RESOLUTTON NO. 202647
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TORRANCE, CALIFORNIA, DENY¡NG 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
CONJUNGTION WITH A SERIES OF ENTITLEMENTS TO
ALLOW THE CONSTRUCTION A NEW SENIOR CITIZEN
MIXED.USE DEVELOPMENT ON PROPERTY LOCATED
wtTHtN THE HTLLS|DE OVERLAY D|STR|CT (R-H) tN THE
HAWTHORNE BOULEVARD CORRIDOR SPECIFIC
PLAN- WALTERTA SUB-D|STRICT (H-VW) ON THE EAST
SIDE OF HAWTHORNE BOULEVARD, APPROXIMATELY
2OO FEET NORTH OF ROLLING HILLS ROAD
DlV21 -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 (DlV21-00009) 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 DlV21- 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 DlV21- 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 qnd Nawal Awad Trust), for approval of DlV21- 00009 in conjunction with a Density Bonus and a series of entitlements to .allow the construction of a new mixed-use development comprised of 2O 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 15315, Class '15, Minor Land Division. 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 Division of Lot, as conditioned, together with provision for its design and improvement, is consistent with the H-WT Zone;
e) The proposed consolidation of lots, in conjunction with the senior citizen mixed-use development project is conditionally permitted within the R-H District in the H-WT Zone;
0 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;
g) 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;
h) 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,. Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles; and
i) 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.
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 DlV21-00009 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 DlV21-00009; 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 DlV21-00009 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. f NTRODUCED, APPROVED, and ADOPTED this 19th day of May 2026.
K. Chen
APPROVED AS TO FORM:
PATRICK Q. SULLIVAN, City Attorney A
Y Attorney Poirier, MMC,Clerk
TORRANCE CITY COUNCI RESOLUTTON NO. 202647
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.NOES:
ABSTAIN
ABSENT:
COUNCILMEMBERS
COUNCILMEMBERS
COUNCILMEMBERS
None.
None.
Poirier, MMC
City Clerk of the City of Torrance