RESOLUTION NO. 202645
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 ENT¡TLEMENTS, 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 HTLLSTDE OVERLAY DTSTRICT (R-H), tN THE
HAWTHORNE BOULEVARD CORRIDOR SPECIFIC PLAN.
WALTERTA SUBDTSTRTCT (H-VW ZONE) ON THE EAST
SIDE OF HAWTHORNE BOULEVARD APPROXIMATELY
2OO FT NORTH OF ROLLING HILLS ROAD
DVP2I -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 a Development Permit (DVP21-00001) 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 NawalAwad Trust), for approval of DVP21- 00001 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 DVP21- 00001 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 December 17, 2025, approved the project by a roll call vote of 4 to 1; and
WHEREAS, an appealto the City Councilwas 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 DVP21-00001 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, 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 lmplementation of the California Environmental Quality Act (CEQA), Article 19, Section 15322 - lnfill Development. ln 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; 2 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 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 ïorrance 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 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 APPROVED subject to the following conditions:
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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;
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- 0001 8, PRE21 -00009 and DlV21 -00009.
4. That secured access for residents and "buzz in" doors or similar devices for guest access 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)
6. That the pedestrian pathway connections made from the sidewalks along Hawthorne Boulevard to the building shallfeature 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 lndigo 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.
4 f NTRODUCED, APPROVED, and ADOPTED this 19th day of May 2Q26 K. Chen
APPROVED AS TO FORM
PATRICK Q. SULLIVAN,Attorney ATTEST
by:
Y. Strader, Assistant City Attorney Poirier, MMC, City Clerk TORRANCE CITY COUNCIL RESOLUTION NO. 2026,45
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STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF TORRANCE
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l, Rebecca Poirier, City Clerk of the City of Torrance, California, do hereby certify that the foregoing resolution was duly introduced, approved, and adopted by the City Council of the City of Torrance at a regular meeting of said Council held on the 19th day of May 2026 by the following roll call vote:
AYES: COUNCILMEMBERS Gerson, Kaji, Kalani, Lewis, Mattucci, Sheikh, and Mayor Chen
None.
None.
None.
NOES:
ABSTAIN
ABSENT:
COUNCILMEMBERS
COUNCILMEMBERS
COUNCILMEMBERS
Date
Rebecca Poirier, MMC
City Clerk of the City of Tori'ance
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