Agenda Item 9B — Torrance City Council, May 19, 2026 (part 1 of 2)

9B
Date: May 19, 2026
To: Honorable Mayor and Members of the City Council
From: Planning Commission
Michelle Ramirez, Community Development Director
By: Yolanda Gomez, Planning Associate | [email protected] Subject: Planning Commission and Community Development – Conduct a Public Hearing and Adopt RESOLUTIONS to Deny the Appeal and for the Approval of a Series of Entitlements to Allow the Construction of a New Mixed-Use Development Comprised of 20 Senior Residential Apartments and 1,608 Square Feet of Commercial Space on Property Located on the East Side of Hawthorne Boulevard, Approximately 200 Feet North of Rolling Hills Road (APNs: 7547-004-010 through 7547-004-046) and Determine a Categorical Exemption from the California Environmental Quality Act (CEQA). Expenditure: None.

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

1. Conduct a public hearing; and

2. Deny the appeal; and

3. Adopt RESOLUTIONS for the approval of CUP21-00018 in conjunction with a Density Bonus, DVP21-00001, PRE21-00009, and DIV21-00009 to allow the construction a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 sq. ft. of commercial space, on property located within the R-H Overlay in the H-WT Zone, on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-010 through 7547-004-046); and

4. Determine a Categorical Exemption from the California Environmental Quality Act (CEQA); Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions).

FUNDING
None required.

DISCUSSION
Project Overview
The project applicant, Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), requests approval by the City Council to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet (sq. ft.) of commercial space, on property located within the R-H Overlay and the HBCSP-WT Zone. 1 City Council
May 19, 2026

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The primary issue on appeal is whether the project addresses life and safety issues, as noted on the Appeal Form (Attachment 3). The applicant has submitted a project utilizing the State’s Density Bonus parameters and a housing development project under the State’s Housing Accountability Act, which only allows review of objective development standards. The State provides strict compliance in approving these types of projects, so long as there is no substantial evidence in the record, that the project would result in a specific adverse impact upon the public health or safety, and that there is no feasible method to mitigate or avoid the impact. The appellant contends that life and safety issues would exist if the project were approved. As discussed below, staff has determined that the specific life and safety issues mentioned in the appeal would be reviewed during the plan check process, if approved, and would not be applicable to review, in the determination of the project. Staff recommends that City Council deny the appeal and approve the subject entitlements, as conditioned.

General Plan Land Use Designation
The project site has a General Commercial (C-GEN) General Plan Land Use Designation, which is intended to permit a wide range of commercial uses. A mixed-use development is deemed consistent with the C-GEN land use designation.

Zoning Designation and Adjacent Land Uses
The project site is designated as within the R-H and in the HBCSP-WT. The project site is bound by five parcels, with only the southern parcel matching both zoning designations, and developed with a multi-tenant business office. While the other four parcels are also in the R-H, they are not zoned HBCSP-WT, but Single Family Residential (R-1), and are developed with single family residential homes.

Project Site
The project site is undeveloped with vegetation and exposed dirt. It is located on the east side of Hawthorne Boulevard, approximately 200 feet (ft.) north of the northeast corner of Hawthorne Boulevard and Rolling Hills Road. The shape of the combined seven parcels will be irregular, with a jagged contour along the south at approximately 140 ft. at its widest, which tapers to a point at the northernmost boundary. The property slopes sharply downward towards the north and northeast, providing various descending grades, with a culvert and well, at the bottom of the property, providing limited building pad area. The portion, near the street, slopes gradually downward from south to north, following the street slope and follows the curves of the street. The subject site provides a combined area of 24,635 sq. ft. (0.57 acre).

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Immediately to the north and northeast, downslope and adjacent to the subject site are single family residences, located within the R-H Overlay. The four homes on the south side of Eleda Drive were constructed in 1976, as were many homes in the tract in this vicinity. These properties are situated substantially lower than the subject site, at approximately 22-ft. below the front property line of the project, at the southernmost portion, along Hawthorne Boulevard. Eleda Drive is a cul-de-sac, west of Madison Street.

A large and steep hill, with a flat face, known as Butcher’s Hill, is located on the west side of Hawthorne Boulevard. It is at a higher elevation than the proposed site and is undeveloped with vegetation.

Housing Accountability Act Applicability
Pursuant to Government Code Section 65589.5, also known as the Housing Accountability Act (HAA), the City’s review of the revised project is limited to objective development standards as defined by local ordinance. The HAA is intended to significantly limit the ability of local agencies to disapprove, or conditionally approve, housing development projects that comply with applicable, objective general plan, zoning, and subdivision standards and criteria. It applies to housing development projects that consist of residential units and mixed-use developments when two-thirds or more of the square footage is designated for residential use. Therefore, this project qualifies as a “housing development project” under the HAA. The HAA defines objective standards as those that are measurable, clear, and do not rely on personal judgment or discretion.

In contrast, the planning and design provisions of the R-H Overlay involve subjective criteria that require interpretation, such as considerations of neighborhood compatibility and view or privacy impacts. These provisions require discretionary interpretation and are therefore not considered objective standards. Consequently, the application of the R-H Overlay provisions is superseded by the HAA.

Per the appellant’s contention, the HAA might not apply since this project depends on discretionary approvals, not objective standards. According to the Torrance Municipal Code (TMC), a series of entitlements are required to approve this project. While subjective development standards are the norm in reviewing these entitlements, based on the State’s directives, local municipalities may not review subjective development standards on projects deemed as housing development projects utilizing the HAA. The City Council has the ultimate responsibility to review these projects and determine whether they qualify under the HAA.

Density Bonus
As provided for in State Density Bonus Law (Government Code Section 65915 – 65918), the project includes a Density Bonus application with one concession and two waivers noted below.

Staff has determined the project complies with State Density Bonus Law and is entitled to receive the related benefits.

The project site is located within the HBCSP-WT Zone, which permits mixed-use developments with a base density of 27 Dwelling Units (DU)/acre. The Senior Citizen Housing Development Standard allows up to 58 DU/acre, as 750 sq. ft. of land is required per DU. The project site measures 0.57 acres, with 20 units proposed, the project provides 35 DU/acre and is less than the maximum density. Therefore, the applicant is not asking to exceed the permitted density and did not opt to exercise the density bonus portion of the law but applied for the Density Bonus to utilize State concessions and waivers. The project is providing one affordable unit (5% of 20 base density units) reserved for the very low-income level.
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May 19, 2026

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Based on the number of affordable units provided (one), the project is entitled to receive one concession, and the reduction of commercial space (less than 25% of total gross area required by the HBCSP-WT) was chosen by the applicant, at 1,608 sq. ft., which amounts to approximately seven percent of total gross area. The minimum would be 6,050 sq. ft. at 25%.

The applicant’s waiver requests include the following: (1) reduction in the setback adjacent to residential properties from 20-ft. to 10-ft. at the lower basement garage level required by HBCSPWT; and (2) reduction in the front yard average setback from 20-ft to 8.35-ft., and minimum dimension from 10-ft. to 6-ft., reduction in the south side yard setback from 5-ft. to 1’-6” required by the R-3 (Senior Citizen development standard). A third waiver was initially requested for height and shown on the plans; however, it was withdrawn, and a revised Waiver justification was provided by the applicant via email). Based on State Density Bonus code, section 65915, subsection (p), the applicant may combine residential guest parking with the commercial parking requirement. Previously, staff had included the sharing of guest parking as a requirement for a Conditional Use Permit (CUP) and now notes the removal of the CUP requirement for the shared parking.

It should be noted that concessions and waivers are not subject to subjective review. Per the project scope, no other concessions, incentives or waivers have been incorporated into the project.

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

Hillside Overlay
The proposed project requires approval of a Precise Plan of Development (PRE) to allow a development that exceeds the following: 0.50 Floor Area Ratio (FAR), one-story, 14-ft. in height, and may have an adverse effect on other properties in the vicinity and where there is significant public controversy. The GP designation allows a maximum FAR of 1.0 for mixed use developments.

The project provides a FAR of 0.98, is a three-story, and provides a height of 42 ft. six inches, from basement floor to top of roof.
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May 19, 2026

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Staff visited both the commercial and residential properties that contacted the City with a request for a site visit, and while staff agrees that the proposed project provides substantial impacts to view (commercial property) and light, air and privacy (residential properties), staff may not consider these impacts in their review and recommendation, as they are considered subjective and would violate the State’s law. Neither would have adverse effects on other properties related to view, light, air and privacy, and where significant public controversy exists specified in the R-H Ordinance be applicable to projects classified as HAA housing development projects. While the R-H parameters were not specified in the appeal, members of the public discussed them in previous hearings and in the correspondence attached in previous staff reports.

The City Council may approve the above project’s design and parameters via the PRE, using only objective development standards.

Life and Safety Issues
The following items were listed on the appeal form (Attachment 3), and are summarized below:
• Parking: Street (right-of-way), visitor, and delivery truck parking were specified, and referenced a lack of street parking, and the U-turn driveway entrance. Staff does not require street parking for any entitled projects. Applicants must provide on-site parking and on-site loading areas. Staff provided Conditions of Approval regarding this requirement. The project meets the parking requirements on-site, as conditioned, and as mentioned earlier, the applicant has employed a State Waiver to share the residential guest parking with the commercial parking. Therefore, staff does not deem a lack of street parking as a life and safety issue. While staff agrees that the design of the driveway entrance is not ideal, it has been reviewed by City staff and determined to be acceptable.

Therefore, it is not considered a life and safety issue. • Excavation and Construction Activities: Staff notes that a soils report and method of excavation, grading and construction will be required during the plan check process, prior to issuance of any Building or Grading Permits, should the project be approved. Plan checkers will require and review all pertinent documents and plans to satisfy all California Building Code (CBC) or other applicable regulations and requirements. As this review is done after the conceptual approval of this project, it is not currently considered a life and safety issue, during consideration of this project.
• Existing Monitoring Well and Drainage: Similar to the above response, the condition of the well and runoff/drainage will be reviewed during the plan check process, prior to issuance of any Building or Grading Permits. Therefore, this issue is not considered a life and safety issue during consideration of this project.
• Size of Project vs. Parcel Size: The project meets and/or exceeds the zoning requirements of the applicable development standards, and as mentioned in the Density Bonus paragraph, provides less than the maximum density allowed per City codes. Structural loads and calculations are not reviewed during the Planning entitlement process, but will be reviewed during the plan check process, to ensure compliance with the CBC or other applicable regulations and requirements, prior to issuance of any Building or Grading Permits. Therefore, this issue is not considered a life and safety issue during consideration of this project.
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As summarized above, none of the items listed on the appeal form are deemed life and safety issues; additionally, no substantial evidence has been presented that the project would result in a specific adverse impact upon the public health or safety that needed to be addressed during the consideration of this project or provide resolutions. Most of the items will be addressed during the plan check process by City professionals who have this purview or are conditioned to comply with the noted department’s requirements, as indicated on the attached Resolutions (Attachment 1). Should the applicant be unable to comply with staff’s corrections during the plan check process, the project will not be issued Building or Grading Permits to proceed. Therefore, these concerns are not considered by staff in their current recommendation to the City Council, and the City Council may not review them during the consideration of this project.

In the judgment of staff, the project is considered consistent with the HBCSP-WT zoning district, and the C-GEN land use designation, to the extent that review is permitted by the State. In addition, pursuant to the HAA, staff has determined the revised project meets the definition of a “housing development project”. Additionally, by utilizing the State’s Density Bonus laws, only objective development standards of the TMC can be applied for purposes of evaluating the revised project, and the R-H Overlay cannot be applied due to their subjective development standards. Lastly, the life and safety issues provided by the appellant are typical building/grading issues that would be addressed during the plan check process, should the proposed project be approved, and are not reviewed during the Planning entitlement process. Staff, therefore, recommends that the City Council deny the appeal and approve the project, as conditioned.

Prior Hearings and Publications
Three previous hearings were held, and all were in accordance with TMC and noticing procedures, as described below.

This project was previously scheduled to be heard by the Planning Commission at their meeting date of April 17, 2024. However, the applicant requested a continuance to continue working with Fire Department staff on access issues and the project’s layout. The Planning Commission granted an indefinite continuance, without hearing the matter, by a vote of 6-0.

This item was rescheduled and heard by the Planning Commission at their meeting date of November 19, 2025. Following public testimony and deliberation, the Commission voted (3-1) to continue the hearing indefinitely so that the applicant could provide additional information regarding the appropriate number of elevators for the project, mechanical room size, potential utility issues, and traffic concerns.

This item was rescheduled and heard by the Planning Commission at their meeting date of December 17, 2025. Following public testimony and deliberation, the Commission voted (4-1) to approve the project. A copy of the staff report, resolutions, and minutes from this meeting are included as attachments to this staff report.
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May 19, 2026

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A timely appeal by the appellant was filed on January 2, 2026. In accordance with the TMC, a notice of public hearing was made no less than 10 calendar days before the City Council meeting held on May 19, 2026, to consider an appeal of Planning Commission approval of a series of entitlements for the subject project. This notice was also posted at the project site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice was published in the local newspaper (The Daily Breeze).

ENVIRONMENTAL FINDINGS
The project is deemed Categorically Exempt per CEQA Guidelines; Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions).

ATTACHMENTS

1. Resolutions for Approval

2. Location and Zoning Map

3. Appeal Filing

4. Project Plans

5. Planning Commission Meeting Minutes Excerpt (December 17, 2025, November 19, 2025, April 17, 2024)

6. Planning Commission Staff Reports and Supplemental Reports (December 17, 2025, November 19, 2025, April 17, 2024)

7. Correspondence (Post-Planning Commission Meetings)

8. Proof of Publication and Notification
7 RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TORRANCE,

CALIFORNIA, DENYING AN APPEAL AND UPHOLDING THE

PLANNING COMMISSION APPROVAL OF A CONDITIONAL USE

PERMIT, IN CONJUNCTION WITH A STATE DENSITY BONUS AND A SERIES OF ENTITLEMENTS, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 5, ARTICLE 1 OF THE TORRANCE MUNICIPAL CODE TO

ALLOW THE CONSTRUCTION OF A NEW MIXED-USE
DEVELOPMENT COMPRISED OF 20 SENIOR CITIZEN RESIDENTIAL
APARTMENTS AND 1,608 SQUARE FEET OF COMMERCIAL SPACE,

ON PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY

DISTRICT (R-H) IN THE HAWTHORNE BOULEVARD CORRIDOR

SPECIFIC PLAN-WALTERIA SUB-DISTRICT (H-WT) ON THE EAST
SIDE OF HAWTHORNE BOULEVARD APPROXIMATELY 200 FEET
NORTH OF ROLLING HILLS ROAD.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TORRANCE FINDS AND DETERMINES THAT:
a) The property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) The property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046); c) The proposed project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, nor have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2026 Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15322 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code; d) The proposed new senior citizen mixed-use development is conditionally permitted in the HWT Zone, and complies with all the applicable provisions of this Division, as conditioned; e) The proposed project, as conditioned, will not impair the integrity and character of the H-WT Zone, because residential and commercial uses are consistent with the surrounding uses in the zone and area, which include residential and commercial office uses; f) The subject site is physically suitable for the proposed use, because parking and access have been designed to meet the development standards and code, as conditioned; g) The proposed project, as conditioned, will be compatible with existing and proposed future land uses in the H-WT Zone and the general area in which the proposed project is to be located, because mixed uses are conditionally permitted and compatible with the other uses permitted and located within the zone;
h) The proposed use, as conditioned, will encourage and be consistent with the orderly development of the City as currently exists, based on the current pattern of development and 9 land uses, and the use is consistent with the General Commercial (C-GEN) General Plan designation;
i) The proposed use, as conditioned, will not discourage the appropriate existing or planned future use of the surrounding property or tenancies, because the proposed mixed uses are compatible with the existing uses and the planned future uses of the surrounding H-WT Zoned properties. The properties adjacent to the site include single family residential and commercial offices. The project, as conditioned meets and/or exceeds the objective development standards, applicable per State Density Bonus laws, related to this project; j) There will be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed development, as conditioned, is not detrimental to the public health and safety, because the project is located within an urbanized area, and the project is conditioned to enhance the existing infrastructure;
k) There will be adequate provisions for public access to serve the proposed use, because the project, as conditioned, shall provide a pedestrian walkway, driveway and on-site parking that meet objective development standards, subject to State Density Bonus law limitations; l) The location, size, design, and operating characteristics of the proposed use would 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, as conditioned, meets and/or exceeds the objective development standards and code requirements, subject to State Density Bonus limitations; and
m) The proposed use, as conditioned, will not produce any or all of the following results:

1. Damage or nuisance from noise, smoke, odor, dust or vibration,

2. Hazard from explosion, contamination or fire,

3. Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles.

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

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) for approval of CUP21-00018 to allow the construction a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H Overlay in the H-WT Zone on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That the development and use of the subject space as a senior citizen mixed-use development shall be subject to all conditions imposed in CUP21-00018 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;
10 2. That if CUP21-00018 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 of time as provided for in Section 92.27.1;

3. That all Conditions and Code requirements of Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009) shall be met; (Planning)

4. That a copy of all subject Adopted City Council Resolutions, including the Conditions of Approval, shall be copied onto the final Building Plans associated with this project, to facilitate coordination and effective implementation of all Conditions of Approval; (Planning)

5. That the revised/approved Density Bonus incentives, concessions and waivers shall be provided on the final Building Plans, prior to Building Permit issuance; (Planning)

6. 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 CUP21-00018, DVP21-00001, PRE21-00009, DIV21-00009 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; (Planning)

7. 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 (DBH) 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 use the City’s DBH Agreement template and submit a draft 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. 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 8. That the one (1) affordable unit reserved for a very low-income household shall remain affordable for 55 years from the date of initial occupancy. The applicant, property manager, or owner shall provide an annual compliance report to the Community Development Department including tenant income verification, rent rolls, and rent calculations including utility allowances; (Planning)

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

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

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

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

13. That a Phase I study shall be submitted, noting the status of the monitoring well/s on-site, and that their location shall be provided on the final Building Plans prior to Building Permit issuance; and that the Phase I study shall also show the mineral resources and any mitigation measures, prior to Building Permit issuance; (Planning)

14. That a site-wide signing, striping, and pavement marking plan shall be provided to distinguish guest/office and residential parking spaces, to show wayfinding and pedestrian pathway for pedestrians patronizing the office component and wayfinding for the residential component, for drive aisle/s, which includes stop/yield controls, directional signage, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits. All parking areas shall be striped with double lines (6” both sides of center, 4” wide stripes) between stalls to facilitate the movement into and out of the parking stalls; (Transportation Planning)

15. That a parking plan shall be provided showing location of garage parking, striping dimensions, backup spacing, drive aisle throating, drive aisle widths and loading spaces, and include turnaround turning templates for regular vehicles and trucks entering the site, if all parking stalls are occupied, and show regular vehicles backing out of their spaces with oncoming traffic entering the garage, to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

16. That the loading space in the garage shall be revised or relocated to meet TMC with a 14- ft. height clearance and width of 10-ft. by a depth of 25-ft.; and that the outdoor loading space be relocated or redesigned to not provide a traffic collision conflict, with truck turning 12 templates provided on the final Building Plans, prior to Building Permit issuance; (Planning)

17. That the four commercial parking spaces shall be labeled as “COMMERCIAL AND RESIDENT GUEST PARKING” on the pavement and/or other signage, as approved by the Planning Manager, and indicated on the final Building Plans, prior to Building Permit issuance; (Planning)

18. That all storage areas shall be labeled and dimensioned indicating the space size per resident’s unit on the final Building Plans, prior to Building Permit issuance; (Planning)

19. That detailed plans of the trash room shall be submitted to the Community Development Director for approval prior to the issuance of any Building Permits. That if the proposed trash room inside of the garage cannot be developed, that an exterior trash enclosure/s shall be located away from street frontage, and designed, bounded on three sides by solid masonry walls and shall be equipped with solid roll-up doors, decorative trellis, concrete stress pads to reduce pavement stress, bumpers, a rainwater intrusion barrier (solid roof) to meet the current National Pollutant Discharge Elimination System (NPDES) requirements, provide receptacles for the storage and collection of trash and recyclable materials, and constructed of materials and of a design and color that are architecturally compatible with the building to the satisfaction of the Community Development Director; (Planning)

20. That details of the garage “green screen” shall be provided on the final Building Plans, prior to Building Permit issuance, to the satisfaction of the Community Development Director; (Planning)

21. That the applicant shall provide samples of all the final exterior color and materials, including, but not limited to, a detail of the building perimeter, finishes, hardware, gates, fences, freestanding walls, site amenities, and pathways, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits; (Planning)

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

23. That a complete roof plan noting the varying heights of the parapet shall be provided on the final Building Plans to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

24. That all windows/glazing fronting on Hawthorne Blvd. shall be provided with a protective film or other technology to prevent graffiti; (Planning) 13 25. That the usable common open space areas shall be specified with actual designated recreational activities and dimensioned on the final Building Plans, prior to Building Permit issuance; (Planning)

26. That elevations and details of any freestanding walls, fences, gates, railings, etc., shall be provided on the final Building Plans, and provide their individual heights, and that they shall consist of architecturally compatible materials with the building’s design, to the satisfaction of the Community Development Director; (Planning)

27. That all electrical switchgear cabinets, fire risers, etc., shall be designed within the interior of the subject buildings, and shall be shown on the final Building Plans, and that any exterior doors/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)

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

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

30. That the amount of landscaping area shall be indicated on the final Building Plans, prior to Building Permit issuance and shall correspond with any Landscape Plan Review (LPR) application; (Planning)

31. That the applicant shall provide landscape area/coverage calculations on the final Building Plans’ statistics, and that the amount of landscape area provides a minimum of five percent (5%) of its parking lot surface areas, per Code, to the satisfaction of the Community Development Director, and that the applicant shall continue to work with Staff on providing additional landscaping areas, and that they shall be incorporated into the final landscaping plan; (Planning)

32. That an LPR entitlement shall be required, including a landscape plan, and shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits associated with the subject project. The landscape plan shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. The plan shall utilize drought resistant/xeriscape California friendly vegetation, shade-producing trees, and shall provide state-of-the-art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all aboveground equipment and parking lot shall be screened with vegetation of sufficient height and texture to provide an effective screen, to the satisfaction of the Community Development Director, including vegetation screens from headlights positioned toward the adjacent uses and street frontages. The landscape plan 14 shall include the off-site parkways on Hawthorne Boulevard and shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. That the landscape plan shall comply with the current State Water Efficient Landscape Ordinance; (Planning)

33. That an exterior photometric and lighting plan, in compliance with the latest California Green Code (CGC) shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits, associated with the subject project, and shall be designed to provide ratings of zero at property lines. The lighting plan shall ensure that all exterior doorways, parking spaces, and pedestrian walkways are provided with adequate illumination, security lights shall be non-glaring, all building lighting shall be properly shielded and designed to prevent excess lighting and glare onto adjacent uses and public streets, to the satisfaction of the Community Development Director; (Planning)

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

35. That within 30 days of the final public hearing, the applicant shall return the City’s “Public Notice” sign and stake to Planning (provided there is no appeal); (Planning)

36. That project shall comply with Tier 1 Level Green Code requirements; (Building Regulations)

37. That a CASp Report with full compliance shall be provided, prior to final inspection; (Building Regulations)

38. That the engineer / contractor shall coordinate with the appropriate utility companies to relocate power poles which would interfere with the street improvements in the public right of way on Hawthorne Boulevard.; (Engineering)

39. That the proposed driveways on Hawthorne Blvd. shall be constructed to a commercial radius type driveway minimum 30 feet wide, with depressed back of walk, and wheelchair ramps; (Engineering)

40. That a minimum 10' wide level area is required behind the sidewalk before sloping down toward the subterranean garage; (Engineering)

41. That a turning template study for the proposed driveway is required to demonstrate that vehicles are able to turn into the subterranean garage. The study shall be submitted to and approved by the Engineering Division of the Community Development Department prior to issuance of Grading Permit; (Engineering)

42. That a hydrology study is needed to determine the height of hike up behind the 10' wide level area behind the north driveway apron. The study shall demonstrate the public storm water which runs down Hawthorne Boulevard will not flow into the subterranean garage.

Approval of the study is required prior to issuance of Grading Permit; (Engineering)

43. That all proposed and/or existing water meters larger than 2", double check detector assemblies and reduce pressure backflow assemblies shall be located above ground on private property near the public right-of-way. Final location and access shall be approved 15 by the Community Development Department and incorporated into the on-site landscaping plan prior to Building Permit issuance; (Engineering)

44. That the project shall be supplied by master public water meter with privately owned, operated, maintained and administered submastering system for each dwelling unit per California Senate Bill 7, WOLK; (Engineering)

45. That one fire hydrant shall be installed near the proposed driveway approach; (Engineering)

46. That the applicant/developer shall design and construct 8" VCP mainline sewer and connection to existing public sewer main per public standards. The sewer plans, prepared by a professional engineer, shall be submitted by the applicant/developer to the Engineering Division of Community Development Department for review and approval prior to issuance of grading permit. Sewer main shall be constructed prior to occupancy; (Engineering)

47. That the applicant shall submit a sewer study discussing the new development's impact on the existing downstream public sewer mains. The study shall include flow monitoring data and be approved by the Engineering Division of the Community Development Department prior to issuance of a 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)

48. Submit a noise attenuation plan to the satisfaction of the Environmental Division. The recommendations of the Noise Study/Noise consultant shall be adhered to and incorporated into plans submitted to the City of Torrance. Plans shall show how noise recommendations will mitigate noise, so that when completed, this use will comply with the TMC & will not disturb neighboring properties; (Environmental)

49. All signs (new, modified or revised) must be approved by the Environmental Division with appeal rights to the Planning Commission, or comply with the previously approved sign program; (Environmental)

50. Provide 9" (minimum) contrasting address numerals for non-residential uses; (Environmental)

51. 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)

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

53. Provide a mail kiosk and unit location map; (Environmental)

54. Verify 25' turning radius from jamb of garage door; (Environmental)

55. All trash shall be kept in an enclosure that is bounded on three sides by a decorative wall, decorative trellis and solid doors and shall be constructed of materials and of a design, color and texture which is architecturally compatible with the buildings and structures on the property; (Environmental)
16 56. The trash enclosure shall have a metal barrier roof covering to prevent rainwater intrusion to meet current National Pollutant Discharge Elimination System (NPDES) requirements; (Environmental)

57. Provide bins/containers within trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

58. 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 (CBC). All deficiencies shall be addressed to the satisfaction of the Building Official; (Grading)

59. The applicant shall continue to work with staff regarding the geotechnical report.

Geotechnical report shall be prepared per LA County soils report preparation manual, CBC, TMC and to the satisfaction of the building official; (Grading)

60. That the business name and address shall be visible from street; (Police)

61. That non-glare security lighting shall be installed for the parking lot; (Police)

62. That four-foot tall address numerals shall be painted on rooftop for aerial identification; (Police)

63. That secured property shall provide Knox Box lock access for Police and Fire, and includes any secured parking garage gates and common entry doors to the property; and (Police)

64. That a site map at entrance of multi-unit residential community or business park which identifies unit addresses and locations shall be provided, and that posting of site map/unit directory shall be provided at lobby elevator and main pedestrian entrances to expedite emergency response; (Police)

65. That the complex’s address numerals and business names shall be visible from the main fairway; (Police)

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

67. That surveillance footage shall be stored for a minimum of sixty (60) days of parking garage, secured common and commercial area entrances and primary pedestrian walkways, and that the Torrance Police Department strongly recommends that the video surveillance system be Open Network Video Interface Forum (ONVIF) compatible; (Police)

68. That project shall provide collection for refuse, organic material and recycling per State Law State Bill 1383; (Public Works – Sanitation)

69. That all deliveries shall be made on-site and not on the street or right-of-way; and (ADDED

BY PLANNING COMMISSION)

70. That all conditions of all other City departments received prior to or during the consideration of this case by the City Council shall be met. 17 INTRODUCED, APPROVED, and ADOPTED at the regular meeting of the City of Torrance held on the 19th day of May 2026.
____________________________
Mayor George K. Chen
APPROVED AS TO FORM: ATTEST:

Patrick Q. Sullivan, City Attorney
________________________________ ____________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk

18 RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL OF A

DEVELOPMENT PERMIT, IN CONJUNCTION WITH A SERIES
OF ENTITLEMENTS, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 36 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW THE CONSTRUCTION OF A NEW SENIOR

CITIZEN MIXED-USE DEVELOPMENT ON PROPERTY

LOCATED WITHIN THE HILLSIDE OVERLAY DISTRICT (R-H),

IN THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC

PLAN-WALTERIA SUBDISTRICT (H-WT ZONE) ON THE EAST
SIDE OF HAWTHORNE BOULEVARD APPROXIMATELY 200 FT
NORTH OF ROLLING HILLS ROAD.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TORRANCE FINDS AND DETERMINES THAT:
a) The property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) The property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046); c) The proposed project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, nor have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2026 Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15322 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code; d) The proposed senior citizen mixed-use project, as conditioned, is consistent with the purpose and requirements of the H-WT, complies with all objective applicable provisions of the Hawthorne Boulevard Corridor Specific Plan, and as conditioned, is consistent with the objectives, policies, and programs of the General Plan and with the land use designation of General Commercial (C-GEN), and objective land use code; e) The proposed development, as conditioned, conforms with all objective applicable design guidelines, design review criteria and landscaping guidelines of the Hawthorne Boulevard Corridor Specific Plan;
f) The subject site is physically suitable for the type and intensity of development, and for the types of land uses being proposed, because the project meets and/or exceeds the objective development standards;
g) By virtue of high-quality design and construction, the proposed development will positively contribute to the orderly and harmonious development of the Hawthorne Boulevard Corridor and the general welfare of the City, as conditioned, it will be implementing the objective District 20 design guidelines;
h) The proposed development 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, as it will provide services to the residents and commercial businesses; i) 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, via pedestrian access provision of only one curb cut on Hawthorne Boulevard, and widening the street at the site via a six-foot easement along the frontage; j) There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed development is not detrimental to public health and safety, as the site is located in an area surrounded by urban uses;
k) The proposed development is consistent with the objectives, policies, general land uses and programs of the Torrance General Plan, as conditioned; and l) The proposed development would not be detrimental to the public interest, health, safety, convenience or welfare, as it complies with all required objective development standards, as conditioned.

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

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) for approval of DVP21-00001 to allow the construction of a new senior citizen mixeduse development on property located within the R-H in the H-WT Zone on the east side of Hawthorne Boulevard approximately 200 ft. north of Rolling Hills Road, on file in the Community Development Department of the City of Torrance, is APPROVED subject to the following conditions:

1. That the development and use of the subject property for a new senior citizen mixed-use development shall be subject to all conditions imposed in DVP21-00001; and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and 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 DVP21-00001 is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1; and

3. That the applicants shall comply with all conditions and code requirements of CUP21-00018, PRE21-00009 and DIV21-00009.

4. That secured access for residents and “buzz in” doors or similar devices for guest access shall 21 be provided on the final Building Plans prior to Building Permit issuance to the satisfaction of the Community Development Director; (Planning)

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

6. That the pedestrian pathway connections made from the sidewalks along Hawthorne Boulevard to the building shall feature a decorative element, such as stamped concrete or pavers, to the satisfaction of the Community Development Director, and shall be continually maintained; (Planning)

7. That the applicant shall provide samples of all the final exterior color and materials, including, but not limited to, a detail of the building perimeter, finishes, hardware, gates, fences, freestanding walls, site amenities, and pathways, to assure the development has a cohesive design and finish, and that the H-WT District Color of Indigo Blue (Pantone Matching System Reference #294) shall be provided in a visible location on the project’s hardware amenities, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits; and (Planning)

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

INTRODUCED, APPROVED, and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 19th day of May 2026.
____________________________
Mayor George K. Chen
APPROVED AS TO FORM: ATTEST:

Patrick Q. Sullivan, City Attorney
________________________________ ____________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk

22 RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL OF A

PRECISE PLAN OF DEVELOPMENT, IN CONJUNCTION WITH

A SERIES OF ENTITLEMENTS, AS PROVIDED FOR IN
DIVISION 9, CHAPTER 1, ARTICLE 41 OF THE TORRANCE
MUNICIPAL CODE TO ALLOW A NEW SENIOR CITIZEN MIXEDUSE DEVELOPMENT ON PROPERTY LOCATED WITHIN THE

HILLSIDE OVERLAY DISTRICT (R-H) IN THE HAWTHORNE

BOULEVARD CORRIDOR SPECIFIC PLAN-WALTERIA

SUBDISTRICT (H-WT ZONE) ON THE EAST SIDE OF
HAWTHORNE BOULEVARD, APPROXIMATELY 200 FEET
NORTH OF ROLLING HILLS ROAD.

PRE21-00009: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Precise Plan of Development (PRE21-00009) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific PlanWalteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046); and WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of December 17, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and 23 WHEREAS, the Planning Commission on December 17, 2025, approved the project by a roll call vote of 4 to 1; and
WHEREAS, an appeal to the City Council was filed on January 2, 2026; and WHEREAS, the City Council of the City of Torrance at its meeting of May 19, 2026, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21-00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC).

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

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21-00009 to allow a new senior citizen mixed-use development on property located within the R-H in the H-WT Zone on the east side of Hawthorne Boulevard, 24 approximately 200 ft. north of Rolling Hills Road, is APPROVED subject to the following conditions:

1. That the use of the subject property for a senior citizen mixed-use development shall be subject to all conditions imposed in PRE21-00009 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if this PRE21-00009 is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1;

3. That the applicants shall comply with all conditions and code requirements of CUP21-00018, DVP21-00001 and DIV21-00009; (Planning)

4. That the maximum height of the addition at the highest point of the roof shall not exceed a height of 42’-6”, as represented by the survey elevation of 250.00 ft. for the highest ridge, based on the lowest adjacent grade of 207.50 ft. (located at the northwest corner of the garage level), based on a benchmark elevation of 178.79 ft. located within the public right-ofway near the southwest corner of Via Valmonte and Hawthorne Boulevard, as shown on the official survey map on file in the Community Development Department; (Planning)

5. That the final height of the structure shall be certified by a licensed surveyor/engineer prior to requesting a framing or roof-sheathing inspection and shall not exceed a survey elevation of 42’-6”. for the highest ridge, based on the benchmark of 178.79 ft. located within the public right-of-way near the southwest corner of Via Valmonte and Hawthorne Blvd., as shown on the official survey map on file in the Community Development Department, and verifies the entire roof framing and design remains consistent with the elevation heights and roof design approved by the Planning Commission; (Planning)

6. That the maximum height of the addition at the highest point of the roof shall not exceed a height of 28’-0” at the southwest corner of the building structure (stairwell), as represented by the survey elevation of 250.00 ft. for the highest ridge, based on the lowest adjacent grade of 222.00 ft. (located at the southwest corner of the adjacent exterior grade), based on a benchmark elevation of 178.79 ft. located within the public right-of-way near the southwest corner of Via Valmonte and Hawthorne Boulevard, as shown on the official survey map on file in the Community Development Department; (Planning)

7. That detailed plans for any proposed freestanding on-site walls, fences, gates or retaining walls shall be required, prior to Building Permit issuance; (Planning)

8. That any cabinets, storage shelves, appliances or equipment located within the garage shall be shown on the final Building Plans, and shall not encroach within the minimum interior dimensions, to the satisfaction of the Planning Manager, prior to the issuance of any Building Permits; (Planning)
25 9. That the final Building Plans shall label any fireplaces, chimneys, vents, solar panels, skylights, or any other equipment, on the elevations and roof plan, prior to Building Permit issuance, to the satisfaction of the Planning Manager; (Planning)

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

11. That within 30 days of the final public hearing, the applicant shall remove the City’s "Public Notice" sign to the satisfaction of the Planning Manager; (Planning)

12. That a copy of the adopted Resolution/s for this project, including all Conditions of Approval, shall be copied onto the final Building Plans, to the satisfaction of the Planning Manager; and (Planning)

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

Patrick Q. Sullivan, City Attorney
________________________________ ____________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk

26 RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL OF A
DIVISION OF LOT, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 29 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW THE CONSOLIDATION OF SEVEN LOTS

INTO ONE LOT IN CONJUNCTION WITH A SERIES OF

ENTITLEMENTS TO ALLOW THE CONSTRUCTION A NEW

SENIOR CITIZEN MIXED-USE DEVELOPMENT ON PROPERTY

LOCATED WITHIN THE HILLSIDE OVERLAY DISTRICT (R-H) IN
THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC PLANWALTERIA SUB-DISTRICT (H-WT) ON THE EAST SIDE OF HAWTHORNE BOULEVARD, APPROXIMATELY 200 FEET
NORTH OF ROLLING HILLS ROAD.

DIV21-00009: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Division of Lot (DIV21-00009) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046); and
WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of December 17, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and 27 WHEREAS, the Planning Commission on December 17, 2025, approved the project by a roll call vote of 4 to 1; and
WHEREAS, an appeal to the City Council was filed on January 2, 2026; and WHEREAS, the City Council of the City of Torrance at its meeting of May 19, 2026, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21-00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC).

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

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) for approval of DIV21-00009 to allow the consolidation of seven lots into one lot, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road, is APPROVED subject to the following conditions:

1. That the lot consolidation, development and use of the subject space as a senior citizen mixed-use development shall be subject to all conditions imposed in DIV21-00009; and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the City Council relied in granting approval;

2. That if DIV21-00009 is not used within two years 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 92.29.13;

3. That all Conditions and Code requirements of CUP21-00018, DVP21-00001 and PRE21- 00009 shall be met; (Planning)

4. That centerline ties be filed with and checked by the Community Development Department, Engineering Division; (Engineering)

5. That a lot tie agreement shall be recorded providing that multiple lots underlying this property shall not be sold, leased, or financed separately. The lot tie agreement shall be recorded prior to granting of any Building Permits and Final Parcel Map shall be recorded prior to occupancy; and (Engineering)

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

Patrick Q. Sullivan, City Attorney
29 ________________________________ ____________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk 30 M
A
DIS
O
N

HAWTHORNE
BLAIR

ROLLING HILLS

WINLOCK
ELEDA

COURTNEY

CANDLEWOO
B
D

RANDY WINE
A1
A1
25500
H-WT
H-WT
25535
H-WT
H-WT
3318
R1
3655
R1
H-WT
3229
R1
3631
R1
3602
R1
3231
R1
3602
R1
3644
R1
3353
R1
3602
R1
24830
R1
3342
R1
3601
R1
3601
R1
24820
R1
3662
R1
3620
R1
3333
R1
3223
R1
3227
R1
3656
R1
24708
R1 24743
R1
24831
R1
3340
R1
3338
R1
3221
R1
3644
R1 3608
R1
3638
R1 3632
R1 3620
R1 3614
R1
3626
R1
3638
R1
3326
R1
H-WT
3650
R1
3329
R1
3614
R1
3632
R1
24712
R1
3344
R1
3332
R1
3322
R1
3607
R1
3336
R1
3352
R1
3626
R1 3620
R1 3614
R1
3348
R1
3334
R1
3608
R1
3330
R1
24835
R1
3233
R1
3608
R1
3328
R1
3649
R1
3361
R1
3357
R1
24805
R1
3625
R1 3613
R1
24827
R1
24815
R1
24809
R1
3619
R1
3643
R1
3345
R1
24716
R1
24819
R1
24808
R1
3350
R1
3607
R1
3613
R1
3619
R1
3625
R1
3631
R1
A1
24839
R1
24823
R1
3316
R1
3219
R1
3637
R1
24826
R1
24808
R1
24726
R1
24814
R1
24818
R1
24720
R1
A1
24802
R1
3312
R1
3601
R1
A1
3607
R1
3613
R1
3225
R1
24739
R1
3349
R1 3345
R1 3341
R1 3337
R1
3324
R1
3235
R1
24747
R1
24740
R1
3320
R1
3346
R1
3344
R1
3336
R1
3340
R1
3341
R1
H-WT
24734
R1
24834
R1
24735
R1
3237
R1
H-WT
24731
R1
3308
R1
3217
R1
3325
R1
H-WT
A1
3619
R1
3625
R1
24727
R1
3530
R1
H-WT
3347
R1
3637
R1
3546
R1
3643
R1
3239
R1
H-WT
A1
3649
R1
3655
R1
25550
H-WT 25550
H-WT 25550
H-WT
3520
R1
25550
H-WT
25550
H-WT
H-WT
3661
R1
25550
H-WT
25550
H-WT
3328
R1
M
A
DIS
O
N

HAWTHORNE
BLAIR

ROLLING HILLS

WINLOCK
ELEDA

COURTNEY

CANDLEWOO
B
D

CUP21-00018, DVP21-00001,
PRE21-00009, DIV21-00009
APNs: 7547-004-040 through 7547-004-046
LEGEND
Notification Area
Subject Site

LOCATION AND ZONING MAP
0 90 180 360
Feet
31 ATTACHMENT 2
32 ATTACHMENT 3
33 34
35 W:\DWGS\C0018\C0018.20 Graphics\C0018.25-SketchUp\C0018.25.B-Images\21-0520 Revised Views\21-0519 Model 23-Scene 20 copy.jpg No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) SD00 36 ATTACHMENT
4 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) PROJECT DESCRIPTION: TWO LEVELS OF TYPE V RESIDENTIAL - SENIOR APARTMENTS AND ONE LEVEL OF TYPE I CONCRETE PARKING / OFFICE ZONING SUMMARY PROJECT SITE NFORMATION APN # ADDRESS ZONE LOT AREA (SF) LOT AREA (ACRE) SETBACKS ALLOWED PROPOSED NOTES NORTH - SIDE EAST (ADJ. RESIDENTIAL) - REAR WEST (HAWTHORNE) - FRONT SOUTH - SIDE DENSITY - 58 DU / ACRE SENIOR HOUSING PLAN DESCRIPTION QUANTITY7547-004-049 EAST SIDE OF HOWTHORNE BLVD.. 210FT NORTH OF 24,635 H-WT/HS 36 DU/ACRE FLOOR AREA RATIO (F.A.R.) 0.98 NUMBER OF STORIES N/A 2 STORY + BASEMENT BUILDING HEIGHT 45' 42'-6' PARKING SUMMARY REQUIRED RESIDENTIAL PROVIDED GROSS AREA (SF) TOTAL GROSS AREA (SF) A1 1 BED / 1 BATH 15 608 9,120 PLAN DESCRIPTION 1ST LEVEL RESIDENTIAL / LOBBY / MAIL / STAIR AND CIRCULATION / OFFICE / AMENITY 2ND LEVEL GROSS AREA (SF) TOTAL OPEN SPACE COMMON OPEN SPACE PRIVATE OPEN SPACE 1,800 S.F. (90 S.F. X 20 DU) OPEN SPACE SUMMARY REQUIRED PROPOSED NOTES 1 CAR/DU 20 STALLS 25 STALLS 1 NOTES TOTAL 0.565 822 S.F. @ AMENITY SPACE SHEET INDEX ARCHITECTURE COVER SHEET 01A PROJECT SUMMARY 01B CONCESSIONS & WAIVERS - TENTATIVE PARCEL MAP (FOR REFERENCE) 02 LEVEL P-1 -BUILDING PLAN 03A LEVEL 1 - BUILDING PLAN 03B LEVEL 1 - SITE PLAN EXHIBITS 04 LEVEL 2 - BUILDING PLAN 04R ROOF PLAN 05 UNIT PLANS 06 ELEVATIONS 07 ELEVATIONS 08 SECTION 09 PERSPECTIVE VIEW 10 PERSPECTIVE VIEW 11A PERSPECTIVE VIEW 11B PERSPECTIVE VIEW - A2 2 523 1,046 PRIVATE DECK (SF) 9090 TOTAL 20 OFFICE 1 CAR / 333 SF 1,608 / 333 = 4.8 STALLS 25 STALLS 10' (AVG. OF 8.35') TOTAL UNIT SUMMARY BUILDING SUMMARY 11,050 12,050 8,562 S.F. OFFICE RESIDENTIAL 156' 20' 6' (AVG. OF 8.35') 10' OFFICE RESIDENTIAL 0' 10' 0' - -20' 0' 0' TOTAL PRIVATE DECK (SF) 1,350 180 1,800 - 42'-6' TO T.O. STAIR 11,050 200 S.F. / DU = 20 X 200 = 4,000 S.F. 5 STALLS 6,762 S.F. PROJECT TEAM: DEVELOPER NAME: ZS DEVELOPMENT CORP. ADDRESS: 11646 PRAIRIE AVE. HAWTHORNE, CA 99250 MAIL: P.O.BOX 2062 HAWTHORNE, CA 99251 CONTACT: ZEINA AWAD PHONE: 310.863.1273 EMAIL: [email protected] ARCHITECT NAME: BSB DESIGN ADDRESS: 970 WEST 190TH ST #250 TORRANCE, CA 90502 CONTACT: DIRK THELEN PHONE: 424.266.6935 FAX: 310.217.0425 EMAIL: [email protected] NUMBER OF RESIDENTIAL UNITS 32 DU 20 DU RESIDENTIAL / STAIR AND CIRCULATION / AMENITY REQUIRED 25% OF TOTAL BUILDING AREA : 24,200 X %25 = 6,050 S.F. GROSS AREA (SF) PROVIDED OFFICE AREA 1,608 S.F. TOTAL 24,200 2,350 S.F. OF SLOPED AREAS 3,590 S.F. OF FLAT AREAS ROLLING HILLS RD., TORRANCE CA CITY OF TORRANCE MUNICIPAL CODE 95.3.45 SENIOR CITIZEN HOUSING 20 STALLS HEIGHT SHALL BE MEASURED FROM THE LOWEST ADJACENT GRADE 1 DU / 750 S.F. OF LAND CITY OF TORRANCE MUNICIPAL CODE 95.3.45 SENIOR CITIZEN HOUSING 1 BED / 1 BATH GUEST PARKING 1 / 5 DU = 4 GUEST PARKING IS SHARED WITH OFFICE A3 1 BED / 1 BATH 1 704 704 90 90 P1 LEVEL LOBBY / STAIR AND CIRCULATION / BIKE STORAGE / TRASH ROOM / ELEC. ROOM 2,100 PROJECT SUMMARY A1-alt 1 BED / 1 BATH 2 590 1,180 90 180 4,000 S.F. SD01A REFER TO SHEET SD03B FOR BREAKDOWN OF COMMON OPEN SPACE AREAS. REFER TO SHEET SD03B FOR AVERAGE SETBACK CALCS. 37 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) CONCESSION & WAIVER NARRATIVE SD01B 38 ELEDA C/L DR.
(220')
(215')
(210')
(212')
(214')
(216')
(218')
(222')
(225') C/L
EXISTING P/L R=1050'

HAWTHORNE
BLVD.

ROLLING HILLS ROAD
(220')
(219)
(219)
(215)
(218)
(216)
(220')
(210')
(200')
(205')
(210')
(215')
PROPOSED LOT1

VACANT LOT
(215')
(205')
GROSS AREA=24,635 SQ. FT. NET AREA=22,561 SQ. FT.

PROPOSED P/L R=1062'
C/L R = 1000'
EXISTING POLE NEW POLE 10
11 EXISTING

SEWER LINE

SEWER LATERAL

AREA DRAIN
6'' PVC

STORM DRAIN

CATCH BASIN
CATCH BASIN LEGEND:

CATCH BASIN

SEWER MANHOLE
8'' PVC SEWER PIPE
6'' PVC STORM DRAIN

AREA DRAIN

SEWER MH

CITY SEWER
EASEMENT PROPOSED 8'' PVC

SEWER LINE
39 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) scale: 1/16" = 1'-0" 0 16 32 48 64 N 10'-0"
REAR SETBACK.
20'-0" ADJ. TO RESIDENTIAL REAR SETBACK
6'-0" EASEMENT 10'-0" SIDE SETBACK 158'-0" PROPOSED NORTH SETBACK 12'-0" EXISTING 2-STORY STRUCTURE EXISTING 2-STORY STRUCTURE EXISTING 1-STORY STRUCTURE EXISTING 2.5-STORY OFFICE BUILDING 1'-6"6'-0" SETBACK 215.00' 214.00' 220.00' 221.00' 222.00' 218.00' 216.00' 217.00' PARKING LEVEL P-1 10' SET BACK ON GROUND LEVEL PROPERTY LINE PROPOSED CURB EXISTING POLE TO BE RELOCATED EXISTING CURB NEW POLE LOCATION LANDSCAPE SIDEWALK LEGEND STAIR 1 FROM LEVEL P-1 TO LEVEL L-2 STAIR 2 FROM LEVEL L-1 TO LEVEL L-2 STAIR 3 FROM LEVEL P-1 TO LEVEL L-1 STAIR 4 FROM LEVEL L-1 TO ROOF BUILDING PLAN LEVEL P-1 SD02 EXISTING PL NEW PL STAIR 4 ELEV 1 STAIR 1 STAIR 3 LANDSCAPE F.F. 207.50' UP 10'-0" AT RESIDENTIAL LEVEL L-1 219.00' TRASH RM LOADING RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT HC HC RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT COMMERCIAL COMMERCIAL COMMERCIAL RESIDENT COMMERCIAL COMMERCIAL LANDSCAPE LANDSCAPE BIKE STORAGE RM ELECTRICAL / MECH RM COMMERCIAL PARKING LEVEL P-1 5 SPACES RESIDENTIAL 20 SPACES GREEN SCREEN ELEVATOR ROOM STORAGE 10' x 25' LOADING / TRASH HAWTHORNE BLVD 40 B B A A No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) scale: 1/16" = 1'-0" 0 16 32 48 64 N 10'-0"
REAR SETBACK.
20'-0" ADJ. TO RESIDENTIAL REAR SETBACK
6'-0" EASEMENT 10'-0" SIDE SETBACK
20'0"
ADJ. TO RESIDENTIAL
REAR SETBACK 158'-0" PROPOSED NORTH SETBACK UP DN 12'-0" EXISTING 2-STORY STRUCTURE EXISTING 2-STORY STRUCTURE EXISTING 1-STORY STRUCTURE EXISTING 2.5-STORY OFFICE BUILDING HAWTHORNE BLVD 10'-0" 6'-0" SETBACK 219.00' 215.00' 214.00' 220.00' 221.00' 222.00' 218.00' 216.00' 217.00' 10'-0 33'-0" COMMERCIAL 10' SET BACK ON GROUND LEVEL 20' SET BACK ON SECOND LEVEL 10' SET BACK PROPERTY LINE PROPOSED CURB EXISTING POLE TO BE RELOCATED EXISTING CURB NEW POLE LOCATION LANDSCAPE SIDEWALK 1,608 SF LEGEND STAIR 1 FROM LEVEL P-1 TO LEVEL L-2 STAIR 2 FROM LEVEL L-1 TO LEVEL L-2 STAIR 3 FROM LEVEL P-1 TO LEVEL L-1 STAIR 4 FROM LEVEL L-1 TO ROOF SITE PLAN LEVEL L-1 SD03A EXISTING PL NEW PL STAIR 4 ELEV 1 STAIR 1 STAIR 2 STAIR 3 LANDSCAPE F.F. 220.00' PRIVATE DECK A-2 A-1 A-1 A-1 A-1 A-1 A-1 A-1 AMENITY SPACE 411 SF F.F. 220.00' LANDSCAPE LANDSCAPE DN DN PARKING ACCESS 10' x 25' LOADING / TRASH RETAINING WALL LANDSCAPE (SINGLE TENANT; TBD) TRASH RM STO. RECREATION / FITNESS A-1 alt SINGLE TENANT COMMERCIAL SPACE, TO BE DETERMINED TRANSFORMER +/- 167'-0" EXTENT OF BLDG. POINT A 223' T.O.C. POINT B 216' T.O.C. SLOPE OF STREET: 7'-0" SLOPE PERCENTAGE: 4.2% (7' / 167') 10'-0"
41 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) scale: 1/16" = 1'-0" 0 16 32 48 64 N 10'-0"
REAR SETBACK.
20'-0" ADJ. TO RESIDENTIAL REAR SETBACK
6'-0" EASEMENT 10'-0" SIDE SETBACK
20'0"
ADJ. TO RESIDENTIAL
REAR SETBACK 158'-0" PROPOSED NORTH SETBACK UP DN 6'-0" EXISTING 2-STORY STRUCTURE EXISTING 2-STORY STRUCTURE EXISTING 1-STORY STRUCTURE EXISTING 2.5-STORY OFFICE BUILDING HAWTHORNE BLVD 10'-0" 6'-0" SETBACK 219.00' 215.00' 214.00' 220.00' 221.00' 222.00' 218.00' 216.00' 217.00' SITE PLAN EXHIBITS SD03B A-2 A-1 A-1 A-1 A-1 A-1 A-1 A-1 DN DN A-1 alt CALCULATION: SUM OF: (WIDTH OF A PART) X (SETBACK OF THAT PART) = (AREA A)+(AREA B)+(AREA 1)+(AREA 2)+(AREA 3)+(AREA 4)+(AREA 5) AVERAGE SETBACK CALCULATION 10'-0"
GRADE
CHANGE
OF +/- 5'
14'-0"
75'-2"
10'-9"
11'-2"
9'-9" 13'-10"
49'-2" 9'-4" (AREA 2) (AREA 1)
(AREA 3)
(AREA 4) (AREA 5)
6'-10" = (51.3x6)+(57.1x25)+(9.3x14)+(49.2x6.8)+(75.2x6)+(10.75x13.8)+(11.2x9.75) = (307.8)+(1,427.5)+(130.2)+(334.56)+(451.2)+(148.35)+(109.2) = 2,908.81 SQ. FT. MAXIMUM OF WIDTH OF BUILDING: = LOT WIDTH - REQUIRED SIDE YARDS = 358.25 - 10 = 348.25 FT AVERAGE SETBACK: = 2,908.81 / 348.25 = 8.35 FT SLOPED AREAS: 2,350 SF (COMMON) FLAT AREAS: 3,590 SF (COMMON) OPEN SPACE LEGEND AMENITY SPACE (L1&L2): 822 SF (COMMON) PRIVATE DECKS (L1&L2): 1,800 SF (PRIVATE) COMMERCIAL 1,608 SF F.F. 220.00' AMENITY SPACE 411 SF F.F. 220.00'
(SINGLE TENANT; TBD) 198'-1" 70'-4"
37'-8" GRADE CHANGE OF +/- 15'
19'-2"
142'-6"
21'-9"
10'-0"
10'-0"
34'-4" 215' 200' 1,400 SF 2,190 SF 30'-0"
11'-11" 18'-7"
12'-6" 24'-11" 29'-5" 20'-0" 380 SF 1,970 SF 210' 205' 166'-2" 57'-1" 51'-4" (AREA A) (AREA B) 25'-0" 54'-6" 6'-0" 42 B B A A No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) scale: 1/16" = 1'-0" 0 16 32 48 64 N 10'-0"
REAR SETBACK.
20'-0" ADJ. TO RESIDENTIAL REAR SETBACK 10'-0" SIDE SETBACK 20'0"
ADJ. TO RESIDENTIAL
REAR SETBACK 158'-0" PROPOSED NORTH SETBACK UP 12'-0" 10'-0" 10' SET BACK ON GROUND LEVEL 20' SET BACK ON SECOND LEVEL 10' SET BACK PROPERTY LINE LEGEND STAIR 1 STAIR 4 ELEV 1 STAIR 1 FROM LEVEL P-1 TO LEVEL L-2 STAIR 2 FROM LEVEL L-1 TO LEVEL L-2 STAIR 3 FROM LEVEL P-1 TO LEVEL L-1 STAIR 4 FROM LEVEL L-1 TO ROOF BUILDING PLAN LEVEL L-2 SD04 STAIR 3 A-2 A-1 A-1 A-1 A-1 alt A-1 A-1 A-1 A-1 A-1 A-3 AMENITY SPACE 411 SF F.F. 233.00' F.F. 233.00' STAIR 2 6'-0" EASEMENT6'-0" SETBACK TRASH RM STO. RECREATION / LOUNGE 43 B B A A No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) scale: 1/16" = 1'-0" 0 16 32 48 64 N 10'-0"
REAR SETBACK.
20'-0" ADJ. TO RESIDENTIAL REAR SETBACK 10'-0" SIDE SETBACK 20'0"
ADJ. TO RESIDENTIAL
REAR SETBACK 158'-0" PROPOSED NORTH SETBACK 12'-0" 10'-0" 10' SET BACK ON GROUND LEVEL 20' SET BACK ON SECOND LEVEL 10' SET BACK PROPERTY LINE STAIR 1 BUILDING PLAN ROOF LEVEL SD04R 6'-0" EASEMENT6'-0" SETBACK ROOF ACCESSCONDENSING UNITS WITH ISOLATION PAD TYP. ROOF MEMBRANE TRAFFIC PAD UNIT OUTLINE BELOW TYP. 44 05 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) 12 scale: 1/4" = 1'-0" 0 4 8 16 PLAN A-1 1 BEDROOM + 1 BATH GROSS AREA: 608 S.F. DECK AREA: 90 S.F. deck 11'-3" x 8'-3" living room 11'-3" x 12'-0"kitchen D/W ENTRY REF. bath W/D coat L w.i.c. bedroom 11'-10" x 10'-0" 30'-0" 12'-512" 24'-0" UNIT PLANS SD05 12'-512" 24'-0"
27'-312" 12'-512" 24'-0"
19'-412"
32'-3"
30'-0"
2'-812"
25'-812"
27'-312" 2'-812" 15'-834" 27'-114"
30'-0"
17'-116364" 30'-7" 8'-112" 27'-3" 9'-4" 9'-9" PLAN A-1 alt 1 BEDROOM + 1 BATH GROSS AREA: 590 S.F. PLAN A-2 1 BEDROOM + 1 BATH GROSS AREA: 523 S.F. DECK AREA: 90 S.F. PLAN A-3 1 BEDROOM + 1 BATH GROSS AREA: 704 S.F. DECK AREA: 90 S.F. DECK AREA: 93 S.F. deck 11'-3" x 8'-3" deck 11'-3" x 8'-3" deck 11'-1" x 8'-3" W/D W/D W/D bath bath bath D/W D/W D/W REF. REF. REF. kitchen kitchen kitchen L coat coat closet closet closet living room living / dining 11'-3" x 14'-3" living room 11'-3" x 11'-0" 11'-3" x 12'-0" bedroom 11'-10" x 10'-0" bedroom 11'-10" x 10'-0" bedroom 14'-8" x 11'-0" sto. sto. 45 06 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) scale: 1/8" = 1'-0" 0 8 16 24 32 N 2 1 HAWTHORNE BLVD. 1 - SOUTH ELEVATION 2 - WEST ELEVATION LEGEND VINYL WINDOW CEMENTITIOUS SIDINGS 12345 TREX RAILING STUCCO 6 METAL CANOPY METAL RAILING 7 GLASS RAILING 8 METAL FRAME 9 METAL GRILL 10 PRIVACY SCREEN 11 PRECAST CONCRETE 12 SIGNAGE LEVEL P-1 207.50' LEVEL L-1 220.0' 12'-6" LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5'10'-0" 11'-0" 3'-6" LEVEL P-1 207.50' LEVEL L-1 220.0'12'-6" LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5'10'-0" 11'-0" 3'-6" EXIST. GRADE 222.0' EXIST. GRADE 222.0' 13 METAL SIGNAGE 1415 METAL SIDING 22'-6"
TO T.O. PARAPET
28'-0" T.O. STAIR 250.0'
28'-0" T.O. STAIR 250.0' 1 1 5 10 11 4 1 7 2 2 1 9 1 6 4 5 7 METAL SCREEN AT GARAGE FOR VENTILATION 2 15 ELEVATIONS SD06 22'-6"
TO T.O. PAPAPET T.O. PARAPET 244.5' T.O. CURB 217.5'
27'-0"
TO T.O. PARAPET
37'-0"
46 07 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) scale: 1/8" = 1'-0" 0 8 16 24 32 N 4 3a HAWTHORNE BLVD. 3a - NORTH ELEVATION 4 - EAST ELEVATION 1 4 2 1 11 2 LEVEL P-1 207.50' LEVEL L-1 220.0' 12'-6" LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5'10'-0" 11'-0" 3'-6" T.O. STAIR 250.0' 37'-0"
30'-0"
24'-6" LEVEL P-1 207.50' LEVEL L-1 220.0'
12'-6" LEVEL L-2 231.0' ROOF 241.0' T.O. PARAPET 244.5'10'-0" 11'-0" 3'-6" 24'-6" 4 1 7 1 10 11 9 14 5 1 1 1 ELEVATIONS SD07 LEGEND VINYL WINDOW CEMENTITIOUS SIDINGS 12345 TREX RAILING STUCCO 6 METAL CANOPY METAL RAILING 7 GLASS RAILING 8 METAL FRAME 9 METAL GRILL 10 PRIVACY SCREEN 11 PRECAST CONCRETE 12 SIGNAGE 13 METAL SIGNAGE 1415 METAL SIDING METAL SCREEN AT GARAGE FOR VENTILATION 3b 3b - NORTH-EAST ELEV. 7 1 T.O. CURB 217.5' 27'-0"
TO T.O. PARAPET
27'-6"
TO T.O. PARAPET FIN. GRADE 217.0' T.O. PARAPET 244.5' EXISTING GRADE 210' 34'-6"
TO T.O. PARAPET T.O. PARAPET 244.5'
47 220
11'-0"
24'-6"

TOP OF PARAPET
10'-0" Top of Parapet Level L-2 Level L-1 220.00' 231.00' 241.00' Roof 244.50' 207.5 11'-0" 10'-0" 12'-6" Top of Parapet Level P-1 Level L-2 Level L-1 207.50' 220.00' 231.00' 241.00' Roof 244.50' 24'-6"
TOP OF PARAPET 220.50 215 214 213 220 218 220 205 221 211 11'-0" 10'-0" Top of Parapet12'-6" Level P-1 Level L-2 Level L-1 207.50' 220.00' 231.00' 241.00' Roof 244.50' 207.5 11'-0" 10'-0" 12'-6" Top of Parapet Level P-1 Level L-2 Level L-1 207.50' 220.00' 231.00' 241.00' Roof 244.50' 37'-0"
TOP OF PARAPET 200
23'-6"

TOP OF PARAPET
39'-6" 08 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) N A A BB 1 - BUILDING SECTION - A UNIT PARKING LEVEL P-1 10' BUILDING SETBACK PROPERTY LINE 10'-0" A-1 UNIT A-1 PRIVATE DECK PL FENCE ENTRANCE DRIVE UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 UNIT A-1 2 - BUILDING SECTION - B UNIT PARKING LEVEL P-1 20' SET BACK ON SECOND LEVEL 10' SET BACK ON GROUND LEVEL PROPERTY LINE BUILDING SETBACK EXISTING PROPERTY LINE NEW PROPERTY LINE (AFTER DEDICATION 6'-0" 12'-0" 10'-0" 20'-0" A-1 UNIT A-1 UNIT A-1 PRIVATE DECK 2:1 PL FENCE HAWTHORNE BLVD CURB GREEN SCREEN BUILDING SECTIONS SD08 scale: 1" = 10'-0" 0 10 20 30 40 48 09 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) N 1 VIEW 01 HAWTHORNE BLVD. PERSPECTIVE SD09 49 10 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) N VIEW 02 HAWTHORNE BLVD. 2 PERSPECTIVE SD10 50 11 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) N VIEW 3a HAWTHORNE BLVD. PERSPECTIVE SD11A 3a 51 11 No. MU210521 Date.09.24.2025 WALTERIA CITY OF TORRANCE - CALIFORNIA (C0018) N VIEW 3b HAWTHORNE BLVD. PERSPECTIVE SD11B 3b 52 SA. COMMUNITY DEVELOPMENT - CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF CUP21-0001S, DVP21-00001, PRE21-00009, DIV21-00009: ZEINA AWAD (MAHMOUD H. AWAD TRUSTEE FOR THE

MAHMOUD AND NAWAL AWAD TRUST)
Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of a series of entitlements to allow the construction of a new mixed-use development consisting of 20 senior citizen residential apartments and 1,608 square feet of commercial space on vacant land. The request includes a Conditional Use Permit (CUP21-00018), Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009), in conjunction with a Density Bonus, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific PlanWalteria Sub-District (HBCSP-WT) Zone, on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547- 004-046). This project is categorically exempt per California Environmental Quality Act (CEQA);Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions). (Res. No. 24-021, 24-022, 24-023, 24-024)
Continuation of hearing from November 19, 2025 Planning Commission Meeting.

Recommendation: Approval
Planning Associate Gomez introduced and presented item 8A.

Greg Tross (Newmeyer & Dillion LLP) and Dan Withee (BSB Design), representing applicant, gave a brief report on the item.

Recessed at 6:50 PM to consult City Attorney regarding members of the public speakingat tonight's meeting that previouslyspoke at the hearing on November 19,2025.

Reconvened at 7:03 PM. Roll call vote reflected 5-0; 5 Commissioners present. (Absent: Chair Kartsonis and Commissioner Turner)
Tracy Weaver, CMC
Recording Secretary
Planning Commission Meeting
December 17, 2025
2 53
ATTACHMENT 5
Members of the public that had previously spoke on November 19, 2025 may speak during the continued public hearing due to a significant change made in the project; the applicant's representative requested a change to the project by removing the conditional use permit aspect of the shared parking.

Members of the public spoke;
Dave Brent - stated the HAA is not applicable.

Joan Davidson - concerned with safety issues.

Mike Rosa - representing West Coast Capital Partners, mentioned that geotechnical reports, excavation at property line will damage their property with yielding of adjacent soils, significant shoring and monitoring will need to be done, surcharge zones within 5-ft. of property line.

Scott Douglas - concerned with public safety issues.

Vivian Lee - concerned with safety issues.

Anni Lee - concerned with possibly excavation issues.

Tom - concerned with diatomaceous earth hazards.

Christine Kobe - concerned with traffic safety.

Greg Tross (Newmeyer & Dillion LLP), representing applicant, gave a final statement and reminded the commission and public the applicant isn't responsible for members of the public speeding.

Commissioner disclosures: Commissioners Obejas, Borgialli, Anunson, and Riggs all stated they have reviewed/visited the project site and will make their decisions based on observations and evidence presented. In addition, Commissioners Borgialli and Obejas received emails via their private email addresses, these emails were submitted to staff prior to the meeting. Commissioners stated the emails will not have a bearing on their vote.

Commissioner Obejas asked the following questions of staff and the applicant; • Stated that the Commission will need to focus on objective criteria vs. subjective criteria. Commissioner Obejas concerns are trash pick-up, parking, deceleration lane, sharp turn and sidewalks.
• Asked for clarification on parking; is it still shared or not shared? Staff explained the applicant requested removal of the shared-parking/CUP aspect and that, under State Density Bonus law, the applicant can request guest residential parking that can be shared with residential parking, and guest parking is no longer required.
• Questioned the 1600 SF of space set aside for the commercial space; how many distinct units are planned at this time and asked if the City could impose a condition that there's no more units than there is commercial space? Applicant's representativeWithee, stated the space isn't leased yet and assumed likely one, maybe two tenants; staff stated the commercial parking
requirement is based on total commercial square footage, regardless of tenant count.
• Raised a question based on neighbors of the project site, West Coast Capital Partners, who stated excavation is going to be 23 ft, not 20 ft. Community 3 Tracy Weaver, CMC
Recording Secretary
Planning Commission Meeting
December 17,2025
54 Development Engineering Division, Associate Engineer Chehab, stated that redesign would need to be done, exact depth depends on conditions, but shoring can be engineered whether 20/23/25 feet (deeper can be more challenging and costly, but is feasible). Community Development Director Ramirez emphasized entitlement review is distinct from construction-plan review; detailed engineering is evaluated at plan check and stated this is not part of the Planning Commission's purview. The Planning Commission is to determine if this project meets the zoning code, meets regulations, and if the projects design has met those standards within the code. Applicant's representative added that shoring/foundations are not designed at this stage and are reviewed later. • Asked if the deceleration lane/curb lane width is adequate and is concerned with delivery trucks stopping in the lane. Public Works Engineering Manager Shi stated the curb lane is 18 ft + 6 ft dedication (24 ft) and adequate for deceleration, with driveway design still being finalized and stated the deceleration lane is not for parking. Community Development Director Ramirez noted enforcement responds when trucks stop in the travel lanes and the City can pursue compliance through the property owner.
• Asked if the balconies in the usable common space are at least 6 ft by 10ft.? Staff stated they are.
• Asked how the 28 ft. stairwell is mitigated and whether it requires a waiver? Senior Fire Prevention Specialist Rhodes responded that when egress exceeds 27 ft., truck ladder access is required; that ladder access has its own requirements and would be provided along Hawthorne Blvd, where fire access exists and also stated that the project can meet (and potentially exceed) firesafety expectations by providing a pressurized stairwell with roof access, creating protected access from the ground to the roof deck. • Questioned trash pick-up, how will it be picked up? Planning Associate Gomez explained there was not yet a finalized operational solution shown on the entitlement set and stated the applicant had indicated a loading location on the site plan. However, Planning Associate Gomez stated staff did not agree it was safe because it would require a truck to back out into the driveway, therefore, Planning Associate Gomez stated they added a condition requiring the applicant to continue working with staff to locate an appropriate loading space for trash trucks and other delivery vehicles.
• Concerned that no solution is in place for trash pick-up, asked if ensuring trash service is within the commissions scope? Planning Manager Garcia stated the applicant is allowed to retain their own trash provider. Community Development Director Ramirez explained that the Commission often approves projects with unresolved operational details by conditioning them "to the satisfaction of the Community Development Director," so the issue does not
have to be fully solved at the hearing and also noted staff cannot specify the exact truck/type of service yet because the trash company and method are not finalized, but smaller-truck solutions exist and trash service must ultimately be provided in an approved manner rather than from the street. 4 Tracy Weaver, CMC
Recording Secretary
Planning Commission Meeting
December 17, 2025
55 • Requested clarification on the applicant's fee waiver requests regarding whether a building-height waiver was required and what "revised waiver request" meant in the staff report? Planning Associate Gomez explained there are two different types of waivers that were addressed. One is a city waiver that is not required based on HA density bonus laws and the waiver staff was referring to in the staff report is the applicant's Density Bonus waiver request, which asks to waive certain City development standards/requirements as part of the density bonus entitlement.
• For further clarification, Commissioner Obejas asked about a few more key waivers; reduction of front yard setback and a 10ft. separation from the parking basement to the residential area where a 20 ft. distance is expected. Does the Commission have discretion in approving these waivers? Planning Manager Garcia explained that because the applicant requested specific waivers (and a concession) tied to the affordable unit, the city has little to no flexibility under the State Density Bonus Act and clarified further that the applicant submitted a revised waiver request that differs from what is shown on the plans, and confirmed it remains within the housing density bonus framework.

Commissioner Borgialli asked the following questions of staff and the applicant; • Stated safety is his major concern with this project. He is concerned about what the residents presented tonight during public comments. • Asked if the applicant has ever considered reducing the number of living spaces for the purpose of vehicular ingress and egress? Applicant's representative Withee stated the entrance was located purposely at the north end of the site to give more time to decelerate on Hawthorne Blvd. and more time to make the turn into the garage. Applicant's representative Tross stated it wouldn't be financially feasible, nor necessary to reduce the number of units. Stating by law they are allowed 38 units and have already reduced the number to 20 units. • Asked whether there have been any risk assessments done for insurance purposes, such as statistical outcomes, any type of iterations on accidents occurring and/or an actuary regarding trucks stopped/parked in the deceleration lane? Applicant's representative Tross stated there are laws in place to prevent this from occurring and the city has code enforcement for this situation. • Questioned to what extent should local stakeholders be penalized for higher operating expenses; such as heating, air conditioning and other utility costs due to this project? Applicant's representative Tross stated a shading analysis had been submitted as part of the record and could be addressed by staff. However, because the site has been zoned/entitled for this type of development (including up to a 45-foot building) for two decades, impacts such as loss of lighUsunlight are "subjective" and are not a basis for denial under the project's Housing Accountability AcUDensity Bonus framework. • Asked why the applicant isn't using Builder's Remedy? Applicant's representative Tross stated it's not necessary because the project meets 5 TracyWeaver,CMC
RecordingSecretary
PlanningCommissionMeeting
December17,2025
56 zoning/general plan requirements. Community Development Director Ramirez added Builder's Remedy does not apply because the city has a compliant housing element and recommended adding a condition that all deliveries be made on-site, so it is clear the property owner is responsible for ensuring delivery vehicles use on-site facilities rather than stopping in the travel/deceleration area.
• Questioned the basement/garage clearance constraint issue of 14 ft. that the applicant's architect stated would not be possible. Community Development Director Ramirez stated this kind of detailed clearance/vehicle-access requirement would be evaluated during plan check through Building & Safety, and reiterated that the Planning Commission is acting on zoning/entitlement compliance rather than construction documents.

Commissioner Yeh asked the following questions of staff and the applicant; • Asked the applicant's traffic consultant, Kay Hsu with K2 Traffic Engineering, Inc. to address the safety concerns and explain his point of view/method for "designing driveway access when downhill speeds are high and driver behavior isn't controllable." Mr. Hsu stated the driveway is on a downhill, left-hand turn on a curve, but described it as the "best curve" available for this access because the driveway remains in front of the driver as vehicles travel downhill.

He stated stopping sight distance is governed by the 45-mph speed limit, and because of the downhill condition he added 20% to the standard requirement.

He described the base requirement as roughly 300-360 feet, and with the 20% factor, the needed sight distance becomes about 432 feet, i.e., you need to be able to see to the nearby intersection to have adequate sight distance.

He concluded that adequate sight distance is provided.
• Asked specifically where the distance is measured from? Mr. Hsu stated it's measured from the center of the driveway, and tied that measurement to visibility to the nearby intersection (Rolling Hills and Hawthorne) again referencing roughly 430 feet.
• Asked if one entrance and one exit is sufficient for the project from a safety standpoint? Planning Manager Garcia stated based on staff's review (including traffic reviews) the single entrance/single exit configuration is sufficient. • Asked staff to explain the applicant's request for Density Bonus, and how the ADA situation would apply in this situation? Building and Safety Plans Examiner Torres explained that State Density Bonus law gives the applicant the right to request certain parking treatment, which the City "has no say on" in this context and for the ADA parking issue specifically, the density bonus framework allows the applicant to request that ADA parking and guest parking be counted as part of the commercial parking requirement for the project. Therefore, guest parking 6 Tracy Weaver, CMC
Recording Secretary
Planning Commission Meeting
December 17, 2025
57 is no longer required, and the prior "shared parking"/CUP concept could be removed as a project requirement
MOTION: Commissioner Obejas motioned to close the public hearing.

Commissioner Anunson seconded the motion; a roll call vote reflected 5-0 approval. (Absent: Chair Kartsonis and Commissioner Turner)
Commission Discussion; Commission gave their final comments regarding the project.

Commissioner Riggs mentioned the Commission needs to vote based on facts only and thanked the property owners for investing in the City of Torrance.

Commissioner Yeh explained to the public regarding the state density bonus law and because the applicant is providing a low-income component, the project can seek waivers/concessions, and certain local standards (including the hillside overlay) effectively do not apply in the usual way. For this reason, the Commission's discretion is constrained.

Commissioner Obejas detailed the process of reviewing and studying each project and how this process derives questions and concerns about projects, however, the commission must stay within guidelines provided by city codes and state laws.

Commissioner Borgialli stated health and safety are viable concerns and believes the state has imposed extraordinary legislation and therefore, health and safety take a back seat and become an afterthought.

Deputy City Attorney Jennifer Guerrero reminded the commission they need to base their decision on facts and evidence and refrain from speculation. You will need to look at this specific project and make a decision based on what has been presented.

Commissioner Anunson stated law has affected the 'application of the Hillside Overlay and expressed the need to contact state legislatures and let them know how these bills are affecting your neighborhoods. ;
MOTION: Commissioner Obejas moved to approve CUP21-00018, DVP21- 00001, PRE21-00009, DIV21-00009 with the condition that deliveries be made on site.

Commissioner Riggs seconded the motion; a roll call vote reflected 4-1 approval. Yes; Anunson Obejas Riggs Yeh No; Borgialli (Absent: Chair Kartsonis and Commissioner Turner)
Planning Associate Gomez read by title only Resolution No. 24-021; Resolution of the Planning Commission of the City of Torrance, California, approving a Conditional Use Permit, in conjunction with a State Density bonus and a series of entitlements, as provided for in Division 9, Chapter 5, Article 1 of the Torrance Municipal Code to allow the construction of a new mixed-use development comprised of 20 Senior Citizen Residential Apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor specific Plan-Walteria SUb-District (H-WT) on the east side of Hawthorne Boulevard approximately 200 feet of Rolling Hills Road.

Planning Associate Gomez read by title only Resolution No. 2024-022; 7 Tracy Weaver, CMC
Recording Secretary
Planning Commission Meeting
December 17, 2025
58 Resolution of the Planning Commission of the City of Torrance, California, approving a development permit, in conjunction with a series of entitlements, as provided for in Division 9, Chapter 1, Article 45 of the Torrance Municipal Code to allow the construction of a new Senior Citizen mixed-use development on property located within the R-H District, in the H-WT Zone on the east side of Hawthorne Boulevard approximately 200 ft north of Rolling Hills.

Planning Associate Gomez read by title only Resolution No. 2024-023; Resolution of the Planning Commission of the City of Torrance, California, approving a precise plan of development, in conjunction with a series of entitlements, as provided for in Division 9, Chapter 1, Article 41 of the Torrance Municipal Code to allow a new Senior Citizen mixed-use development on property located in the Hawthorne Boulevard Corridor Specific Plan on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills.

Planning Associate Gomez read by title only Resolution No. 2024-024; Resolution of the Planning Commission of the City of Torrance, California, approving a Division of Lot, as provided for in Division 9, Chapter 2, Article 29 of the Torrance Municipal Code to allow the consolidation of seven lots into one lot in conjunction with a series of entitlements to allow the construction of a new Senior Citizen mixed-use development on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills.

MOTION: Commissioner Obejas moved to adopt Resolutions Nos. 2024-021, 2024-022, 2024-023, and 2024-024. Commissioner Anunson seconded the motion; a roll call vote reflected 4-1 approval. Yes; Anunson Obejas Riggs Yeh No; Borgialli (Absent: Chair Kartsonis and Commissioner Turner)
59 8A. COMMUNITY DEVELOPMENT - CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF CUP21-00018, DVP21-00001, PRE21-00009, DIV21-00009: ZEINA AWAD (MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST)
Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of a series of entitlements to allow the construction of a new mixed-use development consisting of 20 senior citizen residential apartments and 1,608 square feet of commercial space on vacant land. The request includes a Conditional Use Permit (CUP21-00018), Development Permit (DVP21-00001), Precise Plan of Development (PRE21- 00009), and Division of Lot (DIV21-00009), in conjunction with a Density Bonus, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan Walteria Sub-District (HBCSP-WT) Zone, on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004- 046). This project is cateqorically exempt per California Environmental Quality Act (CEQA); Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions). (Res.

No. 24021,24-022,24-023, 24-024)
Recommendation: Approval
Planning Associate Gomez introduced and presented item 8A.

Greg Tross (Newmeyer & Dillion LLP) and Dan Withee (BSB Design), representing applicant, gave a brief report on the item and requested waivers David Brent, mentioned numerous environmental impacts, the number of windows is a security problem, airborne particulates during excavation.

Kevin Nakano stated there are safety issues, driveway location, line of sight with cars potentially landing on his house, if guardrail is breached.

Joan Davidson stated there is a major error on the plans, as Madison St. does not go through and dead ends, access will not be available, California law on ADA compliance will not be met.

Vivian Lee stated with one affordable unit proposed there is no commitment to housing.

Anni Lee stated she will lose privacy, security, and that cars with high speed will cause danger to her home.

Rita Nakano invited the Planning Commission to come to her home and street to view the silhouette, and stated that a blind U-turn to get into the property is proposed causing more safety hazards.
2 Tracy Weaver, CMC
Recording Secretary
Torrance Planning Commission
November 19, 2025
---------- -
60 Mike Rosa, representing West Coast Capital Partners, stated that , building mass is completely incompatible, blocks views of our tenants, traffic issues are predictable hazards.

A member of the public stated diatomaceous earth is a problem, as it does not leave the human body once absorbed.

Greg Tross and Dan Withee gave closing remarks, answered the publics concerns, and answered Commissions questions.

Vice Chair Turner - stated she has visited the site and will base her decision on the evidence presented and the safety of the community. Asked the following questions of the applicant and staff;
• Was a study done on how many response vehicles would show up during a 911 call; applicant stated he was unaware if this was reviewed and that it could be part of the traffic study. This would have be signed off and approved by the Fire Department.
• Has the applicant considered the emergency egress on Hawthorne Blvd. from the hill and considered the life safety impact on a situation that could occur at the building and what this would mean for this major intersection; applicant stated city traffic engineers looked at this and requested a six-foot-wide easement to widen the lane, vans can get into the garage, such as a paramedic emergency vehicle, however, a fire truck cannot, fire trucks will need to park on Hawthorne Blvd. Staff added that Fire Department access and turning movements were reviewed and no objections were raised.
• Questioned the guardrail, didn't see any details on the structural design of the proposed new guardrail, will this guardrail be safe enough to actually withhold a vehicle coming around the corner; applicant stated the guardrail will be installed to city standards and conditions as required for approval. • Asked what type of commercial use is planned; applicant stated office space. • Inquired about the set-backs, is it standard to waive all setbacks in their entirety; staff stated the applicant can request waivers; however, waivers can be denied if there is evidence for life safety or health concerns.
• Stated there is a vacant area near a light pole between two homes, has staff considered a better design would be to create a driveway off of that street to provide safe access to the building; staff's practice is typically not to recommend changes to plans, staff reviews what is submitted and when these plans were submitted to our traffic engineering team, they reviewed all plans and concluded that no mitigation measures were required.
• Questioned parking requirements; staff stated the project requires 20 parking spaces for the 20 senior citizen units, with 4 guest spaces and 5 spaces for the commercial component of the project. Applicant has requested that the guest and commercial spaces be shared. Applicant clarified, the parking is adequate per the state density bonus law.
• Asked everyone to consider the quality of life and air quality that this area would be subject to if this project moves forward. Feels the parking situation doesn't net out with senior citizens and the possibly of needing in home care.

Commissioner Riggs - asked the following questions of the applicant and staff; • Asked about the 6-foot set back from Hawthorne Blvd; applicant stated the traffic department felt 6 feet was adequate, this moved the property line and curb, which is what they are calling the easement, but it's really a dedication. No parking is 3 Tracy Weaver, CMC
Recording Secretary
Torrance Planning Commission
November 19, 2025
61 allowed on the property side of the street (which is still a parking lane), but with the added 6-foot set back the lane will be wider than normal. • Questioned the projects compatibility of the neighborhood; staff stated compatibility is subjective and since the project under the HAA (Housing Accountability Act), subjective standards cannot be viewed for reviewing the project. Commission must base its decision on objective standards. • Asked about environmental reports; staff stated the applicant is seeking a class 32 in-fill exemption to CEQA and staff has reviewed the technical studies which include traffic, noise, and air, staff has found the studies to be adequate. • Is there Phases 1 and 2; staff stated the project is conditioned for Phase 1 and possibly a Phase 2.

Commissioner Yeh - asked the following questions of the applicant and staff:
• Asked for clarification on the waivers request, Mr. Tross stated they applied for 2 waivers, but on the staff report it states 3 waivers were requested; staff stated initially the applicant applied for 3 waivers; however, the height waiver was not required and was removed.
• Asked a question regarding the mix-use commercial space; staff stated the applicant requested office use only, no restaurants, retail space and/or medical uses.
•
Commissioner Anunson - stated he has visited the site and will base his decision on the evidence presented. No particular questions regarding the project, however, stated he was hoping speakers would have given suggestions as to what should go on the site if they are opposed to the project, but none were given.

Deputy City Attorney Guerrero stated to the Commission that this is a HAA (Housing Accountability Act) project and therefore the commission must look at the factors of this project objectively. Vice Chair's comments regarding the quality of life, that is a subjective standard, the commission must look at the objective standards. If the commission denies the project, specific findings of fact to support the denial will need to be made.

Vice Chair Turner stated she understood, however, the impact would objectively impact the quality of access to Hawthorne Blvd., to the surrounding residents and to the commercial building above the site.

Applicant stated they have provided soils and technical reports which show the potential impacts the project will have on the property and staff has determined that there are no significant impacts to the environment. At the end of the day, the project is a Class 32 infill development plan.

MOTION: Commissioner Riggs moved to close the public hearing. Commissioner Yeh seconded the motion; a roll call vote reflected 4-0 approval. (Recused: Chair Kartsonis and

Absent: Commissioners Borgialli and Obejas)
Commission Discussion:

CommissionerYeh - stated the commission is mostly concerned with safety and feels the commissionhas the authority to look further into the project to make sure residents are safe.

Commissioner Riggs - stated this is tough situation and safety is a major concern in this area; especially due to speeding down from the hill. Great job of the city employees.

Commissioner Anunson - stated if the commission turns this project down, the commission will need a point-by-point reason for doing so. It will make denial difficult to prove. 4 Tracy Weaver, CMC
Recording Secretary
Torrance Planning Commission
November 19, 2025
62 MOTION: Commissioner Yeh moved to deny CUP21-00018, DVP21-00001, PRE21- 00009, DIV21-00009. Vice-Chair Turner seconded the motion. No vote was taken; Vice Chair Turner made a substitute motion.

Discussion amongst Commission and staff continued.

Planning Manager Garcia reminded the commission that if this body is going to move forward denying this project, it will need to make specific adverse impacts. That means a significant quantifiable, direct and unavoidable impact based on objective identified written public health or safety standards. This is just not voting to deny the project; the findings will need be substantive and needed tonight.

Commissioner Yeh asked if the motion is to approve and the commission doesn't' pass the motion, will they still need to provide the substantive findings? Deputy City Attorney suggested a recess in order to research and confirm procedurally what needs to be done.

MOTION: Commissioner Yeh moved to take a recess at 7:55 PM. Commissioner Riggs seconded the motion; a roll call vote reflected 4-0 approval. (Recused: Chair Kartsonis and

Absent: Commissioners Borgialli and Obejas)
Chair Turner called the meeting back to order at 8:05 PM.

Roll Call vote reflected 4-0; the following commissioners were present; Anunson, Riggs, Yeh and Chair Turner. (Recused: Chair Kartsonis and Absent: Commissioners Borgialli and Obejas)
Vice Chair Turner asked staff to report on the findings discovered during recess.

Planning Manager Garcia stated in response to the motion to deny, which is a pending motion, the commission will need to provide factual information as to why the commission is denying the project; this means to state adverse impacts, significant impacts, and unavoidable impacts based on objective, identified public health and welfare, most of what the commission has stated as concerns related to safety is mostly related to traffic and this is not part of the project. Reminded the commission staff has reviewed the technical study in relation to the traffic analysis, this has been signed off on and is adequate. This has been done for noise and other technical studies as well. The review has been done and professional staff has no objections.

If the commission still wished to deny the project, commission will need to provide definitive findings for the denial.

Deputy City Attorney Guerrero reiterated the appropriate city departments have reviewed the project and have found the project to acceptable. If the commission denies the project, the denial needs to be tied to facts or code that can be placed in a resolution. Once the resolution is written, it will be brought back to the commission for approval.

Planning Manager Garcia stated the applicants do not want a continuance.

Deputy City Attorney Guerrero stated if the commission's basis for denial is due to lack of facts, then the more appropriate action would be to continue the hearing.

MOTION: Vice Chair Turner motioned to continue the hearing to an unspecified date based on insufficient information to make a decision. Commissioner Yeh seconded the motion; a roll call vote reflected 3-1 approval. Yes; Anunson Yeh and Turner No; Riggs (Recused: Chair Kartsonis and Absent: Commissioners Borgialli and Obejas) 5 Tracy Weaver, CMC
Recording Secretary
Torrance Planning Commission
November 19, 2025
63 For the motion; it was suggested the following items need more clarification; electrical service, mechanical room size and civil public utilities (how these would be rerouted or utilized without impacting neighboring buildings).

Commissioners were advised utility and engineering aren't the purview of the commission, these reviews occur after Planning Commission's approval. Once the project moves from the Planning Commission it will then go through plan check, grading review, and other departments, including the utility companies for permitting. This review occurs post land use entitlements approvals.
64 65
AGENDA ITEM NO. 8A
DATE: December 17, 2025
TO: Planning Commission
FROM: Yolanda Gomez, Planning Associate
SUBJECT: East side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road
Conditional Use Permit (CUP21-00018)
Development Permit (DVP21-00001)
Precise Plan of Development (PRE21-00009)
Division of Lot (DIV21-00009)
Consideration of a series of entitlements to allow the construction of a new mixeduse development comprised of 20 senior residential apartments and 1,608 square feet (sq. ft.) of commercial space. The request includes a Conditional Use Permit (CUP21-00018) in conjunction with a Density Bonus, Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009), on property located within the Hillside and Local Coastal Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria District (HBCSP-WT) Zone, on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046).

RECOMMENDATION
Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider adoption of Resolutions Nos. 24-021, 24-022, 24-023, and 24-024 for approval of CUP21-00018 in conjunction with a Density Bonus, DVP21-00001, PRE21-00009, and DIV21-00009 to allow the construction a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 sq. ft. of commercial space, on property located within the R-H Overlay in the HBCSP-WT 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) and Section 15315 (Minor Land Divisions).

Background/Previous Hearings
The project was previously scheduled on the April 17, 2024, Planning Commission agenda; however, the applicant requested a continuance to continue working with Fire Department staff on access issues and the project’s layout. The Planning Commission granted an indefinite continuance on April 17, 2024, without hearing the matter.

This item was rescheduled and heard on the November 19, 2025, Planning Commission agenda.

The Commission was composed of four members (Commissioners Anunson, Riggs, Turner, and Yeh), with two excused absences (Commissioners Borgialli and Obejas) and one recusal (Chairman Kartsonis). After approximately two hours of public testimony and discussion, the Commission motioned to continue the hearing indefinitely, in order to obtain additional information regarding the number of elevators that should be provided, mechanical room size, potential utility issues and traffic concerns. The continuance was approved by a vote of 3 – 1 (Commissioner Riggs).
1 66
ATTACHMENT 6
Attached are the previous two staff reports and supplemental report for your review.

The Draft Minutes of the Planning Commission hearing of November 19, 2025, were not available, prior to the release of this report.

Attached, please find additional public correspondence received during and after the November 19, 2025, hearing, prior to the release of the current staff report.

Staff continues to recommend approval of the project, as conditioned.

ATTACHMENTS

1. Planning Commission Resolution Nos. 24-021, 24-022, 24-023, 24-024

2. Staff Reports and Supplemental Reports for the November 19, 2025, and April 24, 2024, Planning Commission hearings

3. Correspondence
2 67
ITEM 8A
ATTACHMENT 1
Planning Commission Resolution Nos. 24-021, 24-022, 24-023, 24-024 ITEM 8A
ATTACHMENT 1
3 68
PLANNING COMMISSION RESOLUTION NO. 24-021

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY

OF TORRANCE, CALIFORNIA, APPROVING A CONDITIONAL

USE PERMIT, IN CONJUNCTION WITH A STATE DENSITY

BONUS AND A SERIES OF ENTITLEMENTS, AS PROVIDED FOR
IN DIVISION 9, CHAPTER 5, ARTICLE 1 OF THE TORRANCE

MUNICIPAL CODE TO ALLOW THE CONSTRUCTION OF A NEW
MIXED-USE DEVELOPMENT COMPRISED OF 20 SENIOR
CITIZEN RESIDENTIAL APARTMENTS AND 1,608 SQUARE FEET

OF COMMERCIAL SPACE, ON PROPERTY LOCATED WITHIN

THE HILLSIDE OVERLAY DISTRICT (R-H) IN THE HAWTHORNE
BOULEVARD CORRIDOR SPECIFIC PLAN-WALTERIA SUBDISTRICT (H-WT) ON THE EAST SIDE OF HAWTHORNE BOULEVARD APPROXIMATELY 200 FEET NORTH OF ROLLING
HILLS ROAD.

CUP21-00018: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of Conditional Use Permit (CUP21-00018) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs:
7547-004-040 through 7547-004-046), referred to as the Walteria Terrace Garden Project; and
WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Conditional Use Permit in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547- 004-040 through 7547-004-046), referred to as the Walteria Terrace Garden Project; and 4 69
WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of December 17, 2025, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Conditional Use Permit in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547- 004-040 through 7547-004-046), referred to as the Walteria Terrace Garden Project; 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, pursuant to the California Environmental Quality Act (CEQA) Guidelines for Implementation, Article 19, Section 15332, Class 32, infill development projects are declared categorically exempt; and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) That the property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046);
c) That the proposed project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, nor 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 CEQA, Article 19, Section 15322 – 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 proposed new senior citizen mixed-use development is conditionally permitted in the H-WT Zone, and complies with all the applicable provisions of this Division, as conditioned;
e) That the proposed project, as conditioned, will not impair the integrity and character of the H-WT Zone, because residential and commercial uses are consistent with the surrounding uses in the zone and area, which include residential and commercial 5 70
office uses;
f) That the subject site is physically suitable for the proposed use, because parking and access have been designed to meet the development standards and code, as conditioned;
g) That the proposed project, as conditioned, will be compatible with existing and proposed future land uses in the H-WT Zone and the general area in which the proposed project is to be located, because mixed uses are conditionally permitted and compatible with the other uses permitted and located within the zone; h) That the proposed use, as conditioned, will encourage and be consistent with the orderly development of the City as currently exists, based on the current pattern of development and land uses, and the use is consistent with the General Commercial (C-GEN) General Plan designation;
i) That the proposed use, as conditioned, will not discourage the appropriate existing or planned future use of the surrounding property or tenancies, because the proposed mixed uses are compatible with the existing uses and the planned future uses of the surrounding H-WT Zoned properties. The properties adjacent to the site include single family residential and commercial offices. The project, as conditioned meets and/or exceeds the objective development standards, applicable per State Density Bonus laws, related to this project;
j) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed development, as conditioned, is not detrimental to the public health and safety, because the project is located within an urbanized area, and the project is conditioned to enhance the existing infrastructure; k) That there will be adequate provisions for public access to serve the proposed use, because the project, as conditioned, shall provide a pedestrian walkway, driveway and on-site parking that meet objective development standards, subject to State Density Bonus law limitations;
l) That the location, size, design, and operating characteristics of the proposed use would 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, as conditioned, meets and/or exceeds the objective development standards and code requirements, subject to State Density Bonus limitations; and m) That the proposed use, as conditioned, will not produce any or all of the following results:

1. Damage or nuisance from noise, smoke, odor, dust or vibration,

2. Hazard from explosion, contamination or fire,

3. Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles.
6 71
WHEREAS, the Planning Commission by the following roll call vote APPROVED CUP21-00018, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that CUP21-00018, filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) to allow the construction a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the RH Overlay in the H-WT Zone on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road, is hereby APPROVED subject to the following conditions:

2. That if this Conditional Use Permit 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 of time as provided for in Section

92.27.1;

3. That all Conditions and Code requirements of Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009) shall be met; (Planning)

4. That a copy of all subject Adopted Planning Commission Resolutions, including the Conditions of Approval, shall be copied onto the final Building Plans associated with this project, to facilitate coordination and effective implementation of all Conditions of Approval; (Planning)

5. That the revised/approved Density Bonus incentives, concessions and waivers shall be provided on the final Building Plans, prior to Building Permit issuance; (Planning) 7 72

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 CUP21-00018, DVP21-00001, PRE21-00009, DIV21-00009 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; (Planning)

7. 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. 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)

8. That the one (1) affordable unit reserved for a very low-income household shall remain affordable for 55 years from the date of initial occupancy. The applicant, property manager, or owner shall provide an annual compliance report to the Community Development Department including tenant income verification, rent rolls, and rent calculations including utility allowances; (Planning)

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

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

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

13.That a Phase I study shall be submitted, noting the status of the monitoring well/s onsite, and that their location shall be provided on the final Building Plans prior to Building Permit issuance; and that the Phase I study shall also show the mineral resources and any mitigation measures, prior to Building Permit issuance; (Planning)

14.That a site-wide signing, striping, and pavement marking plan shall be provided to distinguish guest/office and residential parking spaces, to show wayfinding and pedestrian pathway for pedestrians patronizing the office component and wayfinding for the residential component, for drive aisle/s, which includes stop/yield controls, directional signage, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits. All parking areas shall be striped with double lines (6” both sides of center, 4” wide stripes) between stalls to facilitate the movement into and out of the parking stalls; (Transportation Planning)

15.That a parking plan shall be provided showing location of garage parking, striping dimensions, backup spacing, drive aisle throating, drive aisle widths and loading spaces, and include turnaround turning templates for regular vehicles and trucks entering the site, if all parking stalls are occupied, and show regular vehicles backing out of their spaces with oncoming traffic entering the garage, to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

16.That the loading space in the garage shall be revised or relocated to meet TMC with a 14-ft. height clearance and width of 10-ft. by a depth of 25-ft.; and that the outdoor loading space be relocated or redesigned to not provide a traffic collision conflict, with truck turning templates provided on the final Building Plans, prior to Building Permit issuance; (Planning)

17.That the four commercial parking spaces shall be labeled as “COMMERCIAL AND RESIDENT GUEST PARKING” on the pavement and/or other signage, as approved 9 74
by the Planning Manager, and indicated on the final Building Plans, prior to Building Permit issuance; (Planning)

18.That all storage areas shall be labeled and dimensioned indicating the space size per resident’s unit on the final Building Plans, prior to Building Permit issuance; (Planning)

19.That detailed plans of the trash room shall be submitted to the Community Development Director for approval prior to the issuance of any Building Permits. That if the proposed trash room inside of the garage cannot be developed, that an exterior trash enclosure/s shall be located away from street frontage, and designed, bounded on three sides by solid masonry walls and shall be equipped with solid roll-up doors, decorative trellis, concrete stress pads to reduce pavement stress, bumpers, a rainwater intrusion barrier (solid roof) to meet the current National Pollutant Discharge Elimination System (NPDES) requirements, provide receptacles for the storage and collection of trash and recyclable materials, and constructed of materials and of a design and color that are architecturally compatible with the building to the satisfaction of the Community Development Director; (Planning)

20.That details of the garage “green screen” shall be provided on the final Building Plans, prior to Building Permit issuance, to the satisfaction of the Community Development Director; (Planning)

21.That the applicant shall provide samples of all the final exterior color and materials, including, but not limited to, a detail of the building perimeter, finishes, hardware, gates, fences, freestanding walls, site amenities, and pathways, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits; (Planning)

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

23.That a complete roof plan noting the varying heights of the parapet shall be provided on the final Building Plans to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

24.That all windows/glazing fronting on Hawthorne Blvd. shall be provided with a protective film or other technology to prevent graffiti; (Planning) 1075

25.That the usable common open space areas shall be specified with actual designated recreational activities and dimensioned on the final Building Plans, prior to Building Permit issuance; (Planning)

26.That elevations and details of any freestanding walls, fences, gates, railings, etc., shall be provided on the final Building Plans, and provide their individual heights, and that they shall consist of architecturally compatible materials with the building’s design, to the satisfaction of the Community Development Director; (Planning)

27.That all electrical switchgear cabinets, fire risers, etc., shall be designed within the interior of the subject buildings, and shall be shown on the final Building Plans, and that any exterior doors/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)

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

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

30.That the amount of landscaping area shall be indicated on the final Building Plans, prior to Building Permit issuance and shall correspond with any LPR application; (Planning)

31.That the applicant shall provide landscape area/coverage calculations on the final Building Plans’ statistics, and that the amount of landscape area provides a minimum of five percent (5%) of its parking lot surface areas, per Code, to the satisfaction of the Community Development Director, and that the applicant shall continue to work with Staff on providing additional landscaping areas, and that they shall be incorporated into the final landscaping plan; (Planning)

32.That a Landscape Plan Review (LPR) entitlement shall be required, including a landscape plan, and shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits associated with the subject project. The landscape plan shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. The plan shall utilize drought resistant/xeriscape California friendly vegetation, shade-producing 1176
trees, and shall provide state-of-the-art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all aboveground equipment and parking lot shall be screened with vegetation of sufficient height and texture to provide an effective screen, to the satisfaction of the Community Development Director, including vegetation screens from headlights positioned toward the adjacent uses and street frontages. The landscape plan shall include the off-site parkways on Hawthorne Boulevard and shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. That the landscape plan shall comply with the current State Water Efficient Landscape Ordinance; (Planning)

33.That an exterior photometric and lighting plan, in compliance with the latest California Green Code (CGC) shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits, associated with the subject project, and shall be designed to provide ratings of zero at property lines. The lighting plan shall ensure that all exterior doorways, parking spaces, and pedestrian walkways are provided with adequate illumination, security lights shall be non-glaring, all building lighting shall be properly shielded and designed to prevent excess lighting and glare onto adjacent uses and public streets, to the satisfaction of the Community Development Director; (Planning)

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

35.That within 30 days of the final public hearing, the applicant shall return the City’s “Public Notice” sign and stake to Planning (provided there is no appeal); (Planning)

36.That project shall comply with Tier 1 Level Green Code requirements; (Building Regulations)

37.That a CASp Report with full compliance shall be provided, prior to final inspection; (Building Regulations)

38.That the engineer / contractor shall coordinate with the appropriate utility companies to relocate power poles which would interfere with the street improvements in the public right of way on Hawthorne Boulevard.; (Engineering)

39.That the proposed driveways on Hawthorne Blvd. shall be constructed to a commercial radius type driveway minimum 30 feet wide, with depressed back of walk, and wheelchair ramps; (Engineering)

40.That a minimum 10' wide level area is required behind the sidewalk before sloping down toward the subterranean garage; (Engineering)
1277

41.That a turning template study for the proposed driveway is required to demonstrate that vehicles are able to turn into the subterranean garage. The study shall be submitted to and approved by the Engineering Division of the Community Development Department prior to issuance of Grading Permit; (Engineering)

42.That a hydrology study is needed to determine the height of hike up behind the 10' wide level area behind the north driveway apron. The study shall demonstrate the public storm water which runs down Hawthorne Boulevard will not flow into the subterranean garage. Approval of the study is required prior to issuance of Grading Permit; (Engineering)

43.That all proposed and/or existing water meters larger than 2", double check detector assemblies and reduce pressure backflow assemblies shall be located above ground on private property near the public right-of-way. Final location and access shall be approved by the Community Development Department and incorporated into the onsite landscaping plan prior to Building Permit issuance; (Engineering)

44.That the project shall be supplied by master public water meter with privately owned, operated, maintained and administered submastering system for each dwelling unit per California Senate Bill 7, WOLK; (Engineering)

45.That one fire hydrant shall be installed near the proposed driveway approach; (Engineering)

46.That the applicant/developer shall design and construct 8" VCP mainline sewer and connection to existing public sewer main per public standards. The sewer plans, prepared by a professional engineer, shall be submitted by the applicant/developer to the Engineering Division of Community Development Department for review and approval prior to issuance of grading permit. Sewer main shall be constructed prior to occupancy; (Engineering)

47.That the applicant shall submit a sewer study discussing the new development's impact on the existing downstream public sewer mains. The study shall include flow monitoring data and be approved by the Engineering Division of the Community Development Department prior to issuance of a 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)

48.Submit a noise attenuation plan to the satisfaction of the Environmental Division. The recommendations of the Noise Study/Noise consultant shall be adhered to and incorporated into plans submitted to the City of Torrance. Plans shall show how noise recommendations will mitigate noise, so that when completed, this use will comply with the TMC & will not disturb neighboring properties; (Environmental) 1378

49.All signs (new, modified or revised) must be approved by the Environmental Division with appeal rights to the Planning Commission, or comply with the previously approved sign program; (Environmental)

50.Provide 9" (minimum) contrasting address numerals for non-residential uses; (Environmental)

51.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)

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

53.Provide a mail kiosk and unit location map; (Environmental)

54.Verify 25' turning radius from jamb of garage door; (Environmental)

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

57.Provide bins/containers within trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

58.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 (CBC).

All deficiencies shall be addressed to the satisfaction of the Building Official; (Grading)

59.The applicant shall continue to work with staff regarding the geotechnical report.

Geotechnical report shall be prepared per LA County soils report preparation manual, CBC, TMC and to the satisfaction of the building official; (Grading)

60.That the business name and address shall be visible from street; (Police)

61.That non-glare security lighting shall be installed for the parking lot; (Police)

62.That four-foot tall address numerals shall be painted on rooftop for aerial identification; (Police)
1479

63.That secured property shall provide Knox Box lock access for Police and Fire, and includes any secured parking garage gates and common entry doors to the property; and (Police)

64.That a site map at entrance of multi-unit residential community or business park which identifies unit addresses and locations shall be provided, and that posting of site map/unit directory shall be provided at lobby elevator and main pedestrian entrances to expedite emergency response; (Police)

65.That the complex’s address numerals and business names shall be visible from the main fairway; (Police)

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

67.That surveillance footage shall be stored for a minimum of sixty (60) days, of parking garage, secured common and commercial area entrances and primary pedestrian walkways, and that the Torrance Police Department strongly recommends that the video surveillance system be Open Network Video Interface Forum (ONVIF) compatible; (Police)

68.That project shall provide collection for refuse, organic material and recycling per State Law SB1383; and (Public Works – Sanitation)

69.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 17
th day of December 2025.
__________________________________
Chairman, Torrance Planning Commission
ATTEST:
__________________________________
Secretary, Torrance Planning Commission
1580

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 17
th day of December 2025, by the following roll
call vote:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
__________________________________
Secretary, Torrance Planning Commission
1681
PLANNING COMMISSION RESOLUTION NO. 2024-022

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

TORRANCE, CALIFORNIA, APPROVING A DEVELOPMENT PERMIT, IN

CONJUNCTION WITH A SERIES OF ENTITLEMENTS, AS PROVIDED FOR IN DIVISION 9, CHAPTER 1, ARTICLE 45 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW THE CONSTRUCTION OF A NEW SENIOR CITIZEN

MIXED-USE DEVELOPMENT ON PROPERTY LOCATED WITHIN THE R-H

DISTRICT, IN THE H-WT ZONE ON THE EAST SIDE OF HAWTHORNE BOULEVARD APPROXIMATELY 200 FT NORTH OF ROLLING HILLS ROAD.

DVP21-00001: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of Development Permit (DVP21-00001) in conjunction with series of entitlements to allow the construction of a new senior citizen mixed-use development, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547- 004-046), referred to as the Walteria Terrace Garden Project; and WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on November 19, 2025, to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DVP21-00001 in conjunction with series of entitlements to allow the construction of a new senior citizen mixed-use development, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on December 17, 2025, to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DVP21-00001 in conjunction with series of entitlements to allow the construction of a new senior citizen mixed-use development, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; 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 1782
provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC); and WHEREAS, in fill development is categorically exempt by the 2025 Guidelines of Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15332, Class 32; and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) That the property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046);
c) That the proposed senior citizen mixed-use project, as conditioned, is consistent with the purpose and requirements of the H-WT, complies with all objective applicable provisions of the Hawthorne Boulevard Corridor Specific Plan, and as conditioned, is consistent with the objectives, policies, and programs of the General Plan and with the land use designation of General Commercial (C-GEN), and objective land use code; d) That the proposed development, as conditioned, conforms with all objective applicable design guidelines, design review criteria and landscaping guidelines of the Hawthorne Boulevard Corridor Specific Plan;
e) That the subject site is physically suitable for the type and intensity of development, and for the types of land uses being proposed, because the project meets and/or exceeds the objective development standards;
f) That by virtue of high-quality design and construction, the proposed development will positively contribute to the orderly and harmonious development of the Hawthorne Boulevard Corridor and the general welfare of the City, as conditioned, it will be implementing the objective District design guidelines;
g) That the proposed development 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, as it will provide services to the residents and commercial businesses;
h) 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, via pedestrian access provision of only one curb cut on Hawthorne Boulevard, and widening the street at the site via a six-foot easement along the frontage;
i) That there are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed development is not detrimental to public health and safety, 1883
as the site is located in an area surrounded by urban uses; j) That the proposed development is consistent with the objectives, policies, general land uses and programs of the Torrance General Plan, as conditioned; k) That the proposed development would not be detrimental to the public interest, health, safety, convenience or welfare, as it complies with all required objective development standards, as conditioned; and
l) That the proposed development meets the requirements of the CEQA, under Categorical Exemptions Section 15322.

WHEREAS, the Planning Commission by the following roll call vote APPROVED DVP21-00001, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS
ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that DVP21-00001 filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) to allow the construction of a new senior citizen mixed-use development on property located within the R-H in the H-WT Zone on the east side of Hawthorne Boulevard approximately 200 ft. north of Rolling Hills Road, on file in the Community Development Department of the City of Torrance, is hereby approved subject to the following conditions:

1. That the development and use of the subject property for a new senior citizen mixed-use development shall be subject to all conditions imposed in Planning Commission case DVP21-00001; and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

3. That the applicants shall comply with all conditions and code requirements of CUP21- 00018, PRE21-00009 and DIV21-00009.

4. That secured access for residents and “buzz in” doors or similar devices for guest access 1984
shall be provided on the final Building Plans prior to Building Permit issuance to the satisfaction of the Community Development Director; (Planning)

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

8. 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 17
th day of December 2025.
__________________________________
Chairmen, Torrance Planning Commission
ATTEST:
__________________________________
Secretary, Torrance Planning Commission
2085

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

AYES: COMMISSIONERS:

NOES: COMMISSIONERS
ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
__________________________________
Secretary, Torrance Planning Commission
2186
PLANNING COMMISSION RESOLUTION NO. 2024-023

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, APPROVING A PRECISE

PLAN OF DEVELOPMENT, IN CONJUNCTION WITH A SERIES
OF ENTITLEMENTS, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 1, ARTICLE 41 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW A NEW SENIOR CITIZEN MIXED-USE

DEVELOPMENT ON PROPERTY LOCATED WITHIN THE

HILLSIDE OVERLAY DISTRICT IN THE HAWTHORNE

BOULEVARD CORRIDOR SPECIFIC PLAN ON THE EAST SIDE
OF HAWTHORNE BOULEVARD, APPROXIMATELY 200 FEET
NORTH OF ROLLING HILLS ROAD.

PRE21-00009: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of Precise Plan of Development (PRE21-00009) in conjunction with series of entitlements to allow the construction of a new senior citizen mixed-use development, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547- 004-046), referred to as the Walteria Terrace Garden Project; and WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on November 19, 2025, to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Precise Plan of Development in conjunction with series of entitlements to allow the construction of a new senior citizen mixed-use development, on property located within the R-H in the HWT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and
WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on December 17, 2025, to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Precise Plan of Development in conjunction with series of entitlements to allow the construction of a new senior citizen mixed-use development, on property located within the R-H in the H2287 WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 1, Article 41 of the TMC; and WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) That the property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046);
c) That the proposed construction of a new senior citizen mixed-use project, as conditioned, is Categorically Exempt by the 2025 Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15322; d) That the proposed new senior citizen mixed-use project meets the definition of a “housing development project”, as provided in the Housing Accountability Act (HAA), Government Code Section 65589.5, and therefore only the objective development standards of the TMC can be applied for purposes of evaluating the proposed project; and e) That the proposed project complies with the objective development standards of the RH, as set forth in Article 41, Chapter 1, of Division 9, the R-3 Zone (Senior Citizen), as set forth in Article 7, Chapter 1, Division 9, Senior Citizen Housing Article 3, Chapter 5, of Division 9, and the H-WT Zone, Article 36, Chapter 2, Division 9, of the TMC, and is consistent with the City of Torrance General Commercial (C-GEN) General Plan land use designation.

WHEREAS, the Planning Commission by the following roll call vote APPROVED PRE21-00009, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that PRE21-00009, filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), to allow a new 2388
senior citizen mixed-use development on property located within the R-H in the H-WT Zone on the east side of Hawthorne Boulevard, approximately 200 ft. north of Rolling Hills Road, is hereby APPROVED subject to the following conditions:

92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

3. That the applicants shall comply with all conditions and code requirements of CUP21- 00018, DVP21-00001 and DIV21-00009; (Planning)

4. That the maximum height of the addition at the highest point of the roof shall not exceed a height of 42’-6”, as represented by the survey elevation of 250.00 ft. for the highest ridge, based on the lowest adjacent grade of 207.50 ft. (located at the northwest corner of the garage level), based on a benchmark elevation of 178.79 ft. located within the public right-of-way near the southwest corner of Via Valmonte and Hawthorne Boulevard, as shown on the official survey map on file in the Community Development Department; (Planning)

7. That detailed plans for any proposed freestanding on-site walls, fences, gates or retaining walls shall be required, prior to Building Permit issuance; (Planning)

9. That the final Building Plans shall label any fireplaces, chimneys, vents, solar panels, skylights, or any other equipment, on the elevations and roof plan, prior to Building Permit issuance, to the satisfaction of the Planning Manager; (Planning)

11. That within 30 days of the final public hearing, the applicant shall remove the City’s "Public Notice" sign to the satisfaction of the Planning Manager; (Planning)

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

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
__________________________________
Secretary, Torrance Planning Commission
2691
PLANNING COMMISSION RESOLUTION NO. 2024-024

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF TORRANCE, CALIFORNIA, APPROVING A
DIVISION OF LOT, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 29 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW THE CONSOLIDATION OF SEVEN LOTS

INTO ONE LOT IN CONJUNCTION WITH A SERIES OF

ENTITLEMENTS TO ALLOW THE CONSTRUCTION A NEW

SENIOR CITIZEN MIXED-USE DEVELOPMENT ON

PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY

DISTRICT (R-H) IN THE HAWTHORNE BOULEVARD

CORRIDOR SPECIFIC PLAN-WALTERIA SUB-DISTRICT
(H-WT) ON THE EAST SIDE OF HAWTHORNE
BOULEVARD, APPROXIMATELY 200 FEET NORTH OF
ROLLING HILLS ROAD.

DIV21-00009: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of Division of Lot (DIV21-00009) to allow the consolidation of seven lots into one lot, in conjunction with series of entitlements, to allow the construction of a new senior citizen mixed-use development, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs:
7547-004-040 through 7547-004-046), referred to as the Walteria Terrace Garden Project; and
WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on November 19, 2025, to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21-00009 to allow the consolidation of seven lots into one lot, in conjunction with series of entitlements, to allow the construction of a new senior citizen mixed-use development, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance conducted a public hearing on December 17, 2025, to consider an application filed by Zeina Awad (Mahmoud 2792
H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21-00009 to allow the consolidation of seven lots into one lot, in conjunction with series of entitlements, to allow the construction of a new senior citizen mixed-use development, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; 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 29 of the Torrance Municipal Code (TMC); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines for Implementation, Article 19, Section 15315, Class 15, Minor Land Division projects are declared categorically exempt; and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) That the property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046);
c) That the proposed Division of Lot, as conditioned, together with provision for its design and improvement, is consistent with the H-WT Zone;
d) That the proposed consolidation of lots, in conjunction with the senior citizen mixeduse development project is conditionally permitted within the R-H District in the H-WT Zone;
e) That the site is physically suitable for the proposed type and density of development, and the subdivision to allow for lot consolidation, as conditioned, because the proposed project is conditionally permitted win the H-WT Zone, and the resulting parcel meets the development standards for size in the H-WT Zone; f) That the proposed subdivision will not interfere with the orderly development of the City, because, as conditioned, it will incorporate a high-quality design that is compatible with similar developments in the City of Torrance; g) That the subdivision request is categorically exempt per the CEQA, 2025 Guidelines for Implementation, Article 19, Section 15315, Class 15, Minor Land Division; h) That the subdivision, 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,
2893
• Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles; and
i) That the design of the development and subdivision, as conditioned, will not conflict with any public access or easements, as all means of public access are being improved.

WHEREAS, the Planning Commission by the following roll call vote APPROVED DIV21-00009, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS
ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that DIV21-00009, filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) to approve a Division of Lot in conjunction with series of entitlements to allow the consolidation of seven lots into one lot, in conjunction with the construction of a new senior citizen mixed-use development, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road, is hereby APPROVED subject to the following conditions:

1. That the lot consolidation, development and use of the subject space as a senior citizen mixed-use development shall be subject to all conditions imposed in DIV21- 00009; and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established or constructed and shall be maintained in conformance with such maps, plans, specifications, drawings, applications or other documents presented by the applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

3. That all Conditions and Code requirements of CUP21-00018, DVP21-00001 and PRE21-00009 shall be met; (Planning)

4. That centerline ties be filed with and checked by the Community Development Department, Engineering Division; (Engineering)
2994

6. 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.

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss

AYES: COMMISSIONERS:

NOES: COMMISSIONERS
ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
__________________________________
Secretary, Torrance Planning Commission
3196
ITEM 8A
ATTACHMENT 2
Staff Reports and Supplemental Reports for the November 19, 2025 and April 24, 2024 Planning Commission Hearings
ITEM 8A
ATTACHMENT 2
3297
AGENDA ITEM NO. 8A (SUPPLEMENTAL NO. 1)
DATE: November 19, 2025
TO: Planning Commission
FROM: Yolanda Gomez, Planning Associate
SUBJECT: East side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road
Conditional Use Permit (CUP21-00018)
Development Permit (DVP21-00001)
Precise Plan of Development (PRE21-00009)
Division of Lot (DIV21-00009)
Consideration of a series of entitlements to allow the construction of a new mixeduse development comprised of 20 senior residential apartments and 1,608 square feet (sq. ft.) of commercial space. The request includes a Conditional Use Permit (CUP21-00018) in conjunction with a Density Bonus, Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009), on property located within the Hillside and Local Coastal Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria District (HBCSP-WT) Zone, on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046).

SUPPLEMENTAL
Please find attached correspondence from City of Torrance Engineering Division staff, received after distribution of the meeting agenda and staff report. The documents provide information on deleting Condition No. 46 from the Conditional Use Permit Resolution and Code Requirement No. 8 from Division of Lot. Correspondingly, Planning staff is attaching a revised Conditional Use Permit Resolution and revised Code Requirements document.

Additionally, please find attached additional correspondence received from the Los Angeles County Sanitation District.

Lastly, please find attached additional public correspondence received prior to 5PM Tuesday, the day before the hearing (November 18, 2025).

Staff continues to recommend approval of the project, as conditioned.

ATTACHMENTS

1. Revised Planning Commission Resolution No. 24-021

2. Revised Code Requirements

3. Engineering Division Email and Memorandum

4. LA County Sanitation District Email and Comment Letter

5. Public Correspondence
3398
ITEM 8A
ATTACHMENT 1
Revised Planning Commission Resolution No. 24-021
ITEM 8A
ATTACHMENT 1
3499
PLANNING COMMISSION RESOLUTION NO. 24-021

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY

OF TORRANCE, CALIFORNIA, APPROVING A CONDITIONAL

USE PERMIT, IN CONJUNCTION WITH A STATE DENSITY

BONUS AND A SERIES OF ENTITLEMENTS, AS PROVIDED FOR
IN DIVISION 9, CHAPTER 5, ARTICLE 1 OF THE TORRANCE

MUNICIPAL CODE TO ALLOW THE CONSTRUCTION OF A NEW
MIXED-USE DEVELOPMENT COMPRISED OF 20 SENIOR
CITIZEN RESIDENTIAL APARTMENTS AND 1,608 SQUARE FEET

OF COMMERCIAL SPACE, ON PROPERTY LOCATED WITHIN

CUP21-00018: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of Conditional Use Permit (CUP21-00018) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs:
7547-004-040 through 7547-004-046), referred to as the Walteria Terrace Garden Project; and
WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by Zeina Awad (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Conditional Use Permit in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547- 004-040 through 7547-004-046), referred to as the Walteria Terrace Garden Project; and WHEREAS, due and legal publication of notice was given to owners of property in 35 100
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, pursuant to the California Environmental Quality Act (CEQA) Guidelines for Implementation, Article 19, Section 15332, Class 32, infill development projects are declared categorically exempt; and
WHEREAS, the Planning Commission of the City of Torrance does hereby find and determine as follows:
a) That the property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) That the property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046);
c) That the proposed project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, nor 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 CEQA, Article 19, Section 15322 – 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 proposed new senior citizen mixed-use development is conditionally permitted in the H-WT Zone, and complies with all the applicable provisions of this Division, as conditioned;
e) That the proposed project, as conditioned, will not impair the integrity and character of the H-WT Zone, because residential and commercial uses are consistent with the surrounding uses in the zone and area, which include residential and commercial office uses;
f) That the subject site is physically suitable for the proposed use, because parking and access have been designed to meet the development standards and code, as conditioned;
g) That the proposed project, as conditioned, will be compatible with existing and proposed future land uses in the H-WT Zone and the general area in which the proposed project is to be located, because mixed uses are conditionally permitted and compatible with the other uses permitted and located within the zone; h) That the proposed use, as conditioned, will encourage and be consistent with the orderly development of the City as currently exists, based on the current pattern of 36 101
development and land uses, and the use is consistent with the General Commercial (C-GEN) General Plan designation;
i) That the proposed use, as conditioned, will not discourage the appropriate existing or planned future use of the surrounding property or tenancies, because the proposed mixed uses are compatible with the existing uses and the planned future uses of the surrounding H-WT Zoned properties. The properties adjacent to the site include single family residential and commercial offices. The project, as conditioned meets and/or exceeds the objective development standards, applicable per State Density Bonus laws, related to this project;
j) That there will be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed development, as conditioned, is not detrimental to the public health and safety, because the project is located within an urbanized area, and the project is conditioned to enhance the existing infrastructure; k) That there will be adequate provisions for public access to serve the proposed use, because the project, as conditioned, shall provide a pedestrian walkway, driveway and on-site parking that meet objective development standards, subject to State Density Bonus law limitations;
l) That the location, size, design, and operating characteristics of the proposed use would 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, as conditioned, meets and/or exceeds the objective development standards and code requirements, subject to State Density Bonus limitations; and m) That the proposed use, as conditioned, will not produce any or all of the following results:

1. Damage or nuisance from noise, smoke, odor, dust or vibration,

2. Hazard from explosion, contamination or fire,

3. 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 CUP21-00018, subject to conditions:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED that CUP21-00018, filed by Zeina Awad 37 102
(Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) to allow the construction a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the RH Overlay in the H-WT Zone on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road, is hereby APPROVED subject to the following conditions:

92.27.1;

3. That all Conditions and Code requirements of Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009) shall be met; (Planning)

5. That the revised/approved Density Bonus incentives, concessions and waivers shall be provided on the final Building Plans, prior to Building Permit issuance; (Planning)

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 CUP21-00018, DVP21-00001, PRE21-00009, DIV21-00009 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 38 103
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; (Planning)

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

12.That prior to the issuance of a Building Permit, the applicant shall enter into negotiations for the formation of, participate in, or annex into, a Community Facilities 39 104
District (CFD) to fund a portion of the additional costs for ongoing City services, including but not limited to, road maintenance, park maintenance, lighting, and public safety, to the satisfaction of the Community Development and Finance Directors; (Planning/Finance)

14.That a site-wide signing, striping, and pavement marking plan shall be provided to distinguish guest/office and residential parking spaces, to show wayfinding and pedestrian pathway for pedestrians patronizing the office component and wayfinding for the residential component, for drive aisle/s, which includes stop/yield controls, directional signage, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits. All parking areas shall be striped with double lines (6” both sides of center, 4” wide stripes) between stalls to facilitate the movement into and out of the parking stalls; (Transportation Planning)

15.That a parking plan shall be provided showing location of garage parking, striping dimensions, backup spacing, drive aisle throating, drive aisle widths and loading spaces, and include turnaround turning templates for regular vehicles and trucks entering the site, if all parking stalls are occupied, and show regular vehicles backing out of their spaces with oncoming traffic entering the garage, to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

16.That the loading space in the garage shall be revised or relocated to meet TMC with a 14-ft. height clearance and width of 10-ft. by a depth of 25-ft.; and that the outdoor loading space be relocated or redesigned to not provide a traffic collision conflict, with truck turning templates provided on the final Building Plans, prior to Building Permit issuance; (Planning)

17.That the four commercial parking spaces shall be labeled as “COMMERCIAL AND RESIDENT GUEST PARKING” on the pavement and/or other signage, as approved by the Planning Manager, and indicated on the final Building Plans, prior to Building Permit issuance; (Planning)

18.That all storage areas shall be labeled and dimensioned indicating the space size per resident’s unit on the final Building Plans, prior to Building Permit issuance; (Planning)

19.That detailed plans of the trash room shall be submitted to the Community Development Director for approval prior to the issuance of any Building Permits. That if the proposed trash room inside of the garage cannot be developed, that an exterior trash enclosure/s shall be located away from street frontage, and designed, bounded on three sides by solid masonry walls and shall be equipped with solid roll-up doors, decorative trellis, concrete stress pads to reduce pavement stress, bumpers, a 40 105
rainwater intrusion barrier (solid roof) to meet the current National Pollutant Discharge Elimination System (NPDES) requirements, provide receptacles for the storage and collection of trash and recyclable materials, and constructed of materials and of a design and color that are architecturally compatible with the building to the satisfaction of the Community Development Director; (Planning)

20.That details of the garage “green screen” shall be provided on the final Building Plans, prior to Building Permit issuance, to the satisfaction of the Community Development Director; (Planning)

21.That the applicant shall provide samples of all the final exterior color and materials, including, but not limited to, a detail of the building perimeter, finishes, hardware, gates, fences, freestanding walls, site amenities, and pathways, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits; (Planning)

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

23.That a complete roof plan noting the varying heights of the parapet shall be provided on the final Building Plans to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

24.That all windows/glazing fronting on Hawthorne Blvd. shall be provided with a protective film or other technology to prevent graffiti; (Planning)

25.That the usable common open space areas shall be specified with actual designated recreational activities and dimensioned on the final Building Plans, prior to Building Permit issuance; (Planning)

26.That elevations and details of any freestanding walls, fences, gates, railings, etc., shall be provided on the final Building Plans, and provide their individual heights, and that they shall consist of architecturally compatible materials with the building’s design, to the satisfaction of the Community Development Director; (Planning)

27.That all electrical switchgear cabinets, fire risers, etc., shall be designed within the interior of the subject buildings, and shall be shown on the final Building Plans, and that any exterior doors/walls for this equipment shall be designed as an integral part of 41 106
the façade, matching color and materials to the satisfaction of the Community Development Director; (Planning)

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

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

30.That the amount of landscaping area shall be indicated on the final Building Plans, prior to Building Permit issuance and shall correspond with any LPR application; (Planning)

31.That the applicant shall provide landscape area/coverage calculations on the final Building Plans’ statistics, and that the amount of landscape area provides a minimum of five percent (5%) of its parking lot surface areas, per Code, to the satisfaction of the Community Development Director, and that the applicant shall continue to work with Staff on providing additional landscaping areas, and that they shall be incorporated into the final landscaping plan; (Planning)

32.That a Landscape Plan Review (LPR) entitlement shall be required, including a landscape plan, and shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits associated with the subject project. The landscape plan shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. The plan shall utilize drought resistant/xeriscape California friendly vegetation, shade-producing trees, and shall provide state-of-the-art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all aboveground equipment and parking lot shall be screened with vegetation of sufficient height and texture to provide an effective screen, to the satisfaction of the Community Development Director, including vegetation screens from headlights positioned toward the adjacent uses and street frontages. The landscape plan shall include the off-site parkways on Hawthorne Boulevard and shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. That the landscape plan shall comply with the current State Water Efficient Landscape Ordinance; (Planning)
42 107

33.That an exterior photometric and lighting plan, in compliance with the latest California Green Code (CGC) shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits, associated with the subject project, and shall be designed to provide ratings of zero at property lines. The lighting plan shall ensure that all exterior doorways, parking spaces, and pedestrian walkways are provided with adequate illumination, security lights shall be non-glaring, all building lighting shall be properly shielded and designed to prevent excess lighting and glare onto adjacent uses and public streets, to the satisfaction of the Community Development Director; (Planning)

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

35.That within 30 days of the final public hearing, the applicant shall return the City’s “Public Notice” sign and stake to Planning (provided there is no appeal); (Planning)

36.That project shall comply with Tier 1 Level Green Code requirements; (Building Regulations)

37.That a CASp Report with full compliance shall be provided, prior to final inspection; (Building Regulations)

38.That the engineer / contractor shall coordinate with the appropriate utility companies to relocate power poles which would interfere with the street improvements in the public right of way on Hawthorne Boulevard.; (Engineering)

39.That the proposed driveways on Hawthorne Blvd. shall be constructed to a commercial radius type driveway minimum 30 feet wide, with depressed back of walk, and wheelchair ramps; (Engineering)

40.That a minimum 10' wide level area is required behind the sidewalk before sloping down toward the subterranean garage; (Engineering)

41.That a turning template study for the proposed driveway is required to demonstrate that vehicles are able to turn into the subterranean garage. The study shall be submitted to and approved by the Engineering Division of the Community Development Department prior to issuance of Grading Permit; (Engineering)

42.That a hydrology study is needed to determine the height of hike up behind the 10' wide level area behind the north driveway apron. The study shall demonstrate the public storm water which runs down Hawthorne Boulevard will not flow into the subterranean garage. Approval of the study is required prior to issuance of Grading Permit; (Engineering)
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43.That all proposed and/or existing water meters larger than 2", double check detector assemblies and reduce pressure backflow assemblies shall be located above ground on private property near the public right-of-way. Final location and access shall be approved by the Community Development Department and incorporated into the onsite landscaping plan prior to Building Permit issuance; (Engineering)

44.That the project shall be supplied by master public water meter with privately owned, operated, maintained and administered submastering system for each dwelling unit per California Senate Bill 7, WOLK; (Engineering)

45.That one fire hydrant shall be installed near the proposed driveway approach; (Engineering)

46.That the applicant/developer shall design and construct 8" VCP mainline sewer and connection to existing public sewer main per public standards. The sewer plans, prepared by a professional engineer, shall be submitted by the applicant/developer to the Engineering Division of Community Development Department for review and approval prior to issuance of grading permit. Sewer main shall be constructed prior to occupancy; (Engineering)

47.That the applicant shall submit a sewer study discussing the new development's impact on the existing downstream public sewer mains. The study shall include flow monitoring data and be approved by the Engineering Division of the Community Development Department prior to issuance of a 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)

48.Submit a noise attenuation plan to the satisfaction of the Environmental Division. The recommendations of the Noise Study/Noise consultant shall be adhered to and incorporated into plans submitted to the City of Torrance. Plans shall show how noise recommendations will mitigate noise, so that when completed, this use will comply with the TMC & will not disturb neighboring properties; (Environmental)

49.All signs (new, modified or revised) must be approved by the Environmental Division with appeal rights to the Planning Commission, or comply with the previously approved sign program; (Environmental)

50.Provide 9" (minimum) contrasting address numerals for non-residential uses; (Environmental)

51.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)

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