, and that he agreed with Mr. Paulson and City staff.
He
stated that the solar panel
farm
will not be
beneficial to the neighborhood.
Ed Stovall stated that the project should not be considered and referenced an
Environmental Impact Report (EIR) from 2007
,
stat
ing
that the topological features
should be
reserved for passive open space. Mr. Stovall expressed his grievances with Saunders Property Management.
Assistant City Attorney Strader noted that the City
did
not agree with the applicant’s
attorney’s position that
the solar panels
are a public utility
,
that the applicant and his team
were
aware
of the City’s
position and
clarified that an open easement does not allow for construction.
Commissioner Obejas inquired why solar panels
were
going into an easement space and
not existing units. Mr. Misera replied that Skyline
did
not own the units, that the units are private
property, and that legally
, Skyline
could not just
place solar panels on the roofs.
Planning Manager Oorts stated that the project description ha d
been revised to no longer
include
the
consideration of a
Minor
Hillside
Exemption Permit
as part of the approval process
and that
any concerns related to view, light, air, and privacy
would
not be considered.
Commissioner Riggs inquired
on
the
height of the
solar panels. Mr. Misera stated that the
solar panels will be 2’
-
6” off the ground.
Planning Manager Oorts noted that the easement
would
trump
any developments.
Mr. Powers stated that the Solar Ordinance
was adopted by City Council and that the
usage of solar panels is permitted in all zoning districts if it complies with the objective development standards, height, and setback limitations.
He
stated that the project will be a public
utility as
the solar panels would be a
utility serving the public
.
Mr. Powers stated that
the ground
-
mounted solar collector project will serve the public and will generate enough power to serve 264 homes and provide excess power that could potentially take strain off of the City’s structure.
In response to
Commissioner Borgialli
,
Mr. Misera stated that
Southern California
Edison
would
allow the operation with an Interconnection Agreement. Commissioner Borgialli commented that due to Mr. Misera’s response,
the project would
not be a public utility.
Assistant City Attorney Strader reiterated that the City does not consider the applicant to be a public utility under California Law.
MOTION
: Commissioner Turner moved to close the public hearing. Commissioner Obejas seconded the motion;
a roll call vote
reflected 7
-
0 approva
l.
Commissioner Borgialli referenced the staff report
stating that the open easement was to
preserve and protect private property and that
the easement
should continue to be acknowledged.
Commissioner Obejas
stated that the public space separation is clear and should be left alone.
188
Brittney Jenkins
4 Planning
Commission
Recording Secretary
May 21, 2025
Commissioner Riggs stated that the project is beneficial for the City and stated that he is
in
support
of
the project.
Commissioner Turner stated that private property with an easement is still an easement, and that an easement is meant to trump private property.
Chair Kartsonis stated that subjective opinions heard would not be taken into account.
Chair Kartsonis stated that the easement was to preserve the historical, natural, and scenic character of the undeveloped land, and
that
the value of the land ha
d
not changed since
the easement was put in place
caus
ing
him to lean away from supporting the project.
Commissioner Yeh stated that the world is
changing and that the project should be
considered and adopted.
MOTION
: Commissioner
Turner
moved to
concur with staff and deny the request for
modification, MOD23
-
00010
. Commissioner Obejas seconded the
no
).
RESOLUTION
:
Planning
Assistant Allen
read the title of Resolution Number
2 3
-
0 79
,
a
Resolution of the Planning Commission of the
C
ity of
Torrance, California, as provided for in
Division 9,
Chapter 2, Article 28
a
nd Division 9, Chapter 2, Article 29
Of The Torrance Municipal
Code, for the denial of a
Modification (MOD23
-
00010) of a previously approved
Division Of Lot
(DIV14
-
00006), on property located within
the Hillside Overlay in the open area
–
planting
–
Parking District (P
-
1) Zone at 2550 Pacific Coast H
ighway.
MOTION
: Commissioner Obejas moved to
adopt
Resolution Number
2 3
-
0 79
.
Commissioner
Turner
seconded the motion;
a roll call vote
reflected 5
-
2 approva
l (Commissioners
Riggs and Yeh voting n
o
).
8 B
.
COMMUNITY DEVELOPMENT
–
CONDUCT A PUBLIC HEARING TO CONSIDER
APPROVAL OF
VAR24
-
00001: ROBERT OSBORN (KBSS MANAGEMENT, LLC)
Recommendation of the Community Development Director that Planning
Commission
conduct a public hearing for consideration of a Variance (VAR24 -
00001)
to convert an existing
two
-
unit multifamily residence back to its original development
as a four
-
unit multifamily
residence, on property located within the Torrance Tract
Overlay and Housing Corridor Overlay
in the Limited Multiple Family Residential
District (R
-
3) Zone at 1810 Cabrillo Avenue. This project
is Categorically Exempt
from the California Environmental Quality Act (CEQA) per Guidelines Section 15303
–
Conversion of
Small Structures.
Planning Associate Niemeyer presented Item 8B.
Mr. Robert Osborn spoke on the project, requesting a Variance to convert the property back into the 4
-
unit building it once was.
No members of the public spoke.
Mr. Osborn stated that the building is currently uninhabitable and rather than having 2 larger units, that
the space would be converted back to the 4
-
unit layout.
He
noted that there
would be no changes to the exterior, although the exterior would
be remodeled.
Commissioner Obejas requested clarifications on parking. Planning Associate Niemeyer replied that staff is in favor of existing parking and recommends approval based on all evidence provided in the staff report.
Mr. Osborn provided a final comment stating that adding 2 additional units to the City’s housing would be beneficial for all involved.
189
Brittney Jenkins
5 Planning
Commission
Recording Secretary
May 21, 2025
MOTION
: Commissioner
Turner
moved to close the public hearing. Commissioner
Riggs
seconded the motion;
a roll call vote
reflected
7 -
0 approva
l
.
Chair Kartsonis stated that he did not see a reason to deny the project.
MOTION
: Commissioner
Turner
moved to
support staff’s recommendation of approval and
made a recommendation to move VAR24
-
00001 to City Council
. Commissioner
Borgialli
seconded the motion;
a roll call vote
reflected
6 -
1 approva
l
(Commissioner Obejas voting against
the motion).
8 C
.
COMMUNITY DEVELOPMENT
–
CONDUCT A PUBLIC HEARING TO CONSIDER
APPROVAL OF
PRE25
-
00001: LANE DESIGN (KEVIN AND KELLI REA)
Recommendation of the Community Development Director that Planning
Commission
conduct a public hearing for approval of a Precise Plan of Development
(PRE25
-
00001) 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 5430 Linda Drive. This project is
Categorically Exempt from the
California Environmental Quality Act (CEQA) per Guidelines Section 15303
–
New
Construction. (Res. No. 25
-
037)
Planning Manager
Garcia presented Item 8C, noting that staff has reviewed the project and determined that it is consistent with the
low
-
density land use designations
and complies with
objective development standards of the R
-
1 Zone
and
planning design provisions of the Hillside
Overlay.
Planning Manager Garcia noted that the proposed residence does not produce significant
adverse impacts,
that staff
is in support of the project, and recommended approval.
Commissioner Obejas disclosed that his property is greater than 500’ from the project, that he’s gone by the property numerous times as he lives in the area ,
and will base decisions on
facts, evidence, and testimony presented.
Chair Kartsonis disclosed that he viewed the property and that decisions will be based on evidence and personal observations.
Commissioner Turner disclosed that she viewed the property and will base decisions on facts presented.
Commissioner Anunson disclosed that he visited the
site
and will base decisions on staff’s
recommendation and personal observations.
Kelli Rea spoke on the project, requesting additions to the home for her growing family.
Kevin Rea requested additions to the property, stating that because he’s on a slope, addition
s
would
consist of
adding a second floor
to
their forever home.
No members of the public spoke.
MOTION
: Commissioner
Yeh
moved to close the public hearing. Commissioner
Borgialli
seconded the motion;
a roll call vote
reflected
7 -
0 approva
l
.
MOTION
: Commissioner
Yeh
moved to
approve PRE25
-
00001
.
Commissioner
Obejas
seconded the motion;
a roll call vote
reflected
7 -
0 approva
l
.
190
Brittney Jenkins
6 Planning
Commission
Recording Secretary
May 21, 2025
RESOLUTION
:
Planning
Assistant
Allen
read the title of Resolution Number
25 -
03 7
,
a
R
esolution of the Planning Commission of The
City Of
Torrance, California, as provided for in
Division 9, Chapter 1, Article 41 of the Torrance
Municipal Code approving A Precise Plan Of
Development (
PRE
25 -
00001) 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 5430 Linda Drive.
MOTION
: Commissioner
Obejas
moved to
adopt
Resolution Number
25 -
03 7
.
Commissioner
Yeh
seconded the motion;
a roll call vote
reflected 7
-
0 approva
l.
9 .
RESOLUTIONS
-
None.
10 .
COMMISSION ORAL COMMUNICATIONS
Commissioner Turner requested an excused absence for Wednesday, June 18, 2025.
Commissioner Yeh requested an excused absence for Wednesday, June 18, 2025.
11 .
ADJOURNMENT
MOTION
: At
9:02
p.m
., Commissioner
Obejas
moved to adjourn the meeting to
We
d
nesd
ay
,
June 18
,
2025
,
at
6:30 p.m
.
in
the
Council Chambers
.
Commissioner
Yeh
seconded
the motion;
a roll call vote reflected
7 -
0 approval
.
Approved as
amended
July 2
,
2 02
5 s/Rebecca Poirier, City Clerk
(ty)
191