Agenda Item 9A — Torrance City Council, February 24, 2026 (part 1 of 3)

9A
Date: February 24, 2026
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director
By: Dominique Allen, Planning Associate | [email protected] Subject: Community Development – Conduct Public Hearing and Consider Adoption of RESOLUTIONS Approving Conditional Use Permit (CUP24-00028) and Development Permit (DVP24-00004) to Allow the Demolition of the Existing Medical Office Building and the Construction of a New Mixed-Use Development Consisting of 106 Residential Units and 12,226 Square Feet of Medical Floor Area, on Property Located Within the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business District Two (H-DA2) Zone at 3475 Torrance Boulevard (APN 7524-014-110) and Determine a California Environmental Quality Act (CEQA) Exemption Pursuant to Section 21080.66 of the California Public Resources Code (AB 130).

Expenditure: None.

RECOMMENDATION
Recommendation of the Community Development Director that City Council:

1. Conduct a public hearing, and

2. Adopt RESOLUTIONS approving Conditional Use Permit (CUP24-00028) and Development Permit (DVP24-00004), and making factual findings that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 21080.66 of the California Public Resources Code (PRC), as enacted by Assembly Bill 130 (AB 130).

FUNDING
None Required.

DISCUSSION
The project applicant, James Suhr (Jonathan Weiss), requests approval by the City Council to redevelop the subject property with a mixed-use development. The project utilizes the State Density Bonus Law (Government Code Section 65915-65918) to obtain a density bonus, along with related concessions and waivers. Pursuant to State Density Bonus Law, the project includes bonus units and has been granted three concessions and two waivers. The project also applies CEQA exemption pursuant to Assembly Bill (AB 130) to the mixed-use development. City staff recommends that City Council approve the proposed mixed-use development and determine the project is exempt from CEQA under AB 130.
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Analysis
The project consists of 106 residential units, including 16 units reserved for very low-and moderate-income households and 12,226 square feet of medical office space.

The project proposes demolition of the existing medical office building and construction of a new mixed-use building. The development reflects current trends in mixed-use designs and consists of a single multistory structure with varying building heights. The residential component includes a variety of unit types and floor plan configurations.

The project site is located along Torrance Boulevard near the Madrona Avenue intersection and has a residential density of 53 dwelling units per acre (du/ac). The total gross building floor area is approximately 82,755 square feet, resulting in a Floor Area Ratio (FAR) of 1.5 on the 1.23-acre project site. The project site is currently developed with a medical office building and is surrounded by existing commercial, professional, residential, and hotel uses.

Vehicular access to the project is provided from a driveway along Torrance Boulevard, with pedestrian access along the property’s frontage. The project provides a total of 175 parking spaces located at ground level and three subterranean levels, resulting in an overall average parking ratio of 1.19 spaces per residential unit and one space per every 250 square feet of medical office use.

Background
On June 18, 2025, Planning Commission held a noticed public hearing to consider the proposed mixed-use project. During the hearing, the applicant presented an overview of the project, including its key components and intended operations. The Planning Commission heard public comments, reviewed the project, and deliberated. A unanimous motion was made to approve the project by a roll call vote of 4-0.

City Council Appeal and Reconsideration of Council Action Following Planning Commission’s approval, on July 2, 2025, Supporters Alliance for Environmental Responsibility (SAFER) filed an appeal disputing the project’s CEQA exemption determination. The appeal argued that the project does not meet the criteria for the Class 32 InFill Development Exemption. SAFER‘s appeal requested that a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR) be prepared to allow for a full public evaluation of the project’s potential environmental impacts prior to any approval.

On August 19, 2025, City Council held a public hearing to consider SAFER’s appeal of the mixedused project proposal. During the hearing, the appellant presented their CEQA related concerns.

The applicant’s team responded to the appellant’s arguments and a public comment was heard.

City Council reviewed the project, deliberated, and unanimously voted to deny the appeal and uphold the Planning Commission’s approval of the project by a roll call vote of 7-0.

Following the City Council meeting of August 19, 2025, the City of Torrance became aware that a letter with accompanying attachments from SAFER were inadvertently omitted during agenda preparation and therefore not included in the record. To preserve SAFER’s due process rights to have their correspondence included in the record and considered by the City Council, as well as the applicant’s due process rights to respond to the letter, the item required reconsideration. 2 City Council
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On September 16, 2025, Councilmember Aurelio Mattucci received concurrence from the City Council to direct staff to bring forth an agenda item for the City Council to consider a motion to reconsider their prior council action.

Thereafter, on September 23, 2025, City Council held a public meeting to reconsider its prior action that upheld Planning Commission’s June 18, 2025, approval. At that meeting, City Council unanimously approved the motion to reconsider by a roll call vote of 7-0.

Request for the Application of AB 130
On October 8, 2025, following the City Council’s reconsideration action, the applicant requested the application of AB 130 and Public Resources Code (PRC) Section 21080.66 to the previously approved mixed-use project. Pursuant to PRC Section 21080.66(b)(1)(A)(ii), projects with applications deemed complete prior to July 1, 2026, may notify the applicable local government of the project’s eligibility for the CEQA exemption. The Project satisfies all statutory eligibility criteria to utilize the AB 130 CEQA exemption.

Response to SAFER’s Inadvertently Omitted Correspondence In response to the CEQA-related documents submitted by SAFER for the August 19, 2025, City Council meeting in support of their appeal, staff acknowledges receipt of the documentation.

SAFER’s correspondence primarily alleges deficiencies in the applicant’s air quality and noise analysis, asserting that construction noise was not properly evaluated and that vibration and operational noise impacts are underestimated. Staff determined that the noise, vibration, and air quality technical reports were adequate and sufficient.

However, with the application of AB 130, the concerns raised in SAFER’s correspondence no longer apply to the project. The project is no longer classified as a CEQA exempt Class 32 In-Fill project. Although this City Council meeting is occurring to fulfill SAFER’s due process rights following the omission of their correspondence from the agenda, the correspondence is no longer applicable because the project now qualifies for an AB 130 CEQA exemption.

AB 130 CEQA Exemption
On June 30, 2025, the Governor signed AB 130 and Senate Bill 131 (SB 131) into law, creating a new exemption from CEQA‘s environmental reporting requirements for qualifying urban infill housing development projects. The new exemption became effective immediately and is codified in PRC Section 21080.66.

Under the new exemption, a qualifying development must meet certain criteria, including but not limited to the following: the project must either be entirely residential or primarily residential mixeduse; the project site must be 20 acres or less and located within an incorporated city or urban area; the site must either have been previously developed with an urban use or be substantially surrounded with such uses, which include residential, commercial, and public institutional uses; the development may not be located in certain sensitive areas, such as the coastal zone, designated hazardous waste sites, or wetlands, or require demolition of a historic structure.

Qualifying developments must also meet minimum density requirements and be consistent with the jurisdiction’s general plan and zoning code regulations.

In addition to meeting the eligibility criteria, certain provisions require project proponents to complete steps to ensure that any hazardous environmental conditions are identified and mitigated prior to the issuance of a certificate of occupancy. These provisions require the local 3 City Council
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government to condition project approval on completion of a Phase I Environmental Site Assessment. If a recognized environmental condition is identified, a preliminary endangerment assessment must be completed to determine the existence of any release of a hazardous substance and the potential for exposure to significant health hazards from any nearby property or activity. Any identified hazards must be mitigated to applicable federal and state standards prior to the issuance of a certificate of occupancy.

This mixed-use development qualifies for AB 130 and is subject to the tribal consultation requirement.

Tribal Consultation
As the Lead Agency under the CEQA, the City conducted tribal consultation in accordance with PRC Section 21080.3.1. The City provided formal notice to those California Native American tribes identified by the Native American Heritage Commission (NAHC) as having traditional lands or cultural resources within the City of Torrance for the purpose of identifying, avoiding, or mitigating potential impacts to Tribal Cultural Resources.

On October 27, 2025, the City mailed 16 written notification letters to the identified tribes inviting participation in the CEQA tribal consultation process. Within the statutorily required 60-day consultation period, the Gabrieleño Band of Mission Indians – Kizh Nation submitted a written request for consultation on November 4, 2025.

During the consultation process with Gabrieleño Band of Mission Indians - Kizh Nation, the tribe provided documentation proposing three mitigation measures to address potential impacts to tribal cultural resources. City staff and the project applicant reviewed and agreed to incorporate all three mitigation measures as conditions of approval for the project.

No additional requests for tribal consultation were received. The City has therefore satisfied CEQA‘s tribal consultation requirement.

Staff Recommendation
Based on the information and documentation related to the project, staff concludes that the project meets all requirements for CEQA exemption under the AB 130. Accordingly, staff recommend the following actions: (1) approve the project; (2) incorporate all proposed mitigation measures included as conditions of approval for the project; and (3) make factual findings consistent with staff’s determination of CEQA exemption.

Incorporation of Mitigation Measures as Conditions of Approval Although the project qualifies for CEQA exemption, it is appropriate to impose the proposed mitigation measures as conditions of approval on the project’s CUP to ensure that all potential impacts are reduced to the maximum extent possible. The project applicant has consented to the imposition of all conditions proposed by Gabrieleño Band of Mission Indians - Kizh Nation.

Factual Findings
Pursuant to Section 21080.66 of the California PRC, the project meets the criteria established under AB 130. The project is a primarily residential mixed-use development located on a site of less than 20 acres within an incorporated city. The site is currently developed and is surrounded by urban uses, including residential, commercial, and public institutional uses. The project site is not located within a sensitive area, meets applicable minimum density requirements, and is consistent with the City’s General Plan and zoning regulations. Additionally, a Phase I 4 City Council
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Environmental Site Assessment for the project was completed prior to the City Council meeting and determined that there would be no significant environmental impacts.

Accordingly, the project satisfies all statutory criteria for exemption as set forth in PRC Section 21080.66 and California Government Code Section 65913.4. The findings contained in the attached Resolution confirm that the City Council hereby finds and declares that the project meets all statutory requirements for CEQA exemption pursuant to PRC Section 21080.66 and Government Code Section 65913.4.

ENVIRONMENTAL FINDINGS
Residential mixed-use development located on a site of less than 20 acres within an incorporated city satisfies all statutory requirements for CEQA exemption pursuant to PRC Section 21080.66 and Government Code Section 65913.4.

ATTACHMENTS

1. Resolutions for Approval

2. June 18, 2025 - Planning Commission Agenda Item 8A

3. Appellant’s Appeal

4. August 19, 2025 - City Council Agenda Item 9B, Supplemental Material, Public Comment and Meeting Minutes

5. Appellant’s Correspondence

6. September 23, 2025 – City Council Agenda Item 10E for Reconsideration and Meeting Minutes

7. Applicant’s Letter of Conformance with AB 130

8. Project Plans (Limited Distribution)
5 RESOLUTION NO. 26-0

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, DENYING AN APPEAL AND

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

TORRANCE MUNICIPAL CODE APPROVING A

CONDITIONAL USE PERMIT TO ALLOW THE DEMOLITION

OF THE EXISTING MEDICAL OFFICE BUILDING AND THE

CONSTRUCTION OF A NEW MIXED-USE DEVELOPMENT
CONSISTING OF 106 RESIDENTIAL UNITS AND 12,226

SQUARE FEET OF MEDICAL OFFICE FLOOR AREA, ON

PROPERTY LOCATED IN THE DEL AMO BUSINESS
DISTRICT (H-DA2) ZONE AT 3475 TORRANCE
BOULEVARD.

CUP24-000028: JAMES SUHR (JONATHAN WEISS)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on June 18, 2025, to consider an application for a Conditional Use Permit (“CUP”) and Development Permit (“DVP”) filed by James Suhr (Jonathan Weiss) to allow demolition of the existing medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,226 square feet of medical office floor area, on property located in the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business District Two (“H-DA2”) Zone at 3475 Torrance Boulevard (APN 7524-014-110); and
WHEREAS, at the Planning Commission meeting of June 18, 2025, a motion for approval of the mixed-use project was passed by a roll call vote of 4 to 0; and WHEREAS, an appeal to the City Council was filed on July 2, 2025; 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, Division 9, Chapter 1, Article 45 and Division 9, Chapter 2, Article 28 of the Torrance Municipal Code; and
WHEREAS, the City Council of the City of Torrance conducted a public hearing on August 19, 2025, to consider an application filed by James Suhr (Jonathan Weiss) for approval a Conditional Use Permit (CUP24-00028) and Development Permit (DVP24-00004) to allow the demolition of the existing medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,226 square feet of medical office floor area, on property located in the H-DA2 Zone; and
WHEREAS, at the City Council meeting of August 19, 2025, a motion for approval of the mixed-use project was passed by a roll call vote of 7 to 0; and WHEREAS, thereafter the City Council meeting of August 19, 2025, it came to the attention of the City of Torrance that a letter and attachments from the appellant was inadvertently excluded during the preparation of the agenda and did not become part of the record. In order to protect the due process rights of Supporters Alliance For Environmental Responsibility (SAFER) to have their letter included in the record and considered by the City Council, a second City Council meeting was scheduled; and
ATTACHMENT 1
6 WHEREAS, On September 23, 2025, the City Council held a duly noticed public meeting at which a unanimous motion was made to reconsider the prior action upholding the Planning Commission’s June 18, 2025, approval. The motion to reconsider was approved by a roll call vote of 7-0; and
WHEREAS, California Governor Gavin Newsom signed Assembly Bill 130 (AB 130) into law on June 30, 2025, establishing a new California Environmental Quality Act (“CEQA”) exemption for urban infill housing development projects became effective immediately; and WHEREAS, On October 8, 2025, the applicant requested the application of AB 130 and Public Resources Code (PRC) Section 21080.66 to the previously approved mixed-use project.

Pursuant to PRC Section 21080.66(b)(1)(A)(ii), projects with applications deemed complete prior to July 1, 2026, may notify the applicable local government of the project’s eligibility for the CEQA exemption.

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 a) NOW THEREFORE, THE CITY COUNCIL OF CITY OF TORRANCE DOES HEREBY FIND AND DETERMINE AS FOLLOWS:
b) That the project site is located at 3475 Torrance Boulevard (APN 7524-014-110); c) That the project site is described as “P M 59-57 EX OF ST LOT 1” in the Office of the Los Angeles County Recorder, State of California;
d) That the project is conditionally permitted within the H-DA2 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 HDA2 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-DA2 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 because the project is located within the H-DA2 Zone and the Commercial Center land use designation;
7 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, rooftop decks, 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 situated within an urbanized environment and is already served by all necessary utilities and public services, and will not extend any roads or other infrastructure. The addition of 106 apartment units or 107 persons at full occupancy represents a negligible impact on utility and public service capacity and will not result in the need to construct new or physically alter facilities. In addition, the project applicant is required to pay development impact fees and school district fees to offset the incremental increase in the demand for public services; k) That there will be adequate provisions for public access to serve the project, as conditioned, because the project maintains the driveway on Torrance Boulevard that features a single 30’ wide drive aisle that travels around the structure, thus allowing fire truck access on all four sides. Additionally, the project site is served by public transit stops located along Torance 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-DA2 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;
n) That, the mixed-use project is exempt from the requirements of CEQA pursuant to Public Resources Code section 21080.66 (AB 130) by its meeting all statutory criteria for exemption, as evidenced by the following findings;
o) That the mixed-use project consists of 106 residential units and 12,226 square feet of medical office space;
p) That the project site is approximately 1.23 acres, which is less than 20 acres; q) That the project site is located within the boundaries of the incorporated City of Torrance;
r) That pursuant to Public Resource Code 21080.66 (a)(3)(D), a four-sided site must have at least three sides developed with urban uses and two-thirds of its perimeter adjoining urban uses. For example, the project site has been previously developed 8 with a medical office building use and is surrounded by commercial, residential, and hotel uses;
s) That pursuant to Public Resource Code 21080.66 (a)(4)(A), the project is consistent with the applicable general plan and zoning ordinance, however, the project site is not within the Coastal Zone;
t) That the project site is not located on prime farmland or farmland of statewide importance and the project site is not zoned or designated for agricultural protection or preservation by an approved local ballot measure;
u) That the project site is not located on wetlands;
v) That the project site is not located within a Very High Fire Hazard Severity Zone Local Responsibility Area or within a State Responsibility Area; w) That the project site is not located on a hazardous waste site designated by the Department of Toxic Substances Control;
x) That the project site is not located within a delineated earthquake fault zone; y) That the project site is not located within a special flood hazard area subject to inundation by the 1 percent annual chance flood;
z) That the project site is not located within a regulatory floodway; aa) That the project site is not within an adopted natural community conservation plan, habitat conversation, or adopted natural resource protection plan, or on lands identified for conservation purposes;
bb) That the project site does not contain habitat for protected species identified as candidate, sensitive, or special status under the federal Endangered Species Act, the California Endangered Species Act, or the Native Plant Protection Act; cc) That the project site is not located on lands under conservation easement; dd) That the project site was identified in the City’s General Plan Housing Element Sites Inventory as suitable and available for low-income households; ee) That the mixed-use project’s base density is consistent with the density identified in the City’s General Plan Housing Element Sites Inventory for the project site; ff) That the default density in the City as specified in subparagraph (B) of paragraph (3) of subdivision (c) of Section 65583.2 of the Government Code is a minimum of 30 dwelling units per acre;
gg) That the total number of units proposed by the mixed-use project is 106 dwelling units; hh) That the mixed-use project does not require the demolition of a historic structure that was placed on a national, state, or local historic register; 9 ii) That no portion of the mixed-use project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging;
jj) That the City mailed sixteen (16) written notification letters to the tribes identified on the contact list provided by the Native American Commission (NAHC) pursuant to Public Resources Code section 21080.3.1, inviting the tribes to participate in the CEQA tribal consultation process;
kk) That Gabrieleno Band of Mission Indians - Kizh Nation was the only tribe to request CEQA tribal consultation;
ll) That the City facilitated tribal consultation with the Gabrieleno Band of Mission Indians - Kizh Nation on the mixed-use project and such consultation was completed pursuant to Assembly Bill 52;
mm) That the project applicant completed a Phase I environmental assessment for the project site;
nn) That the project applicant is required to complete a preliminary endangerment assessment, as defined in Section 78095 of the California Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity; oo) That if a release of a hazardous substance is found to exist on the project site, the project applicant is required to remove it and mitigate the effects of any such release to levels required by current federal and state statutory and regulatory standards before the City issues a certificate of occupancy;
pp) That if a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the project applicant is required to mitigate the effects of the potential exposure to levels required by current federal and state statutory and regulatory standards before the City issues a certificate of occupancy; qq) That the conditions of approval will ensure that construction and operation will not create a significant hazard to the public or the environment through the transport, disposal, or accidental release of hazardous materials; rr) That in the event of a release of hazardous substance or potential for exposure to significant health hazards, the mixed-use project’s conditions of approval will ensure that mitigation is completed in accordance with applicable statutory and regulatory standards prior to issuance of a certificate of occupancy; ss) That the project site is not located within 500 feet of a freeway; tt) That the project is not 100 percent affordable to lower income households; uu) That the mixed-use development measures 90 feet in height above grade; and NOW, THEREFORE, BE IT RESOLVED that applications filed by James Suhr (Jonathan Weiss) for approval of (CUP24-00028) and (DVP24-00004) to allow the demolition of the existing 10 medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,226 square feet of medical office floor area, on property located in the Hawthorne Boulevard Corridor Specific Plan-H-DA2 Zone , 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 mixed-use development shall be subject to all conditions imposed in (CUP24-00028); and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if (CUP24-00028) 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 (DVP24-00004) shall be met;

4. That a copy of Planning Commission Resolution Nos. 25-039, 25-040 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 (CUP24-00028) and (DVP24-00004) 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 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 11 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; (Planning)

7. That the 16 affordable units reserved for (8) very low and (8) moderate income shall remain affordable for at least 55 years from the date of initial occupancy. The applicant, property manager and/or owner shall provide the Community Development Department with an annual report detailing compliance with the DBH Agreement. The report shall include income verification for all tenants in affordable units, rent rolls and confirmation of rents charged including utility allowances used for the rental project; (Planning)

8. That for purposes of defraying the monitoring activities required to ensure compliance with recorded affordability covenants governing the affordable units, the owner(s) of the project, or their successor(s) in interest, shall pay a City Monitoring Fee each year. The City shall deliver to the owner(s) of the project an invoice for the City Monitoring each year. In the event that City fails to deliver an invoice for the applicable year, then that failure shall relieve the owner(s) of the project of their obligation to pay the City Monitoring Fee for that year only. Such failure to deliver the invoice for the applicable year shall not relieve said owner(s) of their obligation to pay any future City Monitoring Fees for which City timely delivers an invoice or to provide annual monitoring reports. Upon City's written request to the applicant, the applicant shall provide the mailing and delivery information for any owner(s) of the project. The terms and requirements of the City Monitoring Fee shall be included in the DBH Agreement; (Planning)

9. That during all construction activities, the applicant or developer shall provide a toll free hotline for complaints relating to the construction of the project. The hotline shall be staffed with a live operator who is able to immediately access a construction supervisor who is present at the project site during regular construction hours. Prior to the issuance of grading permits, the applicant or developer shall post at least two highly visible signs on the perimeter of the site informing the public of the availability of the hotline; (Planning)

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

11. That within 30 days of the final public hearing, the applicant shall remove the “Public Notice” sign to the satisfaction of the Community Development Director; (Planning)

12. That an exterior photometric lighting plan shall be submitted with the building plan set for review prior to permit issuance. The lighting plan shall be prepared in compliance with the California Green Code (CGC) and shall ensure that all parking areas and pathways are provided with adequate illumination, security lights that are non-glaring, and that all building lights are properly shaded and reflected to prevent excess lighting onto adjacent uses and public streets. Lighting values at property line shall not exceed 1 foot candle. The height of light fixtures shall be reduced to 15 feet maximum in height when adjacent to the multifamily residential use. Light fixtures in the parking areas shall be positioned in line with the parking striping so as not to prevent vehicle overhang; (Planning)
12 13. That a roof plan shall be submitted with the building plan set for review prior to permit issuance. The roof plan shall identify the parapet heights and setbacks to ensure that all roof appurtenances, such as ducts and vents, all mechanical equipment, electrical boxes, meters, pipes, transformers, air conditioners and all other equipment on the roof are completely screened from public view and nearby taller buildings. Equipment screening shall be compatible with the building exterior finish and color and shall be constructed in such a manner that noise emanating from the roof appurtenances is not audible beyond the property line or from adjacent properties; (Planning)

14. That a sample of the exterior building materials, finishes, and color shall be submitted with the building plan set for review prior to permit issuance. The sample shall include the gates, perimeter fencing/walls, and outdoor furniture. The exterior building materials, finishes, and color shall have a cohesive design to the satisfaction of the Community Development Director; (Planning)

15. That the project shall incorporate the District Color Dark Purple “Eggplant” (Pantone Matching System Reference No. 255) as an accent wherever possible including building trim, lighting fixtures, site furniture and other hardware or amenities to the satisfaction of the Community Development Director; (Planning)

16. That a detail of the trash enclosures shall be submitted with the building plan set for review prior to permit issuance. The trash enclosures shall be bounded on three sides by a wall and shall be equipped with solid doors, concrete stress pads to reduce pavement stress, a rainwater intrusion barrier (roof) to meet the current National Pollutant Discharge Elimination System (NPDES) requirements, and shall provide receptacles for the storage and collection of trash and recyclable materials. The trash enclosures shall have a cohesive design to the satisfaction of the Community Development Director; (Planning)

17. That the applicant shall work with staff to provide loading area/space for delivery trucks; (Planning)

18. That any parking space adjacent to any wall shall have the minimum interior clearance of ten feet; (Planning)

Outdoor furniture and fixtures such as lighting, trellises, raised planters, benches, trash receptacles, fencing, etc., shall be included on the landscape plan. The planting arrangement shall include tree wells in the parking area at a ratio of 1 tree for every 6 parking spaces and shall provide landscaping of sufficient height and texture to provide an effective screen of all trash enclosures, transformers, utility connections, backflow devices, and vehicle headlights positioned toward adjacent uses and street frontages. All trees planted along the site perimeter and street frontage shall not be less than 24-inch box in size, and all shrubs shall not be less than 5 gallon in size. The landscape plan shall include the parkway along Torrance Boulevard and shall be planted with a street tree at the rate of 1 tree for every 50 feet or portion thereof. The location of street trees planted along Torrance Boulevard shall be reviewed for approval by the Torrance Fire Department 13 and the Torrance Public Works Department. Additionally, the applicant shall work with staff to enhance the landscaping throughout the property; (Planning)

20. That a striping and signage plan for all drive aisles and parking areas shall be submitted with the building plan set for review prior to permit issuance. The striping and signage shall include stop and/or yield controls, directional signage, and pavement markings to assist right-of-way assignment and pedestrian safety. The plan shall note the spaces reserved for resident use only, the spaces reserved for accessible parking, electric vehicle parking, loading, and shall note the spaces shared for residential guest parking and commercial parking. The residential guest parking and the commercial parking shall be clearly labeled and shall remain unassigned to any specific unit, whether residential or commercial. All parking spaces shall be striped with double lines (6” both sides of center) to facilitate the movement into and out of the parking space. Parking spaces adjacent to walls shall be minimum 10’ wide. The onsite curbs and drive aisles shall be striped, red color and signed “NO PARKING” to facilitate fire access and to prohibit parallel parking. Signage shall be installed at the entrance of each drive aisle alerting drivers of the pedestrian walkways and that the drive aisle shall not be used for recreational activities or other non-vehicular activities. The driveways, parking spaces, turnaround areas, and walkways shall be treated with high quality finishes and decorative features, such as stamped concrete or pavers, to the satisfaction of the Planning Manager; (Planning)

21. That the location of any electrical transformer(s), backflow preventer, double detector check assembly, etc. shall be shown on the final working drawings and landscape plan, and shall be screened from public view or undergrounded, if applicable, to the satisfaction of the Community Development Director prior to the issuance of Building Permits; (Planning)

22. 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)

23. That equipment that can be stored inside the structure, such as Fire/sprinkler risers, shall be located indoors, to the satisfaction of the Community Development Director; (Planning)

24. 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)

25. That a utility management plan shall be submitted with the building plan set for review prior to permit issuance. The utility management plan shall identify the placement, design, and screening of all utility and related equipment, including but not limited to any transformer, panel, meter, backflow preventer, double detector check assembly, fire riser, 14 etc. Screening shall comply with all utility company and emergency access requirements to the satisfaction of the Community Development Director; (Planning)

26. That a detail of any new walls and fencing shall be provided to the Community Development Department for approval prior to the issuance of Building Permits. Chainlink fencing shall not be visible at the exterior of project. All forms of barbed wire and razor wire shall be prohibited; (Planning)

27. That a graffiti-proof finish shall be used on walls where applicable, including building walls, fence walls, and screen walls, and that all windows shall be provided with a protective film to prevent graffiti; (Planning)

28. That decorative paving materials, or similar, shall be provided at driveways, pedestrian walkways, and guest parking spaces, and shall be complementary with the development’s design, and shall be included in the color and material sample board to the satisfaction of the Community Development Director; (Planning)

29. That all persons associated with the use shall be required to park onsite, including residents, visitors, employees, deliveries, etc.; (Planning)

30. That each two-bedroom unit shall be assigned two parking spaces for resident use, and that priority shall be given to the one-bedroom units for assignment of additional parking spaces; (Planning)

31. That pickups and deliveries of products, material or trash and parking lot sweeping shall not be allowed prior to 7:00 a.m. or after 10:00 p.m., and that such restrictions shall be posted at the trash enclosure, the loading spaces, and the driveway entrances to the satisfaction of the Community Development Director; (Planning)

32. That the commercial floor areas shall not be converted to apartment units; (Planning)

33. That each apartment unit shall be provided with 200 cubic feet of lockable storage space to the satisfaction of the Community Development Director. The storage space may be located above each parking space extending downward not closer than 4’ 6” above the floor and not further than 3’ from the rear of the parking space; (Planning)

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

35. That all open space and landscape areas located at ground level, including onsite residential amenities and outdoor furniture, shall be provided for resident use, maintained, repaired, and kept free of trash, litter, debris, graffiti and vandalism; (Planning)

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

37. That no outdoor sound amplifying equipment, speakers, radios, paging, telephone bells, buzzers and similar noise emitting devices shall be permitted outside of the building; (Planning)
15 38. That exterior security bars and roll-up doors applied to windows and building entrances shall be prohibited; (Planning)

39. That any future request for a Wireless Telecommunications Facility (WTC) shall require a separate approval and that all related equipment cabinets shall be located within the structure and screened from public view; (Planning)

40. That the Project applicant shall complete a preliminary endangerment assessment, as defined in Section 78095 of the California Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity; (Planning)

41. That if a release of a hazardous substance is found to exist on the Project site, the release shall be removed or any effects of the release shall be mitigated to levels required by current federal and state statutory and regulatory standards before the City issues a certificate of occupancy; (Planning)

42. That if a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure shall be mitigated to levels required by current federal and state statutory and regulatory standards before the City issues a certificate of occupancy; (Planning)

43. That the project applicant shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching; (Planning)

44. That a copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity; (Planning)

45. That the monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe; (Planning)

46. That on-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that 16 no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs; (Planning)

47. That upon unanticipated Discovery of Tribal Cultural Resource Objects (NonFunerary/Non-Ceremonial) the applicant shall cease all construction activities in the immediate vicinity of discovery and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes; (Planning)

48. That upon Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects the applicant shall:

A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute; B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed; C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2);
D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods; and
E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

49. That the business name and address shall be visible form the street; (Police/Planning)

41. That non-glare security lighting shall be installed in the guest parking lot and property driveway; (Police/Planning)

42. That 4-foot tall address numerals shall be painted on the rooftop for aerial identification; (Police/Planning)

43. That the property shall provide knox box access for secured common doors to residential buildings and/ or vehicle gates to tenant parking; (Police/Planning)

44. That a site map including residential unit numbers shall be provided at property’s elevators and stairwells; (Police/Planning)

45. That surveillance cameras for vehicle access gates, common residential doorways, and subterranean parking (Police/ Planning);

46. That security cameras shall be maintained in working order at all times & footage made available to police upon request; (Police/ Planning)
17 47. That surveillance footage be stored for no less than 60 days; (Police/ Planning)

48. That the applicant shall plant 24’ box street trees (single trunk Wilson Olive); (Public Works)

49. That the applicant coordinate with California Water Service Company for the removal of any water lines within the property; (Public Works)

50. That the existing and proposed sidewalk, curb, gutter, and driveways shall be shown on the project plans. The project plans shall show the extent of offsite work and ensure that the proposed driveways conform to the City’s standards. The project plans shall also show the alignment of drive aisles. If the drive aisles are straight and border the east and west of the property lines, the corresponding driveways will encroach the frontage of the neighboring parcels. Additionally, include a topographic survey that shows the existing sidewalk, curb, gutter, and driveways; (Public Works)

51. That the applicant shall provide a minimum of 20 feet of full height curb between the proposed driveways and the driveways of the adjacent parcels; (Public Works)

52. That Torrance Municipal Water shall be the service provider for the proposed development. Separate permit and approval through the Community Development Department are required for new service connection and meter installation; (Public Works)

53. That upon completion of the project, the applicant shall hire a Certified Access Specialist (CASp) to verify that project(s) are in compliance with California Building Code. All deficiencies shall be addressed to the satisfaction of the Building Official; (Building and Safety)

54. That the existing driveway on Torrance Boulevard shall be reconstructed to a commercial radius type driveway, minimum 30 feet wide, with depressed back of walk and wheelchair ramps; (Engineering)

55. That the applicant replace, grinded, lifted, and cracked sidewalk along the property frontage on Torrance Boulevard per City of Torrance standards; (Engineering)

56. 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; (Engineering)

57. 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, maintained and administered submetering system for each dwelling unit.

Common areas shall be served by a separate meter; (Engineering) 18 58. That a new 3-port fire hydrant with break off check valve shall be installed in the public right of way along Torrance Boulevard; (Engineering)

59. 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; (Engineering)

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

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

62. That all signs (new, modified or revised) shall be approved by the Environmental Division with appeal rights to the Planning Commission, or comply with the previously approved sign program; (Environmental)

63. That the applicant shall provide 9" (minimum) contrasting address numerals for nonresidential uses; (Environmental)

64. That the applicant shall identify where the abandoned oil well is in relation to the property.

If on the property, show proof that the abandoned well complies with all current CAL GEM standards for abandonment and/or whether or not the well will need to be abandoned; (Environmental)

65. That the applicant shall provide bike rack(s). Applicant shall install on-site bicycle racks and submit placement plan and bicycle rack detail to the satisfaction of Environmental Division; (Environmental)

66. That guest parking stalls are reserved for guests and shall remain guest parking. Guest stalls shall be clearly marked; (Environmental)

67. That the applicant shall provide a mail kiosk and unit location map; (Environmental)

68. That the applicant shall install rooftop numbers in order to assist law enforcement and other emergency personnel locate the property. The numbers should be 4' high and 2' wide, spaced 12 inches apart, be parallel to the street and be a non-reflective color that contrasts the color of the roof; (Environmental)

69. That the trash enclosure shall have a metal barrier roof covering to prevent rainwater intrusion to meet current NPDES requirements; (Environmental) 19 70. That the applicant shall provide bins/containers within trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

71. That the applicant shall comply with the California Green Building Code Tier 1 requirement; (Building and Safety) ADDED BY THE PLANNING COMMISSSION

72. 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 24th day of February 2026. _______________________________
Mayor George K. Chen
APPROVED AS TO FORM:

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, APPROVING A DEVELOPMENT PERMIT
TO ALLOW THE DEMOLITION OF THE  EXISTING MEDICAL

OFFICE BUILDING AND THE CONSTRUCTION OF A NEW
MIXED-USE DEVELOPMENT CONSISTING OF 106
RESIDENTIAL UNITS AND 12,226 SQUARE FEET OF

MEDICAL OFFICE FLOOR AREA, ON PROPERTY LOCATED

IN THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC
PLAN-DEL AMO BUSINESS DISTRICT TWO (H-DA2) ZONE
AT 3475 TORRANCE BOULEVARD.

1. That use of the subject property for the mixed-use development shall be subject to all conditions imposed in DVP24-00004; and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if DVP24-00004 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 Conditional Use Permit 24-00028 shall be met; and

4. 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. 23 INTRODUCED, APPROVED, and ADOPTED this 24th day of February 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 24 AGENDA ITEM NO. 8A
DATE: June 18, 2025
TO: Planning Commission
FROM: Dominique Allen, Planning Associate
SUBJECT: 3475 Torrance Boulevard
Conditional Use Permit (CUP24-00028)
Development Permit (DVP24-00004)
Consideration of a Conditional Use Permit (CUP24-00028) and Development Permit (DVP24-00004) to allow the demolition of the existing medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,226 square feet of medical office floor area, on property located within the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business District Two (H-DA2) Zone at 3475 Torrance Boulevard (APN 7524-014-110).

RECOMMENDATION
Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider adoption of Resolution Nos. 25-039 and 25-040 for approval of CUP24-00028 and DVP24-00004 to allow the demolition of the existing medical office building and the construction of a new mixed-use building consisting of 106 residential units and 12,226 square feet of medical office area, on property located within the Hawthorne Boulevard Corridor Specific Plan-H-DA2 Zone , and determine a Categorical Exemption for the project in accordance with the California Environmental Quality Act (CEQA); Article 19, Section 15332 (In-Fill Development).

EXECUTIVE SUMMARY
The project applicant, James Suhr (Jonathan Weiss), requests approval by Planning Commission to allow the demolition of the existing medical office building and the construction of a new mixeduse building consisting of 106 residential units and 12,226 square feet medical office area, on property located in the H-DA2 Zone.

The project design is consistent with the design guidelines established in the Hawthorne Boulevard Corridor Specific Plan (HBCSP), which encourage scale, placement, and appeal that is compatible with the character of the surrounding area and that blend with existing uses. The project proposes the demolition of the existing medical office building and the construction of a new mixed-use building. The project is representative of current trends in mixed-use development and features one multistory building of varying heights. The project proposes 106 residential units that consist of different floor plan configurations and 12,226 square feet of medical office use. The project density is 53 dwelling units per acre (du/ac) and the project gross building floor area measures approximately 82,755 square feet, which results in 1.5 Floor Area Ratio (FAR) for the

1.23-acre site.

Access to the project is provided from a driveway along Torrance Boulevard and pedestrian access along the front of the property. The project provides a total of 175 parking spaces located ATTACHMENT 2
25 at ground level and three subterranean levels, at an overall parking ratio average of 1.19 spaces per residential unit and 1 space per every 250 square feet of medical office use.

The development standards of the Torrance Municipal Code (TMC) as well as the Hawthorne Boulevard Corridor Specific Plan are applicable to the project, and therefore require discretionary review and approval by the Planning Commission for the following entitlements:
• Conditional Use Permit (CUP24-00028) to allow residential development above threes stories in height or having more than 100 units or a density greater than 27 units per acre, and to allow a mixed-used development to exceed 1.0 floor area ratio in the H-DA2 zone; • Development (DVP24-00004) to allow new development within the HBCSP.

Staff have reviewed the project and determined compliance with the objective development standards of the TMC and the Commercial Center (C-CTR) land use designation. In addition, the project involves a density bonus with related concessions and waivers as provided for in State Density Bonus Law. The potential environmental impacts associated with the project were assessed through technical studies, which found there is no substantial evidence that the project would have a significant effect on the environment. Staff recommends approval of the project. The balance of this report provides an overview of the project. Staff notes the project plans and all related documents are readily available for public review on the City webpage (bit.ly/3475TorranceBlvd).

DISCUSSION
Environmental Determination
In accordance with the Guidelines for Implementation of CEQA, Article 19, Section 15332, In-Fill Development projects are found not to have a significant effect on the environment and are declared categorically exempt from further environmental review when: (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 no more than five acres substantially surrounded by urban uses; (c) the project site has no value as habitat for endangered, rare or threatened species; (d) approval 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.

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 its corresponding zone district, which allow mixed-use development subject to discretionary approval. b. The project site is located within the City of Torrance limits and is located on an approximate 1.23-acre site. The project site is surrounded by hotel, residential and professional office uses.
c. The project site is not a habitat for endangered, rare or threatened species. The site is located within an urbanized environment and is developed as a medical office use. There are no outstanding natural features on the site nor in the vicinity. Additionally, 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 associated with the project were assessed in technical studies prepared in consultation with the Torrance Community Development Department and the Torrance Public Works. 26 The studies found the project would not result in significant or less than significant traffic, noise, air quality, and water quality impacts. For example, with respect to traffic, the project is projected to generate 935 trips per day compared to the current 559 daily trips, which totals a net increase of 376 trips per day. However, the traffic study concluded that this increase does not have a significant impact. Additionally, projects that generate fewer than 500 daily trips are not required to undergo a traffic analysis. 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. e. The project site is currently served by existing utilities and public services. The project applicant would demolish the existing two-story medical office building and redevelop the site with a mixed-use building. 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.

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-DA2, in which mixed-use developments are conditionally permitted through the Conditional Use Permit (CUP) process. The C-CTR designation is implemented by the Shopping Center District (C-4), Hawthorne Boulevard Corridor Specific Plan, and Planned Development (P-D) Zones. The project is consistent with the Commercial Center land use designation and the H-DA2 Zoning development standards, which allows 43 dwelling units per acre and 1.0 Floor Area Ratio (FAR).

As part of the City of Torrance urban center, new development in the area is envisioned to contribute to the aesthetics in the area, by providing generous landscaped setbacks, promoting pedestrian activity, and transit use. Development in the C-CTR land use designation is characterized by commercial centers and mixed-use development (commercial and residential).

The proposed mixed-use development with medical office use is consistent with the C-CTR land use designation.

Furthermore, the General Plan calls for a variety of housing types and sizes to provide housing opportunities for people with a wide range of incomes and lifestyles. Additionally, the City of Torrance is required to provide its share of regional housing needs through the Regional Housing Needs Assessment (RHNA). The addition of 106 dwelling units would help Torrance meet the 6th Cycle (2021-2029) RHNA, which is 4,939 housing units.

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 residential, to the east are commercial buildings, to the south are residential and professional office buildings, and to the west is a hotel building.

NORTH: R-3/R-5 Residential Use
SOUTH: H-DA1 Residential and Professional Office Use
EAST: H-DA2 Commercial Condominiums
WEST: H-DA2 Hotel Use
Existing Site
The project site is rectangular shaped and orientated towards the south facing Torrance Boulevard. The project site measures approximately 53,620 square feet (1.23 acres) in area and features a relatively flat topography with a slight slope at the entrance of the property. The project 27 site is currently developed with one two-story medical office building constructed in 1970 with a surface parking lot to the west and rear portion of the property. There are no outstanding natural features on the site.

The project site is located within an urbanized area and bounded by hotel, professional and residential uses. Access to the site is provided along Torrance Boulevard. In addition, the project site is served by public transit stops located along Torrance Boulevard.

Site History
As previously mentioned, the project site was originally developed in 1970, through a Precise Plan (PP70-8) that allowed the development of a 10,100 square foot office building with subterranean parking. However, the site was not developed with subterranean parking, parking exists at the ground level. Thereafter, in 1973, a Conditional Use Permit (CUP73-65) was approved to allow an 8,380 square foot addition to the existing medical office building.

State Density Bonus Law
As provided in the State Density Bonus Law (Government Code Section 65915 - 65918), the project includes a density bonus with related concessions and waivers. Staff have determined the project complies with State Law and is entitled to receive the density bonus and related benefits.

The project site is located within the H-DA2 Zone, which permits mixed-use developments with a base density of 43 dwelling units per acre. The project site measures 1.23 acres; therefore 53 units are permitted. The project provides 16 affordable units (30% of 53 base density units) reserved for very low and moderate income levels. In accordance with the State Density Bonus Law, the inclusion of these affordable units qualifies the project to receive a 100% density bonus (54 additional units), which has been incorporated into the project as 53 density bonus units. The additional 53 density bonus units increases the project density from 43 du/ac as allowed in the HDA2 Zone, up to 86.2 du/ac as allowed by State Density Bonus Law.

Through the State Density Bonus Law, the project identifies three concessions to reduce the development standards as they relate to FAR, open space, and the 25 percent gross floor area commercial use requirement for mixed-use development. Additionally, the project identifies two waivers to waive the development standards as they relate to lot size and a landscape planter setback.

In addition to the density bonus, the project is entitled to receive three incentives/concessions among other benefits mandated by the State Density Bonus Law (i.e., reduced parking requirements, waivers). Waivers and concessions can be applied to the project to receive reductions of development standards. Concessions and reductions are not subject to discretionary review.

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

Site Design and Building Architecture
The project site design and building architecture is consistent with the design guidelines of the HDA2 Zone and the C-CTR land use designation, which encourages scale, placement, and appeal that is compatible with character of the surrounding area and that blend with existing uses. The 28 project site is bounded by residential, hotel, and professional office uses. The project design builds on the existing character of the surrounding area by introducing a high density mixed-use development.

The project site design demonstrates transition and scale in conformity with nearby structures.

For example, the project design incorporates a gradual transition in the building height with increased building heights towards the east (side) of the property and decreased building heights towards the west (side) of the property. Moreover, the project incorporates a landscaped setback and a 30 foot wide driveway and fire lane that surrounds the property, thus offering a broad separation between neighboring uses that facilitate a clear and recognizable transition.

In addition, the project architecture demonstrates appeal through modulation of building masses, elevations, and rooflines that promote visual interest. The architectural design of the buildings will be of a contemporary style that utilizes high quality materials such as stucco, fiber cement siding, white aluminum, and steel. Additional features and design enhancements include some landscaping, pedestrian pathways, private patios or balconies, subterranean parking, and roof top decks, that promote quality experience, increased value, and a cohesive environment.

Building Setbacks
The project features building setbacks that are consistent with the TMC development standards.

These setbacks have been designed to create clear and recognizable transitions between the development and major streets by providing a landscape front yard setback along Torrance Boulevard. This broad separation between major streets and the development offers a buffer from the busy street, enhances visual appeal, and promote pedestrian-oriented travel. In addition, a 10 foot wide landscape planter is required along property lines abutting residential uses. Staff notes the applicant has applied for a density bonus waiver to waive this development standard.

Staff notes the required building setbacks are measured from property line along the public rightof-way or from the curb face of a private street. Provided below is a summary of the building setbacks measured from each property line and street:

Building Setback Summary
Property Line Direction / Setback Proposed Setback Required Setback South / Front yard 20’ 20’
East / Side yard 30’ 5’
West / Side Yard 30’ 5’
North/ Rear Yard 30’ 25’
Building Height
The project features building heights that are consistent with the C-CTR and TMC development standards, which demonstrates transition and scale to maintain conformity with the neighboring structures. The project proposes a multistory building with varying heights, reaching a maximum of approximately 90 feet, including the rooftop elevator structure.

Staff notes the maximum building height is measured from the lowest adjacent grade along the building footprint up to the topmost portion of the roof. Provided below is a summary of the building heights sorted by building type:
29 Building Height Summary
Buildings Proposed Height Height Limit
Ground Floor 14’-4 100’
Residential Building A (35-Units) 76’-1/2’ 100’
Residential Building B (26-Unit) 76’-1/2” 100’
Residential Building C (19-Units) 65’- 9 “ 100’
Residential D (14-Units) 55’- 8 1/2 “ 100’
Residential Building E (12-units) 55’- 5 1/2 “ 100’
Top of Elevator Shaft 14’ 100’
Total Height 90’ 100’
Residential Component
The project reflects current housing development trends in urbanized areas by combining medical office space at the ground level with residential units above, reaching up to seven stories, and includes a three-level subterranean parking structure. The building consists of a single ground floor that serves as a shared base for five individual residential structures above. Walkways and stairways connect these units on each level, creating an integrated, cohesive development. There are 106 dwelling units, which include 90 market rate units, 53 density bonus units, and 16 affordable units (30% of 53 base density base units), with 8 units reserved for very low income and 8 moderate income. The unit mixture includes 88 studios, 16 one bedrooms, and 2 two bedroom. Building unit A consists of 35 units, Building unit B consists of 26 units, Building unit C consists of 19 units, Building unit D consists of 14 units, and Building unit E consists of 12 units.

Each building unit features different floor plan configurations that vary in unit size and layouts. All floorplan layouts feature bedrooms, bathrooms, kitchens and living areas, as well as some units with closets and patios or balconies. The bedroom unit sizes range from 450 square feet – 971 square feet. Staff notes the minimum floor area requirement for a bachelor or single dwelling unit is 450 square feet or more, a one bedroom dwelling unit is 700 square feet or more, and a two bedroom dwelling unit is 900 square feet or more as provided for in Section 92.20.4 of the TMC. Therefore, the residential units meet the minimum floor area requirements for a multi-family development.

Provided below is a summary of the dwelling units sorted by bedroom count:

Such reduction to the proposed total floor area is in keeping with mixed-use development trends, 30 which generally fall below 25% of the project floor area. For example, in 2022 the City Council approved a mixed-use development at 22501 Hawthorne Boulevard with 5% of the project gross floor area dedicated for commercial use. Staff anticipates future mixed-use developments will trend towards similar reductions in commercial floor area.

Density and Floor Area Ratio
The project proposes a density of 53 dwelling units per acre (du/ac), which exceeds the HBCSP standard of 43 du/ac, but remains consistent with the high density range (44.1+ du/ac) for multifamily developments. The total gross building floor area is approximately 82,755 square feet, resulting in a Floor Area Ratio (FAR) of 1.5 on the 1.23-acre site. While the HBCSP typically limits FAR to 1.0, it allows mixed-use developments to exceed this standard with the approval of a Conditional Use Permit (CUP). The applicant has requested a concession to reduce the 1.0 FAR development standard as part of their Density Bonus application, as referenced earlier in this report.

Staff notes that the proposed FAR is consistent with current mixed-use development trends, which often exceed a 1.0 FAR. Additionally, the residential portion of the project accounts for 70,529 square feet, or approximately 85% of the total building area. When calculating the FAR based on the residential floor area only, the project achieves an FAR of 1.32.

Provided below is a summary of the gross building floor area and FAR:

Building Floor Area Summary (sf = square feet)
Building Type Total Square Feet Floor Area Ratio
Ground Floor 13,330 sf 0.25 FAR
Building A (35-Unit) 20,263 sf 0.38 FAR
Building B (26-Unit) 15,573 sf 0.29 FAR
Building C (19-Unit) 15,340 sf 0.29 FAR
Building D (14-Unit) 8,970 sf 0.17 FAR
Building E (12-Unit) 9,279 sf 0.17 FAR
82,755 sf 1.5 FAR
Open Space and Landscaping
The project is consistent with the design guidelines of the HBCSP, which encourage open space and landscaping to make a positive contribution to the aesthetics and function of the site. The project incorporates a landscape setback along the front of the project site that provides an attractive view from the street. Internal site landscaping is distributed throughout the courtyard area and adjacent to the base of structures. The project features a courtyard, yard areas, and roof top decks measuring 14,081 square feet to compliment the open space areas and promote a quality experience. In addition, all dwelling units include private balconies or patios that offers a total of 11,085 square feet of private open space to increase value. The TMC allows for every two square feet of balcony to count as three square feet toward the useable open space requirement. The project provides 25,166 square feet of open space. Staff notes the project does not meet the open space requirement of 31,800 square feet, as the applicant requested a Density Bonus concession to reduce this development standard.
31 Provided below is a summary of the open space, landscaping, and community amenities:

Open Space, Landscaping, and Community Amenities (sf = square feet) Proposed Open Space
Per Dwelling Unit
Required Open
Space Per Dwelling
Unit
Proposed Open
Space Total
Required Open Space
Total
237 sf 300 sf 25,166 sf 31,800 sf
Access, Circulation, and Parking
The project demonstrates consistency with HBCSP, as it reflects current trends and incorporates contemporary best practices in site design, particularly in the areas of access, circulation, and parking. The site design encourages clear, easy to understand access and circulation patterns.

The use of a three-level subterranean parking structure improves site efficiency by minimizing lot coverage, which allows for increased functional use of the site, expanded open space, and enhanced landscaping opportunities. With respect to on-site circulation, the site is designed to have a single 30 foot wide two-way access road that surrounds the building structure and 29-36 foot wide drive aisles between the three parking levels. Entrance to the onsite subterranean parking structure is provided west of the property through the ground level parking. Access to another mode of travel is the nearby public transit stops along Torrance Boulevard and Madrona Avenue, located south and southeast of the project site. The public transit stops are located within one-half mile walking distance of the proposed site. The pedestrian path of travel is provided from the front of the building and continues throughout the interior courtyard area. Additionally, access to the apartment homes is provided on each story of the building by connecting each structure to another utilizing a walkway.

The project requires 157 parking spaces and provides 175 parking spaces, which is the combination of residential and medical office use. The parking spaces are distributed from the ground level through the third level of the subterranean parking structure. The medical use parking spaces are allocated on the ground level and feature 29 spaces, as there are 21 additional parking spaces allocated for medical use on the P 1 parking level. The total of medical use parking spaces results in 50, as 50 parking spaces are required for commercial use. The remaining 21 parking spaces on the P1 level are allocated for residential use. Additionally, residential parking is featured on the P2 level in the amount of 55 parking spaces and P3 level in the amount of 49 spaces. The total number of parking spaces provided for residential parking amounts to 125 spaces. The applicant proposes the State Density Bonus Law standard that allows 1 parking space for the studio - one bedroom and 1.5 parking spaces for two bedrooms, as they don’t meet the TMC multifamily residential parking standard. Staff notes 21 guess parking spaces are required; however, none are identified on the project plans. Staff notes the State Density Bonus Law does not require guest parking, however per TMC section 93.2.3 (e), there shall be provided one (1) visitor parking space for each five (5) dwelling units. In the HBCSP, shared parking for residential guest and commercial use is conditionally permitted. Lastly, staff notes although the project does not indicate a loading space, nor the 200 square cubic feet of lockable storage required for each apartment unit, these requirements could be accommodated without having to eliminate required parking. A condition of approval has been included that the applicant continue working with staff to ensure these requirements are met.

CONCLUSION
In the judgment of staff, the project is consistent with the H-DA2 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 mixed-use development. The project design blends commercial and 32 residential uses together. In addition, the project architecture demonstrates appeal through modulation of building masses and represents an improvement to the area. Additional features and design enhancements include landscaping, a courtyard, rooftop deck, private patios and balconies, that promote quality experience, increased value, and a cohesive environment.

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). For example, the project would maintain existing onsite and offsite circulation patterns. As previously noted in the report, the project would generate 935 trips per day compared to the current 559 daily trips, which totals an increase of 376 trips per day. Therefore, the increase in daily trips does not necessitate improvements to offsite circulation.

In addition, the anticipated population growth is consistent with the growth forecast and the net realistic capacity for the project site (106 Units) that was identified in the 2021-2029 Housing Element. The addition of 106 dwelling units or 108 persons at full occupancy will contribute to the current population (142,910) in Torrance, which is considered a less than significant increase. The population for Torrance is forecast to increase to 159,800 in 2040.

Lastly, the project would provide a much-needed supply of high quality housing for new households. Like many communities throughout Southern California, Torrance residents face significant issues regarding housing availability. The addition of 106 residential units would help Torrance meet the 6th Cycle (2021-2029) Regional Housing Needs Allocation (RHNA), which is 4,939 housing units.

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

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 Torrance Municipal Code, California Building Code, California Fire Code, et al., that are pertinent to the project (Attachment 3). Not all requirements are provided, and the applicant is strongly advised to contact each individual Department/Division for more information. The requirements are not subject to modification and the Planning Commission cannot waive or alter the requirements.

PUBLIC NOTICE
In accordance with the Torrance Municipal Code, notices of the public hearing were made no less than 10 calendar days before the Planning Commission meeting. Notices were also posted at the project site in four conspicuous locations and were mailed on June 5, 2025, to the registered owner of properties located within a 500’ radius of the exterior boundaries of the project site. Notices were also published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.
33 RIGHT OF APPEAL
In accordance with Torrance Municipal Code Section 96.2.5, decisions made by the Planning Commission may be appealed to the City Council within 15 calendar days of adoption of the Resolutions. For more information, please contact the City Clerk’s Office by telephone at (310) 618-2870 or email at [email protected].

PROJECT PLANS
The project plans and all related documents are readily available for public review at the Permit Center (Planning Counter) located at City Hall, 3031 Torrance Boulevard, Torrance CA 90503, during normal business hours open 8:00am to 5:00pm, Monday through Thursday, open alternate Fridays. Appointments are available by contacting the Planning Division at (310) 618-5990. In addition, the project plans and all related documents are readily available for public review on the City webpage (bit.ly/3475TorranceBlvd).

ATTACHMENTS

1. Resolution Nos. 25-0039 and 25-040

2. Location and Zoning Map

3. Supplemental Application Materials

4. Code Requirements

5. Project Plans
34 ITEM 8A ATTACHMENT 1
RESOLUTION NO. 25-039 and 25-040
ITEM 8A ATTACHMENT 1
35 PLANNING COMMISSION RESOLUTION NO. 25-039

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 TO ALLOW THE DEMOLITION OF THE EXISTING

MEDICAL OFFICE BUILDING AND THE CONSTRUCTION OF
A NEW MIXED-USE DEVELOPMENT CONSISTING OF 106
RESIDENTIAL UNITS AND 12,226 SQUARE FEET OF

MEDICAL OFFICE FLOOR AREA, ON PROPERTY LOCATED
IN THE DEL AMO BUSINESS DISTRICT (H-DA2) ZONE AT
3475 TORRANCE BOULEVARD.

CUP24-000028: JAMES SUHR
(JONATHAN WEISS)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on June 18, 2025 to consider an application filed by James Suhr (Jonathan Weiss) for approval of Conditional Use Permit (CUP24-00028) and Development Permit (DVP24-00004) to allow demolition of the existing medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,470 square feet of medical office floor area, on property located in the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business District Two (H-DA2) Zone at 3475 Torrance Boulevard (APN 7524-014-110); 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 3475 Torrance Boulevard (APN 7524-014-110); b) That the project site is described as “P M 59-57 EX OF ST LOT 1” 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-DA2 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-DA2 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;
36 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-DA2 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 because the project is located within the H-DA2 Zone and the Commercial Center 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, rooftop decks, 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 situated within an urbanized environment and is already served by all necessary utilities and public services, and will not extend any roads or other infrastructure. The addition of 106 apartment units or 107 persons at full occupancy represents a negligible impact on utility and public service capacity and will not result in the need to construct new or physically alter facilities. In addition, the project applicant is required to pay development impact fees and school district fees to offset the incremental increase in the demand for public services; k) That there will be adequate provisions for public access to serve the project, as conditioned, because the project maintains the driveway on Torrance Boulevard that features a single 30’ wide drive aisle that travels around the structure, thus allowing fire truck access on all four sides. Additionally, the project site is served by public transit stops located along Torance 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-DA2 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 CUP24- 00028, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
37 NOW, THEREFORE, BE IT RESOLVED that applications filed by James Suhr (Jonathan Weiss) for approval of (CUP24-00028) and (DVP24-00004) to allow the demolition of the existing medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,470 square feet of medical office floor area, on property located in the Hawthorne Boulevard Corridor Specific Plan-H-DA2 Zone , 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 (DVP24-00004) shall be met;

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 CUP24-00028) and (DVP24-00004 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 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. 38 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; (Planning)

11. That within 30 days of the final public hearing, the applicant shall remove the “Public Notice” sign to the satisfaction of the Community Development Director; (Planning)

13. That a roof plan shall be submitted with the building plan set for review prior to permit issuance. The roof plan shall identify the parapet heights and setbacks to ensure that all roof appurtenances, such as ducts and vents, all mechanical equipment, electrical boxes, meters, pipes, transformers, air conditioners and all other equipment on the roof are completely screened from public view and nearby taller buildings. Equipment screening shall be compatible with the building exterior finish and color and shall be constructed in such a 39 manner that noise emanating from the roof appurtenances is not audible beyond the property line or from adjacent properties; (Planning)

17. That the applicant shall work with staff to provide loading area/space for delivery trucks; (Planning)

18. That any parking space adjacent to any wall shall have the minimum interior clearance of ten feet; (Planning)

19. That a landscape plan shall be submitted with the building plan set for review prior to permit issuance. The landscape plan shall be prepared in compliance with the latest State Water Efficient Landscape Ordinance and shall utilize drought tolerant California friendly vegetation, shade-producing trees, and shall provide a water efficient irrigation system. Outdoor furniture and fixtures such as lighting, trellises, raised planters, benches, trash receptacles, fencing, etc., shall be included on the landscape plan. The planting arrangement shall include tree wells in the parking area at a ratio of 1 tree for every 6 parking spaces and shall provide landscaping of sufficient height and texture to provide an effective screen of all trash enclosures, transformers, utility connections, backflow devices, and vehicle headlights positioned toward adjacent uses and street frontages. All trees planted along the site perimeter and street frontage shall not be less than 24-inch box in size, and all shrubs shall not be less than 5 gallon in size. The landscape plan shall include the parkway along Torrance Boulevard and shall be planted with a street tree at the rate of 1 tree for every 50 feet or portion thereof. The location of street trees planted along Torrance Boulevard shall be reviewed for approval by the Torrance Fire Department and the Torrance Public Works Department. Additionally, the applicant shall work with staff to enhance the landscaping throughout the property; (Planning)

20. That a striping and signage plan for all drive aisles and parking areas shall be submitted with the building plan set for review prior to permit issuance. The striping and signage shall include stop and/or yield controls, directional signage, and pavement markings to assist right-of-way assignment and pedestrian safety. The plan shall note the spaces reserved for resident use only, the spaces reserved for accessible parking, electric vehicle parking, loading, and shall note the spaces shared for residential guest parking and commercial parking. The residential guest parking and the commercial parking shall be clearly labeled and shall remain unassigned to any specific unit, whether residential or commercial. All parking spaces shall 40 be striped with double lines (6” both sides of center) to facilitate the movement into and out of the parking space. Parking spaces adjacent to walls shall be minimum 10’ wide. The onsite curbs and drive aisles shall be striped, red color and signed “NO PARKING” to facilitate fire access and to prohibit parallel parking. Signage shall be installed at the entrance of each drive aisle alerting drivers of the pedestrian walkways and that the drive aisle shall not be used for recreational activities or other non-vehicular activities. The driveways, parking spaces, turnaround areas, and walkways shall be treated with high quality finishes and decorative features, such as stamped concrete or pavers, to the satisfaction of the Planning Manager; (Planning)

23. That equipment that can be stored inside the structure, such as Fire/sprinkler risers, shall be located indoors, to the satisfaction of the Community Development Director; (Planning)

25. That a utility management plan shall be submitted with the building plan set for review prior to permit issuance. The utility management plan shall identify the placement, design, and screening of all utility and related equipment, including but not limited to any transformer, panel, meter, backflow preventer, double detector check assembly, fire riser, etc. Screening shall comply with all utility company and emergency access requirements to the satisfaction of the Community Development Director; (Planning)

26. That a detail of any new walls and fencing shall be provided to the Community Development Department for approval prior to the issuance of Building Permits. Chain-link fencing shall not be visible at the exterior of project. All forms of barbed wire and razor wire shall be prohibited; (Planning)

29. That all persons associated with the use shall be required to park onsite, including residents, visitors, employees, deliveries, etc.; (Planning)
41 30. That each two-bedroom unit shall be assigned two parking spaces for resident use, and that priority shall be given to the one-bedroom units for assignment of additional parking spaces; (Planning)

32. That the commercial floor areas shall not be converted to apartment units; (Planning)

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

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

37. That no outdoor sound amplifying equipment, speakers, radios, paging, telephone bells, buzzers and similar noise emitting devices shall be permitted outside of the building; (Planning)

38. That exterior security bars and roll-up doors applied to windows and building entrances shall be prohibited; (Planning)

40. That the business name and address shall be visible form the street; (Police/Planning)

41. That non-glare security lighting shall be installed in the guest parking lot and property driveway; (Police/Planning)

42. That 4 foot tall address numerals shall be painted on the rooftop for aerial identification; (Police/Planning)

43. That the property shall provide knox box access for secured common doors to residential buildings and/ or vehicle gates to tenant parking; (Police/Planning)

44. That a site map including residential unit numbers shall be provided at property’s elevators and stairwells; (Police/Planning)

45. That surveillance cameras for vehicle access gates, common residential doorways, and subterranean parking (Police/ Planning);

46. That security cameras shall be maintained in working order at all times & footage made available to police upon request; (Police/ Planning)

47. That surveillance footage be stored for no less than 60 days; (Police/ Planning)

48. That the applicant shall plant 24’ box street trees (single trunk Wilson Olive); (Public Works) 42 49. That the applicant coordinate with California Water Service Company for the removal of any water lines within the property; (Public Works)

51. That the applicant shall provide a minimum of 20 feet of full height curb between the proposed driveways and the driveways of the adjacent parcels; (Public Works)

52. That Torrance Municipal Water shall be the service provider for the proposed development.

Separate permit and approval through the Community Development Department are required for new service connection and meter installation; (Public Works)

54. That the existing driveway on Torrance Boulevard shall be reconstructed to a commercial radius type driveway, minimum 30 feet wide, with depressed back of walk and wheelchair ramps; (Engineering)

55. That the applicant replace, grinded, lifted, and cracked sidewalk along the property frontage on Torrance Boulevard per City of Torrance standards; (Engineering)

58. That a new 3-port fire hydrant with break off check valve shall be installed in the public right of way along Torrance Boulevard; (Engineering)

59. 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; (Engineering)

61. That no freestanding or A-frame signs; signs attached to light or utility poles and trees; inflatable signs; air assisted signs; temporary signs attached/mounted to the roof of the 43 building; persons holding signs or twirlers; electronically moveable signs; electronically changing signs; bow/flag/feather banners; or any other temporary signage that violates Torrance Municipal Code requirements for temporary signs. Permits for banners must be obtained before use. Directional signs and parking signage are allowable; (Environmental)

63. That the applicant shall provide 9" (minimum) contrasting address numerals for nonresidential uses; (Environmental)

64. That the applicant shall identify where the abandoned oil well is in relation to the property. If on the property, Show proof that the abandoned well complies with all current CAL GEM standards for abandonment and/or whether or not the well will need to be abandoned; (Environmental)

66. That guest parking stalls are reserved for guests and shall remain guest parking. Guest stalls shall be clearly marked; (Environmental)

67. That the applicant shall provide a mail kiosk and unit location map; (Environmental)

69. That the trash enclosure shall have a metal barrier roof covering to prevent rainwater intrusion to meet current NPDES requirements; (Environmental)

70. That the applicant shall provide bins/containers within trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

71. 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 18th day of June 2025. ____________________________________
Chairperson, Torrance Planning Commission
ATTEST:
_________________________________
Secretary, Torrance Planning Commission
44 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 18th day of June 2025, by the following roll call vote:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
__________________________________
Secretary, Torrance Planning Commission
45 PLANNING COMMISSION RESOLUTION NO. 25-040

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

TO ALLOW THE DEMOLITION OF THE EXISTING MEDICAL

OFFICE BUILDING AND THE CONSTRUCTION OF A NEW
MIXED-USE DEVELOPMENT CONSISTING OF 106
RESIDENTIAL UNITS AND 12,226 SQUARE FEET OF

MEDICAL OFFICE FLOOR AREA, ON PROPERTY LOCATED

IN THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC
PLAN-DEL AMO BUSINESS DISTRICT TWO (H-DA2) ZONE
AT 3475 TORRANCE BOULEVARD.

DVP24-00004: JAMES SUHR (JONATHAN WEISS)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on June 18, 2025 to consider an application filed by James Suhr (Jonathan Weiss) for approval of a Conditional Use Permit and a Development Permit to allow demolition of the existing medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,470 square feet of medical office floor area, on property located in the Hawthorne Boulevard Corridor Specific Plan-Del Amo Business District Two (H-DA2) Zone at 3475 Torrance Boulevard (APN 7524-014-110); 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 3475 Torrance Boulevard (APN 7524-014-110); b) That the project site is described as “P M 59-57 EX OF ST LOT 1” in the Office of the Los Angeles County Recorder, State of California;
c) That the project, as conditioned, is consistent with the purpose and requirements of the HDA2 Zone, and complies with all of the applicable provisions of the Hawthorne Boulevard Corridor Specific Plan and with this Planning and Land Use Code; d) That the project, as conditioned, conforms with all applicable design guidelines and design review criteria of the Hawthorne Boulevard Corridor Specific Plan. Further, the project has been designed to minimize possibly intrusive impacts on residential projects because the project design builds on the existing character of the surrounding area by blending the commercial and residential uses;
e) That the project site is physically suitable for the type and intensity of the project being proposed, 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;
n) That by virtue of a high quality design and construction, the project, as conditioned, will positively contribute to the orderly and harmonious development of the Hawthorne Boulevard Corridor and the general welfare of the City because the project is compatible with the surrounding uses;
46 f) That the project, as conditioned, will enhance the commercial development of the area so as to increase the taxable value of real property and sales tax return to the City, and to maintain the stability and value of the property and of the Hawthorne Boulevard Corridor as a desirable commercial area 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; g) That traffic impacts have been mitigated, in whole or in part by the design of the on-site circulation system so as to minimize hazard and congestion, to facilitate on-site movements between adjacent properties, and to maximize opportunities for pedestrian and transit connections because the project maintains existing offsite circulation patterns along Torrance Boulevard;
h) That there are adequate provisions for water, sanitation, and public utilities and services to ensure that the project, as conditioned, is not detrimental to public health and safety because the project site is situated within an urbanized environment and is already served by all necessary utilities and public services, and will not extend any roads or other infrastructure; i) That the project, as conditioned, is consistent with the objectives, policies, general land uses and programs of the Torrance General Plan because the project is located within the H-DA2 Zone and the Commercial Center land use designation;
j) That the project, as conditioned, would not be detrimental to the public interest, health, safety, convenience or welfare because the project has been thoroughly reviewed and found to be in compliance with the development standards of the H-DA2 Zone to the extent applicable, and is consistent with the Commercial Center land use designation; k) That the project, as conditioned, meets the requirements of the California Environmental Quality Act because 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; WHEREAS, the Planning Commission by the following roll call vote APPROVED DVP24- 00004, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that the applications filed by James Suhr (Jonathan Weiss) for approval of CUP24-00028 and DVP24-00004 to allow demolition of the existing medical office building and the construction of a new mixed-use development consisting of 106 residential units and 12,470 square feet of medical office floor area, on property located in the Hawthorne Boulevard Corridor Specific Plan-H-DA2 Zone, 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 mixed-use development shall be subject to all conditions imposed in DVP24-00004; and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the Torrance Municipal Code on file in the office of the Community Development Director of the City of 47 Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

3. That all Conditions and Code requirements of Conditional Use Permit 24-00028 shall be met; and

4. 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 18th day of June 2025. ____________________________________
Chairperson, Torrance Planning Commission
ATTEST:
__________________________________
Secretary, Torrance Planning Commission
48 STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
__________________________________
Secretary, Torrance Planning Commission
49 ITEM 8A ATTACHMENT 2

LOCATION AND ZONING MAP
ITEM 8A ATTACHMENT 2
50 A
MIE
M
A
D
R
O
N
A

TORRANCE

FASHION
OPAL

MARICOPA
A
VIS

CIVIC CENTER

MARR IOTT
PU
PU/P1
3400
H-DA1
3635
H-DA1
H-DA1
3510
H-DA1
3520
R3
3450
R3
R3
3610
H-DA1
R3
PU/P1
3500
H-DA1
H-DA1
20770
M2
3471
R3
3525
H-DA2
20821
R3
3433
H-DA2
3510
R5
3477
R3
3531
H-DA1
3611
H-DA2
3556
H-DA1
3540
R3
3422
R3-PP
3475
H-DA2
3535
H-DA2
H-DA1
3450
R3
20810
R3
21107
R3
H-DA1
3510
R3
20917
R3
PU
3531
H-DA2
20924
R3
20912
R3
20900
R3
21003
R3
21250
H-DA1
3401
H-DA2
21015
R3
21023
R3
3444
R3
3438
R3
H-DA2
21016
R3
21500
H-DA1
3426
R3
3528
R3
21113
R3
3555
H-DA2
R3
H-DA1
3535
R3
R3
H-DA1
H-DA1
H-DA1
H-DA1
H-DA1
20927
R3
20903
R3
20907
R3
R3
20936
R3
21009
R3
3302
R1 3242
R1 3218
R1
3301
R1 3241
R1 3217
R1
3342
R1
3341
R1
3334
R1 3326
R1 3318
R1
3310
R1
3317
R1
3333
R1 3309
R1 3325
R1
3210
R1
3209
R1
3349
R1
3234
R1
3226
R1
3233
R1
3225
R1
3350
R1
3560
R3
21022
R3
21027
R3
21101
R3
R3 21105
R3
R3
3565
H-DA2
21021
R3
R3
20925
R1 20924
R1
20925
R1
20921
R1
20909
R1
20905
R1
20817
R1 20821
R1
20813
R1
20913
R1 20917
R1
20904
R1
20916
R1
20812
R1
20820
R1
20816
R1
20908
R1 20912
R1
20905
R1
20817
R1
20909
R1
20917
R1
20913
R1
20813
R1
20821
R1
20921
R1
H-DA2
R3
3520
R3
3520
R3
3515
R3
3515
R3
3515
R3
3515
R3
21116
R3
3515
R3
3520
R3
21017
R3
3515
R3
3520
R3
3520
R3
3520
R3
21108
R3
3520
R3
3520
R3
3465
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
3520
R3
3538
H-DA1
R3
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1
3538
H-DA1 3538
H-DA1
3518
R3
21122
R3 3465
H-DA2
3465
H-DA2
3550
H-DA1
3465
H-DA2
3550
H-DA1
3465 A
H-DA2
MIE
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TORRANCE

FASHION
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MARICOPA
A
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CIVIC CENTER

CUP24-00028, DVP24-00004
3475 TORRANCE BOULEVARD
LEGEND
Notification Area
3475 Torrance Boulevard

LOCATION AND ZONING MAP
0 80 160 320
Feet
51 ITEM 8A ATTACHMENT 3

SUPPLEMENTAL APPLICATION MATERIALS
ITEM 8A ATTACHMENT 3
52 53
54 55
REQUESTED CONCESSION – LESS THAN 25% GROSS FLOOR AREA COMMERCIAL USE:

Required: 25% (as per HBCSP Subarea DA-2 Zone)
Proposed: 15.0% (Concession Requested)
ALLOW LESS THAN 25% GROSS FLOOR AREA COMMERCIAL USE REQUIREMENT The project requires a Concession pursuant to State Density Bonus law from the Torrance Municipal Code (TMC) requirement that 25% of Gross Floor Area be dedicated to commercial use because relief from this standard will result in identifiable and actual cost reductions to provide for affordable housing. The current project design envisions replacing the existing 15,510SF medical office building with a Mixed-Use complex of 106 residential units and 12,226SF of medical offices.

Complying with the 25% minimum commercial use would increase the cost of the project and force a reduction in the number of housing units. The Concession to allow 15.0% commercial use is necessary to meet the project’s program goals, meet the housing needs of the community, and develop a feasible project that provides housing at an affordable housing cost.

This Concession is consistent with the requirements of the State Density Bonus law as relief from the applicable development standard would result in identifiable and actual cost reductions.

A Concession from the 25% minimum commercial use standard is additionally consistent with State Density Bonus law as it is defined as a development standard for which concessions may be requested under Government Code Section 65915(o)(2)
GOVERNMENT CODE SECTION 65915.
(O) FOR PURPOSES OF THIS SECTION, THE FOLLOWING DEFINITIONS SHALL APPLY:
(2)“DEVELOPMENT STANDARD” INCLUDES A SITE OR CONSTRUCTION CONDITION,

INCLUDING, BUT NOT LIMITED TO, A HEIGHT LIMITATION, A SETBACK REQUIREMENT, A

FLOOR AREA RATIO, AN ONSITE OPENSPACE REQUIREMENT, A MINIMUM LOT AREA PER

UNIT REQUIREMENT, OR A PARKING RATIO THAT APPLIES TO A RESIDENTIAL

DEVELOPMENT PURSUANT TO ANY ORDINANCE, GENERAL PLAN ELEMENT, SPECIFIC

PLAN, CHARTER, OR OTHER LOCAL CONDITION, LAW, POLICY, RESOLUTION, OR

REGULATION THAT IS ADOPTED BY THE LOCAL GOVERNMENT OR THAT IS ENACTED BY THE LOCAL GOVERNMENT’S ELECTORATE EXERCISING ITS LOCAL INITIATIVE OR

REFERENDUM POWER, WHETHER THAT POWER IS DERIVED FROM THE CALIFORNIA

CONSTITUTION, STATUTE, OR THE CHARTER OR ORDINANCES OF THE LOCAL GOVERNMENT.
56 REQUESTED CONCESSION - FLOOR AREA RATIO (FAR):

Required: 1.0 FAR (as per HBCSP Subarea DA-2 zone)
Proposed: 1.50 FAR (Concession Requested)

ALLOW MORE THAN MAXIMUM AMOUNT OF FLOOR AREA
The project requires a Concession pursuant to State Density Bonus law from the Torrance Municipal Code (TMC) Floor Area Ratio (FAR) limitations because relief from the 1.0 FAR limit would result in identifiable and actual cost reductions to provide for affordable housing. The current project design represents a 1.50 FAR, which enables a greater building density and more efficient use of the site to accommodate the planned 106 units and 12,226 SF of medical offices.

Adhering to the 1.0 FAR limit would significantly reduce the buildable square footage, increase the cost of the project and force a reduction in the number of housing units. The Concession allowing a 1.50 FAR is necessary to meet the project’s density goals while maintaining the intended design and functionality, making optimal use of the available land, and developing a feasible project that provides housing at an affordable housing cost.

This Concession is consistent with the requirements of the State Density Bonus law as relief from the applicable development standard would result in identifiable and actual cost reductions An increase of Floor Area Ratio is additionally consistent with State Density Bonus law as it is defined as a development standard for which concessions may be requested under Government Code Section 65915.(o)(2).

GOVERNMENT CODE SECTION 65915.
(O) FOR PURPOSES OF THIS SECTION, THE FOLLOWING DEFINITIONS SHALL APPLY:
(2)“DEVELOPMENT STANDARD” INCLUDES A SITE OR CONSTRUCTION CONDITION,

INCLUDING, BUT NOT LIMITED TO, A HEIGHT LIMITATION, A SETBACK REQUIREMENT, A

FLOOR AREA RATIO, AN ONSITE OPENSPACE REQUIREMENT, A MINIMUM LOT AREA PER

UNIT REQUIREMENT, OR A PARKING RATIO THAT APPLIES TO A RESIDENTIAL

DEVELOPMENT PURSUANT TO ANY ORDINANCE, GENERAL PLAN ELEMENT, SPECIFIC

PLAN, CHARTER, OR OTHER LOCAL CONDITION, LAW, POLICY, RESOLUTION, OR

REGULATION THAT IS ADOPTED BY THE LOCAL GOVERNMENT OR THAT IS ENACTED BY THE LOCAL GOVERNMENT’S ELECTORATE EXERCISING ITS LOCAL INITIATIVE OR

REFERENDUM POWER, WHETHER THAT POWER IS DERIVED FROM THE CALIFORNIA

CONSTITUTION, STATUTE, OR THE CHARTER OR ORDINANCES OF THE LOCAL GOVERNMENT.
57 REQUESTED CONCESSION – OPEN SPACE:

Required: 31,800SF (as per HBCSP Subarea DA-2 zone)
Proposed: 25,166SF (Concession Requested)

ALLOW LESS THAN REQUIRED AMOUNT OF OPEN SPACE
The project requires a Concession pursuant to State Density Bonus law from the Torrance Municipal Code (TMC) open space requirements because relief from this standard will result in identifiable and actual cost reductions to provide for affordable housing. The current project design requests approval to provide 25,166 SF of private and common open space, which is the maximum that can be fit into the site after reserving space on grade for the required 30-foot Fire Lane on all sides. Adhering to the 300SF per unit requirement would increase the cost of the project and force a reduction in the number of housing units. The Concession to allow 25,166 SF of open space is necessary to meet the project’s density goals while maintaining the intended design and functionality, making optimal use of the available land, and develop a feasible project that provides housing at an affordable housing cost.

This Concession is consistent with the requirements of the State Density Bonus law as relief from the applicable development standard would result in identifiable and actual cost reductions A Concession from the open space requirement is additionally consistent with State Density Bonus law as it is defined as a development standard for which concessions may be requested under Government Code Section 65915(o)(2).