Agenda Item 9A — Torrance City Council, January 27, 2026

9A
Date: January 27, 2026
To: Honorable Mayor and Members of the City Council
From: Planning Commission
Michelle Ramirez, Community Development Director
By: Luis E. Velazquez, Planning Associate | [email protected] Subject: Planning Commission and Community Development – Conduct Public Hearing to Consider Appeal of Planning Commission’s Approval of Conditional Use Permit (CUP25-00003) and Development Permit (DVP25-00001) to Allow the Construction of a New Residential Development Consisting of 449 Residential Units, on Property Located within the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business District One (H-DA1 Zone) at 3610 Torrance Boulevard (APN 7366-019-101), Adopt RESOLUTIONS and Determine a Categorical Exemption from the California Environmental Quality Act (CEQA). Expenditure: None.

RECOMMENDATION
Recommendation of the Planning Commission and Community Development Director that City Council:

1. Conduct a public hearing; and

2. Deny the appeal; and

3. Adopt RESOLUTIONS denying the appeal and upholding the Planning Commission approval of CUP25-00003, and DVP25-00001 as provided for in Division 9, Chapter 5, Article 1 and Division 9, Chapter 2, Article 35 of the Torrance Municipal Code to allow the construction of a new residential development consisting of 449 residential units, on property located within the H-DA1 Zone at 3610 Torrance Boulevard; and

4.Determine a Categorical Exemption from CEQA; Article 19, Section 15332 (In-Fill Development).

FUNDING
None required.

DISCUSSION
The project applicant, Vista Homes (LW Acquisitions LLC ET Al Libaw Family LP C/O Horowitz Group), is requesting City Council consideration to allow the construction of a new residential development consisting of 449 residential units, on property located in the H-DA1 Zone. The purpose of this hearing is to review the appeal of the Planning Commission decision for CUP25- 00003 and DVP25-00001.
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Analysis
As the development standards of the H-DA1 Zone are applicable to the project, discretionary review and approval of the entitlements below are required:
 CUP25-00003 to allow construction of a multifamily standalone residential development;  DVP25-00001 to allow construction of a new development within the Hawthorne Boulevard Corridor Specific Plan (HBCSP).

Background
On November 5, 2025, the Planning Commission held a public hearing to consider a residential Density Bonus Project. At the meeting the applicant provided an overview of the project, its key components, architecture style and the Density Bonus aspect of the project. Following public testimony and deliberation, the Commission voted (5-1) to approve the project. A copy of the staff report, and resolutions are included (Attachment 4 and Attachment 5).

City Council Appeal
On November 18, 2025, Supporters Alliance for Environmental Responsibility filed an appeal of the Planning Commission approval. The appeal challenges the use of a Class 32 Infill Development Exemption and requests preparation of additional environmental review.

Staff Response
The project meets all five Class 32 infill criteria. The project is consistent with the General Plan and zoning and is located on a developed urban site with no sensitive habitat. Technical studies and City review show no significant traffic, noise, air quality, or water quality effects and confirm that utilities and services can support the development. The appeal does not provide evidence that any Class 32 criterion is not met or that an exception applies. Because the project qualifies for Class 32, CEQA does not require a Mitigated Negative Declaration (MND) or Environmental Impact Report (EIR). In addition, the project qualifies for State Density Bonus Law benefits and includes 45 low-income units, which supports the City housing obligations and triggers protections under the Housing Accountability Act.

Applicant Response
The applicant submitted a written response (Attachment 8) prepared by PlaceWorks addressing the appeal. The response states the appeal does not identify evidence showing the project fails to qualify for the Class 32 Infill Development Exemption or that any exception applies. The applicant explains the project meets all five Class 32 criteria and cites supporting technical studies showing no significant environmental effects. Based on this review, the applicant states preparation of an MND or EIR is not required.

Findings Supporting Denial of the Appeal
 The appeal does not provide substantial evidence that the project fails to meet any Class 32 criterion or that any exception to the exemption applies.  The project meets objective General Plan and zoning standards for the site and is consistent with the adopted Specific Plan for the corridor.  The Planning Commission approval is supported by substantial evidence in the record, including technical studies on traffic, air quality, noise, utilities, and site conditions.  The project qualifies for State Density Bonus Law benefits and includes 45 low-income units, which supports the City housing obligations and triggers protections under the Housing Accountability Act.
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 No evidence has been presented to show that the project would cause a significant environmental impact that would require preparation of an MND or EIR.

Project Summary
Vista Homes proposes a new residential development with 449 units on a 4.03-acre site at 3610 Torrance Boulevard in the H-DA1 Zone. The project includes a mix of unit types, on site amenities, structured parking, and 45 units affordable to low-income households pursuant to State Density Bonus Law. The development replaces an existing commercial building and surface parking lot and introduces new housing within a fully urbanized corridor consistent with the Commercial Center (C-CTR) land use designation of the General Plan and the HBCSP. As previously mentioned, the project was heard at the November 5, 2025 Planning Commission meeting, and a copy of the Planning Commission staff report (Attachment 4) has been included for more detailed information on the proposed development and a copy of the Planning resolutions (Attachments 5) has been included.

General Plan Land Use Designation
The project site has a General Plan land use designation of C-CTR and a zoning designation of H-DA1. Multi-family residential developments are conditionally permitted in this zone through a Conditional Use Permit. The project is consistent with both the C-CTR land use designation and the H-DA1 development standards, which allow unlimited density and a maximum Floor Area Ratio (FAR) of 1.0.

As part of the City’s urban center, new development in the area is expected to enhance the visual character of the corridor by providing generous landscaped setbacks, promoting pedestrian activity, and supporting transit use. The DA-1 zone permits the largest scale of development within the HBCSP, allowing mid-rise to high-rise buildings with a mix of uses including office, hotel, entertainment, and residential. Mixed-use projects are encouraged, and stand-alone residential uses are allowed. Development in the C-CTR designation is characterized by commercial centers and higher-density residential and mixed-use projects, and as such the proposed residential development is consistent with the land use designation.

The Torrance General Plan also calls for a variety of housing types and sizes to meet community needs and provide housing opportunities for a range of incomes and lifestyles. The addition of 449 dwelling units, including 45 low-income units, supports the City’s 6th Cycle (2021–2029) Regional Housing Needs Assessment (RHNA) allocation of 4,939 units, contributing toward Torrance’s share of regional housing production goals.

Zoning Designation and Adjacent Uses
The project site is located adjacent to different land uses that are consistent with various zoning designations. To the north of the property is professional office and hotel, to the east are residential apartments, to the south is a hotel building, and to the west is a commercial building.

NORTH: H-DA2 Church/Professional Office/Hotel
SOUTH: H-DA1 Hotel
EAST: H-DA1 Restaurants/Apartments
WEST: H-DA1 Commercial Buildings
Prior Hearings and Publications
In accordance with the Torrance Municipal Code (TMC), a notice for a public hearing was made on October 24, 2025 , announcing that the Torrance Planning Commission would conduct a public hearing on November 5, 2025, to consider a development application filed by Vista Homes (LW Acquisitions LLC ET Al Libaw Family LP C/O Horowitz Group) approval of CUP25-00003 and 3 City Council
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DVP25-00001 to allow the construction of a new residential development consisting of 449 residential units, on property located in the H-DA1 Zone. This notice was posted at the site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice was published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.

At the public hearing of November 5, 2025, the Planning Commission reviewed the project, heard public comments, and a motion to approve the project passed a roll call vote of 5 to 1.

Subsequently, an appeal to the City Council was filed on November 18, 2025.

A notice was made on January 16, 2026, that City Council would conduct a public hearing on January 27, 2026, to consider an appeal of Planning Commission approval of the project. This notice was posted at the site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice was published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.

Conclusion
Based on the findings of this report and set forth in the attached resolutions, staff recommends that the City Council deny the appeal and uphold the Planning Commission approval, as conditioned. The project is consistent with applicable land use and zoning regulations and qualifies for the Class 32 Infill Development Exemption. The appeal does not present substantial evidence to support its claims or to refute the findings made by the Planning Commission. Staff recommends confirmation of the Class 32 exemption.

ENVIRONMENTAL FINDINGS
The project meets the criteria for a Categorical Exemption (Class 32 – In-Fill Development) as follows:
a. The project is consistent with the C-CTR land use designation and the H-DA1 zone, which allow residential and mixed-use development subject to discretionary approval. The project complies with the applicable development standards of the TMC and the HBCSP. b. The project site is located within the City of Torrance limits and consists of an approximate

4.03-acre parcel located at 3610 Torrance Boulevard. The site is bounded by hotel and commercial uses to the south and east, commercial uses to the north, and Amie Avenue to the west. The site is located within a fully urbanized area and is served by existing streets and public infrastructure.
c. The project site is not a habitat for endangered, rare, or threatened species. The site is fully developed with a single-story commercial building and surface parking, with no natural or environmentally sensitive features. One abandoned oil well exists on the property; records from the California Geologic Energy Management Division (CalGEM) and the City confirm it has been properly capped and poses no development constraints.

The General Plan does not identify any candidate, sensitive, or special-status species that occupy the site.
d. The potential traffic, noise, air quality, cultural resources, biological, and water quality effects associated with the project were evaluated in consultation with the Torrance Community Development Department and the Public Works Department. A Traffic Circulation Analysis (TCA), which evaluates site access, internal circulation, and project related traffic, was prepared for the project and found that traffic generated by the proposed 449-unit residential development would not result in significant impacts to the 4 City Council
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surrounding roadway network. In accordance with the City’s Traffic Impact Analysis Guidelines and CEQA Guidelines Section 15064.3, the project qualifies for a Vehicle Miles Traveled (VMT) screening exemption as it is located within one-half mile of a high-quality transit corridor along Torrance Boulevard. As such, a detailed VMT analysis was not required. The project site is not included on any hazardous waste or substances sites list (Cortese List) compiled pursuant to Section 65962.5 of the Government Code.
e. The project site is served by existing utilities and public services, including water, sewer, electricity, and solid waste collection. The project proposes to demolish the existing commercial building and redevelop the site with a multi-story residential building containing 449 dwelling units, including 45 units affordable to low-income households. The site can be adequately served by all required utilities and public services.

ATTACHMENTS

1. Resolutions for approval

2. Location and Zoning Map

3. Proofs of Publications and Notifications

4. Planning Commission Staff Report (November 5, 2025)

5. Planning Commission Resolutions No. 2025-066, 2025-067

6. Meeting Minutes

7. Appeal Filing– SAFER

8. Applicant Response to Appeal

9. Project Plans
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RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA , DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL

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

MUNICIPAL CODE TO ALLOW THE CONSTRUCTION OF A
NEW RESIDENTIAL DEVELOPMENT CONSISTING OF 449

RESIDENTIAL UNITS, ON PROPERTY LOCATED WITHIN

THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC
PLAN-DEL AMO BUSINESS SUB -DISTRICT ONE (H -DA1
ZONE) AT 3610 TORRANCE BOULEVARD.

CUP25-00003: VISTA HOMES (LW ACQUISITIONS LLC ET AL. LIBAW FAMILY LP C/O

HOROWITZ GROUP)
WHEREAS, the Planning Commission of the City of Torrance (“City”) conducted a duly noticed public hearing on November 5 , 2025 to consider an application for a Conditional Use Permit (“CUP25-00003”) and Development Permit (“DVP25-00001”) filed by VISTA HOMES (LW Acquisitions LLC ET AL. Libaw Family LP C/O Horowitz Group) to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business Sub-District One (“H-DA1 Zone”) at 3610 Torrance Boulevard; and
WHEREAS, at the Planning Commission meeting on November 5, 2025, a motion to approve the project passed by a roll call vote of 5 to 1; and
WHEREAS, an appeal to the City Council was filed on November 18, 2025; and WHEREAS, the City Council conducted a public hearing on January 27, 2026, to consider an application for CUP25-00003 and DVP25-00001 filed by VISTA HOMES (LW Acquisitions LLC ET AL. Libaw Family LP C/O Horowitz Group) to allow the construction of a new residential development consisting of 449 residential units, on property located within the H-DA1 Zone; and WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC).

NOW, THEREFORE, THE CITY COUNCIL FINDS AND DETERMINES THAT:
a) The project site is located at 3610 Torrance Boulevard (APN 7366-019-101); b) The project site is described as “P M 234-79-81 LOT 2” in the Office of the Los Angeles County Recorder, State of California;
c) The project will not have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2025 Guidelines for Implementation of the California Environmental Quality Act ( “CEQA”), Article 19, Section 15332 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code;
d) The project is conditionally permitted within the H -DA1 Zone, and that the project, as conditioned, complies with the provisions of Hawthorne Boulevard Corridor Specific Plan to the extent applicable;
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2 e) The project, as conditioned, will not impair the integrity and character of the H -DA1 Zone because the project is compatible with the surrounding uses. For example, the project is situated on a lot adjacent to commercial and multifamily residential uses. The project design builds on the existing character of the surrounding area by blending the commercial and residential uses;
f) The project site is physically suitable for the project, as conditioned, because the project site is situated within an urbanized environment and already served by all necessary utilities and public services, and will not extend any roads or other infrastructure; g) The project, as conditioned, will be compatible with existing and proposed future land uses within the H-DA1 Zone and the general area in which the project is to be located because the project site is surrounded by similar uses;
h) The project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan and the Hawthorne Boulevard Corridor Specific Plan (“HBCSP”) because the project is located within the H-DA1 Zone and the General Plan Commercial Center (“C-CTR”) land use designation;
i) The project, as conditioned, will not discourage the appropriate existing or planned future use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest. Additional features and design enhancements include a courtyard, common areas and private balconies that promote quality experience and increased value;
j) There will be adequate provisions for water, sanitation, and public utilities and services to ensure that the project is not detrimental to public health and safety because the project site is located within an urbanized area already served by existing utility and service infrastructure.

The project will connect to existing water, sewer, and storm drain facilities and does not require the extension of new off-site infrastructure. The development of 449 apartment units represents a modest incremental increas e in demand that will be accommodated within existing system capacities. In addition, the applicant is required to pay all applicable development impact fees and school district fees to offset the project’s contribution to public service and facility demand;
k) There will be adequate provisions for public access to serve the project, as conditioned, because access will continue to be provided from Torrance Boulevard and Amie Avenue, with improved internal circulation designed to meet City standards. The project includes an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue to improve public right-of-way width and emergency access. The design allows for full fire department access around the structure, and t he site remains well served by public transit stops along Torrance Boulevard;
l) The location, size, design, and operating characteristics of the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the development standards of the H -DA1 Zone to the extent applicable, and is consistent with the Commercial Center land use designation; m) The project, as conditioned, will not produce any or all of the following results:
• Damage or nuisance from noise, smoke, odor, dust or vibration, • Hazard from explosion, contamination or fire, and
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• Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles.

NOW, THEREFORE, BE IT RESOLVED , BY THE CITY COUNCIL OF THE CITY OF TORRANCE, AS FOLLOWS:

The applications filed by VISTA HOMES (LW Acquisitions LLC ET AL . Libaw Family LP C/O Horowitz Group) for approval of CUP25-00003 and DVP25-00001 to allow the construction of a new residential development consisting of 449 residential units, on property located within the DA-1 Zone at 3610 Torrance Boulevard, on file in the Community Development Department of the City of Torrance, are hereby APPROVED subject to the following conditions:

1. That use of the subject property for the residential development shall be subject to all conditions imposed in CUP25 -00003 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City, and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other docum ents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if CUP25-00003 is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1;

3. That all Conditions and Code requirements of DVP25-00001 shall be met;

4. That a copy of City Council Resolutions pertaining to CUP25-00003 and DVP25-00001 shall appear on all grading plans, building plans, construction specifications, and bid documents associated with the project to facilitate coordination and effective implementation of the conditions of approval;

5. That the applicant shall defend, indemnify, and hold harmless the City of Torrance and its agents, officers, and employees from and against any claim, action, or proceeding against the City agency or its agents, officers, or employees to attack, set aside, void, or annul an approval by the City including, without limitation, an action by an advisory commission, appeal board, or legislative body concerning this discretionary approval. The defense and indemnification shall include the payment of all legal cos ts incurred on behalf of the City in connection with the application, and the defense of any claim, action, or proceeding challenging the approval of CUP25-00003 and DVP25-00001 or the project. The City will promptly notify the applicant of any claim, acti on, or proceeding and agrees to cooperate to the extent required for an effective defense. In the event a legal challenge to the discretionary approval is successful, and an award of attorney fees is made to the challenger, the applicant shall be responsible to pay the full amount of such an award;

6. That the applicant shall submit, in order to ensure compliance with Government Code Section 65915 (c)(1)(A) (or successor statue), a Density Bonus Housing Agreement or similar named agreement, complete with attachment and exhibits, as appropriate, to memorialize the approved density bonus allowance, incentives, concessions, waivers of development standards, parking allowances, development standards and uses, the City Monitoring Fee, and any other terms and conditions relative to the approved project. The applicant shall submit a draft Density Bonus Housing Agreement ( “DBH Agreement”) no less than 90 days prior to the anticipated date for issuance of the first building permit for the project, and the DBH 8 4

Agreement shall be final and executed by the applicant and the City, in recordable form, prior to issuance of the first building permit for the project. The DBH Agreement shall be presented to the Community Development Department and City Attorney's Office for review and approval and shall be in a form approved by the Community Development Department and City Attorney's Office, prior to issuance of the first building permit. The DBH Agreement may be executed by the City Manager on behalf of the City, subjec t to any preference of the City Manager or legal requirement for the DBH Agreement to be approved by the City Council.

The applicant may request from the City a form to be used for the DBH Agreement, and the applicant shall reimburse the City for the cost of legal review. The DBH Agreement shall be executed and recorded with the County of Los Angeles Recorder prior to occupancy of units;

7. That the 45 affordable units reserved for low -income households shall remain affordable for 55 years from the date of initial occupancy. The applicant, property manager, or owner shall provide an annual compliance report to the Community Development Depart ment including tenant income verification, rent rolls, and rent calculations including utility allowances;

8. That for purposes of defraying City monitoring activities, the property owner shall pay a City Monitoring Fee annually. The City shall invoice the owner each year. Failure to issue an invoice waives payment for that year only. The monitoring fee and report ing requirements shall be included in the DBH Agreement;

9. That during all construction activities, the applicant or developer shall provide a toll-free hotline for complaints. The hotline shall be staffed with a live operator who can immediately contact a construction supervisor. Signs displaying the hotline number shall be posted at the site perimeter before grading permit issuance; (Planning)

10. That the construction site shall be secured with decorative temporary fencing, maintained throughout construction to the satisfaction of the Community Development Director; (Planning)

11. That a roof plan shall be submitted with the building plan set for review before permit issuance, identifying parapet heights and setbacks to ensure all roof appurtenances and mechanical equipment are screened from public view; (Planning) That a digital sample board of exterior building materials, finishes, and colors shall be submitted with the building plan set for review before permit issuance, including gates, fencing, and outdoor furniture, to ensure cohesive design; (Planning)

12. That the project shall incorporate the district color “Eggplant” (Pantone 255) as an accent on trim, lighting fixtures, furniture, or other hardware to the satisfaction of the Community Development Director; (Planning)

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

The landscape plan shall be implemented prior to occupancy and shall be mainta ined to the satisfaction of the Community Development Director. That all required street setbacks must be maintained in permanent landscaping and maintained. The plan shall utilize drought resistant California friendly vegetation, shade-producing trees, and shall provide state-of-the- art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all above-ground equipment and parking lot shall be screened with vegetation of sufficient height and texture to provide an effective screen, to the satisfaction of the Community Development Director. That the landscape plan shall comply with the latest State Water Efficient Landscape Ordinance; (Planning)
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14. That a striping and signage plan for all drive aisles and parking areas shall be submitted with the building plan set prior to permit issuance, showing stop and yield controls, directional signage, and accessible parking designations; (Planning)

15. That a final photometric lighting plan shall be submitted for review and approval prior to building permit issuance demonstrating compliance with City lighting standards and ensuring no light spillover beyond property lines; (Planning)

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

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

18. That a utility management plan shall be submitted with the building plan set for review prior to permit issuance. The plan shall identify the placement, design, and screening of all utility equipment, including but not limited to transformers, meters, and backflow preventers; (Planning) That any exterior utility or mechanical equipment shall be screened using materials consistent with the building design or dense landscaping to the satisfaction of the Community Development Director; (Planning)

19. That a wall and fencing detail shall be submitted prior to building permit issuance, showing design consistent with building materials. Chain -link, barbed wire, and razor wire are prohibited; (Planning)

20. That a graffiti -proof finish shall be used on walls where applicable, including building walls, fence walls, and screen walls; (Planning)

21. That all residential parking spaces shall be maintained for resident use only and shall not be leased or rented to nonresidents; (Planning)

22. That decorative paving materials complementary to the development design shall be provided at driveways, walkways, and guest parking areas to the satisfaction of the Community Development Director; (Planning)

23. That all persons associated with the use shall park onsite, including residents, visitors, employees, and deliveries; (Planning)

24. That each apartment unit shall be provided with a washer and dryer appliance (laundry) as noted on the floor plans; (Planning)

25. That all open space and landscape areas located at ground level shall be provided for resident use, maintained, and kept free of trash and vandalism; (Planning)

26. That no vending machines, publication racks, telephones, kiosks, donation bins, or similar items shall be permitted outside of the buildings; (Planning)

27. That no outdoor sound-amplifying equipment or similar devices shall be permitted outside the building; (Planning)
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28. That any future request for a Wireless Telecommunications Facility ( “WTC”) shall require separate approval, and all equipment shall be screened from public view; (Planning)

29. That the applicant shall continue to work with the Public Works Department for the approval of the Traffic Circulation Analysis ( “TCA”). The applicant must complete any off -site improvement that the City deems appropriate to offset any negative effects identified in the approved TCA to the satisfaction of the Public Works Director prior to issuance of Certificate of Occupancy; (Public Works-Traffic Engineering)

30. The applicant must install an ADA compliant east -west pedestrian crosswalk for the intersection of Amie Ave and Fashion Way prior to issuance of Certificate of Occupancy; (Public Works-Traffic Engineering)

31. That any modifications to the approved building footprint or elevation shall require review and approval by the Community Development Director prior to issuance of building permits; (Planning)

32. That the applicant shall submit detailed architectural elevations and colored renderings consistent with the approved conceptual elevations for review and approval prior to building permit issuance; (Planning)

33. That all balcony railings, window proportions, façade articulation, and exterior materials shall be constructed in a manner consistent with the approved architectural plans and renderings, to the satisfaction of the Community Development Director; (Planning)

34. That all retaining walls, podium walls, and exposed parking structure elevations shall be finished in materials and colors consistent with the primary building elevations; (Planning)

35. That loading and delivery operations shall occur entirely onsite and shall not obstruct the public right-of-way; (Planning)

36. That any modifications to the approved plans, including but not limited to adjustments to window size, material changes, or relocation of doors, shall require review and approval by the Community Development Director prior to building permit issuance; (Planning)

37. That prior to the issuance of a Building Permit, the applicant shall enter into negotiations for the formation of, participate in, or annex into, a Community Facilities District ( “CFD”) to fund a portion of the additional costs for ongoing City services, including but not limited to roadway maintenance, park maintenance, lighting, and public safety. The final CFD participation shall be to the satisfaction of the Community Development Di rector and Finance Director ; (Planning/Finance)

38. The applicant shall, upon completion of the project, retain a Certified Access Specialist (“CASp”) to verify compliance with the current California Building Code (“CBC”). Any deficiencies identified in the CASp report shall be corrected to the satisfaction of the Building Official; (Building & Safety/Grading)

39. The applicant shall provide all required path of travels including path of travel from the public right of way per the CBC. Where path of travels extend beyond the property line an approved easement shall be provided to the satisfaction of the Building Official; (Building and Safety)

40. That the project shall comply with the California Green Building Code Tier 1 requirements; (Building & Safety)

41. That Torrance Municipal Water shall be the service provider for the proposed development; (Public Works)
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42. That the proposed Ductile Iron Pipe (“DIP”) water main and appurtenances shall be designed and installed through the west side of the project lot, and through the southerly neighboring lots to connect to the existing 12" water main on Fashion Way; (Public Works)

43. That the applicant/developer shall design and construct a mainline sewer to public standards.

The sewer plans, prepared by a professional engineer, shall be submitted by the applicant/developer to the Engineering Services Division of the Community Development Department for review and approval prior to issuance of grading permit. Sewer main to be constructed prior to occupancy; (Engineering)

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

45. That the applicant shall record an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue along the property frontage; (Engineering)

46. That all proposed and/or existing water meters larger than 2", double check detector assemblies and reduced pressure backflow assemblies shall be located above ground on private property near the public right-of-way, shall be screened from public view with approved plant material, and shall be constructed per City standards. Final location of said facilities and landscape screening shall be incorporated into water, fire and landscape plan for review prior to building permit issuance. Landscape screening shall provide access to water and fire department at all times and be maintained diligently to the satisfaction of the Fire Marshal; (Water)

47. That a dedicated water meter and reduced pressure assembly shall be provided for landscape irrigation; (Water)

48. If any pumps are required onsite, that all domestic services shall be protected by a reduced pressure principle assembly; (Water)

49. That the project site shall be served by master public water meter (meter larger than 2" shall be located above ground on private property adjacent to public right -of-way) with privately owned, operated, maintained and administered submetering system for each dwelling unit.

Common areas shall be served by a separate meter; (Water)

50. That a hydrology study shall be submitted to and approved by the Engineering Services Division of the Community Development Department prior to approval of the grading plan.

The study shall include the method of detaining the difference between the 10 -year and 50- year storm. Determine proposed building finished floor elevation with adequate freeboard; (Engineering)

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

52. That the business name and address shall be clearly visible from the street frontage to the satisfaction of the Torrance Police Department; (Police)

54. That the property shall be secured with Knox Box locks providing access to the Torrance Police and Fire Departments at all secured vehicle gates and common entry doors of the residential building; (Police)

55. That a video surveillance system shall be installed to monitor all parking areas, building entry points, vehicle access gates, and primary pedestrian entrances to the satisfaction of the Torrance Police Department; (Police)

56. That a site map shall be posted at the entrance of the multi -unit residential community identifying unit numbers, addresses, and locations, and that the residential complex map shall be installed at all main accessways; (Police)

57. That visible residential building nomenclature shall be provided to facilitate emergency response; (Police)

58. That a housing unit directory and map identifying the locations of elevators and stairwells shall be posted in visible areas within the building; (Police)

59. That all security cameras shall be maintained in proper working order at all times, and that recorded footage shall be made available to the Torrance Police Department upon request; (Police)

60. That surveillance footage shall be stored for a minimum of sixty (60) days, and that the Torrance Police Department strongly recommends that the video surveillance system be Open Network Video Interface Forum (ONVIF) compatible; (Police)

61. That the applicant shall install a vapor barrier system to prevent vapor intrusion in all garage areas and residential units, to the satisfaction of the Environmental Division; (Environmental)

62. That all signs, including new, modified, or revised signage, shall be reviewed and approved by the Environmental Division or shall comply with the previously approved sign program.

Appeals of Environmental Division decisions may be made to the Planning Com mission; (Environmental)

63. That rooftop identification numbers shall be installed to assist emergency personnel in locating the property. The numbers shall be 4 feet high and 2 feet wide, spaced 12 inches apart, parallel to the street, and painted in a non -reflective color contrasting with the roof surface; (Environmental)

64. That a minimum of 9-inch contrasting address numerals shall be provided for non-residential uses; (Environmental)

65. That the applicant shall install on-site bicycle racks and submit a placement plan and detail of the rack design for review and approval to the satisfaction of the Environmental Division; (Environmental)

66. That bins or containers shall be provided within the trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

67. That the applicant shall submit a Noise Attenuation Plan prepared by a qualified acoustical consultant for review and approval by the Environmental Division. The plan shall demonstrate how the recommended measures will mitigate operational noise to ensure compliance with the TMC and prevent disturbance to adjacent properties; (Environmental) 13 9

68. That the trash enclosure shall include a metal barrier roof covering to prevent rainwater intrusion and comply with current National Pollutant Discharge Elimination System (“NPDES”) requirements; (Environmental)

69. That the applicant shall verify compliance with all applicable pool safety requirements to the satisfaction of the Environmental Division; (Environmental)

70. The applicant shall provide a case -specific study demonstrating whether the abandoned oil well onsite has been abandoned in accordance with current State and local standards and shall perform a leak test consistent with current Neighborhood Services Divisi on policies. A deposit may be required to cover consultant review fees associated with the well study, prior to issuance of building permit; (Environmental)

71. The applicant shall be required to sign a Release of Liability and Assumption of Risk Agreement, to the satisfaction of the City Attorney’s Office, acknowledging and agreeing to record the document against the subject property, prior to issuance of any building permit; (Environmental)

72. That open and unobstructed areas shall be maintained adjacent to the surface location of the wellhead as follows: (a) no structure or property line shall be closer than ten (10) feet to any two (2) adjacent sides of the well; (b) no structure or property line shall be closer than fifty (50) feet to the third (3rd) side of the well; and (c) the fourth (4th) side shall provide open access to allow an oil well abandonment rig to access the site; (Environmental)

73. The applicant shall provide a case specific study, showing how vertical, as opposed to horizontal, open access will be adequate for future oil well abandonment, to the satisfaction of the Community Development Director. The study shall show that the cleara nces will be sufficient for rig entry and operation, how the mast will be raised and how the rig will perform in space. The study shall demonstrate how the clearances and rig operation will be safe for future tenants, including but not limited to risk of and management of possible rig failure. The study is to be reviewed by a consultant of the City’s choosing. A deposit for the review may be requested of the applicant. If the study fails to satisfy the Community Development department, the applicant will change the design of the project to provide the setbacks prescribed by the code, not to include a vertical clearance as the fourth “open access.” The study shall be received and reviewed by the Environmental division and oil well consultant before Building Permit submittal; and (Environmental)

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

INTRODUCED, APPROVED, and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 27th day of January 2026.

_______________________________
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 14 1
RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL

OF A DEVELOPMENT PERMIT AS PROVIDED FOR IN
DIVISION 9, CHAPTER 2, ARTICLE 36 OF THE TORRANCE

MUNICIPAL CODE TO ALLOW THE CONSTRUCTION OF A
NEW RESIDENTIAL DEVELOPMENT CONSISTING OF 449

RESIDENTIAL UNITS, ON PROPERTY LOCATED WITHIN

THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC
PLAN-DEL AMO BUSINESS SUB -DISTRICT ONE (H -DA1
ZONE) AT 3610 TORRANCE BOULEVARD.

DVP25-00001: VISTA HOMES (LW ACQUISITIONS LLC ET AL. LIBAW FAMILY LP C/O

HOROWITZ GROUP)
WHEREAS, the Planning Commission of the City of Torrance (“City”) conducted a duly noticed public hearing on November 5, 2025 to consider an application for a Conditional Use Permit (CUP25-00003) and Development Permit (DVP25-00001) filed by VISTA HOMES (LW Acquisitions LLC ET AL. Libaw Family LP C/O Horowitz Group) to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business Sub-District One (H-DA1 Zone) at 3610 Torrance Boulevard; and
WHEREAS, at the Planning Commission meeting on November 5, 2025, a motion to approve the project passed by a roll call vote of 5 to 1; and
WHEREAS, an appeal to the City Council was filed on November 18, 2025; and WHEREAS, the City Council of the City of Torrance conducted a public hearing on January 27, 2026, to consider an application for a Conditional Use Permit and Development Permit filed by VISTA HOMES (LW Acquisitions LLC ET AL. Libaw Family LP C/O Horowitz Group) to allow the construction of a new residential development consisting of 449 residential units, on property located within the H-DA1 Zone; 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 36 of the Torrance Municipal Code (TMC).

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TORRANCE FINDS AND DETERMINES THAT:
a) The project site is located at 3610 Torrance Boulevard (APN 7366-019-101); b) The project site is described as “P M 234-79-81 LOT 2” in the Office of the Los Angeles County Recorder, State of California;
c) The project will not have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2025 Guidelines for Implementation of the California Environmental Quality Act ( “CEQA”), Article 19, Section 15332 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code;
15 2

d) The project is conditionally permitted within the H -DA1 Zone, and that the project, as conditioned, complies with the provisions of Hawthorne Boulevard Corridor Specific Plan (“HBCSP”) to the extent applicable;
e) The project, as conditioned, will not impair the integrity and character of the H -DA1 Zone because the project is compatible with the surrounding uses. For example, the project is situated on a lot adjacent to commercial and multifamily residential uses. The project design builds on the existing character of the surrounding area by blending the commercial and residential uses;
f) The project site is physically suitable for the project, as conditioned, because the project site is situated within an urbanized environment and already served by all necessary utilities and public services, and will not extend any roads or other infrastructure; g) The project, as conditioned, will be compatible with existing and proposed future land uses within the H-DA1 Zone and the general area in which the project is to be located because the project site is surrounded by similar uses;
h) The project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan and the HBCSP because the project is located within the H -DA1 Zone and the General Plan Commercial Center (“C-CTR”) land use designation;
i) The project, as conditioned, will not discourage the appropriate existing or planned future use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest. Additional features and design enhancements include a courtyard, common areas and private balconies that promote quality experience and increased value;
j) There will be adequate provisions for water, sanitation, and public utilities and services to ensure that the project is not detrimental to public health and safety because the project site is located within an urbanized area already served by existing utility and service infrastructure.

The project will connect to existing water, sewer, and storm drain facilities and does not require the extension of new off-site infrastructure. The development of 449 apartment units represents a modest incremental increas e in demand that will be accommodated within existing system capacities. In addition, the applicant is required to pay all applicable development impact fees and school district fees to offset the project’s contribution to public service and facility demand;
k) There will be adequate provisions for public access to serve the project, as conditioned, because access will continue to be provided from Torrance Boulevard and Amie Avenue, with improved internal circulation designed to meet City standards. The project i ncludes an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue to improve public right-of-way width and emergency access. The design allows for full fire department access around the structure, and t he site remains well served by public transit stops along Torrance Boulevard;
l) The location, size, design, and operating characteristics of the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the development standards of the H -DA1 Zone to the extent applicable, and is consistent with the Commercial Center land use designation; 16 3

m) The project, as conditioned, will not produce any or all of the following results:
• Damage or nuisance from noise, smoke, odor, dust or vibration, • Hazard from explosion, contamination or fire,
• Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles.

NOW, THEREFORE, BE IT RESOLVED , BY THE CITY COUNCIL OF THE CITY OF TORRANCE, AS FOLLOWS:

The application filed by VISTA HOMES (LW Acquisitions LLC ET AL . Libaw Family LP C/O Horowitz Group) for approval of DVP25-00001 to allow the construction of a new residential development consisting of 449 residential units, on property located within the DA-1 Zone at 3610 Torrance Boulevard, on file in the Community Development Department of the City of Torrance, is APPROVED subject to the following conditions:

1. That use of the subject property for the mixed -use development shall be subject to all conditions imposed in DVP25-00001; and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if DVP25-00001 is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1 of the TMC;

3. That all Conditions and Code requirements of CUP25-00003 shall be met;

6. That prior to the issuance of a Building Permit, the applicant shall enter into negotiations for the formation of, participate in, or annex into, a Community Facilities District ( “CFD”) to fund a portion of the additional costs for ongoing City services, including but not limited to roadway maintenance, park maintenance, lighting, and public safety. The final CFD participation shall 17 4

be to the satisfaction of the Community Development Director and Finance Director; and (Planning/Finance)

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

INTRODUCED, APPROVED, and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 27th day of January 2026.

_______________________________
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

18 AM
IE

FASHION

TORRANCE
M
ADISON

MARRIOTT

PRIVATE DRIVEW
AY

PRIVATEDRIVEWAY
3635
H-DA121250
H-DA1
3701
H-DA2
3610
H-DA1
3700
H-DA1
H-DA1
3510
H-DA1
3525
H-DA2
3655
H-DA2
H-DA1
3611
H-DA2
3531
H-DA1
3556
H-DA1
21500
H-DA1
3535
H-DA2
3510
R5
3737
H-DA2
3540
R3
3661
H-DA2
21107
R3
H-DA1
H-DA1
R3
3531
H-DA2
3673
H-DA2
21015
R3
21023
R3
R3
H-DA2
21200
H-DA1
21016
R3
21270
H-DA1
21113
R3
3555
H-DA2
21022
R3
R3
3565
H-DA2 H-DA2
H-DA1
H-DA1
H-DA1
H-DA1
H-DA1
R3
H-DA2
3520
R3
3520
R3
3520
R3
21116
R3
21114
R3
3520
R3
3520
R3
3520
R3 3520
R3
21140
H-DA2
H-DA1
21112
R3
21106
R3
21108
R3
3520
R3
21020
H-DA2
3520
R3
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
21158
H-DA2
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
21118
R3
21122
R3
3538
H-DA1
3550
H-DA13550
H-DA1
3550
H-DA1
AM
IE

FASHION

TORRANCE
M
ADISON

MARRIOTT

PRIVATE DRIVEW
AY

CUP25-00003, DVP25-00001
3610 TORRANCE BLVD
LEGEND
Notification Area
3610 Torrance Blvd.

LOCATION AND ZONING MAP
0 200 400100
Feet
19 ATTACHMENT 2
Daily Breeze
2615 Pacific Coast Highway #329
Hermosa Beach, California 90254
(310) 543-6635
0011773689
City of Torrance
3031 Torrance Blvd
Torrance, California 90503

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

STATE OF CALIFORNIA
County of Los Angeles
I am a citizen of the United States and
a resident of the County aforesaid; I
am over the age of eighteen years,
and not party to or interested in the
above-entitled matter. I am the
principal clerk of the printer of Daily
Breeze, a newspaper of general
circulation, printed and published in
the City of Torrance*, County of Los
Angeles, and which newspaper has
been adjudged a newspaper of
general circulation by the Superior
Court of County of Los Angeles, State
of California, under the date of June
15, 1945, Decree No. Pomo C-606.

The notice, of which the annexed is a
printed copy (set in type not smaller
than nonpareil), has been published in
each regular and entire issue of said
newspaper and not in any supplement
thereof on the following dates, to wit:
01/16/2026
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Dated at Hermosa Beach, California
On this 16th day of January, 2026.
______________________________
Signature
*Daily Breeze circulation includes the following
cities: Carson, Compton, Culver City, El
Segundo, Gardena, Harbor City, Hawthorne,
Hermosa Beach, Inglewood, Lawndale,
Lomita, Los Angeles, Long Beach, Manhattan
Beach, Palos Verdes Peninsula, Palos Verdes,
Rancho Palos Verdes, Rancho Palos Verdes
Estates, Redondo Beach, San Pedro, Santa
Monica, Torrance and Wilmington
01-27-26 CUP25-00003 Vista Homes (D. Aoki) - Page 1 of 2 20 ATTACHMENT 3
01-27-26 CUP25-00003 Vista Homes (D. Aoki) - Page 2 of 2 21 AGENDA ITEM NO. 8
B

DATE:

November 5, 2025

TO:

Planning Commission

FROM:

Luis E. Velazquez, Planning Associate

SUBJECT:

3610 Torrance Boulevard

Conditional Use Permit (CUP25
-
00003)

Development Permit (DVP25
-
00001)

Consideration of a Conditional Use Permit
(CUP25
-
00003)

and Development Permit
(DVP25
-
00001) in conjunction with a density bonus

to
allow
the construction of a new
residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan
-
Del Amo Business District
One

(H
-
DA1
Zone)
at 3610 Torrance Boulevard (APN 7366
-
019
-
101).

RECOMMENDATION

Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider adoption of Resolution Nos. 2025
-
066
and 2025
-
067
for approval of
CUP25
-
00003

and
DVP25
-
00001

in conjunction with a density bonus

to allow
t
he construction of a new residential
development consisting of 449 residential units, on property located within the H -
DA1
Zone
, and determine
a Categorical Exemption for the project in accordance with the California Environmental Quality Act (CEQA); Artic
le 19, Section 15332 (In
-
Fill Development).

EXECUTIVE SUMMARY

The project applicant,
Vista Homes

(LW Acquisitions LLC ET Al Libaw Family LP C/O Horowitz Group), requests approval by Planning Commission to allow the construction of a new residential development consisting of 449 residential units, on property located in the H -
DA1 Zone.

The project complies with the design guidelines of the Hawthorne Boulevard Corridor Specific Plan (HBCSP), which promote appropriate scale, placement, and visual appeal compatible with surrounding development. The proposal features a multi
-
story building o
f varying heights
,
consisting of 449 residential
units

and includes 45 units reserved for low
-
income households. The floor plans offer a mix of one, two, and three

bedroom configurations, providing a range of housing options consistent with current residen tial
development trends.

Pursuant to the HBCSP, multi
-
family residential development

within the H
-
DA1 Zone requires a CUP
.

The

development standards of the Torrance Municipal Code (TMC) as well as the HBCSP are applicable to the project, and therefore require discretionary review and approval by the Planning Commission for the following entitlements:

•
Conditional Use Permit
(CUP
25 -
00003
) to allow a multi
-
family residential development
;
•
Development (DVP
25 -
00001
) to allow
new development within the HBCSP.

Staff has reviewed the project and determined compliance with the objective development standards of the TMC and the Commercial Center (C
-
CTR) land use designation

of the General Plan
.

The proposal also
includes requests for waivers and parking provisions consistent with State Density Bonus Law.

DISCUSSION

General Plan Land Use Designation and Zoning Designation

The project site has a General Plan land use designation of C -
CTR and a zoning designation of H
-
DA1.

Multi
-
family residential developments are conditionally permitted in this zone through a Conditional Use 1 22
ATTACHMENT 4
Permit. The project is consistent with both the C
-
CTR land use designation and the H
-
DA1 development
standards, which allow unlimited density and a maximum Floor Area Ratio (FAR) of 1.0.

As part of the City’s urban center, new development in the area is expected to enhance the visual character of the corridor by providing generous landscaped setbacks , promoting pedestrian activity, and supporting
transit use. The DA
-
1 zone permits the largest scale of development within the HBCSP, allowing mid -
rise
to high
-
rise buildings with a mix of uses including office, hotel, entertainment, and residential. Mixed -
use
projects are encouraged, and stand
-
alone residential uses are allowed. Development in the C -
CTR
designation is characterized by commercial centers and higher -
density residential and mixed
-
use projects,
and
as such
the proposed residential development
is consistent with the land use designation.

The Torrance General Plan also calls for a variety of housing types and sizes to meet community needs and provide housing opportunities for a range of incomes and lifestyles. The addition of 449 dwelling units, including 45 low
-
income units, supports the C
ity’s 6th Cycle (2021
–
2029) Regional Housing Needs
Assessment (RHNA
) allocation of 4,939 units, contributing toward Torrance’s share of regional housing production goals.

Adjacent Land Uses and Zoning Designations

The project site is located adjacent to different land uses that are consistent with various zoning designations.

To the north of the property is professional office and hotel, to the east are residential apartments
,

to the south is a hotel building, and to the west is a commercial building.

NORTH:

H
-
DA2
SOUTH:

H
-
DA1
EAST:

H
-
DA1
WEST:

Church/Professional Office/Hotel
Hotel
Restaurants/Apartments
Commercial Buildings
Existing Site and History

The project site is irregularly shaped

located
on the

southwest

corner of Amie Avenue and Torrance
Boulevard
and
is
oriented north toward Torrance Boulevard. The property measures approximately 175,605 square
feet (4.03 acres) and has a generally flat topography with a slight grade change below street level along portions of the perimeter. The site is currently developed with a large, single -
story commercial
building centrally located on the parcel, surrounded
by surface parking areas. There are no prominent
natural features on the site. An oil well exists within the property, which has been previously abandoned.

The site is located within an urbanized area and is bounded by hotel and commercial uses. Access is provided from Torrance Boulevard, Amie Avenue, and a private driveway along the southern property line.

The site is also served by public transit stops loca
ted along Torrance Boulevard, consistent with the
corridor’s designation as a high

activity commercial and mixed
-
use area.

As part of the proposed project, a portion of land along Amie Avenue will be dedicated to the City for street and highway purposes, which will result in a reduction in overall parcel size

to 175,546 square feet
.

The property was originally developed in 1994 through Conditional Use Permit (
CUP93
-
0040
)
, Modification
(
MOD93
-
0029
)
, and Division of
(
Lot DIV93
-
0011
)
, which authorized the construction of two retail buildings and associated parking areas.

Project Overview

The project is representative of current urban housing development trends and features two semi
subterranean

parking levels,
four and
six residential floors
, and a mix of open space and amenity areas.

A
portion of the development is proposed to be
six

stories
,

and a portion is proposed to be
eight

stories

inclusive of

the parking levels
.

Common space and amenities are located on the lower level of the residential complex. Additional amenities will be located on the rooftop of the highest level of the project .

The residential project will consist of
449 units will be made up of one, two and three bedroom units.

The
proposed
gross

building area is

466,856
square feet

and would have a FAR of 2.7 on a 4.03 acres site.

As
part of this proposal, the project will be using State Density Bonus Law and will be allocating 45 units to 2 H-DA1
23 low
-
income households. In return, the project is requesting waivers of setback,

parking, FAR,

and open
space development standards

per State Density Bonus Law
.

Access to the site will be provided on the southern private driveway served by four

vehicle driveways and
pedestrian access is located throughout the perimeter of the proposal.

In addition, the applicant will dedicate
a portion of the property along Amie Avenue to the City for public right -
of
-
way purposes.

The project will be
providing a total 815 parking spaces across
two

parking levels.

Density Bonus

The project qualifies under the State Density Bonus Law by providing 10 percent of the total units, or 45 units, as affordable to low
-
income households. In accordance with the law, qualifying projects are entitled to request waivers or reductions of develo
pment standards that would physically preclude construction at the permitted density and incentives to support the inclusion of affordable housing.

The applicant is requesting
four

waivers under the Density Bonus provisions: (1)
a reduction of the east
street setback from 20 feet to 1
foot
; (2)
a reduction of parking stall dimensions from 8.5 feet by 19 feet to

8.5 feet by 18 feet
; (3)
an increase in the FAR from 1.0 to 2.
7 ; and (4)
a reduction in the required open
space from 134,700 square feet (300 square feet per unit) to 59,623

square feet

(133 square feet

per unit)
.

These waivers are necessary to achieve the proposed unit count and site design while maintaining on -
site
amenities and parking efficiency.

Under the Density Bonus Law, the project is also eligible for the reduced parking ratios prescribed by State law, requiring no more than
1 space for one
-
bedroom units and 1.5 spaces for two

and three
-
bedroom units
and may be in tandem arrangement.

Overall parking requirements are discussed

further in the report.

In accordance with the State Density Bonus Law, the applicant will be required to record a to memorialize the approved density bonus allowance, incentives, concessions, waivers of development standards, parking allowances, development standards and uses, a
nd any other terms and conditions relative to the
project that have been included in the attached resolutions (Attachment 1).

Building Architecture and Design

The proposed development features a contemporary urban multifamily architectural style that is consistent with the design guidelines with the of the H
-
DA1 Zone and the C
-
CTR land use designation, which
encourages scale, placement, and appeal that is compat
ible with character of the surrounding area and
that blend with existing uses.

The design promotes compatibility with the surrounding context by integrating a mix of materials, varied building massing, and articulation that reduce the perceived scale of th e structure
and contribute to a cohesive streetscape.

Overall, the design achieves a cohesive appearance that aligns with the HBCSP’s design objectives for high quality, pedestrian -
oriented development.

The building design emphasizes horizontal and vertical modulation through alternating wall planes, balconies, and the use of contrasting materials and colors. Exterior finishes include a combination of light stucco and wood
-
look siding that create a balanc
ed composition and visual warmth. Large window openings and corner glazing enhance transparency and provide visual connection between the interior spaces and the public realm.

The elevations reflect enhanced modulation through new 3.5 -

foot wall pop
-
outs, recessed balconies, and
expanded window openings up to 8 by 8 feet on upper floors to improve visual balance and natural light.

The design incorporates a mix of smooth stucco finishes, wood -
look siding, and accent tile panels that add
depth and texture. The color palette of light neutral tones with warm accents provides contrast and visual warmth

The

design of the

ground and second floor

level
s

distinguish the base from the upper residential levels
through a change in materials and color, reinforcing a pedestrian scale along the street frontage. The project also incorporates landscaping and street trees that soften the building edge and compleme nt the
architectural form.

Overall, the architectural design supports a modern and inviting residential character that contributes positively to the surrounding built environment. The project demonstrates a high level of visual interest, 3 24
quality materials, and thoughtful massing consistent with current urban design standards and community expectations.

Building Setbacks

The HBCSP requires a 20
-
foot setback along public street frontages and does not establish a minimum setback for side or rear property lines. The proposed setbacks are designed to create a defined transition between the development and Torrance Boulevard by

providing a landscaped front yard setback consistent
with plan objectives. The HBCSP also requires that all areas not occupied by structures, walkways, driveways, or parking spaces be permanently landscaped with a combination of trees, shrubs, and groundc
over. A condition of approval has been included to ensure the required street setback and landscape improvements are maintained and enforced through the landscape plan review process.

In addition, the project includes an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue, consistent with Engineering requirements. This dedication ensures adequate public right
-
of
-
way width, improve
s vehicular and emergency access, and supports
future street improvements along Amie Avenue.

Staff notes that the applicant has also requested a density bonus waiver to reduce
the setback standard
along the eastern property line.

Building Setback Summary

Project Setback

Required Setback

Density Bonus Law

North Street Setback

(Torrance Blvd)

20’

N/A

East Street Setback

(Amie
Ave)

1’

20’

Reduction Allowed

West Side Setback

10’

0 ’

N/A

South
Rear Setback

15’

0’

N/A

Building Height

The project features building heights consistent with the HBCSP and C -
CTR development standards,
providing an appropriate transition and scale relative to nearby structures. The building steps from a six -
story section to an eight
-
story structure along Torrance Boulevard, with a maximum height of approximately 92 feet
, including the stair and roof enclosure. This height composition reduces bulk along the street frontage and maintains a balanced relationship with surrounding commercial and hotel properties.

The proposed height is well within the 200
-
foot limit allowed under the HBCSP for projects in the DA -
1 Zone
and aligns with the
HBCSP
’s intent to concentrate
mid
-
rise

and high
-
rise development which includes

high
-
density residential development
within the corridor
. The HBCSP envisions buildings with a defined street
presence, active ground
-
floor uses, and upper floors that accommodate residential density to support walkability and transit access. The project’s massing and scale advance these objectives by i ntroducing a
modern residential form that complements the existing urban framework and contributes to the corridor’s gradual transformation into a more walkable, mixed
-
use environment.

Building
Height

Summary

Building Height

Height Limit

6 -
Story

Section

65 ’

200’

8 -
story

Section

92 ’

200’

4 25
Access, Circulation and Parking

The project is consistent with the design guidelines of the HBCSP, which promote clear and efficient access and circulation for vehicles and pedestrians while minimizing potential traffic conflicts along Torrance Boulevard. The
two
-
level
parking structure provides sufficient
on
-
site

parking to serve residents and visitors
while maintaining a clean and active street frontage.

As previously mentioned, t
he project site is located on a corner lot with an existing driveway on Amie Avenue and a shared
private
driveway on Torrance Boulevard. The proposal includes removing the Amie Avenue driveway and providing four new garage entry points accessed from the existing private rear driveway.

Additional access will continue to be provided through the private driveway

along Torrance Boulevard, which
leads to a ramp
connecting

the two parking levels. The building design conceals parking areas with the use
of
frontage
s, effectively screening them from public view.

A Traffic Circulation Analysis (TCA) was prepared to evaluate trip generation, distribution, and site access.

The study determined that project
-
related traffic would not create significant impacts at surrounding intersections and that all intersections wou
ld continue to operate at acceptable levels of service. The analysis also confirmed that the proposed driveways, internal circulation, and emergency access routes comply with City standards. As a condition of approval, the applicant is required to continue

working with
the Public Works Department to finalize the TCA for review and approval. The final analysis shall confirm that the project does not result in negative effects, or the applicant shall complete any off -
site improvements
deemed necessary by the
City to offset such effects, to the satisfaction of the Public Works Director.

The applicant is requesting to apply the parking standards permitted under State Density Bonus Law, which allow
1 space for studio or one
-
bedroom units,1.5 spaces for two

and three

bedroom units, and 2.5 spaces
for four

bedroom units. On
-
site spaces may include tandem or uncovered parking but exclude on -
street
spaces. This request does not count as an incentive or concession under the law. The applicant has also requested a waiver of standard parking stall dimensions to i ncrease parking capacity. A total of

633 parking
spaces are required, and 815 are provided, including
2 2

guest parking spaces.

Parking

Summary

Residential Units

Guest Parking

Total

Parking Provided

793

22 815
**

Parking Required

633
*

N/A
**
*

633

*Per the State
Density Bonus Law, parking ratio for residential units is reduced to:1 space per studio unit;

1 space per one bedroom unit;

1.5 space
s

per
two

bedroom unit;

1.5 spaces per t
hree

bedroom unit;

and
guest parking is not required

**
Total parking includes: 111 standard spaces,
686 tandem spaces, 18 ADA spaces

***Guest Parking Not Required

Floor Area,
Unit
Floor Plans and
Building
Layout

The project proposes a six

to eight
-
story residential building totaling approximately 466,856 square feet on a 4.03
-
acre site, resulting in a 2.7 Floor Area Ratio (FAR). The HBCSP allows multifamily residential development within the DA
-
1 Zone with unlimited density and a maximum FAR of 1.0. The applicant requests a waiver of this standard under the State Density Bonus Law. For reference, the City Council
approved a 272
-
unit project on June 18, 2024, with a 2.0 FAR, and the
City Council

recently approved a
106

unit mixed
-
use project

with a 1.5 FAR. Staff finds that the proposed FAR aligns with current residential development trends, which frequently exceed 1.0 FAR. The total unit floor area is 454,414 square feet (2.58 FAR), and the common area totals 12,442 square feet (0.07 FAR).

The project includes five

unit types:
one bedroom

(Plan A), two

bedroom (Plans B, C, and D), and
three
bedrooms

(Plan E). Units range from 718 to 1,400 square feet and include private decks between 63 and 5 26
100 square feet. The building transitions from six stories along Torrance Boulevard to eight stories toward the
east
, with residential units above a two
-
level parking structure. Ground

floor amenities include a leasing
office, lobby, and mailroom that activate the frontage
along Amie Avenue
and create
s

a defined pedestrian
entry.

The building layout emphasizes efficiency, accessibility, and visual interest. Residential floors are organized around three large open courtyards that provide light, air, and common recreation space. Vertical circulation is provided through multiple eleva
tors and stairways that ensure convenient access to each floor.

Pedestrian pathways connect the street frontage, lobby, and amenity areas, maintaining ADA accessibility and direct fire access from both Torrance Boulevard and Amie Avenue.

Floor Area

and Unit Summary

(sf = square feet)

Total Square Feet

Floor Area Ratio

Residential
Floor Area

454,414

2.5 8

Common Area

12,442

0.07 Total
Gross Building Area

466,856
*

2. 65

Unit Type

Unit Size

Unit Count

Total Square Feet

One
-
Bedroom

718 sf

82 58,876 sf

Two
-
Bedroom

1072
-
1087 sf

365

392,738 sf

Three
-
Bedroom

1,400 sf

2 2,800 sf

Total Residential Units

449

454,414 sf

*Final project floor areas may vary at building permit issuance, not to exceed project gross floor area. For purposes of calculating the FAR, the parking structure surface area is not counted.

Open Space and Landscaping

The project provides a total of 59,623 square feet of open space, consisting of both private and common areas designed to meet the recreational and aesthetic needs of residents. Private open space totals 30,549 square feet and is provided through individua
l unit decks ranging from 63 to 100 square feet per unit, depending on floor plan type.

Common open space areas are distributed throughout the development and include 9,464 square feet of landscaped ground

level areas, 19,380 square feet of third

floor courtyards, and a 230

square

foot pool and
spa area. These areas accommodate a mix of active and passive recreation, including landscaped courtyards, outdoor seating, and gathering spaces that promote social interaction and contribute to the project’s overall livability.

The applicant is requesting a waiver of the City’s open space requirement under State Density Bonus Law.

The
TMC

requires 300 square feet per unit, or approximately 134,700 square feet for the proposed 449 units. The project provides 59,623 square feet, or approximately 41 percent of the required total. The open space design remains functional and well
-
integrated, c
onsistent with the intent of the HBCSP and City
design guidelines to promote usable and accessible open space.

The preliminary landscaping plan incorporates a mix of trees, shrubs, and groundcover to soften the building’s massing and enhance pedestrian areas. Existing mature trees along Torrance Boulevard will be 6 27
preserved to maintain continuity with the corridor streetscape .

The open space and landscape design are
consistent with the HBCSP’s intent to create visually appealing, pedestrian -
friendly environments
.

Open Space Summary

(sf = square feet)

Type

Area

Private Open Space

30,549 sf

Common Open Space
(Ground Level)

9,464 sf

Common Open Space

(
Courtyards
)

19,380 sf

Pool and Spa

230 sf

Total Open Space Provided

59,623 sf

Total Open Space

134,700 sf

In September 2024, the City Council adopted an ordinance amending the TMC

to authorize the formation
of a Community Facilities District (CFD). The CFD requires applicants of new development projects to participate in, or annex into, a Community Facilities District to fund a portion of the additional costs for ongoing City servi
ces generated by new development.

Staff has included a condition of approval requiring the applicant to coordinate with the City Manager’s Office, Finance Department, and City Attorney’s Office to complete the necessary steps for participation in the CFD prior to issuance of a building per
mit.

The formation or annexation into the CFD will ensure that the proposed residential development contributes proportionally toward the long
-
term maintenance and service costs associated with public infrastructure, safety services, and other municipal operati
ons impacted by new growth.

Conclusion

In the judgment of staff, the project is consistent with the H -
DA1 Zone and the C
-
CTR land use designation.

The project design builds on the existing character of the surrounding area by introducing a high -
density
residential development within the City’s
urban core. The project incorporates a single multi
-
story building
with articulated elevations, varying heights, and quality materials that contribute to visual interest and compatibility with adjacent commercial and hotel uses. Additional features, includ ing landscaped
courtyards, private decks, and open space areas, promote a quality residential environment and enhance the project’s overall livability.

The project complies with the development standards of the HBCSP to the extent applicable and complies with State Density Bonus Law.

The project would also not have a significant effect on the environment and no further environmental review is required, as substantiated by the various technical studies (i.e. air quality, noise, sewer, traffic, and water quality).

In addition, the proposed 449
-
unit development, including 45 units affordable to low
-
income households,
supports the City’s goal of providing a variety of housing types and contributes toward meeting Torrance’s 6th Cycle (2021
–
2029) Regional Housing Needs Allocation (RHNA) of 4,939 uni ts. The project also
represents an efficient reuse of an underutilized commercial site within a highly accessible, transit -
served
corridor.

Based on the findings of this report and set forth in the attached Resolutions, staff recommends approval of the request, as conditioned.

7 28

ENVIRONMENTAL DETERMINATION

The project meets the criteria for a Categorical Exemption (Class 32 –

In
-
Fill Development) as follows:

The project is consistent with the C
-
CTR land use designation and the H
-
DA1 zone, which allow
residential and mixed
-
use development subject to discretionary approval. The project complies with the applicable development standards of the
TMC

and the HBCSP.

The project site is located within the City of Torrance limits and consists of an approximate 4.03 -
acre parcel located at 3610 Torrance Boulevard. The site is bounded by hotel and commercial uses to the south and east, commercial uses to the north, and Ami e Avenue to the west. The site is
located within a fully urbanized area and is served by existing streets and public infrastructure.

The project site is not a habitat for endangered, rare, or threatened species. The site is fully developed with a single
-
story commercial building and surface parking, with no natural or environmentally sensitive features. One abandoned oil well exists on the property; records from the
California Geologic Energy Management Division (CalGEM) and the City confirm it has been properly capped and poses no development constraints. The General Plan does not identify any candidate, sensitive, or special
-
status spe
cies that occupy the site.

The potential traffic, noise, air quality, cultural resources, biological, and water quality effects associated with the project were evaluated in consultation with the Torrance Community Development Department and the Public Works Department. A preliminar y TTCA prepared for the
project found that traffic generated by the proposed 449 -
unit residential development would not
result in significant impacts to the surrounding roadway network. In accordance with the City’s Traffic Impact Analysis Guidelines and C
EQA Guidelines Section 15064.3, the project qualifies for a Vehicle Miles Traveled (VMT) screening exemption as it is located within one -
half mile of a high
-
quality transit corridor along Torrance Boulevard. As such, a detailed VMT analysis was not require
d. The final TCA will be reviewed and approved by the Public Works Department prior to issuance of building permits, and the applicant will be required to implement any improvements or measures identified in the approved study. The project site is not incl uded on any hazardous waste
or substances sites list (Cortese List) compiled pursuant to Section 65962.5 of the Government Code.

The project site is served by existing utilities and public services, including water, sewer, electricity, and solid waste collection. The project proposes to demolish the existing commercial building and redevelop the site with a multi
-
story residential b
uilding containing 449 dwelling units, including 45
units affordable to low
-
income households. The site can be adequately served by all required utilities and public services.

In the judgment of staff, based on the assessment contained in the technical studies provided, no new substantial environmental issues have been identified, and the project is not expected to result in any significant environmental impacts.

FINDINGS OF FACT AND CONDITIONS OF APPROVAL

Staff has prepared draft findings and conditions of approval for consideration by the Planning Commission that are listed in the attached Resolutions (Attachment 1).

CODE REQUIREMENTS

Staff has prepared a partial list of requirements from the TMC
, California Building Code

(CBC)
, California
Fire Code

(CFC)
, et al., that are pertinent to the project (Attachment 3).

Not all requirements are provided,
and the applicant is strongly advised to contact each individual Department/Division for more information.

The requirements are not subject to modification
,

and the Planning Commission cannot waive
or alter the requirements.

8 29

PUBLIC NOTICE

In accordance with the
TMC
, a notice for a public hearing was made no less than 10 calendar days before the Planning Commission meeting. This notice was also posted at the project site and mailed on October 24, 2025, 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.

RIGHT OF APPEAL

In accordance with
TMC

Section

95.1.7 , decisions made by the Planning Commission may be appealed to the City Council within 15 calendar days
of the
Planning Commission determination
.

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.

In addition, the
project plans and all
related documents are readily available for public review on the City webpage
https://www.torranceca.gov/our
-
city/community
-
development/planning
-
division/reports
-
land
-
use
-
studies/environmental
-
documents/vista
-
homes
-
residential
-
project

ATTACHMENTS

1. Planning Commission Resolutions Nos. 2025
-
06 6
,
2025
-
067

2. Location and Zoning Map

3. Code Requirements

4. CEQA Memo

(
https://www.torranceca.gov/our
-
city/community
-
development/planning
-
division/reports
-
land
-
use
-
studies/environmental
-
documents/vista
-
homes
-
residential
-
project
)

5. Project Plans and Renderings

9 30
ITEM 8A
ATTACHMENT 1
PLANNING COMMISSION RESOLUTIONS NOS. 2025-066, 2025-067 ITEM 8A
ATTACHMENT 1
31 PLANNING COMMISSION RESOLUTION NO. 2025-066

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TORRANCE, CALIFORNIA, AS PROVIDED FOR IN DIVISION 9, CHAPTER 5, ARTICLE 1 OF THE TORRANCE MUNICIPAL CODE

APPROVING A CONDITIONAL USE PERMIT IN CONJUNCTION

WITH A STATE DENSITY BONUS TO ALLOW THE

CONSTRUCTION OF A NEW RESIDENTIAL DEVELOPMENT
CONSISTING OF 449 RESIDENTIAL UNITS, ON PROPERTY

LOCATED WITHIN THE HAWTHORNE BOULEVARD CORRIDOR

SPECIFIC PLAN -DEL AMO BUSINESS SUB -DISTRICT ONE (H -
DA1 ZONE) AT 3610 TORRANCE BOULEVARD.

CUP25-00003: VISTA HOMES (LW ACQUSITIONS LLC ET AL LIBAW FAMILY LP C/O HOROWITZ GROUP)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on November 5, 2025 to consider an application filed by VISTA HOMES (LW Acquisitions LLC ET AL Libaw Family LP C/O Horowitz Group) for approval of Conditional Use Permit ( CUP25-00003) and Development Permit ( DVP25-00001) in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan -Del Amo Business Sub -District One (H -DA1 Zon e) at 3610 Torrance Boulevard; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC); and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the project site is located at 3610 Torrance Boulevard (APN 7366-019-101); b) That the project site is described as “P M 234 -79-81 LOT 2” in the Office of the Los Angeles County Recorder, State of California;
c) That the project will not have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2025 Guidelines for Implementation of the California Environmental Quality Act ( CEQA), Article 19, Section 15332 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code; d) That the project is conditionally permitted within the H-DA1 Zone, and that the project, as conditioned, complies with the provisions of Hawthorne Boulevard Corridor Specific Plan to the extent applicable; e) That the project, as conditioned, will not impair the integrity and character of the H-DA1 Zone because the project is compatible with the surrounding uses. For example, the project is situated on a lot adjacent to a commercial and multifamily residential uses. The project design builds on the existing character of the surrounding area by blending the commercial and residential uses; f) That the project site is physically suitable for the project, as conditioned, because the project site is situated within an urbanized environment and already served by all necessary utilities and public services, and will not extend any roads or other infrastructure; g) That the project, as conditioned, will be compatible with existing and proposed future land uses within the H-DA1 Zone and the general area in which the project is to be located because the project site is surrounded by similar uses;
h) That the project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan and the Hawthorne Boulevard Corridor Specific Plan (HBCSP) because the project is located within the H -DA1 Zone and the Commercial Center (C-CTR) land use designation;
11 32
i) That the project, as conditioned, will not discourage the appropriate existing or planned future use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest. Additional features and design enhancements include a courtyard, common areas and private balconies that promote quality experience and increased value;
j) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure that the project is not detrimental to public health and safety because the project site is located within an urbanized area already served by existing utility and service infrastructure. The project will connect to existing water, sewer, and storm drain facilities and does not require the extension of new off -site infrastructure. The development of 449 apartment units represents a modest incremental increase in demand that will be accommodated within existing system capacities. In addition, the applicant is required to pay all applicable development impact fees and school district fees to offset the project’s contribution to public service and facility demand.;
k) That there will be adequate provisions for public access to serve the project, as conditioned, because access will continue to be provided from Torrance Boulevard and Amie Avenue, with improved internal circulation designed to meet City standards. The project includes an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue to improve public right- of-way width and emergency access. The design allows for full fire department access around the structure, and the site remains well served by public transit stops along Torrance Boulevard.; l) That the location, size, design, and operating characteristics of the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the development standards of the H-DA1 Zone to the extent applicable, and is consistent with the Commercial Center land use designation;
m) That the project, as conditioned, will not produce any or all of the following results:
• Damage or nuisance from noise, smoke, odor, dust or vibration, • Hazard from explosion, contamination or fire,
• Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles;
WHEREAS, the Planning Commission by the following roll call vote APPROVED CUP25-00003, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that applications filed by VISTA HOMES (LW Acquisitions LLC ET AL Libaw Family LP C/O Horowitz Group) for approval of CUP25-00003 and DVP25-00001 in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the DA1 Zone at, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That use of the subject property for the residential development shall be subject to all conditions imposed in CUP25-00003 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance, and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval; 12 33

3. That all Conditions and Code requirements of DVP25-00001 shall be met.

4. That a copy of Planning Commission Resolution Nos. 2025 -066 and 2025 -067 shall appear on all grading plans, building plans, construction specifications, and bid documents associated with the project to facilitate coordination and effective implementation of the conditions of approval;

5. That the applicant shall defend, indemnify, and hold harmless the City of Torrance and its agents, officers, and employees from and against any claim, action, or proceeding against the City agency or its agents, officers, or employees to attack, set aside, void, or annul an approval by the City including, without limitation, an action by an advisory commission, appeal board, or legislative body concerning this discretionary approval. The defense and indemnification shall include the payment of all legal costs incurred on behalf of the City in connection with the application, and the defense of any claim, action, or proceeding challenging the approval of CUP25-00003 and DVP25-00001 or the project. The City will promptly notify the applicant of any claim, action, or proceeding and agrees to cooperate to the extent required for an effective defense. In the event a legal challenge to the discretionary approval is successful, and an award of attorney fees is made to the challenger, the applicant shall be responsible to pay the full amount of such an award;

6. That the applicant shall submit, in order to ensure with compliance with Government Code Section 65915 (c)(1)(A) (or successor statue) a Density Bonus Housing Agreement or similar named agreement, complete with attachment and exhibits, as appropriate, to memorialize the approved density bonus allowance, incentives, concessions, waivers of development standards, parking allowances, development standards and uses, the City Monitoring Fee, and any other terms and conditions relative to the approved project. The applicant shall submit a draft Density Bonus Housing Agreement (DBH Agreement) no less than 90 days prior to the anticipated date for issuance of the first building permit for the project, and the DBH Agreement shall be final and executed by the applica nt and the City, in recordable form, prior to issuance of the first building permit for the project. The DBH Agreement shall be presented to the Community Development Department and City Attorney's Office for review and approval and shall be in a form approved by the Community Development Department and City Attorney's Office, prior to issuance of the first building permit. The DBH Agreement may be executed by the City Manager on behalf of the City, subject to any preference of the City Manager or legal requirement for the DBH Agreement to be approved by the City Council. The applicant may request from the City a form to be used for the DBH Agreement, and the applicant shall reimburse the City for the cost of legal review. The DBH Agreement shall be executed and recorded with the County of Los Angeles Recorder prior to occupancy of units;

7. That the 45 affordable units reserved for low -income households shall remain affordable for 55 years from the date of initial occupancy. The applicant, property manager, or owner shall provide an annual compliance report to the Community Development Department including tenant income verification, rent rolls, and rent calculations including utility allowances;

8. That for purposes of defraying City monitoring activities, the property owner shall pay a City Monitoring Fee annually. The City shall invoice the owner each year. Failure to issue an invoice waives payment for that year only. The monitoring fee and reporting requirements shall be included in the DBH Agreement;

9. That during all construction activities, the applicant or developer shall provide a toll -free hotline for complaints. The hotline shall be staffed with a live operator who can immediately contact a construction supervisor. Signs displaying the hotline number shall be posted at the site perimeter before grading permit issuance; (Planning)

10. That the construction site shall be secured with decorative temporary fencing, maintained throughout construction to the satisfaction of the Community Development Director; (Planning)

11. That a roof plan shall be submitted with the building plan set for review before permit issuance, identifying parapet heights and setbacks to ensure all roof appurtenances and mechanical equipment 13 34
are screened from public view; (Planning)That a digital sample board of exterior building materials, finishes, and colors shall be submitted with the building plan set for review before permit issuance, including gates, fencing, and outdoor furniture, to ensure cohesive design; (Planning)

13. That a landscape plan shall be submitted to the Community Development Department for approval, prior to the issuance of any Building Permits associated with the subject project. The landscape plan shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. That all required street setbacks must be maintained in permanent landscaping and maintained. The plan shall utilize drought resistant California friendly vegetation, shade-producing trees, and shall provide state -of-the-art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all aboveground equipment and parking lot shall be screened with vegetation of sufficient height and textur e to provide an effective screen, to the satisfaction of the Community Development Director. That the landscape plan shall comply with the latest State Water Efficient Landscape Ordinance; (Planning)

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

18. That a utility management plan shall be submitted with the building plan set for review prior to permit issuance. The plan shall identify the placement, design, and screening of all utility equipment, including but not limited to transformers, meters, and backflow preventers; (Planning)That any exterior utility or mechanical equipment shall be screened using materials consistent with the building design or dense landscaping to the satisfaction of the Community Development Director; (Planning)

19. That a wall and fencing detail shall be submitted prior to building permit issuance, showing design consistent with building materials. Chain-link, barbed wire, and razor wire are prohibited; (Planning)

20. That a graffiti-proof finish shall be used on walls where applicable, including building walls, fence walls, and screen walls; (Planning)

21. That all residential parking spaces shall be maintained for resident use only and shall not be leased or rented to nonresidents; (Planning)

23. That all persons associated with the use shall park onsite, including residents, visitors, employees, and deliveries; (Planning)
14 35

24. That each apartment unit shall be provided with a washer and dryer appliance (laundry) as noted on the floor plans; (Planning)

25. That all open space and landscape areas located at ground level shall be provided for resident use, maintained, and kept free of trash and vandalism; (Planning)

26. That no vending machines, publication racks, telephones, kiosks, donation bins, or similar items shall be permitted outside of the buildings; (Planning)

27. That no outdoor sound-amplifying equipment or similar devices shall be permitted outside the building; (Planning)

28. That any future request for a Wireless Telecommunications Facility (WTC) shall require separate approval, and all equipment shall be screened from public view; (Planning)

29. That the applicant shall continue to work with the Public Works Department for the approval of the Traffic Circulation Analysis (TCA). The applicant must complete any off -site improvement that the City deems appropriate to offset any negative effects identified in the approved TCA to the satisfaction of the Public Works Director prior to issuance of Certificate of Occupancy ; (Public Works -Traffic Engineering);

30. The applicant must install an ADA compliant east-west pedestrian crosswalk for the intersection of Amie Ave and Fashion Way prior to issuance of Certificate of Occupancy; (Public Works-Traffic Engineering)

31. That any modifications to the approved building footprint or elevation shall require review and approval by the Community Development Director prior to issuance of building permits; (Planning)

34. That all retaining walls, podium walls, and exposed parking structure elevations shall be finished in materials and colors consistent with the primary building elevations; (Planning)

35. That loading and delivery operations shall occur entirely onsite and shall not obstruct the public right - of-way; (Planning)

37. That prior to the issuance of a Building Permit, the applicant shall enter into negotiations for the formation of, participate in, or annex into, a Community Facilities District (CFD) to fund a portion of the additional costs for ongoing City services, including but not limited to roadway maintenance, park maintenance, lighting, and public safety. The final CFD participation shall be to the satisfaction of the Community Development Director and Finance Director; (Planning/Finance)

38. The applicant shall, upon completion of the project, retain a Certified Access Specialist (CASp) to verify compliance with the current California Building Code (CBC). Any deficiencies identified in the CASp report shall be corrected to the satisfaction of the Building Official; (Building & Safety)

39. That the Torrance Municipal Water shall be the service provider for the proposed development; (Public Works)

40. That the proposed D uctile Iron Pipe (DIP) water main and appurtenances shall be designed and installed through the west side of the project lot, and through the southerly neighboring lots to connect to the existing 12" water main on Fashion Way; (Public Works)

41. That the applicant/developer shall design and construct a mainline sewer to public standards. The sewer plans, prepared by a professional engineer, shall be submitted by the applicant/developer to the 15 36
Engineering Services Division of C ommunity Development Department for review and approval prior to issuance of grading permit. Sewer main to be constructed prior to occupancy; (Engineering)

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

43. That the applicant shall record an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue along the property frontage; (Engineering)

44. T hat the applicant shall submit a detailed geotechnical report prepared by a registered design professional. The geotechnical report must specifically address the proposed improvements including engineering calculations for all graded slopes, foundations, retaining walls, temporary excavations and other aspects as required by the proposed development. The report shall present detailed geotechnical recommendations for design and construction of the proposed project and improvements. The report should be in accordance with the County of Los Angeles standards and to the satisfaction of the City of Torrance Building and Safety Division standards and requirements, City Code 81.2.50 and CBC 1803. Slope setbacks shall comply with 2022 California Building Code section 1808.7, if applicable ; (Engineering)

45. T hat the applicant shall have a final drainage study prepared by a registered civil engineer. The drainage study shall be prepared in report format and include sections addressing on -site and off-site drainage areas, existing and developed conditions hydrology, the design hydraulics for the on -site drainage system, including sizing of inlets, conduits, v -ditches, down drains and other structures, and associated calculations and conclusions. The drainage study shall demonstrate project compliance with the current Los Angeles County Public Work Department's Hydrology Manual and Hydraulic Design Manual; however the minimum design flow for sizing onsite drainage devices shall be 25 year recurrence (Q25) or 50 year storm for sump conditions. The drainage study shall be submitted to the Building and Safety and approved by the Building official prior to the issuance of a grading permit per City Code 81.2.50 (J104.9); (Engineering)

46. T hat the applicant shall apply for a grading permit and provide precise grading plan prepared by a Registered Civil Engineer for approval by the Building and Safety Division. The plans shall address the specific grading, drainage, and geotechnical design paramet ers for design of the proposed construction. The plans should include, but not be limited to: specific elevation grades, keyways, subdrains, limits of removals, retaining walls callouts every 15 to 30 feet, and other information necessary to establish in detail the horizontal and vertical geometric design. The plans shall reference the approved geotechnical report, and reflect cut, fill, compaction and over -excavation requirements contained therein. The plans shall reflect all proposed drainage facilities, including storm drains, area drains, catch basins/inlets, swales, and other drainage devices necessary for the interception, conveyance and disposal of on-site and offsite drainage consistent with the project drainage report per City Code 81.2.49 (J103) and City Code 81.2.50 (J104). The precise grading plan shall detail compliant paths of travel and accessible parking stalls per 2022 California Building Code (CBC) 11B -201; (Engineering)

47. T hat the applicant shall replace portions of grinded, lifted, and damaged sidewalk along the property frontage on Torrance Boulevard per City of Torrance standards; (Engineering)

48. That the applicant shall provide evidence of reciprocal cross access easement for ingress, egress, sewer, drainage and utilities with adjacent properties; (Engineering)

49. That the applicant shall install a street tree in the City parkway every 50' for the length of this lot on Torrance Boulevard (City Code sec. 74.3.2). Contact the Streetscape Division of the Torrance Public Works Department at 310 -781-6900 for information on the type and size of tree for your area; (Engineering)

50. That the final project plans shall include a cover sheet including area (acres) of disturbed soil. Disturbed soil of 1 acre or more requires the owner to file a Notice of Intent with the Division of Water Quality of 16 37
State Water Resources Control Board and prepare a SWPPP per City Code 410.1.070, if applicable ; (Engineering)

51. That all proposed and/or existing water meters larger than 2", double check detector assemblies and reduced pressure backflow assemblies shall be located above ground on private property near the public right -of-way, shall be screened from public view with approved plant material, and shall be constructed per City of Torrance standards. Final location of said facilities and landscape screening shall be incorporated into water, fire and landscape plan for review prior to BUILDING PERMIT ISSUANCE. Landscape screening shall provide access to water and fire department at all times and be maintained diligently to the satisfaction of the Fire Marshal; (Water)

52. That a dedicated water meter and reduced pressure assembly shall be provided for landscape irrigation; (Water)

53. If any pumps are required onsite, that all domestic services shall be protected by a reduced pressure principle assembly; (Water)

54. That the project site shall be served by master public water meter (meter larger than 2" shall be located above ground on private property adjacent to public right -of-way) with privately owned, operated, maintained and administered submetering system for each dwelling unit. Common areas shall be served by a separate meter; (Water)

55. That the project site shall be served by master public water meter (meter larger than 2" shall be located above ground on private property adjacent to public right -of-way) with privately owned, operated, maintained and administered submetering system for each dwelling unit. Common areas shall be served by a separate meter; (Water)

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

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

58. That the business name and address shall be clearly visible from the street frontage to the satisfaction of the Torrance Police Department; (Police)

59. That non-glare security lighting shall be installed and maintained for all parking areas and pedestrian pathways to provide adequate visibility and safety while preventing glare or spillover onto adjacent properties; (Police)

60. That the property shall be secured with Knox Box locks providing access to the Torrance Police and Fire Departments at all secured vehicle gates and common entry doors of the residential building; (Police)

61. That a video surveillance system shall be installed to monitor all parking areas, building entry points, vehicle access gates, and primary pedestrian entrances to the satisfaction of the Torrance Police Department; (Police)

62. That a site map shall be posted at the entrance of the multi -unit residential community identifying unit numbers, addresses, and locations, and that the residential complex map shall be installed at all main accessways; (Police)

63. That visible residential building nomenclature shall be provided to facilitate emergency response; (Police)

64. That a housing unit directory and map identifying the locations of elevators and stairwells shall be posted in visible areas within the building; (Police)

65. That all security cameras shall be maintained in proper working order at all times, and that recorded footage shall be made available to the Torrance Police Department upon request; (Police) 17 38

66. That surveillance footage shall be stored for a minimum of sixty (60) days, and that the Torrance Police Department strongly recommends that the video surveillance system be Open Network Video Interface Forum (ONVIF) compatible; (Police)

67. That the applicant shall install a vapor barrier system to prevent vapor intrusion in all garage areas and residential units, to the satisfaction of the Environmental Division; (Environmental)

68. That all signs, including new, modified, or revised signage, shall be reviewed and approved by the Environmental Division or shall comply with the previously approved sign program. Appeals of Environmental Division decisions may be made to the Planning Commission; (Environmental)

69. That rooftop identification numbers shall be installed to assist emergency personnel in locating the property. The numbers shall be 4 feet high and 2 feet wide, spaced 12 inches apart, parallel to the street, and painted in a non-reflective color contrasting with the roof surface; (Environmental)

70. That a minimum of 9 -inch contrasting address numerals shall be provided for non -residential uses; (Environmental)

71. That the applicant shall install on-site bicycle racks and submit a placement plan and detail of the rack design for review and approval to the satisfaction of the Environmental Division; (Environmental)

72. That bins or containers shall be provided within the trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

73. That the applicant shall submit a Noise Attenuation Plan prepared by a qualified acoustical consultant for review and approval by the Environmental Division. The plan shall demonstrate how the recommended measures will mitigate operational noise to ensure compliance with the Torrance Municipal Code and prevent disturbance to adjacent properties; (Environmental)

74. That the trash enclosure shall include a metal barrier roof covering to prevent rainwater intrusion and comply with current NPDES requirements; (Environmental)

75. That the applicant shall verify compliance with all applicable pool safety requirements to the satisfaction of the Environmental Division; (Environmental)

76. That the applicant shall provide a case -specific study demonstrating whether the abandoned oil well onsite has been abandoned in accordance with current State and local standards, and shall perform a leak test consistent with current Neighborhood Services policies. A deposit may be required to cover consultant review fees associated with the well study. The applicant may be required to sign a Release of Liability and Assumption of Risk Agreement, to the satisfaction of the City Attorney’s Office, acknowledging and agreeing to record the document against the subject property. Open and unobstructed areas shall be maintained adjacent to the surface location of the wellhead as follows: (a) no structure or property line shall be closer than ten (10) feet to any two (2) adjacent sides of the well; (b) no structure or property line shall be closer than fifty (50) feet to the third (3rd) side of the well; and (c) the fourth (4th) side shall provide open access to allow an oil well abandonment rig to access the site. The site plan shall clearly show the location of the abandoned well and required clearances in compliance with TMC Section 97.6.11 to ensure future re -abandonment is possible. The abandoned well shall be properly vented in accordance with TMC Section 97.6.10. Abandoned well shall be vented; and (Environmental)

18 39

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

INTRODUCED, APPROVED, and ADOPTED this 5th day of November 2025.

____________________________________
Chairperson, Torrance Planning Commission
ATTEST:
_________________________________
Secretary, Torrance Planning Commission

19 40

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, approved, and adopted by the Planning Commission of the City of Torrance at a regular meeting of said Commission held on the 5th day of November 2025, by the following roll call vote:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

__________________________________
Secretary, Torrance Planning Commission

20 41
PLANNING COMMISSION RESOLUTION NO.2025-067

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TORRANCE, CALIFORNIA, AS PROVIDED FOR IN DIVISION 9, CHAPTER 2, ARTICLE 36 OF THE TORRANCE MUNICIPAL CODE

APPROVING A DEVELOPMENT PERMIT IN CONJUNCTION WITH

A STATE DENSITY BONUS TO ALLOW THE CONSTRUCTION OF
A NEW RESIDENTIAL DEVELOPMENT CONSISTING OF 449

RESIDENTIAL UNITS, ON PROPERTY LOCATED WITHIN THE

HAWTHORNE BOULEVARD CORRIDOR SPECIFIC PLAN -DEL
AMO BUSINESS SUB -DISTRICT ONE (H -DA1 ZONE) AT 3610
TORRANCE BOULEVARD.

DVP25-00001: VISTA HOMES (LW ACQUSITIONS LLC ET AL LIBAW FAMILY LP C/O HOROWITZ GROUP)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on November 5, 2025 to consider an application filed by VISTA HOMES (LW Acquisitions LLC ET AL Libaw Family LP C/O Horowitz Group) for approval of Conditional Use Permit ( CUP25-00003) and Development Permit ( DVP25-00001) in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Speci fic Plan -Del Amo Business Sub -District One (H -DA1 Zone) at 3610 Torrance Boulevard; 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 36 of the Torrance Municipal Code (TMC); and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the project site is located at 3610 Torrance Boulevard (APN 7366-019-101); b) That the project site is described as “P M 234 -79-81 LOT 2” in the Office of the Los Angeles County Recorder, State of California;
c) That the project will not have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2025 Guidelines for Implementation of the California Environmental Quality Act ( CEQA), Article 19, Section 15332 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code; d) That the project is conditionally permitted within the H-DA1 Zone, and that the project, as conditioned, complies with the provisions of Hawthorne Boulevard Corridor Specific Plan (HBCSP) to the extent applicable;
e) That the project, as conditioned, will not impair the integrity and character of the H-DA1 Zone because the project is compatible with the surrounding uses. For example, the project is situated on a lot adjacent to a commercial and multifamily residential uses. The project design builds on the existing character of the surrounding area by blending the commercial and residential uses; f) That the project site is physically suitable for the project, as conditioned, because the project site is situated within an urbanized environment and already served by all necessary utilities and public services, and will not extend any roads or other infrastructure; g) That the project, as conditioned, will be compatible with existing and proposed future land uses within the H-DA1 Zone and the general area in which the project is to be located because the project site is surrounded by similar uses;
h) That the project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan and the HBCSP because the project is located within the H - DA1 Zone and the Commercial Center (C-CTR) land use designation; 21 42
i) That the project, as conditioned, will not discourage the appropriate existing or planned future use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest. Additional features and design enhancements include a courtyard, common areas and private balconies that promote quality experience and increased value;
j) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure that the project is not detrimental to public health and safety because the project site is located within an urbanized area already served by existing utility and service infrastructure. The project will connect to existing water, sewer, and storm drain facilities and does not require the extension of new off -site infrastructure. The development of 449 apartment units represents a modest incremental increase in demand that will be accommodated within existing system capacities. In addition, the applicant is required to pay all applicable development impact fees and school district fees to offset the project’s contribution to public service and facility demand.;
k) That there will be adequate provisions for public access to serve the project, as conditioned, because access will continue to be provided from Torrance Boulevard and Amie Avenue, with improved internal circulation designed to meet City standards. The project includes an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue to improve public right- of-way width and emergency access. The design allows for full fire department access around the structure, and the site remains well served by public transit stops along Torrance Boulevard.; l) That the location, size, design, and operating characteristics of the project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the development standards of the H-DA1 Zone to the extent applicable, and is consistent with the Commercial Center land use designation;
m) That the project, as conditioned, will not produce any or all of the following results:
• Damage or nuisance from noise, smoke, odor, dust or vibration, • Hazard from explosion, contamination or fire,
• Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles;
WHEREAS, the Planning Commission by the following roll call vote APPROVED DVP25-00001, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that applications filed by VISTA HOMES (LW Acquisitions LLC ET AL Libaw Family LP C/O Horowitz Group) for approval of DVP25-00001 in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the DA-1 Zone at, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

3. That all Conditions and Code requirements of Conditional Use Permit 25-00003 shall be met; and

5. That the applicant shall defend, indemnify, and hold harmless the City of Torrance and its agents, officers, and employees from and against any claim, action, or proceeding against the City agency or its agents, officers, or employees to attack, set aside, void, or annul an approval by the City including, without limitation, an action by an advisory commission, appeal board, or legislative body concerning this discretionary approval. The defense and indemnification shall include the payment of all legal costs incurred on behalf of the City in connection with the application, and the defense of any claim, action, or proceeding challenging the approval of CUP25-00003 and DVP25-00001 or the project. The City will promptly notify the applicant of any claim, action, or proceeding and agrees to cooperate to the extent required for an effective defense. In the event a legal challenge to the discretionary approval is successful, and an award of attorney fees is made to the challenger, the applicant shall be responsible to pay the full amount of such an award;

6. T hat prior to the issuance of a Building Permit, the applicant shall enter into negotiations for the formation of, participate in, or annex into, a Community Facilities District (CFD) to fund a portion of the additional costs for ongoing City services, including but not limited to roadway maintenance, park maintenance, lighting, and public safety. The final CFD participation shall be to the satisfaction of the Community Development Director and Finance Director; and (Planning/Finance)

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

INTRODUCED, APPROVED, and ADOPTED this 5th day of November 2025.

____________________________________
Chairperson, Torrance Planning Commission
ATTEST:
_________________________________
Secretary, Torrance Planning Commission

23 44

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

CITY OF TORRANCE )

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

__________________________________
Secretary, Torrance Planning Commission

24 45
ITEM 8B
ATTACHMENT 2

LOCATION AND ZONING MAP
ITEM 8B
ATTACHMENT 2
25 46
AMIE

FASHION

TORRANCE

MADISON

MARRIOTT

PRIVATE DRIVEWAY

FASHION

TORRANCE

MADISON

MARRIOTT

PRIVATE DRIVEWAY

CUP25-00003, DVP25-00001
3610 TORRANCE BLVD
LEGEND
Notification Area
3610 Torrance Blvd.

LOCATION AND ZONING MAP
0 200 400100
Feet
26 47
ITEM 8B
ATTACHMENT 3

CODE REQUIREMENTS
ITEM 8B
ATTACHMENT 3
27 48

CODE REQUIREMENTS

The following is a partial list of Code requirements applicable to the proposed project. Not all Code requirements are provided and the applicant is strongly advised to contact each individual department for further clarification. The Planning Commission

may not waive or alter the Code
requirements. They are provided for information purposes only.

ENGINEERING

1. Ponding of water shall not be permitted to occur on pavement, concrete or in landscape areas per City Code 81.2.52.

2. Per City Code 410.1.070 the owner/owner's agent shall submit an erosion control plan to the Building and Safety Division for review and approval by the Building Official to ensure the following minimum requirements are effectively implemented at the constr uction site:

Sediments generated on the project site shall be retained using adequate Treatment Control or Structural BMPs;

Construction
-
related materials, wastes, spills, or residues shall be retained at the project site to avoid discharge to streets, drainage facilities, receiving waters, or adjacent properties by wind or runoff;

Non
-
storm water runoff from equipment and vehicle washing and any other activity shall be contained at the project site; and

Erosion from slopes and channels shall be controlled by implementing an effective combination of BMPs, such as the limiting of grading scheduled during the wet season, inspecting graded areas during rain events, planting and maintenance of vegetation on sl
opes, and covering erosion susceptible slopes."

3. Drainage plans shall incorporate appropriate post
-
construction best management practices
(BMPs) into the design of the project and must be prepared and approved prior to issuance of any grading permit per City Code 411.1.050. Refer to the Los Angeles Count y Low Impact
Development (LID) Manual for applicable design requirements. The project -
specific LID plans
shall describe how the project design conforms to all requirements set forth in the LID manual and must include a fully executed and recorded LID coven ant to provide for on
-
going
maintenance of the BMPs that have been chosen. Stormwater quality design volume (SWQDv) shall be treated onsite per City Code 411.1.070.

4. All undocumented fill shall be removed until competent native soils have been reached, and recompacted from property line to property line per City Code 81.2.50 (J104.5)

5. All lots shall have a minimum grade of 1%. The lot shall be graded to drain to the street per City Code 81.2.51 (J107.6). If insufficient elevation is available to accommodate gravity drainage, sump pumps are required. Provide supporting calculations and c onstruction details
as appropriate. Sump pumps shall be designed per the Los Angeles County Sump Pump Manual by a civil engineer. Sump pumps shall provide check valve, gate/ball valves, alarms.

Sump pit shall be comprised of reinforced concrete or reinforc ed cement masonry units.

6. All drainage shall be sloped 2% away from all parts of building structures along impervious surface and 5% away along pervious surface in conformance with California Building Code and conveyed through an on
-
site storm drain system to an approved point of d
isposal (i.e.
street) per CBC 1804.4 and City Code 81.2.51 (J107.6).

28 49

7. A Construction and Excavation Permit (C&E Permit) is required from the Community Development Department, Engineering Services Division, for any work in the public right -
of
-
way on Torrance Boulevard (City Code Sec. 74.6.2).

FIRE

1. The 2022 Califor
nia F
i
re
C
o
de
shall apply to the project.

WATER

1. Public water facilities needed to serve this site, including as applicable, mains and appurtenances shall be constructed at the cost of applicant/owner per Torrance Municipal Water (TMW) plans and specifications. T
orrance
M
uni
cipal
W
ater
D
istrict

shall make final
determination/approval for location, type, and size of all water facilities.

2. Prior to issuance of building permits, submit to the Permit and Records Division of the Community Development Department a site plan showing the proposed location and size of all water services (domestic, fire and recycled) for the project.

NVIRONMENTAL

1. (
Residential parking stalls next to walls shall be a minimum of 10 -
ft. Wide per Torrance
code(93.5.2).

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

3. Double
-
line stripe all parking spaces per Torrance code (93.4.6).

4. Lot sweeping, deliveries and trash pick
-
up are prohibited between 10 P.M. And 7 A.M. per
Torrance code(92.30.4).

5. No freestanding or A
-
frame signs; signs attached to light or utility poles and trees; inflatable signs; air assisted signs; temporary/portable signs attached/mounted to the roof of the building; persons holding signs or twirlers; electronically moveable si gns; electronically
changing signs; bow/flag/feather banners; or any other temporary/portable signage that violates Torrance Municipal Code requirements for prohibited signs(TMC911.6.100). Permits for banners must be obtained before use. Directional signs and parking signage are allowable.
(TMC911.7.010)

6. Provide 200 cubic feet of storage area per unit in garage area (R -
3) per Torrance
code(93.5.11).

7. Screen all roof equipment from public view per Torrance code(92.30.2).

8. The Van Accessible loading area shall be at least 8 feet wide and the words "NO PARKING" shall be painted on the ground within each loading access aisle in white lettering no less than 12 inches high and located so that it is visible to traffic enforcement

officials.

29 50
ITEM 8B
ATTACHMENT 4

CEQA MEMO
(https://www.torranceca.gov/our-city/community-development/planning- division/reports-land-use-studies/environmental-documents/vista-home s-residential-project)
ITEM 8B
ATTACHMENT 4
30 51
ITEM 8B
ATTACHMENT 5

PROJECT PLANS
ITEM 8B
ATTACHMENT 5
31 52
architectural
3610 Torrance Blvd., Torrance, CA 90503
Vista Homes Apartments

SHEET INDEX

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
PROJECT #

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
July 12th, 2025

COVER SHEET
N.T.S.

COVER SHEET. COMPREHENSIVE PROJECT SUMMARY

SITE PLAN
BUILDING 1ST FLOOR PLAN
BUILDING 2ND FLOOR PLAN
BUILDING 3RD FLOOR PLAN
BUILDING 4TH, 5TH & 6TH FLOOR PLAN
BUILDING 7TH & 8TH FLOOR PLAN

UNIT PLANS

BUILDING ELEVATIONS

BUILDING SECTIONS

BUILDING RENDERINGS/ MATERIALS & FINISHES NARRATIVE

PRELIMINARY UTILITY PLAN

PRELIMINARY ADA PATH OF TRAVEL

PRELIMINARY FIRE ACCESS EXHIBIT

PRELIMINARY LANDSCAPE PLANS / AMENITIES / OPEN SPACE / RECREATION

PRELIMINARY PLANTING SCHEDULE
PP 00
PP 01
PP 02
PP 03
PP 04
PP 05
PP 06
PP 07
PP 08
PP 09
PP 10
PP 11
PP 12
PP 13
PP 14
PP 15

PROJECT INFORMATION

WAIVER REQUEST PROJECT DESCRIPTION
THE PROPOSED PROJECT ENTAILS THE CONSTRUCTION OF A 449-UNIT RESIDENTIAL COMPLEX WITH 815 PARKING SPACES, SPANNING 451,614 LEASABLE SQUARE FEET IN AN 8-STORY (PARTLY 6-STORY), 85-FOOT-TALL BUILDING ON A 4.04-ACRE SITE (FAR 2.7) AT 3610 W. TORRANCE BLVD., TORRANCE, CALIFORNIA. RESIDENTIAL UNITS WILL BE LOCATED ABOVE A TWO-LEVEL PARKING STRUCTURE.

ON-SITE AMENITIES WILL INCLUDE A LEASING OFFICE, LOBBY, POOL, SPA, FITNESS CENTER, AND THREE COURTYARDS FOR RESIDENTS. THE PROJECT WILL REQUIRE THE DEMOLITION OF 46,585

SQUARE FEET OF EXISTING RETAIL SPACE TO ACCOMMODATE THIS NEW DEVELOPMENT PP00
PLANNING:

BASED ON THE ALLOCATION OF 10% LOW-INCOME AFFORDABLE UNITS (A TOTAL OF 45 UNITS), WE ARE NOT REQUESTING A DENSITY BONUS. HOWEVER, OUR PROJECT QUALIFIES UNDER DENSITY BONUS LAWS PER THE STATE OF CALIFORNIA REGULATIONS, AND WE ARE ENTITLED TO UNLIMITED WAIVERS. WE ARE SEEKING THREE WAIVERS.

UNDER THE DENSITY BONUS PARKING STANDARD PER GOV. CODE 65915 (NOTE #1 BELOW), TANDEM PARKING IS ALLOWED. ADDITIONALLY, THE PARKING REQUIREMENTS ARE AS FOLLOWS:
• ONE PARKING SPACE FOR ONE-BEDROOM UNITS
• 1.5 PARKING SPACES FOR TWO- AND THREE-BEDROOM UNITS
PARKING BREAKDOWN:
• 82 ONE-BEDROOM UNITS: 82 SPACES
• 365 TWO-BEDROOM UNITS: 548 SPACES
• 2 THREE-BEDROOM UNITS: 3 SPACES
• TOTAL REQUIRED RESIDENTIAL PARKING: 633 SPACES
• TOTAL PROVIDED RESIDENTIAL PARKING: 815 SPACES
WAIVERS SUMMARY:

1. SIZE OF PARKING STALLS:
• STANDARD STALL DIMENSIONS (PROPOSED): 8.5 FEET (WIDTH) × 18 FEET (LENGTH) • CITY REQUIREMENT: 8.5 FEET × 19 FEET

2. FLOOR AREA RATIO (FAR)
• PROPOSED FAR: 2.7
• CITY REQUIREMENT: 1.0

3. OPEN SPACE:
• PROVIDED OPEN SPACE: 59,623 SQUARE FEET • CITY REQUIREMENT: 300 SQUARE FEET PER UNIT = 446,856 SQ. FT.

4. SETBACK FACING AMIE AVE:
· PROVIDED SETBACK: 1 FOOT FROM SIDEWALK; BUILDING IS 30 FEET FROM

THE PROPERTY LINE (SEE SITE PLAN FOR PROPERTY LINE)
· CITY REQUIREMENTS: 20 FEET WAIVER DETAILS:

1. SIZE OF PARKING STALLS:
• STANDARD STALL DIMENSIONS OF 8.5 FEET IN WIDTH BY 18 FEET IN LENGTH ARE CONSISTENT WITH DENSITY BONUS STANDARDS PER GOV. CODE 65915.
• TO MEET THE 19-FOOT LENGTH REQUIREMENT, THE TOTAL NUMBER OF PARKING STALLS WOULD BE REDUCED BY 18%, WHICH WOULD SIGNIFICANTLY IMPACT THE DEVELOPMENT POTENTIAL OF THE PROJECT.

2. FLOOR AREA RATIO (FAR):
• THE SUBJECT PROPERTY IS LOCATED WITHIN A 200-FOOT HEIGHT LIMIT AREA IN THE H-DA1 ZONE, WHICH ALLOWS A MAXIMUM FLOOR AREA RATIO (FAR) OF 1.0.
• WE RESPECTFULLY REQUEST APPROVAL OF A 2.7 FAR FOR THIS PROJECT. • A 1.0 FAR LIMITATION WOULD REDUCE THE NUMBER OF UNITS BY APPROXIMATELY 70%, MAKING THE PROJECT INFEASIBLE.

3. OPEN SPACE:

THE CURRENTLY CITY’S REQUIRED OPEN SPACE IS 134,700 SQUARE FEET, CALCULATED AT 300 SQUARE FEET PER UNIT FOR 449 UNITS (300 SQ. FT. × 449 = 134,700). WE RESPECTFULLY REQUEST A REDUCTION IN THE REQUIRED OPEN SPACE TO 54,752 SQUARE FEET, WHICH IS 41% OF THE CITY’S REQUIREMENT. THE 300 SQ. FT. PER UNIT REQUIREMENT SIGNIFICANTLY REDUCES THE BUILDABLE AREA OF THE SITE BY 30%.

AS PROPOSED, A 20-FOOT SETBACK IS MAINTAINED ALONG TORRANCE BLVD., AND ALL MATURE TREES, INCLUDING THE PALM TREES ON THE SOUTH SIDE, WILL BE PRESERVED. IN ADDITION, THE PROJECT WILL FEATURE THREE LARGE COURTYARDS DESIGNED TO PROVIDE RESORT-STYLE AMENITIES FOR RESIDENTS. THE PROPOSED OPEN SPACE WILL ADEQUATELY SERVE THE NEEDS OF FUTURE RESIDENTS.

NOTE #1 : CALIFORNIA’S DENSITY BONUS LAW (GOV. CODE § 65915), WHICH ALLOWS DEVELOPERS TO REQUEST

WAIVERS OF DEVELOPMENT STANDARDS AND REDUCTIONS IN PARKING REQUIREMENTS TO FACILITATE THE CONSTRUCTION OF QUALIFYING AFFORDABLE HOUSING PROJECTS.

WAIVER OR REDUCTION OF DEVELOPMENT STANDARDS.

IF ANY OTHER CITY OR COUNTY DEVELOPMENT STANDARD WOULD PHYSICALLY PREVENT THE PROJECT FROM

BEING BUILT AT THE PERMITTED DENSITY AND WITH THE GRANTED CONCESSIONS/INCENTIVES, THE DEVELOPER MAY PROPOSE TO HAVE THOSE STANDARDS WAIVED OR REDUCED. THE CITY OR COUNTY IS NOT PERMITTED TO

APPLY ANY DEVELOPMENT STANDARD WHICH PHYSICALLY PRECLUDES THE CONSTRUCTION OF THE PROJECT AT ITS PERMITTED DENSITY AND WITH THE GRANTED CONCESSIONS/INCENTIVES. THE CITY OR COUNTY IS NOT

REQUIRED TO WAIVE OR REDUCE DEVELOPMENT STANDARDS THAT WOULD CAUSE A PUBLIC HEALTH OR SAFETY

PROBLEM, CAUSE AN ENVIRONMENTAL PROBLEM, HARM HISTORICAL PROPERTY, OR WOULD BE CONTRARY TO LAW. THE WAIVER OR REDUCTION OF A DEVELOPMENT STANDARD DOES NOT COUNT AS AN INCENTIVE OR

CONCESSION, AND THERE IS NO LIMIT ON THE NUMBER OF DEVELOPMENT STANDARD WAIVERS THAT MAY BE REQUESTED OR GRANTED. DEVELOPMENT STANDARDS WHICH HAVE BEEN WAIVED OR REDUCED UTILIZING THIS

SECTION INCLUDE SETBACK, LOT COVERAGE AND OPEN SPACE REQUIREMENTS, AND SHOULD APPLY TO BUILDING HEIGHT LIMITS AS WELL. THIS ABILITY TO FORCE THE LOCALITY TO MODIFY ITS NORMAL DEVELOPMENT

STANDARDS IS SOMETIMES THE MOST COMPELLING REASON FOR THE DEVELOPER TO STRUCTURE A PROJECT TO QUALIFY FOR THE DENSITY BONUS.

MAXIMUM PARKING REQUIREMENTS. UPON THE DEVELOPER’S REQUEST, THE CITY OR COUNTY MAY NOT REQUIRE

MORE THAN THE FOLLOWING PARKING RATIOS FOR A DENSITY BONUS PROJECT (INCLUSIVE OF PARKING FOR PERSONS WITH DISABILITIES):

STUDIO 1 SPACE
1 BEDROOM 1 SPACE
2 BEDROOM 1.5 SPACES
3 BEDROOM 1.5 SPACES
4 BEDROOM 2.5 SPACES
ONSITE SPACES MAY BE PROVIDED THROUGH TANDEM OR UNCOVERED PARKING, BUT NOT ONSTREET PARKING.

REQUESTING THESE PARKING STANDARDS DOES NOT COUNT AS AN INCENTIVE OR CONCESSION, BUT THE DEVELOPER MAY REQUEST FURTHER PARKING STANDARD REDUCTIONS AS AN INCENTIVE OR CONCESSION. THIS IS ONE OF THE MOST IMPORTANT BENEFITS OF THE DENSITY BONUS STATUTE. IN MANY CASES, ACHIEVING A REDUCTION IN PARKING REQUIREMENTS MAY BE MORE VALUABLE THAN THE ADDITIONAL PERMITTED UNITS. IN

HIGHER DENSITY DEVELOPMENTS REQUIRING THE USE OF STRUCTURED PARKING, THE CONSTRUCTION COST OF STRUCTURED PARKING IS VERY EXPENSIVE, COSTING UPWARDS OF $20,000 PER PARKING SPACE. WHILE THIS

PROVISION OF THE DENSITY BONUS STATUTE CAN BE USED TO REDUCE EXCESSIVE PARKING REQUIREMENTS, CARE MUST BE TAKEN NOT TO IMPACT THE PROJECT’S MARKETABILITY BY REDUCING PARKING TO MINIMUM REQUIREMENTS WHICH LEAD TO PARKING SHORTAGES.

4. SETBACKS:

THE NORTHEAST SECTION OF AMIE AVENUE AT TORRANCE BOULEVARD IS CURRENTLY PRIVATELY OWNED, AS INDICATED ON THE SITE PLAN. THE PROPERTY LINE RUNS THROUGH THE CENTER OF AMIE AVENUE, AND PER CODE, THIS AREA REQUIRES ZERO SETBACKS. VISTA HOMES INTENDS TO DONATE THIS PORTION OF LAND TO THE CITY, THEREBY CONVERTING AMIE AVENUE AT THIS INTERSECTION INTO A PUBLIC STREET. ACCORDINGLY, WE REQUEST A WAIVER FOR MINIMAL SETBACKS AT TWO CORNERS OF THE BUILDING.
** COMMON AREAS (CORRIDORS, STAIRS, ELEVATORS, LOBBY, GYM, COMMUNITY ROOM, AND MISC.PUBLIC SPACES) 32 53
AIME AVE.

TORRANCE BLVD

PRIVATE DRIVEWAY

PRIVATE DRIVEWAY
20'-0"
15'-0"
10'-0"
1'-1"
3'-8"

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
PROJECT #

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
October 10th, 2025

SITE PLAN
PP01
33 54
44S52T 112T
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T TT T TT T TTT TT T TT T TT T TT T TT T TT T
T TT
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3S
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30
10
T TT
T TT
TR.

EL ELEL
T255A1C( B/9'

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

ZE ZOOM EXTENTS
SCALES THESE GRIDS WILL BE ADDED ON DEFPOINTS. LOAD THEM INTO YOUR VIEW FILE AND LOCATE YOUR DETAILS NEATLY!!! IN THE GRID. YOU MAY ADJUST THE GRID IF NECESSARY TO MAKE A
NEAT ARRANGEMENT.

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS
50 0 10
0
10 0

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T<3.
1
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3
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011
0

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
352-(CT

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER
9,6TA +20(6
A3A5T0(1T6
3610 T255A1C( B/9'
T255A1C(, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024
16T )/225 3/A1
330
)' acceVV to court\ard IroP Vtreet
6CA/(
1T6 A
0 20 40 60 80
scale 1" = 20'
125T+
9(+,C/(
'5,9(:A<
9(+,C/(
'5,9(:A<
9(+,C/(
'5,9(:A<
0A,1
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1 12T(6

1. C08 B/2C. 6T</( A1' C2/25 3A/(TT( T2 B( 5(0,1,6C(1T 2) T+ ( *A1A+/ 6T25( , T255A1C(
0A,/ 50 '(/,9(5<9(+,C/(
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T5A6+
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B,.(6
B,.(6
B,.(6
A'A C203/,A1T C85B
5A03. T<3.
35' )/225

C285T<A5'

1' )/225
A,0( A9(.
16T )/225

*5281'

34 CAPPED

OIL WELL
9'-0" TO THE

EXISTING

RETAINING WALL
55 42T

T TT T TT T TTT T
T T

T TT T TT T TTT T T TT T TT T TT

T TTT T

T TT T TT T TTT T TT T TT T TT

T TT T TT T TTT T T TT T TT T TT

T TT T TT T TTT T T TT T TT T TT
68T 72T 68T 34S
6T

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6S

T TT T TT
POOL EQUIP.

UTILITY
RAMP
51

30

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10

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BELOW
T

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TRASH

T TT T TT T TTT T T TT T TTT
9S
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ELEL EL
19S
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EL
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19
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18'-0" TYP.
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TYP.

0

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5 0

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
352-(CT

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER
9,6TA +20(6
A3A5T0(1T6
3610 T255A1C( B/9'
T255A1C(, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024
1' )/225 3/A1
3303
0 20 40 60 80
scale 1" = 20'
125T+
C20081,T<
63AC(
81,T B81,T B81,T B81,T B81,T B81,T A
81,T A
81,T B81,T B81,T B81,T B81,T '
81,T B81,T B81,T B81,T B81,T ' 81,T B 81,T B 81,T B 81,T B 81,T B 81,T B 81,T C 81,T C
A30
1 A30
1 ',5(CT ),5(
'(3A5T0(1T ACC(66
T2 C285T<A5'. 6((
'(T. A 330
35 W2
W2: 2' X 4' WINDOW
W4: 4' X 4' WINDOW
W4

3.5' POP-OUT WITH WALL TILES

3.5' POP-OUT WITH WALL TILES
(SEE NORTH ELEVATION)

3.5' POP-OUT

3.5' POP-OUT
56 51

30

5
1

10

OPEN TO
SKY
19
0

UTILITY
TRASH
TRASH
TRASH

ELEL EL
EL
EL
EL
.....
10 0
.....
5 1
5 1 5
1
6 6
10 10
15 3
5 0

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
352-(CT

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER
9,6TA +20(6
A3A5T0(1T6
3610 T255A1C( B/9'
T255A1C(, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024
35' )/225 3/A1
330
81,T B81,T B81,T B81,T B81,T B81,T A
81,T A81,T B
81,T B
81,T B81,T B81,T '
81,T B81,T B81,T B81,T B81,T ' 81,T B 81,T B 81,T B 81,T B 81,T B 81,T B 81,T C 81,T C
81,T B
81,T B
81,T B
81,T B
81,T B
81,T A
81,T A
81,T B
81,T B
81,T B
81,T C
81,T C
81,T A
81,T A 81,T C
81,T C
81,T B
81,T B
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C 81,T C
81,T C
81,T A 81,T A
81,T A 81,T A
81,T C
81,T C 81,T C
81,T C
81,T A
81,T A
81,T A
81,T A
81,T B
81,T A
81,T C
81,T C 81,T '
....
63A
81,T B
81,T B
A30
1 A30
1 0 20 40 60 80
scale 1" = 20'
125T+
',5(CT ),5(
'(3A5T0(1T ACC(66
T2 C285T<A5'. 6((
'(T. A 330
36 W2: 2' X 4' WINDOW
W4: 4' X 4' WINDOW
W2
W4
(SEE NORTH ELEVATION)

3.5' POP-OUT WITH WALL TILES

3.5' POP-OUT

3.5' POP-OUT
57 51

30

10

OPEN TO
SKY
19
0

UTILITY
TRASH
TRASH

ELEL EL
EL
EL
EL
5
15
1
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5 16
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15 3
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10 0
10 0
10 0
19 5

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
352-(CT

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER
9,6TA +20(6
A3A5T0(1T6
3610 T255A1C( B/9'
T255A1C(, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024
,5 6 )/225 3/A1
3305
81,T B81,T B81,T B81,T B81,T B81,T A
81,T B81,T B81,T B81,T B81,T '
81,T B81,T B81,T B81,T B81,T ' 81,T B 81,T B 81,T B 81,T B 81,T B 81,T B 81,T C 81,T C
81,T B
81,T B
81,T B
81,T B
81,T B
81,T A
81,T A
81,T B
81,T B
81,T B
81,T C
81,T C
81,T A
81,T A
81,T C
81,T C
81,T B
81,T B
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C 81,T C
81,T C
81,T A 81,T A
81,T A 81,T A
81,T C
81,T C 81,T C
81,T C
81,T A 81,T A
81,T A 81,T A
81,T B
81,T A
81,T C
81,T C 81,T '
81,T A
A30
1 A30
1 0 20 40 60 80
scale 1" = 20'
125T+
81,T B
37 W6: 6' X 6'
WINDOW
W6
W6
(SEE NORTH ELEVATION)

3.5' POP-OUT

3.5' POP-OUT
58 51

30

10
19
0

UTILITY
TRASH
TRASH

ELEL EL
EL
EL
EL
5
1
5 1
5 1 5
1
10 10
15 3
.....

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
352-(CT

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER
9,6TA +20(6
A3A5T0(1T6
3610 T255A1C( B/9'
T255A1C(, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024
)/225 3/A1
3306
81,T B81,T B81,T B81,T B81,T B81,T (
81,T B 81,T B 81,T B 81,T B 81,T B 81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C
81,T B
81,T C
81,T C 81,T C
81,T C
81,T A 81,T A
81,T A 81,T A
81,T C
81,T C 81,T C
81,T C
81,T A 81,T A
81,T A 81,T A
81,T B
81,T A
81,T C
81,T C 81,T '
81,T A
0 20 40 60 80
scale 1" = 20'
125T+
W8
W8
DECK
W8: 8' X8' WINDOW
38 (SEE NORTH ELEVATION)

3.5'

3.5'
59 Xref ..\x-unit b cd large bacony.dwg
36" x68"
34" x 68"
34" x 68"
34" x68"
34" x68"
34" x 68"
34" x 68"
34" x68"
34" x68"
30" x 68"
34" x 68"

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
PROJECT #

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
April 5th, 2025
0 4 8 16 24
scale 1/4" = 1'
unit C floor plan
1,100 s.f.
100 s.f.

UNIT AREA:

DECK AREA:
unit A floor plan
718 s.f.
70 s.f.

UNIT AREA:

DECK AREA:
unit B floor plan
1,078 s.f.
63 s.f.

UNIT AREA:

DECK AREA:
kitchen
kitchen
kitchen
living room
living room
living room
master bedrm.
master bedrm.
bedroom 2
bedroom 2
entry
entry
entry
w.i.c.
w.i.c.
w.i.c.
dining room
dining room
dining room
24'-2"
28'-01
2" 32'-0"
49'-11
2"
35'-0"
28'-0" 7'-0"
6'-111
2"
ada bath
bath
bath
pan.
bath
closet
w/d
closet
closet
closet
deckdeck
w dcl.
master
bedrm.
master
bath
coat
w/d
closet
closet
deck
44'-0
12 "
cl.
cl.
ada
cab. d/w
ref. ref.
ref.
unit D floor plan
1,078 s.f.
70 s.f.

UNIT AREA:

DECK AREA:
unit e floor plan
1,400 s.f.
100 s.f.

UNIT AREA:

DECK AREA:
dining room
dining room
living room
living room
entry
entry
master
bath
master
bath
w/d
w/d
kitchen
kitchen
deck
deck
deck
36'-111
2"
26'-41
2" 6'-6"
32'-101
2"
35'-0"
35'-0"
ada bath
ada bath
bedroom 2
bedroom 2
w.i.c.
w.i.c.
bedroom 3
home office
master
bedrm.
48'-5"
6'-111
2"43'-61
2"
50'-6"
28'-01
2" 6'-111
2"
35'-0"
w.i.c.
coat
coat
coat PAN.

PAN.
closet
closet
ref.
ref.

PAN. d/w
thankless
w/h
closetw.i.c.
closet
w.i.c.

NOTE 1: RAILING IS SUBJECT TO VARIOUS LOCATIONS
NOTE 2: FOR UNIT “A” LOCATED AT THE NORTHEAST
CORNER ON THE 7TH AND 8TH FLOORS ONLY, THESE
UNITS FEATURE A 3.5' POP-OUT AND W8 WINDOWS
MEASURING 8’ X 8’. FOR ALL OTHER UNITS, THE UNIT “A”
FLOOR PLAN REMAINS UNCHANGED.

NOTE3: ALL BEDROOM WINDOWS ARE 7'-6" X 4' NO

CHANGES IN ALL ELEVATIONS
SEE NOTE 1SEE NOTE 1
SEE NOTE 1
SEE NOTE 1
SEE NOTE 1
SEE NOTE 1
PP07

UNIT PLANS
39 (SEE NOTE 2 ABOVE)
W8
W8

3.5'

3.5'
60 -"\,. TOP O_f PARA�ET
6 FL ------
-- --- -
5FL
f-
------------
I
'-'
QI 4FL .. ' '-' ------
Lil z -- --- -
"' -
0 _J
:::, 3 FLIll -----
2 FL
-----
-- ---
1 FL
1TOP OF PARAPET
fI
. '-'
;;; w
:;c I
- '-'
9�
Lil 0
00 _J
5 Ill
---- --
8FL
7 FL
6FL
5FL -- ---
4FL -- ---
3 FL
-- ---
2 FL
1 FL
1 TOP OF PARAPET
t
'-'
w
' I
9 (.'.) Lil z
"'0
_J
5 Ill
-----
6FL
5FL -- ----
4FL -- ----
3 FL
2 FL
1 FL
I
I
- -----'j<--- -- ---- -�-------
I I I
I I
1 TOP OF PAR�PET ___
----
SFL
----
f-I
;;;� :;c I ----
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9 ;::

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3 FL--------
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2 FL
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----
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STAIR PARAPET 1
TOP OF PARAPET 1 --------
6 FL
5FL --------
4 FL
fI
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---- --- --- --
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9 (.'.) !'
Lil z
3 FL
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_J
5 Ill
_ l111111111111111111111C. 2 FL
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TOP OF PARAPET .,1 ------------- ' -- ----- --- --- --- ----- -- ---- - 8FL ----------------------------
7 FL
6 FL
f-
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5FL
<{ w
---- --- --- -- :;c I
------------ ' '-'
9,:: Lil O
4 FL
00 _J
---- --- --- -- Ill
3 FL
2 FL
·1 FL
-- ---- --- ).
=;::,.�.:.:

L�;_;;c,.,1=;==�-=;.,.:.V:_A:.;_T.;_IO=-:N __________________ ___,0 I I
I I I
NORTH ELEVATION TORRA NCE BLVD.

SCALE: 1/16"=1'-0" 1
1 FL
I
SCALE 1 / 1 6" == 1 '
0 16
t•
r SFL
7 FL
6 FL
5FL ---- --
4 FL------
3 FL
---- --
2 FL
6 FL
__ _ 5 FL, __ _ _1---_
-- ---- ---- :E-'-'
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=====-•iQ
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1 FL I --�-- ---- --- ).
32 48 64
fI
. '-' x<{ w
:;c I
' '-'
Q z
LO 0
00 _J
5 Ill

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION

FROM THE DESIGNER

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW

BEFORE PROCEEDING WITH FABRICATION

CARLOS OVALLE, ARCHITECT, LEED AP

REVISIONS
REVISION NO. & DESC. BY DATE

IS SUE S

ISSUED FOR DATE

CLIENT APPROVAL

PHASE SIGNATURE DATE
PROJECT#
23-001

PROJECT NAME

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503
OWNER

VISTA HOMES, LP

KEYPLAN
DATE
March 16th, 2025

SHEET TITLE

EXTERIOR ELEVATIONS
SCALE

SHEET NUMBER
PP08

DISCIPLINE

ARCHITECTURE
40 61

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
PROJECT #

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024

BUILDING SECTIONS
PP09
UNIT A
85'-0" MAX

BUILDING HEIGHT
32'-0"

TYPE IA
53'-0"

TYPE IIIA
12'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 4'-0" 3RD FLOOR
(COURTYARD)
2ND FLOOR
1 ST. FLOOR

STREET LEVEL

DIRECT FIRE DEPARTMENT

ACCESS TO COURTYARD

FROM STREET LEVEL,
3RD FLOOR
(COURTYARD)
3RD FLOOR
(COURTYARD)
UNIT A
UNIT B
UNIT B
UNIT B
UNIT B
UNIT A
UNIT A
UNIT A
UNIT A
UNIT A
UNIT A
UNIT A
UNIT A
UNIT B
UNIT B
UNIT B
UNIT B
UNIT A
UNIT A
UNIT A
UNIT A
UNIT A

BUILDING SECTION A-A
SCALE: 1/16"=1'-0" 1
0 16 32 48 64
scale 1/16" = 1'
65'-0" MAX

BUILDING HEIGHT
41 62
44S52T 112T
10 0
0
0
15 0
0
0
15 0
RAMP

T TT TT

T TT T TT

T TT T TT
T T

T TT T TT T TTT TT T TT T TT T TT T TT

T TT T TT T TTT T TT T TT T TT

T TT T TT T TTT TT T TT T TT T TT T TT

T TT T TT T TTT TT T TT T TT T TT T TT T TT T
T TT
T TT

T TT TT
VAN
132T 120T 20S
4S
TT
12T
VAN
51
5
5
0

11
STOP
T T

T TT T TT T TTT TT T TT T TTT
T TT T

T TT T TT T TTT TT T TT T TT T TTT T TT
T TT
3S
T TT T

ELEL TRASHEL
30
10
T TT
T TT
TR.

EL ELEL
T255A1C( B/9'

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS

ALL TURNS ON ALL LAYERS

AQ PURGE ALL

CPS CONVERT P STYLES (ADDS YOUR NAMED PLOT SYLES WHEN THEY

ARE MISSING)

F AEC FILLET
FLAT FLATTENS A 3-D DRAWING INTO A 2-D REPRESENTATION

LOX LAYER OFF IN NESTED BLOCKS

MP MATCH PROPERTIES
NAVNOTES LOADS INSTRUCTIONS FOR USING NAVIGATOR (INSERTS AT 0,0)

TE TEXT EDIT (DIMENSION STRINGS)

V PASTE AS A BLOCK

NOTE: CREATE VIEWS CLIPPING TO THE DEFPOINT RECTANGLE AND THEN DRAG AND DROP THE VIEW ONTO THE SHEETS.

LISP SHORTCUTS
50 0 10
0
10 0

6
T<3.
1
0 T<3.
9 0 5
0 9
0
3
1
0
0
0
0
0 136
0
0 3
5
0
.....

T<3.
.....

T<3.

T<3.
9 0 9
011
0

DISCIPLINE

ARCHITECTURE
SCALE

SHEET TITLE
DATE

KEYPLAN
352-(CT

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER
9,6TA +20(6
A3A5T0(1T6
3610 T255A1C( B/9'
T255A1C(, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024
)' acceVV to court\ard IroP Vtreet
6CA/(
1T6 A
0 20 40 60 80
scale 1" = 20'
125T+
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9(+,C/(
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5 6,'(:A/.
5 6,'(:A/.

A30
1 A30
1 12T(6

C285T<A5'

1' )/225
A,0( A9(.
16T )/225

*5281'

42 OIL WELL

STORM WATER DRY WELLS

OVER FLOW TO CITY STORM DRAIN SYSTEM

ALL ELECTRIC BUILDING
12"VCP TO PUBLIC SEWER SYSTEM
12" SEWER MAIN
8"SEWER
8" SEWER
PP 11

UTILITY PLAN

POWER FROM SCE
63 --------------------------------------------------------------- ________ ,./ V '----------/
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512'-2"
i
- 5' SIDEWALK
X ,J_
-- ·•�_/ --
NOTES

1. CMU BLOCK STYLE AND COLOR PALETTE TO BE REMINISCENT OF TH E

GANAHL STORE,TORRANCE
,--- J'
',J) ;:c;, + ,-_,,
-
I
I
ffl
.,
i
--...-...-
I
NORTH
-----
,,------ 5' SIDEWALK
//
v-- FIRE DEPARTMENT
/

ACCESS TO

COURTYARD
scale 1 ' = 20'
0 20
♦
\
40 \
\
\
\
\ \
_\_
60 80
THIS DRA'NING AS Ahl lt,ISTRUrvlEI\IT OF SEPVICE,
IS THE PPOPEPTY OF THE DEGIGf\JER Mm MAY
t,JOT BE REPRODUCED 1/v'ITHOUTT HE DESIGI\JER S
PERMISSION Ahl□ UI\ILESS TI-7E REPRODUCTIOI\I
C.:..RRIES THE DESIGI\JER'S �JAME ALL DESIGI\J
AND OTHER I1\IFORMJ>.TIOI\I SH0\/'/1\I Ohl THE
DRA\1'/lf\JG A.RE FOP USE Of'.J THE SPECIFIED
PROJECT QI\JL Y AJ,JD SH.A.LL l'·JOT BE USED
OTI-7EP\VISE V✓ITHOUT \VRITTEt,I PEPlv1ISSIOI\I
FROM THE DESIG�JEP
Vv'RITTEf\J DIMEl�GIOHG SHA.LL HAVE
PRECEDEl'·JCE OVER SCALE DIMEI\JSIOl·m
CONTPJ>.CTORS SHALL VERIFY Ahl□ BE
RESPOl'·JSIBLE FOR ALL DIME�JSIOI--JS Arm
COl'·JDITIQI\JS ot,J THE JOB AI\JD THE DESIGl'jER 18
TO BE lf\JFOPMED OF MNVARIATIOl'-JG FROM
THE DIMEl'·JSIOI\JS .:..r·m COI\JDITIOl'·JS SHOWl'·J or-J THE DRA\/'/lt,IGS SHOP DRA'NINGS MUST BE
SUBMITTED TO THE DESIGI--JER FOR REVIE\/v'
BEFORE PROCEEDll'·JG 'v\llTH F.A.BRICA.TIOI\J.

CJ>.PLOS OVALLE. APCHITECT, LEED AP

REV ISIONS
REVISIOl'·J l·m & DESC. BY

ISSUE S

ISSUED FOP

CLIENT APPROVAL

PHASE SIGHATURE
PROJECT#
23-001
PROJECT NAl'v1E
DA.TE
DA.TE

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503
O\NNER

VI STA HOMES, LP
KEYPU...N
DATE
November 27th, 2024

SHEET TITLE

PATH OF TRAVEL
SCALE

SHEET NUMBER
PP12
DISCIPLlf\JE

ARCHITECTURE
43 64
44S52T 112T
T255A1C( B/9'
10 0
0
0
15 0
0
0
15 0
RAMP

T TT TT

T TT T TT

T TT T TT
T T

T TT T TT T TTT TT T TT T TT T TT T TT

T TT T TT T TTT TT T TT T TT T TT

T TT T TT T TTT TT T TT T TT T TT T TT

T TT T TT T TTT TT T TT T TT T TT T TT T TT T
T TT
T TT

T TT TT
132T 120T 23S
3S
TT
12T

UTILITY
BIKES
BIKES
51

5
0

11
STOP
T T

UTILITY
TRASH

T TT T TT T TTT TT T TT T TTT
T TT T

T TT T TT T TTT TT T TT T TT T TTT T TT
T TT
3S
T TT T
TRASH

UTILITY

ELEL TRASHEL
30
5
EL EL
EL
50 0 10
0
10 0

6
T<3.
1
0 T<3.
9 0 5
0 9
0

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
352-(CT

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER
9,6TA +20(6
A3A5T0(1T6
3610 T255A1C( B/9'
T255A1C(, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 27th, 2024
3313
0 20 40 60 80
scale 1" = 20'
125T+
9(+,C/(
'5,9(:A<
9(+,C/(
'5,9(:A<
9(+,C/(
'5,9(:A<
0A,1
(1T5A1C(
A,0( A9(.
35,9AT( '5,9(:A<
23(1 T2
AB29(
A'A ACC(66 )520
38B/,C 5,*+T2):A<
),5( '(3A5T0(1T
ACC(66 T2
C285T<A5'
5 6,'(:A/.
5 6,'(:A/.

A30
1 A30
1 12T(6

1. C08 B/2C. 6T</( A1' C2/25 3A/(TT( T2 B( 5(0,1,6C(1T 2) T+ ( *A1A+/ 6T25( , T255A1C(
35(6685,=(' (*5(66
6TA,5 )520 *5281'
)/225 T2 522), T<3.
35(6685,=(' (*5(66
6TA,5 )520 *5281'
)/225 T2 522), T<3.
35(6685,=(' (*5(66
6TA,5 )520 *5281'
)/225 T2 522), T<3.
35(6685,=(' (*5(66
6TA,5 )520 *5281'
)/225 T2 522), T<3.
35(6685,=(' (*5(66
6TA,5 )520 *5281'
)/225 T2 522), T<3.
35(6685,=(' (*5(66
6TA,5 )520 *5281'
)/225 T2 522), T<3.
16T )/225 3/A1
),5( ACC(6
44 65
40’20’10’ 0’
architectural
3610 Torrance Blvd., Torrance, CA 90503
Vista Homes Apartments

SHEET INDEX

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 1st, 2024

COVER SHEET
N.T.S.

PROJECT INFORMATIONCONDITIONS AND COMMENTS PROJECT DESCRIPTION

LANDSCAPE ARCHITECTURE

SHEET TITLE
November 13th, 2024
1” = 20’

PRELIMINARY

LANDSCAPE
PLAN
TORRANCE BLVD.

SHORT TERM BIKE PARKING

POOL DECK
• lap pool
• spa
• chaise loungers
• umbrellas
• cabanas
TORRANCE BLVD. FRONTAGE
• 24” box olea europaea
‘majestic beauty” street
trees in parkway planted
35’ o.c.
• planted / irrigated park -
way - not to exceed 18” in
height
• protect existing trees -
where possible
• foundation planting

BACKYARD
• bbq counters
• dining tables
• accent tree

GARDEN RETREAT
• seating nodes
• shade trees
• landscape dividers
ENLARGED PRIVATE PATIOS - typ.

SOCIAL TERRACE
• outdoor kitchen
• dining tables
• shade trees
• festival lights
• lounge seating

BARK PARK
• synthetic turf
• moveable furniture
• lounge fence and gate

GAME LOUNGE
• turf carpet with table
games
• lounge seating
• bbq counter
• dining table
“DINING ROOM”
• bbq counter
• shade pavilion with dining
table
• lounge area with media
6"

EMBEDDED
152
4"
102
27 1/4"
692
4 1/4"
106
Date: 8/6/2010Bike Rack, Embedded
Dimensions are in inches [mm]
Product Drawing
Drawing: RG663-01 IINNTTEENNDDEEDD UUSSEE IISS LLIIMMIITTEEDD TTOO DDEESSIIGGNN PPRROOFFEESSSSIIOONNAALLSS SSPPEECCIIFFYYIINNGG LLAANNDDSSCCAAPPEE FFOORRMMSS,, IINNCC.. PPRROODDUUCCTTSS AANNDD TTHHEEIIRR DDIIRREECCTT CCLLIIEENNTTSS.. DDRRAAWWIINNGG IISS NNOOTT TTOO BBEE CCOOPPIIEEDD OORR DDIISSCCLLOOSSEEDD TTOO OOTTHHEERRSS WWIITTHHOOUUTT TTHHEE CCOONNSSEENNTT OOFF LLAANNDDSSCCAAPPEE FFOORRMMSS,, IINNCC.. ©© 22001133 LLAANNDDSSCCAAPPEE FFOORRMMSS,, IINNCC.. AALLLL RRIIGGHHTTSS RREESSEERRVVEEDD..

CCOONNFFIIDDEENNTTIIAALL DDRRAAWWIINNGG IINNFFOORRMMAATTIIOONN CCOONNTTAAIINNEEDD HHEERREEIINN IISS TTHHEE PPRROOPPEERRTTYY OOFF LLAANNDDSSCCAAPPEE FFOORRMMSS,, IINNCC..

RRiinngg®®
www.landscapeforms.com Ph: 800.521.2546
Ø1 1/2"[38]
TUBING
GRADE
24 3/4"
629
AIME A
VE.

LIMITS OF POOL VAULT
BELOW
PP 14
45 66

1. ALL PLANTS ARE CAL-IPC NON-INVASIVE AND WUCOLS MEDIUM/LOW WATER CONSUMPTION (REGION 3 -SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS.

2. ALL PLANT MATERIALS SHALL BE INSTALLED IN A HEALTHY VIGOROUS CONDITION

TYPICAL TO THE SPECIES AND SHALL BE MAINTAINED IN A NEAT AND HEALTHY CONDITION. MAINTENANCE INCLUDES, BUT IS NOT LIMITED TO , TRIMMING, WEEDING,

REMOVAL OF LITTER, FERTILIZING, REGULAR WATERING, AND REPLACEMENT OF DISEASED OR DEAD PLANTS.

3. ROOT BARRIERS SHALL BE INSTALLED AS NEEDED IN AREAS WHERE TREES ARE PLANTED IN CLOSE PROXIMITY TO HARDSCAPE AND/OR STRUCTURES.

LANDSCAPING NOTES:

SCREEN HEDGE

LAURUS NOBLIS ' LITTLE RAGU
LITTLE RAGU DWARF BAY 15 GAL LOW

HEDGE AT BACKFLOW PREVENTOR

ARBUTUS UNEDO 'COMPACTA'
DWARF STRAWBERRY TREE 5 GAL LOW
SHRUBS (MIN 36" O.C.)
GREVILLEA X `PEACHES AND CREAM`
GREVILLEA 5 GAL LOW

OLEA EUROPAEA 'LITTLE OLLIE'
LITTLE OLLOE DWARF OLIVE 5 GAL LOW
ACCENTS/SUCCULENTS (36" O.C.)

AGAVE ATTENUATA

FOXTAIL AGAVE
AGAVE ATTENUATA `RAY OF LIGHT`

FOXTAIL AGAVE
AGAVE X `BLUE FLAME`

BLUE FLAME AGAVE

AGAVE ATTENUATA 'NOVA'

CENTURY PLANT

ROSMARINUS OFFICINALIS
'COLLINGWOOD INGRAM' ROSEMARY
MEDIUM GRASSES - 36" HEIGHT (36" O.C.)

CHONDROPETALUM TECTORUM

CAPE RUSH
DIANELLA TASMANICA `VARIEGATA`

FLAX LILY
LEYMUS C. `CANYON PRINCE`

CANYON PRINCE GIANT WILD RYE
LOMANDRA L. PLATINUM BEAUTY

PLATINUM BEAUTY
LOW GRASSES - 24" HEIGHT (24" O.C.)
DIANELLA REVOLUTA `LITTLE REV`

LITTLE REV FLAX LILY
LOMANDRA LONGIFOLIA `BREEZE`

MAT RUSH

JUNCUS PATENS

CALIFORNIA RUSH
SESLERIA X `CAMPO AZUL`

CAMPO AZUL MOOR GRASS

CALAMAGROSTIS 'KARL FOERSTER'

FEATHER REED GRASS

CAREX PANSA

CALIFORNIA MEADOW SEDGE
WESTRINGIA F. `WYNABBIE GEM`

WYNABBIE GEM COAST ROSEMARY

ROSMARINUS OFFICINALIS
'PROSTRATUS' CREEPING ROSEMARY
SALVIA x 'ALLEN CHICKERING'

CLEVELAND SAGE

ALOE STRIATA

CORAL ALOE
5 GAL LOW
1 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
5 GAL LOW
1 GAL LOW
1 GAL LOW

SHRUB SCHEDULE

BOTANICAL/COMMON NAME SIZE WUCOLS
LEUCOPHYLLUM F. `LOS ALAMITOS`

TEXAS SAGE
5 GAL LOW
LEUCADENDRON DISCOLOR `POM POM`
POM POM LEUCADENDRON 5 GAL LOW
5 GAL LOW
LEUCOSPERMUM CORDIFOLIUM `FLAME GIANT`

GIANT ORANGE NODDING PINCUSHION

BOTANICAL / COMMON NAME SIZE WUCOLS WD HT
TREES

ARCHONTOPHOENIX ALEXANDRAE

KING PALM MULTI-TRUNK
36' BOX MODERATE 12' W 18' H

CHILOPSIS LINEARIS

DESERT WILLOW
36"BOX LOW 12' W 15' H

DRACAENA DRACO

DRAGON TREE
36"BOX LOW 5' W 8' H

HOWEA FORSTERIANA

KENTIA PALM
36" BOX MODERATE 12' W 18' H

METROSIDEROS EXCELSA

NEW ZEALAND CHRISTMAS TREE
36"BOX MODERATE 18' W 24' H
OLEA EUROPAEA `SWAN HILL`

FRUITLESS OLIVE

MULTI-TRUNK
48"BOX LOW 22' W 22' H

QUERCUS AGRIFOLIA

SOUTHERN LIVE OAK
36"BOX LOW 16' W 25' H

TRISTANIA CONFERTA

BRISBANE BOX
36"BOX MODERATE 12' W 25' H

ULMUS PARVIFOLIA 'TRUE GREEN'

TRUE GREEN LACEBARK ELM
36"BOX MODERATE 16' W 25' H
ACCENT

BISMARCKIA NOBILIS

BISMARCK PALM
24"BOX MODERATE 10' W 30' H

CHAMAEROPS HUMILIS

MEDITERRANEAN FAN PALM
24"BOX LOW 5' W 20' H

ELAEOCARPUS DECIPIENS TM

JAPANESE BLUEBERRY - COLUMN
24"BOX MODERATE 5' W 16' H

FICUS NITIDA 'GREEN GEM'

GREEN GEM FICUS
24"BOX MODERATE 3' W 16' H

LAURUS NOBLIS

BAY LAUREL - COLUMNAR
24"BOX LOW 5' W 16' H

PHOENIX RECLINATA

DATE PALM
36"BOX MODERATE 15'W 30'H

STRELITZIA NICOLAI

GIANT BIRD OF PARADISE
24"BOX MODERATE 15'W 25'H

WASHINGTONIA FILIBUSTA

FILIBUSTA FAN PALM
18"BOX LOW 15' W 40' H

TREE SCHEDULE
CRASSULA A. 'BLUE WAVES'
JADE PLANT 5 GAL LOW

FURCRA FOETIDA 'MEDIOPICTA'
MAURITUS HEMP 5 GAL LOW
WD x HT
5' x 5'
6' x 5'
6' x 6'
5' x 7'
5' x 7'
8' x 8'
5' x 5'
3' x 4'
4' x 2'
4' x 4'
3' x 3'
5' x 4'
5' x 4'
5' x 5'
3' x 3'
3' x 3'
3' x 2'
6' x 6'
3' x 3'
3' x 4'
4' x 5'
2' x 3'
3' x 4'
2' x 2'
2' x 3'
2' x 2'
3' x 4'
2' x 2'

PROJECT NAME
CLIENT

CITY, CA

00.00.19 NORTH
0 2' 4' 8'
SCALE: 1/4" = 1'-0"

CHILOPSIS LINEARIS

DESERT WILLOW

DRACENA DRACO

DRAGON TREE
OLEA EUROPAEA ‘SWAN HILL’

FRUITLESS OLIVE

ARCHONTOPHEONIX CUNNINGHAMIANA

KING PALM
OLEA EUROPAEA ‘SWAN HILL’

FRUITLESS OLIVE

TRISTANIA CONFERTA

BRISBANE BOX
ULMUS PARVIFOLIA ‘TRUE GREEN’

TRUE GREEN LACEBARK ELM
ARBUTUS UNEDA ‘COMPACTA’

DWARF STRAWBERRY TREE

ELAEOCARPUS DECIPIENS

JAPANESE BLUEBERRY
GREVILLEA X ‘PEACHES AND CREAM’

PEACHES AND CREAM GREVILLEA

LAURUS SARATOGA

SARATOGA HYBRID LAUREL
LEUCASPERMUM ‘FLAME GIANT’

GIANT ORANGE PINCUSHION
LEUCAPHYLLUM ‘LOS ALAMITOS’

TEXAS SAGE
OLEA EUROPAEA ‘LITTLE OLLIE’

LITTLE OLLIE DWARF OLIVE
ROSMARINUS O. ‘PROSTRATUS’

CREEPING ROSEMARY
SALVIA ‘ALLEN CHICKERING’

CLEVELAND SAGE
WESTRINGIA ‘WYNABBIE GEM’

WYNABBIE GEM COAST ROSEMARY
LAURUS NOBILIS ‘LITTLE RAGU’

LITTLE RAGU SWEET BAY
FICUS NITIDA ‘GREEN GEM’

GREEN GEM FICUS

TREESTREESSHRUBSSHRUBS
CALAMAGROSTIS ‘KARL FOERESTER’

FEATHER REED GRASS

CHONDROPETALUM TECTORUM

CAPE RUSH
DIANELLA TASMANICA ‘VARIEGATA’

FLAX LILY
LEYMUS ‘CANYON PRINCE’

CANYON PRINCE GIANT WILD RYE
LOMANDRA ‘PLATINUM BEAUTY’

PLATINUM BEAUTY
DIANELLA REVOLUTA ‘LITTLE REV’

LITTLE REV FLAX LILY
LOMANDRA LONGIFOLIA ‘BREEZE’

MAT RUSH

JUNCUS PATENS

CALIFORNIA RUSH
SESLERIA X ‘CAMPO AZUL’

CAMPO AZUL MOOR GRASS

CAREX PANSA

CALIFORNIA MEADOW SAGE

ACCENTSACCENTSGRASSESGRASSES

HOWEA FORSTERIANA

KENTIA PALM

METROSIDEROS EXCELSA

NEW ZEALAND CHRISTMAS TREE

BISMARCKIA NOBILIS

BISMARCK PALM

WASHINGTONIA FILIBUSTA

FILIBUSTA FAN PALM

CHAMAEROPS HUMILIS

MEDITERRANEAN FAN PALM

PHOENIX RECLINATA

DATE PALM

STRELITZIA NICOLAI

GIANT BIRD OF PARADISE

QUERCUS VIRGINIANA

SOUTHERN LIVE OAK
architectural
3610 Torrance Blvd., Torrance, CA 90503
Vista Homes Apartments

SHEET INDEX

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC. DATEBY

ISSUED FOR DATE

PHASE DATESIGNATURE
23-001

VISTA HOMES, LP
OWNER

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
- -
November 1st, 2024

COVER SHEET
N.T.S.

PROJECT INFORMATIONCONDITIONS AND COMMENTS PROJECT DESCRIPTION

LANDSCAPE ARCHITECTURE
November 13th, 2024

PRELIMINARY

PLANTING SCHEDULE

AND PLANT IMAGES

AGAVE ATTENUATA

FOXTAIL AGAVE
AGAVE ATTENUATA ‘RAY OF LIGHT’

FOXTAIL AGAVE
AGAVE ATTENUATA ‘NOVA’

CENTURY PLANT
AGAVE ATTENUATA ‘BLUE FLAME’

BLUE FLAME AGAVE

ALOE STRIATA

CORAL ALOE
CRASSULA ‘BLUE WAVES’

JADE PLANT
FURCRAEA FOETIDA ‘MEDIOPICTA’

MAURITIS HEMP

CHONDROPETALUM TECTORUM

CAPE RUSH

PACHYCEREUS MARGINATUS

MEXICAN FENCE POST CACTUS

FURCRAEA MACDOUGALLII
MACDOUGALL’S CENTURY PLANT
PP 15
46 67
47 68
REVISED PLANNING COMMISSION RESOLUTION NO. 2025-066

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, AS PROVIDED FOR IN
DIVISION 9, CHAPTER 5, ARTICLE 1 OF THE TORRANCE

MUNICIPAL CODE APPROVING A CONDITIONAL USE

PERMIT IN CONJUNCTION WITH A STATE DENSITY

BONUS TO ALLOW THE CONSTRUCTION OF A NEW
RESIDENTIAL DEVELOPMENT CONSISTING OF 449

RESIDENTIAL UNITS, ON PROPERTY LOCATED WITHIN

THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC
PLAN-DEL AMO BUSINESS SUB-DISTRICT ONE (H-DA 1
ZONE) AT 3610 TORRANCE BOULEVARD.

CUP25-00003: VISTA HOMES (LW ACQUSITIONS LLC ET AL LlBAW FAMILY LP C/O

HOROWITZ GROUP)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on November 5, 2025 to consider an application filed by VISTA HOMES (LW Acquisitions LLC ET AL Libaw Family LP C/O Horowitz Group) for approval of Conditional Use Permit (CUP25-00003) and Development Permit (DVP25-00001) in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business SUb-District One (H-DA 1 Zone) at 3610 Torrance Boulevard; and WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC); and WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the project site is located at 3610 Torrance Boulevard (APN 7366-019-101); b) That the project site is described as up M 234-79-81 LOT 2" in the Office of the Los Angeles County Recorder, State of California;
c) That the project will not have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2025 Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15332 - Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code;
d) That the project is conditionally permitted within the H-DA 1 Zone, and that the project, as conditioned, complies with the provisions of Hawthorne Boulevard Corridor Specific Plan to the extent applicable;
e) That the project, as conditioned, will not impair the integrity and character of the H-DA 1 Zone because the project is compatible with the surrounding uses. For example, the project is situated on a lot adjacent to a commercial and multifamily residential uses. The project design builds on the existing character of the surrounding area by blending the commercial and residential uses;
69 ATTACHMENT 5
f) That the project site is physicallysuitablefor the project, as conditioned, becausethe project site is situated within an urbanized environment and already served by all necessary utilities and publicservices, andwill notextend any roadsor other infrastructure; g) That the project, as conditioned, will be compatible with existing and proposed future land useswithinthe H-DA1Zoneandthegeneralareainwhichthe projectisto belocatedbecause the projectsite is surrounded by similar uses;
h) That the project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan and the Hawthorne Boulevard Corridor Specific Plan (HBCSP) because the project is located within the H-DA1 Zone and the CommercialCenter (C-CTR)land usedesignation;
i) Thatthe project,asconditioned,will notdiscouragethe appropriateexistingor plannedfuture use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of buildingmasses,elevations, and rooflinesthat promotevisual interest. Additionalfeatures and design enhancements include a courtyard, common areas and private balconies that promotequality experience and increasedvalue;
j) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure that the project is not detrimental to public health and safety because the project site is located within an urbanized area already served by existing utility and service infrastructure.The projectwill connect to existing water, sewer, and stormdrain facilities and does not require the extension of new off-site infrastructure. The development of 449 apartment units represents a modest incremental increase in demand that will be accommodatedwithin existing system capacities. In addition,the applicant is requiredto pay all applicable development impact fees and school district fees to offset the project's contributionto public service andfacility demand.;
k) That there will be adequate provisionsfor publicaccessto serve the project,as conditioned, becauseaccesswill continueto beprovidedfromTorrance BoulevardandAmieAvenue,with improved internal circulation designed to meet City standards. The project includes an irrevocable offer to dedicate an easement for street and highway purposes along the west side ofAmie Avenueto improvepublic right-of-waywidth andemergencyaccess.The design allows for full fire department access around the structure, and the site remains well served by publictransit stops alongTorrance Boulevard.;
I) That the location, size, design, and operating characteristics of the project, as conditioned, will not be detrimentalto the public interest, health, safety, convenience orwelfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the development standards of the H-DA1 Zone to the extent applicable,and isconsistentwith the Commercial Center landusedesignation; m) That the project,as conditioned,will not produceany or allof the following results:
•Damageor nuisancefrom noise,smoke, odor,dust orvibration, •Hazardfrom explosion, contamination orfire,
•Hazardoccasioned by unusualvolume or character oftraffic orthe congregatingof large numbers of peopleorvehicles;
70 WHEREAS, the PlanningCommission bythe following roll callvote APPROVED CUP25- 00003, subjectto conditions:

AYES: COMMISSIONERS: ANUNSON, BORGIALLI,OBEJAS, RIGGS,CHAIRMAN

KARTSONIS
NOES: COMMISSIONERS: YEH
ABSENT: COMMISSIONERS: TURNER
ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that applications filed by VISTA HOMES (LW Acquisitions LLC ETAL LibawFamily LPC/O HorowitzGroup)for approvalof CUP25-00003and DVP25-00001 in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the DA1 Zone at, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subjectto the following conditions:

1. That use of the subject property for the residential development shall be subject to all conditions imposed in CUP25-00003 and any amendments thereto or modifications thereof as may be approvedfrom time to time pursuantto Section 92.28.1et seq. of the TMC onfile inthe office ofthe Community DevelopmentDirectorof the City ofTorrance, andfurther, that the said useshall beestablishedor constructedand shall be maintainedinconformancewith such maps,plans,specifications,drawings,applicationsorotherdocumentspresentedbythe applicant to the Community Development Department and upon which the Planning Commission relied ingranting approval;

3. That all Conditions and Code requirementsof DVP25-00001shall be met.

4. That a copy of Planning Commission Resolution Nos. 2025-066 and 2025-067 shall appear onallgradingplans,buildingplans,constructionspecifications,andbiddocumentsassociated with the project to facilitate coordination and effective implementation of the conditions of approval;

5. That the applicant shall defend, indemnify, and hold harmless the City of Torrance and its agents, officers,andemployeesfrom andagainstanyclaim,action,orproceedingagainstthe Cityagencyoritsagents,officers,oremployeestoattack,setaside,void,orannulanapproval by the City including,without limitation, an action by an advisory commission, appeal board, or legislative body concerning this discretionary approval. The defense and indemnification shall include the payment of all legal costs incurred on behalf of the City in connection with the application,andthe defense of any claim, action, or proceedingchallengingthe approval of CUP25-00003 and DVP25-00001orthe project.The Citywill promptly notifythe applicant of any claim, action, or proceeding and agrees to cooperate to the extent required for an effective defense. In the event a legal challenge to the discretionary approval is successful, and anawardof attorneyfees is madeto the challenger,the applicantshall be responsibleto paythefull amountof such an award;

6. That the applicant shall submit, in order to ensure with compliance with Government Code Section65915 (c)(1)(A) (or successor statue)a Density Bonus HousingAgreement orsimilar namedagreement,completewith attachmentandexhibits, asappropriate,to memorializethe approved density bonus allowance, incentives, concessions, waivers of development 71 standards, parking allowances, development standards and uses, the City Monitoring Fee, and any other terms and conditions relative to the approved project. The applicant shall submit a draft Density Bonus Housing Agreement (DBH Agreement) no less than 90 days prior to the anticipated date for issuance of the first building permit for the project, and the DBH Agreement shall be final and executed by the applicant and the City, in recordable form, prior to issuance of the first building permit for the project. The DBH Agreement shall be presented to the Community Development Department and City Attorney's Office for review and approval and shall be in a form approved by the Community Development Department and City Attorney's Office, prior to issuance of the first building permit. The DBH Agreement may be executed by the City Manager on behalf of the City, subject to any preference of the City Manager or legal requirement for the DBH Agreement to be approved by the City Council.

7. That the 45 affordable units reserved for low-income households shall remain affordable for 55 years from the date of initial occupancy. The applicant, property manager, or owner shall provide an annual compliance report to the Community Development Department including tenant income verification, rent rolls, and rent calculations including utility allowances;

8. That for purposes of defraying City monitoring activities, the property owner shall pay a City Monitoring Fee annually. The City shall invoice the owner each year. Failure to issue an invoice waives payment for that year only. The monitoring fee and reporting requirements shall be included in the DBH Agreement;

10. That the construction site shall be secured with decorative temporary fencing, maintained throughout construction to the satisfaction of the Community Development Director; (Planning)

11. That a roof plan shall be submitted with the building plan set for review before permit issuance, identifying parapet heights and setbacks to ensure all roof appurtenances and mechanical equipment are screened from public view; (Planning)That a digital sample board of exterior building materials, finishes, and colors shall be submitted with the building plan set for review before permit issuance, including gates, fencing, and outdoor furniture, to ensure cohesive design; (Planning)

12. That the project shall incorporate the district color "Eggplant" (Pantone 255) as an accent on trim, lighting fixtures, furniture, or other hardware to the satisfaction of the Community Development Director; (Planning)

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

The landscape plan shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. That all required street setbacks must be maintained in permanent landscaping and maintained. The plan shall utilize drought resistant California friendly vegetation, shade-producing trees, and shall provide state-of-the art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all aboveground equipment and parking lot shall be screened with vegetation of sufficient height and texture to provide an effective screen, to the satisfaction of 72 the Community Development Director. That the landscape plan shall comply with the latest State Water Efficient Landscape Ordinance; (Planning)

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

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

18. That a utility management plan shall be submitted with the building plan set for review prior to permit issuance. The plan shall identify the placement, design, and screening of all utility equipment, including but not limited to transformers, meters, and backflow preventers; (Planning)That any exterior utility or mechanical equipment shall be screened using materials consistent with the building design or dense landscaping to the satisfaction of the Community Development Director; (Planning)

19. That a wall and fencing detail shall be submitted prior to building permit issuance, showing design consistent with building materials. Chain-link, barbed wire, and razor wire are prohibited; (Planning)

20. That a graffiti-proof finish shall be used on walls where applicable, including building walls, fence walls, and screen walls; (Planning)

21. That all residential parking spaces shall be maintained for resident use only and shall not be leased or rented to nonresidents; (Planning)

23. That all persons associated with the use shall park onsite, including residents, visitors, employees, and deliveries; (Planning)

24. That each apartment unit shall be provided with a washer and dryer appliance (laundry) as noted on the floor plans; (Planning)

25. That all open space and landscape areas located at ground level shall be provided for resident use, maintained, and kept free of trash and vandalism; (Planning)

26. That no vending machines, publication racks, telephones, kiosks, donation bins, or similar items shall be permitted outside of the buildings; (Planning) 73 27. That no outdoor sound-amplifying equipment or similar devices shall be permitted outside the building; (Planning)

28. That any future request for a Wireless Telecommunications Facility (WTC) shall require separate approval, and all equipment shall be screened from public view; (Planning)

29. That the applicant shall continue to work with the Public Works Department for the approval of the Traffic Circulation Analysis (TCA). The applicant must complete any off-site improvement that the City deems appropriate to offset any negative effects identified in the approved TCA to the satisfaction of the Public Works Director prior to issuance of Certificate of Occupancy; (Public Works-Traffic Engineering)

30. The applicant must install an ADA compliant east-west pedestrian crosswalk for the intersection of Amie Ave and Fashion Way prior to issuance of Certificate of Occupancy; (Public Works-Traffic Engineering)

31. That any modifications to the approved building footprint or elevation shall require review and approval by the Community Development Director prior to issuance of building permits; (Planning)

33. That all balcony railings, window proportions, facade articulation, and exterior materials shall be constructed in a manner consistent with the approved architectural plans and renderings, to the satisfaction of the Community Development Director; (Planning)

34. That all retaining walls, podium walls, and exposed parking structure elevations shall be finished in materials and colors consistent with the primary building elevations; (Planning)

35. That loading and delivery operations shall occur entirely onsite and shall not obstruct the public right-of-way; (Planning)

37. That prior to the issuance of a Building Permit, the applicant shall enter into negotiations for the formation of, participate in, or annex into, a Community Facilities District (CFD) to fund a portion of the additional costs for ongoing City services, including but not limited to roadway maintenance, park maintenance, lighting, and public safety. The final CFD participation shall be to the satisfaction of the Community Development Director and Finance Director; (Planning/Finance)

39.The applicant shall provide all required path oftravels including path oftravel from the public right of way per California Building Code. Where path of travels extend beyond the property line an approved easement shall be provided to the satisfaction of the Building Official; (Buildingand Safety)

40.That the project shall comply with the California Green Building Code Tier 1 requirements; (Building & Safety)
74 41. That the Torrance Municipal Water shall be the service provider for the proposed development; (Public Works)

42. That the proposed Ductile Iron Pipe (DIP) water main and appurtenances shall be designed and installed through the west side of the project lot, and through the southerly neighboring lots to connect to the existing 12" water main on Fashion Way; (Public Works)

43. That the applicanUdeveloper shall design and construct a mainline sewer to public standards.

The sewer plans, prepared by a professional engineer, shall be submitted by the applicant/developer to the Engineering Services Division of Community Development Department for review and approval prior to issuance of grading permit. Sewer main to be constructed prior to occupancy; (Engineering)

45. That the applicant shall record an irrevocable offer to dedicate an easement for street and highway purposes along the west side of Amie Avenue along the property frontage; (Engineering)

46. That all proposed and/or existing water meters larger than 2", double check detector assemblies and reduced pressure backflow assemblies shall be located above ground on private property near the public right-of-way, shall be screened from public view with approved plant material, and shall be constructed per City of Torrance standards. Final location of said facilities and landscape screening shall be incorporated into water, fire and landscape plan for review prior to BUILDING PERMIT ISSUANCE. Landscape screening shall provide access to water and fire department at all times and be maintained diligently to the satisfaction of the Fire Marshal; (Water)

47. That a dedicated water meter and reduced pressure assembly shall be provided for landscape irrigation; (Water)

48. If any pumps are required onsite, that all domestic services shall be protected by a reduced pressure principle assembly; (Water)

49. That the project site shall be served by master public water meter (meter larger than 2" shall be located above ground on private property adjacent to public right-of-way) with privately owned, operated, maintained and administered submetering system for each dwelling unit.

Common areas shall be served by a separate meter; (Water)

50. That a hydrology study shall be submitted to and approved by the Community Development Department, Engineering Services Division prior to approval of the grading plan. The study shall include method of detaining the difference between the 10-year and 50-year storm.

Determine proposed building finished floor elevation with adequate freeboard; (Engineering)

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

52. That the business name and address shall be clearly visible from the street frontage to the satisfaction of the Torrance Police Department; (Police)

53. That non-glare security lighting shall be installed and maintained for all parking areas and pedestrian pathways to provide adequate visibility and safety while preventing glare or spillover onto adjacent properties; (Police)
75 54. That the property shall be secured with Knox Box locks providing access to the Torrance Police and Fire Departments at all secured vehicle gates and common entry doors of the residential building; (Police)

56. That a site map shall be posted at the entrance of the multi-unit residential community identifying unit numbers, addresses, and locations, and that the residential complex map shall be installed at all main accessways; (Police)

57. That visible residential building nomenclature shall be provided to facilitate emergency response; (Police)

58. That a housing unit directory and map identifying the locations of elevators and stairwells shall be posted in visible areas within the building; (Police)

59. That all security cameras shall be maintained in proper working order at all times, and that recorded footage shall be made available to the Torrance Police Department upon request; (Police)

61. That the applicant shall install a vapor barrier system to prevent vapor intrusion in all garage areas and residential units, to the satisfaction of the Environmental Division; (Environmental)

62. That all signs, including new, modified, or revised signage, shall be reviewed and approved by the Environmental Division or shall comply with the previously approved sign program.

Appeals of Environmental Division decisions may be made to the Planning Commission; (Environmental)

63. That rooftop identification numbers shall be installed to assist emergency personnel in locating the property. The numbers shall be 4 feet high and 2 feet wide, spaced 12 inches apart, parallel to the street, and painted in a non-reflective color contrasting with the roof surface; (Environmental)

64. That a minimum of 9-inch contrasting address numerals shall be provided for non-residential uses; (Environmental)

66. That bins or containers shall be provided within the trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

67. That the applicant shall submit a Noise Attenuation Plan prepared by a qualified acoustical consultant for review and approval by the Environmental Division. The plan shall demonstrate how the recommended measures will mitigate operational noise to ensure compliance with the Torrance Municipal Code and prevent disturbance to adjacent properties; (Environmental)

68. That the trash enclosure shall include a metal barrier roof covering to prevent rainwater intrusion and comply with current NPDES requirements; (Environmental) 76 69. That the applicant shall verify compliance with all applicable pool safety requirements to the satisfaction of the Environmental Division; (Environmental)

70. The applicant shall provide a case-specific study demonstrating whether the abandoned oil well onsite has been abandoned in accordance with current State and local standards and shall perform a leak test consistent with current Neighborhood Services Division policies. A deposit may be required to cover consultant review fees associated with the well study, prior to issuance of building permit; (Environmental)

71. The applicant shall be required to sign a Release of Liability and Assumption of Risk Agreement, to the satisfaction of the City Attorney's Office, acknowledging and agreeing to record the document against the subject property, prior to issuance of building permit; (Environmental)

73. The applicant shall provide a case specific study, showing how vertical, as opposed to horizontal, open access will be adequate for future oil well abandonment, to the satisfaction of the Community Development Director. The study shall show that the clearances will be sufficient for rig entry and operation, how the mast will be raised and how the rig will perform in space. The study shall demonstrate how the clearances and rig operation will be safe for future tenants, including but not limited to risk of and management of possible rig failure. The study is to be reviewed by a consultant of the City's choosing. A deposit for the review may be requested of the applicant. If the study fails to satisfy the Community Development department, the applicant will change the design of the project to provide the setbacks prescribed by the code, not to include a vertical clearance as the fourth "open access." The study shall be received and reviewed by the Environmental division and oil well consultant before Building Permit submittal; and (Environmental)

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

INTRODUCED, APPROVED, and ADOPTED this 5thday of November2025.

Chairperson,TorrancePlanningCommission
i-A§-Commission
77 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, approved, and adopted by the Planning Commission of the City of Torrance at a regular meeting of said Commission held on the 5th day of November 2025, by the following roll call vote:

AYES: COMMISSIONERS' ANUNSON, BORGIALLI, OBEJAS, RIGGS, CHAIRMAN . KARTSONIS
NOES: COMMISSIONERS: YEH
ABSENT: COMMISSIONERS: TURNER
nning Commission
78 PLANNING COMMISSION RESOLUTION NO.2025-067

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, AS PROVIDED FOR IN
DIVISION 9, CHAPTER 2, ARTICLE 36 OF THE TORRANCE

MUNICIPAL CODE APPROVING A DEVELOPMENT PERMIT

IN CONJUNCTION WITH A STATE DENSITY BONUS TO

ALLOW THE CONSTRUCTION OF A NEW RESIDENTIAL
DEVELOPMENT CONSISTING OF 449 RESIDENTIAL UNITS,

ON PROPERTY LOCATED WITHIN THE HAWTHORNE

BOULEVARD CORRIDOR SPECIFIC PLAN-DEL AMO
BUSINESS SUB-DISTRICT ONE (H-DA1 ZONE) AT 3610
TORRANCE BOULEVARD.

DVP25-00001: VISTA HOMES (LW ACQUSITIONS LLC ET AL UBAW FAMILY LP C/O

HOROWITZ GROUP)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on November 5, 2025 to consider an application filed by VISTA HOMES (LW Acquisitions LLC ET AL Libaw Family LP C/O Horowitz Group) for approval of Conditional Use Permit (CUP25-00003) and Development Permit (DVP25-00001) in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business Sub-District One (H-DA1 Zone) at 3610 Torrance Boulevard; 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, a" in accordance with the provisions of Division 9, Chapter 2, Article 36 of the Torrance Municipal Code (TMC); and WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the project site is located at 3610 Torrance Boulevard (APN 7366-019-101); b) That the project site is described as up M 234-79-81 LOT 2" in the Office of the Los Angeles County Recorder, State of California;
c) That the project will not have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2025 Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15332 - lnfill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code;
d) That the project is conditionally permitted within the H-DA1 Zone, and that the project, as conditioned, complies with the provisions of Hawthorne Boulevard Corridor Specific Plan (HBCSP) to the extent applicable;
e) That the project, as conditioned, wi" not impair the integrity and character of the H-DA1 Zone because the project is compatible with the surrounding uses. For example, the project is situated on a lot adjacent to a commercial and multifamily residential uses. The project design builds on the existing character of the surrounding area by blending the commercial and residential uses;
79 f) That the project site is physically suitable for the project, as conditioned, because the project site is situated within an urbanized environment and already served by all necessary utilities and public services, and will not extend any roads or other infrastructure; g) That the project, as conditioned, will be compatible with existing and proposed future land uses within the H-DA 1Zone and the general area in which the project is to be located because the project site is surrounded by similar uses;
h) That the project, as conditioned, will encourage and be consistent with the orderly development of the City as provided for in the General Plan and the HBCSP because the project is located within the H-DA 1 Zone and the Commercial Center (C-CTR) land use designation;
i) That the project, as conditioned, will not discourage the appropriate existing or planned future use of surrounding property and tenancies because the project represents an improvement to the area. For example, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest. Additional features and design enhancements include a courtyard, common areas and private balconies that promote quality experience and increased value;
j) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure that the project is not detrimental to public health and safety because the project site is located within an urbanized area already served by existing utility and service infrastructure.The projectwill connect to existingwater, sewer, and storm drain facilities and does not require the extension of new off-site infrastructure. The development of 449 apartment units represents a modest incremental increase in demand that will be accommodatedwithin existing system capacities. In addition,the applicant is requiredto pay all applicable development impact fees and school district fees to offset the project's contributionto public service andfacility demand.;
k) That there will be adequate provisionsfor public accessto servethe project, as conditioned, becauseaccesswill continueto beprovidedfromTorrance BoulevardandAmie Avenue, with improved internal circulation designed to meet City standards. The project includes an irrevocable offer to dedicate an easement for street and highway purposes along the west sideofAmie Avenueto improve publicright-of-waywidth andemergencyaccess.Thedesign allows for full fire department access around the structure, and the site remains well served by publictransit stops alongTorrance Boulevard.;
I) That the location, size, design, and operating characteristics of the project, as conditioned, will not be detrimentalto the public interest, health, safety, convenience or welfare, or to the property of persons located in the area because the project has been thoroughly reviewed and found to be in compliance with the development standards of the H-DA1 Zone to the extent applicable, and is consistentwith the CommercialCenter landusedesignation; m) Thatthe project,as conditioned,will not produceany or allof the following results:
•Damageor nuisancefrom noise,smoke, odor, dust orvibration, •Hazardfrom explosion, contamination orfire,
•Hazardoccasioned by unusualvolume or character oftraffic orthe congregatingof large numbersof peopleor vehicles;
80 WHEREAS, the PlanningCommissionbythe following roll callvote APPROVED DVP25- 00001, subjectto conditions:

AYES: COMMISSIONERS' ANUNSON, BORGIALLI,OBEJAS, RIGGS,CHAIRMAN . KARTSONIS
NOES: COMMISSIONERS: YEH
ABSENT: COMMISSIONERS: TURNER
ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that applications filed by VISTA HOMES (LW Acquisitions LLC ETAL Libaw Family LP CIO Horowitz Group) for approval of DVP25-00001 in conjunctionwith a StateDensityBonusto allowtheconstructionofa newresidentialdevelopment consisting of 449 residential units, on property located within the DA-1 Zone at, on file in the Community Development Department of the City of Torrance, is herebyAPPROVED subject to the following conditions:

1. That use of the subject property for the mixed-use development shall be subject to all conditions imposed in DVP25-00001; and any amendmentsthereto or modifications thereof as may beapprovedfrom time to time pursuantto Section 92.28.1 et seq. of the TMC onfile inthe office ofthe Community DevelopmentDirectorofthe City ofTorrance; andfurther, that the said useshall beestablished or constructedandshall be maintainedinconformancewith suchmaps,plans,specifications,drawings,applicationsorotherdocumentspresentedbythe applicant to the Community Development Department and upon which the Planning Commission relied ingranting approval;

2. That if DVP25-00001 is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Directorfor an additional periodas providedfor in Section92.27.1 ofthe TMC;

3. That allConditions andCode requirementsofConditional Use Permit25-00003 shall be met;

4. That a copy of Planning Commission Resolution Nos. 2025-066 and 2025-067 shall appear onallgradingplans,buildingplans,constructionspecifications,andbiddocumentsassociated with the project to facilitate coordination and effective implementation of the conditions of approval;

5. That the applicant shall defend, indemnify, and hold harmless the City of Torrance and its agents,officers,andemployeesfrom andagainstanyclaim,action,orproceedingagainstthe Cityagencyoritsagents,officers,oremployeestoattack,setaside,void,orannulanapproval by the City including,without limitation, an action by an advisory commission, appeal board, or legislative body concerning this discretionary approval. The defense and indemnification shall include the payment of all legal costs incurred on behalf of the City in connection with the application,and the defense of any claim, action, or proceedingchallengingthe approval of CUP25-00003 and DVP25-00001or the project.The Citywill promptly notifythe applicant of any claim, action, or proceeding and agrees to cooperate to the extent required for an effective defense. In the event a legal challenge to the discretionary approval is successful, and an awardof attorneyfees ismadetothe challenger,the applicantshall be responsibleto paythe full amount of such an award;

6. That priorto the issuance of a Building Permit, the applicant shall enter into negotiationsfor the formation of, participate in, or annex into, a Community Facilities District (CFD)to fund a portion of the additional costs for ongoing City services, including but not limited to roadway maintenance, park maintenance, lighting, and publicsafety.The final CFD participation shall 81 be to the satisfaction of the Community Development Director and Finance Director; and (Planning/Finance)

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

INTRODUCED,APPROVED, andADOPTED this 5thday of November2025. hairperson, TorrancePlanningCommission
Secretary,TorrancePlanningCommission
82 STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

AYES: COMMISSIONERS· ANUNSON, BORGIALLI, OBEJAS, RIGGS, CHAIRMAN . KARTSONIS
NOES: COMMISSIONERS: YEH
ABSENT: COMMISSIONERS: TURNER
C
------ --
83 0
Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025
INDEX
TORRANCE PLANNING COMMISSION – NOVEMBER 5, 2025

SUBJECT PAGE

OPENING CEREMONIES

1. Call to Order/ Roll Call 1

2. Flag Salute 1

3. Posting of the Agenda 1

4. Withdrawn, Deferred, and/ or Supplemental Items 1

5. ORAL COMMUNICATIONS

6. CONSENT CALENDAR 2
6A. Approval of Minutes: August 6, September 3 and
September 17, 2025 2

7. ADMINISTRATIVE MATTERS 2
7A. DIV- 00004: Denn Engineers ( GCS Harley LLC) Res. No. 2025- 064 2-3

8. HEARINGS
8A. PCR25- 0001: Ricky De La Rosa ( Baldauf Brian A Co Tr Baldauf) 3 Res. No. 2025- 065 3
8B. CUP25- 00003, DVP25- 00001: ( Vista Homes ( LW Acquisitions LLC et al 4-5 Libaw Family LP C/O Horowitz Group Res. Nos. 2025- 066/ 67 4-5 8C. CUP25- 00016: Yuri Nagata ( P.V. Family LP) Res. No. 2025- 068 6 8D. CUP25- 00018: Armando Mares ( Vista Apts. LP) Res. No. 2025- 069 6-7

9. RESOLUTIONS 7
None 7

10. COMMISSION AND STAFF ORAL COMMUNICATIONS 7

11. ADJOURNMENT 7
Adjourned at 8:30 PM to Wednesday, November 19, 2025, at 6:30 PM in the LeRoy J. Jackson Council Chamber 3031 Torrance Boulevard.
84 ATTACHMENT 6
1 Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025
November 5, 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 6:33 PM on Wednesday, November 5, 2025, in the LeRoy J. Jackson Council Chamber 3031 Torrance Blvd.

ROLL CALL

Present: Commissioners Anunson, Borgialli, Obejas, Riggs, Yeh, and Chair Kartsonis ( at 6:38 PM)

Absent: Commissioner Turner
Also Present: Planning Manager Robert Garcia, Community Development Director Michelle Ramirez, Planning Associate Natalie Niemeyer, Planning Associate Luis E. Velazquez, Planning Assistant Brice Kennedy, Planning Assistant Lee Garcia, Senior Fire Prevention Specialist Christoper Rhodes, Building and Safety Rigo Torres, and Assistant City Attorney Tatia Strader
MOTION: Commissioner Riggs moved to excuse the absence of Commissioner Turner for the November 5, 2025 meeting. Commissioner Obejas seconded the motion; a roll call vote reflected 5-0 approval. ( Absent: Chair Kartsonis and Commissioner Turner)

2. FLAG SALUTE
Pledge of Allegiance led by Commissioner Yeh.

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 Boulevard and on the City’s Website on Thursday, October 30, 2025.

4. ANNOUNCEMENT OF WITHDRAWN, DEFERRED, AND/ OR SUPPLEMENTAL ITEMS
Planning Manager Garcia reported the following Supplemental Items:

Supplement item # 1 to 8A ( modifications requested by Engineering Division and Resolution revised per the request) and item # 1 to 8B ( correspondence received after agenda posted)

5. ORAL COMMUNICATIONS
None

6. CONSENT CALENDAR
6A. APPROVAL OF MINUTES: August 20, 2025 and October 15, 2025 85 2
Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025
MOTION: Commissioner Yeh moved to approve August 20, 2025 and October 15, 2025 minutes. Commissioner Obejas seconded the motion; a roll call vote reflected 5-0 approval.

Absent: Chair Kartsonis and Commissioner Turner)
Chair Kartsonis arrived at 6:38 PM.

Roll call vote reflected 6-0; commissioners present. ( Absent: Commissioner Turner)

7. ADMINISTRATIVE MATTERS
7A. COMMUNITY DEVELOPMENT – CONSIDER APPROVAL OF DIV25- 00004: DENN

ENGINEERS ( GCS HARLEY LLC)
Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of a Division of Lot ( DIV25 00004) to allow the consolidation of two parcels into one parcel, on property located in the Hawthorne Boulevard Corridor Specific Plan Walteria Sub- District ( H-WT) Zone at 24449 Hawthorne Boulevard. This project is Categorically Exempt from California Environmental Quality Act ( CEQA) per Guidelines Section 15305 – Minor Alterations. ( Res. No. 2025- 064) Recommendation: Approval
Planning Associate Velazquez introduced and presented item 7A.

Applicant representative available for questions.

No public comments.

Chair Kartsonis stated this project was approved prior, however, the project has extended beyond the amount of time allowed and therefore are starting from step one.

Commissioner Obejas questioned the extension and why the project was returning now, if whether there were issues with LA County. Applicant representative stated the couple are retired and they had health issues. At this time, they are ready to proceed with the project.

Stated there are no LA County issues.

Commissioner Yeh questioned staff if there will be a divider or block for the entire project and who would a person contact if fence fell. Community Development Director Ramirez stated to reach out to Code Enforcement or send an email directly to her and she will advise staff of the issue.

Community Development Director Ramirez stated there was a clerical error in the title stating this was a public hearing, the item is not a public hearing, it’s an administrative item only.

MOTION: Commissioner Borgialli moved to approve DIV25- 00004. Commissioner Obejas seconded the motion; a roll call vote reflected 6-0 approval. ( Absent: Commissioner Turner)
Planning Associate Velazquez read by title only Resolution No. 2025- 064.

Resolution of the Planning Commission of the City of Torrance, California, approving a division of lot ( DIV25- 00004) as provided for in Division 9, Chapter 2, Article 29 of the Torrance Municipal code to allow lot consolidation of two parcels into one parcel on property located in the Hawthorne Boulevard Corridor Specific Plan Walteria Sub- District ( H-WT Zone) at 24449 Hawthorne Boulevard.

MOTION: Commissioner Obejas moved to adopt Planning Commission Resolution No. 2025- 064. Commissioner Borgialli seconded the motion; a roll call vote reflected 6-0 adoption.

Absent: Commissioner Turner)
86 3
Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025

8. HEARINGS
8A. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF PCR25- 00001: RICKY DE LA ROSA ( BALDAUF BRIAN A CO TR

BALDAUF)
Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of a Planning Commission Review ( PCR25 00001) to allow one- and two- story additions to an altered- contributing two- story single- family residence on property located within the Torrance Tract Overlay in the Two- Family Residential District ( R-2) Zone located at 1609 Amapola Avenue. This project is Categorically Exempt from California Environmental Quality Act ( CEQA) per Guidelines Section 15301 – Existing Facilities. ( Res. No. 2025- 065)
Recommendation: Approval
Commissioner Riggs recused himself from item 8A, due to owning property within 500 feet of the site, which is a financial conflict of interest.

Planning Assistant Kennedy introduced and presented item 8A.

Ricky De La Rosa, applicant, gave a brief report on the item.

No public comments.

Chair Kartsonis stated he visited the property and had a conversation with Commissioner Schwartz of the Historic Preservation Commission and stated that his decision would be based on evidence presented.

Commissioner Obejas noted on page 2 of the staff report that the project involved a “legal non- conforming side setback” and asked staff whether the applicant would need to file a waiver for the two- inch discrepancy in setback from current standards? Planning Assistant Kennedy responded that no waiver was required because the non- conforming wall was not being altered, and the new additions meet the current four- foot setback requirement.

MOTION: Commissioner Borgialli moved to close the public hearing. Commissioner Yeh seconded the motion; a roll call vote reflected 5-0 approval. ( Absent: Commissioner Turner and Recused: Commissioner Riggs)
MOTION: Commissioner Obejas moved to approve PCR25- 00001. Commissioner Borgialli seconded the motion; a roll call vote reflected 5-0 approval. ( Absent: Commissioner Turner and Recused: Commissioner Riggs)
Planning Assistant Kennedy read by title only Resolution No. 2025- 065.

Resolution of the Planning Commission of the City of Torrance, California, approving a Planning Commission review as provided for in Division 9, Chapter 1, Article 49 of the Torrance Municipal code to allow one- and two- story additions to an existing two- story single- family residence on property located within the Torrance Tract Overlay in the two- family residential district ( R-2) Zone at 1609 Amapola Avenue.

MOTION: Commissioner Obejas moved to adopt Planning Commission Resolution No. 2025- 065. Commissioner Borgialli seconded the motion; a roll call vote reflected 5-0 adoption.

Absent: Commissioner Turner and Recused: Commissioner Riggs) Roll call vote reflected 6-0; Commissioners present. ( Absent: Commissioner Turner) 87 4
Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025
8B. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF CUP25- 00003, DVP25- 00001: VISTA HOMES ( LW ACQUISITIONS

LLC ET AL LIBAW FAMILY LP C/O HOROWITZ GROUP)
Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of a Conditional Use Permit ( CUP25- 00003) and Development Permit ( DVP25- 00001) in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan- Del Amo Business Sub- District One ( H-DA1) Zone at 3610 Torrance Boulevard. This project is Categorically Exempt from California Environmental Quality Act ( CEQA) per Guidelines Section 15332 – In-Fill Development.

Res. Nos 2025- 066, 2025- 067)
Recommendation: Approval
Planning Associate Velazquez introduced and presented item 8B.

Doug Maupin, representing applicant ( Vista Homes), gave a brief overview of the project and answered the Commissions questions.

Members of the public spoke.

Commissioner Kartsonis – stated he has visited the property and will base his decision on evidence presented. Question for staff regarding the City’s RHNA numbers. Community Development Director Ramirez stated the city is far below its target for affordable units ( about 5,000 required, roughly 1,200 market- rate in production, very few affordable). Asked about the easement with Marriott Hotel; staff confirmed the developer coordinated with the Marriott to preserve its view corridor by limiting building height to six stories on that side.

Commissioner Obejas – questioned the request for a 2.7 FAR; staff stated this is correct, the project is asking for 2.7 FAR. Commissioner stated he is happy the space is converting from commercial to residential, however a big concern is traffic and didn’t believe a traffic analysis was done. Staff stated a TIA ( Traffic Impact Analysis) was presented as part of their CEQA exemption memo and a TCA ( Traffic Circulation Analysis) is currently being reviewed by staff. Stated for the record, he is concerned the project will generate about 10% more traffic than former commercial use. Confirmed with applicant that units would have high- speed internet capability.

Commissioner Riggs – Inquired about the difference between low- income and market- rate units. Applicant explained income qualification and rent calculation methods using state and county tables; affordable units will be certified annually. Community Development Director Ramirez clarified the State of California establishes the income limits for the different categories, which are then placed in a table for the applicant’s use to determine affordability and qualification.

Commissioner Yeh – questioned the State Density Bonus waivers, asking whether there is a limit to how much FAR can increased under state law; staff stated the law allows for reasonable waivers” if required for feasibility and Assistant City Attorney Strader recommended when voting to follow the law and we believe the applicant has met the threshold in order to secure the waivers. Questioned the 45 low- income housing units; staff stated the types of units have yet to be allocated.

Commissioner Obejas – Questioned Condition # 7 stating there are 45 low- income housing units available for 55 years and that annual reports must be submitted to the Community Development Director on an annual basis; Planning Manager Garcia stated that under the affordable housing agreement, the owner will submit annual reports to the Community Development Director, these reports are also available to the public under the Public Records Act.
88 5
Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025
Chair Kartsonis – Asked if the property would be equipped with electric vehicle charging stations, bike racks and bike storage; applicant stated yes.

Commissioner Borgialli – regarding EV charging, if a tenant wishes to install an EV charging station at a later date, would this be possible; staff and applicant stated yes. Questioned net’ trips, stated it wasn’t clear, unfortunately the traffic engineer wasn’t present, however, staff stated the appropriate traffic studies were reviewed by the appropriate personnel in Public Works/ Traffic Engineering and provided approval on the technical studies. The applicant and the city will continue to work together to ensure traffic isn’t an issue. Questioned if wells could be an issue in the future; staff stated the wells have been properly encapsulated.

Commissioner Obejas – asked Assistant City Attorney Strader a question regarding a letter received regarding the objection to the City’s decision to exempt the project from environmental review; ACA Strader stated there' s a categorical exemption for the project in accordance with CEQA Article 19, Section 15332 In-Fill Development projects.

Applicant gave final comments
MOTION: Commissioner Obejas moved to close the public hearing. Commissioner Riggs seconded the motion; a roll call vote reflected 6-0 approval. ( Absent: Commissioner Turner) Final comments from Commissioners; Chair Kartsonis thanked those that came out in support of the project and supports the project, Commissioner Riggs reiterated concerns about traffic, but acknowledge the city’s housing obligations, Commissioner Obejas emphasized the importance of utilizing commercial land for housing, but is concerned about how the project will be received, and Commissioner Yeh stated he is concerned the traffic engineer wasn’t present and maintains an opposition due to FAR and density concerns.

MOTION: Commissioner Obejas moved to approve CUP25- 00003 and DVP25- 00001.

Chair Kartsonis seconded the motion; a roll call vote reflected 5-1 approval. YES, Anunson, Borgialli, Obejas, Riggs, and Chair Kartsonis NO: Yeh ( Absent: Commissioner Turner) Planning Associate Velazquez read by title only revised Resolution No. 2025- 066; Resolution of the Planning Commission of the City of Torrance, California, as provided for in Division 9, Chapter 2, Article 36 of the Torrance Municipal Code approving a Conditional Use Permit in conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan- Del Amo Business Sub- District One ( H-DA1 Zone) at 3610 Torrance Boulevard.

Planning Associate Velazquez read by title only Resolution No. 2025- 067; Resolution of the Planning Commission of the City of Torrance, California, as provided for in Division 9, Chapter 2, Article 36 of the Torrance Municipal Code approving a Development Permit in Conjunction with a State Density Bonus to allow the construction of a new residential development consisting of 449 residential units, on property located within the Hawthorne Boulevard Corridor Specific Plan- Del Amo Business Sub- District One ( H-DA1 Zone) at 3610 Torrance Boulevard.

MOTION: Commissioner Obejas moved to adopt revised Planning Commission Resolution No. 2025- 066 and Planning Commission Resolution No. 2025- 067. Commissioner Riggs seconded the motion; a roll call vote reflected 5-1 adoption. YES, Anunson, Borgialli, Obejas, Riggs, and Chair Kartsonis NO: Yeh ( Absent: Commissioner Turner) Commission recessed at 8:02 PM
Commission reconvened at 8:12 PM
Roll call vote reflected 6-0; Commissioners present. ( Absent: Commissioner Turner) 89 6
Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025
8C. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF CUP25- 00016: YURI NAGATA ( P.V. FAMILY L. P.) Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of a Conditional Use Permit ( CUP25- 00016) to allow the operation of a take- out restaurant located in the Solely Commercial District ( C-3) Zone with a Precise Plan Overlay ( PP) at 2143 182nd Street. This project is Categorically Exempt from California Environmental Quality Act ( CEQA) per Guidelines Section 15301 – Existing Facilities.

Res. No. 2025- 068)
Recommendation: Approval
Planning Assistant Garcia introduced and presented item 8C.

Yuri Nagata, applicant, gave a brief overview of the project.

No public comments.

Chair Kartsonis stated he visited the property and will base his decision on evidence presented.

MOTION: Commissioner Borgialli moved to close the public hearing. Commissioner Obejas seconded the motion; a roll call vote reflected 6-0 approval. ( Absent: Commissioner Turner)
MOTION: Commissioner Yeh moved to approve CUP25- 00016. Commissioner Borgialli seconded the motion; a roll call vote reflected 6-0 approval. ( Absent: Commissioner Turner) Planning Assistant Garcia read by title only Resolution No. 2025- 068.

Resolution of the Planning Commission of the City of Torrance, California, approving a Conditional Use Permit as provided for in Division 9, Chapter 5, Article 1 of the Torrance Municipal Code to allow the operation of a take- out restaurant on property located in the Soley Commercial District, precise plan overlay at 2143 182ndStreet.

MOTION: Commissioner Borgialli moved to adopt Planning Commission Resolution No. 2025- 068. Commissioner Obejas seconded the motion; a roll call vote reflected 6-0 adoption.

Absent: Commissioner Turner)
8D. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF CUP25- 00018: ARMANDO MARES ( VISTA APARTMENTS LP) Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of Conditional Use Permit ( CUP25- 00018) to allow an indoor recreation center on property located in the Hawthorne Boulevard Corridor Specific Plan Del Amo Business Sub- District One ( H-DA1) Zone at 3700 Torrance Boulevard. This project is Categorically Exempt from California Environmental Quality Act ( CEQA) per Guidelines Section 15301 – Existing Facilities. ( Res. No. 2025- 069)
Recommendation: Approval
Planning Associate Niemeyer introduced and presented the item 8D.

Armando Mares, applicant, gave a brief overview of the project.

No public comment.
90 7
Tracy Weaver, CMC Torrance Planning Commission
Recording Secretary November 5, 2025
Commissioner Kartsonis stated he is familiar with the site and will base his decision on personal observations and the evidence presented. Inquired about the number of employees on site during operational hours; applicant stated the number of employees for this type of business is appropriate.

Commissioner Yeh asked staff a question regarding the property due to a recent request from the same area; staff stated the properties are separate, but next to each other and will share parking lots, the properties have the same property owner.

Commissioner Obejas stated he has visited the site and will base his decision on personal observations and the evidence presented. Asked the applicant what “Smash Factor” is; applicant stated it is a golf metric that measures the efficiency of energy transfer from the club to the ball ( clubhead speed). Concerned with a possible noise issue; applicant stated noise will not be an issue, and activities will be contained inside the building.

MOTION: Commissioner Borgialli moved to close the public hearing. Commissioner Yeh seconded the motion; a roll call vote reflected 6-0 approval. ( Absent: Commissioner Turner).

MOTION: Commissioner Borgialli moved to approve CUP25- 00018. Commissioner Obejas seconded the motion; a roll call vote reflected 6-0 approval. ( Absent: Commissioner Turner).

Planning Assistant Niemeyer read by title only Resolution No. 2025- 069.

Resolution of the Planning Commission of the City of Torrance, California, approving a Conditional Use Permit as provided for in Division 9, Chapter 5, Article 3 of the Torrance Municipal Code to allow an Indoor Recreation Center on property located in the Hawthorne Boulevard Corridor Specific Plan Del Amo Business Sub- District One ( H-DA1) Zone at 3700 Torrance Boulevard.

MOTION: Commissioner Obejas moved to adopt Planning Commission Resolution No. 2025- 069. Commissioner Borgialli seconded the motion; a roll call vote reflected 6-0 adoption.

Absent: Commissioner Turner).

8. RESOLUTIONS
None

9. COMMISSION AND STAFF ORAL COMMUNICATIONS
Commissioners Borgialli and Obejas requested an excused absence for the November 19, 2025 commission meeting.

11. ADJOURNMENT
MOTION: At 8:30 PM Commissioner Borgialli moved to adjourn the meeting to November 19, 2025, at 6:30 PM in the LeRoy J. Jackson Council Chamber. Commissioner Yeh seconded the motion; a roll call vote reflected 6-0 approval. ( Absent: Commissioner Turner).

Approved as submitted
December 17, 2025
s/Rebecca Poirier, City Clerk
ty)
91 92
ATTACHMENT 7

January 13, 2026
Vista Homes
Attn: Doug Maupin
3355 Motor Ave
Los Angeles, CA 90034
Via email: [email protected]
Subject: Response to Appeal Regarding the Vista Homes Residential Project (CUP25 -00003, DVP25-00001) and the Class 32 Categorical Exemption
Dear Mr. Maupin:

PlaceWorks has prepared the following response to the appeal filed by Supporters Alliance for Environmental Responsibility (“SAFER”) on the Vista Homes Residential Project (project) (CUP25-00003, DVP25 -00001) California Environmental Quality Act (CEQA) Class 32 Categorical Exemption (CE), which was approved by the City of Torrance Planning Commission on November 5, 2026.

The appeal filed by SAFER claims that the Planning Commission erred in approving the project because it does not qualify for a Class 32 CE and instead the City should prepare a Mitigated Negative Declaration (MND) or Environmental Impact Report (EIR). No specific rationale as to why the City’s reliance on the CE, which includes detailed supporting analysis and technical studies, was insufficient. Their claim that the City did not properly comply with CEQA is not supported by specific evidence.

As substantiated in the Attachment to the Notice of Exemption (NOE) prepared by PlaceWorks, under the independent review by the City of Torrance staff, the proposed project is exempt from further environmental review under CEQA because it is consistent with the Class 32, In-Fill Development Projects, and none of the exceptions are met.
» Class 32, In-Fill Development Projects (CEQA Guidelines § 15332) consists of projects characterized as in- fill development meeting the conditions described in this section. (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of 4.03 acres, which is less than five acres defined in the CEQA Guidelines, and is substantially surrounded by urban uses.
(c) The project site entirely developed and has no value, as habitat for endangered, rare or threatened species.
(d) As documented in supporting technical analyses, a pproval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services.

93 ATTACHMENT 8

January 13, 2026 | Page 2

In addition, t he project has also been reviewed under CEQA Guidelines § 15300.2, Exceptions, to confirm there are no characteristics or circumstances that might invalidate findings that the project is exempt from CEQA. Each exception was assessed as to whether that exception applies to the project. Specifically, would the project:
a. Qualify for a Class 3-6 or 11, or otherwise be located in a sensitive environment b. Result in a significant cumulative impact
c. Result in a reasonably foreseeable possibility of significant effect s on the environment due to unusual circumstances
d. Result in damage to scenic resources within a designated scenic highway e. Be located on a hazardous materials list pursuant to Government Code Section 65962.5 f. Result in a substantial adverse change to historical resources As fully supported in the CE documentation provided by PlaceWorks and reviewed by City staff, the proposed project would not meet any of the conditions specified in § 15300.2, Exceptions, of the CEQA Guidelines, and the proposed project is therefore categorically exempt under Class 32.

The appeal filed by SAFER did not include any specific reason as to why an MND or EIR should be prepared, why the project would not meet the criteria of the Class 32 CE, or provide any substantial evidence to support their appeal pursuant to California Code of Regulations, Title 14, § 15384. Therefore, it stands to reason that based on the NOE and NOE Attachment prepared by PlaceWorks and that was independently reviewed by City staff, the project is categorically exempt under Class 32 from further analysis.

If you have any questions regarding the contents of this response, please feel free to contact me at 213.623.1443 x2119 or via email at [email protected].

Respectfully submitted,

PLACEWORKS
Addie Farrell
Principal
94 architectural
3610 Torrance Blvd., Torrance, CA 90503
Vista Homes Apartments

SHEET INDEX

DISCIPLINE

ARCHITECTURE

SHEET NUMBER
SCALE

SHEET TITLE
DATE

KEYPLAN
PROJECT #

PROJECT NAME

CARLOS OVALLE, ARCHITECT, LEED AP

R E V I S I O N S

I S S U E S

CLIENT APPROVAL
REVISION NO. & DESC.DATE BY

ISSUED FORDATE

PHASEDATE SIGNATURE
23-001

VISTA HOMES, LP
OWNER

VISTA HOMES

APARTMENTS
3610 TORRANCE BLVD
TORRANCE, CA 90503

THIS DRAWING AS AN INSTRUMENT OF SERVICE,

IS THE PROPERTY OF THE DESIGNER AND MAY

NOT BE REPRODUCED WITHOUT THE DESIGNER'S

PERMISSION AND UNLESS THE REPRODUCTION

CARRIES THE DESIGNER'S NAME ALL DESIGN

AND OTHER INFORMATION SHOWN ON THE

DRAWING ARE FOR USE ON THE SPECIFIED

PROJECT ONLY AND SHALL NOT BE USED

OTHERWISE WITHOUT WRITTEN PERMISSION
FROM THE DESIGNER.

WRITTEN DIMENSIONS SHALL HAVE
PRECEDENCE OVER SCALE DIMENSIONS.

CONTRACTORS SHALL VERIFY AND BE

RESPONSIBLE FOR ALL DIMENSIONS AND

CONDITIONS ON THE JOB AND THE DESIGNER IS

TO BE INFORMED OF ANY VARIATIONS FROM

THE DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS. SHOP DRAWINGS MUST BE

SUBMITTED TO THE DESIGNER FOR REVIEW
BEFORE PROCEEDING WITH FABRICATION.
--
July 12th, 2025

COVER SHEET
N.T.S.

COVER SHEET. COMPREHENSIVE PROJECT SUMMARY

SITE PLAN
BUILDING 1ST FLOOR PLAN
BUILDING 2ND FLOOR PLAN
BUILDING 3RD FLOOR PLAN
BUILDING 4TH, 5TH & 6TH FLOOR PLAN
BUILDING 7TH & 8TH FLOOR PLAN

UNIT PLANS

BUILDING ELEVATIONS

BUILDING SECTIONS

BUILDING RENDERINGS/ MATERIALS & FINISHES NARRATIVE

PRELIMINARY UTILITY PLAN

PRELIMINARY ADA PATH OF TRAVEL

PRELIMINARY FIRE ACCESS EXHIBIT

PRELIMINARY LANDSCAPE PLANS / AMENITIES / OPEN SPACE / RECREATION

PRELIMINARY PLANTING SCHEDULE
PP 00
PP 01
PP 02
PP 03
PP 04
PP 05
PP 06
PP 07
PP 08
PP 09
PP 10
PP 11
PP 12
PP 13
PP 14
PP 15

PROJECT INFORMATION

WAIVER REQUESTPROJECT DESCRIPTION
THE PROPOSED PROJECT ENTAILS THE CONSTRUCTION OF A 449-UNIT RESIDENTIAL COMPLEX WITH 815 PARKING SPACES, SPANNING 451,614 LEASABLE SQUARE FEET IN AN 8-STORY (PARTLY 6-STORY), 85-FOOT-TALL BUILDING ON A 4.04-ACRE SITE (FAR 2.7) AT 3610 W. TORRANCE BLVD., TORRANCE, CALIFORNIA. RESIDENTIAL UNITS WILL BE LOCATED ABOVE A TWO-LEVEL PARKING STRUCTURE.

ON-SITE AMENITIES WILL INCLUDE A LEASING OFFICE, LOBBY, POOL, SPA, FITNESS CENTER, AND THREE COURTYARDS FOR RESIDENTS. THE PROJECT WILL REQUIRE THE DEMOLITION OF 46,585

SQUARE FEET OF EXISTING RETAIL SPACE TO ACCOMMODATE THIS NEW DEVELOPMENT PP00
PLANNING:

UNDER THE DENSITY BONUS PARKING STANDARD PER GOV. CODE 65915 (NOTE #1 BELOW), TANDEM PARKING IS ALLOWED. ADDITIONALLY, THE PARKING REQUIREMENTS ARE AS FOLLOWS:
•ONE PARKING SPACE FOR ONE-BEDROOM UNITS
•1.5 PARKING SPACES FOR TWO- AND THREE-BEDROOM UNITS
PARKING BREAKDOWN:
•82 ONE-BEDROOM UNITS: 82 SPACES
•365 TWO-BEDROOM UNITS: 548 SPACES
•2 THREE-BEDROOM UNITS: 3 SPACES
•TOTAL REQUIRED RESIDENTIAL PARKING: 633 SPACES
•TOTAL PROVIDED RESIDENTIAL PARKING: 815 SPACES
WAIVERS SUMMARY:

1. SIZE OF PARKING STALLS:
•STANDARD STALL DIMENSIONS (PROPOSED): 8.5 FEET (WIDTH) × 18 FEET (LENGTH) •CITY REQUIREMENT: 8.5 FEET × 19 FEET

2. FLOOR AREA RATIO (FAR)
•PROPOSED FAR: 2.7
•CITY REQUIREMENT: 1.0

3. OPEN SPACE:
•PROVIDED OPEN SPACE: 59,623 SQUARE FEET •CITY REQUIREMENT: 300 SQUARE FEET PER UNIT = 446,856 SQ. FT.

4. SETBACK FACING AMIE AVE:
·PROVIDED SETBACK: 1 FOOT FROM SIDEWALK; BUILDING IS 30 FEET FROM

THE PROPERTY LINE (SEE SITE PLAN FOR PROPERTY LINE)
·CITY REQUIREMENTS: 20 FEET WAIVER DETAILS:

1. SIZE OF PARKING STALLS:
•STANDARD STALL DIMENSIONS OF 8.5 FEET IN WIDTH BY 18 FEET IN LENGTH ARE CONSISTENT WITH DENSITY BONUS STANDARDS PER GOV. CODE 65915.
•TO MEET THE 19-FOOT LENGTH REQUIREMENT, THE TOTAL NUMBER OF PARKING STALLS WOULD BE REDUCED BY 18%, WHICH WOULD SIGNIFICANTLY IMPACT THE DEVELOPMENT POTENTIAL OF THE PROJECT.

2. FLOOR AREA RATIO (FAR):
•THE SUBJECT PROPERTY IS LOCATED WITHIN A 200-FOOT HEIGHT LIMIT AREA IN THE H-DA1 ZONE, WHICH ALLOWS A MAXIMUM FLOOR AREA RATIO (FAR) OF 1.0.
•WE RESPECTFULLY REQUEST APPROVAL OF A 2.7 FAR FOR THIS PROJECT. •A 1.0 FAR LIMITATION WOULD REDUCE THE NUMBER OF UNITS BY APPROXIMATELY 70%, MAKING THE PROJECT INFEASIBLE.