8N
Date: June 23, 2026
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director
By: Yolanda Gomez, Planning Associate | [email protected] Subject: Community Development – Adopt RESOLUTIONS to Uphold the Appeal and Denial 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 Rollings Hills Road (APNs: 7547-004- 040 through 7547-004-046) and Determine a Statutory Exemption from the California Environmental Quality Act (CEQA). Expenditure: None.
RECOMMENDATION
Based on City Council’s direction at their meeting date of May 19, 2026, it is the recommendation of the Community Development Director that City Council:
1. Adopt RESOLUTIONS to uphold the appeal and deny 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) 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 on the east side of Hawthorne Boulevard; and
2. Determine the project is statutorily exempt from California Environmental Quality Act (CEQA) pursuant to CEQA State Guidelines, Section 15270(a) - Projects Which Are Disapproved.
FUNDING
None required.
DISCUSSION
On May 19, 2026, City Council conducted a public hearing to consider the subject appeal. During the hearing, City staff presented the project, and oral testimony was received from the appellant, the project applicant, and members of the public. Following Council deliberation, a motion to uphold the appeal and deny the requested entitlements for the construction of a mixed-use development consisting of 20 senior residential apartments and 1,608 square feet of commercial space was approved by a unanimous 7–0 vote.
1 City Council
June 23, 2026
Staff had prepared resolutions to deny the appeal and uphold the Planning Commission’s approval of the project. However, because the City Council voted to uphold the appeal and deny the project, revised resolutions incorporating the Council’s findings were required and scheduled to be brought back for adoption at a subsequent meeting.
Attached are the revised resolutions, which include the findings supporting denial as discussed and directed by the City Council.
ENVIRONMENTAL FINDINGS
Staff has determined that this project is statutorily exempt from the requirements of CEQA and the State CEQA Guidelines pursuant to Section 15270(a) of the CEQA Guidelines because CEQA does not apply to projects which a public agency rejects or disapproves.
ATTACHMENTS
1. Resolution for Denial of Conditional Use Permit (CUP21-00018)
2. Resolution for Denial of Development Permit (DVP21-00001)
3. Resolution for Denial of Precise Plan of Development (PRE21-00009)
4. Resolution for Denial of Division of Lot (DIV21-00009) 2 RESOLUTION NO. 2026-0XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TORRANCE,
CALIFORNIA, UPHOLDING AN APPEAL AND DENYING 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.
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 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); 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 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 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 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 R -H in the H -WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and
3 ATTACHMENT 1
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 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 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); and
WHEREAS, at the City Council meeting of May 19, 2026, the Council voted to uphold the appeal and deny the project, by a roll call vote of 7-0.
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) That per California Environmental Quality Act (CEQA), Section 15270 (a), CEQA does not apply to projects that are rejected or disapproved by a public agency;
d) The proposed project will be detrimental to the public interest, health, safety, convenience or welfare, due to potential safety hazards occasioned by the existing topography of the site, the slope of the right-of-way access, the removal of the guardrail, and the driveway ingress and egress are too short;
e) The subject site is not physically suitable for the proposed use, because the density of the project is too large for the size of the property and its irregular shape;
f) The proposed mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space will not be compatible with existing land uses in the general area in which the proposed project is to be located, because the existing uses to the north and east are single family residences and the proposed density of the project is too large;
g) The proposed multi-story mixed use senior residential apartment and commercial space use will not be consistent with the orderly development of the City , as currently exists, based on the current pattern of development and land uses , which are single family residences to the north and east;
4 h) There will not be adequate provisions for public access to serve the proposed use, because the proposed driveway for ingress and egress is too short to safely enter and exit the property;
i) The location, size, design, and operating characteristics of the proposed use would be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons, located in the area, because the project does not provide guardrail protection for the properties downslope of the site, the driveway access off the right-of-way provides too steep a slope to safely slow down for ingress and too short an egress to safely exit the property; and
j) The proposed use will produce a potential safety 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 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 Z one on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Roa d, on file in the Community Development Department of the City of Torrance, is hereby DENIED.
INTRODUCED and ADOPTED at the regular meeting of the City of Torrance held on the 23rd day of June 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
5 RESOLUTION NO. 2026-02XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, UPHOLDING AN APPEAL AND
DENYING 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.
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 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 Nawal Awad Trust), for 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 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
6 ATTACHMENT 2
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 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 i n 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).
WHEREAS, at the City Council meeting of May 19, 2026, the Council voted to uphold the appeal and deny the project, by a roll call vote of 7-0.
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) That per California Environmental Quality Act (CEQA), Section 15270 (a), CEQA does not apply to projects that are rejected or disapproved by a public agency;
d) The proposed new mixed -use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space has not been designed to minimize possibly intrusive impacts on single family residential properties to the north and east , because the density is too large for the size of the property, and potential safety hazards are occasioned by the removal of the guardrail on a steep sloped and curved street;
e) The subject site is not physically suitable for the type and intensity of development, and for the types of land uses being proposed, because the project’s density is too large for the size of the property and its irregular shape and does not allow for adequate on -site circulation, ingress, and egress;
f) Traffic impacts have not been mitigated, in whole or in part by the design of the on -site circulation system, so as to minimize potential hazard and congestion, to facilitate on -site movements between adjacent properties, and to maximize opportunities for pedestrian and transit connections, via pedestrian access , because the driveway access is too short for ingress and egress, is on a curved and sloped part of the street , and with the removal of the guardrail;
g) The proposed development would be detrimental to the public interest, health, safety, 7 convenience or welfare, due to potential safety hazards occasioned by the existing topography of the site, the slope of the right-of-way access, the removal of the guardrail, and the driveway ingress and egress are too short.
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 DVP 21-00001 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 DENIED.
INTRODUCED and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 23rd day of June 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
8 RESOLUTION NO. 2026-0XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, UPHOLDING AN APPEAL AND
DENYING 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 MIXED-
USE DEVELOPMENT ON PROPERTY LOCATED WITHIN THE
HILLSIDE OVERL AY 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 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 propert y 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 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 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
9 ATTACHMENT 3
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 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).
WHEREAS, at the City Council meeting of May 19, 2026, the Council voted to uphold the appeal and deny the project, by a roll call vote of 7-0.
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) That per California Environmental Quality Act (CEQA), Section 15270 (a), CEQA does not apply to projects that are rejected or disapproved by a public agency;
d) The proposed design for the mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space does not provide an orderly and attractive development in harmony with other properties in the vicinity , which are single family residential to the north and east , because the density is too large, and there is a potential for safety hazards occasioned by the existing topography of the site, the slope of the right-of-way access, the removal of the guardrail, and t he driveway ingress and egress are too short; and
e) That the granting of the proposed project would be materially detrimental to the public welfare and to other properties in the vicinity, because potential safety hazards occasioned by the existing topography of the site, the slope the right-of-way access, the removal of the guardrail, and the driveway ingress and egress are too short.
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 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 10 200 ft. north of Rolling Hills Road, is DENIED.
INTRODUCED and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 23rd day of June 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
11 RESOLUTION NO. 2026-0XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, UPHOLDING AN APPEAL AND
DENYING 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 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 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 Hills ide 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 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 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
12 ATTACHMENT 4
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 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 i n 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).
WHEREAS, at the City Council meeting of May 19, 2026, the Council voted to uphold the appeal and deny the project, by a roll call vote of 7-0.
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) That per California Environmental Quality Act (CEQA), Section 15270 (a), CEQA does not apply to projects that are rejected or disapproved by a public agency;
d) That per California Subdivision Code Section 66474, the proposed site for 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 project is not physically suitable for the proposed development, because the site is too small and irregularly shaped and does not allow for adequate on-site circulation, ingress and egress;
e) That the site is not physically suitable for the proposed density of development, because the density is too high for the size and configuration of the irregularly shaped property;
f) That the design of the subdivision and improvements is likely to cause serious public health problems, associated with safety hazards, due to the topography, size and shape of the site and right-of-way access, removal of the guard rail and high density;
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 DIV21-00009 to allow the consolidation of seven lots into one lot, on property 13 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 DENIED.
INTRODUCED and ADOPTED at the regular meeting of the City Council of the City of Torrance held on the 23rd day of June 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
14