RESOLUTION NO. 202646
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 I, ARTICLE 4I
OF THE TORRANCE MUNICIPAL CODE TO ALLOW A
NEW SENIOR CITIZEN MIXED. USE DEVELOPMENT ON
PROPERTY LOCATED WITHIN THE HILLS¡DE OVERLAY
DrsTRrcT (R-H) rN THE HAWTHORNE BOULEVARD
CORRIDOR SPECIFIC PLAN.WALTER¡A SUBDISTRICT
(H-VW ZONE) ON THE EAST S|DE OF HAWTHORNE
BOULEVARD, APPROXIMATELY 2OO FEET NORTH OF
ROLLING HILLS ROAD
PRE2I-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 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, 2Q25, 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
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 oÍ 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 detrimentalto 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 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) The proposed project complies with the objective development standards of the R-H, 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.
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, 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 DlV21-00009; (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)
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 highes-t 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 oÍ 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)
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)
1 1. 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.
INTRODUCED, APPROVED, and ADOPTED this 19th day of May 2026 Mayor eorge K. Chen
a
APPROVED AS TO FORM:
PATRICK Q. SULLIVAN, City Attorney
Y. Strader, Assistant City Attorney Poirier, MMC, City Clerk ATT
by
TORRANCE CITY COUNCIL RESOLUTION NO. 202646
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF TORRANCE
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ss
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,
Mayor Chen.
None.
None.
None.
Kalani,Lewis, Mattucci, Sheikh, and
, MMC
Date City erk of the City of Torrance
NOES:
ABSTAIN
ABSENT:
COUNCILMEMBERS
COUNCILMEMBERS
COUNCILMEMBERS